This Article sets out:

a.

The minimum requirements and standards for construction of land development projects, including general principals of design and layout and requirements for such public facilities as streets and utilities.

b.

The requirements that apply to carrying out the land development process, including: site grading and land disturbance activities; addressing flood hazard and environmentally sensitive areas; the installation of streets, drainage facilities and public utilities; and building construction.

c.

The standards that control the separation between incompatible uses, landscaping and tree conservation, the provision of vehicular parking and access, and other requirements relating to a site design for an individual property.

All persons proposing construction within the public right-of-way or within easements dedicated to the City of Rome or Floyd County shall perform all construction in accordance with these specifications and standard design drawings.

a.

Unless otherwise specially set forth herein, all of the materials, methods of construction, and workmanship for the work covered in reference to street construction and storm drainage construction shall conform to the latest standard specifications of the State Department of Transportation.

b.

Design criteria and standards for streets and traffic control not specifically set forth herein shall conform to the latest edition of the ASHTO Policy on Geometric Design of Highways and Streets and the U.S. Manual of Uniform Traffic Control Devices, as appropriate.

c.

Construction plans for all facilities covered by these regulations shall conform to the Rome-Floyd County Standard Drawings, where applicable.

a.

City-County Coordination.

In order to assure full coordination between all affected departments and agencies and to increase efficiency in the processing of permits, all applications for subdivision platting, shall be submitted to the Public Works Department of the respective jurisdiction for handling.

b.

Subdivisions with Public Improvements.

The division of land into two or more lots that will require the construction or extension of public streets, water, or sanitary sewerage (other than the direct connection of buildings to existing facilities) shall be conducted as follows:

(1)

Project Approval is granted by the Public Works Department upon review and approval of a Preliminary Subdivision Plat.

(2)

A Development Permit is issued by the Chief Building Official based on the review and approval by the Public Works Department of a Development Plan for construction of the subdivision.

(3)

Receipt by the Public Works Department of accurate surveys of the as-built condition of public improvements is required in order to allow filing of a Final Plat.

(4)

Approval of a Final Subdivision Plat by the Planning Commission will authorize recordation of the plat with the Clerk of the Superior Court.

(5)

After recordation of the Final Plat, the lots may be sold and building permits on the lots may be obtained.

(6)

A maintenance period will extend for one year after acceptance of all public improvements, as described in Section 6.4.7.

c.

Minor Subdivisions.

The division of land into four or fewer lots, each of which will be adequately served by existing public streets, water, and sanitary sewerage; and which meet all other requirements of the Ordinance, shall be conducted as follows:

(1)

Administrative Approval of a Final Subdivision Plat by the Planning Director will authorize recordation of the plat with the Clerk of the Superior Court.

(2)

After recordation of the Final Plat, the lots may be sold and building permits on the lots may be obtained.

d.

Private Subdivisions.

The procedures for approval of private subdivisions are the same as those for subdivisions with public improvements.

e.

Multi-family and Non-residential projects are approved for development in accordance with the procedures described in Article 2.

The Public Works Department must first approve the preliminary plat prior to either public or private subdivision activity, prior to the issuance of a development permit and prior to the initiation of any land disturbing or construction activities.

a.

The Director of Public Works is responsible for administering the review and approval for preliminary subdivision plats. The Director of Public Works shall forward a copy of the project approval application to appropriate City or County Departments, the Georgia Department of Transportation, or others as appropriate, for their review and comment. The Director of Public Works shall provide all comments to the applicant for resolution, who shall work with each City or County Department or other agency as necessary to resolve all issues.

b.

A preliminary plat may be prepared by a professional engineer, a land surveyor, or a landscape architect registered to practice in the State of Georgia.

a.

An application for subdivision approval may be processed independently or in conjunction with an application for issuance of a development permit.

b.

An application for project approval shall be submitted to the Public Works Department by the property owner or their authorized representative. The application shall include:

(1)

A properly completed application form, as furnished by the Public Works Department, requesting review for project approval.

(2)

Copies of the preliminary subdivision plat showing the entire ownership drawn to the specifications of this Section, in a number as required by the Public Works Department.

