Related pages of Interest:
Programs and Special Topics for Applicants.
Providing all necessary information with your Planning application is one of the most effective ways to expedite your environmental review. If your site contains large trees, native oak trees greater than 6 inches in diameter, natural drainage ways, low lying areas where water pools during the rainy season, or wetland areas, supplemental information may be requested in order to conduct the environmental review of your project. For example, an arborist report or wetland delineation may be required. Because obtaining this information increases the applicant's costs, we don't wish to imply it is always necessary. However, if you are confident your project will remove oak trees or impact wetlands you may wish to provide the appropriate information with your original submittal. Your application will go through an initial review called an 884 review to determine the minimum information needed to process your environmental document. If we request additional information at any time during the process please submit it as quickly as possible.
Pre-application meetings are available through the Planning Division to evaluate potential projects prior to their submittal. This meeting allows potential applicants to meet with staff from Public Works, Planning and DERA to identify the issues and advise applicants of the submittal requirements associated with their project. A moderate fee is charged for the meeting.
Projects that are designed without consideration of environmental resources and limitations of the site tend to be more complicated to review and therefore take more time to process through our department. In addition, a project that eliminates or substantially impacts resources such as native trees or wetlands may have significant fees associated with mitigation. Projects that impact wetlands, waters of the United States, or endangered species habitat, may have a lengthy permit process associated with their mitigation.
One of the most common causes of delay in environmental review is project revision. When a project changes the impacts change. Substantial revision of DERA analysis already completed is often necessary even with minor physical changes to a project. Document revision is tedious and time consuming. As with everything, time is money. Project revision slows document production and increases costs.