A.
An application for development shall be complete for purposes of
commencing the applicable time period for action when the application
is certified complete by the approving authority. In the event the
application is not certified to be complete within 45 days of the
date of its submission, the application shall be deemed complete upon
the expiration of the forty-five-day period for purposes of commencing
the applicable time period, unless:
B.
The applicant may request that one or more of the submission requirements
be waived, in which event the approving authority shall grant or deny
the request within 45 days.
C.
Nothing herein shall be construed as diminishing the applicant's
obligation to prove in the application process that he is entitled
to approval of the application.
D.
The approving authority may subsequently require correction of any
information found to be in error and submission of additional information
not specified in this chapter or any revisions in the accompanying
documents, as are reasonably necessary to make an informed decision
as to whether the requirements necessary for approval of the application
have been met. The application shall not be deemed incomplete for
lack of any such additional information or revisions in the accompanying
documents so required by the approving authority.
E.
Decisions. Each decision on any application for development shall
be reduced to writing, including findings of fact and conclusions
thereon through:
(1)
A resolution adopted at a meeting held within the required time period
for action on the application; or
(2)
A memorializing resolution adopted at a meeting held not later than
45 days after the date of the meeting at which the approving authority
voted to grant or deny approval. Only the members who voted for the
action taken may vote on the memorializing resolution, and the vote
of a majority of such members present at the meeting at which the
resolution is presented for adoption shall be sufficient to adopt
the resolution.
(3)
An action resulting from the failure of a motion to approve an application
shall be memorialized by a resolution as provided above, with those
members voting against the motion for approval being the members eligible
to vote on the memorializing resolution.
(4)
The vote on any such resolution shall be deemed to be a memorialization
of the action of the approving authority and not to be an action of
the approving authority. However, the date of the adoption of the
resolution shall constitute the date of the decision for purposes
of mailings, filings and publications. If the approving authority
fails to adopt a resolution or memorializing resolution, any interested
party may apply to the Superior Court in a summary manner for an order
compelling the municipal agency to reduce its findings and conclusions
to writing within a stated time and the cost of the application, including
attorneys' fees, shall be assessed against the municipality.
The applicant shall comply with the reasonable conditions imposed
by the approving authority. Where County Planning Board or some state
agency review or approval is required, the approving authority shall
condition any approval it grants upon either timely receipt of a favorable
report from the County Planning Board or state agency, or approval
by the County Planning Board or state agency due to its failure to
submit a report within the required time period. If the county or
state report is timely and is negative or attaches mandatory conditions,
the original action by the municipal approving authority shall be
void and the application shall be denied and a new resolution adopted
which considers the County Planning Board or state report.
The approving authority, when acting upon applications and requests
submitted in writing, shall have the power to grant such exceptions
from the subdivision and site plan requirements as may be reasonable
and within the general purpose and intent of the provisions for subdivision/site
plan review and approval if the literal enforcement of one or more
provisions of this chapter is impracticable or will exact undue hardship
because of peculiar conditions pertaining to the land in question.
[Amended 10-28-2010 by Ord. No. 1544]
The approving authority may waive required notices and hearings for an exempt subdivision and exempt site plan except where a variance or conditional use is part of the application. An exempt site plan shall be as defined herein and, for purposes of classification of the site plan as exempt, the procedures of § 200-25 shall be followed. Divisions of land not considered a subdivision as defined in this chapter shall be exempt from compliance with the requirements of this chapter only after affirmative action by the approving authority following its review of any recommendation(s) submitted by the Board's Exempt Subdivision and Site Plan Review Committee as created in accordance with § 200-15B. The approving authority's action shall be taken following submission of documentation to the approving authority showing the divisions by testamentary or interstate provisions; divisions of property by court order; and conveyances so as to combine existing lots by deed or other instrument, as the case may be. Until exempted from the subdivision regulations by the approving authority, a court of competent jurisdiction, or administrative officer, as appropriate, no person can transfer, sell or agree to transfer or sell, as owner or agent, any land which forms a part of a subdivision for which approval is required, nor may alterations or improvements be made, nor permits issued.
