In most cases, proposed new construction, additions to existing buildings, or conversions of existing buildings are required to go through concurrency review as a part of the development approval process. The purpose of the concurrency review is to determine whether there is enough capacity on the roadway network, in stormwater ponds and in other public facilities to handle the impacts of a proposed project. In addition, through the concurrency review, a portion of the available capacity in the public facilities is reserved for the proposed project. The Concurrency Management System Policy and Procedures Manual (PDF) contains the regulations related to concurrency review.
For more about concurrency and the review process, be sure to visit our Concurrency FAQ page.
The Concurrency Application
A concurrency application (PDF) is the document that starts the concurrency review. A Concurrency Analyst is available to assist you in completing the application either by phone or on a walk-in basis.
Attachments to the Application
The following is a list of attachments which may be required to be included as a part of the concurrency application:
A copy of the Land Use Compliance Certificate (LUCC)- Every project (except single family homes, duplexes and most renovations) must be issued a LUCC before it receives any other development approvals. The LUCC will certify that the proposed project is consistent with the Comprehensive Plan and will specify the type(s) of review a project is required to go through.
The amount of development specified on the LUCC must be of equal or greater size than that which is proposed in the concurrency application. If the LUCC does not have concurrency specified, then the project generally does not have to go through concurrency review.
A completed ownership affidavit (PDF) - An ownership affidavit is a notarized legal document that certifies that the applicant for a concurrency determination is either the owner of the property or an agent working on the owner's behalf.
A site plan - The site plan for concurrency review should show the location of existing and proposed buildings, parking areas, project access points and adjacent streets (no site plan is required for use changes without construction).
A transportation analysis (Form TA) (PDF) - If a project will produce more than 100 P.M. peak hour vehicular trips, a traffic analysis prepared by an engineer must be attached to the application. The applicant will be advised by the Land Use & Environmental Services Division -Concurrency Management Section if it appears the proposed project will generate more than 100 P.M. peak hour trips.
A stormwater analysis (Form SA) (PDF) - Generally, a new project or major addition/redevelopment on more than 2 acres is required to have a professional engineer do an off-site stormwater analysis. Projects on more than 2 acres that consist of three or fewer single family homes or six or fewer multi-family homes are not required to have an engineer do an off-site stormwater analysis for concurrency review.
A check for the concurrency review fee (PDF) - The concurrency review fee partially off-sets the City's cost for reviewing concurrency applications: The fee is as follows:
- Residential review: $232 for the first dwelling unit and $21 for each additional dwelling unit;
- Non-residential review: $178 for the first 1,000 square feet and $37 for every additional 1,000 square feet (round square feet up to next 1,000 square feet);
- Stormwater review (if required): $770.
When and to Whom Should a Concurrency Application be Submitted?
It depends on the type of site plan or subdivision process, if any, to which the project will be subjected. (The LUCC will indicate which process is required.) The following chart describes the various submittal processes.
| Site Plan or Subdivision Review Type |
Submit Concurrency Application to: |
Time to Submit Application: |
| No Site Plan Review and No Subdivision Review |
Growth Management Applicant Services |
Before applying for permits |
| Type "A" Site Plan or Limited Partition |
Growth Management Applicant Services |
At the same time as the submittal of the site plan application or limited partition |
| Type "B", or "D" Site Plan or Minor Subdivision or Preliminary Plat |
Growth Management Applicant Services |
After the Pre-application conference, and no later than the submittal of the site plan or subdivision application. |
When a concurrency application is submitted, a staff member will use a checklist to determine if an application is complete. If the application is complete, the review process will commence. If the application is not complete, it will be returned to the applicant for completion.
How long does Concurrency Review Take?
A concurrency review takes a maximum of 14 calendar days when there is no site plan approval or subdivision approval required. For all other projects, a preliminary concurrency review that allows a project to enter the site plan or subdivision review process takes no more than 12 calendar days. Please note that the "clock stops" for the review while the Concurrency Management Unit is waiting for a response to any questions about the application.
How Long is a Certificate of Concurrency Valid?
After a certificate of concurrency has been issued, the applicant has three years to receive a permit for the construction of the project.