This article is enacted to assure compliance with this chapter and all applicable ordinances and regulations, to protect and enhance the values of the natural environment in Northumberland County, to protect the economic value of the natural environment from unwise and disorderly development, to ensure the efficient use of land and to create standards in the layout, design, landscaping and construction of development.
A. 
The site plan development process as described in this article must be followed for all development or redevelopment in CBPAs requiring a zoning permit, special exceptions permit, conditional use permit, or rezoning request; or for a subdivision, planned unit development or cluster development.
B. 
Any development or redevelopment exceeding 2,500 square feet of land disturbance shall follow the site plan development process prior to any clearing or grading of the site or the issuance of any building permit, to assure compliance with all applicable requirements of this chapter.
A. 
In addition to the requirements of this chapter, Chapter 148, Zoning, Chapter 128, Subdivision of Land, and any other related chapters or laws, the site plan development process shall consist of the plans and studies identified below. These required plans and studies may be coordinated or combined, as deemed appropriate by the Administrator. The Administrator may determine that some of the following information is unnecessary due to the scope and nature of the proposed development.
B. 
Prior to submitting a plan, the applicant may schedule a preapplication conference with the Administrator. Sketched plans may be submitted prior to or on the conference date. Due to existing site conditions, the Administrator may waive certain requirements of the site plan development process.
C. 
The following plans or studies shall be submitted, unless otherwise provided for:
(1) 
A site plan or subdivision plat.
(2) 
An environmental site assessment.
(3) 
A landscape plan.
(4) 
A stormwater management plan.
(5) 
An erosion and sediment control plan.
(6) 
A water quality impact assessment.
[Amended 10-11-2012]
Three copies of the site plan/subdivision plats shall be submitted and shall be clearly drawn to scale and shall show the following unless otherwise indicated by the Administrator:
A. 
Name and address of the applicant, the owner of the parcel and the plan preparer.
B. 
Location of the property, including the name of the subdivision, Tax Map parcel number and the name of the street where the property is located.
C. 
A boundary survey of the tract (if available) or site plan limit showing North arrow and property line measurements.
D. 
Location of all building restriction lines, setbacks, easements, covenant restrictions and rights-of-way.
E. 
Existing zoning.
F. 
Date, scale and number of sheets.
G. 
The location of all existing and proposed structures, including marine structures and temporary structures. In the case of temporary structures, the date when the structure will be removed must be indicated.
H. 
The location and extent of all wooded areas before development; the proposed construction footprint, with indication of post-development cover.
I. 
Computations shall include the total site area in acres, the approximate amount and percentage of the site to be covered by open space and the amount and percentage to be covered by impervious surface after development.
J. 
The location of all existing and proposed septic tanks and drainfield sites, including reserve sites; the location of all existing and proposed wells.
K. 
The following notation shall be placed on all site plans and subdivision plats: "All on-site sewage systems not requiring a Virginia Pollutant Discharge Elimination System permit, or having an effluent filter installed, or documented as having been inspected and functioning properly shall be pumped out at least once every five years.
L. 
The location of all existing and proposed easements for streets, overhead and underground utilities, drainage or any other easements which may exist or are proposed on the property.
M. 
The location of all curb cuts as approved by the Virginia Department of Transportation.
N. 
The location and layout of any driveways or parking areas, or any other paved or graveled areas.
O. 
The shortest distances from all property lines to all existing and proposed structures.
P. 
The approximate limit of all Resource Protection Area features and any additional required buffer areas if an environmental site assessment is not submitted.
Q. 
The approximate limit of the one-hundred-year floodplain.
R. 
Included with the site plan shall be documentation of all existing permits and applications relevant to the parcel, including but not limited to Health Department permits for all wells and septic drainfields; all existing zoning permits and zoning applications; and applications for rezoning, special use permits and zoning variances.
A. 
An environmental site assessment is required to determine the exact boundaries of Resource Protection Areas and any other environmentally sensitive features located on the property.
B. 
The Administrator may waive the requirement for an environmental site assessment when the following features apply:
(1) 
No RPA features or any features as listed in Subsection C are present within 20 feet of the proposed construction footprint.
