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4.c Concept Plan Review{ S1.1-1NDIA Staff Report Date of Meeting: August 1, 2017 To: Planning Commission From: Neil Soltis, Administrator Re: Concept Plan review Background: At the July meeting the Commission requested a discussion of concept plan review for large projects be discussed. Current the Development Code provides for review of concept for site plans and subdivisions. Site Plan —There is no requirement that an applicant submit a sketch for pre -application review. If the applicant requests a review, it is the Zoning Administrator's prerogative to refer the sketch to the Planning Commission and / or Council for discussion, review, and informal comment. It is important to note that the comments provided to the applicant are advisory only and not a binding decision. Approval of minor projects may be administrative approved while major projects require Planning Commission review and recommendation to the City Council. Subdivision — Applicants for a major subdivision (see definitions below) are required to submit a concept plan to the Zoning Administrator and, if requested by the applicant or recommended by the Zoning Administrator, to the Planning Commission. Again, the Planning Commission or Council cannot take informal or formal action based on the concept plan review and discussion that occur at this stage cannot be construed s approval or denial of the proposed plat. (27) Subdivision, Major: All subdivisions not classified as minor subdivisions including, but not limited to, subdivisions of 4 or more lots, or any size subdivision requiring any new street or extension of an existing street. (28) Subdivision, Minor: Any subdivision containing 3 or less lots fronting on an existing street, not involving any new street or road, or the extension of municipal facilities, or the creation of any public improvements, and not adversely affecting the remainder of the parcel or adjoining property, and not in conflict with any provisions or portion of the Comprehensive Plan, Official Map, Zoning Regulations or these regulations. The applicable excerpts from those development code section follow this cover memo. SECTION 1.0 SITE PLAN REVIEW 1.1 Purpose. The purpose of this section is to establish a formal site plan review procedure and provide regulations pertaining to the enforcement of site design standards consistent with the requirements of this Development Code. 1.2 Exceptions to Review. The following shall be exempt from the following requirements: (1) Agricultural uses in the AG -C, AP and GR Zoning Districts. (2) Single family detached dwellings and related accessory uses. (3) Two family attached dwellings and related accessory uses. 1.3 Pre -Application Sketch Review. (1) Prior to the formulation of a site plan, applicants may present a sketch to the Zoning Administrator prior to filing of a formal application. The sketch may be conceptual and may include the following related materials: (A) A scale drawing of the proposed site with reference to existing development within 200 feet of adjacent properties. (B) General location of proposed structures. (C) Tentative street arrangements, both public and private. (D) Amenities to be provided such as recreational areas, open space, walkways, etc. (E) General location of parking areas. (F) Proposed sewage disposal facilities, water service and storm drainage. (G) A statement showing the proposed density of the project with the method of calculating said density also shown. (H) Extent of and any proposed modifications to land within any applicable Overlay Districts as described and regulated by this Development Code. (I) Topographic contours at 2 foot intervals. (J) Wetland delineation. (K) Proposed general schedule of development. (L) Information on the proposed developer. (M) Other information or materials useful in reviewing the sketch. (N) Letter of concurrence from landowner, if the landowner is not the applicant. (2) The Zoning Administrator shall review the sketch and provide informal comments. The City of Scandia Development Code, Chapter 1 Zoning Administrator shall have the prerogative and authority to refer the sketch to the Planning Commission and/or City Council for discussion, review, and informal comment. Any opinions or comments provided on the sketch by the Zoning Administrator, Planning Commission, and/or City Council shall be considered advisory only and shall not constitute a binding decision. (3) Requests for pre -application sketch review shall be submitted to the Zoning Administrator. If the sketch is to be reviewed by the Planning Commission and/or City Council, as determined by the Zoning Administrator, the sketch shall be accompanied by a list of property owners within a specified distance of the subject property in a format prescribed by the Zoning Administrator. The specified distance shall be consistent with the greatest distance required for the applications that the proposed project would require. 