A.
The approving authority shall have the power to act upon subdivisions,
conditional uses or site plans simultaneously without the developer
making further application or the approving authority being required
to hold further hearings. The longest applicable time period for action
by the approving authority, whether it be for subdivision, conditional
use or site plan approval, shall apply. Whenever approval of a conditional
use is requested by the developer in conjunction with a site plan
or subdivision, notice of the hearing shall include reference to the
request for such conditional use. See § 25-406, Conditional
uses.[1]
[1]
Editor's Note: So in original.
B.
The developer may elect to submit a separate application requesting
approval of the variance or direction of the issuance of a permit
followed by a subsequent application for any required approval of
a subdivision, site plan or conditional use. The separate approval
of the variance or direction of the issuance of a permit shall be
conditioned upon grant of all required subsequent approvals by the
Planning Board. No such subsequent approval(s) shall be granted unless
the approval can be granted without substantial detriment to the public
good and without impairment of the intent and purpose of the zone
plan and this chapter. In the event that the developer elects to submit
separate consecutive applications, the required time for action by
the approving authority shall apply to the application for approval
of the variance or direction for issuance of a . The period for granting
or denying subsequent approval(s) of a subdivision, site plan, or
conditional use shall be as otherwise provided in this chapter for
that separate application.
[Amended 10-28-2010 by Ord. No. 1544]
Site plan approval is required for all developments which do not meet the definition of "site plan, exempt" in Article III. For exempt site plans, the exempt classification shall be determined by the approving authority after its review of any recommendation(s) made by the Board's Exempt Subdivision and Site Plan Committee created in accordance with § 200-15B, as well as a review of the applicant's submission of a written application, including nine copies of a sketch plat accurately depicting what is proposed. If the proposed site plan is classified exempt by the approving authority, no further site plan approval shall be required. If the proposed site plan is not classified exempt, the applicant shall comply with all the applicable provisions pertaining to site plan approval as set forth below.
A.
Informal plat. An informal review of a concept plan is optional at
the request of the developer. The purpose will be to review concepts
to assist the applicant in the preparation of subsequent plans. No
decisions will be made, no hearings held, and no formal action taken.
Neither the developer nor the Planning Board shall be bound by this
informal review. The plan submitted for review should be to Tax Map
accuracy with the proposed design shown to scaled dimensions.
B.
Sketch plat. The sketch plat is optional and is intended to apply
planning and design concepts to the particular location and features
of the site and to make a determination that an application is either
exempt, or a minor or major development. Dimensions should be reasonably
accurate and approximate boundaries of floodplains, environmentally
critical areas, such as dune restoration areas, and proposed lots,
streets and proposed buildings, parking and access drives should be
sufficient to make choices in design alternatives.
(1)
Filing procedure. The developer shall file with the administrative
officer, at least 10 calendar days prior to the meeting of the approving
authority, nine black on white copies of the sketch plat, and three
completed copies of the application form and checklist.
(2)
Action by the approving authority.
(a)
The approving authority shall classify a sketch plat as a minor
or major development. Any changes may be resubmitted as an informal
plat, sketch plat, or incorporated in a preliminary or final plat.
(b)
When the approving authority determines that any proposed development
may create, either directly or indirectly, an adverse effect on either
the remainder of the property being developed or nearby property,
the approving authority may require the developer to revise the plat.
Where the remaining portion of the original tract is of sufficient
size to be developed or subdivided further, the developer may be required
to submit a plat of the entire remaining portion of the tract to indicate
a feasible plan whereby the design of the proposed development together
with subsequent subdivisions or development will not create, impose,
aggravate, or lead to any such adverse effect(s).
A.
Filing procedure.