(2) 
The Administrator deems it unnecessary due to the unique characteristics of the site or intensity of the proposed development.
C. 
The environmental site assessment shall be drawn to scale and clearly delineate the location and extent of Resource Protection Area features as described in Article III, Chesapeake Bay Preservation Area Designation, of this chapter. The assessment shall also clearly delineate the following environmental features if present:
(1) 
Highly erodible soils (erosion index greater than or equal to 8), including steep slopes 10% or greater.
(2) 
Highly permeable soils (permeability greater than or equal to six inches/hour).
(3) 
Nontidal wetlands not included in the Resource Protection Area.
(4) 
Hydric soils with depth to water table zero inches to 18 inches.
(5) 
Shrink and swell clays and marine clays.
(6) 
Other sensitive environmental features as determined by the Administrator.
D. 
Wetlands delineations and hydric soil delineations shall be performed consistent with the procedures specified in the Federal Manual for Identifying and Delineating Jurisdictional Wetlands, 1989.
E. 
A site-specific Resource Protection Area delineation shall be performed in accordance with §§ 54-16B(7)(b) and 54-15 of this chapter.
F. 
The environmental site assessment shall be certified as complete and accurate by a professional engineer, a certified land surveyor or a certified landscape architect. This requirement may be waived by the Administrator when the proposed use of development would result in less than 5,000 square feet of disturbed area.
A. 
A landscape plan is required by the Administrator to determine the extent of proposed clearing and/or grading and the types and amount of existing and proposed vegetation. No clearing or grading of any land will be permitted without an approved landscaping plan within the RPA without an approved landscaping plan.
B. 
The Administrator may waive the requirement for the submission of a landscape plan when:
(1) 
All proposed clearing is outside of the RPA.
(2) 
The proposed clearing is less than 5,000 square feet.
(3) 
There is no proposed grading.
(4) 
The Administrator deems it unnecessary due to the unique characteristics of the site or intensity of the proposed development.
C. 
Landscape plans shall be prepared by professionals practicing within their areas of competence.
D. 
Contents of the plan.
(1) 
The landscape plan shall be drawn to scale and clearly delineate the location, size and description of existing and proposed plant material. All existing trees on the site six inches or greater DBH shall be shown on the landscape plan. Where there are groups of trees, stands may be outlined instead. The specific number of trees six inches or greater DBH to be preserved outside of the construction footprint shall be indicated on the plan. Trees to be removed to create a desired construction footprint shall be clearly delineated on the landscape plan.
(2) 
Any required buffer area shall be clearly delineated, and any plant material to be added to establish or supplement the buffer area, as required by this chapter, shall be shown on the landscape plan.
(3) 
Within the buffer areas, trees to be removed for sight lines, vistas, access paths and best management practices, as provided for in this chapter, shall be shown on the plan. Vegetation required by this chapter to replace any existing trees within the buffer area shall also be shown on the landscape plan.
(4) 
Any replacement vegetation required by this chapter shall be shown on the landscape plan.
(5) 
The landscape plan will include specifications for the protection of existing trees during clearing, grading and all phases of construction.
(6) 
If the proposed development is a change in use from agricultural or silvicultural to some other use, the plan must demonstrate the reestablishment of vegetation in the buffer area.
E. 
Plant specifications.
(1) 
All plant materials necessary to supplement the buffer area or vegetated areas outside the construction footprint shall be installed according to standard planting practices and procedures.
(2) 
All supplementary or replacement plant materials shall be living and in a healthy condition. Plant materials shall conform to the standards for the most recent edition of the American Standard for Nursery Stock, published by the American Association of Nurserymen.
(3) 
Where areas to be preserved, as designated on an approved landscape plan, are encroached, replacement of existing trees and other vegetation will be achieved at a ratio of two planted trees to one removed. Replacement trees shall be a minimum 1.5 inches DBH at the time of planting.
(4) 
Use of native or indigenous species.
F. 
Maintenance.
