§ 7.5-31. Plan review procedure.

(1)

Types of developments. Plan review procedures are dependent on the type of the proposed development. There are three (3) types of developments as follows:

(a)

Subdivision developments (residential, commercial, and industrial) involving the subdividing of a tract or parcel of land into two (2) lots or building sites;

(b)

Subdivision developments (residential, commercial, and industrial) involving the subdividing of a tract or parcel of land into three (3) or more lots or building sites; and

(c)

Nonsubdivision commercial/industrial developments.

(2)

Stages of subdivision development plans review. Plan design, submittal, and review is divided into four (4) stages which corresponds to the following four (4) types of plans:

(a)

Preliminary plat: Conceptual street and lot layout of subdivision with topography of not more than two-foot intervals. A plat review fee as indicated in City of Cartersville Code, section 17-78 shall be required at the time of submittal. No less than fifteen (15) working days prior to the next regular meeting of the planning commission, a letter addressed to the planning commission requesting review and approval of a preliminary plat shall be given to the planning and development department along with seven (7) copies of the plat to be distributed as follows: Water department (two (2) plat copies); public works (two (2) plat copies); electric (one (1) plat copy); gas (one (1) plat copy); planning and development (one (1) plat copy). Upon approval of the plat by individual departments, seven (7) copies of the approved plat stamped by each department shall be submitted to the department of planning and development to be distributed to the City of Cartersville Planning Department for approval. Approval of a preliminary plat shall expire and be null and void after a period of twenty-four (24) months from the date of approval unless an extension of time is approved by the planning commission. (A preliminary plat shall not be required of subdivisions on an existing street involving only two (2) lots or building sites.

Information to be provided. Preliminary subdivision plats shall contain the following information:

1.

Subdivision name.

2.

Name, address and twenty-four-hour phone number of developer.

3.

Date including most recent revision date.

4.

Graphic scale (not to exceed one (1) inch = one hundred (100) feet).

5.

Location index map (approximate scale one (1) inch = six thousand (6,000) feet).

6.

North arrow.

7.

Land lot, district and section.

8.

Maximum sheet size twenty-four (24) inches × thirty-six (36) inches unless otherwise approved.

9.

Exact boundary lines of the entire tract indicated by a heavy line giving lengths and bearings.

10.

Present zoning and zoning of abutting land.

11.

Proposed street and lot layout.

12.

Proposed street names.

13.

Lot lines with approximate dimensions.

14.

Location of bold lines for phased developments.

15.

Lots numbered consecutively disregarding phasing.

16.

General notes on the plat stating total project acreage, total number of lots and lot density, minimum size of lots, minimum lot width and frontage, and required setbacks for present zoning.

17.

Existing streets, utilities, and easements on and adjacent to the tract.

18.

Provisions for water supply, sewerage, and drainage.

19.

Location of one hundred-year floodplain or statement that no part of the property lies within the one hundred-year floodplain.

20.

Minimum building front yard setback line shown graphically on the plat.

21.

Surveyors and/or engineer's stamp.

22.

Signature statement for planning commission. Statement shall read as follows:

Preliminary Plat
Approval Certificate

All requirements of the City of Cartersville Development Regulations relative to the preparation and submission of a Preliminary Plat having been fulfilled, approval of this plat is hereby granted subject to further provisions of said Regulations. This certificate is effective for twenty-four (24) months from the date of signing unless a Final Plat is recorded.

_____	_____
Planning Commission Chairman	Date

 

23.

Any and all other information as may be required by the city.

24.

Names of owners of record of adjoining properties.

(b)

Construction plans: Detailed design plans of proposed subdivision infrastructure improvements. Eleven (11) sets of the construction plans shall be submitted to the department of planning and development to be distributed as follows: water department (three (3) sets); electric (one (1) set); gas (one (1) set); public works (one (1) set); planning and development (one (1) set); developer (four(4) sets). Upon approval of the plans, a stamped approved copy shall be given to each department and the developer sets up a pre-construction conference with the contractor(s) and the city departments mentioned herein. If any construction activity involves a state right-of-way, the developer must first contact public works and obtain Georgia D.O.T. approval before construction plans can be approved by the city.

a.

Information to be provided. Construction plans shall contain the following information:

b.

Road design:

1.

Acceleration/deceleration lanes at entrance.

2.

Typical road section for all roads.

3.

Dimensions of turn radii.

4.

Plan and profile of existing city or county road at proposed entrance with the City of Cartersville's minimum horizontal and vertical stopping sight distance requirements satisfied. The speed limit for the existing city or county road shall be shown.

5.

If additional right-of-way is required to bring the city road up to minimum standards, as shown on the current city street classification map, the future right-of-way shall be shown on the plan. Set backs shall be measured from the future right-of-way.