(1)
The developer shall submit to the administrative officer, at least 10 calendar days prior to the public meeting of the approving authority, 15 black on white copies of the preliminary plat at the required scale, four completed copies of the application form and preliminary plat checklist; four copies of any existing or proposed protective covenants, deed restrictions and easements or a statement that none exist or are proposed; four copies of the drainage calculations and soil erosion and sediment Control data as required in Article VI; the applicable fee, including inspection fees if improvements are to be installed prior to final approval; and certification by the Tax Collector that all taxes are paid to date. An application shall be placed on the approving authority's agenda only after a determination of completeness has been made.
(2)
A corporation or partnership applying to subdivide a parcel of land
into six or more lots, or for a variance to construct a multiple dwelling
of 25 or more family units, or for a site to be used for commercial
purposes, shall list the names and address of all stockholders or
individual partners owning at least 10% of its stock of any class
or at least 10% of the interest in the partnership, as the case may
be, in accordance with N.J.S.A. 40:55D-48.1 and the penalties for
noncompliance. No application shall be approved that does not provide
this data.
(3)
A preliminary plat shall include a complete environmental impact report as those requirements may have been modified by data submitted at the sketch plat stage, or a written request for a waiver of any or all of its requirements (see § 200-39). If such a waiver is requested, the approving agency shall either approve, approve in part, or disapprove the request. The applicant shall provide any required data at least 15 days prior to the date the approving authority is required to act.
B.
Action by the approving authority.
(2)
If accepted as a complete application, a public hearing date shall
be set by the approving authority and notice given by the applicant.
(3)
The administrative officer shall submit one copy of the plat and
supporting data to the County Planning Board and any other agency
or person as directed by the approving authority or as may be required
by law. If any agency or person fails to report to the approving authority
within 30 days, the plat shall be deemed to have been approved by
them. In the event of disapproval by such other agency, the reasons
shall be given. Upon mutual agreement between the County Planning
Board and the approving authority, with approval of the developer,
the thirty-day period for a County Planning Board report may be extended
for an additional 30 days and any extension shall so extend the time
within which the approving authority is required to act.
(4)
A subdivision of 10 or fewer lots shall be granted or denied within
45 days of the date of determining that the application was a complete
submission. For more than 10 lots, preliminary approval shall be granted
or denied within 95 days of the date of determining that the application
was a complete submission. Further time may be consented to by the
developer. If action is not taken within the required time, the approving
authority shall be deemed to have granted preliminary approval.
(5)
Preliminary site plan approval shall be granted or denied within
the following time periods unless some further time has been consented
to by the developer:
(6)
If substantial amendments in the layout of improvements are required
and the plan has been the subject of a hearing, an amended application
shall be submitted and proceeded upon as in the case of the original
application.
(7)
The approving authority may approve, disapprove, or approve with conditions the application. The decision shall be reduced to writing and shall be adopted in accordance with § 200-20E.
(8)
Preliminary approval shall confer upon the applicant the rights set
forth in N.J.S.A. 40:55D-49 for a three-year period regarding protection
from changes in the general terms and conditions of preliminary approval,
except that changes related to public health and safety may be adopted
by ordinance. In addition, the three-year period may be extended upon
a request by the applicant for limited time periods and under certain
conditions as set forth in N.J.S.A. 40:55D-49.
A.
Filing procedure.
(1)
Prior to expiration of the preliminary approval, or where a final
plat is submitted where there has been no previous preliminary plat
application, the applicant shall file with the administrative officer
at least 10 calendar days prior to the meeting of the approving authority
one Mylar, two cloth or Mylar copies, and six black on white paper
prints of the plat and three completed copies of the application form
for final approval with supporting exhibits and final plat checklist,
the performance guarantee approved by the governing body, including
off-tract improvements, if any, and any maintenance guarantees where
either or both a performance or maintenance guarantee is required
to cover required improvements, the applicable fee, certification
by the Tax Collector that all taxes are paid to date and certification
by the Soil Conservation District pursuant to the Soil Erosion and
Sediment Control Act, Chapter 251 of the Laws of 1975.[1] Where an applicant submits a final plat but has previously
not submitted a preliminary plat, the final plat submission shall
include 15 black on white copies.