(1) 
The applicant shall be responsible for the maintenance and replacement of all vegetation as may be required by the provisions of this section.
(2) 
In buffer areas and areas outside the construction footprint, plant material shall be tended and maintained in a healthy growing condition and free from refuse and debris. Unhealthy, dying or dead plant materials shall be replaced during the next planting season, as required by the provisions of this section.
A. 
A stormwater management plan is required by the Administrator to determine the amount of stormwater runoff and the required location and size of necessary stormwater structures and/or practices to control this runoff.
B. 
The Administrator may waive the requirement for a stormwater management plan when:
(1) 
The construction footprint is outside of the RPA.
(2) 
Postdevelopment impervious surface will cover less than 16% of the site.
(3) 
The Administrator deems it unnecessary due to the unique characteristics of the site or intensity of the proposed development.
C. 
At a minimum, the stormwater management plan must contain the following:
(1) 
Location and design of all planned stormwater control devices.
(2) 
Procedures for implementing nonstructural stormwater control practices and techniques.
(3) 
Pre- and post-development nonpoint source pollutant loadings with supporting documentation of all utilized coefficients and calculations.
(4) 
For facilities, verification of structural soundness, including a certified professional engineer or a certified surveyor licensed in the Commonwealth of Virginia.
D. 
Site-specific facilities shall be designed for the ultimate development of the contributing watershed based on zoning, comprehensive plans or other similar planning documents.
E. 
All engineering calculations must be performed in accordance with procedures outlined in the current edition of the Virginia Stormwater Management Handbook.
F. 
The plan shall establish a long-term schedule for inspection and maintenance of stormwater management facilities that includes all maintenance requirements and persons responsible for performing maintenance. If the designated maintenance responsibility is with a party other than the governing body, then a maintenance agreement shall be executed between the responsible party and the governing body.
An erosion and sediment control plan shall be submitted that satisfies the requirements of this chapter and is in accordance with Chapter 64, Erosion and Sediment Control, in conjunction with site plan or subdivision plat approval.
A. 
Purpose. The purpose of the water quality impact assessment is to:
(1) 
Identify the impacts of proposed land disturbance, development, or redevelopment on water quality and lands within RPAs and other environmentally sensitive lands;
(2) 
Ensure that, where land disturbance, development, or redevelopment does take place within RPAs and other sensitive lands, it will be located on those portions of a site and in a manner that will be least disruptive to the natural functions of RPAs and other sensitive lands;
(3) 
Protect individuals from investing funds for improvements proposed for location on lands unsuited for such development because of high groundwater, erosion or vulnerability to flood and storm damage;
(4) 
Provide for administrative relief from terms of this article when warranted and in accordance with the requirements contained herein; and
(5) 
Specify mitigation which will address water quality protection.
B. 
Water quality impact assessment required.
(1) 
A water quality impact assessment is required for:
(a) 
Any proposed land disturbance, development, or redevelopment within an RPA as permitted consistent with § 54-13B of this article.
(b) 
Any buffer modification or encroachment as provided for in § 54-16C(2).
(c) 
Any development in an RMA as deemed necessary by the Administrator due to the unique characteristics of the site or intensity of the proposed development.
(2) 
There shall be two levels of water quality impact assessments: a minor assessment and a major assessment.
C. 
Minor water quality impact assessment. A minor water quality impact assessment pertains only to proposed land disturbance, development, or redevelopment within CBPAs which creates impervious surfaces that total less than 16% of the parcel size and/or which proposes to modify or encroach into the landward 50 feet of the one-hundred-foot-wide buffer area as permitted under § 54-16C(2). A minor assessment must demonstrate through acceptable calculations that the undisturbed buffer area, enhanced vegetative plantings, and any necessary best management practices will result in removal of no less than 75% of sediments and 40% of nutrients from postdevelopment stormwater runoff and that will retard runoff, prevent erosion, and filter nonpoint source pollution the equivalent of the full undisturbed one-hundred-foot-wide buffer area. A minor assessment shall include a site drawing to scale which shows the following:
(1) 
Location of the components of the RPA, including the one-hundred-foot-wide buffer area and the location of any water body with perennial flow.
