Develop a subdivision or nonresidential project

Development review is required for all new residential and nonresidential projects in Town, except for individual detached single-family custom homes or as otherwise specified in the Zoning Code. Development review is a two-step process: conceptual design review and final design review. Please see below for more information about each step. 

 

Conceptual Design Review

Step 1.Review the conceptual design requirements

  • Review the conceptual design zoning requirements in Section 22.9.D.2 of the Zoning Code.
  • Conceptual design review is required for new developments or amendments and expansions to existing developments meeting the criteria in Section 22.9.D except for the following may proceed to final design review:

    • Developments or expansions within the Economic Expansion Zone per Section 24.9 of the Zoning Code.
    • Developments without significant changes from a design approved through the rezoning process within the past five years
    • Developments with an approved modified review process

Step 2.Submit a pre-application online to discuss your proposal with staff 

  • All items must be submitted in PDF format.
  • Submit your pre-application with all required contents from Pre-application Process Guide through the customer portal HERE. You can find the application under "Planning and Zoning" - "Pre-application." If you are new to the Town's customer portal, you will need to sign-up first. A short video about the customer portal is available HERE.
  • Applications received by Wednesday at 5 PM will be scheduled for a meeting with the Development Review Committee (DRC) the following Thursday. Applications received after the deadline will be scheduled 2 Thursdays from the date received.
  • There are no fees associated with a pre-application review.
  • Upon receipt of your pre-application, staff will contact you with a time and date to meet with the Development Review Committee (DRC). The purpose of the DRC meeting is to introduce your project to town staff.
  • After the meeting, staff will provide preliminary comments regarding process and code compliance

Step 3.Present and answer questions during the 1st neighborhood meeting

  • A neighborhood meeting is required prior to submittal of the formal application
  • The purpose of this meeting is to:
    • Summarize the review process
    • Introduce the application to neighbors
    • Provide an opportunity for neighbors to give feedback and identify any concerns to help inform the formal application

Step 4.Submit a formal application online

Step 5.Staff review

  • All applicable departments will review your submittal for code compliance.
  • Staff comments will be provided within 20 working days of a complete submittal.
  • A revised application addressing staff comments may be required and can be resubmitted online. Additional revised submittals may be necessary if code issues are not adequately addressed.

Step 6.Present and answer questions at a 2nd neighborhood meeting (if applicable)

  • The purpose of the 2nd neighborhood meeting is to:
    • Present your revised submittal to neighbors
    • Provide the applicant the opportunity to discuss any changes or mitigation measures incorporated to address prior concerns
    • Discuss any remaining issues or concerns to strive toward consensus
  • Additional neighborhood meetings may be necessary if unresolved issues remain

Step 7.Present and answer questions at the Planning and Zoning Commission Public Meeting

  • Conceptual design review requires consideration by the Planning and Zoning Commission
  • Staff will provide a staff report regarding General Plan and Zoning Code compliance and any neighborhood mitigation measures prior to the meeting
  • A staff presentation will be provided outlining the proposed application followed by staff’s recommendation
  • The applicant will be provided an opportunity to present their application
  • The general public, including neighbors, will similarly be provided an opportunity to speak during the public meeting

Step 8.Present and answer questions at the Town Council Public Meeting

  • Following a recommendation from the Planning and Zoning Commission, Town Council will consider the application
  • Staff will provide a staff report regarding General Plan and Zoning Code compliance and any neighborhood mitigation measures prior to the meeting
  • A staff presentation will be provided outlining the proposed application followed by the Planning and Zoning Commission’s recommendation
  • The applicant will be provided an opportunity to present their application
  • The general public, including neighbors, will similarly be provided an opportunity to speak during the public meeting

Step 9.Next steps

  • Upon Town Council approval, the next step is to proceed with final design review.

 

Final Design Review

Step 1.Review the final design requirements

  • Review sections of the zoning code applicable to your development. View the Zoning Code here.

Step 2.Submit the final design plans online

  • In addition the final plans listed above, you may also need to submit final architecture (click HERE) and/or public art (click HERE)
  • All fees must be paid upon submitting. Staff review will not begin until all fees are paid. Fees may be paid online. 

Step 3.Staff review and approval 

  • All applicable departments will review your submittal for code compliance 
  • Staff comments will be provided within 20 working days of a complete submittal.
  • A revised application addressing staff comments may be required and can be resubmitted online. Additional revised submittals may be necessary if code issues are not adequately addressed.
  • Once all comments have been addressed and the request is code compliant the plans will be approved. Approved plans will be available online through the customer portal.

Step 4.Next steps

  • Upon approval, the applicant may proceed with acquiring the necessary permits to start construction.