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Steps to Start a Project
DEVELOPMENT CENTER/ONE-STOP SHOP
Here you can visit with a staff member to get information regarding zoning, engineering, building and fire code requirements and obtain guidance on the type of development approvals that you need for your project. From constructing a swimming pool, storage shed, new home or commercial building the Development Center staff is willing to provide you with all the information you need to get your project completed.
1 – UNDERSTANDING WHAT IS ALLOWED ON YOUR PROPERTY
Every property in the City is located within a specific zoning category or district. Each zoning district sets forth the uses allowed on properties located within that district as well as specific development standards such as minimum building setbacks, maximum building height, parking, fencing and landscaping requirements. You can determine what zoning district a property is located with by accessing the Interactive Zoning Map here. A description of each zoning district can be found here. The detailed information regarding Zoning and Development Regulations can be found in Title 15, Title 16 and Title 17 of the City Code. You may also contact a planning staff member if you have specific questions regarding the zoning o the property, uses allowed or applicable development regulations.
2 – PRE-APPLICATION MEETINGS
Planning staff are available to meet with you to discuss your small or large project to help you understand what applications will be required to be submitted and approved as well as to inform you of the development regulations you will be required to meet. Pre-Application meetings are free and typically can be scheduled a within a couple of days. Pre-Application Meeting form can be down-loaded here . Pre-application meetings are typically limited to Development Center planning, engineering and building staff.
Development Team meetings are offered by the Planning Department for those more complex development proposals such as Rezonings, Planned Area Developments, Major Site Plans, Subdivision Plats and Conditional Use Permits that require coordination between multiple city departments and review agencies. Development Team meetings are intended to provide applicants with guidance regarding the regulatory requirements, application submittals, review timeframes and any special issues associated with their development proposals. Development Team meetings are typically scheduled for Wednesday mornings and can be scheduled by submitting a Development Team meeting form at least 10 days prior to the requested meeting date. Development Team meetings are attended by planning, building, fire and public works staff as well as staff from utility agencies.
4 – FILING AN APPLICATION
In order to formally initiate the development process, an application will need to be submitted. All building, engineering and planning applications can be found online.
Building permit applications for new construction, additions or tenant improvements will have a building staff member assigned as the project manager who is responsible for the issuance of a comprehensive review letter to the applicant detailing any revisions that are required to be made to the building design prior to approval and permit issuance.
Engineering permits for Site Development, Public Improvements, Water/Sewer Main construction and work in the Right of Way will have a Review Engineer assigned as the project manager who is responsible for the issuance of a comprehensive review letter to the applicant detailing any revisions that are required to be made to the civil engineering design prior to approval and permit issuance.
Planning project applications will have a planner assigned as the project manager who is responsible for shepherding the application through the review process and issuing a comprehensive interdepartmental review letter to the applicant detailing any revisions that are required to be made to the plan and associated reports prior to being granted administrative approval or prior to being scheduled for consideration by a Board, Commission or City Council. Development applications may require a public hearing and action by the Planning Commission, Historic Preservation Commission, Board of Adjustment or City Council depending on the specific application type. Due to the requirement to undergo an internal staff review prior to being scheduled for Board, Commission or Council action planning project applications may take several months to process.
5 – CITIZEN PARTICIPATION/PUBLIC HEARING
Public input and participation is an important element of the planning process and application review. Accordingly, most planning project applications require the following types of public notice:
Mailing letters to adjacent property owners notifying them of the pending application and of the opportunity to review and comment as well as attend and speak at a public hearing.
Placing a large yellow sign on the site proposed for development indicating the date, time and location of the public hearing.
Running an ad in the local newspaper providing details on the proposed development and indicating the date, time and location of the public hearing.
Posting information on the City Website providing details on the proposed development and indicating the date, time and location of the public hearing.
Those planning project applications that require Board, Commission or Council approval typically involve a public hearing. Some applications such a Rezoning and General Plan Amendments require public hearings be held by both the Planning Commission and City Council.
6 – APPROVAL PROCESS
Land use applications undergo one of two review process:
Administrative- Planning staff make the final decisions on applications that undergo an Administrative review process. These applications require public notification and public input and the submittal requirements are similar to those for applications that require Board, Commission or City Council approval.
Board, Commission or Council Approval- Specific applications require Planning Commission, Historic Preservation Commission, Board of Adjustment, Building/Fire Board of Appeals and/or City Council consideration and action. As part of the public hearing process planning staff provides a formal recommendation as to what action the Board, Commission or City Council should take on the application.
All applications are reviewed internally typically by planning, building, engineering, fire, and public works staff for compliance with applicable codes and development regulations. The Project Planner coordinates this review and upon completion of the review period provides the applicant with a comprehensive review letter that details all of the revisions that are required to be made to their application, plan and associated reports. Once the applicant resubmits a revised application, plan and reports addressing all of the review comments the application is either administratively approved or scheduled for a public hearing and consideration by the applicable Board, Commission or City Council.
The Planning Commission is a 7 member citizen body appointed by the Mayor and City Council to review and make decisions on planning and land use matters. They Planning Commission meets on the first Thursday of each month to hold public hearings and take action on applications that have been through the internal staff review process and are ready for their consideration. The Planning Commission has final decision authority on some applications and forwards a recommendation to City Council for a final decision on others. Denial decisions by the Planning Commission can typically be appealed by the applicant to City Council.
The Board of Adjustment is a 7 member citizen body appointed by the Mayor and City Council to hear the request for variances from specific Zoning Code requirements. Additionally, any person aggrieved by an administrative decision made by planning staff may appeal said decision to the Board of Adjustment in accordance with the provisions of 17.68.350 of the City Code. The Board of Adjustment meets on the second Tuesday of each month to hold public hearings and take action on applications that have been through the internal staff review process and are ready for their consideration.
The Historic Preservation Commission is a 7 member citizen body appointed by the Mayor and City Council to hear matters pertaining to changes proposed for properties located within the Evergreen Historic District or which have been classified as Local Historic Landmarks. The Historic Preservation Commission meets the 4th Monday of each month to hear and take action on Certificate of Appropriateness applications that have been through the internal staff review process and are ready for their consideration.
The City Council has final decision authority on Rezoning, General Plan, Map of Dedication and Final Subdivision Plat applications as well as on any decision the Planning Commission makes on a land use application that is appealed to them.