Site Plan Review Survey Results The following report highlights standard practices and associated fees imposed by communities that provide site plan review as part of a development review process. The results of this study are part of a series of studies that have gathered comparative information from a 12 state region and communities from as small as 5,000 residents to those with more than 250,000 citizens.
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Contents ........................................................................................................................................................ 1 Introduction and Purpose ............................................................................................................................................................. 3 Methodology.......................................................................................................................................................
Site Plan Review Survey Results Introduction and Purpose Pressures on units of local government to keep property tax levy rates down and find alternative means of offsetting operating costs, are forcing many city administrators/managers, community development directors, and related public administrators to transition fees to the development community.
The authors of this report also recognize that often times procedural requirements concerning various development related review practices are specified by state statutes or rules linked to home-rule authority. This report does not distinguish between those procedures that are adopted as local requirements and those that are required by the state of jurisdiction.
Site Plan Review Survey Results Departments Involved with Site Plan Review: While it is common for one department to serve as the point of contact with respect to facilitating the site plan review process, these applications are frequently distributed among other agencies and departments. The summary below highlights other departments and external agencies that participate in the review.
Figure 1: Process Flow Diagram illustrating common tasks in the Site Plan Review Process.
Site Plan Review Survey Results In addition to the procedures and entities summarized in the questionnaire, respondents were asked to identify other procedures commonly associated with the site plan review process. The summary below highlights the responses. Board of Adjustment; Notice to adjacent property owners; Subject to administrative review; No site plan review required; Projects that are of a significant size or impact can trigger the Development of Regional Importance Review.
Cities with less than 10,000 Citizens (28 responses) Metric Median Mean Mode Lowest Highest Building Planning 1 1.24 1 1 3 1 1.04 1 0 2 Community Development 1 1.18 1 1 2 Engineering Public Works 1 1.07 1 0.5 2 City Administrator 1 1.14 1 0 3 Fire Police 1 1.82 1 0.25 12 1 2 1 1 7 Fire Police 1 1.16 1 0 3 1 1.08 1 0 4 Fire Police 1 1.37 1 0 5 1 1.07 1 0 2 Health/ Environmental 1 1 1 1 1 Utilities Legal Parks/Forestry 1 1.
Site Plan Review Survey Results Cities with 50,001 – 70,000 Citizens (21 responses) Metric Median Mean Mode Lowest Highest Building Planning 1 1.72 1 1 6 2 2.47 1 1 7 Community Development 1 1.82 1 1 4.4 Engineering Public Works 2 2.14 2 1 7 City Administrator 1 1.33 1 1 3 Fire Police 1 1.17 1 1 2 1 1.25 1 1 2 Fire Police 1 1.40 1 0 3 1 0.75 1 0 1 Fire Police 1.5 1.75 1 1 3 2 2 Health/ Environmental 1 1.33 1 1 2 Utilities Legal Parks/Forestry 1 1.64 1 1 4 1 1.50 1 1 3 1 1.
Cities with 110,001 – Over 250,000 Citizens (10 responses) Metric Median Mean Mode Lowest Highest Building Planning 1 2.18 1 0 8 2.25 3.11 2 0 9 Community Development 1 1.5 1 0 4 Engineering Public Works 2 2.67 1 0.3 9 City Administrator 0 0.18 0 0 1 Fire Police 1 1.41 1 0.1 4 1 0.86 1 0 1 Health/ Environmental 1 0.78 1 0 2 Utilities Legal Parks/Forestry 1 1.55 1 0.3 5 0 0.39 0 0 2 1 1.
Site Plan Review Survey Results Projects that are Subject to Site Plan Review: The questionnaire also explored what types of cases require a SDP. In fact, five land use changes were listed with the question of which warrant the submission of a SDP. In addition, respondents were also asked to cite additional land use activities that would require submission of a SDP. A summary of the findings are highlighted in the table below.
Time to Complete the Review: The questionnaire also delved into two questions concerning the timing involved in the review and approval/denial of a SDP. In the first of these questions, respondents were given four time ranges and asked which timeline is “generally” consistent with completing the internal review of the SDP. The table below summarizes the findings.