6.

Proposed street profiles for all new streets.

7.

Proposed street grades.

8.

Proposed length of vertical curves.

9.

Vertical stopping sight distance at all proposed internal subdivision intersections.

10.

Street horizontal curve radii.

11.

All radii, curb setbacks and taper details.

12.

Typical construction detains (curb and gutter, paving, etc.).

13.

Street signs.

Storm drainage:

1.

Topographic layout of development at two-foot contour intervals based on mean sea level datum with storm drain layout.

2.

Location, size, ad length of existing drainage structures with drainage area.

3.

Description by registered engineer of downstream property showing the method of runoff control will not adversely affect the property downstream.

4.

Location, size, length, and type of all proposed drainage structures.

5.

Drainage area to each inlet point of the drainage system.

6.

Ditch profiles.

7.

Ditch cross-sections every fifty (50) feet with velocity of runoff (no more than five (5.0) fps without lining the ditch.)

8.

Hydrology study by a state approved professional for detention ponds, if required.

9.

The one hundred-year floodplain limits and elevation or note absence.

10.

Profile of storm drainage pipes.

11.

All cross-drain pipes shown on the street profiles.

12.

Water travel distance between catch basins.

13.

Drainage at intersections indicated by flow arrows on plan sheet.

14.

All drainage structure outlets to be erosion proofed.

15.

Method of sizing all storm drainage structures.

16.

Easements for drainage system - minimum of ten (10) feet for piped runoff, minimum of twenty (20) feet for open ditches.

17.

Dam breach zone shown if an existing or proposed permanent pond/lake is a part of the proposed subdivision.

18.

Cul-de-sac grading detail for steep downhill cul-de-sacs.

Water layout:

1.

Site plan with water layout only.

2.

Pipe locations and sizes.

3.

Location and size of gate valves, air release valves.

4.

Thrust blocks at all bends and tees.

5.

Location of all existing and proposed fire hydrants.

6.

Existing water main locations, sizes, and types of materials surrounding the project.

7.

Detail of tap to water main.

8.

Proposed meter sizes and locations.

9.

Nearest existing line valves on main, in order to isolate tap.

10.

Pressure flow-test results.

11.

If proposed water line crosses private property, a twenty-foot easement is required.

Sewer layout:

1.

EPD sanitary sewer submittal form filled out by registered engineer.

2.

Site plan showing sewer layout.

3.

Sewer layout should have manhole numbers, line designations, flow arrows, street names, and topography.

4.

Sewer layout showing proposed storm drain crossings.

5.

Detail tie-in of proposed lines with existing lines as to elevation and invert direction of manholes.

6.

Profile of proposed sewer lines with:

7.

Manhole numbers and locations.

8.

Outside drop-manhole designated.

9.

Percent grade, length, size of lines.

10.

Lateral locations.

11.

Materials to be used.

12.

Location in profile of streams and storm drains.

13.

Easements to be twenty-foot permanent and sixty-foot for temporary construction.

14.

Easements for future sewers if required.

15.

Bedding details.

Additional requirements:

1.

Preliminary plat submitted with construction plans.

2.

Sidewalks.

3.

Show location of all wells within one hundred (100) feet of property or certify that there are no wells, if lots are served by septic tank.

4.

Names of all utility companies.

5.

Erosion control plan.

6.

Tree protection plan.

7.

Show location of any landfills or debris or garbage disposal sites on the property.

8.

If there are any walls associated with the development of the site, safety measures such as fences and/or safety railings will be required.

9.

Additional notes below:

Notes:

1.

It is the developer's responsibility to address any wetland issues to the satisfaction of the U.S. Army Corps of Engineers.

2.

It is the developer's responsibility to abide by all the rules and regulations pertaining to the State of Georgia's National Pollutant Discharge Elimination System (NPDES) permit requirements.

3.

It is the developer's responsibility to address any endangered species issues to the satisfaction of the U.S. Fish and Wildlife Service.

(c)

Erosion and sediment control plans: A plan for the control of soil erosion and sedimentation resulting from a land-disturbing activity involving the disturbance of 1.0 acres or greater. Said plans are a part of the requirements for a land-disturbance permit as addressed in article VII of these regulations. An approved copy of this plan must be provided to all departments as part of the construction plan review process.

