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Definition and Objectives of Concurrency <br /> "Concurrency" is a planning tool that controls the timing of land use development in <br /> relation to the adequacy of infrastructure. Existing land use controls such as zoning and <br /> subdivision regulate the location, density, and bulk of development. While these existing <br /> controls are effective in directing growth away from environmentally sensitive areas and <br /> towards more compact urban areas, the shortcomings of these existing land use controls <br /> are evidenced by the continued approvals of rezonings and subdivisions in the face of <br /> growing traffic congestion. Concurrency adds the dimension of regulating the timing of <br /> development. Traditional infrastructure planning reacts to and attempts to catch up with <br /> land development; Concurrency flips the process and forces the private sector to react to <br /> <br /> public facility investments. <br /> Concurrency regulation is not a moratorium. While a moratorium halts growth during the <br /> <br /> period when the moratorium is in effect, it is not a permanent system. Concurrency sets <br /> forth the conditions upon which development can proceed, and if deferred or denied on <br /> <br /> the basis of inadequacy, sets forth what mitigation measures may substitute if the <br /> <br /> developer wants to proceed or the expected time period the developer must wait in order <br /> <br /> to be accommodated by planned improvements. <br /> <br /> The desired outcomes of a Concurrency policy are as follows: <br /> • A rational basis to identify what types of development and geographical areas to <br /> apply the Concurrency requirements; <br /> • A clear definition of adequacy; and <br /> • Integration of land use controls and capital facilities planning that is coordinated <br /> intergovernrnentally (i.e., State and County). <br /> Determination of Public Facility Timing and Capacity <br /> <br /> In order to regulate the timing of a development project in relation to the anticipated <br /> future capacity of a public facility, it is helpful to understand the development stages of <br /> <br /> the respective projects. <br /> Years Prior to Public Facility Project Private Development <br /> Occupancy of First Project <br /> Unit <br /> 10+ years Lead time for plans for major <br /> highways and wastewater <br /> treatment plants because of <br /> scale of ro'ect <br /> 5-10 ears Preliminar Tanning Master Tannin <br /> 3-6 years Commitment in CIP (total Rezoning <br /> estimated cost programmed; <br /> design funds a ro riated) <br /> 3-5 years Engineering design; right-of- Survey, design, construction <br /> way ac uisition plans <br /> <br />