INTRODUCTION
In the City of Madison, development proposals that follow permitted land uses do not require any type of public review. On the other hand, development proposals such as subdivisions, rezonings or conditional uses require “consistency with adopted plans, review by several City departments, a public hearing and involve neighborhood input.”
It’s important to note the requirement for neighborhood input, as overlooking this step can spell doom for your proposal in Madison. That’s because, according to the City, “neighborhood associations are organized groups and … are likely to be the strongest community voice on a project within the neighborhood.” In other words, they can be your supporters, or they can be your opponents.
Here’s how to get approval of your proposed development in Madison, Wis.
INVOLVE THE NEIGHBORHOOD EARLY AND OFTEN
One of the worst things you can do is already have the entire development planned out and then make an announcement through the media. To have any chance of success, you have to contact the neighborhood in the idea stage so that you can tell residents you will use their input to shape your proposal.
Start by contacting the alder for the neighborhood. He or she can help you reach out to other members of the neighborhood, property owners and other interested parties, as well as people outside the neighborhood association that need to be involved in the process. You have to provide them notice at least 30 days before you file your application.
A typical way of introducing the idea is through a neighborhood meeting, perhaps held at the library or community center. You must make it clear that everything is up for discussion and that no firm decisions have been made. Your objective should be to work out any issues in advance of submitting your application.
During the meeting, explain all the ways for the neighborhood to provide their input, and periodically show them how that input is shaping the proposal (e.g. through additional meetings, a project website, NextDoor and/or a project e-newsletter). You also will need to present documentation of these changes at the public hearing.
COORDINATE WITH SUPPORTERS AT PUBLIC HEARING
At least 10 days before the Plan Commission public hearing, you’ll need to send public hearing notices to the neighborhood and property owners/occupants within 200 feet of your proposed development.
During the public hearing, you will explain your proposal. You should develop and rehearse talking points related to the benefits your proposal will bring–these would be the same or similar talking points you used at your neighborhood meeting. Consider bringing in subject matter experts, such as the architect, to discuss specific aspects of the proposal.
Registered members of the public are then allowed to voice support or opposition. During the weeks leading up to the public hearing, you should encourage members of the neighborhood to testify in your favor. In fact, you are allowed to coordinate with your supporters on what they say–for example, to make sure the same points aren’t continuously repeated.
At this point, it’s up to the policymakers to decide on your project. Keep in mind that it has been proven in Madison that enough neighborhood support can outweigh a “deny” recommendation from city staff.