Regulation of land development and the attachment of reasonable
conditions to development applications is an exercise of valid police
power delegated by the state to the City. The applicant shall comply
with reasonable conditions laid down by the approving authority for
design, dedication, improvements, and the use of the land to conform
to the physical and economical development of the municipality and
to the safety and general welfare of the future residents and owners
in the development and the community at large.
Where County Planning Board review or approval is required on
a subdivision or site plan, the approving authority shall condition
any approval it grants upon either timely receipt of a favorable report
by the County Planning Board or approval by the County Planning Board
due to its failure to submit a report within the required time period.
If the county's report is negative or attaches conditions, the
original action by the municipal approving authority shall be null
and void, and a new resolution shall be adopted which considers the
County Planning Board's report.
The approving authority, when acting upon applications for preliminary or minor subdivision approval and preliminary site plan approval, shall have the power to grant such exceptions from the development requirements and standards in Article III of this chapter as may be reasonable and within the general purpose and intent of the provisions for subdivision or 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. Exceptions from N.J.A.C. 5:21, Residential Site Improvement Standards, as adopted and amended, may be granted consistent with RSIS requirements.
Divisions of land not considered a subdivision as defined in
the Municipal Land Use Law shall be exempt from compliance with the
requirements of this chapter. Unless exempted from the subdivision
regulations by the approving authority, no person can transfer, sell,
or agree to transfer or sell, as owner or agent, any land which forms
a part of subdivision for which approval is required.
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 holding further
hearings. The longest 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 on the plat shall include reference to the request
for such conditional use.
A site plan approval is required for all developments which
do not meet the definition of "site plan, exempt."
A.
Submittal of a concept plan is optional. Any applicant may be placed
on the agenda of a regular meeting of the Planning Board for discussion
on an informally prepared plat. The purpose will be to review concepts
to assist the applicant in the preparation of subsequent plans. Other
than classification, no decisions will be made, no hearings held,
and no formal action taken on an informal plat.
B.
Filing procedure. The developer shall file with the administrative
officer at least 21 days prior to the meeting of the approving authority
14 copies of the informal plat, a narrative description of the proposal
by the developer, and the applicable fee and escrow amounts. In accordance
with the Municipal Land Use Law, the fee charged for informal review
shall be credited toward the fee for preliminary review at the time
of preliminary submission.
C.
Action by the approving authority. The approving authority shall
hear the application at a public meeting and, if appropriate, shall
determine whether the application is to be classified as a major or
minor development and shall render such additional advice as to the
approvals or variances required as a part of the review process. Discussion
on the substantive aspects of the application shall not be binding
on either the applicant or the approving authority.
A.
Filing procedure.
(1)
Preliminary plats are required for all major site plans and major
subdivisions.
(2)
The developer shall submit to the administrative officer at least
21 days prior to the public meeting of the approving authority:
(a)
One original and 13 copies of the preliminary site plan;
(b)
One original and 13 completed copies of the application for preliminary
approval;
(c)
One original and 13 copies of the area map and property owners lists;
(d)
One original and one copy of a proposed notice to owners within 200
feet;
(e)
One original and one copy of a proposed public notice (advertisement);
(f)
One original and one completed copy of the preliminary site plan
checklist;
(g)
Two completed copies of the County Planning Board application form;
(h)
Two copies of any protective covenants, deed restrictions and easements
applying to the land being developed;
(i)
Two copies of the drainage calculations, soil erosion and sediment control data as required in Article III of this chapter, the applicable fee and escrow; and
(j)
One original and one copy of the certification by the Tax Collector
that all taxes are paid to date.
(3)
Additional requirements may be contained within the relevant checklists
for development applications.
B.
Actions following filing.
(1)
The administrative officer shall review the submission for its completeness
and take action on accepting or rejecting the submission as a complete
application. If rejected, the applicant shall be notified within 45
days of submission.
(2)
If accepted as a complete application, a public hearing date shall
be set and notice given. The applicant shall be responsible for providing
public notice as required by law.
(3)
Upon submission of a plat, the administrative officer shall submit
one copy of the plat and supporting data to the enforcing agency,
and any other agency or person as directed by the approving authority
for their review and action. Each shall have not more than 30 days
from receipt of the plat to report to the approving authority. In
the event of disapproval, such report shall state the reasons therefor.
