A.
The filing of a sketch plat is not required. However,
the subdivider is encouraged to do so, especially for a large or complicated
subdivision.
B.
The subdivider is encouraged to schedule preliminary
discussions with the review agency representatives at an early stage
in project planning. At the subdivider's request, the Zoning Administrator
will schedule a meeting of the Technical Advisory Committee to review
the sketch plat.
C.
The sketch plat will be reviewed with regard to the
following:
(1)
General suitability of the site for the type of development
proposed.
(2)
General suitability of the design with regard to topography,
drainage, soils and surrounding land use.
(4)
Interior road configuration.
(5)
Method and suitability of access.
(6)
Type of water and sewerage service.
(7)
Land planning techniques.
D.
Comments made during a review of the sketch plat shall
not infer approval or other special status on the plat but are intended
to allow a subdivider to determine feasibility of this project prior
to incurring extensive costs for surveying and engineering.
A.
Filing and review procedures. The following procedures
are established for the filing and review of preliminary plats:
(1)
The subdivider shall prepare and submit a preliminary
plat of the proposed subdivision to the Planning Commission.
(2)
At least 12 copies of the preliminary plat shall be
filed with the Zoning Administrator at least four weeks prior to the
regularly scheduled meeting of the Planning Commission at which consideration
of the plat is desired.[2]
[Amended 12-14-1999 by Ord. No. 99-001]
[2]
Editor's Note: The 12 copies as required by
this subsection shall be distributed as provided in the distribution
of plats list for preliminary plats on file in the County Planning
and Codes Administration office, a copy of which may be obtained during
regular business hours.
(3)
A copy of the proposed deed restrictions, including
the required covenants on compatibility with farming operations for
any subdivision in the A, Agricultural District, or R, Rural District,
shall be submitted with the preliminary plat.
[Amended 12-12-1989 by Ord. No. 89-009]
(4)
The Zoning Administrator will distribute copies of
the preliminary plat to the members of the Technical Advisory Committee
for their review and may call a meeting of the Committee to discuss
the plat with the subdivider. The subdivider shall be advised to incorporate
any recommended changes to the plat and resubmit the plat to the Zoning
Administrator at least one week before the Planning Commission meeting
at which it is to be presented.
[Amended 11-8-1983 by Ord. No. 83-004]
(5)
The members of the Technical Advisory Committee may
submit written comments and recommendations to the Zoning Administrator
for consideration by the Planning Commission.
(6)
Following its presentation by the subdivider, the
Planning Commission may either approve, approve with conditions or
modifications or disapprove the preliminary plat. The Planning Commission
may also table the plat for consideration at a subsequent meeting
if there is a lack of information or if substantial changes are necessary
to make the plat acceptable to the Commission.
(7)
Upon approval, the Chairman of the Planning Commission
shall sign two copies of the preliminary plat, one of which shall
be returned to the subdivider and the other retained by the Zoning
Administrator. Any modifications or conditions of approval shall be
recorded in the minutes of the Planning Commission.
(8)
Preliminary plat approval shall be valid for three
years from the date of approval. Preliminary plat approval may be
extended by the Planning Commission for additional periods of three
years each only where at least one final plat has been approved and
recorded and where the subdivider has demonstrated a good faith effort
to complete the development in a timely manner.
(9)
If the Planning Commission disapproves the preliminary
plat, it shall set forth the reasons for disapproval in its minutes.
(10)
A disapproved or voided preliminary plat has
no status, and any further submission shall be treated as a new application.
(11)
The Zoning Administrator shall mail a notice
of the Planning Commission meeting at which the preliminary plat is
scheduled for review to all owners of property adjoining the proposed
subdivision. The notices shall be by United States mail, first-class
postage prepaid, and shall be directed to the most current names and
addresses available to the Zoning Administrator, as obtained from
the State Department of Assessments and Taxation.
[Added 12-12-1989 by Ord. No. 89-009]
B.
Required information, style and form. The following
shall be required information, style and form for preliminary plats:
(1)
Preliminary plats may be submitted on paper prints.
All prints shall be clean and legible.
(2)
Preliminary plats shall be twenty-four by thirty-six
(24 x 36) inches in size.
(3)
When more than one sheet is required, an index sheet
shall be included which shows the entire subdivision and the portions
of the subdivision to be found on each separate sheet. All required
information and certificates shall be shown on each sheet.
