A.

Intent. The public health, safety, comfort and welfare requires the harmonious, orderly and progressive development of land within the city. It is the further intent of this article to secure:

1.

The establishment of standards of subdivision design which will encourage the development of a sound and economically stable community, and the creation of healthy living environments.

2.

The efficient, adequate and economic supply of utilities and services to land development.

3.

The prevention of traffic hazards and the provision of safe and convenient vehicular and pedestrian traffic circulation in land developments.

4.

The provision of public and private open spaces in land developments for recreation.

5.

Consistency with the goals, objectives and policies of the comprehensive plan of the city.

6.

Site design respecting environmental characteristics of the site, and preservation of such characteristics to the maximum degree possible.

(Ord. No. 2015-09, § 2(Exh. A), 9-21-2015)

A.

Plat required. No building permit shall be issued for any principal building constructed on a parcel of land in the city unless a plat, including the parcel of land, has been recorded in the public records of the county. The exception to this mandatory platting requirement is as follows:

1.

Construction of two (2) or fewer residential dwelling units. Applications for two (2) or fewer residential dwelling units on property under the same ownership, within five hundred (500) feet of property exempted within the past twelve (12) months, shall not be exempt; or

2.

Construction on any multifamily or nonresidential lot or parcel which is less than five (5) acres in size and specifically delineated on a plat recorded on or before June 4, 1953;

3.

A building permit may be issued for an essential governmental facility subject to the requirements and conditions set forth in the Broward County Administrative Rules Document article 7, section 7.3, as amended;

4.

Where a building permit is exempt from platting pursuant to the above requirements the building permit shall be subject to all of the following:

a.

Compliance with the city's land development regulations; and

b.

Any land within the lot or parcel which is necessary to comply with the Broward County Trafficways Plan has been conveyed to the public by deed or grant of easement.

(Ord. No. 2015-09, § 2(Exh. A), 9-21-2015)

A.

The city commission shall not approve for recordation in the official records any plat of land that is not in compliance with the land development code and comprehensive plan.

B.

All property received by the city as part of a land dedication for parks, recreation, and open space, as well as other municipal purposes which is within the area being platted by the developer, shall be dedicated as part of the plat to the city.

C.

A permit shall not be issued for the installation of infrastructure or required improvements for any parcel of land unless the final plat has been approved in a manner prescribed in this article or the property satisfies one (1) of the platting exemptions set forth in this section.

D.

Unless an application for site plan approval is submitted in conjunction with the application for plat approval or the development is restricted to certain uses and intensities by plat note or a recordable agreement specifying the nature and scope of the proposed plat, a development shall be assumed to incur the maximum impact allowed under the applicable zoning district.

(Ord. No. 2015-09, § 2(Exh. A), 9-21-2015)

A.

Utilities. Utilities, including franchised utilities, electric service, telephone, cable TV, water, sewer and gas, shall be constructed and installed beneath the surface of the ground; provided, however, that this section is not applicable to the erection on the ground or flush to the ground of transformers, pull-boxes, service terminals, pedestal-type telephone terminals, telephone splice closures or other similar on-the-ground facilities normally used with, and as a part of an underground distribution system; nor to main feeder electric lines, the principal purpose of which is delivering power between substations or from substations to local single-phase distribution systems. The following requirements shall apply:

1.

It is the intent of this section, in the case of electric power, that the underground requirement is applicable to the underground systems set forth by the standards of the electric utility involved, using single-phase primary laterals, secondary and services necessary to serve a subdivision.

2.

The developer shall make the necessary cost and other arrangements for such underground installation with each of the utilities involved.

3.

Utilities shall be constructed in rights-of-way or easements, where possible, as set by the minimum construction and design standards. Easements shall be provided for utilities as required, and shall be dimensioned and located in accordance with the requirements of service provider. Additionally, easements of a minimum of ten (10) feet wide shall be provided for underground utilities across that portion of the lot adjacent to a street.

B.

Streets. The arrangement, extent, width, grade and location of all streets shall conform to the minimum construction and design standards of the city.

1.

Street jogs. Street jogs with centerline offsets of less than one hundred twenty-five (125) feet shall be prohibited unless, because of unusual conditions, the city determines that a lesser centerline offset is justified.