If any agency or person fails to report to the approving authority
within the designated period, said plat shall be deemed to have been
approved by them.
(4)
Preliminary approval of a subdivision of 10 or fewer lots shall be
granted or denied within 45 days of the date of a complete submission
or within such further time as may be consented to by the developer.
Otherwise, the approving authority shall be deemed to have granted
preliminary approval to the subdivision.
(5)
The approving authority shall grant or deny preliminary site plan
approval within the following time periods unless some further time
has been consented to by the developer:
(6)
If the approving authority requires any substantial amendment in
the layout of improvements in either a site plan or subdivision as
proposed by the developer, and that plan has been the subject of a
hearing, an amended application for development shall be submitted
and proceeded upon as in the case of the original application for
development. The approving authority shall, if the proposed development
complies with this chapter, grant preliminary approval.
(7)
The approving authority may approve, disapprove, or approve with
conditions the application. The decision shall be in writing and shall
be sent to the applicant and the newspaper as required by the Municipal
Land Use Law. If the approving authority grants preliminary approval,
its Chairman and Secretary (or the Vice Chairman or Assistant Secretary
in their absence, respectively) shall sign each page of the plat indicating
approval. If the plat is conditionally approved, it shall not be signed
until all conditions are complied with; if all conditions are not
complied with within 90 days from the date of the meeting at which
a plat was conditionally approved, the conditional approval shall
lapse.
(8)
Preliminary approval shall, except as provided in Subsection B(8)(a) below, confer upon the applicant the following rights for a three-year period from the date of the preliminary approval:
(a)
That the general terms and conditions on which preliminary approval
was granted shall not be changed, including but not limited to, use
requirements; layout and design standards for streets, curbs and sidewalks;
lot size; yard dimensions and off-tract improvements; any requirements
peculiar to site plan approval, except that nothing herein shall be
construed to prevent the City from modifying by ordinance such general
terms and conditions of preliminary approval as related to public
health and safety.
(b)
That the applicant may submit for final approval on or before
the expiration date of preliminary approval the whole or a section
or sections of the preliminary plat.
(c)
That the applicant may apply for and the approving authority
may grant extensions on such preliminary approval for additional periods
of at least one year but not to exceed a total extension of two years,
provided that if the design standards have been revised by ordinance
such revised standards may govern.
(d)
In the case of a development for an area of 50 acres or more, the approving authority may grant the rights referred to in Subsection B(8)(a), (b) and (c) above for such period of time, longer than three years, as shall be determined by the approving authority to be reasonable taking into consideration 1) the number of dwelling units and nonresidential floor area permissible under preliminary approval; 2) the potential number of dwelling units and nonresidential floor area of the section(s) awaiting final approval; 3) economic conditions; and 4) the comprehensiveness of the development, provided that, if the design standards have been revised, such revised standards may govern.
A.
Filing procedure.
(1)
The developer shall file with the administrative officer at least
21 days prior to the meeting of the approving authority:
(a)
Fourteen paper prints of the plat;
(b)
One original and 13 completed copies of the application form for
final approval;
(c)
One original and 13 copies of the area map and property owners' list;
(d)
One original and one copy of a proposed notice to owners within 200
feet of the subject property;
(e)
One original and one copy of a proposed public notice (advertisement);
(f)
One original and one completed copy of the final plat checklist;
(g)
Two completed copies of the County Planning Board application form;
(h)
The performance guarantee approved by the enforcing agency including
off-tract improvements, if any;
(i)
The applicable fee and escrow;
(j)
Certification by the Tax Collector that all taxes are paid to date;
and
(k)
Certification by the Soil Conservation District pursuant to the Soil
Erosion and Sediment Control Act, Chapter 251 of the Laws of 1975
(N.J.S.A. 4:24-39 et seq.).
(2)
Additional requirements may be contained within the relevant checklists
for development applications.
(3)
Where utility services are to be extended to a property or into the
tract, the final plat shall be accompanied by letters directed to
the Chairman of the approving authority and 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.
