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Reclamation Bureau Interagency Forum

Local Agency Planning Process City of Rancho Cordova. Reclamation Bureau Interagency Forum. December 6, 2007. Before we begin…. A brief review of the process for local project development. What Does It Take To Build A Development Project?. City policy and direction Private investment

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Reclamation Bureau Interagency Forum

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  1. Local Agency Planning Process City of Rancho Cordova Reclamation BureauInteragency Forum December 6, 2007

  2. Before we begin… A brief review of the process for local project development

  3. What Does It Take To Build A Development Project? • City policy and direction • Private investment • Supportive market • Public facilities and infrastructure • Community support

  4. Stages of Review and Approval for a Development Project • Prior to Application • Developer • Application Review • Developer, City, Affected Agencies • Local Action • City Council • Post Approval Permits • Developer, Affected Agencies

  5. Prior to Application Market Analysis Due Diligence Conceptualize Project Financial Pro Forma Property Negotiation Preliminary Design and Engineering

  6. Application Review Submit initial application City review for completeness Initial routing to affected agencies Initial input and direction from City and affected agencies Project refinement Input from agencies and public Environmental review

  7. Key Concerns of City • Land Use • Transportation • Infrastructure • Public Services • Parks and Open Space • Schools • Public Safety • Legal Defensibility • Economics and Revenue • Maintenance and Operations • Community Approval

  8. Local Action Staff prepares recommendation Includes comments and recommendations from public and affected agencies Planning Commission hearing City Council hearing Appeal period

  9. Post-Approval Permits Army Corps of Engineers – Section 404 U.S. Fish and Wildlife – ESA Consultation California Dept. Fish and Game – Streambed Alteration Agreement, CESA Consultation

  10. What Makes Development Such a Confusing Process? • Weighing competing benefits • Local interests vs. citywide interests • Complexity of providing services and facilities • Sequencing of project approvals • Fiscal implications • Many layers of regulations

  11. Competing InterestsPolitical Arena • Pursuing the Community Vision • Local vs. Citywide vs. Regional interests • Fiscal implications • Weighing competing benefits

  12. Sequencing of Project Approvals • Developers naturally want to complete individual stages of review • Permitting issues are not always resolved before City action • The further into the review process, the more developers resist changes to their projects • Late approval requirements can invalidate earlier approvals

  13. Environmental Regulations • Water Consultations • Air Quality Management District - SMAQMD • Caltrans Consultation • California Environmental Quality Act • Streambed Alteration Agreement – DFG • California Endangered Species Act - DFG • National Environmental Policy Act • Federal Endangered Species Act - USFWS • Section 404 Permit – Army Corps of Engineers

  14. So, what does this all mean? For successful project reviews, our mutual agencies need effective coordination

  15. Common Concerns of the City and Reclamation Bureau Public safety Land use compatibility Recreation and circulation Asset protection Maintenance and operations

  16. Keys to Successful Partnership City relies upon many partners in building the community Understand each other’s priorities and operational needs Conduct early reviews and consultations Try to avoid surprises late in a project review

  17. What do developers need? Early identification of what we will require from their project Responsiveness within the permitting and project review process Avoid changing position on project requirements whenever possible Time is money, really!

  18. When to Provide Input Prior to application, if developer is wise Formal application submittal Routing to affected agencies Initial input and direction from City and affected agencies Project refinement Input from agencies and public Environmental review

  19. Questions and Comments

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