2.

Dead-end streets or cul-de-sacs. Dead-end streets or cul-de-sacs designed to be so permanently shall be provided at the closed end with a turnaround in accordance with minimum construction and design standards. If a dead-end street is of a temporary nature and more than one (1) lot in depth, a turnaround shall be required, and provision made for future extension of the street into adjoining property, if applicable. The maximum allowable length of a dead-end street or cul-de-sac shall not exceed one thousand one hundred (1,100) feet and shall be of such length to serve a maximum of twenty (20) dwelling units. The city engineer may recommend greater lengths only where special circumstances warrant. The cul-de-sac street length shall be measured from centerline of the intersecting street to the center of the cul-de-sac. The cul-de-sac shall have a minimum pavement diameter of ninety (90) feet and a minimum right-of-way diameter of one hundred (100) feet.

3.

Tangent. A tangent at least one hundred (100) feet long may be required between reversed curves on arterial and collector streets.

4.

Street connections. When connecting street lines deflect from each other at any one (1) point by more than ten (10) degrees, they shall be connected by a curve with a radius adequate to ensure a sight distance in accordance with uniform standards prescribed by the minimum construction and design standards.

5.

Design. Streets shall be laid out so as to intersect as nearly as possible at right angles.

6.

Property lines rounded. Property lines at local street intersections shall be rounded with a minimum radius of twenty-five (25) feet. A greater radius may be prescribed by the city in special cases, in accordance with uniform standards prescribed by the minimum construction and design standards. The city engineer may permit comparable cutoffs or chords in place of rounded corners.

7.

Rights-of-way widths. Street right-of-way widths shall be as required by section 20-220, street lines as basis for setbacks, or as otherwise provided on the Broward County Trafficways Plan, the Transportation Element of the Comprehensive Plan, or city street right-of-way plan, as determined to be applicable by the city engineer.

8.

Street numbers and names. Display of street numbers and names shall comply with section 4-61.1 of the Code of Ordinances. Street identification shall be of the following three (3) categories; N-S direction; E-W direction; miscellaneous unless directed by the planning and zoning director.

a.

The N-S category shall include an identification whose first letter will fit the word WATCH. These identifications shall be preceded by a northwest quadrant designation and a numerical designation:

1.

Way;

2.

Avenue;

3.

Terrace;

4.

Court;

5.

Highway.

b.

The E-W category shall be preceded by a northwest quadrant designation and a numerical designation:

1.

Street;

2.

Road;

3.

Drive;

4.

Place;

5.

Lane.

c.

The miscellaneous category shall be preceded by a numerical identification, shall be followed by the northwest quadrant designation, and shall include the following:

1.

Boulevards;

2.

Diagonals;

3.

Federal road designations;

4.

State road designations.

d.

Unless otherwise approved by the planning and zoning director.

9.

Dedication. All private streets for which public usage is not granted on the plat shall grant access over and upon such streets to City of Parkland officials, employees and agents in the course of their official duties.

10.

[Intersections with principal connectors.] Intersections with principal collectors shall be located not less than eight hundred (800) feet apart, measured from centerline to centerline.

11.

[Approval required.] All designs for street name sign systems shall be approved by the city engineer.

12.

[Sidewalks required.] Pedestrian sidewalks shall be constructed along all streets.

C.

Alleys. Alleys shall not be permitted unless the city finds such provision is necessary to provide additional means of service access, for off-street loading, unloading and parking for the uses proposed.

D.

Drainage ways.

1.

Where a subdivision is traversed by a watercourse, drainage or canal, there shall be provided a drainage easement or right-of-way conforming substantially with the lines of such watercourse, and such further width for construction, or both, as will be adequate for the purpose, and in conformity with the uniform standards prescribed by the minimum construction and design standards. Drainage easements shall be a minimum twelve (12) feet in width.

2.

A maintenance easement of twenty (20) feet in width shall be dedicated along the entire boundary of lakes and canals to be dedicated for public maintenance.

3.

Refer to article 135, engineering standards, for other requirements.

E.

