Approval Process

• Estimate Project Scope

• Estimate Costs, Funding, and Schedule

• Assemble Design Team

• Assess Regulatory Requirements

Beginning of Phase

• A developer either owns or is considering purchase of a parcel and needs to assess the project feasibility within a limited time period. 
• The developer knows little or nothing about the scope, regulations, infrastructure, or costs associated with the project.

Mid-Phase

• The developer can make a Speculation Phase Information Request either by email or in person from Wadsworth staff to help determine project feasibility. 
• The developer assembles a design team, proposes a project scope, and starts gathering key information.

End of Phase

• The design team should be assembled. 
• The project scope should be clear, including the need for phasing or alternative scope adjustments. 
• The infrastructure challenges should be known, including a strategy for investigating those challenges. 
• An initial cost estimate, funding strategy, and project schedule should be in place with limited contingencies.

How to make a Speculation Phase Information Request

Email engineering@wadsworthcity.org with the following information:

• The applicant’s contact information.
• Property address and a vicinity map showing property location
• A brief description of the project, including the existing and proposed uses on the property.
• A schematic plan and any details known about the project scope if available.

List of Issues to be Addressed or Resolved in Speculation Phase

Streets

• If a traffic study is required and, if so, the framework/focus of the study
• Any local traffic safety concerns potentially requiring mitigation
• Major streets to be constructed through/abutting development
• ROW/street widths and amenities/alternative standards
• Schematic horizontal/vertical alignments and stub street locations
• General limits of off-site/abutting street improvements not related to traffic study
• Driveway locations and turning lane/movement considerations or studies needed

Sewer

• Approved point(s) of disposal
• Limits of downstream analysis, if any
• Basis for capacities to be used for sizing/oversizing system
• Potential sources of funding for off-site or oversizing
• Eligibility for funding from impact fees or other sources
• Schematic horizontal/vertical alignments
• Need for on-site and/or off-site easements

Water

• Connection point(s)
• Need for fire flow analysis, if any
• Water master plan mains
• Potential sources of funding for off-site or oversizing
• Eligibility for funding from impact fees or other sources
• Schematic horizontal alignments
• Need for on-site and/or off-site easements

Storm

• Approved point(s) of disposal
• Limits of downstream analysis, if any
• Watershed(s) used for sizing system(s)
• Location/area of stormwater flow control/treatment facilities
• Schematic horizontal/vertical alignments
• Need for on-site and/or off-site easements
• Rough grading and limitations because of topography

Environmental

• Is a wetland delineation needed?
• Riparian setback locations and floodplain boundaries
• Is a geotechnical report required/recommended?
• How are endangered species/bat habitats being addressed?

Planning/Zoning

• Is the use allowed in the zone?
• What are the zoning regulations and standards applicable to my project?
• What is the approval process and what criteria need to be met?
• What are the zoning overlay districts, if any?

• Prepare Preliminary Plans

• Refine Cost and Schedule Estimates

• Initiate Design Reports and Studies

• Investigate Infrastructure Needs

Beginning of Phase

• The design team is assembled. 
• The project scope is clear. 
• The infrastructure challenges are known. 
• An initial cost estimate, funding strategy, and project schedule are in place. 
• Schematic plans are prepared.

Mid-Phase

• The developer can make a Preliminary Design Meeting Request from Wadsworth staff to help determine project feasibility. 
• The design team completes the investigative work and studies needed to ensure that the project can move into final design without delay.

End of Phase

• The connection points, alignments, fees, dedications, and easements for all infrastructure systems are known. Pertinent studies (environmental, traffic, geotechnical) are complete. 
• Site details like building sizes, dwelling units, parking spaces, open spaces, and access points are known.
• Land use application to Planning Commission is submitted.

How to Make a Preliminary Design Meeting Request

Email jkaiser@wadsworthcity.org with the following information:

• The applicant’s contact information.
• A vicinity map showing property address and a location
• A brief description of the project, including the existing and proposed uses on the property.
• Preliminary plans and any details known about the project scope.
• The applicant is advised that the level of clarity gained in the meeting will be directly related to the level of detail shown in the proposal.

List of Issues to be Addressed or Resolved in Preliminary Design

Streets

• Traffic study is complete and mitigation requirements are known
• Schematic design of other local traffic safety concerns
• Street widths/alignments and vertical profiles are complete
• On-site and off-site ROW dedication and street improvement requirements are known and alternatives have been investigated
• Driveway locations are known, including any required turn lanes

Sewer

• All analysis is complete and scope of improvements is known
• Horizontal alignments and vertical profiles are complete
• Sources of funding for off-site and oversizing have been determined
• On-site and off-site easement requirements are known and alternatives have been investigated

Water

• Sizing, scope of improvements, and alignments are all known
• Sources of funding for off-site and oversizing have been determined
• On-site and off-site easement requirements are known and alternatives have been investigated
• Schematic meter/domestic/fire line locations are known

Storm

• Disposal points are known
• Design factors (watershed area, flow-through, design storms, etc.) are known so that stormwater report can be completed
• Location and approximate size of stormwater flow control/treatment facilities are known
• Horizontal alignments and vertical profiles are complete
• On-site and off-site easement requirements are known and alternatives have been investigated
• Rough grading plan is complete sufficient to know where upstream systems are warranted

Environmental

• Wetland delineation is complete, if applicable
• Riparian/wetland setbacks and floodplains are shown on site plan
• Geotechnical and other environmental reports are completed

