Chapter 17.15
CONCEPT PLAN
Sections:
17.15.020 Concept plan application procedure and requirements.
17.15.030 Staff review of concept plan.
17.15.040 Planning Commission review of concept plan.
17.15.050 Planning Commission action.
17.15.010 Purpose.
The concept plan provides an opportunity for the applicant, City Planner and Planning Commission to meet and discuss the proposed project in the conceptual stage (the concept plan shall not constitute an application for development approval, nor vest any rights to existing zoning or ordinances). The applicant can use the concept plan meeting to ask questions of the Planning Commission and City Planner, and receive some direction on project layout. At the concept plan meeting the City Planner and Planning Commission will inform the applicant what zone the proposed project is located in and what uses are allowed in the zone. The Planning Commission and City Planner may also discuss the procedure for approval of a subdivision plat and the specifications and requirements as to general layout of streets and for reservations of land, street improvements, drainage, water, sewerage, fire protection, mitigation of environmental impacts as determined, and similar matters, as well as the availability of existing services.
The Planning Commission may also advise the applicant, where appropriate, to discuss the proposed subdivision with those agencies who must eventually approve those aspects of the subdivision plat coming within their jurisdiction, including, but not limited to, the current South Summit Fire District, South Summit School District, and the various utility service providers. Neighbors of the planned project should also be consulted to get their views and concerns. (Ord. 2021-13 § 1 (Exh. A), 2021; Ord. 2016-09 § 1, 2016; Ord. 1999-1 § 6.11, 1999; Ord. 66 § 6.11, 1993.)
17.15.020 Concept plan application procedure and requirements.
Prior to any process or procedure for subdividing land as contained in this code, excepting a minor subdivision of four lots or fewer, an owner of the land or an authorized agent shall submit an application for a concept plan and a PDF file of the concept plan. The plan shall:
1. Include the legal description of the property and all contiguous holdings of the owner with an indication of the portion which is proposed to be subdivided, accompanied by an affidavit of ownership, which shall include the dates the respective holdings of land were acquired, together with the book and page of each conveyance to the present owner as recorded in the County Recorder’s office.
2. Be accompanied by a review fee in accordance with the adopted fee schedule.
3. Include an address, email, and telephone number of the applicant.
4. Include a general written and graphic representation of the proposed project, all approvals being sought (rezone, subdivision, variance, etc.), and any other information the applicant believes is necessary to present to the Planning Commission or City staff. (Ord. 2021-13 § 1 (Exh. A), 2021; Ord. 2016-09 § 1, 2016; Ord. 66 § 6.11.1, 1993.)
17.15.030 Staff review of concept plan.
The City staff shall consider the concept plan and prepare a report to be presented at the next regular meeting of the Planning Commission. The City staff shall direct the applicant to transmit the concept plan for review to appropriate officials or agencies of the local government, adjoining counties or municipalities, schools, fire districts, the Army Corps of Engineers, and other official bodies as it deems necessary or as mandated by law, including any review required by metropolitan, regional, or state bodies under applicable state or federal law. City staff will consider all the reports submitted by the officials and agencies concerning the plan and shall submit a report for proposed action to the Planning Commission for the next available regular meetings.
The scale or complexity of a project or City Planner workload will dictate the processing period. The City Planner will provide the applicant when an application is filed as to the projected time frame. If the workload is too great for processing by available City Planner in a time frame acceptable to the applicant or additional expertise is required, the project review may be sent out to a consulting planner, engineer or architect approved by the City. The developer would be responsible for all fees incurred in any plan or development review process undertaken by an outside agency or consultant. (Ord. 2021-13 § 1 (Exh. A), 2021; Ord. 2016-09 § 1, 2016; Ord. 1999-1 § 6.12.2, 1999; Ord. 66 § 6.11.2, 1993.)
17.15.040 Planning Commission review of concept plan.
The Planning Commission shall study the concept plan and City staff report, taking into consideration the requirements of this title, FCC Title 18 and the general plan. Particular attention will be given to the arrangement, location and width of streets, sewerage disposal, drainage, utilities, erosion, location of natural or geologic hazards, lot sizes and arrangement, the further development of adjoining lands, and the requirements of the official zoning map, land use map(s) and streets master plan, as adopted by the Planning Commission and City Council. (Ord. 2021-13 § 1 (Exh. A), 2021; Ord. 2016-09 § 1, 2016; Ord. 66 § 6.11.3, 1993.)
17.15.050 Planning Commission action.
There is no approval of a concept plan required or given. After reviewing and discussing the concept plan, City staff report and other reports as submitted by invited agencies and officials, the Planning Commission will advise the applicant of the specific changes or additions, if any, it will require in the layout, and the character and extent of required improvements and reservations which it will require as a prerequisite to the approval of the preliminary plan. The Planning Commission may require additional changes as a result of further study of the subdivision in final form. The Planning Commission will grant the applicant the right to move forward with authorization to prepare and submit a preliminary master plan for phased subdivisions or preliminary plan for subdivisions that will not be phased.
Although approval is not required, the Planning Commission shall not review any preliminary plan, excepting a minor subdivision of four lots or fewer, without completing a review of the concept plan. (Ord. 2021-13 § 1 (Exh. A), 2021; Ord. 2016-09 § 1, 2016; Ord. 66 § 6.11.4, 1993.)