Blocks. The length, width and shape of blocks shall be determined based upon consideration of the following:

1.

Provision of adequate building sites suitable to the special need of the type of use contemplated;

2.

Zoning requirements as to lot size and dimensions;

3.

Need for convenient access, circulation, control and safety of street traffic;

4.

Limitation and opportunities of topography.

F.

Lots. The lot depth, shape and orientation, and the minimum building setback lines, shall be appropriate for the location of the subdivision and on the type of development and use contemplated.

1.

Lot dimensions shall conform to the requirements of the city zoning ordinance.

2.

Each lot shall have frontage on a street.

3.

Double frontage or through lots shall be discouraged, except where essential to provide separation of residential development from traffic arteries or to overcome specific disadvantages of topography or orientation. Where double frontage lots occur, access shall be limited to a single frontage as determined by the planning and zoning director, and a planting strip of at least ten (10) feet wide shall be required across the entire length of the street frontage that does not serve as vehicular access to the lot.

G.

Landscaping adjacent to trafficways. All plats shall delineate buffers bordering trafficways as a separate and distinct tract. The plat shall dedicate the buffer to a property owner's association that will have control over, and full maintenance responsibility for, the common areas of the development including such buffers.

(Ord. No. 2015-09, § 2(Exh. A), 9-21-2015; Ord. No. 2019-001A, § 2(Exh. A), 9-25-2019)

A.

Submission requirements.

1.

The applicant shall submit, along with the preliminary plat and final plat application, a complete impact analysis report pursuant to section 35-40, impact analysis report.

2.

The applicant shall file three (3) full-size preliminary plat drawings (twenty-four (24) × thirty-six (36) inches), and fifteen (15) copies that are eleven (11) × seventeen (17) inches with the planning director, together with one (1) copy of the plat application, or as otherwise required on the planning and zoning department application submittal checklist.

3.

The applicant shall pay such fees as are prescribed in the land development fee schedule, as amended from time to time, and as required in the land development code and any cost recovery ordinance or resolution.

4.

The preliminary plat and final plat shall:

a.

Be prepared by a professional land surveyor registered in the state.

b.

Be clearly and legibly drawn in ink on Mylar, or other acceptable materials, to full-size dimensions of twenty-four (24) inches by thirty-six (36) inches, and to a scale of not less than one (1) inch equals one hundred (100) feet unless approved by the city engineer.

c.

Comply with all applicable regulations of the city and county, and the laws of the state dealing with the preparation of plats shall conform to the requirements of F.S. ch. 177.

B.

Data requirements. At a minimum, the following information shall be a part of, or be submitted with, the preliminary plat and final plat prior to reviewing and processing by the city:

1.

Name of subdivision. When platted as a new subdivision, an addition to, or revision of a recorded subdivision plat, the title of the plat shall include the name of such new subdivision, addition or revision, the name of the city, county, state, section, township, and range of which such platted land is a new subdivision, addition or revision.

2.

Legal description. There shall be lettered or printed upon the final plat a full and detailed description of the land embraced in the plat showing the township and range in which such lands are situated and the sections and part of sections platted and a location sketch showing the plat's location in reference to the closest section corner or quarter section corner of each section embraced within the plat. The description must be so complete that from it, without reference to the plat, the starting point can be determined and the boundary traversed. If a subdivision includes a part of a previously recorded plat, the previous lots and blocks to be resubdivided shall be described. If the plat is a resubdivision of the whole of a previously recorded plat, the fact shall be so stated. Vacation of previously platted lands must be accomplished in the manner provided by law.

3.

Names of adjacent subdivision or acreage as applicable.

4.

Names or numbers and widths of streets immediately adjoining plat.

5.

All plat boundaries.

6.

Bearings and distances to the nearest established section or quarter section corner or other recognized permanent monuments which shall be accurately described on the plat.

7.

Section, township, and range lines accurately tied to the boundaries of the subdivision by distance and bearing.

8.

A current survey (no older than six (6) months) which shows the following:

a.

The location of all existing structures, paved areas and easements on the property.

b.

