Development Review Process changes...read more

IMPORTANT ITEMS NOW ONLINE:

• Telecommunications Instructions and Forms
• Development Review Bulletin 1-2005
• Development Review Bulletin 2-2005
• Checklist for Preparation and Review of Natural Resources Inventories (NRI)
• Preliminary Plan Environmental Information Package Submission Checklist
• Preliminary Plan Environmental Information Package Submission Checklist - INSTRUCTIONS
• Application Form for Natural Resources Inventories (NRI)

The Development Review Division consists of the following sections:

Applications

The Applications Section provides assistance to citizens seeking information on pending development applications and to those filing zoning, subdivision and urban design applications. This work unit assigns application numbers, reviews applications for completeness, advises applicants on advanced notification and sign posting requirements, and it maintains the official application files. It also facilitates public access to official application files.

Planning Information Services

The Planning Information Services Section (formerly the Information Counter) informs the public about zoning and subdivision regulations, master plan proposals, Commission publications and maps available for purchase, and various planning and development processes and requirements. The Planning Information Services section is located on the lower level (L-2) of the County Administration Building and is open Monday through Friday, 8:30 a.m. to 5:00 p.m.

Permit Review

The Permit Review Section reviews site plans submitted with grading, building, signs, and use permits for conformance with the requirements of the Zoning Ordinance. Review comments are provided to the applicant and the county Department of Environmental Resources, which is the agency responsible for the acceptance, processing and issuance of permit applications.

Subdivision

The Subdivision Section processes preliminary plans and final plats of subdivision; reservation and vacation plats; and premise addressing. Subdivision approvals result in the creation of thousands of new lots per year. Preliminary plans are reviewed to ensure that adequate public facilities are available, or will be available in the future, to serve the proposed development. Final plats, reservation plats and vacation petitions include all pertinent engineering data necessary to locate every street, lot, block and boundary on the ground. The premise address function is responsible for the assignment, verification and notification of all property address numbers and street names.

Urban Design

The Urban Design Section processes comprehensive and specific design plans and conceptual and detailed site plans. It also processes applications for alternative compliance with the Landscape Manual. Comprehensive and specific design plans are part of a three-phase review process for comprehensive design zones. Conceptual and detailed site plans are generally required for certain types of uses, such as multifamily housing, day care and employment parks in the I-3 Zone. Site plan review may also be triggered by conditions of a prior subdivision or zoning case. Alternative compliance is a technique allowing applicants to propose alternative methods of compliance with the landscaping buffering and screening requirements of the Landscape Manual.

Zoning

The Zoning Section processes zoning map amendments, special exceptions, variances, special permits, certification of nonconforming uses and departures. Zoning map amendments for mixed-use, comprehensive design and traditional single-purpose developments establish the development potential for individual properties. Special exceptions and special permits are required for specific uses, and physical improvements must conform to an approved site plan. The certification process addresses uses that were established legally but are not currently permitted by existing zoning. Departures and variances provide modest relief from the strict requirements of the Zoning Ordinance, based upon the existence of unique physical characteristics or other extraordinary situations that could otherwise prohibit reasonable use of property.