Development Review Process

Staff Discussion
  • The first step in the development review process is to contact a member of the Planning and Zoning Division to discuss the project, confirm zoning and land use, and determine if the proposed uses and densities are permissible.
  • After the initial conversation, the petitioner will apply for a pre-application meeting with the Development Review Committee (DRC).

Development Review Committee - Pre-Application Review

  • Once an application is received in Accela, it will be scheduled for a meeting with the DRC.
  • The DRC comprises staff members from Planning and Community Development (Planning, Building, and Code Enforcement), Public Works (Engineering and Surveying), Fire, Police, the Community Redevelopment Agency, and other local representatives as needed. The DRC will review the proposal, provide comments on compliance with various codes, and outline next steps in the process.
  • If the DRC determines that public hearings are required, the petitioner may prepare the necessary documents and submit an application in Accela.
  • For projects in the Form-Based Code (FBC) that do not require additional public hearings, the project design may be submitted for FBC review.
  • For projects that do not require public hearings for FBC review, the petitioner may prepare the necessary plans and documents for a Site Improvement Plan and submit the application and documents online, along with hard copies to the Public Works Department.

Planning Commission

  • For projects requiring Planning Commission and City Council review and approval, applications and documents must be submitted in Accela.
  • Petitions must be received at least 45 days prior to the scheduled meeting.
  • The applicant is responsible for attending public hearings at both the Planning Commission and City Council, either presenting the proposal personally or assigning an agent to do so.
  • Petitions that require City Council approval will be forwarded to a City Council meeting the following month, accompanied by the Planning Commission's recommendation.

City Council

  • The applicant will present the petition at the City Council meeting. The City Council will render its decision, and if approved, the petitioner may proceed to the Site Improvement Plan process.

Site Improvement Plan Process

  • The Site Improvement Plan (SIP) process is administered by the Public Works Department. Electronic applications are accepted through Accela via the Planning petition portal. The Public Works Department may request additional hard copies to be delivered to their offices.
  • Site Improvement Plans review surface-level improvements for a development project. This includes reviewing the location of structures, access to dumpsters, parking spaces (number, size, and configuration), landscaping, drainage and permitting by the water management district, utility availability and connections, fire access, elevation changes, ADA access to the building, sidewalks, curb cuts, survey, and platting.
  • Site Improvement Plans, when required, must be approved before an application for a building permit can be accepted.
  • The determination of whether an SIP is required is made during the pre-application process.

 

Building Permit

  • Once the SIP (if required) is approved, the petitioner may submit an application for a building permit in Accela. Site plans submitted with the building permit must match the approved SIP and any plans approved by the City Council.