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

Setting the ContextDEVELOPMENT REVIEW AS ECONOMIC DEVELOPMENT

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

Thoughts on a Better ProcessDEVELOPMENT REVIEW AS ECONOMIC DEVELOPMENT

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

Questions, Comments and DiscussionDEVELOPMENT REVIEW AS ECONOMIC DEVELOPMENT

Development Review as Economic Development

TUESDAYS AT APA – JUNE 25, 2013

MICHAEL BLUE, FAICP – PRINCIPAL CONSULTANT

TESKA ASSOCIATES, INC. EVANSTON, IL