The purpose of this Chapter is to provide uniform standards for all development plans requiring approval by the Town of Forest City in accordance with Chapter 11. Every development plan shall include notes and graphics depicting the requirements of all applicable sections of this Ordinance.

(Ord. of 6-20-16(2))

12.2.1 Existing Features Plan Submittal Requirements.

Two (2) copies must be submitted with a required Sketch Plan.

12.2.2 Plan Labeling.

Plans analyzing each site's existing features are required for all Subdivisions of greater than five (5) lots and Zoning Permits for developments of greater than one (1) acre, as they form the basis of the design process for building locations, lot lines, street alignments and conservation areas. Detailed requirements for the Existing Features Plan shall include, at the minimum:

(A)

Property Boundaries;

(B)

Topographical contour lines, a minimum of five (5) foot intervals;

(C)

The location of severely constraining elements such as steep slopes (over 20 percent), wetlands, watercourses, perennial streams, intermittent streams and 100-year floodplains and all rights-of-way and easements; and

(D)

The location of significant features such as woodlands, tree lines, open fields or meadows, scenic views into or out from the property, watershed divides and drainage ways, fences or stone walls, rock outcrops and existing structures, streets, tracks and trails.

(Ord. of 6-20-16(2))

12.3.1 Sketch Plan Submittal Requirements.

• Two (2) copies for review by the Administrator

• Digital copy in PDF format

12.3.2 Plan Labeling.

A sketch plan is drawn to illustrate the initial thoughts about a conceptual layout for building sites, street alignments and conservation areas, taking into account the special conditions identified in the Existing Features Plan. This is the stage where drawings are tentatively illustrated, before heavy engineering costs are incurred in the design of any proposed development layout. The applicant shall submit a Sketch Plan drawn at a scale no smaller than 100 feet to one (1) inch (100:1), unless the project is so large the Administrator determines a scale of 200 feet to one (1) inch is adequate. The Sketch Plan shall contain the following information:

(A)

Name of proposed development;

(B)

Sketch vicinity map;

(C)

Tract boundary and total acreage;

(D)

Proposed lot layout and size of lots;

(E)

Proposed street layout and approximate right-of-way widths;

(F)

Location of nearest existing and proposed water and sewer lines;

(G)

Sketch of any proposed drainage facilities;

(H)

Statements regarding how property will be served with water and sewer;

(I)

Zoning of subject and adjacent property;

(J)

Location in proximity to any Special Flood Hazard Areas;

(K)

Existing Features Plan.

(Ord. of 6-20-16(2))

12.4.1 Preliminary Plat Submittal Requirements.

A Preliminary Plat shall be prepared by a Registered Land Surveyor, Landscape Architect, or Professional Engineer. The following number of copies shall be submitted for review:

• Four (4) full size paper copies for review by the Administrator and Applicable Agencies

• Ten (10) full size paper copies for review by the Planning Board

• Ten (10) full size paper copies for review by the Town Board

• Digital copy in PDF format

12.4.2 Preliminary Plat Labeling Requirements.

(A)

Title Block: Development name, developer's name, north arrow, scale (denoted graphically and numerically), date of plat preparation, location of development (township, county and state), name and seal of registered land surveyor preparing the plat.

(B)

Vicinity Map: A sketch vicinity map showing the location of the development in relation to the surrounding area.

(C)

Site Data: Acreage in total tract, smallest lot size, total number of lots, lineal feet of streets.

(D)

Town Limits and Zoning: Indicate both on and adjacent to the land to be subdivided the location of town limits, zoning of property and location of zoning lines if property is located in more than one (1) zone.

(E)

Tract Boundaries: Exact boundaries of the tract or portion thereof to be subdivided, with all bearings and distances accurately shown.

(F)

Property Lines: Property lines and owners' names of record of all adjoining properties and/or adjoining development of record which intersect with the perimeter of the tract being subdivided.

(G)

Natural Features/Critical and Sensitive Areas: streams, creeks, ponds, reservoirs, location of the floodway and flood fringe boundaries if applicable, wetlands, farmland, rock outcrops, wooded areas, slopes greater than 25 percent; significant cultural features including cemeteries and National Register of Historic Places landmarks or districts.

(H)

Existing Physical Features: Existing physical features including buildings, streets (include names, whether public or private, right-of-way, pavement type and width), railroads, power lines, drainage ways, culverts and drainpipes, sewer and water mains and any public utility easements on and adjacent to the tract being subdivided.

(I)

Topographic Lines: Topographic contour lines at five (5) foot intervals.

(J)

Proposed Lot Layout: All proposed lot and street right-of-way lines with approximate dimensions, lot and block numbers, all easements, designation of any dedication or reservations to be made, building setback lines (if applicable) and proposed use of land if other than single family residences.

(K)

Street Layout: Proposed streets and alleys, showing pavement widths; rights-of-way; curbing if any; percent of finished grades, street names and a street profile drawn to the scale of one inch equals 40 feet horizontal (1"=40'), and one inch equals four feet vertical (1"=4').