(2) 
Location and nature of the proposed encroachment into the buffer area, including type of paving material; areas of clearing or grading; location of any structures, drives or other impervious cover; and sewage disposal systems or reserve drainfield sites.
(3) 
Type and location of proposed best management practices to mitigate the proposed encroachment.
(4) 
Location of existing vegetation on site, including the number and type of trees and other vegetation to be removed in the buffer to accommodate the encroachment or modification.
(5) 
Revegetation plan that supplements the existing buffer vegetation in a manner that provides for pollutant removal, erosion, and runoff control.
D. 
Major water quality impact assessment.
(1) 
A major water quality impact assessment shall be required for any development which:
(a) 
Exceeds 5,000 square feet of land disturbance within CBPAs and proposes to modify or encroach into the landward 50 feet of the one-hundred-foot-wide buffer area;
(b) 
Proposes to disturb any portion of the seaward 50 feet of the one-hundred-foot-wide buffer area; provided, however, that for lots recorded prior to September 20, 1990, only a minor water quality impact assessment shall be required.
(c) 
Is located in an RMA and is deemed necessary by the Administrator.
(d) 
The information required in this section shall be considered that some of the elements are unnecessary due to the scope and nature of the proposed use and development of the land.
(2) 
The following elements shall be included in the preparation and submission of a major water quality assessment:
(a) 
All of the information required in a minor water quality impact assessment, as specified in Subsection C.
(b) 
A hydrogeological element that:
[1] 
Describes the existing topography, soils, hydrology and geology of the site and adjacent lands.
[2] 
Describes the impacts of the proposed development on topography, soils, hydrology and geology on the site and adjacent lands.
[3] 
Indicates the following:
[a] 
Disturbance and/or destruction of wetlands and justification for such action.
[b] 
Disruptions or reductions in the supply of water to wetlands, streams, lakes, rivers or other water bodies.
[c] 
Disruptions to existing hydrology, including wetland and stream circulation patterns.
[d] 
Source location and description of proposed fill material.
[e] 
Location of dredge material and location of dumping area for such material.
[f] 
Location of and impacts on shellfish beds, submerged aquatic vegetation and fish spawning areas.
[g] 
Estimation of pre- and post-development pollutant loads in runoff.
[h] 
Estimation of percent increase in impervious surface on site and type(s) of surfacing materials used.
[i] 
Percent of site to be cleared for project.
[j] 
Anticipated duration and phasing schedule of construction project.
[k] 
Listing of all requisite permits from all applicable agencies necessary to develop the project.
[4] 
Describes the proposed mitigation measures for the potential hydrogeological impacts. Potential mitigation measures include:
[a] 
Proposed erosion and sediment control concepts beyond those normally required under § 54-16B(4). Concepts may include minimizing the extent of the cleared area, perimeter controls, reduction of runoff velocities, measures to stabilize disturbed areas, schedule and personnel for site inspection.
[b] 
Proposed stormwater management system for nonpoint source quality and quantity control.
[c] 
Creation of wetlands to replace those lost.
[d] 
Minimizing cut and fill.
(c) 
A landscape element that:
[1] 
Identifies and delineates the location of all significant plant material, including all trees and other woody vegetation on site six inches or greater DBH. Where there are groups of trees, stands may be outlined.
[2] 
Describes the impacts the development or use will have on the existing vegetation. Information should include:
[a] 
General limits of clearing, based on all anticipated improvements, including buildings, drives and utilities.
[b] 
Clear delineation of all trees six inches or larger that will be removed.
[c] 
Description of plant species to be disturbed or removed.
[3] 
Describes the potential measures for mitigation. Possible mitigation measures include:
[a] 
Replanting schedule for trees and other significant vegetation removed for construction, including a list of proposed plants and trees to be used.
[b] 
Demonstration that the design of the plan will preserve to the greatest extent possible any significant trees and vegetation on the site and will provide maximum erosion control and overland flow benefits from such vegetation.
