§ 323. Final Site Plan (FSP).

Final Site Plan review is intended to assess compliance of a proposed development with the specific use, dimensional, and other regulations of this Code and the terms of any prior approval of the project. Therefore, Final Site Plans shall be designed to show the specific arrangement of buildings and other improvements on a site in relation to each other, existing site conditions, and surrounding property, together with specific information on the nature and intensity of land use. Final site plans shall be generally required:

A.

Prior to the application for a Building Permit,

B.

Prior to the establishment or expansion of a Special Permit use,

C.

Concurrently with the issuance of an Administrative Permit,

D.

Prior to the establishment, expansion, or change of any use, activity, or structure, pursuant to the provisions of this Code.

323.1.   Review and Approval.

A.

Application submittal. The application for Final Site Plan review shall be submitted on a form prescribed by the County. A developer may apply for Final Site Plan and Building Permit concurrently, at his or her own risk, provided that no Building Permits shall be issued until the Final Site Plan is approved. All applications for site plan approval shall be reviewed and processed for completeness and sufficiency prior to proceeding with the review.

B.

Administrative Review. The Department Director shall review the Final Site Plan for conformance with the land development code.

323.2.   Final Site Plan Review Criteria.

Every site plan shall be evaluated based upon the following criteria, in addition to the criteria for General Development Plan approval:

A.

Whether the plan meets the requirements of the land development code;

B.

Whether the proposed development is consistent with the comprehensive plan;

C.

Whether the proposed development is consistent with prior applicable approvals; and

D.

Whether the proposed development meets the level of service standards adopted in the comprehensive plan. Proof of meeting these standards shall exist in the form of a certificate of concurrency exemption, certificate of preliminary or final concurrency (as applicable at the particular development review stage), or certificate of conditional concurrency reservation.

323.3.   Effect of Final Site Plan Approval.

Approval of the Final Site Plan authorizes the applicant to proceed with an application for Building Permit. Any comments issued by the DRC will need to be addressed prior to the approval of the Building Permit.

Prior to commencement of construction activities authorized with the approved Final Site Plan, an Erosion and Sediment Control Plan (ESCP) shall be approved by the Department Director, as required pursuant to the Manatee Public Works Standards Manual.

Developments requiring approval of a tree protection plan and tree removal permit, parking lot landscaping plan, screening plan, off-street parking or loading plan, driveway permit, private street application and similar approvals, may be processed concurrently with the final site plan, within the discretion of the Department Director and based upon prior written approval of the appropriate County approving authority for such other plan or permit. The request for specific approvals shall be clearly stated in the formal submission of the site plan.

323.4.   Expiration and Extension of Final Site Plans.

Final site plans shall be valid for four (4) years, unless the Board specifically approved a longer time frame as part of a DRI or large project. Final Site Plan approvals shall expire as noted above, unless all Building Permits for the principal structures are issued before that date.

The approval authority may, as a condition of approval of a site plan, establish an expiration date that is sooner than otherwise required pursuant to this Section, in order to ensure prompt compliance with the Code in a case involving code enforcement action, or to further the public health, safety and welfare.

The expiration date of a final site plan may be extended by the Department Director for a maximum of three (3) years beyond the original expiration date. The expiration date of a Final Site Plan scheduled to expire concurrently with the expiration of a Certificate of Level of Service may not be extended beyond the date of expiration of the Certificate. When reviewing requests for extensions, the Director shall consider the criteria for preliminary site plan extensions (section 322.5). The expiration date for any approved site plan may be extended for a period longer than three (3) years, in connection with a development agreement.