[1]
Editor's Note: See N.J.S.A. 4:24-39 et seq.
(2)
Where utility services are to be extended to the site, the final
plat shall be accompanied by letters signed by a responsible officer
of the water company, sewer authority, and utility which provides
gas, telephone and electricity that has jurisdiction in the area approving
the utility installation and stating who will construct the facility.
(3)
The final plat shall be accompanied by a statement by the Municipal
Engineer that all utilities and other improvements (both in the development
and off-tract) are in their exact location and elevation, and that
the drainage, erosion, stormwater control, and excavation plans have
been inspected and the interests of the Borough and of nearby properties
are fully protected. Those portions of improvements already installed
shall be identified and the Engineer shall state that the developer
has either:
B.
Action by the approving authority.
(1)
The approving authority shall act on the submission's completeness, including a determination that the plat meets the standards of the Map Filing Law, N.J.S.A. 46:23-9.9 et seq., in accordance with § 200-20. In the case of an exempt subdivision or exempt site plan where there has been no previous submission of a sketch or preliminary plat, the approving authority may waive the required notices and hearing except where a variance or conditional use is part of the application.
(2)
If accepted as a complete application, the administrative officer shall send the applicant a certificate of completeness. Final approval shall then be granted or denied within 45 days or within such further time consented to by the applicant, and shall be reduced to writing and be adopted in accordance with § 200-20E. An approved final plat shall be signed by the chairman and secretary of the approving authority (or the vice chairman or assistant secretary in their absence, respectively). Failure to act within the period prescribed shall constitute final approval and a certificate to that effect shall be issued on request of the applicant.
(3)
Whenever County Planning Board action is required by N.J.S.A. 40:27-6.3
or 40:27-6.6, the approving authority shall condition any approval
upon timely receipt of a favorable report from the County Planning
Board or upon the county's failure to act within the required time
period.
(4)
Final approval of a minor subdivision shall expire 190 days from
the date of municipal approval unless within such period a plat in
conformity with such approval, including any conditions imposed by
the approving authority, or a deed clearly describing the approved
minor subdivision, is filed by the applicant with the County Recording
Officer, the Municipal Engineer and the Borough Tax Assessor. Such
plat or deed shall have been signed by the chairman and secretary
of the approving authority (or the vice chairman or assistant secretary
in their absence, respectively). The plat of a minor subdivision need
not be in conformity with the Map Filing Law, N.J.S.A. 46:23-9.9 et
seq., provided the developer chooses to file the minor subdivision
by deed.
(5)
Final approval of a major subdivision shall expire 95 days from the
date of signing of the plat unless within such period the plat shall
have been duly filed by the developer with the County Recording Officer.
The approving authority may for good cause shown extend the period
for recording for an additional period not to exceed 190 days. No
subdivision plat shall be accepted for filing by the County Recording
Officer until it has been approved by the approving authority and
signed by the chairman and secretary of the approving authority (or
the vice chairman or assistant secretary in their absence, respectively)
or a certificate has been issued as to the failure of the approving
authority to act within the required time. The signatures of the chairman
and secretary shall not be affixed until the developer has posted
the required guarantees. If the County Recording Officer records any
plat without such approval, the recording shall be deemed null and
void, and upon request of the municipality the plat shall be expunged
from the official records. It shall be the duty of the County Recording
Officer to notify the Planning Board, in writing, within seven days
of the filing of any plat, identifying it by its title, date of filing,
and official number.
(6)
The same zoning requirements, general terms, conditions and other
rights applicable to a preliminary approval shall not be changed for
a period of two years after the date of final approval, provided,
in the case of a subdivision, the plat has been filed with the County
Recording Officer. The approving authority may extend such period
of protection for extensions of one year, but not to exceed three
extensions. Upon granting of final approval, the rights conferred
by the granting of preliminary approval shall be terminated.
