Submit concept plan to zoning administrator. Applicants shall submit a concept plan which will enable a review of a proposed project for general scope and conditions which might impact the proposed project and the city. The planning commission shall either recommend the plan or recommend the plan with conditions to the city council, or reject the concept plan. The city council shall either approve the concept plan or approve the concept plan with conditions or reject the concept plan.
A. Document Requirements: The following items shall be submitted to the zoning administrator for concept plan review:
1. An application for concept plan approval explaining the proposed project.
2. A competent environmental impact report will be prepared by the applicant or the city and other appropriate agencies that have pertinent information and/or jurisdiction regarding subject project. The city may elect to prepare or evaluate the environmental impact report and charge the applicant for the associated costs. Developments requiring an environmental impact report include the following, except where the planning commission determines the scope may be reduced or waived:
a. Subdivisions;
b. Mobile home parks, etc.;
c. Any large development over five (5) acres; or
d. When subject site has been determined to be a sensitive area under the provisions of this title; or
e. Is such in the opinion of the zoning administrator.
3. The city shall notify all appropriate agencies or other parties with legitimate interests and all landowners of property located within three hundred feet (300') of the boundary of the proposed development. Notified parties shall have fourteen (14) days to submit written comments limited to environmental concerns on the following topics:
a. Erosion, dust, soils and topsoil loss;
b. Grades, slope stability and geologic hazards;
c. Groundwater, watercourses, flood hazards and areas;
d. Vegetative types;
e. Wildlife and habitat;
f. Essential urban services presently available;
g. Fire potential;
h. Accumulation of solid and liquid wastes;
i. Potential area wide economic impact of the development.
4. The applicant will address identified conflicts and mitigate all adverse aspects of the plan.
5. Location map. A map showing where the project is located with the proposed name.
6. Vicinity plan. An aerial map at a scale of one inch equals one hundred feet (1" = 100') or other competent base map showing the area within six hundred feet (600') of the project boundaries giving context to the proposed development. The following elements shall be drawn to scale on said map:
a. Proposed streets;
b. Buildings (not already shown);
c. Public facilities;
d. Utilities;
e. Boundaries of zoning districts;
f. Taxing and other special districts;
g. Watercourses, impoundments, streams, springs, wells, floodplains, and areas subject to continuous or occasional flooding;
h. Significant vegetative patterns;
i. Geologic hazards, formations and soils type;
j. Names of all property owners within three hundred feet (300');
k. North arrow;
l. Topographic contours at no greater interval than two feet (2').
7. Sketch/site plan. A scaled drawing of and information pertaining to a proposed development site. A site plan shall include the following:
a. The name, telephone number and business address of the developer and owner;
b. The name, telephone number and business address of the project designer;
c. The dimensions of the site and total acreage, with proposed density;
d. North arrow and scale of the drawing;
e. A proposed lot layout showing approximate size of each lot;
f. A description of the type of culinary and irrigation water systems proposed; also, documentation of water rights and secondary water shares;
g. A description of those portions of the property which are included in the most recent flood insurance rate maps prepared by FEMA;
h. Locations and names of existing and proposed buildings;
i. Locations and names of existing and proposed streets; (Ord. 93-5, 7-6-1993, eff. 7-15-1993)
j. Public and private easements related to site, including trails and parks as indicated in the parks, trails and recreation study and plan; (Ord. 05-14, 12-13-2005)
k. Existing survey monuments;
l. Watercourses and impoundments;
m. Location and description of existing and proposed vegetation;
n. Location of proposed parking;
o. Location and size of utility service (water, sewer, power, gas, telephone cable) lines;
p. Location of proposed or sewer connection;
q. Preliminary location of all proposed on site uses and desired improvements (and off site improvements if considered essential at this stage). The plan is to convey information that is necessary to determine feasibility and identify problems that need to be solved in the preliminary design plan.
8. Upon request of the planning commission, a market analysis can be required for large scale developments, subdivisions, mobile home parks and recreational vehicle parks. (Ord. 93-5, 7-6-1993, eff. 7-15-1993)
9. Where the proposed development boundaries are within the city sensitive lands area, a soil/geologic report as outlined in chapter 12 of this title shall be submitted. This requirement may be waived by the planning commission if the proposed development is five (5) acres or less and is recommended by the city engineer. (Ord. 01-05, 4-3-2001)
B. Concept Plan Review:
1. Upon receipt of the complete concept plan application, the zoning administrator shall distribute copies to the development review committee, and other agencies and, as applicable, to the parks, trails, arts and recreation advisory board for review and comment. (Ord. 05-14, 12-13-2005; amd. 2012 Code; Ord. 2014-01, 1-7-2014)
2. The zoning administrator shall review the concept plan application for compliance with all applicable regulations. The zoning administrator shall notify the developer of approval or denial (for noncompliance), the concept plan review findings and comments, and the need for other information which may assist the planning commission to evaluate the proposed development.
3. Where it is determined by the planning commission or zoning administrator after review of the concept plan that one or more of the application requirements and procedural steps are not applicable to the project under consideration, such requirements may be waived.
C. Concept Plan Approval:
1. A denied concept plan shall not constitute an absolute disapproval of the proposed development, but rather shall operate in a manner as to give the developer guidance to the requirements and constraints for development within the city. (Ord. 93-5, 7-6-1993, eff. 7-15-1993)
2. The developer may apply for preliminary design plan approval after concept plan approval is granted. (Ord. 01-05, 4-3-2001)