(L)

Street Maintenance: Statement whether streets are private or are to be taken over by the Town of Forest City or NCDOT.

(M)

Provision of water and wastewater disposal shall be indicated by one (1) of the following methods:

(1)

Water and Sewer Layout:

(a)

Sketch view of proposed water and sewer system layouts showing location of lines, line sizes, approximate location of manholes, pumps, hydrants, force mains or treatment facilities and the connection of the proposed system(s) with existing systems. A typical trench section shall be shown.

(b)

Letters of approval for the plans for the proposed sanitary sewer and water distribution systems from the appropriate agencies.

(c)

Water and sewer plans shall be submitted to the town's consulting engineer for review and recommendation to the Planning Board and Board of Commissioners prior to Preliminary Plat approval.

(2)

Location plans for individual water supply and septic system as approved by Rutherford County Health Department (if connection to Town systems not possible).

(N)

Drainage System: Sketch view of proposed drainage facilities, including approximate location and dimensions of open drainage ways, storm sewers, culverts, retaining ponds or areas where water is to be diverted through grading, and any other evidence necessary to assure the Board of Commissioners that the proposed method of drainage is adequate to safeguard property in the Town. Drainage provisions shall be submitted to the Town's consulting engineer for review and recommendation to the Planning Board and Board of Commissioners prior to Preliminary Plat Approval.

(O)

Sedimentation Control: A sedimentation control plan approved by NCDENR.

(P)

Driveway Permits: Any driveway permits approved by NCDOT.

(Q)

Other Improvements: Proposed location and description of any other improvements including, but not limited to, school sites, pedestrian or bike ways, reserved open space or recreational facilities (indicate whether public or private), commercial areas, or buffer strips.

(R)

Forms of Final Certifications: The following certificates shall be shown on the original and all copies of the approved Preliminary Plat:

(1)

Certificate of Recommendation by Planning Board.

I hereby certify that this Preliminary Plat was recommended for approval by the Planning Board of the Town of Forest City on the _______ day of _______ 20___

(2)

Certificate of Approval by Town Board of Commissioners.

I hereby certify that this Preliminary Plat was approved by the Board of Commissioners of the Town of Forest City on the _______ day of _______ 20___

(Ord. of 6-20-16(2))

12.5.1 Final Plat Submittal Requirements.

The Final Plat shall be prepared by a Registered Land Surveyor currently licensed and registered in the State of North Carolina by the North Carolina State Board of Registration for Professional Engineers and Land Surveyors. The Final Plat shall conform to the provisions for plats, developments and mapping requirements set forth in NCGS 47-30 and the Manual of Practice for Land Surveying in North Carolina. The Final Plat shall be of a size suitable for recording with the Rutherford County Register of Deeds and shall be at a scale of not less than one inch equals 100 feet (1"=100'). Maps may be placed on more than one (1) sheet with appropriate match lines. The following number of copies shall be submitted for review:

• Four (4) full size paper copies for review by the Administrator and Applicable Agencies

• Two (2) mylar copies for signature

• One (1) copy of recorded plat for file

• Digital copy in PDF format (seal not required)

12.5.2 Final Plat Labeling Requirements.

(A)

Title Block: Subdivision name, north arrow, scale denoted graphically and numerically, date of plat preparation and township, county and state in which the subdivision is located and the name(s) of the owner(s) and the registered surveyor responsible for the subdivision (including the seal and registration number of the registered surveyor).

(B)

Tract Boundaries: The exact boundary lines of the tract to be subdivided fully dimensioned by lengths and bearings and the location of intersecting boundary lines and adjoining lands.

(C)

Adjoining Property Owners: The names and deed references of owners of adjoining properties and adjoining developments of record (proposed or under review).

(D)

Location of Improvements: All visible and apparent rights-of-way, watercourses, utilities, roadways and other such improvements shall be accurately located where crossing or forming any boundary line of the property shown.

(E)

Engineering Data: Sufficient engineering data to determine readily and reproduce on the ground every straight or curved boundary line, street line, lot line, right-of-way line, easement line and setback line, including dimensions, bearings or deflection angles, radii, central angles and tangent distances for the centerline of curved streets and curved property lines that are not the boundary of curved streets.

(F)

Monuments: The accurate locations and descriptions of all monument, markers and control points.

(G)

Lot and Block Numbers: The blocks numbered consecutively throughout the entire subdivision and the lot numbered consecutively throughout each block.

(H)

Setback Lines: Minimum building setback lines, if applicable.

(I)

Streets: Street names, right-of-way lines and percents grade of all streets and the location and width of all adjacent streets and easements. Designation shall be made as to whether said streets are to be designated as public or private.

(J)

Utility easements: Locations of water, sanitary sewer and storm drainage easements.

(K)

Right-of-Way: The location and dimensions of all rights-of-way, utility or other easements, natural buffers, pedestrian or bicycle paths and areas to be dedicated to public use with the purpose of each stated.

(L)

Flood Information: The location of the floodway and flood fringe boundaries, if applicable.