1.4 Minor Projects. Site plans classified as minor projects and may be administratively approved by the Zoning Administrator in lieu of Planning Commission review and City Council approval. (1) Definition of Minor Project. (A) The site and the use must be in compliance with the Comprehensive Plan. (B) The use must be explicitly classified as a permitted or accessory use within the respective zoning districts of this Chapter. (C) All applications for site plan approval must be complete and in full accordance with the requirements of this Chapter. All applicable fees shall be paid. (D) All project proposals and site plan layouts must meet or exceed the standards of all applicable codes, ordinances, and policies and must be free of any variances from those standards. (E) All sites must be legal parcels of record at the time of application. (2) Procedures for Review of Minor Projects. Pursuant to Minnesota Statutes 15.99, an application for site plan approval shall be approved or denied within 60 days from the date of its official and complete submission unless extended pursuant to Statute or a time waiver is granted by the applicant. Pursuant to Minnesota Statutes 15.99, the City staff is hereby authorized to extend the 60 day time limit by a time period not to exceed 60 additional days, provided written notice of such extension is provided to the applicant before the end of the initial 60 day period. Extensions may also be requested by the applicant. Additional City requirements for administrative approval of eligible site plans shall be as follows: (A) Requests for site plan approval, as provided in this Chapter, shall be filed with the Zoning Administrator on an official application form. The applicant's signature shall be provided on the application form. Additionally, if the applicant is not the fee owner of the property, the fee owner's signature shall also be provided on the application form, or the applicant shall provide separate written and signed authorization for the application from the fee owner. Such application shall be accompanied by 1) a fee, and an escrow deposit to be applied in reimbursement of the City for all out-of-pocket costs that are incurred for processing, reviewing and hearing the application, as set forth by City Ordinance, and 2) detailed written and graphic materials, the number and size as prescribed by the Zoning Administrator, fully explaining the proposed change, City of Scandia Development Code, Chapter 1 development, or use. (B) Plan review will be in accordance with established procedures including the coordinated review by other City departments and divisions as determined by the Zoning Administrator. (C) Administrative approval including all applicable conditions and requirements shall be made in writing by the Zoning Administrator, and the applicant, in addition to all other applicable requirements, shall submit a written acknowledgment of that approval prior to the commencement of any development and prior to the issuance of any permits. (D) Any unresolved dispute as to administrative interpretation of City Code, ordinance, or policy requirements may be formally appealed pursuant to Section 7.0 of this Chapter. (3) Certification of Taxes Paid. Prior to approving an application for a minor project, the applicant shall provide certification to the City that there are no delinquent property taxes, special assessments, interest, or City utility fees due upon the parcel of land to which the minor project application relates. 1.5 Major Projects. (1) Definition of Major Project. (A) Any project not classified or qualifying as a minor project shall be classified as a major project. (B) Any project resulting in the exterior alteration of a structure to which the Scandia Architectural Design Guidelines (dated September, 2009 and as may be amended) are applicable. (2) Procedures for Review of Major Projects. Pursuant to Minnesota Statutes 15.99, an application for site plan approval shall be approved or denied within 60 days from the date of its official and complete submission unless extended pursuant to Statute or a time waiver is granted by the applicant. Pursuant to Minnesota Statutes 15.99, the City staff is hereby authorized to extend the 60 day time limit by a time period not to exceed 60 additional days, provided written notice of such extension is provided to the applicant before the end of the initial 60 day period. Extensions may also be requested by the applicant. Additional City requirements are as follows: (A) Requests for site plan approval, as provided in this Chapter, shall be filed with the Zoning Administrator on an official application form. The applicant's signature shall be provided on the application form. Additionally, if the applicant is not the fee owner of the property, the fee owner's signature shall also be provided on the application form, or the applicant shall provide separate written and signed authorization for the application from the fee owner. Such application shall be accompanied by 1) a fee, and an escrow deposit to be applied in reimbursement of the City for all out-of-pocket costs that are incurred for processing, reviewing and hearing the application, as provided for by City Ordinance, 2) detailed written and graphic materials, the number and size as prescribed by the Zoning Administrator, fully explaining the proposed change, project, or use, and 3) a list of property owners within 200 feet of the subject property in a format prescribed by the Zoning Administrator. The request shall be City of Scandia Development Code, Chapter 1 considered as being officially submitted and complete when the applicant has complied with all the specified information requirements. (B) Notice of the meeting at which the Planning Commission will review the application shall consist of a description of the site and the request and shall be mailed at least 10 days prior to the meeting to all owners of land within two 200 feet of the boundary of the property in question. Failure of a property owner to receive said notice shall not invalidate any of the proceedings as set forth in this Chapter. (C) The Zoning Administrator shall instruct the appropriate staff persons to prepare technical reports where appropriate, and provide general assistance in preparing a recommendation on the action to the Planning Commission and the City Council. (D) The Planning Commission and City staff shall have the authority to request additional information from the applicant concerning operational factors or to obtain expert testimony with the consent and at the expense of the