Seaside Park City Zoning Code
ARTICLE V
Development Review Procedures and Plat Details for Subdivisions and Site Plans
§ 200-20 Complete application; commencing applicable time periods; decisions.
A.
An application for development shall be complete for purposes of commencing the applicable time period for action when the application is certified complete by the approving authority. In the event the application is not certified to be complete within 45 days of the date of its submission, the application shall be deemed complete upon the expiration of the forty-five-day period for purposes of commencing the applicable time period, unless:
B.
The applicant may request that one or more of the submission requirements be waived, in which event the approving authority shall grant or deny the request within 45 days.
C.
Nothing herein shall be construed as diminishing the applicant's obligation to prove in the application process that he is entitled to approval of the application.
D.
The approving authority may subsequently require correction of any information found to be in error and submission of additional information not specified in this chapter or any revisions in the accompanying documents, as are reasonably necessary to make an informed decision as to whether the requirements necessary for approval of the application have been met. The application shall not be deemed incomplete for lack of any such additional information or revisions in the accompanying documents so required by the approving authority.
E.
Decisions. Each decision on any application for development shall be reduced to writing, including findings of fact and conclusions thereon through:
(1)
A resolution adopted at a meeting held within the required time period for action on the application; or
(2)
A memorializing resolution adopted at a meeting held not later than 45 days after the date of the meeting at which the approving authority voted to grant or deny approval. Only the members who voted for the action taken may vote on the memorializing resolution, and the vote of a majority of such members present at the meeting at which the resolution is presented for adoption shall be sufficient to adopt the resolution.
(3)
An action resulting from the failure of a motion to approve an application shall be memorialized by a resolution as provided above, with those members voting against the motion for approval being the members eligible to vote on the memorializing resolution.
(4)
The vote on any such resolution shall be deemed to be a memorialization of the action of the approving authority and not to be an action of the approving authority. However, the date of the adoption of the resolution shall constitute the date of the decision for purposes of mailings, filings and publications. If the approving authority fails to adopt a resolution or memorializing resolution, any interested party may apply to the Superior Court in a summary manner for an order compelling the municipal agency to reduce its findings and conclusions to writing within a stated time and the cost of the application, including attorneys' fees, shall be assessed against the municipality.
§ 200-21 Conditional approval.
The applicant shall comply with the reasonable conditions imposed by the approving authority. Where County Planning Board or some state agency review or approval is required, the approving authority shall condition any approval it grants upon either timely receipt of a favorable report from the County Planning Board or state agency, or approval by the County Planning Board or state agency due to its failure to submit a report within the required time period. If the county or state report is timely and is negative or attaches mandatory conditions, the original action by the municipal approving authority shall be void and the application shall be denied and a new resolution adopted which considers the County Planning Board or state report.
§ 200-22 Exceptions and waivers.
The approving authority, when acting upon applications and requests submitted in writing, shall have the power to grant such exceptions from the subdivision and site plan requirements as may be reasonable and within the general purpose and intent of the provisions for subdivision/site plan review and approval if the literal enforcement of one or more provisions of this chapter is impracticable or will exact undue hardship because of peculiar conditions pertaining to the land in question.
§ 200-23 Exemptions from subdivision and site plan regulations.
[Amended 10-28-2010 by Ord. No. 1544]
The approving authority may waive required notices and hearings for an exempt subdivision and exempt site plan except where a variance or conditional use is part of the application. An exempt site plan shall be as defined herein and, for purposes of classification of the site plan as exempt, the procedures of § 200-25 shall be followed. Divisions of land not considered a subdivision as defined in this chapter shall be exempt from compliance with the requirements of this chapter only after affirmative action by the approving authority following its review of any recommendation(s) submitted by the Board's Exempt Subdivision and Site Plan Review Committee as created in accordance with § 200-15B. The approving authority's action shall be taken following submission of documentation to the approving authority showing the divisions by testamentary or interstate provisions; divisions of property by court order; and conveyances so as to combine existing lots by deed or other instrument, as the case may be. Until exempted from the subdivision regulations by the approving authority, a court of competent jurisdiction, or administrative officer, as appropriate, no person can transfer, sell or agree to transfer or sell, as owner or agent, any land which forms a part of a subdivision for which approval is required, nor may alterations or improvements be made, nor permits issued.
