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§ 6.12.260 <br />ORONO CODE <br />facie evidence that such nonconforming use was <br />either illegal or did not lawfully exist on January <br />1, 1975. <br />(Code 1984, § 10.07(1)—(5); Code 2003, § 78-46) <br />Sec. 6.12.270. Concept plan. <br />(a) Purpose. The concept plan serves as the <br />basis for conceptual discussion between the city <br />and the applicant. There are two general types <br />of concept review: Policy and land use. Policy <br />concept review allows the council to provide <br />informal comments related to land use policy <br />(i.e., would the council be willing to consider a <br />rezoning or land use amendment). A land use <br />concept review process provides the applicant <br />with an opportunity to submit a plan showing <br />the basic intent and the general nature of the <br />entire development. Neither the city council nor <br />the planning commission will take any formal <br />action to approve or deny the application. Com- <br />ments, remarks, or observations made by the <br />city council, planning commission, or city staff <br />on the concept plan are not binding on the city <br />for subsequent stages. <br />(b) Requirements. <br />(1) A concept plan review may be completed <br />for projects requiring one or more of the <br />following applications: <br />a. Land use amendment <br />(comprehensive plan amendment). <br />b. Zone change. <br />C. Zoning or subdivision ordinance text <br />amendment. <br />(2) A sketch plan may be prepared for certain <br />subdivisions as outlined in section <br />6.20.350. <br />(c) Concept plan application. The planning <br />commission shall review all concept plans based <br />upon the applicant's application. Complete <br />applications shall include the following: <br />(1) Completion of all items on the concept <br />plan application form; <br />(2) Information on the proposal to suf- <br />ficiently communicate the request; <br />(3) Any additional information requested by <br />the zoning administrator; and <br />(4) Payment of the concept plan review fee. <br />(d) Concept plan review and recommenda- <br />tions. <br />(1) Concept plan review standards. City staff, <br />the planning commission and city council <br />shall study the concept plan, taking into <br />consideration the requirements of gener- <br />ally accepted planning practice, applicable <br />ordinances, and the comprehensive plan. <br />(2) Recommendations to the applicant. After <br />reviewing and discussing the concept <br />plan, the planning commission and/or <br />zoning administrator may advise in a <br />general manner the applicant of the <br />changes or additions, if any, which are <br />recommended. <br />(3) Council review. Following planning com- <br />mission review, the council may review a <br />concept plan as was originally applied or <br />in modified form. The council may provide <br />comment on the proposal. <br />(Code 2003, § 78-47; Ord. No. 168(3rd series), <br />§ 1, 5-9-2016) <br />Sec. 6.12.280. Public hearing. <br />When required by this chapter, a public hear- <br />ing shall be held. <br />CD6:34 <br />(1) A notice of the time, place and purpose of <br />the hearing shall be mailed at least ten <br />days before the day of the hearing to each <br />owner of affected property and property <br />situated wholly or partly within 500 feet <br />of the property. For the purpose of giving <br />mailed notice, the person responsible for <br />mailing the notice may use any appropri- <br />ate records to determine the names and <br />addresses of owners. A copy of the notice <br />and a list of the owners and addresses to <br />which the notice was sent shall be attested <br />to by the responsible person, and shall be <br />made a part of the records of the proceed- <br />ings. The failure to give published or <br />mailed notice to individual property <br />owners or defects in the notice shall not <br />