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Cities have grown into sprawling grids of homes, businesses, parks, and schools. With this growth, individual developments have also grown in size so that groups of homes are quickly developed in unison to form subdivisions. These large-scale residential developments can have an enormous impact on the area within which they are built. As communities have increased in size due to new developments, school, safety, water, and transportation systems all began to suffer under the burden of a larger population. In some regions of unregulated growth, the building quality of the new homes has suffered as well. The effects of unregulated growth combine to present a huge threat the quality of life for both existing and new residents of an area.
To address the issues which new developments present, a thorough permitting process has been developed to insure that the quality of life and services offered to the public are not disrupted by a new development. The timeline for the permitting process for a typical subdivision reflects the care with which counties and cities take when evaluating a potential development. The timeline can typically surpass the time required to complete the construction phase, following an approval. Applications for development, which properly agree with state, county, and city guidelines, can expect a stamp approval after 6 months of review procedures at the earliest, while ground can only be broken for some developments after years of revision and public hearings.
Applications for development address land-use regulations, growth goals, and the effects which the proposed development will have on existing infrastructure, public services, and the environment. In most areas the application and permitting process for a typical subdivision is started when a developer approaches a city or county Land Use Planner with a rough proposal of a potential a subdivision. This proposal is evaluated by the Planning Department that has jurisdiction over the area to be developed. This initial step and resulting response is reflected in a feasibility report, which evaluates if the development agrees with the goals established for a parcel of land established by the city and county. These goals may reflect the desire to preserve open spaces, create a high density development, or delay development of particular area until after other regions within an Urban Growth Boundary(UGB) have been developed.
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The feasibility report can indicate that the proposed development is approved, conditionally approved, or denied by the governing Planning Department. An application that is conditionally approved means that it will be approved only if certain criteria are met. An example of this criterion might be for land to be set aside for a school or park, or for a payment to be made for the upgrade of existing water treatment, or traffic control devices. In the event of a denial or conditional approval, the developer has the option of a appealing to the Oregon Land Use Board of Appeals (LUBA). LUBA is a board of land-use planners who can uphold the decision made by the lower authority or declare that the case be reevaluated. Development can also be halted when citizens affected by an initially approved development file an objection which results in a public hearing and subsequent appeals by both developers and citizens against a development.
Following a preliminary approval, the developer must then proceed with evaluating the roadway, water, utility, and environmental issues associated with the development. The subdivision must obtain approval from the local sanitary authority and water commission to insure that the homes will have both drinking and wastewater systems. Public power, phone, and gas providers must also be consulted with to insure proper utilities for any development. This union of utility provider and developer often includes the Public Utilities Commission (PUC).
The most expensive and often overlooked aspect of any development is the cost incurred by minimizing the environmental impact of the development. Whenever wetlands or waterways are encountered during the development process, labor intensive preservation may be required in addition to expensive permits. The management of storm water collected by paved surfaces can also require planning to prevent pollution. Habitat protection considerations can also be encountered, and may require studies to establish the presence of an endangered species.
Ground can only be broken to start a subdivision after all of the required permits are acquired. Everything from the manner with which the property is to be used, down to the breaker box size of a home, must be addressed by the developer and approved by the city or county within which the development is to take place. The process of gathering the permits and meeting the criteria established for development adds approximately $15,000.00 to the cost of each home constructed. The time and money consumed by the permitting process prior to the development of a subdivision may seem excessive, but it is small in comparison to the cost which would otherwise be paid by the community as a whole.
Source
Leaflets provided by Jefferson County Roads, Parks & Planning Services of the
Jefferson County Planning Department, Middleford, Oregon.
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