§ 200-24 Simultaneous review or separate applications.
A.
The approving authority shall have the power to act upon subdivisions, conditional uses or site plans simultaneously without the developer making further application or the approving authority being required to hold further hearings. The longest applicable time period for action by the approving authority, whether it be for subdivision, conditional use or site plan approval, shall apply. Whenever approval of a conditional use is requested by the developer in conjunction with a site plan or subdivision, notice of the hearing shall include reference to the request for such conditional use. See § 25-406, Conditional uses.[1]
[1]
Editor's Note: So in original.
B.
The developer may elect to submit a separate application requesting approval of the variance or direction of the issuance of a permit followed by a subsequent application for any required approval of a subdivision, site plan or conditional use. The separate approval of the variance or direction of the issuance of a permit shall be conditioned upon grant of all required subsequent approvals by the Planning Board. No such subsequent approval(s) shall be granted unless the approval can be granted without substantial detriment to the public good and without impairment of the intent and purpose of the zone plan and this chapter. In the event that the developer elects to submit separate consecutive applications, the required time for action by the approving authority shall apply to the application for approval of the variance or direction for issuance of a . The period for granting or denying subsequent approval(s) of a subdivision, site plan, or conditional use shall be as otherwise provided in this chapter for that separate application.
§ 200-25 Site plan approval required.
[Amended 10-28-2010 by Ord. No. 1544]
Site plan approval is required for all developments which do not meet the definition of "site plan, exempt" in Article III. For exempt site plans, the exempt classification shall be determined by the approving authority after its review of any recommendation(s) made by the Board's Exempt Subdivision and Site Plan Committee created in accordance with § 200-15B, as well as a review of the applicant's submission of a written application, including nine copies of a sketch plat accurately depicting what is proposed. If the proposed site plan is classified exempt by the approving authority, no further site plan approval shall be required. If the proposed site plan is not classified exempt, the applicant shall comply with all the applicable provisions pertaining to site plan approval as set forth below.
§ 200-26 Submission of informal plat and sketch plat for minor and major developments.
A.
Informal plat. An informal review of a concept plan is optional at the request of the developer. The purpose will be to review concepts to assist the applicant in the preparation of subsequent plans. No decisions will be made, no hearings held, and no formal action taken. Neither the developer nor the Planning Board shall be bound by this informal review. The plan submitted for review should be to Tax Map accuracy with the proposed design shown to scaled dimensions.
B.
Sketch plat. The sketch plat is optional and is intended to apply planning and design concepts to the particular location and features of the site and to make a determination that an application is either exempt, or a minor or major development. Dimensions should be reasonably accurate and approximate boundaries of floodplains, environmentally critical areas, such as dune restoration areas, and proposed lots, streets and proposed buildings, parking and access drives should be sufficient to make choices in design alternatives.
(1)
Filing procedure. The developer shall file with the administrative officer, at least 10 calendar days prior to the meeting of the approving authority, nine black on white copies of the sketch plat, and three completed copies of the application form and checklist.
(2)
Action by the approving authority.
(a)
The approving authority shall classify a sketch plat as a minor or major development. Any changes may be resubmitted as an informal plat, sketch plat, or incorporated in a preliminary or final plat.
(b)
When the approving authority determines that any proposed development may create, either directly or indirectly, an adverse effect on either the remainder of the property being developed or nearby property, the approving authority may require the developer to revise the plat. Where the remaining portion of the original tract is of sufficient size to be developed or subdivided further, the developer may be required to submit a plat of the entire remaining portion of the tract to indicate a feasible plan whereby the design of the proposed development together with subsequent subdivisions or development will not create, impose, aggravate, or lead to any such adverse effect(s).
