Development Review Process
The overall Development Review Process can be seen on a flowchart, which shows the required steps, from the time a developer first thinks about doing a project, to the construction of all the buildings, streets, and utilities. View Development Review Process Flowchart.
Plans are initially submitted to the Planning and Development Department, and distributed to other City departments. The primary development departments are Planning & Development, Public Works-Engineering, and Codes Administration. The Development Review Committee (an internal staff committee) includes staff members from those departments, as well as Fire, Police, Parks, Administration, and Law. The development departments evaluate all applications for conformity to applicable City Ordinances.
Deadline Schedule
The deadline schedule applies to any application that must go to the Planning Commission and City Council for approval. Click here for more information. Click here for current deadline schedule: 2009-2010 Deadline Schedule
Funding Tools
Agreements
Capital projects, water and sewer master plans and access management plans must also be considered when reviewing development plans. For example, a new subdivision is proposed with major access provided by a street that is also part of a capital project plan. By determining when the capital project will be built, the development plans can be reviewed and the developer notified that a construction delay is possible. At times, a developer may propose to bear the expense of constructing all or part of the capital project to supply the development with necessary infrastructure. This offer may or may not include upsizing agreements, interim improvements, development agreements, or escrow accounts. By using these tools, alone or in combination, Public Works Engineering can proceed with plans that the developer needs and the City requires.
Other Financing Tools
CID = Community Improvement District
A CID can be used for the perpetual cost and maintenance of a private sanitary or water system, as an example. The CID paperwork is filed in the County recorder's office and is tied to each lot within the project.
NID = Neighborhood Improvement District
An NID can be used within a development for the purchasing of playground equipment for a neighborhood park, for instance. The NID is generally used for one-time purchases.
TDD = Transportation Development District
A TDD is a method of collecting sales tax revenues from the development to pay for transportation improvements, either on-site or off-site. Improvements may include constructing turn lanes or adding traffic signals.
TIF = Tax Increment Financing
Tax Increment Financing is a method of redirecting tax revenues to enable the redevelopment of property that is either 1) blighted, 2) conservation area, or 3) an economic development area.
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