Chapter 18.22 Clustered Open Space Zone (COSZ)
Section 18.22.040 Approval Process.
A. Pre-application conference with staff member. Any person wishing to construct an
COSZ shall meet with a staff member, check and review the zone information, obtain application
and review procedures, obtain information from the City regarding the City's plan of land use,
streets, water, sewer, traffic, trails and parks, and public facilities; and have discussion about
public participation meetings and other requirements affecting the land to be developed. The
developer shall then prepare plans and seek approval based on the information received and the
process outlined below.
B. Concept Plan. The purpose of the Concept
Plan Review is to explore general feasibility
early in the planning process. The intent of requiring a Concept Plan is to help avoid unnecessary
and costly delays when pivotal information or necessary resources are not available because they
were not addressed until later in the process. The Concept Plan procedure does not insure or
provide approval of the development. It is however an important preparation, review and
educational component of the overall approval process. While more flexible in nature than the
subsequent steps of Preliminary and Final Approvals, the Concept Plan still needs to be carefully
prepared and thoroughly reviewed to be useful. As part of the Concept Plan, the developer shall
1. An application for development.
2. A written description of how
the development will comply with and promote Heber
Citys Vision and Clustered Open Space Zone.
3. A description of the type
of development and project name.
4. A plan which shows a simple
concept of the major features of the development
including roads in relation to existing conditions and developments within one-fourth (1/4) of a
mile of the outside boundaries of the development. Handwritten plans will not be accepted. The
Concept Plan shall be submitted on two (2) full-size, 24 x 36 copies, and twenty (20) 11"x
copies of the Concept Plan shall be submitted to the Planning Commission.
5. Title ownership information
and a current Preliminary Title Report. If the applicant is
not the owner listed on the Preliminary Title report a written consent to the application signed by
the title holder must be provided.
6. Lot or unit pattern and size(s).
7. Number of lots or units and
conformance with the zone.
8. The types of buildings in
the project by use and the architectural elevations and style.
9. Any plans for common area.
10. Any plans for common amenities.
11. Any public dedication proposals.
12. Conceptual Landscape Plan.
13. Any open space provisions
including the following information:
size. (Meeting a 50% minimum open space requirement)
of how the open space plan conforms to the standards for open space.
off-site open space trading provisions as allowed by this Ordinance shall be
taken to the City Council for approval before applying for preliminary plan approval.
14. The trails proposed within
15. A topographic map that is
suitable for electronic mapping analysis.
16. With regard to any issues
involving Sensitive Lands;
information related to such issues involving the project.
to identify potential sensitive land issues and a plan for how to address
regarding potential wildlife issues with the project, and surrounding area
which might be impacted.
17. A summary of the water rights
status for the proposed project detailing how much is
owned now versus how much is estimated to be needed to complete the project and service the
18. Letter of submittal for the
concept plans to the Heber Valley Fire Special Service
District that transmits the plans to them.
C. Preliminary Plan. After review of the Concept Plan
by the Planning Commission, the
developer shall prepare a preliminary plan and shall submit two (2) copies of the plan on 24 X
36 sheets and twenty (20) copies of the plan on 11 X 17 size paper to the Planning
Commission for its recommendation to the City Council. The purpose of the Preliminary Plan is
to demonstrate how the proposed development plan will be able to meet the standards required
under the Zoning Ordinance and other applicable law or regulation after considering the issues
and recommendations found during the concept review phase. While the preliminary plan is not
expected to contain construction drawings, it is expected that the preliminary plan will
demonstrate compliance with this code. The preliminary plan shall contain the following
information (if any of the following information is satisfied by the information submitted during
the concept plan review, that same information must be included again with the preliminary
1. Description of how the development
will implement Heber Citys Vision.
2. Type of development.
3. Name of development.
4. Applicant entitys name,
primary contact name, civil engineer, architect, designer and
attorney, with respective contact addresses, phone numbers, fax numbers, and email addresses
5. Legal description with recorded
section coordinates tie.
6. Zone boundaries and designations.
7. North point and a scale consistent
with a scale that is on a standard engineering scale
8. A statement that lists the
issues discussed during the Concept Review and reconciles
those issues with the Preliminary Application being submitted at this time.
9. A site plan showing location
of all buildings, building pads, lots or structures, the
elevation view of all structures accompanied by estimates of cost to purchase or rent, including a
description of building materials to be used in the construction of all units.
10. Dimensioned side, rear and
front yards, including the required side, rear and front set
backs pursuant to City Ordinances and Requirements.
11. Location and description
of all recreational and open space areas and facilities.
12. Topography shown by contours
at no greater interval than two (2) feet except that a
greater interval may be permitted when the property is outside the survey boundary if specifically
authorized by the Planning Commission.
13. The outside boundary of the
14. Tabulation of land use, including:
area, open space, building area, and dedicated streets;
and parking (all the above shown in acreage and percentage);
of units and project density;
of units by number of bedrooms, where applicable; and
spaces (covered and uncovered), where applicable.
15. Identify who will hold title
for any open space and open space easements at the
conclusion of Development.
16. Adjacent property owners,
including their respective mailing and physical addresses
and telephone numbers.
17. Proposed circulation pattern
including, private and public streets and sidewalks.
18. Typical street or roadway
19. A detailed statement and
illustration of how the project will mitigate Sensitive
Lands identified in the Concept Phase.
20. Existing and proposed easements,
waterways, utility lines, canals and ditches, with
specifications of ownership, and disclosures of who is responsible for, and how such will be
maintained. This information shall include verification of compliance with all local, state and
federal regulations with regard to said easements, waterways, utility lines, canals and ditches.
21. A plan for accommodating
trails, waterways, ditches and canals.
22. Proposed and existing sewage
23. Existing and proposed storm
drain system with the related run-off calculations for the
development site including routing the runoff water that leaves the site to a City storm drain or
natural drainage approved by the City to accept the water.
24. Existing and proposed water
system indicating size of water lines and fire hydrant
locations. Indications as to the capacity of the water system as it relates to the project when
25. More detailed (than concept)
landscape plan indicating areas of landscaping and
irrigation and the various types of landscape materials.
26. A noxious weed control plan.
27. Letter of intent signed by
the applicant stating the following information when
theme of project
of common area amenities
schedule for completing common area amenities
28. Any other information City
staff or the Planning Commission may determine
necessary relating to the particular site of the proposed project.
29. Evidence of sending an 11
x 17" copy of preliminary plan to QWest, Questar Gas,
Heber Light & Power, ComCast (Cable Company), Heber Valley Fire Protection Special Service
District, and Wasatch County Solid Waste Disposal District.
30. An updated preliminary title
report as of the date of the Preliminary application.
31. A list of the documentation
that will be required at Final Approval to implement the
plans for the development and keep it maintained after approval.
D. Final Approval. The developer shall submit final development
plans, approved by the
City Engineer, to the Planning Commission. Said plans shall conform to all City Engineering and
Title 17 Subdivision standards and requirements of the Heber City Municipal Code. The
Planning Commission shall review and make its recommendation to the City Council. The City
Council shall have ultimate authority to accept, modify or reject, or send back to the Planning
Commission for further review.
(2007-07, Adopted, 02/01/2007)