§ 200-27 Submission of preliminary plat for major developments.
A.
Filing procedure.
(1)
The developer shall submit to the administrative officer, at least 10 calendar days prior to the public meeting of the approving authority, 15 black on white copies of the preliminary plat at the required scale, four completed copies of the application form and preliminary plat checklist; four copies of any existing or proposed protective covenants, deed restrictions and easements or a statement that none exist or are proposed; four copies of the drainage calculations and soil erosion and sediment Control data as required in Article VI; the applicable fee, including inspection fees if improvements are to be installed prior to final approval; and certification by the Tax Collector that all taxes are paid to date. An application shall be placed on the approving authority's agenda only after a determination of completeness has been made.
(2)
A corporation or partnership applying to subdivide a parcel of land into six or more lots, or for a variance to construct a multiple dwelling of 25 or more family units, or for a site to be used for commercial purposes, shall list the names and address of all stockholders or individual partners owning at least 10% of its stock of any class or at least 10% of the interest in the partnership, as the case may be, in accordance with N.J.S.A. 40:55D-48.1 and the penalties for noncompliance. No application shall be approved that does not provide this data.
(3)
A preliminary plat shall include a complete environmental impact report as those requirements may have been modified by data submitted at the sketch plat stage, or a written request for a waiver of any or all of its requirements (see § 200-39). If such a waiver is requested, the approving agency shall either approve, approve in part, or disapprove the request. The applicant shall provide any required data at least 15 days prior to the date the approving authority is required to act.
B.
Action by the approving authority.
(2)
If accepted as a complete application, a public hearing date shall be set by the approving authority and notice given by the applicant.
(3)
The administrative officer shall submit one copy of the plat and supporting data to the County Planning Board and any other agency or person as directed by the approving authority or as may be required by law. If any agency or person fails to report to the approving authority within 30 days, the plat shall be deemed to have been approved by them. In the event of disapproval by such other agency, the reasons shall be given. Upon mutual agreement between the County Planning Board and the approving authority, with approval of the developer, the thirty-day period for a County Planning Board report may be extended for an additional 30 days and any extension shall so extend the time within which the approving authority is required to act.
(4)
A subdivision of 10 or fewer lots shall be granted or denied within 45 days of the date of determining that the application was a complete submission. For more than 10 lots, preliminary approval shall be granted or denied within 95 days of the date of determining that the application was a complete submission. Further time may be consented to by the developer. If action is not taken within the required time, the approving authority shall be deemed to have granted preliminary approval.
(5)
Preliminary site plan approval shall be granted or denied within the following time periods unless some further time has been consented to by the developer:
(6)
If substantial amendments in the layout of improvements are required and the plan has been the subject of a hearing, an amended application shall be submitted and proceeded upon as in the case of the original application.
(7)
The approving authority may approve, disapprove, or approve with conditions the application. The decision shall be reduced to writing and shall be adopted in accordance with § 200-20E.
(8)
Preliminary approval shall confer upon the applicant the rights set forth in N.J.S.A. 40:55D-49 for a three-year period regarding protection from changes in the general terms and conditions of preliminary approval, except that changes related to public health and safety may be adopted by ordinance. In addition, the three-year period may be extended upon a request by the applicant for limited time periods and under certain conditions as set forth in N.J.S.A. 40:55D-49.
§ 200-28 Submission of final plat for minor and major developments.
A.
Filing procedure.
