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 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.

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 on 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 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 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.

Multifamily and nonresidential projects are approved for development in accordance with the procedures described in Article 2.

(Ord. No. 01-7-2, § I, 7-16-01; Ord. No. 02-5-4, § I, 5-6-02)

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 process 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 usable, whether due to the presence of flood plain, 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 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 development or 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 inch. The recommended maximum dimensions of the sheet size is 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 scale, 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 applicable.

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 project 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 Article 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)

Stormwater 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, Stormwater Management Plan, and Buffer/Landscaping/Tree Conservation Plan in accordance with all requirements in Section as well as Article 2 of this Development Code.

c.

Street Improvement Plan.

(1)

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

(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)

Center line profiles covering streets that are extensions of existing streets shall include elevations at 50 foot intervals for 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 bench marks 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 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 out-falls, 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 and results 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.

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.

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.

(Ord. No. 01-7-2, § I, 7-16-01)

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 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, either:

(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.

(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 Article 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 plan.

(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 reproducible copies and nine 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 business five days of submission. Incomplete applications will be returned to the applicant.

e.

Within two 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 Director of Planning 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.

(Ord. No. 2022-4-2, § I, 4-25-22)

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 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.

a.

All data required by Georgia law pertaining to the recordation of maps and plats (O.C.G.A. § 15-6-67, as amended).

b.

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

c.

Street names including both the name and the suffix such as "Street", "Avenue", etc.

d.

Name of the former subdivision if any or all of the property has been previously subdivided.

e.

Location sketch.

f.

Lot lines with dimensions to the 1/100 (0.01) foot, necessary internal angles, arcs, and chords and tangent or radii of rounded corners.

g.

Building front setback lines with dimensions as to length across each lot and distance from the street right-of-way.

h.

Lots or sites numbered in numerical order and blocks lettered alphabetically.

i.

Location, dimensions and purpose of all easements, including drainage or slope easements, if required, and any areas to be reserved, donated, or dedicated to public use.

j.

A listing of the private covenants recorded with each lot or a statement of the location of such covenants, if applicable.

k.

The extent of any area of special flood hazard, as defined in this Development Code.

l.

The street address number of each lot, as assigned by the local government.

m.

All maps or plats shall show the width and the former widths, if pertinent, of all rights-of-way adjacent to or crossing the property or adjacent to any point of reference.

n.

Curve data shall be required for all curves of greater than ten degrees on new roads. Pertinent data including radius, central angle, and tangent distance must be given for regular curves. Chord distances and directions shall be given for irregular curves on preexisting roads.

o.

All land lot lines, land district lines, land section lines, and city and county boundaries intersecting or adjacent to the surveyed property shall be indicated by lines drawn upon the plat with appropriate words and figures.

p.

All plats shall show the state plane coordinates of at least two permanent monuments thereon, when a United States Coastal and Geodetic Survey monument is within 500 feet of any point on the property platted, or any point of reference shown thereon.

a.

As part of any final subdivision plat submission, the following documents must be filed for approval with the Public Works Department as a part of the development plan:

(1)

The form of all agreements between the developer and property owners relative to development standards and property ownership and common area ownership and maintenance with a written statement by the City or County Attorney that this document has been reviewed by that office.

(2)

The form of all agreements between and among individual property owners relative to the ownership and maintenance of privately owned properties and common areas with a written statement by the City or County Attorney that this document has been reviewed by that office.

(3)

Certification by the Director of Public Works that all improvements have been installed in accordance with the requirements of this Code.

b.

The following language shall appear on the plats, deeds and covenants to be recorded which concern the subdivision: "Required notice to all subsequent property owners: The grantee herein recognizes that any and all means of ingress and egress to the property conveyed hereby, and any water or sewer utilities servicing the property which are provided by the grantor or his successors or assigns are considered to be private facilities not maintainable by any local government. Therefore, the property owner hereby agrees that he or she will be responsible for his or her share of the upkeep and maintenance of said private facilities, holding Floyd County and the City of Rome completely harmless of any necessity for such upkeep and maintenance." A copy of the covenants as recorded must be provided to the Building Inspections Department prior to issuance of any building permits.

a.

Surveyor's Certificate, to read and be completed as follows:

b.

Surveyor's Seal. The original final subdivision plat drawing shall bear the original signature, in black ink, of the registered land surveyor placed across the surveyor's seal in order to be valid and recordable.

c.

Owner's Certificate, to read and be completed as follows, and signed in black ink on the original drawing:

(Ord. No. 01-7-2, § I, 7-16-01; Ord. No. 2022-4-2, § II, 4-25-22)

a.

Survey monumentation of the public streets and lot lines in a subdivision.

b.