Such letters shall approve each proposed utility installation design
and state who will construct the facility.
(4)
The final plat shall be accompanied by a statement by the enforcing
agency acknowledging receipt of a map showing all utilities and other
improvements (both in the development and off-tract improvements)
in exact location and elevation; that the Engineer has examined the
drainage, erosion, stormwater control, and excavation plans and found
that the interests of the City and all nearby properties are fully
protected; identifying those portions of any improvements already
installed; and that the developer has either:
B.
Actions following filing.
(1)
The approving authority shall grant final approval if the detailed
drawings, specifications and estimates conform to the standards established
by this chapter, the conditions of preliminary approval, and the standards
prescribed by the Map Filing Law, N.J.S.A. 46:26A, B and C. Deviations
from preliminary approval that are determined to be minimal by the
administrative officer shall not require the developer to submit another
application for preliminary approval.
(2)
Final approval shall be granted or denied within 45 days after submission
of a complete application to the administrative officer, or within
such further time as may be consented to by the applicant. 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 of the approving authority to act within the
period prescribed shall constitute final approval, and a certificate
of the administrative officer as to the failure of the approving authority
to act shall be issued on request of the applicant. Such certificate
shall be sufficient in lieu of the written endorsement or other evidence
of approval herein required and shall be so accepted by the county
recording officer for purposes of filing subdivision plats.
(3)
Whenever review or approval of the application by the County Planning
Board is required by Section 5 of P.L. 1968, c. 285 (N.J.S.A. 40:27-6.3)
or Section 8 of P.L. 1968, c. 285 (N.J.S.A. 40:27-6.6), the approving
authority shall condition any approval that it grants upon timely
receipt of a favorable report from the County Planning Board or upon
their failure to submit a report 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, and in conformity with the provisions of
the Map Filing Law, P.L. 1960, c. 141 (N.J.S.A. 46:26A, B and C),
or a deed clearly describing the approved minor subdivision is filed
by the developer with the county recording officer, the City Engineer
and the City Tax Assessor. Such plat or deed accepted for such filing
shall have been signed by the Chairman and Secretary of the approving
authority (or the Vice Chairman or Assistant Secretary in their absence,
respectively). In reviewing the application for development for a
proposed minor subdivision the approving authority may accept a plat
not in conformity with the Map Filing Law, provided that if the developer
chooses to file the minor subdivision by plat rather than deed, such
plat shall conform with the provisions of said law.
(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 from
the date of signing of the plat. No subdivision plat shall be accepted
for filing by the county recording officer until it has been approved
by the approving authority as indicated on the instrument by the signature
of 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, such 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 such instrument by its title,
date of filing, and official number.
(6)
Provided the approved final subdivision plat has been filed with
the county recording officer, the zoning requirements applicable to
the preliminary approval first granted to a site plan or a major subdivision
and all other rights conferred upon the developer pursuant to the
Municipal Land Use Law, whether conditionally or otherwise, shall
not be changed for a period of two years after the case of final approval.
If the developer has followed the standards prescribed for final approval,
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 upon the applicant by the granting
of preliminary approval shall be terminated.
(7)
Provided the approved final plat of a minor subdivision has been
filed with the county recording officer, the zoning requirements and
general terms and conditions, whether conditional or otherwise, upon
which minor subdivision approval was granted, shall not be changed
for a period of two years after the date of subdivision approval.
(8)
The developer shall submit three copies of the approved final plat
to the administrative officer for distribution and shall supply one
translucent cloth or Mylar copy to the administrative officer.
A.
Plat conformity. No development application shall be accepted unless
submitted in plat form and no plat, other than an informal plat as
set forth in this article, shall be accepted for consideration unless
it conforms to the following requirements as to form, content and
accompanying information. All plats shall be prepared by qualified
professionals as set forth in N.J.A.C. 13:40.
B.
The concept plan for subdivisions shall be clearly and legibly drawn
at a graphic scale not less than one inch equals 100 feet and shall
contain the following:
[Amended 5-21-2013]
(1)
Existing and proposed street and lot layout, showing that portion
proposed for development in relation to the entire tract.
(2)
Existing lot lines to be eliminated.
(3)
Area of original tract.
