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2. Submission of Development Stage. Upon approval of the General Concept Plan, <br />and within the time established in Section 923.040.B.5 above, the applicant shall <br />file with the Zoning Administrator a Development Stage Plan consisting of the <br />information and submissions required by Section 923.030.B for the entire PUD or <br />for one or more stages thereof in accordance with a staging plan approved as part <br />of the General Concept Plan. The Development Stage Plan shall refine, <br />implement and be in substantial conformity with the approved General Concept <br />Plan. A Detailed Plan shall be deemed not to be in substantial conformity with an <br />approved General Concept Plan if it: <br />a. Departs by more than five (5) percent from the maximum density <br />approved for the PUD or exceeds the implied maximum density <br />established by the Comprehensive Plan for the area in which the PUD will <br />be located. <br />b. Decreases by more than five (5) percent the area approved by public and <br />common open space or changes the general location of such areas. <br />c. Relocates approved circulation elements to any extent that would decrease <br />their functionability, adversely affect their relation to surrounding lands <br />and circulation elements or reduce their effectiveness as buffers or <br />amenities. <br />d. Significantly alters the arrangement of land uses within the PUD. <br />e. Delays by more than one (1) year any stage of an approved staging plan. <br />f. Departs from the General Concept Plan in any other manner which the <br />Planning Commission shall, based on stated findings and conclusions, find <br />to materially alter the plan or concept for the proposed PUD. <br />3. Review and Action by City Staff and Planning Commission. Immediately upon <br />receipt of a completed Development Stage Plan, the Zoning Administrator shall <br />refer such plan to the following City staff and/or official bodies for the indicated <br />action: <br />a. The City Attorney for legal review of all documents. <br />b. The City Engineer for review of all engineering data for compliance with <br />the requirements of this Ordinance and review of the City/Developer <br />Agreement. <br />c. The City Building Official for review of all building plans for compliance <br />with the requirements of this Ordinance, the Minnesota State Building <br />Code and any other applicable federal, state or local codes. <br />d. The Zoning Administrator for review of all plans for compliance with the <br />intent, purpose and requirements of this Ordinance and conformity with <br />the General Concept Plan and Comprehensive Plan. <br />e. The City Planning Commission for review and recommendation to the <br />Council. <br />f. When appropriate, as determined by the Zoning Administrator to other <br />special review agencies such as the Watershed Districts, Soil Conservation <br />Services, Highway Departments, or other affected agencies. All staff <br />Little Canada Zoning Ordinance Administration -PUD <br />923-12 <br />