§ 66-152. Preliminary plat.
The preliminary plat shall be drawn to a scale of not less than one inch equals 100 feet and meet the minimum standards of design set forth in this chapter and shall include the following information:
(1)
General conditions.
a.
Full name of subdivision.
b.
Name, address and telephone number of petitioner and architect, surveyor, engineer or designer.
c.
All names and addresses of all property owners of the site.
d.
All names and addresses of all deed record owners of the land adjacent to the state.
e.
Graphic scale, north point and date. The north point shall be identified as magnetic, true or grid north.
f.
Vicinity map at a scale of not less than one inch equals one mile showing the relationship of the subdivision to the surrounding area.
g.
Acreage to be subdivided.
h.
A written legal description, metes and bounds with all bearings and distances, of the acreage to be subdivided.
i.
Proper identification of the boundaries of the tract to be subdivided with all bearings and distances indicated. The boundary survey shall be to such a degree of accuracy that the error of closure is 1:7,500 or greater.
(2)
Existing conditions.
a.
Topography by contours at vertical in intervals of not more than two feet or if the property does not have a two-foot change in elevation, a certificate from an authorized engineer or surveyor shall be required stating that the drainage from the property is adequate and will not adversely affect adjacent property owners.
b.
Zoning district classification of land to be subdivided and adjoining land, if applicable.
c.
In case of resubdivision, a copy of the existing plat with proposed resubdivision superimposed thereon.
d.
Location of natural features such as streams, lakes, swamps, and land subject to flood based on a 100-year flood frequency on the property to be subdivided.
e.
Location of existing adjoining property lines and existing buildings on the property to be subdivided.
f.
Location and right-of-way of streets, roads, railroads and utility lines either on or adjacent to the property to be subdivided. Specify whether utility lines are in easements or rights-of-way and show location of poles or towers.
g.
Size and location of existing sewers, water mains, drains, culverts or other underground facilities within the street or within the right-of-way of streets or roads adjoining the tract. Grades and invert elevations of sewers shall be shown.
h.
The acreage of each drainage area affecting the proposed subdivision.
i.
All elevation shall refer to mean sea level datum where public water and/or public sewers are to be installed.
j.
Location of city limit lines and county lines, if applicable.
k.
Acreage and location of any wetlands situated on the property to be subdivided.
l.
Conservation of cultural, historical and natural resources.
1.
Purpose. The cultural, historical, and natural resources of the county have unique characteristics and are invaluable to present and future generations of the county residents. Land development, without regard to these resources, may lead to their destruction, producing significant adverse economic and environmental impacts and threatening the health, safety and general welfare of the citizens of the county. The purpose of this subsection is to encourage developers to consider cultural, historical, and natural resources when proposing a development project and that they take all reasonable steps to minimize adverse impacts from such development. Land development and resources conservation can and must be viewed as complimentary activities.
2.
Site analysis. In order for the building and zoning official to make an informed decision in a timely manner, the developer shall prepare an analysis of the characteristics of the development site, such as site context; geology and soils, with severe limitations to development; wetlands; floodplains; topography, ecology, existing vegetation, structures, and road networks; visual features; and past and present use of the site. The analysis narrative shall be included as a component of the preliminary plat application. The developer may include topographic maps, wetlands maps, or other pertinent supporting documentation.
3.
Subdivision and site design.
i.
Design of the development should take into consideration all existing local and regional plans for the surrounding community.
ii.
Development of the site should be based on the site analysis. To the maximum extent practicable, development should be located to conserve the natural features of the site, to avoid areas of environmental sensitivity, and to minimize negative impacts and alteration of natural features.
iii.
When any of the following natural features are identified on the site, sound planning or engineering solutions are required to reduce or eliminate any negative effects of the proposed development or such features shall remain undisturbed, in accordance with applicable federal, state or local regulations:
(a)
Unique and/or fragile areas, including wetlands as defined in section 404, Federal Water Pollution Control Act Amendments of 1972, and delineated on wetlands maps prepared by the U.S. Fish and Wildlife Service. When wetlands are identified by the analysis, the applicant should contact the U.S. Army Corps of Engineers to determine if such wetlands are jurisdictional wetlands and, if so, to secure the necessary permits and/or clearance before a building or use permit shall be issued by the county.