Site Plan Review Survey Results EXHIBITS 13
Exhibit A: Site Plan Review Questionnaire Site Plan Review Questionnaire Which title best describes your department? City Administrator/City Manager Planning/Community Development Building/Code Enforcement Public Works/Engineering Other, please specify Please provide your contact information. Please remember that all individual responses/information will remain confidential. A copy of the aggregate results will be forwarded to you.
Site Plan Review Survey Results Please specify your fiscal year. January 1 to December 31 April 1 to March 31 May 1 to April 30 June 1 to May 31 July 1 to June 30 August 1 to July 31 October 1 to September 30 November 1 to October 31 Other, please specify Please identify all departments/agencies involved in site plan review. Check all that apply.
Please specify all activities corresponding to the site plan review process in your community.
Site Plan Review Survey Results In general, once staff has completed the site plan review how much time does it take for the application to be approved or denied by the a duly authorized body? Less than 30 days 30 days to 60 days Greater than 60 days Please specify the current fees charged by your agency to complete each type of Site Plan Review Site Plan Review Amended or Revised Site Plan (minor revision) Amended or Revised Site Plan (major revision) Site Plan Review associ
Exhibit B: “Other” Responses regarding Project Types Requiring Site Development Plans 7. Please specify all activities corresponding to the site plan review process in your community. Check all that apply # Response 1 Board of Adjustment 2 I'm not sure if a Conditional Use Permit review is lumped in with Site Plan review or not 3 4 Pre-submission meeting is optional. 5 None - no site plan requirement 6 Site plan review is required for both Planning Com.
Site Plan Review Survey Results 23 Note: Not all SPRs go to the PC or CC as many can be approved by the CD Director 24 Appeals of staff decisions are heard by the City Council. 25 Subject to Planning approval 26 Site plan is submitted with building permit application 27 Site Plan Rev. apps.
Exhibit C: “Other” Responses regarding Project Types of Site Plans that are Subject to Administrative Approval 9. Are some site plan review decisions subject to administrative (in-house staff/agency) approval? If so, please specify under what conditions this is appropriate. # Response 1 see no.
Site Plan Review Survey Results 27 Site plans located outside the designated areas of overlays and additions to buildings that do not meet the sq footage requirements for a site plan to be reviewed by P & Z 28 If waivers to code are not needed, approval is administrative. Subdivisions still require Planning Commission and City Commission action 29 Most reviews and approvals are done at the staff level.
59 administrative approval of all site plans for permitted uses without planning applications (CUP, rezoning, variance, etc.) 60 Minor modifications to an existing site; or subsequent phases of a previously approved master plan. 61 Not adjacent to residential.
Site Plan Review Survey Results 92 Administrative waiver 93 construction of single or two-family residences 94 After a site plan is approved, final architectural and engineering design changes can be made as minor site plan revisions adjustments 95 SWPPP 96 If and only the initially approved site plan by the Zoning Commission and City Council requires minor changes between 5% and 10%. It applies specifically to Development Standards and the percentage depends on what the changes are.
112 If they fall within the minor criteria 113 When a development is proposed for an existing lot of record. 114 All site plan reviews are conducted and approved by staff 115 Staff has authority to approve Site Plans administratively if all codes are being followed and staff comments are addressed. Staff certifies compliance with codes. 116 Building remodeling or an addition less than 10% of the size of the existing building.
Site Plan Review Survey Results have the ultimate decision making authority. Applicants may initiate appeals to the Board of Adjustment for variances for any reason.
Exhibit D: State by State Fee Comparisons Fee Table Information: The sections that follow include fee schedules corresponding to low and high ends of the fee spectrum. To the extent that sample sizes were large enough, median values are inserted in the tables to provide some perspective for low and high values that have significant variances. In addition, fee data provided by many communities did not lend itself to reporting in a tabular form.
Site Plan Review Survey Results developments may warrant engaging third-parties and/or initiating special studies designed to measure potential impacts resulting from the proposed development. Many of the respondents do not require an additional fee or reference a relatively minor cost. However, for those communities that apply fees many cite “at cost” or “per time and materials” as a basis for defining fees. Other communities referenced specific fees applied as proposals warrant.
For communities with populations between 30,001 and 50,000: o Part of building or development permit fee; o Base fee of $744 plus $15 per residential unit; or a base fee of $744 plus $0.10 per sq. ft. for non-residential structures; o Type 1 - $25; Type 2 - $50; Type 3 - $200. Respondent did not define what the “type” represented; o $2,000 deposit; o $75 to $300 (residential); Commercial and industrial projects are based on a sliding scale.
