Chapter 2.02 Concept Plans
2.02.010 Concept Plan Required.
2.02.015 No Vesting With Concept Plan Review.
2.02.020 Submission of Application.
2.02.025 Form and Contents of Required Documents.
2.02.030 Public Notice.
2.02.035 Review Procedures.
This Chapter establishes the Concept Plan review process, submittal requirements, and duties of the Zoning Administrator and Land Use Authority Board regarding the review and processing of Concept Plans. The Concept Plan review process is a means for applicants, developers or property owners to receive input from the Zoning Administrator and Land Use Authority Board on a proposed development prior to incurring the costs associated with further stages of the approval process.
2.02.010 CONCEPT PLAN REQUIRED.
A Concept Plan is a required process prior to making application for a Preliminary Plat.
2.02.015 NO VESTING WITH CONCEPT PLAN REVIEW.
The Concept Plan review does not create any vested rights to proceed with development in any particular configuration and developers may anticipate that the Zoning Administrator and Land Use Authority Board will raise other issues not addressed at the concept plan stage.
2.02.020 SUBMISSION OF APPLICATION.
- Only property owners or their duly authorized agents shall make application for a Concept Plan on forms approved by the Zoning Administrator.
- No Concept Plan application shall be processed without the submission of the application, all the supporting materials as required by this Chapter, and the processing fee. Incomplete applications shall not be processed under any circumstances. The time frame for when an application shall be submitted in order to be heard first at a Land Use Authority Board meeting shall be set by policy of the Zoning Administrator.
- The application for Concept Plan review shall include the following:
- One (1) full size (24″ x 36″) and one (1) small size (11″ x 17″) copies of each sheet of the Concept Plan.
- Payment of all applicable fees as set by Resolution of the City Council.
- A Preliminary Plat may be submitted for approval concurrently with the Concept Plan, provided the Preliminary Plat meets the requirements of Chapter 2.03. If the developer chooses to submit the Preliminary Plat and Concept Plan concurrently, the City maintains the right to deny the request for approval of the Preliminary Plat, and the developer shall bear all risks associated with their preparation and submittal.
2.02.025 FORM AND CONTENTS OF REQUIRED DOCUMENTS.
The following materials shall be submitted with any application for a Concept Plan. The number of hard copies listed in 2.02.020 C, as well as the appropriate format of each listed below. The proposed Concept Plan, drawn to a scale of not more than one (1) inch equals one hundred (100) feet showing the following:
- Property boundary with dimensions.
- Ownership of all adjacent tracts of land.
- Locations and widths of existing and proposed streets.
- Configuration of proposed lots with minimum and average lot sizes.
- Approximate locations, dimensions, and area of all parcels of land proposed to be set aside for park or playground use or other public use.
- Those portions of property designated as flood plain and slopes between twenty (20) and thirty (30) percent. See Section 2.06.100.
- Total acreage of the entire tract proposed for subdivision.
- General topography.
- North arrow, scale, and date of drawing.
2.02.030 PUBLIC NOTICE.
- Public Meeting. Twenty four (24) hour notice of public meeting posted in at least three (3) public places or posted on the City website and Utah public notice website. No public hearing is required when presenting or discussing a Concept Plan as defined in this Chapter.
- Notice to Applicant. Pursuant to Utah Code Annotated 10-9a-202 the Zoning Administrator shall: notify the Applicant of the date, time, and place of each public meeting to consider their Concept Plan application; provide to each Applicant a copy of each staff report, if a report is prepared, regarding their Concept Plan application at least three (3) business days before the public meeting; and notify the Applicant of any final action on their Concept Plan application.
2.02.035 REVIEW PROCEDURES.
The Zoning Administrator shall review each application submitted to determine the completeness of the application. At a public meeting with the Land Use Authority Board (LUAB) and the developer shall discuss the land use requirements of development, zoning ordinances, General Plan and applicable City ordinances pertaining to the development prior to proceeding with a Preliminary Plat.
The Entitlement associated with a Concept Plan is the eligibility to submit an application for a Preliminary Plat review.
There is no appeal process with regard to Concept Plans.