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requirements of this Section may conflict with or duplicate some portions of the Zoning Ordinance <br />and Subdivision Ordinance of Gem Lake. Any such conflict, when it relates to the use of land in the <br />Gateway District, shall be resolved in favor of the language in this Section. All other provisions of <br />the Zoning Ordinance and Subdivision Ordinance apply within the Gateway District, including <br />provisions for Planned Unit Development (PUD) and Institutional Overlay. PUD or institutional <br />overlay proposals may be used in combination with or in place of the regulations and procedures set <br />forth in this Section. All other Gem Lake ordinances which relate to the construction of buildings <br />and use of land (including but not limited to the Landscaping Ordinance, Adult Use Ordinance, Tree <br />Preservation Ordinance, Building Code Adoption, and Pawnbroker Ordinance) apply within the <br />Gateway District. <br />9.2.2 Administration, Conditional Uses, Variance, and Appeal <br />A) The Building Type standards are intended to be employed and used to entitle the <br />construction of a building upon land in the same manner that listing a use as "permitted" <br />entitled land in other Zones defined by this Ordinance. The processing of conditional use <br />permits, variances, amendments, platted subdivisions and other land use applications which <br />may necessarily accompany an application for building approval in the Gateway District shall <br />be processed simultaneously with the review of the Gateway District proposal, whenever <br />possible. <br />B) All new construction, remodeling or expansion (except for the remodeling or <br />expansion of single-family detached dwellings) within the Gateway District requires a <br />Zoning Compliance Permit. The Zoning Compliance Permit is indefinite in duration and <br />the entitlements stated on the permit shall run with the land. A Zoning Compliance Permit <br />is granted after determination that the proposal complies with all applicable standards set <br />forth within this Section (Thoroughfare Standards, Civic Space Standards, Building Type <br />Standards, Parking, and Design Standards). As set forth below, the final approval for the <br />Zoning Compliance Permit will come from the City Council for proposals which require <br />Council approval in some form (such as a platted subdivision or conditional use permit), and <br />the Zoning Administrator for proposals which do not otherwise require Council review <br />(such as single buildings or minor subdivisions without variances). <br />C) For the purpose of providing administrative review and processing of development <br />proposals within the Gateway District, the City Council hereby appoints the Zoning <br />Administrator to serve as the primary point of contact between the City and applicants for <br />zoning approval. Upon receipt of an application for land use in the Gateway District, the <br />Zoning Administrator shall ensure that the application is complete within five (5) business <br />days of receipt. If the application is not complete, the Zoning Administrator shall return all <br />materials with an explanation of what is required to make the application complete. When <br />the application is determined to be complete, the Zoning Administrator shall distribute <br />copies of all submitted documents to the City's appointed consultants in architecture, <br />engineering and planning. The Zoning Administrator shall obtain written comment on the <br />application from each consultant before the scheduled Planning Commission review of the <br />application, or before making an administrative approval where authorized. <br />D) If a City consultant identifies a failure to meet the standards of this Section, the <br />Zoning Administrator may not administratively approve a permit for the proposal. The <br />Zoning Administrator shall meet with the applicant to attempt to resolve the deficiency, and <br />re -submit any revised or clarified proposal to the consulting professional who identified the <br />problem for review. If the consultant agrees that the deficiency is corrected, the <br />Administrator may issue the permit. <br />.J E) For applications on a City Council approval track, the Zoning Administrator shall <br />also attempt to resolve any deficiencies noted in consultant review with the applicant prior to <br />the final Council action on the proposal. The Planning Commission and City Council may <br />choose to act on the proposal within their reasonably used discretion, even if the matter is <br />