(d)

Final plat: Plan of a subdivision which conforms to the approved preliminary plat and the specifications required herein for recording at the clerk of superior court. Prior to the submittal of the final plat for review, the following shall apply: 1.) All street and city-owned utility (including city gas, electric, water, sewer, and fiber) construction must be completed, inspected and approved; 2.) All property corner pins must be installed; 3.) As-built drawings must be submitted; and 4.) Bonding requirements, if applicable, satisfied. Seven (7) copies of the final plat and as-built drawings shall be submitted to the department of planning and development to be distributed as follows: Water department (two (2) sets of each); public works (one (1) set of each); planning and development (one (1) set of each); gas department (one (1) set of each); electric department (one (1) set of each); and fiber department (one (1) set of each). Once the signatures of approval from the designated city departments have been obtained on the final plat, the developer shall submit the plat to the Clerk of Superior Court of Bartow County for recording. Upon recording of the final plat, the developer shall provide four (4) hard copies of the plat to the planning and development department. An electronic version of the final plat shall be provided in AutoCAD format to the city engineer.

Information to be provided. The final plat shall contain the following information:

1.

Sheet size no larger than eighteen (18) inches × twenty-four (24) inches.

2.

Exact boundary lines of the tract by bearings and distances determined by a field survey.

3.

Field survey error of closure not to exceed one (1) to ten thousand (10,000).

4.

Equipment used in field survey.

5.

Calculated error of closure of plat.

6.

Present zoning and zoning of abutting land.

7.

Exact locations, R/W widths, and names of all streets that immediately adjoin the subdivision.

8.

Appropriate data for all streets, lot lines, and centerlines as required by the city and according to the requirements of the State of Georgia for professional surveyors and engineers.

9.

General notes on the plat stating total project acreage, total number of lots and lot density, minimum size of lots, minimum lot width and frontage, and required setbacks for present zoning.

10.

Lots shall be numbered consecutively; divisions shall be made by units or phases.

11.

Each lots' area in square feet or acres.

12.

Deed book and page number of protective covenants if any.

13.

Accurate location, material, and description of all monuments and markers.

14.

Location of sidewalks.

15.

Location of all easements.

16.

Required buffers and recreational areas (if any).

17.

Land lot lines accurately tied to the lines of the subdivision by distance and angles when such lines traverse or are reasonably close to the subdivision.

18.

All surveys and plats must be prepared by a state certified engineer and /or surveyor.

19.

Location of one hundred-year floodplain or statement that no part of the property lies within the one hundred-year floodplain.

20.

The following certificate statements shall be shown on the plat:

Owner's Certificate:

The owner of the land shown on this plat and whose name is subscribed hereto, in person or through a duly authorized agent, certifies that this plat was made from an actual survey, that all state, city and county taxes or other assessments now due on this land have been paid, that all streets, water systems drains and drainage easements, and public places are dedicated to the use of the public forever.

_____	_____
Owner	Date

 

Surveyor's Certificate:

It is hereby certified that this plat is true and correct and was prepared from an actual survey of the property by me or under my supervision, that all monuments shown hereon actually exist or are marked "future and their location, size, type and material are correctly shown, and that all requirements of the development and zoning regulations have been fully complied with.

_____	_____
Owner	Date

 

City of Cartersville Certificate:

In accordance to the City of Cartersville Development Regulations and the City's Zoning Ordinance, all requirements of approval have been fulfilled; this plat was given final approval by the following City personnel on behalf of the City of Cartersville:

_____	_____
Zoning Administrator	Date
_____	_____
Water Superintendent	Date
_____	_____
Gas Superintendent	Date
_____	_____
Electric Superintendent	Date
_____	_____
Fiber Superintendent	Date
_____	_____
City Engineer	Date

 

21.

Any and all other information as required by the city.

(3)

Commercial/industrial site development plans which do not involve the subdividing of land. Only construction plans are designed and submitted for review for this type of development. Five (5) sets of plans shall be submitted to the department of planning and development to be distributed as follows: water department (one (1) set); public works (one (1) set); gas (one (1) set); electric (one (1) set); and planning and development (one (1) set). Upon approval of the plans by individual departments, each department retains a copy of the approved stamped plans.

(4)

Plan approval.

(a)

No preliminary or final plat, or land-disturbance permit, shall be approved without the written approval of the respective department head, or his/her designated representative, of the fire department, public works department, utility departments, or planning and development department.

(b)

Approval of construction plans shall expire eighteen (18) months from the date of approval without the issuance of a building permit from the city.

(c)

If a discrepancy occurs between the approved plans and the city's development standards, unless a variance or exception has been obtained, the development standards shall be the superseding document.

(Ord. No. 32-98, § 1, 8-27-98; Ord. No. 41-99, § 13, 9-16-99; Ord. No. 68-04, §§ 1—4, 9-2-04; Ord. No. 43-05, § 1, 7-7-05; Ord. No. 24-07, § 1, 6-7-07; Ord. No. 51-08, § 1, 12-4-08)