# Presentation: 458984

## Reclamation BureauInteragency Forum

**Local Agency Planning Process**
**City of Rancho Cordova**

***December 6, 2007***

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## Before we begin...

**A brief review of the process for local project development**

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## What Does It Take To Build A Development Project?

**City policy and direction**
**Private investment**
**Supportive market**
**Public facilities and infrastructure**
**Community support**

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## Stages of Review and Approval for a Development Project

**Prior to Application **
**Developer**
**Application Review**
**Developer, City, Affected Agencies**
**Local Action **
**City Council**
**Post Approval Permits**
**Developer, Affected Agencies**

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## Prior to Application

**Market Analysis**
**Due Diligence**
**Conceptualize Project **
**Financial Pro Forma**
**Property Negotiation**
**Preliminary Design and Engineering**

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## Application Review

**Submit initial application**
**City review for completeness**
**Initial routing to affected agencies**
**Initial input and direction from City **
**	****and affected agencies**
**Project refinement**
**Input from agencies and public**
**Environmental review **

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## Key Concerns of City

**Land Use**
**Transportation**
**Infrastructure**
**Public Services**
**Parks and Open Space**
**Schools**

**Public Safety**
**Legal Defensibility**
**Economics and Revenue**
**Maintenance and Operations**
**Community Approval**

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## Local Action

**Staff prepares recommendation**
**Includes comments and recommendations from public and affected agencies**
**Planning Commission hearing**
**City Council hearing**
**Appeal period**

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## Post-Approval Permits

**Army Corps of Engineers – Section 404**
**U.S. Fish and Wildlife – ESA Consultation**
**California Dept. Fish and Game – Streambed Alteration Agreement, CESA Consultation**

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## What Makes Development Such a Confusing Process?

**Weighing competing benefits**
**Local interests vs. citywide interests**
**Complexity of providing services and facilities **
**Sequencing of project approvals**
**Fiscal implications**
**Many layers of regulations**

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## Competing InterestsPolitical Arena

**Pursuing the Community Vision**
**Local vs. Citywide vs. Regional interests**
**Fiscal implications**
**Weighing competing benefits**

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## Sequencing of Project Approvals

**Developers naturally want to complete individual stages of review**
**Permitting issues are not always resolved before City action**
**The further into the review process, the more developers resist changes to their projects**
**Late approval requirements can invalidate earlier approvals**

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## Environmental Regulations

**Water Consultations**
**Air Quality Management District - SMAQMD**
**Caltrans Consultation **
**California Environmental Quality Act**
**Streambed Alteration Agreement – DFG **
**California Endangered Species Act - DFG**
**National Environmental Policy Act**
**Federal Endangered Species Act - USFWS**
**Section 404 Permit – Army Corps of Engineers**

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## So, what does this all mean?

**	****For successful project reviews, our mutual agencies need effective coordination**** **

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## Common Concerns of the City and Reclamation Bureau

**Public safety**
**Land use compatibility **
**Recreation and circulation **
**Asset protection**
**Maintenance and operations**

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## Keys to Successful Partnership

**City relies upon many partners in building the community**
**Understand each other’s priorities and operational needs**
**Conduct early reviews and consultations **
**Try to avoid surprises late in a project review**

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## What do developers need?

**Early identification of what we will require from their project**
**Responsiveness within the permitting and project review process**
**Avoid changing position on project requirements whenever possible**
** ****Time is money, really!**

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## When to Provide Input

**Prior to application, if developer is wise**
**Formal application submittal**
**Routing to affected agencies**
**Initial input and direction from City **
**	****and affected agencies**
**Project refinement**
**Input from agencies and public**
**Environmental review **

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## Questions and Comments 

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