Planning/Zoning

• Yard areas and setbacks from neighboring properties
• Maximum building heights
• Accessory building limitations
• Landscape areas and open space
• Parking counts
• Architectural Design Review
• Zoning overlay district standards, if applicable

Regulatory Links

• Subdivision Code Chapter 153
• Zoning Code Chapter 154
• Infrastructure Improvements Chapter 157
• Impact Fees Chapter 158
• Engineering Rules and Regulations

• Complete Final Plans

• Solidify Costs, Funding, and Schedule

• Implement Design Reports and Studies

• Meet Regulatory Requirements

Beginning of Phase

• Planning Commission and other land use decisions are complete
• Discretionary conditions of approval and applicable regulations are known
• Project scope, schedule, and cost are refined with limited  contingencies

Mid-Phase

• The developer can make a Preliminary Design Meeting Request from Wadsworth staff to help determine project feasibility.
• The design team completes the investigative work and studies needed to ensure that the project can move into final design without delay

End of Phase

• The connection points, alignments, fees, dedications, and easements for all infrastructure systems are known.
• Pertinent studies (environmental, traffic, geotechnical) are complete.
• Site details like building sizes, dwelling units, parking spaces, open spaces, and access points are known.
• Land use application to Planning Commission is submitted

How to Submit a Plan Review Application

Email engineering@wadsworthcity.org with the following information:

• Developer registration form
• Engineering plan review application
• PDF formats of construction plans, traffic study, stormwater report, and other pertinent information. Once Engineering staff has reviewed your application materials, you will be contacted regarding plan review fees due and available forms of payment.

List of Issues to be Addressed or Resolved in Final Design

• Infrastructure and site work construction plans are complete
• Stormwater calculations are complete
• Traffic study recommendations are implemented in final design
• Environmental report recommendations are implemented in final design
• Easement dimensions are shown on construction plans
• Off-site easement documents are drafted and ready for signature
• SWPPP Plan is complete
• Fees in lieu of improvements are identified
• Reimbursement district application is filed, if applicable
• State/federal permits and approvals have been submitted

Regulatory Links

• Subdivision Code Chapter 153
• Zoning Code Chapter 154
• Infrastructure Improvements Chapter 157
• Impact Fees Chapter 158
• Engineering Rules and Regulations

• Post Performance Guarantees

• Finalize Construction Cost Estimate

• Sign Easements and Agreements

• Obtain All Regulatory Approvals

Beginning of Phase

• Construction plans are in final form and have been stamped by the design engineer. 
• City staff has approved the construction plans for the development project.
• All funding sources are known for the improvements, including oversize or off-site improvements.

Mid-Phase

• The developer and City finalize agreements, easements, guarantees, or other documents needed before construction. 
• The design engineer generates a final construction cost estimate for use in performance guarantees. 
• The developer acquires off-site easements or right-of-way from adjacent properties if needed.

End of Phase

• All agreements, easement, guarantees, or other pertinent documents are signed by all parties. 
• Construction plans are approved by all regulatory agencies. 
• Off-site easements are acquired. Construction schedule is completed. 
• Inspection and testing procedures are established. 
• Permit and other fees are paid.

How to Submit a Permit Application

Email engineering@wadsworthcity.org with the following information:

• Engineer’s estimate of construction cost.
• Applicable performance guarantees
• Signed easements and agreements
• Proposed construction schedule

List of issues to be addressed or resolved in Permit Issuance:

• Construction plans have been approved
• State/federal permits and approvals have been granted
• Infrastructure and site work construction plans are approved
• Easements, agreements, and other documents are signed
• All applicable fees are paid
• Performance guarantees are filed based on an engineer’s estimate of cost

Regulatory Links

• Infrastructure Improvements Chapter 157
• Impact Fees Chapter 158
• Engineering Rules and Regulations

• Select Contractor Through Bid Process

• Oversee Change Orders

• Verify Contractor Quantities/Expenses

• Coordinate with Regulatory Inspectors

End of Phase

• All deferred submittals have been submitted and approved. 
• All design adjustments are made by design engineer and approved by City. 
• Construction is completed sufficiently to function for its intended purpose. 
• Weather-sensitive or other non-essential items may remain unfinished.
• Post-construction and other guarantees are provided as needed.

How to Request an Inspection

Email engineering@wadsworthcity.org or call 330-335-2751 with the following information:

• Project name, address, location, or other identifying information.
• Type, date, and time of inspection requested
• Larger projects may be assigned an inspector to periodically visit the project site. In those cases, most coordination with the inspector is by cell phone.

List of Issues to be Addressed or Resolved in Construction

• All work is complete, including weather-sensitive issues
• Post-construction guarantees are provided if necessary
• As-built drawings, shop drawings, and operation manuals are complete
• Funding agencies have approved final payments
• Final occupancy/acceptance has been granted by applicable regulatory agencies
  
  

• Complete Final Punch Lists

• Provide Post-Construction Guarantees

• Meet Funding Requirements for Final Payment

• Complete all Regulatory Requirements

End of Phase:

• All deferred submittals have been submitted and approved. 
• All design adjustments are made by design engineer and approved by City. 
• Construction is completed sufficiently to function for its intended purpose. 
• Weather-sensitive or other non-essential items may remain unfinished.
• Post-construction and other guarantees are provided as needed.