(7)
The developer shall supply sufficient copies of the approved final
plat so the administrative officer can distribute one copy to each
of the following: applicant, Borough Clerk, Tax Assessor, Planning
Board and any other agency or person directed by the approving authority;
and shall supply one translucent cloth or Mylar copy to the Municipal
Engineer.
A.
Plat conformity. All applications shall be submitted in plat form
drawn by a land surveyor with drawings of improvements prepared by
a professional engineer, each bearing the signature, embossed seal,
license number and address of the preparer.
B.
Subdivision sketch plat for review and classification:
(1)
Clearly and legibly drawn.
(2)
Graphic scale not less than one inch equals 100 feet.
(3)
Existing and proposed streets, easements, and lots with dimensions
and the area of each lot.
(4)
Area of original tract and that portion being developed.
(5)
Existing lot lines to be eliminated, if any.
(6)
Connections to water service and sewage collection systems.
(7)
Direction of stormwater flow.
(8)
Approximate location of existing structures and uses.
(9)
All drainage rights-of-way; the location of drainage structures;
and the flood zone in which the property is located, including the
approximate location of the Federal Insurance Administration Flood
Hazard Boundary if within 100 feet.
(10)
The Tax Map sheet, block and lot numbers for the tract and all
adjacent lots; a title area including the words "Sketch Plat for Review
and Classification"; North arrow; space for the application number;
the date of the original drawing and the date of each revision.
(11)
Zoning district(s).
(12)
The name, address, signature and phone number of the owner,
developer, and the person preparing the plat.
(13)
A key map with North arrow showing the original tract and the
portion being developed in relation to surrounding areas.
C.
Preliminary subdivision plat:
(1)
Clearly and legibly drawn.
(2)
Graphic scale not less than one inch equals 100 feet.
(3)
Based on certified boundary survey.
(4)
Sheet sizes of 30 inches by 42 inches; 24 inches by 36 inches; 15
inches by 21 inches; or 8.5 inches by 13 inches. If more than one
sheet is required to show the entire subdivision, a composite map
shall show the entire subdivision with reference to each section.
(5)
Key map with North arrow showing the entire subdivision in relation
to surrounding areas, including the names of principal roads and at
a scale of not less than one inch equals 2,000 feet.
(6)
Title block with the name of the subdivision; the name of the municipality;
Tax Map sheet, block and lot numbers; date of preparation and most
recent revision; meridian; North arrow; graphic scale; the names addresses,
phone numbers, and signatures of the owner, developer and person(s)
who prepared the plat(s), including the seal of the latter; and space
for the application number and Planning Board signatures.
(7)
The names of all owners within 200 feet of the development.
(8)
Tract acreage to the nearest square foot; the number of new lots;
each lot line dimension scaled to the nearest foot; and each lot area
to the nearest square foot.
(9)
Existing and proposed contours at one-foot intervals. All elevations
shall be related to a bench mark noted on the plan and wherever possible
be based on U.S. Geological Survey mean sea level datum. The approving
authority may allow other contour intervals and topographic data to
meet the objectives of this section and may waive the requirements
on portions of large lots where the absence of improvements or other
conditions indicate the information would not assist in the decision
on the application.
(10)
Location of existing natural features, such as views, existing
or developing dunes, and beaches.
(11)
Existing and proposed riparian rights.
(12)
Plans, cross-sections, center-line profiles, tentative grades
and details of proposed and existing utilities and street rights-of-way,
including the type and width of street pavement, curbs, sidewalks,
shade trees, and all utilities. At street intersections and driveway
curb-cuts, sight triangles radii of curblines, crosswalks, curb ramps
and street sign locations shall be shown. Final street naming of any
new streets may be deferred.