(3)

Copies of the development plans prepared in accordance with the requirements of this code, in a number as required by the Public Works Department.

(4)

Payment of all applicable application and review fees, as established by the Governing Body from time to time.

c.

The Public Works Department shall review the application for completeness at the time of submission. Incomplete applications will be returned to the applicant.

d.

Within two weeks following receipt of the application, the Public Works Department shall return to the applicant, on the drawing or in writing, all comments related to compliance with this Development Code.

e.

The owner shall be responsible for compliance with all codes, regulations, and zoning requirements and for the satisfaction of all the noted and written comments.

f.

The Public Works Department may not approve any preliminary subdivision plat whereon is shown a lot or situation that would clearly require a variance to order to be reasonably useable, whether due to the presence of floodplain, unusual configuration, zoning compliance, lack of public utilities, or for any other reason.

g.

When the Public Works Department has determined that the preliminary subdivision plat is in compliance with the requirements, purpose, and intent of this Development Code, it shall be approved. The Director or his designee shall sign and date the CERTIFICATE OF PROJECT APPROVAL stamped or printed on a reproducible copy of the preliminary subdivision plat. One copy of the approved drawing shall be transmitted to the applicant and one copy shall be retained by the Public Works Department.

h.

The Certificate of Project Approval shall remain in effect for a period of twelve (12) consecutive months after which time it shall become null and void and a new Certificate may be required if either no permit has been issued or a permit has been issued but no development activity has begun.

a.

The proposed name of the development and proposed street names shall not duplicate or too closely approximate, phonetically, the name of any other street in the city or county. If shown to the contrary, the Public Works Department may refuse to accept such development or street names. The development may use letter designations in place of proposed street names at the option of the applicant.

b.

The preliminary plat shall be prepared on a boundary survey of the entire tract to be subdivided or developed showing the location of the boundaries and dimensions of the tract to be developed.

c.

The preliminary subdivision plat shall be clearly and legibly drawn at a scale of 100 feet or less to one (1) inch. The recommended maximum dimensions of the sheet size are 36 inches by 48 inches and the minimum dimensions of 17 inches by 22 inches; however, the Director of Public Works may approve other sheet sizes and scales as appropriate.

d.

For property of over 100 acres, a smaller scale may be used where, in the judgment of the Director of Public Works, presentation of detailed data is not necessary to evaluate the entire project. It is the intent of this provision that in all cases sufficient information shall be provided for an adequate evaluation of the public and private improvements.

a.

Proposed name of development. If the proposed development is a private subdivision, "Private Subdivision" shall be included in the title.

b.

Name and address of the property owner and developer.

c.

Name, address, and telephone number of the applicant.

d.

Date of survey, north point and graphic scales, source of datum, date of plan drawing, and revision dates, as appropriate.

e.

Proposed use of the property.

f.

Location (Land District and Land Lot) and size of the property in acres (or in square feet if less than an acre).

g.

Location sketch of the property in relation to the surrounding area with regard to well-known landmarks such as arterial streets, railroads, or others. Sketches may be drawn in freehand and at a scale sufficient to show clearly the information required, but not less than one inch equal to 2,000 feet. U.S. Geological Survey maps may be used as a reference guide for the location sketch.

h.

Name and boundary of former approved subdivision if any or all of the land in the preliminary subdivision plat or site plan has been previously subdivided, showing boundaries of the lots to be re-subdivided.

i.

Zoning district classification of the subject property and all adjacent properties, and zoning district boundaries as appropriate.

j.

Delineation of required buffers, landscape areas, tree protection areas, and river corridor buffers, as possible.

k.

Rezoning or conditional use application number, date of approval, and conditions of approval, as applicable. Variances obtained on the property by application number, date of approval, and conditions of approval, as applicable.

l.

Recorded deed names of adjoining property owners or subdivisions.

m.

Natural features within, affecting, or affected by the property, including wetlands, drainage channels, bodies of water, wooded areas, and other significant natural features such as rock outcroppings. On all water courses entering or leaving the property, the direction of flow shall be indicated. The 100-year floodplain and wetlands, if any, shall be outlined. The location of the site within a protected groundwater recharge area shall be noted if applicable.

n.

