'How did that get approved?' is usually the first question that comes to mind when someone notices a fleet of bulldozers grading a hillside in preparation for future homes or offices. Many people think that it just happened overnight, not realizing that the grading activity that they are seeing is the end result of years of work.
The work that must take place before even a cubic yard of dirt is moved on a large-scale master plan is immense. Let's look at the steps involved in a hypothetical 500-acre master plan outside of the Coastal Zone.
Project Assessment
The first step in the development process is for the developer to determine the type of development allowed by the site's existing General Plan and Zoning Ordinance. Next, he or she would prepare a constraints analysis of the property which would require, at a minimum, a biological study and slope analysis. These studies help determine which portions of the site can be developed and which portions must be set aside due to environmental constraints.
Using the information provided by these studies a developer hires a site designer and a civil engineer to develop a bubble map of the proposed land uses, major roadways and open space areas. This map is then presented to city staff for their review and comment. Based on the city's response, the applicant will modify the proposed land uses and make further refinements to the plan. There are usually several iterations of the bubble map.
During this same time period, the applicant will also have meetings with the State & Federal Wildlife Agencies to ensure that the proposed plan does not impact any sensitive habitat and is in compliance with all applicable habitat protection plans. Once an applicant believes that they have a project that can be supported by staff they begin preparing the formal applications for discretionary permits. This beginning stage can take anywhere from 6-12 months
Submittal of Discretionary Applications
The next major step is formally submitting the development applications to the city. Preparation of these applications requires the services of an architect, civil engineer, landscape architect and a planning consultant. Once the formal applications are submitted, the city has 30 days to review them and determine project issues.
After the applicant receives a report from the city, he revises the plan, providing any additional information necessary. Often several iterations of this process are required. This portion of the process can take from 6-12 months.
When staff believes that the project is complete and all major issues are resolved they will start the environmental review process. In the city of Carlsbad, all master plans require an environmental impact report (EIR). The EIR is prepared by an impartial environmental consultant hired by the city, but funded by the developer.
After the EIR is completed the project is scheduled for a public hearing with the Planning Commission, who reviews the application and makes a recommendation of approval or denial to the City Council. Six to eight weeks after the Planning Commission hearing, the project goes to the City Council for its final approval.
The processing of discretionary applications for a large scale master plan from date of submittal to City Council approval can take anywhere from 24-36 months.
Grading Permits
By the time the City Council approves a major master plan the applicant may have been in the process from 3-5 years. Now, he must obtain a grading permit. Prior to the issuance of a grading permit, the applicant must submit detailed grading and improvement plans for city review. These plans go through revisions from the city before a grading permit can be issued.
In addition, while the grading and improvement plans are being processed with the city, the applicant has to satisfy conditions of approval. Planning Commission and City Council approvals usually contain over one hundred conditions, most of which must be completed before a grading permit can be issued. These conditions often require the preparation of noise studies, archeological excavations, palontological mitigation plans, biological mitigation plans, etc.
Generally, after 6-8 months, a grading permit is issued and groundbreaking can begin on the property
This is a very simplified explanation of the process. So, the next time you drive by a hillside covered with bulldozers, understand that you are seeing the end result of years of planning, design, environmental studies and careful review by the city, Planning Commission and City Council. It did not just happen overnight.
Mike Howes and his partner Stan Weiler, of Howes Weiler and Associates have been involved in the preparation and processing of several master plans including: The Carlsbad Ranch Specific Plan, Bressi Ranch Master Plan and many other projects in San Diego County, Riverside County and Imperial County. Call them at (760) 929-2288.
The work that must take place before even a cubic yard of dirt is moved on a large-scale master plan is immense. Let's look at the steps involved in a hypothetical 500-acre master plan outside of the Coastal Zone.
Project Assessment
The first step in the development process is for the developer to determine the type of development allowed by the site's existing General Plan and Zoning Ordinance. Next, he or she would prepare a constraints analysis of the property which would require, at a minimum, a biological study and slope analysis. These studies help determine which portions of the site can be developed and which portions must be set aside due to environmental constraints.
Using the information provided by these studies a developer hires a site designer and a civil engineer to develop a bubble map of the proposed land uses, major roadways and open space areas. This map is then presented to city staff for their review and comment. Based on the city's response, the applicant will modify the proposed land uses and make further refinements to the plan. There are usually several iterations of the bubble map.
During this same time period, the applicant will also have meetings with the State & Federal Wildlife Agencies to ensure that the proposed plan does not impact any sensitive habitat and is in compliance with all applicable habitat protection plans. Once an applicant believes that they have a project that can be supported by staff they begin preparing the formal applications for discretionary permits. This beginning stage can take anywhere from 6-12 months
Submittal of Discretionary Applications
The next major step is formally submitting the development applications to the city. Preparation of these applications requires the services of an architect, civil engineer, landscape architect and a planning consultant. Once the formal applications are submitted, the city has 30 days to review them and determine project issues.
After the applicant receives a report from the city, he revises the plan, providing any additional information necessary. Often several iterations of this process are required. This portion of the process can take from 6-12 months.
When staff believes that the project is complete and all major issues are resolved they will start the environmental review process. In the city of Carlsbad, all master plans require an environmental impact report (EIR). The EIR is prepared by an impartial environmental consultant hired by the city, but funded by the developer.
After the EIR is completed the project is scheduled for a public hearing with the Planning Commission, who reviews the application and makes a recommendation of approval or denial to the City Council. Six to eight weeks after the Planning Commission hearing, the project goes to the City Council for its final approval.
The processing of discretionary applications for a large scale master plan from date of submittal to City Council approval can take anywhere from 24-36 months.
Grading Permits
By the time the City Council approves a major master plan the applicant may have been in the process from 3-5 years. Now, he must obtain a grading permit. Prior to the issuance of a grading permit, the applicant must submit detailed grading and improvement plans for city review. These plans go through revisions from the city before a grading permit can be issued.
In addition, while the grading and improvement plans are being processed with the city, the applicant has to satisfy conditions of approval. Planning Commission and City Council approvals usually contain over one hundred conditions, most of which must be completed before a grading permit can be issued. These conditions often require the preparation of noise studies, archeological excavations, palontological mitigation plans, biological mitigation plans, etc.
Generally, after 6-8 months, a grading permit is issued and groundbreaking can begin on the property
This is a very simplified explanation of the process. So, the next time you drive by a hillside covered with bulldozers, understand that you are seeing the end result of years of planning, design, environmental studies and careful review by the city, Planning Commission and City Council. It did not just happen overnight.
Mike Howes and his partner Stan Weiler, of Howes Weiler and Associates have been involved in the preparation and processing of several master plans including: The Carlsbad Ranch Specific Plan, Bressi Ranch Master Plan and many other projects in San Diego County, Riverside County and Imperial County. Call them at (760) 929-2288.