applicant concerning operational factors, if such additional information is necessary to evaluate the request and/or to establish performance conditions in relation to all pertinent sections of this Chapter. Failure on the part of the applicant to supply all necessary supportive information may be grounds for denial of the request. (E) The applicant or a representative thereof may appear before the Planning Commission in order to present information and answer questions concerning the proposed request. (F) The Planning Commission shall recommend such actions or conditions relating to the request as it deems necessary to carry out the intent and purpose of this Chapter. (G) The City Council shall not consider a site plan application until it has have received a report and recommendation from the Planning Commission. If, however, the Planning Commission has not acted upon the request after 60 days from the first regular meeting at which the request was considered, the City Council may proceed with its considerations and action on the request. (H) Upon receiving the report and recommendation of the Planning Commission, the City Council will consider the application. The applicant or a representative thereof may appear before the City Council in order to present information and answer questions concerning the proposed request. (I) Approval of a site plan application shall require passage of a resolution by a majority vote of a quorum of the City Council. (J) One set of approved plans, specifications and computations shall be retained by the city for a period of not less than one year from the date of completion of the work covered therein. One set of approved plans and specifications shall be returned to the applicant and shall be kept on the site of the building or work at all times during which the work authorized thereby is in progress. (3) Certification of Taxes Paid. Prior to approving an application for a major project, the applicant shall provide certification to the City that there are no delinquent property taxes, special assessments, interest, or City utility fees due upon the parcel of land to which the major project application relates. City of Scandia Development Code, Chapter 1 1.6 Evaluation Criteria. The Planning Commission and City Council shall evaluate the effects of the proposed site plans. This review shall be based upon, but not be limited to, compliance with the City Comprehensive Plan and provisions of the Zoning Ordinance. 1.7 Information Requirement. The information required for all site plan applications generally consists of the following items, and shall be submitted when requested and specified by the Zoning Administrator. (1) Site Plan. (A) Name and address of developer/owner. (B) Name and address of architect/designer. (C) Date of plan preparation. (D) Dates and description of all revisions. (E) Name of project or development. (F) Scale of plan (engineering scale only, at 1 inch equals 50 feet or less). (G) North point indication. (H) Lot dimension and area. (I) Required and proposed setbacks. (J) Location, setback and dimension of all buildings on the lot including both existing and proposed structures. (K) Contours, streets, utilities, and structures located within 100 feet of the exterior boundaries of the property in question. (L) Location, number, and dimensions of existing and proposed parking spaces. (M) Location, number, and dimensions of existing and proposed loading spaces (N) Curb cuts, driveways. (0) Vehicular circulation. (P) Sidewalks, walkways. (Q) Lighting Plan. The plan shall depict all exterior lighting for the project and must include: 1. Location of all exterior lighting by type. 2. Description, including but not limited to catalog cut sheets by manufacturers and drawings, of the illuminating devices, fixtures, lamps, supports, reflectors, and other devices proposed. City of Scandia Development Code, Chapter 1 5 3. Mounting height of all luminaires. 4. Hours of illumination. 5. Photometric data, such as that furnished by manufacturers showing the angle of cutoff or light emissions. Photometric data need not be submitted when the shielding of a fixture is obvious to the Zoning Administrator. 6. Signature of registered engineer or certified lighting professional who prepared the plan. (R) Location of recreational and service areas. (S) Location of rooftop equipment and proposed screening. (T) Provisions for storage and disposal of waste, garbage, and recyclables. (U) Location, sizing, and type of water service and sewage disposal facilities and proposed service connections. (2) Grading/Storm Water Drainage Plan. (A) Name and address of developer/owner. (B) Name and address of architect/designer. (C) Date of plan preparation. (D) Dates and description of all revisions. (E) Name of project or development. (F) Scale of plan (engineering scale only, at 1 inch equals 50 feet or less). (G) North point indication. (H) Existing contours at 2 foot intervals. (I) Proposed grade elevations, 2 foot maximum intervals. (J) Drainage plan including configuration of drainage areas and calculations. (K) Storm sewer, catch basins, invert elevations, type of castings, and type of materials. (L) Spot elevations. (M) Proposed driveway grades. (N) Surface water ponding and treatment areas. (0) Erosion control measures. City of Scandia Development Code, Chapter 1 6 (3) Landscape Plan. (A) Name and address of developer/owner. (B) Name and address of architect/designer. (C) Date of plan preparation. (D) Dates and description of all revisions. (E) Name of project or development. (F) Scale of plan (engineering scale only, at 1)inch equals 50 feet or less). (G) North point indication. (H) Existing landscaping: location, size and common name of all existing significant trees for all areas of a site that will be disturbed or graded. For changes to developed sites, the location, size and common name of all existing trees and shrubs on the site all areas of the site that will be disturbed or graded. (I) Planting Schedule (table) containing: 1. Symbols. 