(13)
The names, locations, widths and purpose(s) of existing and
proposed easements and other rights-of-way in the development and
within 200 feet. The text of any deed restriction in the development
shall be included.
(14)
The location and description of existing and proposed monuments.
(15)
All lot lines that will remain, those proposed, and those to
be eliminated. All setback lines with dimensions. Any lot(s) to be
dedicated to public use shall be identified. Each block and lot shall
be numbered as assigned by the Tax Assessor.
(16)
All existing structures to remain shall be shown with their
proposed use; front, rear and side yard setbacks; and structures of
historic significance.
(17)
Utility plans showing feasible connections to any existing utility
systems. A letter from the servicing utility company shall be submitted
stating that the service will be available before occupancy of any
proposed structures.
(18)
Zoning district(s).
D.
Final subdivision plat:
(1)
Clearly and legibly drawn.
(2)
Graphic scale not less than one inch equals 100 feet unless the approving
authority authorizes a different scale which can contain legibly written
data on dimensions, bearings, and other details.
(3)
Drawn by a licensed land surveyor in compliance with Map Filing Law,
N.J.S.A. 46:23-9.9 et seq.
(4)
Sheet sizes of 30 inches by 42 inches; 24 inches by 36 inches; 15
inches by 21 inches; or 8.5 inches by 13 inches. If more than one
sheet is required to show the entire subdivision, a composite map
shall be included showing the entire subdivision with references to
each sheet.
(5)
The following data shall be included, except the plat to be filed
with the County Recording Officer need only contain the data required
for filing with the county. All other data may be submitted on separate
sheets:
(a)
Signature blocks for the approving authority, Municipal Engineer,
and other endorsements required by law.
(b)
Municipal boundary line if within 200 feet of the tract being
subdivided; street names; all lot and easement lines and the location
of all monuments with accurate dimensions, bearing or deflection angles
and radii, arcs and chord bearings, with the lengths of all curves,
all based on an actual survey by a land surveyor licensed to practice
in the state; minimum building setback lines; and the area of each
lot to the nearest square foot. All dimensions, both linear and angular,
of the exterior tract boundaries shall be based on and calculated
from surveyed traversing which shall have an apparent error of field
closure of 1:10,000 or better and shall be corrected by accepted balancing
methods to final errorless closure.
(c)
Block and lot numbers as approved by the Tax Assessor and all
street numbers as specified by the approving authority.
(d)
Title of plat, name of the Borough, date of survey, date(s)
of original plat and all revisions, and application number.
(6)
The final plat shall be accompanied by the following:
A.
Plat conformity and waivers. All applications shall be submitted
in plat form and bear the signature, seal, license number and address
of the person who prepared the plat except that plats submitted under
the informal discussion provisions and sketch plats are exempt from
needing sealed plans. All drawings showing improvement designs shall
bear the signature and embossed seal of a licensed professional engineer
of the State of New Jersey.
B.
Sketch site plan for review and classification shall include the same data as required in § 200-28B, plus lot lines, proposed building(s), proposed use(s), parking, loading, on-site circulation, driveways, approximate on-site or on-tract stormwater facilities, and water and sewer service.
C.
Preliminary site plan plat.
(1)
Every preliminary site plan shall be at a graphic scale not more
than one inch equals 30 feet; certified by a New Jersey licensed architect
or engineer, including accurate lot lines certified by a New Jersey
licensed land surveyor, submitted on a sheet size not larger than
30 inches by 42 inches. (If one sheet is not sufficient to show the
entire plan, a composite shall show the entire development with reference
to each sheet.) The following data shall be shown on the site plan
or accompany it. All lot lines and the exterior boundaries of the
tract; north arrow; zone district(s); date of original drawing and
each revision; existing and proposed streets and street names; existing
and proposed contours at one-foot intervals within the tract and extending
100 feet beyond any building, paved area, or graded area under review;
title of the plan; total area to one square foot; total number of
parking spaces; all dimensions, areas, and distances needed to confirm
conformity with this chapter, such as but not limited to building
lengths, building heights, building and lot coverage, lot lines, parking
spaces, loading spaces, setbacks, and yards; a key map giving the
general location of the site within the Borough; and a separate map
showing the site in relation to the remaining lands of the owner.