Existing roadway details adjacent to the property including rights-of-way, pavement widths, sidewalks, driveways (curb cuts), curb and gutter, turn lanes, bus bay, medians, median openings, traffic signals and signal equipment, street lights, pull boxes, utility poles and utility equipment, drainage structures, and fire hydrants.

9.

Length of all arcs together with deltas, degrees of curves, radius, tangent distances, internal angles, points of curvatures and tangent bearings.

10.

The right-of-way width of each street or other public right-of-way shown on the plat.

11.

The numbering of all lots and blocks shown on the plat. All lots shall be numbered by progressive numbers individually or in blocks progressively numbered or lettered. Blocks in numbered additions bearing the same plat name shall be numbered consecutively throughout the several additions. Excepted parcels must be marked "not part of this plat."

12.

All areas dedicated for public purposes.

13.

The dimensions of all lots and angles.

14.

Square-foot areas to the nearest foot of each lot shown in a rectangle within each lot.

15.

Locations, dimensions and purposes of any easements.

16.

Certification by a state-registered land surveyor to the effect that the plat represents a survey made under his direction and that all monuments shown thereon actually exist or will exist, and that their location is correctly shown.

17.

An acknowledgment by the owner of his or her adoption of the plat, and of the dedication of streets and other public areas, and the consent of any mortgage holders to such adoption and dedication. Existing rights-of-way beneath a proposed plat must be vacated in accordance with city regulations prior to approval and acceptance of a final plat by the city commission.

18.

The signature of the city engineer and the city clerk.

19.

Space should be provided and clearly marked along the edge of the cover sheet for all required professional seals.

20.

All plats submitted to the city shall meet the requirements of F.S. ch. 177.

(Ord. No. 2015-09, § 2(Exh. A), 9-21-2015)

A.

DRC and PZB review. After review by the DRC and the planning and zoning director, the application for preliminary plat approval shall be forwarded to the planning and zoning board for consideration. The planning and zoning board shall determine whether an application for approval of a plat is in conformity with the standards and requirements of this article, the comprehensive plan, and all other applicable requirements of the land development code. The board shall recommend approval, approval with conditions, or disapproval of the preliminary plat.

B.

City commission review. The city commission shall either approve, approve with modifications or conditions, or deny the preliminary subdivision plat after considering the recommendation of the planning and zoning board and all aspects of the plat necessary to meet all applicable requirements of the land development code and the comprehensive plan of the city. The preliminary plat submitted for city commission review and approval shall have incorporated all changes or modifications, as required by the planning director, DRC, and planning and zoning board, to make the preliminary plat conform to the requirements of this article and to the conditions of final plat approval.

C.

Effective period and expiration.

1.

Preliminary plat approval by the city commission signifies that the plat satisfies all city land development code requirements for plats, and that the city accepts any right-of-way and easement dedications shown on the plat. The plat does not become effective until it is recorded after approval by the Broward County Board of County Commissioners. Plat approval by the city commission does not authorize construction, but is a prerequisite to a site plan approval becoming effective, and to issuance of building permits.

2.

Once the Broward County Board of County Commissioners approves the preliminary plat application, a final plat application shall be submitted, along with all fees as are prescribed in the land development fee schedule, as amended from time to time, and as required in the land development code and any cost recovery ordinance or resolution in addition to filing three (3) full-size copies and fifteen (15) reduced-sized copies of the final plat with the planning and zoning director, together with one (1) copy of the final plat application, or as otherwise provided on the planning and zoning department application submittal checklist. A final plat application shall be reviewed and approved administratively if there are no changes from the preliminary plat to the final plat. If changes have been made subsequent to preliminary plat approval, the planning and zoning director shall determine whether the final plat will be processed using the city commission call-up procedure pursuant to subsection 30-10.J.2., or whether the final plat must be considered by the planning and zoning board and city commission via the public hearing process of subsection 30-10.J.1.

3.

Approval of a final plat shall expire eighteen (18) months from the date of approval if the final plat is not recorded. The city may, after the eighteen (18) months, require complete reconsideration of all or any part of an expired final subdivision plat. However, city plat approval shall be deemed to have expired when the plat has expired under the Broward County Land Development Code.

(Ord. No. 2015-09, § 2(Exh. A), 9-21-2015)