Site Plan Review Survey Results Variations on these fees include: For communities with populations under 10,000: o $255 for staff level review or 50% of previous fee. For communities with populations between 10,000 and 30,000: o City Engineer hours; o Second revision may have extra charge; o Varies depending upon the application type. For communities with populations between 30,001 and 50,000: o Part of building or development permit fee; o $800 deposit.
For communities with populations between 10,000 and 30,000: o Range of $350 to $700; o Second revision may have extra charge; o Varies depending upon the application type. For communities with populations between 30,001 and 50,000: o Part of building or development permit fee; o $2,000 deposit; o $250 to $500 minimum; For communities with populations between 50,001 and 70,000: o Hourly rates cited but no details.
Site Plan Review Survey Results For communities with populations between 30,001 and 50,000: o N/A – Conditional Use Permit - completely different application; o $1,500 deposit; o Use permit fee $371 would apply; no additional fee for plan review; o $2,000 deposit. For communities with populations between 50,001 and 70,000: o Hourly rates cited but no details; o $4,915 fee for conditional use permit but no fee for site plan.
For communities with populations between 30,001 and 50,000: o N/A – Conditional Use Permit - completely different application; o Use permit fee $895 would apply; no additional fee for plan review; o $2,000 deposit; o $4,000 deposit; o $250 to $500 minimum; For communities with populations between 50,001 and 70,000: o Hourly rates cited but no details; o $4,915 fee for conditional use permit but no fee for site plan.
Site Plan Review Survey Results For communities with populations between 10,000 and 30,000: o $690 for Site plan review and $690 for Conditional Use Permit; o $350 to $700; o Base fee of $552 plus a $3,500 deposit; o $6,500 deposit.
Variations on these fees include: For communities with populations under 10,000: o Based on the proposal. For communities with populations between 10,000 and 30,000: o Varies; o Per time and materials; o At cost. For communities with populations between 30,001 and 50,000: o N/A – Conditional Use Permit - completely different application; o $150 for Environmental Review; $75 for County Environmental Recordation fee.
Site Plan Review Survey Results Additional Fees Associated with Resubmission of a SDP: Fee Range Population Under 10,000 10,000 - 30,000 30,001 - 50,000 50,001 - 70,000 70,001 - 90,000 90,001 - 110,000 110,001 - 130,000 (1) 130,001 - 150,000 (1) Low High $0 $0 $0 N/A $0 $0 N/A $0 $2,839 $525 $0 N/A $1,009 T&M N/A $0 Variations on these fees include: 35 For communities with populations under 10,000: o Fee range from $2,839 to $12,036 depending upon the site plan type.
Colorado Site Plan Review Fee: Fee Range Population Under 10,000 (1) 10,000 - 30,000 30,001 - 50,000 110,001 - 130,000 (1) Over 250,000 (1) Median Low High N/A $350 N/A N/A N/A $0 $125 $0 $1,505 $1,688 $0 $650 $500 $1,505 $1,804 Variations on these fees include: For communities with populations between 10,000 and 30,000: o Fee range between $125and $650 depending upon the type of development. For communities with populations between 30,001 and 50,000: o Base fee of $500 plus $50/acre.
Site Plan Review Survey Results Variations on these fees include: For communities with populations between 10,000 and 30,000: o 15% of the original fee (Fee range between $125and $650 depending upon the type of development).
For communities with populations between 30,001 and 50,000: o $150 plus $350 base fee and $15 per acre. For communities with populations between 110,001 and 130,000: o $580 for a development permit; plus a special use permit fee of $115. For communities with populations over 250,000: o $1,688 fee for new construction; $1,317 for the conversion of an existing building.
Site Plan Review Survey Results Variations on these fees include: For communities with populations between 10,000 and 30,000: o Fee range between $125and $650 depending upon the type of development. SUR completed by city staff ($350) and private contractor ($600). For communities with populations between 30,001 and 50,000: o $850 base fee and $65 per acre. For communities with populations between 110,001 and 130,000: o $580 for a development permit; plus a special use permit fee of $115.
