36.080 Concept Plan

A. Concept Plan of Proposed Development. Prior to submission of a Preliminary Plat, a Concept Plan is required for all development within the Utah Lake Shoreline Protection Overlay Zone. The Concept Plan gives the applicant, staff, Planning Commission, and City Council an opportunity to discuss the project in the conceptual stage. The applicant can use the Concept Plan meetings to receive direction on project layout as well as discuss the procedure for approval, the specifications and requirements that may be required for layout of streets, drainage, water, sewerage, fire protection, and similar matters prior to the preparation of a more detailed preliminary subdivision plat. Sections 11.010 through 11.030 of the Development Code identifies the requirements for Concept Plan. The concept plan shall be prepared at the same scale as the site features map. B. Development Design Approach. Applicants shall demonstrate that their Concept Plan is consistent with the following approach and principles for designing a development project in sensitive areas: 1. Avoid Undue Impacts. Development on the subject parcel shall be configured so as to avoid undue impacts to site features identified in the site features map, including riparian areas, known habitat of threatened, endangered, and sensitive species, the 100-year floodplain, wetlands, public access locations, existing or planned trails and trail corridors, significant stands of trees or significant individual trees, cultural and historic resources, high ground water areas, secondary stream corridors, and water supply protection areas. 2. Identify Site Features. Identify those areas of the development parcel containing or supporting important natural resources, features, and functions as described in Section 36.070. 3. Locate Building Envelopes. Building envelopes shall be located to protect important site features. The location of building envelopes shall also reflect the design objectives identified in this chapter. 4. Align Streets and Trails. The minimum length and network of streets necessary to access each lot shall be identified with consideration given to conforming the street to the natural landscape. Proposed trails shall be identified _____________________________________________________________________________________ Adopted 06/12/12 where access to designated public trails and open space is appropriate, to provide for pedestrian circulation within the development and to provide for pedestrian access to areas outside the development. Commission or City Council provided that the overall intent of this section is achieved by the alternative design. A. General Standards. 5. Identify Lot Lines. Lot lines for building parcels shall be identified. The placement of the lot lines shall give consideration to the important site features, and shall conform to the natural features of the landscape to the greatest extent possible, e.g., lines of boundary trees, streams, habitat areas, etc. The delineation of lots shall also consider opportunity for future owners to reasonably expand the structures on the lot. C. Phasing Plan. 1. When a development will not utilize the entire parcel and there is potential for future development of the parcel or any of the lots being created, the application for concept review shall include a phasing plan showing the potential future utilization and interim management plans for the balance of the parcel not being developed. 2. The phasing plan is a sketch plan with no engineering details, intended to be conceptual in nature, and to demonstrate that the current development proposal will not compromise important conservation values or the long term development of the parcel. 3. The phasing plan shall show the relationship of the proposed development area to the balance of the parcel and to adjacent land. This plan shall analyze the conservation and development potential of the remaining area of the parcel and shall show, in general terms, the potential street network, open space areas, and development areas in a manner that demonstrates that both the proposed development and the future development can occur so that it conforms to the requirements of this chapter and preserves the significant natural resource values of the entire parcel.