(M)

Open Space: The location of dedicated open space with a note that the land shall not be developed for any purposes other than the designated open space type.

(N)

Forms of Final Certifications: The following certificates shall be shown on the original and all copies of the Final Plat:

(1)

Certificate of Approval by the Administrator.

I, ___________, Subdivision Administrator, hereby certify that this final plat meets the requirements of the Town of Forest City Unified Development Ordinance on the _____ day of _______, 20___.

(2)

Certificate of Ownership and Dedication.

I (We) hereby certify that I am (we are) owner(s) of the property shown and described herein, that the property is within the Subdivision Jurisdiction of the Town of Forest City and that I (we) hereby adopt this plan of subdivision with my (our) free consent and hereby establish all lots and dedicate all streets, alleys, walks, parks and other open spaces to public or private use as noted.

___________
Owner(s)

___________
Owner(s)

(3)

Certificate of Survey and Accuracy.

I, ___________, certify that this plat was drawn under my supervision from an actual survey made under my supervision (deed description recorded in book _______ page _____, etc.) (other); that the boundaries not surveyed are clearly indicated as drawn from information found in book _______ page _____; that the ratio of precision as calculated is 1: _______; that this plat was prepared in accordance with G.S. 47-30 as amended. Witness my original signature, registration number and seal this _____ day of _______ A.D., 20___.

Seal or Stamp

___________
Surveyor

___________
Registration #

(maximum allowable error: 1:10,000)

(4)

Review Officer Certificate.

State of North Carolina

County of Rutherford

I, ___________, Review Officer of Rutherford County, certify that the map or plat to which this certification is affixed meets all statutory requirements for recording.

___________
Review Officer

___________
Date

(5)

Register of Deeds Certificate.

State of North Carolina, Rutherford County

This instrument was presented for registration and recorded in Map Book_____, Page _______ this _____ day of _______, 20___ at _____ (a.m./p.m.)

___________
Register of Deeds

(6)

Certificate of Approval of Design and Installation of Streets, Utilities and Other Required Improvements (if applicable).

I hereby certify that all streets, public utilities and other required improvements have been installed in an acceptable manner and according to N.C. Department of Transportation and/or Forest City specifications and standards or as otherwise provided for in this Ordinance, or that guarantees for the installation of the required improvements in an amount and manner satisfactory to Forest City have been submitted.

(7)

NCDOT Construction Standards Certification (if applicable).

Department of Transportation

Division of Highways

Proposed Subdivision Road Construction Standards Certificate

(8)

Onsite Water and/or Sewer Note (where appropriate).

Note:(ALL the LOTS) or (LOTS#___________) as shown on this Plat are proposed to be served with on-site water and/or sewer systems. The lots as shown meet the minimum size prescribed by the Rutherford County Health Department for such system(s). However, the recording of this Plat does not guarantee that any such lots will meet the requirements for the approval by the Health Department for such on-site system(s).

(9)

Special Flood Hazard Area Note (Word to represent actual situation).

Note: (Part of) this property (does/does not) lie in a Special Flood Hazard Area

Reference: Floodway Panel #_______

Date: _______ (of Panel)

(If part of the property is in a Special Flood Hazard Area it shall be shown graphically on the Plat and comply with the Flood Damage Prevention Regulations of Section 7.4.)

(Ord. of 6-20-16(2))

The requirements for this Section apply to all site plans including those for Special Use Permits.

12.6.1 Site Plan Submittal Requirements:

• Four (4) full-size paper copies for review and revisions

• Ten (10) full size paper copies for review by the Board of Adjustment (Special Use Permits only)

• One (1) digital copy in PDF format (if Administrator deems necessary)

12.6.2 Labeling.

All site plans shall include the following:

(A)

Title;

(B)

Original submittal date;

(C)

Revision dates;

(D)

Vicinity map;

(E)

North arrow;

(F)

Scale {no smaller than one inch equals 100 feet (1"=100')};

(G)

Lot lines with bearings and distances;

(H)

Zoning district and applicable overlay districts;

(I)

Adjacent property owner names, parcel numbers and zoning;

(J)

Total acreage;

(K)

Acreage in right-of-way;

(L)

Density per acre;

(M)

Building setbacks in table format and building envelopes show on lots;

(N)

Locations of existing structures.

12.6.3 Plans and Details.

(A)

Site Plan;

(B)

Existing Features Plan (if applicable);

(C)

Grading Plan (if applicable);

(D)

Soil and Erosion Control Plan (if applicable);

(E)

Written approval from NCDENR for Soil and Erosion Control (if applicable);

(F)

Stormwater Plan (if applicable);

(G)

Landscaping Plan;

(H)

Utility Plan;

(I)

Lighting Plan (if applicable);

(J)

Building Elevations showing:

(1)

Exterior wall materials;

(2)

Roof materials;

(3)

Dimensions including building height, width and roof slope;

(4)

Front façade window dimensions including sill height, window height, window width and window area.

(Ord. of 6-20-16(2); Ord. No. FCUDO-2021-03, att., 6-21-21)