For communities with populations between 30,001 and 50,000: o Base fee of $250 plus $10 per acre For communities with populations between 90,001 and 110,000: o Value-based fees – no dollar values cited; For communities with populations between 130,001 and 150,000: o $100 per project acre; o Base fee of $250 plus $10 per acre. For communities over 250,000: o $150 per acre.
Site Plan Review Survey Results Variations on these flat fees include: For communities with populations between 10,000 and 30,000: o Fees are negotiated; o Fees are based on the value of the job – no details were provided to associate fee with project values; o 50% of the original fee ($825) o Ranges from $50 to $300 depending upon the acreage of the project; o Pass through (hourly) cost associated with having an “outside engineer” conduct the review.
Site Plan Review with a Conditional/Special Use Permit (major revision): Fee Range Population Under 10,000 (1) 10,000 - 30,000 30,001 - 50,000 (1) 50,001 - 70,000 (1) 90,001 - 110,000 (1) 130,001 - 150,000 (1) Median Low High N/A $300 N/A N/A N/A N/A $375 $0 N/A $500 $475 $100 $375 $1,100 N/A $900 $475 $100 Conditional Use Permit Low High $375 $375 $0 $1,100 N/A N/A $250 $250 $475 $475 $100 $100 Variations on these flat fees include: For communities with populations between 10,000 and 30,000: o P
Site Plan Review Survey Results o Pass through (hourly) cost associated with having an “outside engineer” conduct the review. For communities with populations between 50,001 and 70,000: o Site plan review following obtaining a conditional use permit is $250. The city also applies a sliding scale for zoning reviews based on type and size of property. Residential starts at $500; multi-family starts at $700; and commercial starts at $900. The larger the site the higher the fees for zoning reviews.
o o o o Fees are based on the value of the job – no details were provided to associate fee with project values; Ranges from $50 to $300 depending upon the acreage of the project; Pass through (hourly) cost associated with having an “outside engineer” conduct the review; Under five acres: $300; 5 – 15 acres: $500. For communities with populations between 30,001 and 50,000: o $100 per submittal.
Site Plan Review Survey Results Amended or Revised Site Plan (minor revision): Fee Range Population Under 10,000 10,000 - 30,000 30,001 - 50,000 70,001 - 90,000 (1) 110,001 - 130,000 (1) 190,001 - 200,000 (1) Median Low High $75 $175 N/A N/A N/A N/A $0 $0 $0 $350 $0 $300 $75 $200 $0 $350 $0 $300 Amended or Revised Site Plan (major revision): Fee Range Population Under 10,000 10,000 - 30,000 30,001 - 50,000 70,001 - 90,000 (1) 110,001 - 130,000 (1) 190,001 - 200,000 (1) Median Low High $45 $100 $
Site Plan Review with a Conditional/Special Use Permit (minor revision): Fee Range Population Median Low High $75 $275 N/A N/A N/A N/A $0 $0 $100 $300 Conditional Use Permit Low High $0 $25 $0 $300 $600 $150 $400 $600 $150 $400 $600 $150 $300 Under 10,000 10,000 - 30,000 30,001 - 50,000 70,001 - 90,000 (1) 110,001 - 130,000 (1) 190,001 - 200,000 (1) $600 $150 $300 Variations on these flat fees include: For communities with populations under 10,000: o $75 to $175 depending upon location.
Site Plan Review Survey Results Site Plan Review with a Conditional/Special Use Permit (no reference to major or minor revision): Fee Range Population Under 10,000 10,000 - 30,000 30,001 - 50,000 70,001 - 90,000 (1) 110,001 - 130,000 (1) 190,001 - 200,000 (1) Median Low High $78 $188 N/A N/A N/A N/A $0 $125 $0 $600 $150 $400 $100 $300 $100 $600 $150 $400 Conditional Use Permit Low High $0 $100 $125 $300 $0 $100 $600 $600 $150 $150 $300 $300 Variations on these flat fees include: For communities
Illinois Site Plan Review: Fee Range Population Under 10,000 10,000 - 30,000 30,001 - 50,000 50,001 - 70,000 (1) 70,001 - 90,000 (1) Median Low High N/A $200 $138 N/A N/A $0 $0 $0 $50 $0 $35 $600 $500 $500 $0 Variations on these flat fees include: For communities with populations under 10,000: o Flat fee of $35 if the subject site is less than one acre.