[c] 
Demonstration that indigenous plants are to be used to the greatest extent possible.
[d] 
Demonstration that the revegetation plan supplements the existing buffer vegetation in a manner that provides for pollutant removal, erosion, and runoff control.
(d) 
Identification of the existing characteristics and conditions of sensitive lands included as components of Chesapeake Bay Preservation Areas, as defined in Article III of this chapter.
(e) 
Identification of the natural processes and ecological relationships inherent in the site, and an assessment of the impact of the proposed use and development of land on these processes and relationships.
E. 
Submission and review requirements.
(1) 
Three copies of all site drawings and other applicable information as required by the Administrator shall be submitted to the Administrator for review.
(2) 
All information required in this section shall be certified as complete and accurate by a certified engineer or a certified land surveyor licensed in the Commonwealth of Virginia.
(3) 
A minor water quality impact assessment shall be prepared and submitted to and reviewed by the Administrator in conjunction with this article.
(4) 
As part of any major water quality impact assessment submittal, the Administrator may request review by the Chesapeake Bay Local Assistance Department (CBLAD). Upon receipt of a major water quality impact assessment, the Administrator will determine if such review is warranted and may request CBLAD to review the assessment and respond with written comments. Any comments by CBLAD will be incorporated into the final review by the Administrator, provided that such comments are provided by CBLAD within 90 days of the request.
(5) 
A major water quality impact assessment shall be prepared and submitted to and reviewed by the Administrator in conjunction with a request for rezoning, special use permit or in conjunction with this article, as deemed necessary by the Administrator.
F. 
Evaluation procedure.
(1) 
Upon the complete review of a minor water quality impact assessment, the Administrator will determine if any proposed modification or encroachment into the buffer area is consistent with the provisions of Article IV, Chesapeake Bay Preservation Area Regulations, and make a finding based upon the following criteria in conjunction with this article:
(a) 
Proposed best management practices, where required, achieve the requisite reductions in pollutant loadings.
(b) 
The development, as proposed, meets the purpose and intent of Article IV of this chapter.
(c) 
The cumulative impact of the proposed development, when considered in relation to other development in the vicinity, both existing and proposed, will not result in a significant degradation of water quality.
(d) 
The necessity of the proposed encroachment and the ability to place improvements elsewhere on the site to avoid disturbance of the butter area.
(e) 
Impervious surface is minimized.
(f) 
Proposed mitigation measures, including the revegetation plan and site design, result in minimal disturbance to all components of the RPA, including the one-hundred-foot-wide buffer area; and
(g) 
Proposed mitigation measures will work to retain all buffer area functions: pollutant removal, erosion and runoff control;
(2) 
Upon the completed review of a major water quality impact assessment, the Administrator will determine if the proposed development is consistent with the purpose and intent of this article and make a finding based upon the following criteria in conjunction with this article:
(a) 
Within any RPA, the proposed development is water dependent or constitutes redevelopment.
(b) 
The percentage of existing wetlands disturbed by the development, and the number of square feet or acres to be disturbed.
(c) 
The development will not result in significant disruption of the hydrology of the site.
(d) 
The development will not result in significant degradation to aquatic vegetation or life.
(e) 
The development will not result in unnecessary destruction of plant materials on site.
(f) 
Proposed erosion and sediment control practices are adequate to achieve the reductions in runoff and prevent off-site sedimentation.
(g) 
Proposed stormwater management practices are adequate to control the stormwater runoff to achieve the required standard for pollutant control.
(h) 
Proposed revegetation of disturbed areas will provide optimum erosion and sediment control benefits as well as runoff control and pollutant removal equivalent of the full one-hundred-foot-wide undisturbed buffer area.
(i) 
The design and location of any proposed drainfield will be in accordance with the requirements of this chapter.
(j) 
The development, as proposed, is consistent with the purpose and intent of Article IV, Chesapeake Bay Preservation Area Regulations, of this chapter.
(k) 
The cumulative impact of the proposed development, when considered in relation to other development in the vicinity, both existing and proposed, will not result in a significant degradation of water quality.
