DEVELOPMENT REVIEW PROCESS FROM CONCEPT TO COMPLETION. Planning Commission March 24, 2015
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1 DEVELOPMENT REVIEW PROCESS FROM CONCEPT TO COMPLETION Planning Commission March 24, 2015
2 City of San Mateo Development Review Description of development review process, from concept through construction
3 Pre-application process The Beginning
4 Preliminary Discussions With City Staff
5 Pre-Application Submittal
6 Preliminary Review By City Staff (Development Review Board - DRB) DRB: Planning *, Building Public Works (includ. recycling) Fire, Police Landscape Resources
7 What s Happening Web Page Interested parties Notify Me Lists
8 Development Review Board City staff Planning * Building Public Works (recycling) Fire Police Landscape Resources
9 Public Notice Mail notice notice (if address given) Notify Me updates
10 Pre-Application Neighborhood Meeting Applicant s Meeting (city staff in attendance) Allow applicant to describe project Allow public to comment and ask questions early in the process Meeting summary posted on What s Happening
11 Planning Commission Study Session Commission and public comment Cable TV Streaming on the Web Posted on web site Approved minutes on web
12 Staff/Applicant summary meeting What issues need to be addressed What studies to be completed Public, Planning Commission and staff comments Next steps
13 The Planning Application (PA) Process The Entitlement
14 Communication Further conversation re:formal PA submittal Phone calls Written correspondence
15 Submittal of Planning Application
16 PA Review By City Staff - DRB Check for PA completeness and code requirements
17 PA Complete? If complete, complete any special studies and any necessary environmental document (California Environmental Quality Act CEQA) If incomplete, then
18 Resubmittal of Planning Application
19 PA Resubmittal Review By City Staff - DRB Check for 30 day letter items and code requirements
20 Conditions Review by DRB w/applicant
21 PA Now Complete Finalize conditions of approval Finalize special studies Finalize environmental document Requires public review period Responses to comments
22 Planning Commission Agenda Prepare and publish Planning Commission Agenda 10 days prior to the meeting Post on Planning Commission web page 10 days prior to the meeting Notify me sent
23 Planning Commission Packet Thursday before meeting delivery Friday morning posted on Planning Comm. web page
24 Planning Commission Public Hearing Cable TV Streaming on the Web Posted on web site Approved minutes on web Final (10 day appeal period) or rec. to City Council
25 The Building Permit Process Building It!
26 Communication Planning Application has been approved, what s next? Discuss PC (or Council) meeting Review conditions Review building permit process
27 Submittal of Building Permit Application Building Division now in charge of coordination Ministerial, not discretionary Public hearings are not part of this process
28 Building Permit Application Plumbing Electrical Structural Civil Site Dev. Permit Grading Site Dev. Permit Trees Encroachment Permit
29 Building Permit Review By City Staff - DRB Check conformance with conditions of approval and code requirements
30 Building Permit Complete? If complete, building permit and any associated permits (encroachment permit, site development permit for grading or tree removal) issued. If incomplete, then
31 Plan Check Corrections Letter
32 RESubmittal of Building Permit Application Building Permit RESubmittal Plan Check by City Staff
33 Building Permit is Issued
34 Building Inspection Process The Construction
35 Pre-Construction Meeting City held meeting DRB members, Building Inspection facilitates Contractor and all subcontractors Review construction process and schedule, City codes and conditions of approval
36 Inspections During Construction Foundation Plumbing Electrical Framing Public Works Infrastructure Landscape Resources Tress Planning Conformance with approved plans
37 Inspection Process Corrections during construction code requirements, conditions of approval Planning goes out at rough frame
38 Building Permit Final - Occupancy DRB makes final inspections Building Inspector insures all DRB final sign off
39 Development Review Process Complete
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