Site Plan Review Survey Results Variations on these flat fees include: For communities with populations under 10,000: o Flat fee of $35 if the subject site is less than one acre.
Site Plan Review with a Conditional/Special Use Permit (minor revision): Fee Range Population Conditional Use Permit Low High Median Low High Under 10,000 N/A $0 $250 $0 $250 10,000 - 30,000 30,001 - 50,000 50,001 - 70,000 (1) 70,001 - 90,000 (1) $500 $250 N/A N/A $0 $0 $1,500 $660 $310 $0 $0 $0 $1,500 $660 $310 $0 $0 $0 Variations on these flat fees include: For communities with populations between 10,000 and 30,000: o Actual cost of time and materials; o $40 per parking space; public
Site Plan Review Survey Results Site Plan Review with a Conditional/Special Use Permit (no reference to major or minor revision): Fee Range Population Under 10,000 10,000 - 30,000 30,001 - 50,000 50,001 - 70,000 (1) 70,001 - 90,000 (1) Median Low High N/A $600 $600 N/A N/A $0 $0 $0 $750 $1,500 $660 $310 $65 Conditional Use Permit Low High $0 $750 $0 $1,500 $0 $660 $310 $65 Variations on these flat fees include: For communities with populations between 10,000 and 30,000: o Flat fee ($1,000) for “
Kansas Site Plan Review: Fee Range Population Median Low High Under 10,000 (1) 10,000 - 30,000 N/A $100 $200 $0 $200 $500 30,001 - 50,000 N/A $0 Expressed as a % 50,001 - 70,000 (1) 110,001 - 130,000 (1) N/A N/A $200 N/A $500 $450 Variations on these flat fees include: For communities with populations between 30,001 and 50,000: o Fees based on an “unspecified” percentage of building cost; o Range $200 to $500 depending upon square footage.
Site Plan Review Survey Results Amended or Revised Site Plan (major revision): Fee Range Population Low High Under 10,000 (1) 10,000 - 30,000 $200 $0 $200 $100 30,001 - 50,000 $0 $40 50,001 - 70,000 (1) 110,001 - 130,000 (1) $175 $150 Site Plan Review with a Conditional/Special Use Permit (minor revision): Population Under 10,000 (1) 10,000 - 30,000 30,001 - 50,000 50,001 - 70,000 (1) 110,001 - 130,000 (1) Low High $200 $0 $0 N/A $200 $100 $25 N/A $350 Fee Range Conditional Use Permit Low
Site Plan Review with a Conditional/Special Use Permit (no reference to major or minor revision): Population Fee Range Conditional Use Permit Low High $200 $200 $0 $100 Low High Under 10,000 (1) 10,000 - 30,000 $200 $0 $200 $100 30,001 - 50,000 $0 $100 $0 $100 $200 $500 $350 $200 $500 50,001 - 70,000 (1) 3 110,001 - 130,000 (1) Added fees Associated with Information Requested by Reviewing Body: An overwhelming majority of responding communities did not cite any additional fees; however, th
Site Plan Review Survey Results Minnesota Site Plan Review: Readers will notice an added column labeled “Escrow.” Several Minnesota communities subscribe to a full cost accounting method regarding fees. As such, the report is associating the range of deposits required by those communities that follow a time and materials method.
Amended or Revised Site Plan (minor revision): Fee Range Population 10,000 - 30,000 30,001 - 50,000 50,001 - 70,000 Median Low High $300 N/A $675 $0 $500 $850 $900 $500 Variations on these flat fees include: For communities with populations between 10,000 and 30,000: o Base fee of $350 plus $2,500 escrowed for 0 to 5 acre site; $3,500 for a 6 to 20 acre site; and $4,500 for 20 + acre projects; o Base fee $450 plus an escrow deposit ranging from $1,500 to $5,000; o Base fee $250 plus $600 in esc
Site Plan Review Survey Results o o o $5,000 in escrow billed on an hourly basis. Respondent did not provide information on the community’s billing rate schedule; Filing fee $275 plus $1,100 in escrow; Basic fee $350 plus a zoning deposit of $350. For communities with populations between 30,001 and 50,000: o Escrow $1,500 for construction projects less than 5,000 sq. ft.; $2,000 for construction projects between 5,000 and 10,000 sq. ft.; and $2,500 for larger construction projects.