(1)
Prior to expiration of the preliminary approval, or where a final plat is submitted where there has been no previous preliminary plat application, the applicant shall file with the administrative officer at least 10 calendar days prior to the meeting of the approving authority one Mylar, two cloth or Mylar copies, and six black on white paper prints of the plat and three completed copies of the application form for final approval with supporting exhibits and final plat checklist, the performance guarantee approved by the governing body, including off-tract improvements, if any, and any maintenance guarantees where either or both a performance or maintenance guarantee is required to cover required improvements, the applicable fee, certification by the Tax Collector that all taxes are paid to date and certification by the Soil Conservation District pursuant to the Soil Erosion and Sediment Control Act, Chapter 251 of the Laws of 1975.[1] Where an applicant submits a final plat but has previously not submitted a preliminary plat, the final plat submission shall include 15 black on white copies.
[1]
Editor's Note: See N.J.S.A. 4:24-39 et seq.
(2)
Where utility services are to be extended to the site, the final plat shall be accompanied by letters signed by a responsible officer of the water company, sewer authority, and utility which provides gas, telephone and electricity that has jurisdiction in the area approving the utility installation and stating who will construct the facility.
(3)
The final plat shall be accompanied by a statement by the Municipal Engineer that all utilities and other improvements (both in the development and off-tract) are in their exact location and elevation, and that the drainage, erosion, stormwater control, and excavation plans have been inspected and the interests of the Borough and of nearby properties are fully protected. Those portions of improvements already installed shall be identified and the Engineer shall state that the developer has either:
B.
Action by the approving authority.
(1)
The approving authority shall act on the submission's completeness, including a determination that the plat meets the standards of the Map Filing Law, N.J.S.A. 46:23-9.9 et seq., in accordance with § 200-20. In the case of an exempt subdivision or exempt site plan where there has been no previous submission of a sketch or preliminary plat, the approving authority may waive the required notices and hearing except where a variance or conditional use is part of the application.
(2)
If accepted as a complete application, the administrative officer shall send the applicant a certificate of completeness. Final approval shall then be granted or denied within 45 days or within such further time consented to by the applicant, and shall be reduced to writing and be adopted in accordance with § 200-20E. An approved final plat shall be signed by the chairman and secretary of the approving authority (or the vice chairman or assistant secretary in their absence, respectively). Failure to act within the period prescribed shall constitute final approval and a certificate to that effect shall be issued on request of the applicant.
(3)
Whenever County Planning Board action is required by N.J.S.A. 40:27-6.3 or 40:27-6.6, the approving authority shall condition any approval upon timely receipt of a favorable report from the County Planning Board or upon the county's failure to act within the required time period.
(4)
Final approval of a minor subdivision shall expire 190 days from the date of municipal approval unless within such period a plat in conformity with such approval, including any conditions imposed by the approving authority, or a deed clearly describing the approved minor subdivision, is filed by the applicant with the County Recording Officer, the Municipal Engineer and the Borough Tax Assessor. Such plat or deed shall have been signed by the chairman and secretary of the approving authority (or the vice chairman or assistant secretary in their absence, respectively). The plat of a minor subdivision need not be in conformity with the Map Filing Law, N.J.S.A. 46:23-9.9 et seq., provided the developer chooses to file the minor subdivision by deed.
(5)
Final approval of a major subdivision shall expire 95 days from the date of signing of the plat unless within such period the plat shall have been duly filed by the developer with the County Recording Officer. The approving authority may for good cause shown extend the period for recording for an additional period not to exceed 190 days. No subdivision plat shall be accepted for filing by the County Recording Officer until it has been approved by the approving authority and signed by the chairman and secretary of the approving authority (or the vice chairman or assistant secretary in their absence, respectively) or a certificate has been issued as to the failure of the approving authority to act within the required time. The signatures of the chairman and secretary shall not be affixed until the developer has posted the required guarantees. If the County Recording Officer records any plat without such approval, the recording shall be deemed null and void, and upon request of the municipality the plat shall be expunged from the official records. It shall be the duty of the County Recording Officer to notify the Planning Board, in writing, within seven days of the filing of any plat, identifying it by its title, date of filing, and official number.