Streets providing access to a development and to all lots in a subdivision, including the extension of streets required to provide access to adjoining properties.

(1)

Streets contained wholly within a subdivision shall be improved to the full standards contained in this Article. Existing streets that adjoin a subdivision shall be improved to the minimum standards provided in this Article from the centerline of the street along the subdivision's frontage as a project improvement. Right-of-way shall be dedicated to provide for street improvement, as prescribed in Article 6.6.1.

(2)

Streets within or adjacent nonresidential subdivisions, or serving residential subdivisions with 200 dwelling units or more shall be improved to collector street standards; however, adjacent streets that are classified as arterials shall be improved to arterial standards. All other streets shall be improved to local street standards.

(3)

New developments on an existing lot of record that adjoin only one side of an existing street shall dedicate one-half of the additional right-of-way necessary to provide a minimum right-of-way width of 50 feet. If any part of the development includes both sides of an existing street, all of the required additional right-of-way shall be dedicated. In addition, if a deceleration lane is required, sufficient additional right-of-way shall be dedicated to provide for that lane.

(4)

New development on an existing lot of record that adjoins an existing street listed in the Rome-Floyd Urban Transportation Study (FRUTS) and Transportation Improvement Program (TIP) shall dedicate the additional right-of-way necessary to provide for the planned improvement, except that only one-half of the additional right-of-way shall be dedicated if the development adjoins only one side of the street.

c.

Storm water drainage and detention facilities.

d.

Sidewalks along each side of any curb and gutter street within or adjacent to a subdivision, or adjacent to any development, if inside the City of Rome; and along any arterial and collector streets adjacent to any subdivision or development in the unincorporated areas of Floyd County.

e.

Street name signs, stop bars and traffic control signs shall be installed by the Jurisdiction at the developer's expense.

f.

Where public water is available at the property being subdivided, public water service shall be provided to every lot in a subdivision and to every development for both domestic use and fire protection. Water mains shall be connected to the existing public water system and extend past each lot. When the water main is located in the street right-of-way and it will be necessary to cut into the street surface to serve the adjacent lot, a connection shall be stubbed out to the property line to serve each lot prior to surfacing the street. Water mains and fire hydrants shall be installed according to plans and specifications approved by the Public Works Director, the County Board of Health, and the State Department of Natural Resources Environmental Protection Division. Fire protection systems shall be installed to current Insurance Services Office (ISO) specifications and requirements. A contractor approved by the jurisdiction shall install all elements of the water system, including mains, valves and hydrants at the developer's expense. The Jurisdiction may participate in sharing the costs of construction and installation to the extent that pipe sizes are needed in excess of that size required to exclusively serve the subdivision or development.

g.

Fire hydrants shall be located along the streets in every subdivision and within every development project.

h.

Every lot in a subdivision and every development shall be connected to a public sanitary sewerage system unless on-site disposal is allowed by the Public Utilities Department and approved by the Floyd County Health Department. Sewer lines shall be connected to the existing sanitary sewerage system and extended past each lot. Every element of the sanitary sewer system, including mains, lift stations, outfalls, and laterals, shall be installed at the developer's expense by a contractor approved by the Public Utilities Department. The Jurisdiction may participate in sharing the costs of construction and installation to the extent that sewer mains or related improvements are needed in excess of the facilities required to exclusively serve the subdivision or development.

i.

Street lights in a subdivision in the unincorporated portion of the County, in accordance with County Ordinances.

a.

In private residential subdivisions the Typical Residential Roadway Cross-Section without Curb & Gutter, as shown in Figure 6.5, using green infrastructure/low impact development (GI/LID) engineering design may be used. (City Only)

b.

Reserved.

a.

A publicly approved street, that has been opened and accepted for public maintenance; or whose construction has been guaranteed, as provided under Article 6.4.6, and meeting the requirements of this Article, shall serve every development and every lot within a subdivision.

b.

Every subdivision shall have access to the public street system via a paved roadway. Subdivision projects containing more than 200 lots must have at least two points of access.

c.

When land is subdivided into larger parcels than ordinary building lots, such parcels shall be arranged and designed so as to allow for the opening of future streets and to provide access to those areas not presently served by streets.

d.

No subdivision or development shall be designed in a way that would completely eliminate street access to adjoining parcels of land.

e.

Where, in the opinion of the Public Works Department, it is necessary to provide for street access to adjoining property, proposed streets shall be extended by dedication of right-of-way to the boundary of such property through the development.

f.

Where an arterial street adjoins or is included in a residential subdivision, the responsible city and/or county engineer may limit access to the arterial street. Lots that abut the arterial shall be provided with another means of access, such as (1) platting reverse frontage lots, (2) platting a separate street parallel to the arterial, or (3) platting a loop street or cul-de-sac.

