59-C-7.59. Optional concept plan.

In order to encourage the orderly and staged development of large-scale mixed use centers, a concept plan may be submitted in lieu of a development plan for the entire site, as part of the zoning application. When an optional concept plan is submitted, a development plan as defined in division 59-D-1 shall be submitted for the first stage of development proposed in the concept plan's development program. A concept plan is intended to show the general location of major land use types, the land use quantities proposed, the staging or sequence of development, and such other features as enumerated in section 59-C-7.592. A development plan, as provided in division 59-D-1, must be submitted for each stage of development according to the sequence established in the concept plan. Such development plan shall be in accordance with the concept plan approved by the district council unless it is accompanied by a requested amendment to the concept plan. If a concept plan is not submitted with the application, a development plan shall be submitted for the entire site.

   59-C-7.591. Where applicable. A concept plan may be submitted, as part of the zoning application, for any proposal that meets one of the following conditions:

      (a)   A proposal which involves at least 500,000 square feet of commercial/industrial development to be in more than one stage.

      (b)   A proposal for which ultimate development is contingent upon planned public capital improvements that are not included for construction in the county's adopted 6-year capital improvements program or in the state's 6-year consolidated transportation program.

   59-C-7.592. Contents of concept plan and procedures for approval. The requirements for the concept plan and procedures for approval shall be the same as those for a development plan as enumerated in division 59-D-1 except for the following:

      (a)   In lieu of the requirements of section 59-D-1.3(d), the following items shall be shown on a generalized land use plan of appropriate scale:

         (1)   The general locations of points of access to the site.

         (2)   The location and boundaries of all building development areas including the general land use types and land use quantities proposed for each area.

         (3)   All setbacks from roads and exterior property lines.

         (4)   The maximum amount of commercial/industrial floor area proposed, and the overall floor area ratio of the commercial/ industrial uses. This is the ratio of the proposed amount of commercial/ industrial floor area to the total land area shown for commercial/industrial uses on the site.

         (5)   Where residential uses are proposed, the maximum number of dwelling units and the gross residential density expressed in terms of the gross residential building areas.

         (6)   The general location of the following:

            (a)   Open space system, including environmentally sensitive areas and active recreation areas.

            (b)   Internal circulation including both vehicular and pedestrian systems.

            (c)   All land to be dedicated to public use.

            (d)   All land which is intended for common or public use but not proposed to be in public ownership.

      (b)   In lieu of the requirements of section 59-D-1.3(e), the following information shall be included on the concept plan:

         (1)   A development program establishing the staging and/or sequence in which the various development areas are to be developed.

         (2)   The first stage of development shall include an appropriate minimum percentage of proposed commercial/industrial floor area, depending on the total amount of land in the zoning application, as follows:

 

Total Acreage Under Application	Minimum % of Total Proposed Commercial/Industrial Floor Area Required in First Stage
20 to 50 acres	25%
50 to 100 acres	20%
over 100 acres	15 %

 

         (3)   As subsequent development stages shown on the concept plan are proposed for development, a development plan as defined in division 59-D-1 shall be submitted and processed in accordance with the procedures for amending an approved development plan, as contained in section 59-D-1.74.

         Each stage of development proposed in the development program of the development plan shall involve sufficient development to enable that stage to exist as an independent entity, integrated with prior stages, but not dependent upon later stages of construction.

         (4)   The development program for a mixed use planned development should be compatible with any staging recommendations or guidelines contained in the applicable master or sector plan.

         (5)   If the total project is proposed for construction in one stage, then the concept plan shall not be submitted and development shall be depicted on a development plan in accordance with all of the standards and requirements of division 59-D-1.

         (6)   The staging relationship between the commercial/ industrial development and residential development will be evaluated as part of the development program review. More detailed decisions concerning the specific staging of different land use types will be made when reviewing subsequent development plans.

         (7)   The plan shall describe the basic source and type of energy supply for the project's heating, cooling and other energy use needs, including an evaluation of possible sources on or off the site, such as resource recovery facilities or other sources for district heating.