2. Quantities. 3. Common names. 4. Botanical names. 5. Sizes of plant material. 6. Root specification (bare root, balled and burlapped, potted, etc.) 7. Special planting instructions. (J) Tree preservation plan and reforestation plan, as may be applicable pursuant to Chapter 2 of this Development Code. (K) Planting detail (show all species to scale at normal mature crown diameter or spread for local hardiness zone). (L) Typical sections in details of fences, tie walls, planter boxes, tot lots, picnic areas, berms and the like. (M) Typical sections of landscape islands and planter beds with identification of materials used. (N) Details of planting beds and foundation plantings. City of Scandia Development Code, Chapter 1 7 (0) Note indicating how disturbed soil areas will be restored through the use of sodding, seeding, or other techniques. (P) Delineation of both sodded and seeded areas with respective areas in square feet. (Q) Coverage plan for underground irrigation system, if any. (R) Where landscape or man-made materials are used to provide screening from adjacent and neighboring properties, a cross -through section shall be provided showing the perspective of the site from the neighboring property at the property line elevation. (S) Other existing or proposed conditions which could be expected to affect landscaping. (4) Other Plans and Information. (May be submitted in combination pursuant to approval by the Zoning Administrator) (A) Legal description of property under consideration. (B) Proof of ownership of the land for which a site plan approval has been requested. (C) Architectural elevations of all principal and accessory buildings (type, color, and materials used in all external surfaces). (D) "Typical" floor plan and "typical" room plan. (E) Extent of and any proposed modifications to land within any applicable Overlay Districts as described and regulated by this Development Code. (F) Type, location and size (area and height) of all signs to be erected upon the property in question. (G) Certification that all property taxes, special assessments, interest, or City utility fees due upon the parcel of land to which the application relates have been paid. 1.8 Plan Modifications. All site and construction plans officially submitted to the City shall be treated as a formal agreement between the applicant and the City. Once approved, no changes, modifications or alterations shall be made to any plan detail, standard, or specifications without prior submission of a plan modification request to the City for review and approval (1) Qualifications. Proposed minor structural additions involving 10% or less of the total existing floor area and proposed minor site modifications involving 10% or less of the total existing site area which meet all ordinance requirements may be approved by the Zoning Administrator prior to a building permit being issued and shall not require Planning Commission or Council review, subject to the following: (A) This Section shall apply in the cases of new projects which have received City Council plan approval, but for which building permits have yet to be taken. This Section shall also apply to existing projects on file which have City Council approved site plans. (B) Compliance with all Ordinance requirements shall be construed to include all adopted policies and codes. City of Scandia Development Code, Chapter 1 (C) Any variances from Ordinance and policy requirements shall be subject to the established review and hearing procedures for site plan and variance approval. (D) Plans submitted for minor structural additions or minor site alterations under the terms of this Section shall be the same as those required for site plan approval. (E) A copy of the plans approved under this Section shall be appropriately certified by the Zoning Administrator and placed on file with the City Council approved plans. (2) Procedures. Pursuant to Minnesota Statutes 15.99, an application for plan modification shall be approved or denied within 60 days from the date of its official and complete submission unless extended pursuant to Statute or a time waiver is granted by the applicant. Requests for plan modification, as provided in this Chapter, shall be filed with the Zoning Administrator on an official application form. The applicant's signature shall be provided on the application form. Additionally, if the applicant is not the fee owner of the property, the fee owner's signature shall also be provided on the application form, or the applicant shall provide separate written and signed authorization for the application from the fee owner. Such application shall be accompanied by a fee, and an escrow deposit to be applied in reimbursement of the City for all out-of-pocket costs that are incurred for processing, reviewing and hearing the application, as provided by City Ordinance. 