(6)
The same zoning requirements, general terms, conditions and other rights applicable to a preliminary approval shall not be changed for a period of two years after the date of final approval, provided, in the case of a subdivision, the plat has been filed with the County Recording Officer. The approving authority may extend such period of protection for extensions of one year, but not to exceed three extensions. Upon granting of final approval, the rights conferred by the granting of preliminary approval shall be terminated.
(7)
The developer shall supply sufficient copies of the approved final plat so the administrative officer can distribute one copy to each of the following: applicant, Borough Clerk, Tax Assessor, Planning Board and any other agency or person directed by the approving authority; and shall supply one translucent cloth or Mylar copy to the Municipal Engineer.
§ 200-29 Plat design standards for subdivisions.
A.
Plat conformity. All applications shall be submitted in plat form drawn by a land surveyor with drawings of improvements prepared by a professional engineer, each bearing the signature, embossed seal, license number and address of the preparer.
B.
Subdivision sketch plat for review and classification:
(1)
Clearly and legibly drawn.
(2)
Graphic scale not less than one inch equals 100 feet.
(3)
Existing and proposed streets, easements, and lots with dimensions and the area of each lot.
(4)
Area of original tract and that portion being developed.
(5)
Existing lot lines to be eliminated, if any.
(6)
Connections to water service and sewage collection systems.
(7)
Direction of stormwater flow.
(8)
Approximate location of existing structures and uses.
(9)
All drainage rights-of-way; the location of drainage structures; and the flood zone in which the property is located, including the approximate location of the Federal Insurance Administration Flood Hazard Boundary if within 100 feet.
(10)
The Tax Map sheet, block and lot numbers for the tract and all adjacent lots; a title area including the words "Sketch Plat for Review and Classification"; North arrow; space for the application number; the date of the original drawing and the date of each revision.
(11)
Zoning district(s).
(12)
The name, address, signature and phone number of the owner, developer, and the person preparing the plat.
(13)
A key map with North arrow showing the original tract and the portion being developed in relation to surrounding areas.
C.
Preliminary subdivision plat:
(1)
Clearly and legibly drawn.
(2)
Graphic scale not less than one inch equals 100 feet.
(3)
Based on certified boundary survey.
(4)
Sheet sizes of 30 inches by 42 inches; 24 inches by 36 inches; 15 inches by 21 inches; or 8.5 inches by 13 inches. If more than one sheet is required to show the entire subdivision, a composite map shall show the entire subdivision with reference to each section.
(5)
Key map with North arrow showing the entire subdivision in relation to surrounding areas, including the names of principal roads and at a scale of not less than one inch equals 2,000 feet.
(6)
Title block with the name of the subdivision; the name of the municipality; Tax Map sheet, block and lot numbers; date of preparation and most recent revision; meridian; North arrow; graphic scale; the names addresses, phone numbers, and signatures of the owner, developer and person(s) who prepared the plat(s), including the seal of the latter; and space for the application number and Planning Board signatures.
(7)
The names of all owners within 200 feet of the development.
(8)
Tract acreage to the nearest square foot; the number of new lots; each lot line dimension scaled to the nearest foot; and each lot area to the nearest square foot.
(9)
Existing and proposed contours at one-foot intervals. All elevations shall be related to a bench mark noted on the plan and wherever possible be based on U.S. Geological Survey mean sea level datum. The approving authority may allow other contour intervals and topographic data to meet the objectives of this section and may waive the requirements on portions of large lots where the absence of improvements or other conditions indicate the information would not assist in the decision on the application.
(10)
Location of existing natural features, such as views, existing or developing dunes, and beaches.
(11)
Existing and proposed riparian rights.
(12)
Plans, cross-sections, center-line profiles, tentative grades and details of proposed and existing utilities and street rights-of-way, including the type and width of street pavement, curbs, sidewalks, shade trees, and all utilities. At street intersections and driveway curb-cuts, sight triangles radii of curblines, crosswalks, curb ramps and street sign locations shall be shown. Final street naming of any new streets may be deferred.
