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XMiere transit service is available or planned, site plans shall provide plcas.ant and convenient access to transit stops. Where transit shelters are provided, they shall be placed in locations that promote security throughnatural surveillance and visibility. and shall be well -lighted and weather protected. 9.7.4..Civic. Space Placement. The plans should identify the 10%.or more of thge:total acreage ih development Which aiill. biz developed as Ci`iic. Space. Layout and relation to surrounding thoroughfares should be clearly depicted on the plans. If a development is proposed in phases;. the 10% Civic Space requirement shall be .calculated for thedevelopment as a wh6le; instead of for each. phase. The apportiodment.of Civic Space dedication may be unbalanced among the proposed phases; though any initial. phase of a development must include arleast one Civic Space in proportion to the.size of the. phase Phased development plans which.propose to meet over Half of the Civic Space requirement in a second or later. phase must include a timetable which shows the development dedicating or .building at least half of the required Civic Space within.3 years of initial development approval. 9.7.5 Building Placement Standards. The. -types .of buildings proposed in the plan and:their placement within theproperty is governed by the Building Type Standards set forth at Section 9-6and. depicted in Figures 6 through 15. The plan must depict thetypes of buildings intended for construction, their proposed disposition, :any incentives .sought by virtue of the intended design of ant, buildings .or arrangement of building types; and ally. special requiremcnts or requests for vMarice required to implement the buildingplacement plan. 9.7.6 Design Review. The Zoning:Administmtor shall refer all applications requiring evaluation of the Design Standards in 9:10 to the City Architect. The Architect shall review the development plan and .supporting documents f6r. conformance xvith the Design. Re6cw guidelines at Section 9.10 :and provide written comment to the —Zoning Administrator. If any deficiencies are noted by the City Architect in the design when the applying the Design Standards, the::Arehtect:•shall desczbe the:deBcicnc . and. s est at ]east one comply*alternative : =, :; 4r; �q7 7ypp a.•iY'St ,;r.,,. a..� -•.J• __L7a j. r b. V.7 Evaluatio'' f Tncdt fives.. Any ince``o-fves rxeated]y ie,City Council; ;and in effect at the titxre'o;E development = s plication ma ]C sou lit by the applicant, The incentive �tteins and allowances; and their effect on the overall I7evelo ment.Pla i sha]l .f : a"" p�ie`d:'. "�` , Ci Cvt rich ur ess sped a =: e1'"''ted`.witlrin the oicdruance creating the a livable. ii deative r'Ilie Loriii3 Administxa o s€�all; co f>tix with east one Cr consultant �;: s directed b 1?P a.:. g:=..:= ainance or t-tlhe t t'-ginisttator ";,;.hest .discXe Eo T `�i ''bmi to valuate the xo osed .incentives and. make a eti .� p. p a e zecontinentl ..4049'to thelap" roving aut) '?` i . Ifincerrtives area �4l eel for ,ttl e a licant and Zonin cL ninistrator shall rea eemeiit on the lication of inceztiv s`' `'riox to submi • `` theta ltcakion to the Plannin "„Commission..If any applied -for incentives are recommended for rejection, the applicant may elect to re -submit portions of the. plans. .t ... incorporate the recommendation without incurring new application fees;. the applicant electing to plans shall submit a written statement agreeing to% an extension of applicable timelines under 14fi n.. Stat. 5 15.99, Minn. Stat. 462358, and other applicable laws. and ordinances.. the extension request shall be indefinite; the Citysliall:process the re -submitted; materials within the timelines. specified by law; treating the date of re=submission as the. first day of any applicable rime. period. 9.8 flans for Re -development of Single Lots or Small Subdivisions. An: applicant shall follow the following. procedure when seeking :approval for new building construction .(not an addition or expansion to. an existing building) upon land% which was developed at the time of the application, either xequires no subdivision. oris eligible for minor subdivision. Approval, and for which no new streetsare required. Sur_h. application, should be processed fora Zoning Compliance Permit administratively by the Zoning Administrator unless the. proposal. requires conditional use permit or. variance.approval. 9.8.1 Sugginted Pre&m.tation..The plans for this type of development shall use the Building.Type templates at Figures 6 through 1.5, as. allowed by the sub -zone in which the property lies.. Plans should introduce new lot lines; if any;. and. then depict the placement and. disposition:o.f the.pxoposed building. typefor each.lot. M;2 Required Submissions. The applicant shall subunit four (4) sets of the application materials listed. in 9.7.2. The. Zoning Administrator may allow. the applicant to omit certainitches if it is clear that -they .are not.applicable to the overall proposal. In all circumstances,the proposal shall include theelements required for review. under Sections 9.7.5 (Building Type) and 9.7.6 (Design). 9.8:3 Connectivity requirements: 1y11v1e improvements to an existing roadway are not required,. plans under this subsection must. indicate how . the proposed construction would relate to the roadway if it were reconstructed in Updated June 5, 2017. Gem Lake Consolidated Land Use Ordinance — Page 54