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Updated January 2025 – Gem Lake Consolidated Land Use Ordinance No. 131 132 5. The Minor Subdivision created by these proceedings shall be recorded with the County Register of Deeds within sixty (60) days after the date of approval by the City Council. If not recorded within this time period, the approval of this subdivision by the City shall be considered void. 7. Severability. It is the intention of the City Council that the several provisions of this section are severable and that if any court of competent jurisdiction shall adjudge any provision of this section or application thereof to be invalid, such judgment shall not affect any other provisions of this section not specifically included in said judgment. 8. Conflict and Interaction of Ordinances. Whenever there is a conflict between minimum standards or dimensions specified herein and those contained in other official regulations, resolutions, Codes or Ordinances of the City, the most restrictive standards shall apply. 9. Rules and Definitions. 1. The language set forth in the text of this section shall be interpreted in accordance with the following rules of construction: 1. The singular number includes the plural, and the plural the singular; 2. The present tense includes the past and future tenses and the future the present; 3. The word “shall” is mandatory while the word “may” is permissive; 4. The masculine gender includes the feminine and neuter; 5. Whenever a word or term defined herein appears in the text of this section, its meaning shall be construed as set forth in such definition thereof; 6. All measured distances expressed in feet shall be to the nearest tenth of a foot. 10. Filing and Review Procedures of Plans. 1. Sketch Plan. In order to insure that all applicants are informed on the procedural requirements and minimum standards of this section and the requirements or limitations imposed by other City Codes, Ordinances or Plans, the applicant shall submit three (3) copies of a Sketch Plan to the Zoning Administrator. (see Section 25.12 for details of what is to be included in a Sketch Plan) The applicant also shall arrange a pre-application meeting with the Zoning Administrator, the Planning Commission and the City Engineer to r eview and discuss the proposed development. 2. Preliminary Plan. 1. Filing. The subdivider shall submit to the Zoning Administrator the following: 1. A completed Subdivision Application form; 2. Ten (10) copies of the Preliminary Plan and at least one reduced (8 ½ X 11 or 8 ½ X 14) Preliminary Plat; 3. The required fees. The base fee for a subdivision application shall be established by the city council from time to time and published with all other City fees and charges. This fee is non - refundable. In addition to the base fee, the subdivider shall deposit funds with the City for payment of expenses incurred through staff time and from all outside sources including, but not limited to, engineers, attorneys, and outside consultants employed specifically for review and processing the application. The deposit shall be based on the city clerk’s estimate of staff and consultant time required, but in no case shall the deposit exceed one percent (1%) of the current - year market value of the land to be subdivided, as determined by the Ramsey County Assessor. Any amount over the base fee not expended by the city will be refunded within thirty (30) days of final action on the application (i.e. final plat approval or application denial). Expenses in excess of the filing fee and deposit that the City incurs shall be borne by the subdivider and paid prior to final approval;