No final subdivision plat shall be approved by the Rome/Floyd County Planning Commission or accepted for recordation by the Clerk of Superior Court until one of the following conditions has been met:

a.

All required improvements have been constructed or funded in a satisfactory manner and approved by the Director of Public Works, or

b.

The Governing Body has received in escrow 110 percent of the estimated cost of installation of the required improvements, and has approved an executed contract for installation of the improvements by a qualified contractor. The executed contract shall call for completion of the improvements within one year of approval of the final subdivision plat.

a.

If construction of any required public improvements was deferred at the time of final plat approval, said work must be completed during the one-year maintenance period for the subdivision.

b.

Prior to end of the maintenance period, a final acceptance inspection of the public improvements shall be conducted by the Public Works Department.

c.

The owner must correct all defects or deficiencies in materials or workmanship and make such repairs as necessary to approximate the as-built condition of the improvements.

d.

Upon certification by the Public Works Director that the public improvements depicted on the as-built surveys are in conformance with the specifications of this Development Code and are in good repair, the Governing Body shall accept the public improvements into perpetual maintenance.

(Ord. No. 01-7-2, § I, 7-16-01; Ord. No. 02-9-2, §§ III—VI, 9-3-02; Ord. No. 2017-11-2, § I, 11-27-17)

a.

All proposed subdivisions shall conform to the Comprehensive Plan and development policies in effect at the time of submission to the Public Works Department.

b.

All highways, streets and other features of the Comprehensive Plan shall be platted by the developer in the location and to the dimension indicated on the Comprehensive Plan.

c.

In subdivisions or developments related to or affecting any State or U.S. numbered highway, the Public Works Department shall require the approval of the Georgia Department of Transportation and Public Works Department.

a.

Length:

(1)

Residential Blocks.

(a)

Blocks shall be at least 600 feet but not more than 1,800 feet in length, except as the Building Inspection Department considers necessary to secure efficient use of land or desired features of street pattern.

(b)

In blocks greater than 1,000 feet in length, the Building Inspection Department may require one or more public easements of not less than 20 feet in width to extend entirely across the block for pedestrian crosswalks, fire protection or utilities.

(2)

Nonresidential Blocks.

(a)

Blocks for other than residential use shall be of such length and width as may be suitable for the prospective use, including adequate provision for off-street parking and service.

b.

Width: Blocks shall be wide enough to allow two rows of lots, except where reverse frontage lots on arterial streets are provided, or when prevented by topographic conditions or size of the property, or for lots along the periphery of the subdivision, in which case the Building Inspection Department may approve a single row of lots.

a.

Authority of Health Department. Nothing contained in this Article shall be construed as preventing the Health Department, after study of the conditions existing in a proposed subdivision, from requiring that all or any portion of the area of such subdivision shall not be built upon or that the minimum lot sizes set forth in this Ordinance are inadequate and must be increased to ensure the protection of the public health. The developer is encouraged to consult with the Health Department regarding lot size requirements prior to submitting a development plan.

b.

Adequate building sites. Each lot shall contain a site large enough for a normal building that will meet all building setback requirements and not be subject to flood or periodic inundation.

c.

Street frontage. Each lot must abut a street fro a distance of no less than 60 continuous feet except lots abutting cul-de-sac turnarounds which must have no less than 25 feet, townhouse lots as provided in Section 4.1.23, and single-family attached dwellings as provided in Section 4.1.28.

d.

Arrangement. Insofar as practical, side lot lines shall be at right angles to straight street lines or radial to curved street lines.

e.

Minimum lot dimensions and areas. All lots proposed in a subdivision shall meet or exceed the area and dimensional requirements of this Development Code for the zoning district in which the lots are located.

f.

Residential lots shall not be platted to front directly on the right-of-way of a major arterial, unless adequate provisions for access have been established.

g.

City limit and lot lines. Corporate boundary lines shall not divide lots.

h.

Corner lots. Corner lots shall be sufficiently large to permit the location of buildings so as to conform to the front building lines on both streets.

i.

Double and reverse frontage lots. Double frontage and reverse frontage lots should be avoided except where specifically required to provide separation of residential development from an arterial street or to overcome specific disadvantages of topography and orientation of property. An easement of at least ten feet across which there shall be no right of access, shall be provided where required by the Building Inspection Department along the line of lots abutting such arterial streets, or to overcome the disadvantageous orientation of property.

j.

Each lot shall have a viable home-site above the 100-year floodplain.

a.

The street pattern within a subdivision shall provide for the continuation or appropriate projection of the existing street pattern at the same or greater width, but in no case less than the required minimum width in the section of the community involved, unless the Building Inspection Department deems such extension undesirable.

b.