(3) 
The Administrator shall require additional mitigation where potential impacts have not been adequately addressed. Evaluation of mitigation measures will be made by the Administrator based on the criteria listed above in Subsection F(1) and (2).
(4) 
The Administrator shall find the proposal to be inconsistent with the purpose and intent of this chapter when the impacts created by the proposal cannot be mitigated. Evacuation of the impacts will be made by the Administrator based on the criteria listed in Subsection F(1) and (2).
In addition to the requirements for submission of a preliminary site plan, the following information shall be shown on all site plans for industrial, commercial, multifamily, public and planned unit developments, as well as for land divisions and subdivisions, unless otherwise indicated by the Administrator:
A. 
Title of the project.
B. 
Vicinity map at a scale of no less than one inch equals 2,000 feet.
C. 
County, state, magisterial district, names and numbers of adjacent roads, streams and bodies of water or other landmarks sufficient to clearly identify the location of the property.
D. 
A boundary survey of the tract with an error of closure within the limit of one in 10,000, related to true North, grid North and magnetic North, showing the location and type of boundary evidence.
E. 
Scale of plat (no larger than one inch to 200 feet, unless previously approved by the Subdivision Agent or Administrator).
F. 
Date of completion and any subsequent revisions.
G. 
Location, width, names and numbers of all existing and proposed streets and easements in and adjoining the site.
H. 
Location of all existing and proposed entrances to site.
I. 
Number of lots in subdivision.
J. 
Acreage of individual lots.
K. 
Total length of shoreline.
L. 
Names of owners and locations of abutting properties.
M. 
Proposed lot layout, lot numbers, block letters and dimensions of lots (or locations of cluster development or planned unit development).
N. 
Location of and description of proposed sewage disposal systems. In the case of septic systems, both primary and reserve sites must be located and a professional soils report stating the suitability of the land for such systems shall be included.
O. 
Water supply and distribution plan.
P. 
Fire protection plan.
Q. 
Refuse disposal plan.
R. 
Stormwater management plan. (See § 54-26.)
S. 
Provisions for off-street parking, including areas for recreational vehicles, boats, etc., and indications of type of surfacing, size, angle of stalls, width of aisles and a specific schedule showing the number of parking spaces provided.
T. 
Location or proposed location of each building on the site, including any accessory buildings, utility lines, streetlights, etc.
U. 
Location, height and type of all external lighting.
V. 
Location, size and height of all existing and proposed signs.
W. 
Location and identification of all other proposed facilities (swimming pools, tennis courts, etc.)
X. 
Conceptual grading plan showing soil types, limits of clearing and grading, existing and proposed grades and location of natural watercourses, wetlands and floodplains.
Y. 
Such other information as may be required by the Administrator.
Z. 
Plans for subdivisions, cluster developments and planned unit developments must be signed and certified by a professional engineer, licensed surveyor, or architect.
A. 
A final plan for property within CBPAs shall be a site plan and all other plans as required by the Administrator.
B. 
Final plans for all lands within CBPAs shall include:
(1) 
The delineation of the Resource Protection Area boundary, including the one-hundred-foot-wide buffer component;
(2) 
Plat or plan note stating that no land disturbance is allowed in the RPA including the one-hundred-foot-wide buffer without review and approval by the Administrator;
(3) 
All wetlands permits required by law; and
(4) 
A maintenance agreement as deemed necessary and appropriate by the Administrator to ensure proper maintenance of best management practices in order to continue their functions.
C. 
Final plan review procedures.
(1) 
Final plans shall be submitted to the Administrator. The filing of the final plan in addition to a zoning permit application signed by the applicant or his or her agent, together with payment of the prescribed filing fees, shall constitute an application for zoning approval.
(2) 
The Administrator shall check the final plan for general completeness and compliance with such administrative requirements as are established.
(3) 
All final plans which are appropriately submitted and conform to standards and requirements set forth in this chapter shall be reviewed by the Administrator relative to:
(a) 
Compliance with all applicable requirements of this chapter and Chapter 148, Zoning, including but not limited to setbacks, height of building, lot area, lot coverage, landscaping and screening.
