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CONCEPT PLAN
While not mandatory, it is suggested that subdividers prepare and submit a concept plan depicting the subdivision proposal for informal review prior to filing a formal application. On the basis of the concept plan, the city shall informally advise the subdivider as promptly as possible of the extent to which the proposed subdivision generally conforms to the Comprehensive Plan, to the design standards of this chapter and to other applicable requirements and shall discuss possible modifications.
(Ord. 04-03, passed 2-24-2003; Am. Ord. 02-09, passed 2-23-2009.)
(1) General. The concept plan application shall include a fee and processing escrow and ten sets of the required information listed below. Each set shall include: large scale plans and specifications, a reduced scale (11 inches by 17 inches) copy of plans and specifications, and the other information listed. (Note: additional sets of information shall be provided for each of the following, if applicable:)
(a) Project is adjacent to a county road or county state aid highway (one extra set);
(b) Project is adjacent to a state highway or interstate highway (two extra sets); and
(c) Project lies within a Shoreland District (one extra set).
(2) General location and site description.
(a) Name and address of developer/owner.
(b) Date of plan preparation and dates of revision.
(c) Scale of plan (engineering scale only – one inch equals 100 feet).
(d) North arrow indication.
(e) Legal description.
(f) Property location map illustrating the site location relative to adjoining properties and streets.
(g) Scaled drawing (engineering scale only) illustrating property boundaries.
(h) Proof of ownership or legal interest in the property in order to make application.
(i) Current and proposed land use and zoning.
(j) Evaluation by the applicant that the subdivision would not be determined to be premature pursuant to the criteria outlined by the Comprehensive Plan and Subdivision Chapter.
(k) Additional information as required by the Community Development Department.
(3) Resource inventory. A resource inventory, mapped at a scale of no less than one inch to 100 feet shall include:
(a) Topographic contours at two foot intervals showing rock slopes of more than 15%;
(b) Soil type locations and identification of soil type characteristics such as hydric soils, depth to bedrock and suitability for wastewater disposal systems, if applicable (Anoka County Soil Survey information);
(c) Hydrologic characteristics, including surface water courses, flood plains, delineated wetlands, natural swales and drainageways;
(d) Site vegetation, including:
1. Cover type (pasture, woodland and the like);
2. Woodland area boundaries;
3. Individual trees having a diameter at breast height of 18 or more inches; and
4. Vegetative type descriptions (deciduous, coniferous or mixed) by plant community, relative age and condition.
(e) Current land use and land cover (cultivated areas, paved areas and the like), all buildings and structures on the land and all encumbrances, such as easements or covenants;
(f) Transportation systems, including:
1. Adjoining streets;
2. Functional classifications;
3. Current and projected traffic volumes; and
4. General conditions.
(g) Visual resources (such as photographs) showing views onto the tract from surrounding roads and public areas, as well as views within the tract;
(h) Cultural resources: brief description of historic character of land, buildings and structures, historically important landscapes and archeological features;
(i) Neighborhood context: general outlines of existing neighborhoods, land uses, buildings, streets and natural features such as water bodies or wooded areas, roads, driveways and property boundaries within 300 feet of the tract. This information shall be presented on an aerial photograph at a scale of no less than one inch to 200 feet; and
(j) City data resources available to assist the developer with preparation of the resource inventory include the Lino Lakes Handbook for Environmental Planning and Conservation Development, Wild and Urban Interface Project, Metro Greenways Study and/or other studies. The resource inventory and resulting concept plan may be reviewed against the city data resources.
(4) Yield plan. If the project includes a conservation subdivision or planned unit development, the applicant shall submit a yield plan showing the maximum number of dwelling units that would be permitted given the minimum lot size and lot widths for conventional subdivisions and other requirements of the Lino Lakes Zoning and Subdivision Chapters. The yield plan need not be fully engineered, but it shall be drawn to scale and it shall identify all the major physical features on the parcel and shall include:
(a) Any required zoning changes;
(b) Minimum lot areas and widths shall be shown and shall conform with the proposed zoning for the site; and
(c) Lot areas shall consist of buildable land as defined by the Lino Lakes Zoning Chapter.
(5) Concept subdivision plan. One or more of the subdivision sketch plans meeting the intent of this chapter and including at least the following information:
(a) Open space areas indicating which areas are to be protected and defined by the purpose of the open space;
(b) Boundaries of areas to be developed and proposed general street and lot layout;
(c) Number and type of housing units and/or approximate size and location of commercial and industrial buildings as may be applicable;
(d) Areas proposed for stormwater management;
(e) Street system that interconnects neighborhoods that is consistent with the Lino Lakes transportation plan;
(f) Location of utility trunks intended to serve the site;
(g) In rural residential subdivisions, areas for on-site or communal sewage treatment systems must be highlighted;
(h) The plans shall be drawn at a scale of one inch to 100 feet; and
(i) Total area of delineated wetlands and uplands on site.
(Ord. 04-03, passed 2-24-2003)
(6) Electronic copy of all submittals. In addition to the paper copy submittals, all information shall be submitted in electronic format to allow the city to review it electronically if needed.
(Ord. 02-09, passed 2-23-2009.)
Cross-reference:
City fee schedule, see § 218.01
(1) Pre-application meeting. Prior to submitting a concept plan application, an applicant shall meet with city staff to discuss the proposed development and investigate the requirements for pursuing a development application. The city strongly recommends that this pre-application meeting occur prior to preparing plans in order to avoid the expense of changing them after the meeting to meet requirements.
(2) Neighborhood meeting. The city strongly recommends the property owner/applicant hold a neighborhood meeting for informal comment and feedback prior to submitting a concept plan application.
(3) Submittal to Community Development Department. An application for concept plan along with the associated information and a fee and processing escrow established by the City Council shall be submitted to the Community Development Department.
(4) Plan submitted to other staff. The Community Development Department shall submit copies of the concept plan and associated information to other staff, committees, consultants or agencies as appropriate.
(5) Plan submitted to City Council. The Community Development Department shall forward the concept plan submission to the city's advisory boards and City Council for their consideration at regularly scheduled meetings to solicit review and comment on the project's acceptability in relation to the city's Comprehensive Plan and development regulations. These meetings should be attended by the applicant.
(Ord. 04-03, passed 2-24-2003)
(6) City review and comments on the concept plan's relation to the Comprehensive Plan and development regulations does not grant any rights to the applicant to develop the property as depicted by the concept plan.
(Ord. 02-09, passed 2-23-2009.)
(1) The Community Development Department shall review the concept plan and shall determine if the project requires an environmental assessment worksheet (EAW), environmental impact statement (EIS) or alternative urban area-wide review (AUAR) pursuant to Minnesota Rules. If the environmental review is required, the Community Development Department shall notify the developer of the requirement.
(2) An escrow deposit as established by the City Council in addition to the standard requirements shall be submitted by the applicant to cover city costs reviewing and administering an EAW.
(Ord. 04-03, passed 2-24-2003; Am. Ord. 02-09, passed 2-23-2009.)
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