Man-made features within and adjacent to the property, including street right-of-way and pavement widths, names of existing streets, all easements, city and county political boundary lines, and other significant information such as location and dimensions of bridges, utility lines, existing buildings to remain, and other features.

o.

The proposed projected layout including:

(1)

For subdivisions, lot lines and street right-of-way lines, with proposed street names or letter designations and right-of-way widths, along with the front building setback line and the dimension of its length on each lot (i.e., the lot width).

(2)

For multi-family and nonresidential development site plans, the outline and location of all buildings, and the location of all minimum building setback lines, outdoor storage areas, buffers, parking areas, driveways, curb cuts, and designated fire lanes.

p.

The proposed phasing of the development if it is proposed to be built in sections.

q.

A statement as to the source of domestic water supply.

r.

A statement as to the provision for sanitary sewage disposal. For those properties that will not be served by a public sanitary sewerage system, written approval by the Floyd County Health Department shall be submitted.

s.

The approximate location of proposed storm water detention facilities.

t.

Such additional information as may be reasonably required to permit an adequate evaluation of the development activity proposed in the application.

a.

General Requirements.

(1)

Persons seeking to undertake development activity shall not commence or proceed until development plans are approved and a Development Permit is issued by the Chief Building Official. The process for approval of a development permit is presented in Section 2.5.

(2)

The development plans for a project shall conform in all respects with the requirements of this Development Code, and shall contain each of the plans in this Section as appropriate to the project, including:

(a)

Erosion and Sediment Control Plan;

(b)

Grading Plan;

(c)

Storm water Management Plan;

(d)

Street Improvement Plan;

(e)

Buffer Plan;

(f)

Public Utility Plan.

(3)

All development plans and supporting studies shall be prepared by or under the supervision of a professional engineer registered in Georgia.

b.

Provide the Erosion and Sediment Control Plan, Grading Plan, Storm water Management Plan, and Buffer/Landscaping/Tree Conservation Plan in accordance with all requirements in this Section, as well as Article 2 of this Development Code.

c.

Street Improvement Plan.

(1)

Centerline profiles and typical street sections of all proposed streets shall be required. Profiles shall be drawn on the standard plan and profile sheet with plan section showing street layout, and pavement and right-of-way width, curvature, and required drainage facilities. Typical street sections shall be provided for street widening.

(2)

Where sanitary sewer or storm water sewers are to be installed within a street, the grade, size, location and bedding class of pipe, and the location and invert elevation of manholes shall be indicated on the road profile.

(3)

Centerline profiles covering streets shall include elevations at 50-foot intervals or such distance as may be adequate to provide continuity consistent with the standards required by this Development Code for street improvements, but no less than 200 feet.

(4)

All plan elevations shall be coordinated and sited into U.S. Coast and Geodetic Survey or Georgia Department of Transportation benchmarks where feasible or into reference monuments established by the Federal Emergency Management Agency.

(5)

A street striping plan, showing striping in accordance with the Manual on Uniform Traffic Control Devices, latest edition as published by the Federal Highway Administration, shall be prepared for any street newly constructed or widened to four (4) or more lanes.

d.

Public Utility Plan.

(1)

Sewage Disposal Plan.

(a)

If connection to a public system is proposed, sewage disposal plans are to include:

1)

Sanitary sewerage plans, including profiles of all mains and outfalls, lift station and force main details, typical manhole construction details, and other information as may be required by the Director of Public Utilities.

(b)

For projects approved by the Governing Body to be served by on-site sewage disposal systems, location of septic tank, extent of drain field and attendant structures, location of percolation tests or soil data test locations, and other information shall be shown as required by the County Health Department.

(2)

Domestic Water Supply Plan.

For projects to be served by public water, the domestic water supply plan shall depict all water system improvements, water mains, fire hydrants, valves and other appurtenances, and other information as may be required by the Director of Public Utilities.

Each preliminary subdivision plat shall carry the following certificates printed or stamped on the plat.

a.

Signed approval from the County Health Department (if septic tanks will be allowed by the Governing Body).

b.

Certificate of Project Approval, to read as follows:

a.

