Development Applications and Appeal Requests --
Review and Approval Procedures
There are two types of applications submitted to the Department of Planning and Development: Development Applications and Appeals. Many development applications may be approved at the staff level following a determination of completeness and compliance. Some development applications, including major site plans and major subdivisions plans, are forwarded to the Planning Commission for consideration and action. Map amendment (rezoning) requests, text amendment requests and planned development general development plans are considered by the Planning Commission after which a recommendation is forwarded to the City Council for final action. Appeal requests are forwarded by the staff to the Board of Zoning Appeals (BZA) for consideration and final action. The review process for each application type is generally the same and consists of two review levels: completeness and compliance.
Completeness Review -- The application and appeals process begins with the initial application submittal followed by a completeness review. Information required at initial submittal is listed by application type on the completeness checklists. Time limits for completeness review vary by application type and are also listed on the application checklist. An application is determined to be complete if the application form, required fee(s) and all applicable supporting documents have been submitted to and received by the City. The applicant is notified when an application is determined complete or if additional information is required.
Compliance Review -- Following a determination of completeness, application information and project plans are reviewed by City staff for compliance with applicable provisions of the NADC. Time limits for compliance review vary by application type and are listed on the application checklist. If additional information or revised plan submittals are necessary, the applicant is notified. An application is determined to be in compliance when it meets all applicable City policies, regulations and provisions of the NADC.
Staff Approval -- Many development applications, including certificates of zoning compliance, signs, minor subdivision plats and minor site plans, may be approved at the staff level. After project plans have been determined to comply with the applicable provisions of the NADC, the application will be approved by staff and the applicant will be notified. The staff approval will be final and the applicant may proceed to apply for grading and building permits, as applicable.
Planning Commission Consideration-- Some development applications require Planning Commission (PC) approval. An application will be scheduled for PC consideration when it is determined to be complete and it complies with the applicable provisions of the NADC. In the case of a major site plan, the PC approval may be granted based on a preliminary site plan. After the PC approval, detailed site plans may be submitted for final staff approval and will be processed in the same manner as the staff approval described above.
Board of Zoning Appeals Consideration of Appeal Requests -- Appeals from administrative decisions, variance requests and special exception requests require Board of Zoning Appeals approval. An appeal will be scheduled for BZA consideration when it is determined to be complete and it complies with the applicable provisions of the NADC.
Public Hearing -- Applications for map amendments, text amendments and planned development general development plans require a public hearing before the Planning Commission. Appeals from administrative decisions, variance requests and special exception requests require a public hearing before the Board of Zoning Appeals. As required by the NADC and as applicable, public hearing notices are distributed by mail to all property owners within 200 feet of the subject property, the property is posted with a hearing sign, the hearing notice is published on the city website and the hearing is advertised in the local newspaper two weeks prior to the meeting.