Agenda - Planning Commission - 06/06/1995

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THE ZONING REPORT Page Four major use category, the number of dwelling units separately for condominium and rental by housing type and number of bedrooms, and the number of parking and loading spaces provided for each of these uses. The narrative includes the anticipated starting and completion dates for construction of each phase; and a detailing of total costs and the amount and type of in- frastructure to be provided by the developer and the locality, .keyed by location to the site plan. Background studies required by the zoning code and by other governments must be provid- ed. These might include environmental assess- ments and impact studies and reports; commun- ity and economic impact studies required by development codes; traffic analyses and studies required by the locality, the state transporta- tion department and regional planning agencies; development impact studies required by the regional planning agency; revenue studies and projections for impact fees and tax yield, es- pecially if tax abatement and deferral is sought; and the project market analysis report. Five basic steps in the negotiation~ review and approval procedure Step One is the review and approval of a con- cept plan or sketch plan and description of the project and any planning and site layout re- quirements in a contract for land sale from a redevelopment agency to the developer. After generalized informal acceptance of the con- cept, in Step Two~ the developer submits drafts of the background studies~ ownership and main- tenance documents, impact studies, develop- ment agreements, preliminary impact fee pay- ment studies and ealculations~ and and any draft performance and maintenance bond agreements and proposed bond amounts. Along with site plan changes, these are reviewed in- formally through several drafts with the staff, who in turn, seeks policy direction or some in- formal overview from the CPC and elected board and from nearby neighborhood organiza- tions. These reviews are coordinated with oth- er agencies for land purchase for site assem- bly, ROW dedications and vacations and ease- ment acquisition; these agencies mos~ common- ly are the local redevelopment agency, the state highway department and state department of environmental regulation. Step Three is submission of the preliminary development plan and other required formal documentation. In this step, staff checks that all materials are submitted and are in proper form and that project data and impact fees are calculated correctly. Step Four is the official public review of the development plan and nar- rative documentation through one or more pub- lic hearings by the CPC and elected board. Payment and rebate schedules are agreed to for impact fees, tax abatement and deferral and tax increment financing~ contingent upon final plan approval. Step Five is the approval of the final devel- opment plan and plat by the CPC and elected board, 'acceptance of dedications, and approval and recording of the plat and its covenants and restrictions. Also approved are contracts be- tween public agencies and the developer for transfer or sale of land involving the develop- ment parcel, and any contracts and agreements for development of public facilities within the project, such as a transit station or a conven- tion center. Negotiation with the developer proceeds con- tinuously., throughout the five steps leading to project approval. 'Much of the negotiation in- volves details of the project other than the layout and design of the site. In large projects, negotiation of broad public policy questions and issues related to the proj- ect often starts before the concept plan is received by staff. After the concept plan is received and found generally to be acceptable, the staff and developer can determine the de- tails to be negotiated through to final approval of the project by the locality. The details are identified through studies conducted by consul- tants and staff. The studies offer expert and firm conclusions, recommendations, estimates and projections of financial and economic ira- May 19, 1995 issue