(4)
A vicinity map indicating the location of the subdivision
with respect to nearby towns, roads, streams and other major features
shall be included. Scale shall be no smaller than one inch equals
one mile. The Caroline County, Maryland, General Highway Map is acceptable.
(5)
A title block shall appear in the lower right-hand
corner of the plat and shall include:
(a)
The subdivision name, section and lot numbers.
(b)
The scale of the plat. Scale shall be no smaller
than one inch equals 100 feet.
(c)
The location by election district, county and
state.
(d)
The names and addresses of the owners on record
and/or the subdivider.
(e)
The date of the plat and all revisions.
(6)
The names of adjoining property owners, with liber
and folio, shall be included. If the property adjoins a recorded subdivision,
its name, recording reference and lot numbers shall be indicated.
(7)
A North point shall be included indicating true north
or magnetic north.
(8)
The boundary of the area to be subdivided shall be
indicated in heavy outline, with distances of courses to hundredths
of a foot and bearings to an accuracy of one second. Boundaries shall
be determined by an accurate field survey.
(9)
Curve data, including the bearings and the lengths
of all arcs, radii, tangents, deflection angles, chords and distances,
shall be included in tabular form.
(10)
If the preliminary plat does not include all
of the contiguous land owned by the subdivider, the Planning Commission
may require the subdivider to submit a general plan of the ultimate
development for the entire property or for as much of it as the Planning
Commission deems necessary for an adequate review. The ultimate plan
of development shall be submitted in the form of a sketch plat.
(11)
Zoning district classification of the property
shall be indicated.
(12)
All natural or man-made features that may influence
the design of the subdivision shall be indicated, including but not
limited to roads, important trees, wooded areas, electric and telephone
poles or lines, building structures, water bodies or watercourses,
marshes, wetlands, stream buffers, identified threatened and endangered
species habitat and water and sewerage facilities.
[Amended 6-30-1998 by Ord. No. 98-006]
(13)
Existing topography shall be indicated at two-foot
contour intervals, referenced to United States Geological Survey datum.
Contour lines shall extend 100 feet beyond the subdivision boundary.
Datum shall be stated and a reference or bench mark described on the
plat, together with elevation. Source of contours (field run, aerial,
etc.) shall be stated on the plat. Interpolation of contours from
United States Geological Survey Quadrangle Maps is not acceptable.
(14)
The location, dimensions and purpose of all
existing or proposed easements, rights-of-way or public drainage association
ditches shall be indicated.
(15)
The location, width and name of all existing
or proposed roads within or abutting the subdivision shall be indicated.
(16)
A reference to the Maryland State Grid Coordinate
System, if reference points are available within a reasonable distance,
shall be noted.
(17)
If any portion of the subdivision is located in a regulated floodplain, the information required by Chapter 108 of this Code shall be precisely delineated on the plat.
[Amended 6-14-2011 by Ord. No. 2011-001]
(18)
The layout of all existing and proposed lots,
shall be included, indicating lot number, area in acres and thousandths,
dimensions in feet and hundredths and bearings to a minimum accuracy
of one second, with building restriction lines indicated with dashed
lines.
(19)
The location, dimensions and area, in acres,
of all property which will be reserved or dedicated for common use
by residents of the subdivision or the general public shall be indicated.
A written statement must be submitted to the Planning Commission explaining
the provisions or conditions of the proposed reservation or conveyance
and the proposed arrangements for ownership and maintenance.
(20)
The type of water and sewerage service to each
lot shall be indicated.
(21)
An accurate location of any municipal corporate
limit or election district line traversing or closely related to the
tract shall be indicated.
[1]
Editor's Note: A checklist for preliminary
plats listing the required information as identified in this section
is on file in the County Planning and Codes Administration office,
a copy of which may be obtained during regular business hours.
A.
General requirements for final plats.
(1)
Filing and review procedures. The following procedures
are established for the filing and review of final plats:
(a)
After approval of the preliminary plat, the
subdivider may proceed with the preparation and submission of a final
plat.
(b)
The final plat may include all of the property
covered by the preliminary plat or may be limited to any portion thereof
that is intended to be developed as a unit.