Existing streets that adjoin a development or subdivision boundary shall be deemed a part of the subdivision. The proposed street system within a subdivision shall have the right-of-way of existing streets extended no less than the required minimum width. Subdivisions that adjoin only one side of an existing street shall dedicate one-half of the additional right-of-way needed to meet the minimum width requirement for the street. If any part of the subdivision includes both sides of an existing street, all of the required additional right-of-way shall be dedicated.

c.

Subdivision streets that intersect an arterial street shall do so at intervals of not less than 800 feet, or as required by the Georgia Department of Transportation, whichever is greater.

d.

Reserve strips that prohibit access to streets from adjoining property shall be prohibited.

e.

Design standards for subdivision streets shall meet all requirements for street construction in accordance with Article 6.6.

(Ord. No. 01-7-2, § I, 7-16-01; Ord. No. 02-9-2, § V, 9-3-02; Ord. No. 04-6-4, § VIII, 6-7-04)

a.

Every development shall have access to the public street system via a publicly maintained roadway.

b.

Existing streets that adjoin a development shall be deemed a part of the development. Developments that adjoin only one side of an existing street shall dedicate one-half of the additional right-of-way needed to meet the minimum right-of-way requirement for the street. If any part of the development includes both sides of an existing street, all of the required additional right-of-way shall be dedicated.

(1)

New developments on existing lots of record that adjoin only one side of an existing street shall dedicate one-half of the additional right-of-way width of 50 feet, which is the minimum right-of-way width for public streets under current city and county standards. If any part of the development includes both sides of an existing street, all of the required additional right-of-way shall be dedicated. In addition, if a deceleration lane is required, sufficient additional right-of-way shall be dedicated to provide for the lane.

(2)

New development on an existing lot of record that adjoins an existing street listed in the Floyd-Rome Urban Transportation Study (FRUTS) Long Range Transportation Plan (LRTP) and/or the Transportation Improvement Program (TIP) shall dedicate the additional right-of-way necessary to provide for the planned improvement, except that only one-half of the additional right-of-way shall be dedicated if the development adjoins only one side of the street.

a.

Sidewalks shall be provided along arterial and collector streets within the City of Rome and on parcels that are contiguous to the City of Rome; to provide a safe and convenient means for pedestrian movements.

b.

Where provided, sidewalks shall be located not less than one foot from the property line to prevent interference of encroachment by fencing, walls, hedges or other planting or structures placed on the property line at a later date. In single-family residential areas sidewalks shall be no less than four feet in width, constructed of concrete no less than four inches in depth, and located no less than three feet from the back of curb. In commercial areas sidewalks shall be no less than five feet in width, constructed of concrete no less than four inches in depth.

c.

Concrete shall be 2,000 PSI at 28 days strength.

d.

Sidewalks shall be backfilled and grassed.

a.

In the unincorporated area of the county curb and gutter are required on new roads in residential subdivisions where the average width of lots is less than 200 feet and the average lot size does not exceed one and one-half acres, and along all multi-family and nonresidential uses.

b.

Curb and gutter shall be required on all streets in the City, except where the road serves only as a collector for the development of property, and where access and public services to more than one parcel are provided from other streets.

c.

Where required, curb and gutter shall be provided as specified in the Design Standards for Streets. No variance of the requirement to provide curb and gutter shall be available unless specific approval is given by the Public Works Director of the Governing Body.

a.

Utility Easements. Whenever it is necessary or desirable to locate a public utility line outside of the street right-of-way, the line shall be located in an easement dedicated to the Jurisdiction for such purpose. Easements for water and sanitary sewers shall be a minimum of 20-feet wide, and may be required to be wider depending on the depth of cut.

b.

Watercourse and Drainage Easements.

(1)

A publicly dedicated storm water right-of-access or drainage easement is to be provided along any drainage channel, stream or water impoundment within a development. The easement is to be substantially centered on the watercourse or surround the high water line of the impoundment, and shall be of such width as the Public Works Director deems necessary for adequate access by maintenance equipment. All easements shall be no less than 20 feet wide when used as an open ditch. Piped storm drainage shall have a minimum easement width of 15 feet wide.

(2)

Drainage easements shall be opened at the time of development to control surface water runoff.

(3)

Drainage easements off the street right-of-way shall be clearly defined on the plat and deed of the individual property owner, and such property owner shall keep the easement free of obstructions and maintain that part of the easement within the property owner's boundary line so that free and maximum flow is maintained at all times.

c.

Overlapping Easements. Easements for water and sanitary sewers and drainage purposes shall not overlap unless approved by the Public Works Department.