Site Plan Review with a Conditional/Special Use Permit (major revision): Fee Range Conditional Use Permit Population Median 10,000 - 30,000 30,001 - 50,000 50,001 - 70,000 130,001 - 150,000 (1) $325 N/A $950 N/A Low $150 $500 High $1,000 $850 $1,000 $638 Median Low High $300 $150 $900 $500 $1,000 Variations on these flat fees include: For communities with populations between 10,000 and 30,000: o Base fee of $350 plus $2,500 escrowed for 0 to 5 acre site; $3,500 for a 6 to 20 acre site; and
Site Plan Review Survey Results Site Plan Review with a Conditional/Special Use Permit (no reference to major or minor revision): Fee Range Conditional Use Permit Population Median 10,000 - 30,000 30,001 - 50,000 50,001 - 70,000 130,001 - 150,000 (1) $350 N/A $500 N/A Low $200 $300 High $750 $850 $1,000 $638 Low High $150 $900 $300 $1,000 Variations on these flat fees include: 59 For communities with populations between 10,000 and 30,000: o Base fee of $350 plus $2,500 escrowed for 0 to
Additional Fees Associated with Information Requested by Reviewing Body: Responses provided by participating communities offered a wide array of approaches to fees associated with additional information that is sometimes requested with reviewing bodies. As such, the feedback is summarized according to the referenced population ranges. For communities with populations between 10,000 and 30,000: o Only required if incurring consultant fees (i.e.
Site Plan Review Survey Results Missouri Missouri had a relatively small number of responding cities – nine cities between 10,000 and 30,000 citizens, and one respondent each for cities with populations between 30,001 and 50,000 and over 250,000. Based on this, the findings are being summarized as bullet points rather than being displayed in tabular form.
Pennsylvania Three communities originating in Pennsylvania responded to the questionnaire – all of which represented populations ranging between 10,000 and 30,000 citizens. Being that the data sets are few in numbers the results are summarized in the bullets below: Site plan review fees range from $25 per hour to a range of $25 to $300.
Site Plan Review Survey Results o Varies and is based on valuation For communities with populations between 100,001 and 130,000: o $100 per acre or portion thereof. For communities with populations between 190,001 and 210,000: o Fee based on construction estimate. For communities with populations between 210,001 and 230,000: o $500 to $2,950 depending up the acreage involved (for formal zoning change submittal only).
Variations on these flat fees include: For communities with populations under 10,000: o $25 per hour. For communities with populations between 10,000 and 30,000: o Base fee of $350 plus $7.50 per lot; o No extra fee for revision of site plan for building permit; o $100 per page; o Varies dependent on size; o Depends on the revisions. For communities with populations between 110,001 and130,000: o $100 per acre or portion thereof.
Site Plan Review Survey Results o Fee range from $300 to $500 For communities with populations between 110,001 and130,000: o $200 to $250 through the Planning Department for special permits. For communities with populations between 210,000 and 230,000: o Not applicable – no CUP or SUP in the code.
Site Plan Review with a Conditional/Special Use Permit (no reference to major or minor revision): Fee Range Conditional Use Permit Population Median Low High Low Under 10,000 10,000 - 30,000 30,001 - 50,000 50,001 - 70,000 70,001 - 90,000 130,001 - 150,000 $195 $275 $325 $525 $0 $0 $0 N/A $100 $250 $175 $500 $300 N/A $350 $800 High $200 N/A $150 N/A $1,113 Variations on these flat fees include: For communities with populations under 10,000: o $25 per hour.
Site Plan Review Survey Results For communities with populations under 10,000: o $25 per hour; o Fees based on actual costs to the City. For communities with populations between 10,000 and 30,000: o No fee; however, the applicant is responsible for paying all costs of outside resources used by the City; o $580 to $$1,480.
o Included in previously cited fees (i.e., $200 plus postage for notification). For communities with populations between 210,000 and 230,000: o None if part of the same case. Washington Two communities from Washington responded to the fee section of the questionnaire. One respondent represented a community of 10,000 – 30,000 residents and the remaining community ranged in size from 30,001 to 50,000 citizens.
