Applying for a formula change

Typical measures that require changes to the site plan are, for example, changes in purpose of use and reorganization of building sectors and rights. A plan change is usually required if, for example, you want to build an apartment building on a townhouse plot, you want to convert a residential property into a commercial property, or you need to increase the building right.

First, check whether the current city plan meets the goals of your project. See the current site plan and the regulations specific to the plan area on the city's map service. (kartta.riihimaki.fi.)

Not all changes require a change to the local plan. On certain grounds and for a specific reason, a deviation permit may be granted for construction that deviates from the plan. Learn about the deviation permit policies.

We help in evaluating the necessity of a site plan change, so contact the planning office before submitting a plan change application.

Discuss project goals with city planning. A reference plan for the project must be presented as early as possible, based on which the goals of the plan can be discussed and, if necessary, a negotiation organized. However, the reference plan must be presented at the latest in connection with the plan change application. When the goals of the project are clear and the need for a plan change has been jointly determined, you can submit a plan change application. You can get instructions on how to submit an application from planning.

A separate zoning decision and zoning initiation agreement are always made for changes to the local plan initiated at the initiative and application of a private landowner. The City Board makes the zoning decision and approves the initiation agreement.

Before the planning work begins, a planning initiation agreement is made. The initiation agreement is approved by the City Board.

The agreement commits the parties to promoting the zoning through their own actions. In addition, the starting points, principles and cost responsibilities for the zoning change are agreed upon. The goals of the zoning can also be recorded in the launch agreement, but the content of the plan cannot yet be agreed upon in a binding manner.

The land use agreement is usually made after the draft plan stage and is approved by the city government. The land use agreement must be approved and signed before the plan approval process.

The land use agreement assesses the benefit of the land value increase resulting from the plan for the landowner and agrees on the transfer of property and the implementation of the plan. In Riihimäki, land use agreements are drawn up in accordance with the city's land policy guidelines.

In accordance with the land policy, the city collects 50% of the increase in land value in the form of contractual compensation. The fee collected for the increase in land value resulting from zoning takes into account the potential demolition costs of buildings in the area as well as the costs arising from taking into account the cultural and historical values ​​of the area as a reducing factor.

The starting point when drawing up the agreement is that the public areas, such as street and park areas, allocated to the area to be planned in the local plan amendment will be transferred to the city by agreement without compensation. In addition, a construction obligation is agreed for any additional building rights that may be implemented through the local plan amendment to ensure the implementation of the plan. In local plan amendment sites, quality factors related to implementation may also be required on a case-by-case basis.

Riihimäki's land policy program. (PDF file.)

City Council decision on taking demolition costs and cultural and historical values ​​into account. (PDF file.)

In Riihimäki, site plan changes made at the initiative of a private landowner are prepared by a consultant. The applicant for the formula change is responsible for all the hiring costs of the consultant.

The consultant preparing the plan must have sufficient qualifications and the selection of the consultant must be approved by the city.

The planning consultant's duties include preparing all material related to the plan, such as, for example, the participation and evaluation plan, the site plan explanation and the site plan map and other possible plan materials. In addition, the consultant participates in the necessary start-up and planning meetings as well as presentation events.

The city directs and supervises the drawing up of the plan and handles the tasks related to the administrative processing of the plan.

Planning work may involve various survey needs, depending on the object (for example stormwater, nature, traffic, noise or contaminated soil surveys). The applicant for the plan change is responsible for any settlement costs.

The person or persons conducting the surveys must have sufficient qualifications. The people conducting the surveys must be approved by the city.

The city directs and supervises the preparation of reports.

The initiation and availability of a change to the local plan will be announced by publishing it in the local newspaper Aamuposti 1-2 times, depending on the plan process. The applicant for the plan change is responsible for the costs of the announcement.

The city prepares the advertisements and invoices the applicant for the advertisement costs.

The applicant for a zoning change is responsible for compensating for the increase in value of the land area in accordance with the land use agreement. The city collects 50% of the increase in value of the land area. The reduction in the payment for the increase in value may include the possible demolition costs of buildings in the area and the costs arising from taking into account the cultural and historical values ​​of the area.

City Council decision on taking demolition costs and cultural and historical values ​​into account. (PDF file.)

In addition, the general areas indicated in the site plan change will be handed over to the city without compensation, and a construction obligation will be agreed upon for the additional building right that may be implemented with the site plan change to ensure the realization of the plan. On a case-by-case basis, implementation-related quality factors may also be required in the sites of site plan changes.

According to Section 59 of the Regional Use Act, when a site plan or a change to a site plan is mainly required by private interest and drawn up at the initiative of the land owner or holder, the municipality has the right to charge the costs incurred for drawing up and processing the plan.

In determining the costs incurred by the city for the control, supervision and processing of the site plan, the payment classification (IV) is used as a basis. Depending on the complexity and effectiveness of the project, the applicant for the plan change will reimburse the city a fee of €3 – €000 due to the work.

The city invoices half of the compensation according to the payment category as a start-up fee after signing the start-up agreement before starting the actual design work. The initial fee is taken into account in the final invoice, which is invoiced when the formula is approved.

The Vitality Board has, by its decision of 12 December 2024, Section 168, approved new zoning-related fees, which will apply from 1 February 2025.

Zoning-related fees. (PDF file.)