(4)
Contours based on USGS data.
(5)
Approximate location of existing structures and uses.
(6)
All setback lines as well as the distances between buildings and
proposed or existing lot lines.
(7)
Approximate location of all streams, lakes and drainage rights-of-way
including the direction of flow of all streams, brooks, and drainage
rights-of-way; and the approximate location of flood hazard areas
and floodway lines, steep slopes greater than 10%, wetlands and swamps
based on Soil Conservation Service, USGS or Department of Interior
data.
(8)
Zoning district(s).
(9)
The name, address, signature, and phone number of the owner, developer,
and person preparing the plat.
(10)
A key map with North arrow showing the entire development and
its relation to surrounding areas.
C.
The preliminary subdivision plat shall be clearly and legibly drawn
at a graphic scale not less than one inch equals 50 feet and shall
be based on a certified boundary survey and drawn by a land surveyor
licensed in New Jersey with design and improvements drawn by a professional
engineer licensed in New Jersey. If more than one sheet is required
to show the entire subdivision, a separate composite map shall be
drawn showing the entire subdivision on one sheet and the sheets on
which the various sections are shown. The preliminary subdivision
plat shall contain the following:
[Amended 5-21-2013]
(1)
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.
(2)
Title block with the name of the subdivision; any development names
previously associated with the application; the name of the municipality;
Tax Map sheet, block and lot number; 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.
(3)
The names of all property owners within 200 feet of the boundaries
of the development as disclosed on the most recent municipal tax records,
and showing adjoining property in common ownership with the land on
which the subdivision is proposed.
(4)
Tract acreage to the nearest 1/1000 of an acre; the number of new
lots; each lot line dimension scaled to the nearest foot; and each
lot area to the nearest square foot.
(5)
Existing and proposed contours at two-foot intervals. All elevations
shall be related to a bench mark noted on the plan and wherever possible
be based on United States Geological Survey mean sea level datum.
(6)
Location of existing natural features such as soil types, slopes
exceeding 10%, wooded areas, rock outcroppings, views within the development
and the location of individual trees having a diameter of eight inches
or more measured five feet above ground level. Soil types shall be
based on United States Soil Conservation Service data.
(7)
Plans and computations for any storm drainage system including the
following:
(a)
All existing or proposed storm sewer lines within or on lands
or roads adjacent to the development and for all required off-site
and off-tract drainage improvements showing size, profile and slope
of the lines, direction of flow, and the location of each catch basin,
inlet, manhole, culvert and headwall.
(b)
The location and extent of any proposed dry wells, ground water
recharge basins, detention basins, flood control devices, sedimentation
basins or other water conservation devices.
(8)
The names, locations and dimensions, including paved widths and right-of-way
widths, of all existing streets within a distance of 200 feet of the
boundaries of the development; existing driveways and any connections
from proposed streets, sidewalks, and bike routes in the development
to any adjoining streets, sidewalks or bike routes.
(9)
Plans, cross sections, center-line profiles, tentative grades and
details of all proposed and existing streets in the tract and within
200 feet of the development based on USGS datum, together with full
information as to the disposal of surface drainage, including plans,
cross sections and profiles of streets, storm drains and drainage
structures. Typical street cross sections shall indicate the type
and width of pavement and the location of curbs, sidewalks, bike routes,
typical underground utilities, and shade tree planting. At intersections,
the sight triangles, radii of curblines, crosswalks and street sign
locations shall be shown. Final street naming may be deferred. For
streets where curbs and/or sidewalks are to be provided, separate
curb and sidewalk profiles shall be required at street intersections.
(10)
The names, locations, paved widths, right-of-way widths, and
purpose(s) of existing and proposed easements, streets, and other
rights-of-way in the subdivision. The text of any deed restriction
shall be included.
(11)
The location and description of all monuments, existing and
tentatively proposed.
