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Development 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. Development Review as Economic Development. Agenda I – Setting the Context II – Thoughts on a Better Process

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Development Review as Economic Development

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  1. Development Review as Economic Development Tuesdays at APA – June 25, 2013 Michael Blue, FAICP – Principal Consultant Teska Associates, Inc. Evanston, IL

  2. Development Review as Economic Development Agenda I – Setting the Context II – Thoughts on a Better Process III – Questions, Comments and Discussion

  3. Setting the Context Development Review as Economic Development

  4. 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.)

  5. 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.

  6. 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

  7. 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

  8. What is Development Review?Private View • Risk • Time • Money • Uncertainty • Impedes Vision • Contrary to Philosophy • Interferes with Business • Creates “Barrier to Entry”

  9. 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

  10. How is Development Review Economic Development? • Attracts Desired Development • “Open for Business” • Sales Tax • Understanding the Other Side of the Table • Comprehensive Plan Implementation • Quality of Life for Residents Supports Property Values • Level Playing Field Through Plans, Codes and Processes • Applies the development review process in a predictable manner

  11. Thoughts on a Better Process Development Review as Economic Development

  12. Better Development Review • 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” • Maintain Consistency Between Commissions • Manage opposing commission approvals • Logical order for review by multiple boards • Understand Certainty v. Flexibility • Municipalities want certainty • Developers want flexibility

  13. Better Development Review • Fewer Meetings v. Better Meetings • Maintain process needed for public input and sound deliberation • Consider opportunities for meeting elimination or consolidation • Communicate Expectations/ No Surprises • Responsibility to Commissions, Elected Officials, Manager / Administrator • Be available, clear, and direct with applicant • 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 • Communicate Early and Often in the Process • Create points of contact with applicant (people and times) • Keep administration and elected officials informed

  14. Better Development Review • Dealing with Limited Staff Resources • Small or reduced staffs have same obligations • Use 3rd party reviewers or part time staff • Administrative Approval v. Commission Approval • Consider value added by each commission review – communicate that value • Review common approvals to replace with standards • Communicate Internally • Actively involve all development related staff in approval process • Set regular meeting times

  15. Better Development Review • Incorporate Community Plans • Use policy documents as guide for applicants • Little Efforts Make a Big Difference • Modest enhancements show commitment to a predictable process • Conduct Commissioner Training • Ensure that volunteers understand roles and responsibilities • Establish and Communicate Meeting Protocols • Have rules that establish sound meeting structures • Require and monitor commissioner attendance

  16. Questions, Comments and Discussion Development Review as Economic Development

  17. Development Review as Economic Development Tuesdays at APA – June 25, 2013 Michael Blue, FAICP – Principal Consultant Teska Associates, Inc. Evanston, IL

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