Upon approval of the Preliminary Plat and Development Plans, the Chief Building Official shall issue a Development Permit authorizing development activities to begin based on the approved documents and in accordance with Article 2 of this Development Code.

b.

Development permits for subdivisions shall expire if the development activity described in the permit is not begun within 12 months of the date of issuance. Renewal of the permit after expiration shall be in accordance with the requirements of Article 2 of this Development Code.

c.

If the subdivision is located outside of the city, certification is required by the Community Development Department that the proposed subdivision has applied for installation of street lighting in accordance with the County street lighting ordinance.

a.

The Director of Public Works shall be responsible for coordination of the approval process for all final subdivision plats for public and private subdivisions.

b.

The final subdivision plat shall be certified and sealed by a registered land surveyor.

c.

The owner is responsible for compliance with all code requirements of this Development Code. Approval of a final subdivision plat and acceptance of the public improvements and dedications therein shall not relieve the owner of this responsibility.

a.

Prior to submission of an application for final subdivision plat approval, one of the following conditions must be met:

(1)

For minor subdivisions, the Public Works Director shall have certified that all lots are adequately served by existing streets and public utilities; or

(2)

All public improvements shall have been properly installed and completed in accordance with all requirements and standards of this Development Code; or

(3)

A guarantee in lieu of completed improvements shall have been received by the Public Works Department and approved by the Governing Body as provided under Section 6.4.6. of this Development Code.

b.

Prior to submission, the applicant shall provide to the Public Works Department:

(1)

As-built surveys for all public improvements as required by this Article if the installation of said improvements varies from the approved development plans.

(2)

Payment for materials and installation of traffic signs and street name signs. Payment of the cost of street striping or signalization, if required and not completed by the owner, shall also be included in the application.

(3)

A maintenance bond providing adequate surety for the maintenance of all public improvements required by this Development Code in the subdivision for a period of 12 months following the date of final acceptance of said improvements.

c.

Application for a final subdivision plat approval shall be made to the Public Works Department. The application shall include:

(1)

A properly completed application form, as furnished by the Public Works Department, requesting final subdivision plat review.

(2)

The original, two (2) reproducible copies, and nine (9) prints of the final subdivision plat drawing prepared in conformance with the specifications in this Section.

(3)

Payment of all applicable final subdivision plat application and review fees, as established by the Governing Body from time to time.

(4)

Evidence of payment for traffic and street name signs, and maintenance bond, to the Public Works Department.

d.

The Public Works Department shall review the application for completeness within five (5) business days of submission. Incomplete applications will be returned to the applicant.

e.

Within two (2) weeks following receipt of the application, the Public Works Department shall indicate on the drawing or in writing all comments related to compliance with this Development Code. The Director of Public Works shall have sole authority to determine the applicability of any provisions of this Development Code to the final plat.

f.

The owner shall be responsible for compliance with all codes, regulations, and zoning requirements, and for the satisfaction of all the noted and written comments of the Public Works Department. Resubmission of all revised drawings shall be made to the Public Works Department.

g.

When all of the requirements of this Development Code, and any conditions of zoning approval, have been met, the Director of Public Works shall certify approval with signature and date on the plat.

h.

Once the final subdivision plat has been so certified, it shall be forwarded to the Planning Commission for approval after which the Director of Planning shall sign and date the CERTIFICATE OF FINAL PLAT APPROVAL stamped or printed on a reproducible copy of the final subdivision plat. The plat shall then be recorded by the Planning Department, or by the applicant with the Planning Director's approval, with the Clerk of the Superior Court. An executed original of the approved drawing shall be transmitted to the applicant.

i.

The final subdivision plat shall be submitted in digital form in a file format compatible with the Planning Department's GIS mapping system.

a.

The final subdivision plat shall be drawn on an appropriate material and sheet size, and using minimum line weights and letter heights as required by Georgia law for the recordation of maps and plats (O.C.G.A. § 15-6-67, as amended), and as acceptable to the Clerk of the Superior Court.

b.

The final subdivision plat shall substantially conform to the preliminary subdivision plat and may constitute only that portion of the approved preliminary subdivision plat that the owner proposes to record at any one time, provided that such portion conforms to the requirements of this Development Code.