(c)
At least seven copies of the final plat shall
be filed with the Zoning Administrator at least four weeks prior to
the regularly scheduled meeting of the Planning Commission at which
consideration of the plat is desired.[1]
[1]
Editor's Note: The seven copies as required
by this subsection shall be distributed as provided in the distribution
of plats list for final plats for review on file in the County Planning
and Codes Administration office, a copy of which may be obtained during
regular business hours.
(d)
The final plat shall be accompanied by the improvement plans as required by Subsection B of this section and the guaranties for construction of improvements as required by Subsection B(2) of this section. The final plat shall not be reviewed by the Planning Commission until all improvement plans and guaranties for construction have been reviewed and approved by the appropriate agencies.
(e)
The Zoning Administrator will distribute copies
of the final plat and improvement plans to the members of the Technical
Advisory Committee for their review and may call a meeting of the
Committee to discuss the plat with the subdivider.
(f)
The final plat shall substantially conform to
the preliminary plat as approved. A significant deviation from the
approved preliminary plat shall be considered as a new preliminary
plat submission.
(g)
The Planning Commission shall approve, approve
with modifications or conditions or deny the final plat. The Planning
Commission may also table the plat for consideration at a subsequent
meeting if there is a lack of information or if substantial changes
are necessary to make the plat acceptable to the Commission. If approval
is denied, the Planning Commission shall set forth the reasons for
disapproval in its minutes.
(h)
After approval of the final plat by the Planning
Commission, the subdivider shall submit at least five copies of the
final plat on linen or Mylar of good quality or other comparable material
and at least seven paper prints to the Zoning Administrator for signatures
and recordings.[2]
[2]
Editor's Note: The copies required by this
subsection shall be distributed as provided in the distribution of
plats list for final plats after approval and signature on file in
the County Planning and Codes Administration office, a copy of which
may be obtained during normal business hours.
(i)
The Chairman of the Planning Commission shall
be empowered to sign the final plat when satisfactory review indicates
that it meets all requirements of this chapter and that all conditions
for approval by the Planning Commission have been met.
(j)
Prior to the signing of the final plat by the
Chairman of the Planning Commission, the following approvals shall
be indicated:
[1]
[2]
The County Engineer shall affix his signature
certifying that all required public improvement plans meet the current
Caroline County Design Standards and Specifications, except as noted.
[3]
The County Health Officer or other approving
authority shall affix his signature certifying that the final plat
meets all requirements for water supply and sewerage and conforms
with the requirements of the Caroline County Comprehensive Water and
Sewerage Plan.
(k)
Upon receipt of all necessary signatures, the
Zoning Administrator shall record the final plat with the Clerk of
the Circuit Court. Recording fees shall be paid from the plat filing
fee collected from the subdivider.
(l)
The Zoning Administrator shall return one signed
copy of the final plat to the subdivider and shall distribute copies
to all applicable agencies.
(m)
Approval of the final plat by the Planning Commission
and the affixing of signatures by the respective officials shall not
be deemed to constitute or effect an acceptance by the County Commissioners
of Caroline County or the Caroline County Roads Board of any public
improvements, rights-of-way, open space or easements shown on said
plat. However, the showing of such improvements, rights-of-way, open
spaces or easements shall be deemed to be an offer of dedication,
which may be accepted through any subsequent appropriate act.
(n)
Final plats shall conform in all respects to
the requirements of § 3-108 of the Real Property Article
of the Annotated Code of Maryland.
(2)
Required information, style and form.
(a)
Final plats shall include all information and certificates required for preliminary plats under § 162-21B of this chapter, plus the following:
[1]
Signature blocks for the Chairman of the Planning
Commission, Zoning Administrator, County Engineer and County Health
Officer.
[2]
A notarized certification and dedication by
the owner(s) of the property using wording as specified by the Planning
Commission.[4]
[4]
Editor's Note: A sample of the owner's certification
and dedication form is on file in the County Planning and Codes Administration
office, a copy of which may be obtained during normal business hours.
[3]
The location and description of all monuments and markers as required by § 162-31 of this chapter.
[4]
A surveyor's certificate using wording as specified
by the Planning Commission. The surveyor's seal shall be affixed to
the plat.[5]
[5]
Editor's Note: A sample of the surveyor's
certificate form is on file in the County Planning and Codes Administration
office, a copy of which may be obtained during normal business hours.
