1.
When a Major Land Development or Major Subdivision is submitted for Master Plan approval as provided in Article VI, the Planning Board shall review the adequacy of existing and projected future public improvements, services and facilities which may be impacted by the proposed development in its entirety. In so reviewing, the Planning Board shall consider comments received under procedures established in Article VI.C.
2.
If the Planning Board determines that such improvements, services
and facilities, including but not limited to water supply, sewerage,
streets and associated drainage facilities, schools, recreational
facilities, and fire and police protection will not be adequate to
serve the residents of the subdivision or development at the time
of recording of the plat, the Planning Board shall have the authority
to establish a rate of development of the entire subdivision by requiring
it to be built in phases.
1.
If phasing is required, the Planning Board shall review and/or approve the entire master plan first, per the provisions of Article VI Section C., except as provided herein. Thereafter the applicant shall be required to submit plans for preliminary and/or final review and/or approval by phase(s) as stipulated per Article VI.
2.
Based on the responses received from the various departments and
agencies, the Planning Board shall establish, at the time of master
plan approval, a rate of development of the entire subdivision or
development that will permit residential construction only when improvements,
services and facilities will be adequate to serve the residents of
the subdivision or development. As part of such a phasing plan, the
Planning Board may require that improvements be installed, or lots
sold, in two (2) or more phases.
3.
The Planning Board may, at its discretion, impose conditions for
determining the physical limits of phases, for allowing progression
to additional phases, for allowing two (2) or more phases to proceed
in review or construction simultaneously, for interim public improvements
or construction conditions, for changes to master or preliminary plans,
and may include other provisions as necessitated by special conditions.
4.
The master plan approval shall contain information on the physical
limits of the phases, the schedule and sequence of public improvement
installation, improvement guarantees, and the work and completion
schedules for approvals and construction of the phases.
5.
The Planning Board shall specify improvement guarantees related to
each particular phase. If any off-site improvements or other improvements
or conditions which are not directly related to a particular phase
are required as a condition of approval, the Board shall, in setting
the guarantee amount for each phase, clearly specify when such guarantees
are to be provided.
The master plan shall remain vested as long as it can be proven,
to the satisfaction of the Planning Board, that work is proceeding
on either the approval stages or on the construction of the development
as shown in the approved master plan documents. Master plan vesting
shall include the zoning requirements, conceptual layout and all conditions
shown on the approved master plan drawings and supporting materials.