(b) 
Location and design of vehicular and pedestrian access points, to include concurrence from the Virginia Department of Transportation on proposed entrances and exits from public streets.
(c) 
Location and adequacy of automobile parking areas.
(d) 
Adequacy of drainage, sewage disposal and compliance with established design criteria, construction standards and specifications.
(e) 
Protection of environmentally sensitive features.
(f) 
Provision of adequate erosion and sedimentation control measures of both a temporary and permanent nature.
(4) 
The Administrator shall consider the final plan in light of the provisions of this chapter and approve or disapprove the final plan within 60 days from submission of the plan. In the case of disapproval, the Administrator may suggest modifications, requesting thereon any changes or additional information that will be required. One copy of the final plan shall be returned to the applicant, with the date of such approval or disapproval noted thereon over the signature of the Administrator.
(5) 
If the Administrator fails to approve or disapprove a final plan within 60 days after it has been officially submitted for approval, the applicant, after 10 days' notice to the Administrator, may petition the governing body to decide whether the plat should be approved or disapproved.
A. 
Where buffer areas, landscaping, stormwater management facilities or other specifications of an approved plan are required, no certificate of occupancy shall be issued until the installation of required plant materials or facilities is completed, in accordance with the approved final plan.
B. 
When the occupancy of a structure is desired prior to the completion of the required landscaping, stormwater management facilities or other specifications of an approved plan, a certificate of occupancy may be issued only if the applicant provides to the governing body a form of surety satisfactory to the Administrator in an amount equal to the remaining plant materials, related materials and installation costs of the required landscaping or facilities and/or maintenance costs for any required stormwater management facilities during the construction period.
C. 
All required landscaping shall be installed and approved by the first planting season following issuance of a certificate of occupancy or the surety may be forfeited to the governing body.
D. 
All required stormwater management facilities or other specifications shall be installed and approved within 18 months of project commencement. Should the applicant fail, after proper notice, to initiate, complete or maintain appropriate actions required by the approved plan, the surety may be forfeited to the governing body. The governing body may collect from the applicant the amount by which the reasonable cost of required actions exceeds the amount of the surety held.
E. 
After all required actions of the approved site plan have been completed, the applicant must submit a written request for a final inspection. If the requirements of the approved plan have been completed to the satisfaction of the Administrator, such unexpended or unobligated portion of the surety held shall be refunded to the applicant or terminated within 60 days following the receipt of the applicant's request for final inspection. The Administrator may require a certificate of substantial completion from a professional engineer or Class IIIB surveyor before making a final inspection.
[1]
Editor's Note: Former § 54-32, Period of validity of approved final plan, was repealed 10-14-2004.
A. 
After a final plan has been approved by the Administrator, minor adjustments of the final plan, which comply with the spirit of this article and other provisions of this chapter and with the general purpose of the comprehensive plan for development of the area, may be approved by the Administrator. Deviation from an approved final plan without the written approval of the Administrator shall void the plan, and the Administrator shall require the applicant to resubmit a new plan for consideration.
B. 
Any major revision of an approved final plan may be made in the same manner as originally approved, and any requirements of this article may be waived by the Administrator in specific cases where such requirement is found to be unreasonable and where such waiver will not be adverse to the purpose of this chapter.
Administration of the plan of development process shall be in accordance with this chapter, Chapter 148, Zoning, and Chapter 128, Subdivision of Land.
In the event that the final plan or any component of the final plan is disapproved and recommended conditions or modifications are unacceptable to the applicant, the applicant may appeal such administrative decision to the governing body. The appeal must be made in writing and filed within 30 days after notification of the decision as provided in § 54-30C(4) of this chapter. In granting an appeal, the governing body must find such plan to be in accordance with all applicable ordinances and include necessary elements to mitigate any detrimental impact on water quality and upon adjacent property and the surrounding area, or such plan meets the purpose and intent of the performance standards in this chapter. If the governing body finds that the applicant's plan does not meet the above-stated criteria, it shall deny approval of the plan.