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

11. Thoughts on a Better Process DEVELOPMENT REVIEW AS ECONOMIC DEVELOPMENT

12. Better Development Review 1.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

13. Better Development Review 4.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 Process ◦Create points of contact with applicant (people and times) ◦Keep administration and elected officials informed

14. Better Development Review 8.Dealing with Limited Staff Resources ◦Small or reduced staffs have same obligations ◦Use 3 rd 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

15. Better Development Review 11.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 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