(13)
The names, locations, widths and purpose(s) of existing and proposed easements and other rights-of-way in the development and within 200 feet. The text of any deed restriction in the development shall be included.
(14)
The location and description of existing and proposed monuments.
(15)
All lot lines that will remain, those proposed, and those to be eliminated. All setback lines with dimensions. Any lot(s) to be dedicated to public use shall be identified. Each block and lot shall be numbered as assigned by the Tax Assessor.
(16)
All existing structures to remain shall be shown with their proposed use; front, rear and side yard setbacks; and structures of historic significance.
(17)
Utility plans showing feasible connections to any existing utility systems. A letter from the servicing utility company shall be submitted stating that the service will be available before occupancy of any proposed structures.
(18)
Zoning district(s).
D.
Final subdivision plat:
(1)
Clearly and legibly drawn.
(2)
Graphic scale not less than one inch equals 100 feet unless the approving authority authorizes a different scale which can contain legibly written data on dimensions, bearings, and other details.
(3)
Drawn by a licensed land surveyor in compliance with Map Filing Law, N.J.S.A. 46:23-9.9 et seq.
(4)
Sheet sizes of 30 inches by 42 inches; 24 inches by 36 inches; 15 inches by 21 inches; or 8.5 inches by 13 inches. If more than one sheet is required to show the entire subdivision, a composite map shall be included showing the entire subdivision with references to each sheet.
(5)
The following data shall be included, except the plat to be filed with the County Recording Officer need only contain the data required for filing with the county. All other data may be submitted on separate sheets:
(a)
Signature blocks for the approving authority, Municipal Engineer, and other endorsements required by law.
(b)
Municipal boundary line if within 200 feet of the tract being subdivided; street names; all lot and easement lines and the location of all monuments with accurate dimensions, bearing or deflection angles and radii, arcs and chord bearings, with the lengths of all curves, all based on an actual survey by a land surveyor licensed to practice in the state; minimum building setback lines; and the area of each lot to the nearest square foot. All dimensions, both linear and angular, of the exterior tract boundaries shall be based on and calculated from surveyed traversing which shall have an apparent error of field closure of 1:10,000 or better and shall be corrected by accepted balancing methods to final errorless closure.
(c)
Block and lot numbers as approved by the Tax Assessor and all street numbers as specified by the approving authority.
(d)
Title of plat, name of the Borough, date of survey, date(s) of original plat and all revisions, and application number.
(6)
The final plat shall be accompanied by the following:
§ 200-30 Plat design standards for site plans.
A.
Plat conformity and waivers. All applications shall be submitted in plat form and bear the signature, seal, license number and address of the person who prepared the plat except that plats submitted under the informal discussion provisions and sketch plats are exempt from needing sealed plans. All drawings showing improvement designs shall bear the signature and embossed seal of a licensed professional engineer of the State of New Jersey.
B.
Sketch site plan for review and classification shall include the same data as required in § 200-28B, plus lot lines, proposed building(s), proposed use(s), parking, loading, on-site circulation, driveways, approximate on-site or on-tract stormwater facilities, and water and sewer service.
C.
Preliminary site plan plat.
(1)
Every preliminary site plan shall be at a graphic scale not more than one inch equals 30 feet; certified by a New Jersey licensed architect or engineer, including accurate lot lines certified by a New Jersey licensed land surveyor, submitted on a sheet size not larger than 30 inches by 42 inches. (If one sheet is not sufficient to show the entire plan, a composite shall show the entire development with reference to each sheet.) The following data shall be shown on the site plan or accompany it. All lot lines and the exterior boundaries of the tract; north arrow; zone district(s); date of original drawing and each revision; existing and proposed streets and street names; existing and proposed contours at one-foot intervals within the tract and extending 100 feet beyond any building, paved area, or graded area under review; title of the plan; total area to one square foot; total number of parking spaces; all dimensions, areas, and distances needed to confirm conformity with this chapter, such as but not limited to building lengths, building heights, building and lot coverage, lot lines, parking spaces, loading spaces, setbacks, and yards; a key map giving the general location of the site within the Borough; and a separate map showing the site in relation to the remaining lands of the owner.
