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Development Review as Economic Development
TUESDAYS AT APA – JUNE 25, 2013
MICHAEL BLUE, FAICP – PRINCIPAL CONSULTANT
TESKA ASSOCIATES, INC. EVANSTON, IL
Development Review as Economic Development
AgendaI – Setting the ContextII – Thoughts on a Better ProcessIII – Questions, Comments and Discussion
Why Does this Matter? Because the World has Changed!
The Economy has Changed………….◦ There is a “new normal”
The Development Business has Changed………..◦ There is less money and less capacity for risk
Economic Development has Changed…….◦ Fewer tools to attract development
Public Finance has Changed……..◦ Risk of revenue loss (especially in IL)
Government Operations have Changed………◦ Think like a business (consolidation, “more with less”, shared services, etc.)
What is Economic Development? Economic development is:
◦ Jobs◦ Sale tax◦ Business retention / attraction◦ TIF◦ Sales tax sharing agreements◦ Jobs training
Bottom Line: Activities that attract or support business and enhance a municipality’s tax base.
What is Development Review?Code View
Plan Commission Architectural Review Board Zoning Board of Appeals Historical Commission Sign Review Board Environmental Review Natural Resources Transportation Commission Liquor Review Board
What is Development Review?Staff View
A process◦ Informal Concept Discussion◦ Formal / Technical Review◦ Public Input / Recommendation by
Commission(s)◦ Consideration by Elected Body◦ Final Disposition
Plan Implementation Additional Infrastructure Public Input
What is Development Review?Private View
Risk Time
Money Uncertainty
Impedes Vision Contrary to Philosophy
Interferes with Business Creates “Barrier to Entry”
In summary:Development review………
…at its best:
◦ Implements Plans◦ Provides Economic Benefit◦ Enhances Development◦ Establishes Predictability◦ Adds Value to the Community◦ Attracts Developers
…at its worst:
◦ Adds Unnecessarily Time◦ Adds Unnecessarily Cost◦ Discourages Desirable Development◦ Is a Committee “building a camel”◦ Scares off Developers
How is Development Review Economic Development?o Attracts Desired Developmento “Open for Business”o Sales Taxo Understanding the Other Side of the Tableo Comprehensive Plan Implementation o Quality of Life for Residents Supports Property Valueso Level Playing Field Through Plans, Codes and Processeso Applies the development review process in a predictable manner
Better Development Review1. Review Steps Must Add Value
◦ Be able to answer why to each step in the process◦ Not just “because the code says so” or “we’ve always done it that way”
2. Maintain Consistency Between Commissions ◦ Manage opposing commission approvals◦ Logical order for review by multiple boards
3. Understand Certainty v. Flexibility◦ Municipalities want certainty◦ Developers want flexibility
Better Development Review4. Fewer Meetings v. Better Meetings
◦ Maintain process needed for public input and sound deliberation◦ Consider opportunities for meeting elimination or consolidation
5. Communicate Expectations / No Surprises ◦ Responsibility to Commissions, Elected Officials, Manager / Administrator◦ Be available, clear, and direct with applicant
6. Different Game for Little Guys◦ Small, local businesses likely to be unfamiliar with process◦ Limited time and resources for approval: will require more staff support
7. Communicate Early and Often in the Process4.Create points of contact with applicant (people and times)5.Keep administration and elected officials informed
Better Development Review8. Dealing with Limited Staff Resources
◦ Small or reduced staffs have same obligations◦ Use 3rd party reviewers or part time staff
9. Administrative Approval v. Commission Approval ◦ Consider value added by each commission review – communicate that value◦ Review common approvals to replace with standards
10. Communicate Internally◦ Actively involve all development related staff in approval process◦ Set regular meeting times
Better Development Review11. Incorporate Community Plans
◦ Use policy documents as guide for applicants
12. Little Efforts Make a Big Difference◦ Modest enhancements show commitment to a predictable process
13. Conduct Commissioner Training ◦ Ensure that volunteers understand roles and responsibilities
14. Establish and Communicate Meeting Protocols11.Have rules that establish sound meeting structures12.Require and monitor commissioner attendance