A. 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 approve or reject the concept plan.
B. Document Requirements: The following items shall be submitted to the zoning administrator for concept plan review:
1. Application; Fee: An application and fee for concept plan approval explaining the proposed project.
2. Environmental Review: An environmental review of the subject development is required.
a. For minor size developments/subdivisions (under 10 lots per project or phase), a review of the following minimum environmental impacts shall be required:
(1) Erosion, dust, soils and topsoil loss;
(2) Grades, slope stability and geologic hazards;
(3) Ground water, drainage, watercourses, flood hazards;
(4) Vegetative types and landscaping;
(5) Wildlife and habitat;
(6) Essential urban services presently available;
(7) Fire potential; police enforcement;
(8) Accumulation of solid and liquid wastes, water quality, discharge of smoke, noxious odors, air quality;
(9) Potential areawide economic impact of the development;
(10) Noise, lighting, sound, vibrations, visual impacts, etc.;
(11) Traffic congestion.
b. For moderate size developments/subdivisions (10 to 30 lots per project or phase), a review of the following minimum environmental impacts shall be required:
(1) Erosion, dust, soils and topsoil loss;
(2) Grades, slope stability and geologic hazards;
(3) Ground water, drainage, watercourses, flood hazards;
(4) Vegetative types and landscaping;
(5) Wildlife and habitat;
(6) Essential urban services presently available;
(7) Fire potential; police enforcement;
(8) Accumulation of solid and liquid wastes, water quality, discharge of smoke, noxious odors, air quality;
(9) Water quality;
(10) Discharge of smoke, noxious smells;
(11) Air quality;
(12) Potential areawide economic impact of the development;
(13) Noise, lighting, sound, vibrations, visual impacts, etc.;
(14) Traffic congestion.
c. For major size developments/subdivisions (30 plus lots per project or phase) an environmental impact assessment performed by a licensed professional engineer is required.
3. Conflicts; Mitigation: The applicant will address identified conflicts and propose mitigation of all adverse aspects of the plan.
4. Vicinity Map: A map showing where the project is located in the city (on a sheet 8 inches by 11 inches).
5. Site Plan: A simple neatly drawn plan (on a sheet 8 inches by 11 inches), representative of the project site and proposed development that is to scale, clearly legible and includes:
a. Applicant name, address and phone number, date of submittal;
b. Property boundaries with dimensions;
c. Street and street number and/or name;
d. Zoning designation;
e. Watercourses;
f. General topography of the land;
g. Proposed use, buildings and site improvements.
C. Concept Plan Review:
1. Upon receipt of the complete concept plan application, the zoning administrator shall distribute copies as necessary to the technical review committee and other agencies for review and comment.
2. The zoning administrator shall review the concept plan application for compliance with all applicable regulations. The zoning administrator shall notify the property owner or developer of approval, denial, noncompliance, or the need for other information which may assist staff and the planning and zoning commission to evaluate the proposed development.
3. Where it is determined by the planning and zoning 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 in writing.
D. 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.
2. The developer may apply for preliminary design plan approval after concept plan approval is granted. Concept plan approval shall be valid for one year from the date on which the concept plan was approved. Resubmission of the concept plan may be required by the planning and zoning commission prior to filing an application for preliminary design approval. (Ord. 2008-002, 2008)