§ 16.03.040. General requirements.

A certificate of concurrency is required prior to the issuance of any development permit. If a development will require more than one development permit, the issuance of a certificate of concurrency shall occur prior to the issuance of the initial permit. Upon request by applicants, a preliminary concurrency review shall be performed and a conditional certificate of concurrency may be issued. This conditional certificate shall not be binding upon the City and shall only be effective for the year in which the annual concurrency monitoring report was issued. Only those certificates of concurrency issued for development permits shall be binding. Applicants will be charged a fee for certificates of concurrency.

1.

Application for development. The property owner, or authorized representative, shall provide a complete application for development containing the required documentation for the specific development order or permit. The POD shall review the application for completeness in a timely manner to ensure that the required information is sufficient to accept the application and continue its review.

2.

Development review. When the application for development has been accepted, it shall be processed and reviewed for impacts of the development on the public facilities and services identified in this article.

3.

Concurrency review. The concurrency review shall compare the available and reserved capacity of the facility or service to the demand projected for the proposed development. The available capacity shall be determined by adding the total of the existing excess capacity and the total future capacity of any proposed construction or expansion that meets the requirements of this section. The levels of service of all facilities and services must be sufficient before a development permit can be issued.

4.

Certificate of concurrency.

a.

The certificate of concurrency shall indicate the date of issuance and shall automatically expire simultaneously with the expiration of the development permit to which it applies. In the event the development permit does not have an expiration date, the certificate of concurrency shall expire one year from the date of the issuance of the development permit. In the event that a time extension is requested prior to the expiration of the development permit, then the accompanying certificate of concurrency may be renewed upon determination by the POD that the conditions of concurrency will still be met.

b.

Any development order or permit that is issued within the effective period of a validly issued certificate of concurrency shall be vested for the purposes of concurrency until the expiration of that development order or permit, provided that development commences within the validity period of the development order or permit and continues in good faith.

5.

Development order or development permit compliance.

a.

Any development orders and development permits approved and issued shall be based upon and in compliance with the certificate of concurrency issued for that application.

b.

The burden of showing compliance with the adopted levels of service and meeting the concurrency evaluation shall be upon the applicant. The POD may require whatever documentation is necessary to make a determination.

(Code 1992, § 16.03.040; Ord. No. 876-G, § 1, 2-21-2008; Ord. No. 214-H, § 1, 3-3-2016)