(12)
All proposed lot lines, and all existing lot lines to remain
and those to be eliminated; all setback lines required by the zoning
provisions of this chapter with the dimensions thereof and any municipal
boundary line where the boundary is within the tract or within 200
feet of the tract. Any lot(s) to be reserved or dedicated to public
use shall be identified. Each block shall be numbered, and the lots
within each block shall be numbered in accordance with numbers assigned
by the City Tax Assessor.[1]
(13)
Locations of all existing structures and their use(s) in the
tract and within 200 feet thereof, including all structures on adjacent
properties even if more than 200 feet from the subject tract, showing
existing and proposed front, rear and side yard setback distances,
structures of historic significance, and an indication of all existing
structures and uses to be retained and those to be removed.
(14)
Plans and profiles of proposed improvements and utility layouts
(sanitary sewers, storm sewers, erosion control, stormwater control,
excavation, etc.) showing location, size, slope, pumping stations,
and other details as well as feasible connections to any existing
or proposed utility systems. If service will be provided by an existing
utility company, a letter from that company shall be submitted stating
that service will be available before occupancy of any proposed structures.
(15)
Zoning district(s) and zoning district lines.
(16)
An itemization of all improvements to be made to the site in accordance with the standards specified in Article III and such other improvements on site, off site, on tract and off tract as the public interest may require, together with a listing of the work and materials to be used in installing such improvements including estimated quantities of necessary materials, sufficient to enable the enforcing agency to formulate a performance guarantee estimate.
D.
The final subdivision plat shall be clearly and legibly drawn at
a graphic scale not less than one inch equals 50 feet unless a larger
scale is approved by the enforcing agency that is large enough to
contain legibly written data on dimensions, bearings, and all other
details of the boundaries. The plat shall be drawn by a licensed land
surveyor in compliance with Map Filing Law (N.J.S.A. 46:26A, B and
C). If more than one sheet is required to show the entire subdivision,
a separate composite map shall be drawn showing the entire subdivision
on one sheet and the sheets on which the various sections are shown.
The submission for final plat approval shall show the following, except
that the plat to be filed with the County Recording Officer need only
contain the data required for filing with the county, and all other
data may be submitted on separate sheets:
[Amended 5-21-2013]
(1)
Signature blocks for the approving authority, City Engineer, and
other endorsements required by law.
(2)
Tract boundary lines; municipal boundary line if within 200 feet
of the tract being subdivided; street names; all lot lines and other
site lines and chord bearings, with the distances of all curves, all
based on an actual survey by a land surveyor licensed to practice
in the State of New Jersey; minimum building setback lines; and the
area of each lot shown 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 course of 1:10,000 or better and shall
be corrected by accepted balancing methods to final errorless closure.
All final exterior and lot boundaries shall be similarly balanced
to final errorless closure.
(3)
Block and lot numbers in accordance with established standards and
in conformity with the City Tax Map as approved by the City Tax Assessor,
and all street numbers, where appropriate, shall be designed as specified
by the approving authority.
(4)
The final plat shall be accompanied by the following:
(a)
A copy of the preliminary plat revised to show all conditions
and changes required by the approving authority at the time of preliminary
approval.
(b)
That the applicant is agent or owner of the land or that the
owner has given consent to the development.
(c)
Appropriate local, county and state approvals.
A.
Plat conformity. No development application shall be accepted unless
submitted in plat form, and no plat shall be accepted for consideration
unless it conforms to the following requirements as to form, content
and accompanying information. All plats shall be prepared by qualified
professionals as set forth in N.J.A.C. 13:40-1.1 et seq.
[Amended 5-21-2013]
B.
Concept site plan review. An informal site plan for review shall include the same data as required in § 223-23B. This submission shall also show to scale the lot lines, proposed building(s), proposed use(s), parking, loading, on-site circulation, driveways, wooded areas, approximate on-site or on-tract stormwater detention facilities, and water and sewer service.
C.
Preliminary site plan plat.
