Community Revitalization Desktop Guide

step three: update development review process and zoning Out of date zoning and complicated, unpredictable approval processes can severely hinder a redevelopment project. By streamlining the development review process and updating zoning, a municipality can decrease the risk and cost of production for developers who are considering the market. Streamline development review process. Then create one point of contact to deal with development inquiries and shepherd the project through the process. A development review process should be consistent, predictable and transparent. Each step should be spelled out so that developers unfamiliar with the locality know what is expected. Where the 1960’s development regulation model was to place employees behind a series of windows and ask the developer to move from window to window submitting plans and forms, today’s model is to facilitate development by bringing all relevant departments together in a conference room for a coordinated review. With everyone in the room, conflicts and problems can be resolved in a comprehensive manner and everyone can see how a change in materials or technology will impact the other departments’ requirements. This coordinated and focused agency review can significantly expedite project approval and remove future roadblocks. Assigning one person within government who understands the system and can be a developer’s single point of contact is essential. The diagram on the next page shows the maze of steps developers are forced to walk through in Philadelphia. This kind of process does not encourage development. rezone redevelopment sites to encourage the desired uses. Developers prefer to develop on land that is already zoned for the community’s preferred use. When a site is zoned improperly to reflect a use that is no longer appropriate, such as a parcel zoned industrial in a residential neighborhood, developers see an additional risk. By updating zoning to reflect community plans and market realities, a town allows a developer to build without taking on the cost and delay of applying for rezoning or a variance. A more efficient permit process increases local development activity and government tax revenues and can attract investment from other areas. Even small improvements in permitting processes lead to more investment and more rapid economic growth. In contrast, permitting delays increase costs, reduce returns on investment and cause investors to seek other opportunities. 62 Define historic districts and buildings so requirements are clear. Designate significant historic buildings and sites as historic to protect this community asset and to inform developers that they will be expected to conscientiously preserve historic features of the buildings. This will ensure that developers understand the rules from the start. ridgway (Elk County) footnotes: step three Notes: 62 Ibid. GOAL THREE: WELCOmE INvESTmENT step three: update development review process and zoning 44

Table of Contents Feed for the Digital Edition of Community Revitalization Desktop Guide

PA Community Revitalization Desktop Guide Table of Contents How To Attract High Impact Investment to Core Communities Goal One: Choose One Asset-Rich Redevelopment Area Interviews with Pennsylvania Mayors Goal Two: Prepare Redevelopment Area for Market Interviews with Developers who Have Invested in Pennsylvania Cities and Towns Goal Three: Welcome Investment Interviews with Developers who Have Invested in Pennsylvania Cities and Towns Goal Four: Apply Strategies That Work Conclusion

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