(2)
Site plan information for preliminary and final approval. Each site plan shall be designed to comply with Articles V, VI and VII and be accompanied by an environmental impact report unless waived in whole or in part by the approving authority.
(a)
Building and use plan. The plan shall indicate whether the proposed use is a change in use and the plan shall show the size, height, location, arrangement and use of all proposed buildings, structures, and signs, including architect's scaled elevation of the front, side and rear of any structure and sign (existing structures shall be identified either to remain or to be removed). A written description of the proposed use(s) of nonresidential buildings shall be included, including the number of employees or members; the proposed number of shifts to be worked and the maximum number of employees on each shift; expected truck and tractor-trailer traffic; emission of noise, glare, vibration, heat, odor, air and water pollution; safety hazards; and anticipated expansion plans incorporated in the building design. Floor plans shall be submitted for all uses. In apartment and townhouse projects, the number of dwelling units, by type, shall be shown. Depending on the location of the building with respect to flood hazard areas, compliance with the required construction methods may be required.
(b)
Circulation plan. This plan shall show access streets by name, curbs, access points to public streets, sight triangles, traffic channelization, easements, fire lanes, driveways, parking and loading spaces, pedestrian walks, and related facilities for the movement and storage of goods, vehicles and persons. All circulation plans shall be in compliance with barrier-free requirements. Consideration shall be given to merging parking areas with abutting properties together with reducing the number of access points to public streets. Sidewalks shall be shown along expected paths of pedestrian travel. Any expansion plans shall show feasible parking and loading expansion.
(c)
Natural resources and landscaping plan. This plan shall show existing and proposed buffer areas, including the intended screening devices, seeded and/or sodded areas, ground cover, fencing, signs, shrubbery, trees, and other landscaping features. The plan shall show the location and type of man-made improvements and the location, number, species, and caliper of plant material on the tract. All areas not covered by buildings or paved surfaces shall be landscaped utilizing combinations such as landscaped fencing, shrubbery, lawn area, ground cover, and the planting of coniferous and/or deciduous trees native to the area to maintain or reestablish the tone of the vegetation in the area and lessen the visual impact of the structures and paved areas. The grading and landscaping shall be planned for aesthetic, drainage, and erosion control purposes. The grading plan, drainage facilities, and landscaping shall be coordinated to prevent beach and sand erosion, enhance dune development, and assure the capacity of the drainage system is sufficient to handle water from the site. The flood hazard area in which the property is located shall be shown.
(d)
Facilities plan. This plan shall show the existing and proposed locations of all drainage and stormwater runoff facilities, including on-site stormwater detention facilities, swales, or other ways to minimize the volume of stormwater leaving the site; open space; common property; fire, gas, electric, telephone, sewerage and water line locations; lighting; and solid waste collection and disposal methods. Proposed grades, sizes, capacities, and materials to be used for facilities installed by the developer shall be shown for the appropriate facilities. Installations by utility companies need only show their locations on the plat. All easements shall be shown and copies of legal documentation that support the granting of an easement by the owner of an off-tract lot shall be included. All proposed lighting shall include the direction, angle, and height of each source of light. All utilities shall be installed underground. All required state and federal approvals for environmental considerations shall be submitted prior to preliminary approval or be a condition of approval. All public services shall be connected to an approved public utilities system.
D.
Final site plan plat. The final plat shall follow preliminary site plan requirements, but include all changes required as a condition of preliminary approval.