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Finance and Budgeting 143 ie ? The ordinance creating the department specifically requires the preparation of 'f- development programs relating to capital investments for one,five,and ten year C. horizons. to The relationship between the CIP and traditional zoning and land subdivision ar regulation administration is also growing more intimate in many suburban com- :s s munities. In addition to the Ramapo example,cited above,a growing number of a t communities are adopting either ordinances or policies that permit or deny zon- in ing and subdivision permits on the basis of whether there are adequate public fi- facilities. These policies and ordinances are based on the desire to extend utili- 1d ties in the most efficient way and to prevent urban sprawl. A number of growth management systems may permit private developers to install public facilities at '�r their own expense if these facilities are not scheduled until later years. Subdivision regulation administration(see Chapter 14)also relates to the CIP re in that there has been a historical trend to require developers to install utilities re and other public facilities at their own expense.This policy in effect shifts some 1e of the public costs for capital facilities out of the public budget and into the bud- to get of the private developer and,therefore,to the eventual home buyer. In addi- n- tion, while state laws are relatively silent on the point, it is widely known that ss extensive negotiations go on between private developers and public bodies as to ig who pays for major public facilities required by new urban development.This is Ig particularly the case in planned unit developments and other large scale de- to velopments such as shopping centers and industrial parks. When local govern- iy ment perceives that there are economic development or tax advantages to en- couraging industrial and commercial development, local government will frequently pay the cost of utility extensions in order to promote private investment. x- Special assessments In more mature communities special assessments are the Y t principal way of financing purely local street and utility improvements. Special er assessment districts are set up whereby properties that benefit from a particular °s improvement(for example,a new street)actually share the costs of providing it. a This is another technique that shifts capital facility costs away from public budgets. b- In Communing development and renewal Community development and renewal a projects often require large capital investments such as new streets, utilities, 'c1 and parks. Chapter 16 covers many of the substantive issues that community s development raises. The point here is that an extensive amount of coordination is required between the CIP and federal and state funds and private funds to be e- expended in a particular area. One recent trend in large cities is the coordination g. and coupling of a variety of programs in community development, transporta- o- tion, and public works—incorporating CETA funds—with the objective of sta- o- bilizing neighborhoods, renewing business and industrial districts, and creating to new jobs (see Chapter 20). It should be noted that extensive negotiations may n. _ also go on between public bodies and private developers in joint public develop- li- ments. Public bodies again may be willing to pay for certain improvements in order to make private investment possible. The Dearborn Park project in Chi- 21- cago, where vast areas of railroad yardlland are being redeveloped into a "new ng town in-town." is but one example. al- ed Mandatory referral A number of state enabling acts and local charters provide that, when capitaffacil[ties are built by either the governmental unit or.indepen- °n dent special districts, the plans for such capital facilities be referred to the local ;et planning commission or planning department for comment. When the capital 1g' • facility is being built by the governmental unit itself, the planning agency com-