1.9 Lapse of Approval. (1) Unless otherwise specified by the Zoning Administrator or City Council as may be applicable, the site plan approval shall become null and void 1 year after the date of approval, unless the property owner or applicant has substantially started the construction of any building, structure, addition or alteration, or use requested as part of the approved plan. The property owner or applicant shall have the right to submit an application for time extension in accordance with this Section. (2) An application to extend the approval of a site plan for up to an additional 1 year shall be submitted to the Zoning Administrator not less than 30 days before the expiration of said approval. Such an application shall state the facts of the request, showing a good faith attempt to utilize the site plan approval, and it shall state the additional time being requested to begin the proposed construction. The request shall be heard and decided by the Zoning Administrator prior to the lapse of approval of the original request. A request pertaining to a major project involving a longer period of time than 1 year or a second request for a time extension of a major project shall be presented to the Planning Commission for recommendation and to the City Council for a decision. Additional requests for a time extension of a minor project may be approved by the Zoning Administrator, subject to the same procedures established for the first time extension as outlined above. (3) In making its determination on whether an applicant has made a good faith attempt to complete the improvements shown on the approved site plan, the Zoning Administrator or the City Council, as applicable, shall consider such factors as the type, design, and size of the proposed construction, any applicable restrictions on financing, or special and/or unique circumstances beyond the control of the applicant which have caused the delay. 1.10 Site Improvement Performance Agreement and Financial Guarantee. Following the approval of the site plan required by this Chapter and before issuance of a building permit, the applicant may be required to guarantee to the City the completion of landscaping and any other private exterior City of Scandia Development Code, Chapter 1 amenities or improvements as shown on the approved site plan and as required by the site plan approval. This guarantee shall be made by means of a site improvement performance agreement and a financial guarantee as provided below: (1) The applicant shall execute the site improvement performance agreement on forms provided by the City. The agreement shall be approved as to form and content by the City Attorney and shall define the required work and reflect the terms of this Section as to the required guarantee for the performance of the work by the applicant. (2) The required work includes, but is not limited to, private exterior amenities such as landscaping, private driveways, parking areas, recreational fields and their related structures, drainage systems, water quality ponds, wetland mitigation, wetland buffers, erosion control, curbing, fences and screening, and other similar facilities. The required work shall also include all aspects of a tree preservation plan and reforestation plan, if applicable. (3) A financial guarantee shall be submitted with the executed site performance agreement as provided herein: (A) Financial guarantees acceptable to the City include a cash escrow; or an Irrevocable Letter of Credit. (B) The term of the financial guarantee shall be for the life of the site improvement performance agreement, and it shall be the responsibility of the applicant to ensure that a submitted financial guarantee shall continue in full force and effect until the Zoning Administrator shall have approved and accepted all of the work undertaken to be done and shall thereby have released the guarantee or reduced the amount of the guarantee as provided in this Section. (C) The amount of the financial guarantee shall be established by the Zoning Administrator based upon an itemized estimate of the cost of all required work. A cash deposit or Irrevocable Letter of Credit shall be in the amount of 125% of the approved estimated cost. (D) When any instrument submitted as a financial guarantee contains provision for an automatic expiration date, after which the instrument may not be drawn upon, not withstanding the status of the site performance agreement or of the required work, the expiration date shall be October 31; further, it shall be the responsibility of the applicant to notify the City in writing, by certified mail, at least 60 days in advance of the expiration date of the intention to renew the instrument or to not renew the instrument. If the instrument is to be renewed, a written notice of extension shall be provided 30 days prior to the expiration date; if the instrument is not to be renewed, and has not been released by the Zoning Administrator, another acceptable financial guarantee in the appropriate amount shall be submitted at least 30 days prior to the expiration. The term of any extension shall be approved by the Zoning Administrator. Upon receipt of an acceptable substitute financial guarantee, the Zoning Administrator may release the original guarantee. If the financial guarantee has not been released and has not been renewed at least 30 days prior to its expiration date, the Zoning Administrator shall draw on the financial guarantee an amount equal to 125% of the estimated cost to complete the improvements. (E) The applicant may submit a separate financial guarantee for that portion of the City of Scandia Development Code, Chapter 1 10 required work consisting solely of landscaping improvements with another financial guarantee for all other exterior amenities and improvements which comprise the work. (F) The time allowed for completion of the required improvements shall be set out in the site improvement performance agreement. The agreement and the financial guarantee shall provide for forfeiture to the City to cure a default or reimburse the City the cost of enforcement measures. As various portions of such required work are completed by the applicant and approved by the City, the Zoning Administrator may release such portion of the financial guarantee as is attributable to such completed work. Landscaping improvements shall not be deemed complete until the City has verified survivability of all required plantings through two winter