(1)
Every preliminary site plan shall be at a minimum graphic scale of
one inch equals 50 feet; certified by a New Jersey licensed architect
or engineer, including accurate lot lines certified by a New Jersey
licensed land surveyor. If one sheet is not sufficient to contain
the entire territory, a separate composite map shall be drawn showing
the entire development on one sheet and the sheets on which the various
sections are shown. The following data shall be shown on or shall
accompany the site plan:
(a)
All lot lines and the exterior boundaries of the tract;
(b)
North arrow;
(c)
Zone district(s) in which the tract is located;
(d)
Existing and proposed streets and street names;
(e)
Date of original drawing and each subsequent amendment;
(f)
Existing and proposed contours at two-foot intervals throughout the
tract and within 100 feet of any building or paved area under review;
(g)
Title of the plan;
(h)
Streams, total area to one square foot;
(i)
Total number of parking spaces;
(j)
All dimensions, area and distances needed to confirm conformity with
the ordinance such as but not limited to building lengths, building
coverage, lot lines, parking spaces, setbacks, and yards;
(k)
A small key map giving the general location of the parcel within
the City; and
(l)
A separate map showing the site in relation to all remaining lands
in the present owner's ownership and buildings and other improvements
on all adjacent lots.
(2)
Building and use plan.
(a)
The plan shall show:
[1]
The size, height, location, arrangement and use of all proposed buildings,
structures, including roof appurtenances, and signs, including an
architect's scaled elevation of the front, side and rear of any
structure and sign to be erected or modified to the extent necessary
to apprise the approving authority of the scope of the proposed work;
[2]
Any existing structures, identified either to remain or to be removed;
[3]
A written description of the proposed use(s) and operation(s) of
nonresidential buildings including total employees, members or expected
occupancy;
[4]
The proposed number of shifts to be worked and the maximum number
of employees on each shift;
[5]
Expected truck and tractor-trailer traffic;
[6]
Emission of noise, glare, vibration, heat, odor, air and water pollution;
[7]
Safety hazards; and
[8]
Anticipated expansion plans incorporated in the building design.
(b)
Floor plans shall be submitted in apartment and townhouse projects;
the number of dwelling units, by type, shall be shown.
(3)
Circulation plan. This plan shall show access streets and street
names, acceleration/deceleration lanes, curbs, aisles and lanes, access
points to public streets, sight triangles, traffic channelization,
easements, fire lanes, driveways, number and location of parking spaces
and loading spaces, pedestrian walks, bikeways and all related facilities
for the movement and storage of goods, vehicles and persons on the
site and including light, lighting standards, signs and driveways
within the tract and within 100 feet of the tract. Sidewalks shall
be shown from each building entrance/exit along expected paths of
pedestrian travel, such as but not limited to access parking lots,
driveways, other buildings on the site, and across common yard areas
between buildings. Plans shall be accompanied by cross sections of
new streets, aisles, lanes, driveways, sidewalks, and bikeways. Any
expansion plans for the proposed use shall show feasible parking and
loading expansion plans to accompany building expansion.
(4)
Natural resources plan. This plan shall show existing and proposed wooded areas, buffer areas and/or sodded areas, ground cover, retaining walls, fencing, signs, recreation areas, shrubbery, trees, and other landscaping features. These plans shall show the location and type of man-made improvements and the location, number, species, and caliper of plant material and trees to be located on the tract. All portions of the property not utilized by buildings or paved surfaces shall be landscaped utilizing combinations such as landscaped fencing, shrubbery, lawn area, ground cover, rock formations, contours, existing foliage, and the planting of coniferous and/or deciduous trees native to the area in order to maintain or reestablish the tone of the vegetation in the area and lessen the visual impact of the structures and paved areas. The established grades and landscaping on any site shall be planned for aesthetic, drainage, and erosion control purposes. The grading plan, drainage facilities, and landscaping shall be coordinated to prevent erosion and siltation as outlined under the provisions in Article III as well as assuring that the capacity of any natural or man-made drainage system is sufficient to handle the water from the site and contributing upstream areas.
(5)
Utilities plan. This plan shall show the existing and proposed locations of all drainage and stormwater runoff; open space; common property; fire, gas, electric, telephone, sewerage and waterline locations; and solid waste collection and disposal methods, including proposed grades, sizes, capacities, and materials to be used for facilities installed by the developer. Installations by utility companies need only show their locations on the plat. All easements acquired or required on tract and off tract 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 be shown, including 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 shall include facilities to comply with the drainage provisions in Article III. All public services shall be connected to an approved public utilities system where one exists.
D.
Final site plan plat. The final plat shall follow preliminary site
plan requirements and shall include all changes required as a condition
of preliminary approval.