(b)
No distances on the plat shall be marked "more
or less," except on lines which begin, terminate or bound on a marsh,
stream or any body of water.
B.
Improvement plans.
(1)
General requirements.
(a)
The subdivider shall prepare and submit all
drawings, plans and specifications required to complete the construction
of roads, sidewalks, drainage, water supply, sewerage and other required
improvements, which shall collectively be known as the "improvement
plans."
(b)
At least five copies of the improvement, plans
shall be filed with the Zoning Administrator.[6]
[6]
Editor's Note: The five copies as required
by this subsection shall be distributed as provided in the distribution
of plats list for improvement plans for review on file in the County
Planning and Codes Administration office, a copy of which may be obtained
during normal business hours.
(c)
The subdivider shall submit with the improvement
plans an estimate of all quantities and costs, including contingent
items, related to constructing all required improvements.
(d)
The subdivider shall furnish any design data
and computations as required by the reviewing agencies in accordance
with the form and procedures established by the applicable agency.
(e)
Improvement plans shall be signed and sealed
by registered professionals licensed in the State of Maryland as follows:
[1]
Road, community water and sewerage and other
engineering plans shall be signed and sealed by an engineer.
[2]
Grading and sediment control plans shall be
signed and sealed by an engineer or landscape architect.
[3]
Survey drawings and plats shall be signed and
sealed by a registered land surveyor.
(f)
Following approval, the subdivider shall furnish
the Zoning Administrator with at least five sets of the final improvement
plans for distribution to the reviewing agencies.
(2)
Guaranties for construction of required improvements.
[Amended 11-8-1983 by Ord. No. 83-004]
(a)
Prior to the signing of the final plat by the Chairman of the Planning Commission, all required improvements in the area covered by the final plat shall have been completed, inspected and accepted in accordance with Subsection B(3) of this section or the subdivider shall have furnished and the County Commissioners shall have accepted one of the following guaranties to secure the construction and installation of all required improvements:[7]
[1]
A surety bond.
[2]
Placement of funds in escrow with an escrow
agent satisfactory to the County Commissioners, together with an agreement
governing the release of funds from escrow.
[3]
An irrevocable letter of credit.
[7]
Editor's Note: Sample copies of the performance
bond and/or cash escrow agreement forms are on file in the County
Planning and Codes Administration office, copies of which may be obtained
during normal business hours.
(b)
The subdivider shall submit copies of all contracts for the installation of the required improvements. All contracts shall contain completion dates consistent with that set under Subsection B(2)(d) of this section. All contracts and contractors shall be satisfactory to the County Engineer.
(c)
The amount of the guaranty shall be based on
the sum of the contracts entered into by the subdivider for the completion
of all required improvements or the County Engineer's estimate if
contracts have not yet been executed, plus a minimum contingency of
15%.
(d)
Generally, the subdivider shall be required
to complete all required improvements within 12 months from the date
of final plat approval. The time of year and construction season length
shall be considered in setting the completion data. An extension may
be granted by the County Commissioners only upon a showing of good
faith effort by the subdivider to complete the improvements within
the specified time period.
(e)
No guaranty shall be accepted by the County
Commissioners for construction of required improvements in additional
sections of a subdivision if the required improvements in any previous
section are not complete and the time limit for completion has expired.
(3)
Inspection and acceptance of required improvements.
[Amended 11-8-1983 by Ord. No. 83-004]
(a)
Roads, streets, sidewalks and drainage. An on-site
inspection shall be made by the County Planner, the County Engineer,
the Zoning Administrator, the Soil Conservation District representative
and the County Roads Superintendent, all of whom shall make a written
report to the County Commissioners or Roads Board indicating whether
the required improvements have been satisfactorily installed. The
County Commissioners or Roads Board may then adopt a resolution accepting
the improvements for County ownership and maintenance and may authorize
the release to the subdivider of the guaranty or remaining escrow
funds.
(b)
Electric and telephone utilities. The subdivider
shall provide a letter from the appropriate electric or telephone
company indicating that the required utilities have been satisfactorily
installed.
(c)
Community water and sewerage facilities. If
the Planning Commission has required dedication of community water
and/or sewerage facilities to a public operating agency, the subdivider
shall provide a letter of acceptance from the appropriate agency.