seasons, which is defined for the purpose of this Section as the 18 -month period of 31 October through 30 April of the second year thereafter. (G) The applicant shall notify the City in writing when all or a portion of the required improvements have been completed in accordance with the approved plan and may be inspected. Upon receipt of such notice, the Zoning Administrator shall be responsible for the inspection of the improvements to determine that the useful life of all work performed meets the average standards for the particular industry, profession, or material used in the performance of the work. Any required work failing to meet such standards shall not be deemed to be complete and the applicant shall be notified in writing as to required corrections. Upon determination that the work has been completed, including the winter season survivability of all landscape improvements, a notice of the date of actual completion shall be given to the applicant and appropriate action, to release or to reduce the amount of the financial guarantee shall be taken by the Zoning Administrator. 1. 11 Minnesota State Building Code. The review and approval of site improvements pursuant to the requirements of building codes shall be in addition to the site plan review process established under this section. The site plan approval process does not imply compliance with the requirements of these building codes. City of Scandia Development Code, Chapter 1 11 City of Scandia Development Code, Chapter 1 12 SECTION 1.0 MAJOR SUBDIVISIONS- CONCEPT REVIEW 1.1 Purpose and Intent. In order to ensure that all applicants are informed of the procedural requirements and minimum standards of this Chapter, and the requirements or limitations imposed by other City regulations prior to the development of a preliminary plat, the subdivider shall present a concept plan to the Zoning Administrator and optionally to the Planning Commission. Any opinions or comments provided on the concept plan shall be considered advisory only and cannot be construed as approval or denial of the proposed plat. 1.2 Procedure for Concept Review. (1) Requests for concept plan review shall be submitted to the Zoning Administrator on an official application form. The applicant's signature shall be provided on the application form. Additionally, if the applicant is not the fee owner of the property, the fee owner's signature shall also be provided on the application form, or the applicant shall provide separate written and signed authorization for the application from the fee owner. Such application shall be accompanied by 1) a fee as set forth by the City's adopted fee schedule, 2) detailed written and graphic materials fully explaining the proposed subdivision and 3) a list of property owners within 1,320 feet of the subject property in a format prescribed by the Zoning Administrator, if review by the Planning Commission is requested and/or is recommended by the Zoning Administrator. (2) The Zoning Administrator may refer the application to the appropriate staff and consultants for review and preparation of informal comments on the concept plan. If review by the Planning Commission has been requested by the applicant or by the Zoning Administrator, the Zoning Administrator shall provide notice of the meeting at which the Planning Commission will review the concept plan to all owners of land within 1,320 feet of the boundary of the property in question. Failure of a property owner to receive said notice shall not invalidate any of the proceedings as set forth in this Chapter. (3) The Zoning Administrator may refer the concept plan to the Park and Recreation Committee to secure its recommendation as to the location of any property that should be dedicated to the public, such as parks, playgrounds, trails, open space or other public property. (4) The Planning Commission shall review the concept plan with the subdivider and provide comments on the concept plan. The Planning Commission shall have the prerogative and authority to refer the concept plan to the City Council for discussion, review, and informal comment. The Planning Commission and/or City Council will take no formal or informal action at this stage of review and discussion that occurs at this stage cannot be construed as approval or denial of the proposed plat. 1.3 Information Requirement. The applicant shall prepare and submit the required number of copies of a concept plan containing the following information: (A) A scale drawing of the proposed site with reference to existing development within 500 feet of the proposed site. (B) A statement showing the proposed density with the method of calculating said density also shown. (C) Resource Inventory that includes: Hydrologic characteristics, including surface water bodies, floodplains, wetlands, natural swales and drainageways. 2. Topographic contours at 2 foot intervals. Context: general outlines of existing buildings, land use, and natural features such as wooded areas, roads and property boundaries within 500 feet of the tract. This information may be presented on an aerial photograph at a scale of no less than 1 inch equals 200 feet. (D) Proposed general street and lot layout with lot sizes of individual parcels designated. (E) General location of proposed public and private open space areas, recreational areas, sidewalks, trails, etc. (F) Current zoning of the property. (G) An explanation of the proposed subdivision and its purpose, including description of the Land Development Design as described in Chapter 2, Section 5.0 of the Development Code. (H) Any additional information that may be required to explain the concept plan. Concept plans for Open Space Conservation Design Subdivisions shall meet all requirements of Chapter 2, Section 6 of the Development Code.