Agenda - Planning Commission - 04/07/2005

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such as conditional use permits and rezoning applications. This division comprises the proj- ect entitlement team, development assistance group, and code compliance. The Process Illustrated Discretionary Review. The discretionary review process sen,es as our view into the cul- tural and functional workings of the depart- ment. With minor modifications to accommo- date different review boards, the process itself is essentially similar for all types of 'review. The objective of its design is to find ,.: . i t:-':~i~ ~ . -~ tionary project such as a rezoning will take tz to ~$ months for completion. A project manager assigned to the case is responsible for all coordination and communication. His role is that ora wheel hub through which all communication flows--the "go-to" person. Applicants may not separate(y negotiate solutions with engineering or fire departments. The proiect manager must be present a~ all city and out- side agency meetin§s. First-process steps involve referrals to affected departments timely and sa.tisfacto~ development solutions for all customers. Application requirements are clearly spelled out and forms are available online on the city's easy:to-navi§ate website. The cost of processing is charged according to the hours spent by staff and varies according to the size of the proiect and the complexity of the issue. A deposit check sets up a trust account for the deve(oper. The California Permit Streamlining Act requires a determination of application completeness within 3o days. The city's business plan requires staff to establish a tentative completion date for all processes. A complete listing of all discretionary projects under review is accessible on the city's website and details the proiect description, ten- tative schedule, the body granting approval, and the responsibie planner. Typica(ly, a discre- The strengths.of Irvine's discretionary review process are its predictability... professional streamlining.,. coordination ... trust and responsibility,., and an early invitation to citizen participation. and agencies and a "hello neighbor" letter inviting citizen participation early in the process. For mote complex proposals, an internal development review committee is convened to raise and resolve issues in a collaborative fashion. Subsequently, com- ments are provided to the applicant, and, depending on the breadth and depth of changes required, the review process may repeat itself again prior to resolution and a public hearing.. The case manager is empowered with wide discretionary review authority, responsi- bio for ensuring code compliance and coordi- nation, and packaging referral comments as one voice to the applicant. Standards of review are detailed in the city's voluminous zoning, code, available and searchable online at Municipal Code Corporation (www.muni- code.corn). The strengths of Irvine's discretionary review process are its predictability, polished professional.streamlining, a high degree of coordination among stakeholders, a high · degree of trust and responsibility placed on the proiect manager, and an early invitation to citizen participation. The process is weakest with respect to the relatively high cost of review and the length of time it takes to com. plete complex projects. Jeff Davis, vice president of entitlement for The Irvine Company, describes ihe firm's relationship with the ptanning department as Q strong partnership where the dialogue allows for creative ideas and flexibility. The trust that has ~leveloped allows for "shades of gray" and an indusionary rather than reac- tiona~ environment in solving problems. Other clues abound that point to a common culture. For example, "Manager of Entitlements" is a title not typically used by government planners, but it shares the lan- ~:uage with the development Community and recognizes a common goal. The culture mani- fests many business characteristics, yet there is recognitfon that it is a government, that- serves the interests of many publics. Central Park, The consistency with which excellent outcomes are achieved pre~ents a - challenge in choosing a project that stands out as a clear result of the effective cultural and functional elements of the development review process. Nevertheless, Haack describes a recently approved signature proiect', Central Park, a 4o-acre mixed-use proiect in the/rvine Business Complex that broke the deve(opment mold. To make the project appealing to the decision makers, staff "moved mountains," says Haack. Through a highly negotiated and collaborative process, the vision of the deve(. ZONINGPRACTICE 1.05