(b)
Significant trees or stands of trees, defined as the largest known individual trees of each species in the state, large trees approaching the diameter of the known largest tree, or species or clumps of trees that are rare to the area or of particular horticultural or landscape value. The developer should consult with the state forestry commission records for rare or valuable trees.
(c)
Land in the floodplain, as defined by state or local regulations. Where floodplains are identified by the analysis, and shown on the flood hazard boundary maps for the county, all development shall comply with standards adopted as part of the county flood hazard prevention ordinance (division 3 of article II, chapter 34).
(d)
Steep slopes in excess of 20 percent as measured over a 100-foot interval unless appropriate engineering measures concerning slope stability, erosion, and resident safety are taken.
(e)
Habitats of threatened or endangered wildlife species, as identified on federal or state lists, defined by the Endangered Species Act. The developer should contact the state department of natural resources' natural heritage program to identify potential conflicts.
(f)
Historically significant structures and sites, as listed on federal or state lists of historic places.
iv.
The development should be laid out to avoid adversely affecting groundwater and aquifer recharge; to reduce cut and fill; to prevent flooding; to provide adequate access to lots and sites; and to mitigate adverse effects of noise, odor, traffic, drainage, and utilities on neighboring properties.
(3)
Proposed conditions.
a.
Layout of streets, roads, alleys, public crosswalk, with widths, road names, or designations, grades and cross sections.
b.
Profile of proposed streets showing natural and finished grades with percent of grade slope.
c.
Detailed layout of all lots, including building setback lines, scaled dimensions on lots, and utility easements with width and use.
d.
Construction drawings of sanitary sewers, if applicable, with grade, pipe size, location of manholes, and points of discharge and percolation tests, soil borings and wells approved by the designated representative of the director of the Environmental Protection Division of the Georgia Department of Natural Resources, or as may be subsequently required by Georgia law.
e.
Construction drawings of storm sewer system with grade, pipe size, and location of outlet. Storm sewers shall be sized to accommodate runoff from a 25-year, 24-hour rain event.
f.
Plans of all drainage provisions, retaining walls, curbing, planting, antierosion devices or other protective devices to be constructed in connection with, or as a part of the proposed work, together with a map showing the drainage area of land tributary to the site and estimated runoff of the area served by any drains.
g.
Construction drawings of water supply system with pipe sizes and location of hydrants and valves.
h.
Designation of all land, if any, to be reserved or dedicated for public use.
i.
Designation of proposed use of all lots to be used for other than single-family residential, if any.
j.
Proposed major contour changes to areas where substantial cut and/or fill is to be done.
k.
A timing schedule indicating the anticipated starting and completion dates of the development sequence and the time of exposure of each area prior to the completion of effective erosion and sediment control measures.
l.
Total number of lots, total acreage, total length and width of new streets.
(4)
Review and approval. The preliminary plat shall be approved by the planning commission only after review and approval of the following:
a.
The designated representative of the director of the Environmental Protection Division of the Georgia Department of Natural Resources, or as may be subsequently required by Georgia law, shall review the water supply and sewage disposal facilities to be provided on all preliminary plats after being provided with such percolation test or other information as it may require.
b.
The county manager or his designees shall review the preliminary plat for conformity of its proposed streets with adopted design standards, if any, and existing and proposed public street improvements.
c.
A land disturbing activity permit, pursuant to the Georgia Soil Erosion and Sedimentation Control Act (O.C.G.A. § 12-7-1 et seq.), including all amendments in effect as of the date of application for such permit, shall be required to any land disturbing activity on the project site. Land disturbing activity includes, but is not limited to, clearing, dredging, grading, excavating, transporting and filling of land. An approved sediment and erosion control plan and review by the soil conservation service and/or other agencies or official designated by the planning commission is required as part of the application for the permit.
d.
The county manager or his designees shall determine if any other agencies may have appropriate comment and shall review the preliminary plat for potential impacts of the subdivision.
(Ord. No. 97-08, § 5.2, 6-10-1997; Ord. of 2-28-2006, §§ 4, 5; Ord.of 1-18-11(1))