(2)
Site plan information for preliminary and final approval. Each site plan shall be designed to comply with Articles V, VI and VII and be accompanied by an environmental impact report unless waived in whole or in part by the approving authority.
(a)
Building and use plan. The plan shall indicate whether the proposed
use is a change in use and the plan shall show the size, height, location,
arrangement and use of all proposed buildings, structures, and signs,
including architect's scaled elevation of the front, side and rear
of any structure and sign (existing structures shall be identified
either to remain or to be removed). A written description of the proposed
use(s) of nonresidential buildings shall be included, including the
number of employees or members; the proposed number of shifts to be
worked and the maximum number of employees on each shift; expected
truck and tractor-trailer traffic; emission of noise, glare, vibration,
heat, odor, air and water pollution; safety hazards; and anticipated
expansion plans incorporated in the building design. Floor plans shall
be submitted for all uses. In apartment and townhouse projects, the
number of dwelling units, by type, shall be shown. Depending on the
location of the building with respect to flood hazard areas, compliance
with the required construction methods may be required.
(b)
Circulation plan. This plan shall show access streets by name,
curbs, access points to public streets, sight triangles, traffic channelization,
easements, fire lanes, driveways, parking and loading spaces, pedestrian
walks, and related facilities for the movement and storage of goods,
vehicles and persons. All circulation plans shall be in compliance
with barrier-free requirements. Consideration shall be given to merging
parking areas with abutting properties together with reducing the
number of access points to public streets. Sidewalks shall be shown
along expected paths of pedestrian travel. Any expansion plans shall
show feasible parking and loading expansion.
(c)
Natural resources and landscaping plan. This plan shall show
existing and proposed buffer areas, including the intended screening
devices, seeded and/or sodded areas, ground cover, fencing, signs,
shrubbery, trees, and other landscaping features. The plan shall show
the location and type of man-made improvements and the location, number,
species, and caliper of plant material on the tract. All areas not
covered by buildings or paved surfaces shall be landscaped utilizing
combinations such as landscaped fencing, shrubbery, lawn area, ground
cover, and the planting of coniferous and/or deciduous trees native
to the area to maintain or reestablish the tone of the vegetation
in the area and lessen the visual impact of the structures and paved
areas. The grading and landscaping shall be planned for aesthetic,
drainage, and erosion control purposes. The grading plan, drainage
facilities, and landscaping shall be coordinated to prevent beach
and sand erosion, enhance dune development, and assure the capacity
of the drainage system is sufficient to handle water from the site.
The flood hazard area in which the property is located shall be shown.
(d)
Facilities plan. This plan shall show the existing and proposed
locations of all drainage and stormwater runoff facilities, including
on-site stormwater detention facilities, swales, or other ways to
minimize the volume of stormwater leaving the site; open space; common
property; fire, gas, electric, telephone, sewerage and water line
locations; lighting; and solid waste collection and disposal methods.
Proposed grades, sizes, capacities, and materials to be used for facilities
installed by the developer shall be shown for the appropriate facilities.
Installations by utility companies need only show their locations
on the plat. All easements shall be shown and copies of legal documentation
that support the granting of an easement by the owner of an off-tract
lot shall be included. All proposed lighting shall include the direction,
angle, and height of each source of light. All utilities shall be
installed underground. All required state and federal approvals for
environmental considerations shall be submitted prior to preliminary
approval or be a condition of approval. All public services shall
be connected to an approved public utilities system.
D.
Final site plan plat. The final plat shall follow preliminary site
plan requirements, but include all changes required as a condition
of preliminary approval.
