Conceptual Plan. For approval of certain large scale and phased development as set forth below.
Purpose.
A Conceptual plan is comprehensive in establishing the scope of a project, yet is less detailed than a site development plan. It provides a means to review projects and obtain conceptual approval for proposed development without the necessity of expending large sums of money for the submittals required for a preliminary and final plat approval. A conceptual plan submittal will consist of both plans and written reports.
Applicability.
A conceptual plan is required for the following developments:
1. All subdivisions containing more than 24 lots;
2. All developments in MU, P/I, I, IL. CG. CN that are to be built in phases;
3. All new PD developments; and
4. All development in the CCD in accordance with
Table 4-1 of this SLDC.
Application.
An applicant may apply for a conceptual plan by filing an application with the Administrator. A conceptual plan shall include any SRAs required pursuant to
Table 6-1 in
CHAPTER 6: STUDIES, REPORTS AND ASSESSMENTS (SRAs). The minimum area which must be included in a conceptual plan application is the entire property owned by the applicant or the portion of the property within a the zoning district under which the application is being made.
Review.
The application shall be referred to the Planning Commission and/or Board for the holding of a quasi-judicial public hearing in accordance with the procedures in
§ 4.4.3 Pre-Application TAC Meeting.
Phasing. The conceptual plan shall establish the phasing of a development.
Approval Criteria.
The criteria for approval of a Conceptual Plan are as follows:
1. Conformance to the Sustainable Growth Management Plan;
2. Viability of the proposed phases of the project to function as completed developments in the case that subsequent phases of the project are not approved or completed; and
3. Conformance to applicable law and County ordinances in effect at the time of consideration, including required improvements and community facilities and design and/or construction standards.
Conditions. Conditions may be imposed in addition to any general standard specified in the SLDC or the SGMP, as may be deemed necessary.
Amendments.
An amendment is a request for any enlargement, expansion, greater density or intensity, relocation, decrease in a project’s size or density, or modification of any condition of a previously approved and currently valid conceptual plan.
1. Minor Amendments.
Shifts in on-site location and changes in size, shape, intensity, or configuration of less than five percent (5%), or a five percent (5%) or less increase in either impervious surface or floor area, over what was originally approved or a decrease in intensity or decrease in lots, may be approved by the Administrator, provided that such changes comply with the following criteria:
a. No previous minor amendment has been previously granted pursuant to this Section;
b. Nothing in the currently valid conceptual plan precludes or otherwise limits such decrease, expansion or enlargement;
c. The proposal conforms to the SLDC and is consistent with the goals, policies and strategies of the SGMP; and
d. In the case of a decrease in intensity or decrease in lots, the overall layout, design and services proposed must be in conformance with the originally approved conceptual plan.
2. Major Amendments.
Any proposed amendment, other than minor amendments, shall be approved in the same manner and under the same procedures as are applicable to the issuance of the original conceptual plan approval.
Recording Procedures.
The conceptual plan showing the site layout and conditions of approval shall be recorded at the expense of the applicant in the office of the County Clerk.
Expiration of a conceptual plan.
The development order granting a conceptual plan shall expire after five (5) years, but may be extended by the Board for up to two (2) additional years at a time. If a phasing schedule is approved, the conceptual plan expiration shall be in accordance with that phasing schedule.
