ARTICLE 4. DEVELOPMENT CONSTRUCTION APPROVAL General requirements Floodplain management requirements Development Permit

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1 ARTICLE 4. DEVELOPMENT CONSTRUCTION APPROVAL General requirements Floodplain management requirements Development Permit Process Initiation of Process Process for approval of application and plans for development permit Expiration of development permit Construction plans (reviewed as part of development permit application) Construction plan requirements Grading plan Stormwater management plan Street improvement plan Landscaping plans Public utility plans On-site septic system plans Developer s Retention of Responsibility Environmental approval: wetlands Approval requirements Wetlands protection site plan requirements Activities to comply with site plan Filing fee Review procedures Duration of permit validity Building permit Building permit required Construction progress Procedures to obtain a building permit Certificate of occupancy Purpose of Article Standards incorporated by reference Standard design specifications Traffic signs and street striping Georgia DOT standard specifications AASHTO design standards Vehicle trip generation DIVISION I. PROJECT DESIGN General design standards Established as minimum standards Suitability of the land Conformance to the comprehensive plan and other regulations Paved road access Name Street names Street addresses Blocks Lots Areas for future development Required improvements Streets Required improvements generally Continuing maintenance period Survey Survey monuments required Exterior development boundaries Lot and street corners Floodplain elevations

2 5-6. Easements Utility easements Pedestrian easements Drainage easements Conservation and natural resource easements Overlapping easements Protection of public rights-of-way and easements Removal and relocation of utility facilities Replacement right-of-way for relocated utility Payment of expenses of removal and relocation of utility facilities Promulgation of regulations Streets Access Relation to present and future street system Street classifications Design standards for streets Street Design Standards Table 5.1 : Minimum Sight Distance Street improvements Table 5.2 : Standards for Graded Aggregate Table 5.3: Minimum Base and Pavement Thickness Private streets Street signs, traffic signs and striping Street name signs Traffic signs Striping requirements Decorative signs and posts Street lights Private bridges and dams on roadways (Reserved) Driveways and development entrances Driveway permit Driveway design standards Installation and construction standards for driveways Inspection of work Responsibility for maintenance Driveway access to a State road Access easements Deceleration lanes and turn lanes Deceleration and turning lanes; where required Subdivision entrances from minor collector streets with an ADT equal to or greater than 500 vehicles per day and higher classifications shall include a deceleration lane Residential subdivision entrances Commercial/industrial subdivision entrances Driveways for multi-family and nonresidential development projects Deceleration and turn lane construction standards Median breaks Sidewalks Sidewalks; requirements Storm drainage Utilities Utilities required Water supply Fire hydrants Sanitary sewage disposal Location of utilities and street cuts Location of utilities in streets

3 2. Pavement cuts DIVISION II. PROJECT CONSTRUCTION Overview project construction Responsibility during construction Development phase inspections As-built data Final development inspection Site clearing and grading Initiation of clearing and grading activities Slopes Excavating and trenching Definitions related to excavating and trenching Unauthorized excavating and trenching prohibited Adoption of OSHA safety and health regulations Excavation and trenching certificate required Permit required Enforcement of excavating and trenching requirements Inspection Violations Installation of streets and utilities Permit for utility installation Additional design & construction considerations Installation of utilities; general Slopes and shoulder improvements Construction methods; roadways Building construction Building permit required Building site development Soil Preservation, Grading, and Seeding Debris and Waste Subdivision Improvement Agreement and Security to Include Lot Improvement Certificate of occupancy required

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5 ARTICLE 4. DEVELOPMENT CONSTRUCTION APPROVAL General requirements. Land-disturbing activity shall not commence until: 1) the application, and 2) the construction plans, are approved by the Planning Commission and Mayor and Council, and a development permit issues from the Zoning Administrator and the Mayor. A development permit is required for all development activity, including clearing and grubbing, grading and the construction of such improvements as streets, surface parking areas and drives, storm water drainage facilities, sidewalks, water or sewerage utilities, or other structures, except for buildings, signs, or other structures requiring a building permit. Periodic inspection shall be made by the City to insure conformity with the approved plans and specifications. The subdivider shall notify the City when each phase is ready for inspection Floodplain management requirements. If development is proposed affecting an area of special flood hazard, approval of a development permit shall be dependent on compliance with all applicable regulations. If the property contains a flood hazard area, a floodplain management approval shall be required. Figure 4.1: Wetland Certification The design professional whose seal appears herein certifies: (1) the Wetlands Map has been consulted; (2) the appropriate plan sheet o DOES o DOES NOT indicate wetlands as shown on the map or as determined by a certified wetlands delineator; and (3) if wetlands are indicated the landowner or developer has been advised that land disturbance of protected wetlands shall not occur unless the appropriate Section 404 Permit or Letter of Permission has been obtained from the U.S. Corps of Engineers for jurisdictional wetlands, or approval has been obtained from Monticello and Jasper County to disturb other (non-jurisdictional) wetlands Development Permit Process. 1. Initiation of Process. a. A developer shall submit to the Zoning Administrator 1) 10 copies of an application for a development permit and 2) 10 copies of all construction plans required by these Regulations. b. The Zoning Administrator shall distribute copies for review. c. The Zoning Administrator shall forward a copy of the documents to other City departments, the Soil and Water Conservation Commission District, the Georgia DOT or others as appropriate, for their review and comment. 2. Process for approval of application and plans for development permit. An application for a development permit may proceed simultaneously with an application for a preliminary plat, but may not be issued prior to approval of such plat. a. The application package must include: (1) Application on the form furnished by the Zoning Administrator. (2) 12 copies of the preliminary plat. (3) 12 copies of the construction plans. (4) Three copies of the hydrology study. (5) One copy of the soil tests (if applicable). (6) Payment of any development permit fee, as established from time to time by the City. b. Incomplete application packages will be rejected and returned to the applicant. c. Upon receipt of a complete application package, the Zoning Administrator shall: (1) Refer the soil erosion and sedimentation control plan to appropriate city departments and the Soil & Water Conservation District. (2) Refer the grading plan, the stormwater management plan, the floodplain management/flood damage prevention plan (if any), and the street improvements plan to the appropriate city departments. (3) Refer the water and sewerage public utility plans to the Utilities Department. (4) Refer any on-site septic system plans to the County Health Department. d. The applicant may be required by the Zoning Administrator to secure development approval from other agencies if affected by the development, such as: Fire Marshal, Georgia Department of Transportation, Georgia Department of Natural Resources, U.S. Army Corps of Engineers, and U.S. Environmental Protection Agency. e. Upon receipt of comments from other departments and agencies, the Planning Commission, and other city departments, the Zoning Administrator will indicate in writing all comments related to these Regulations, conditions of zoning approval, and other regulations or ordinances. f. The comments shall also encompass all requirements in 4-4 below. g. The Zoning Administrator will forward all comments to the applicant. 5

6 h. The applicant must respond satisfactorily to all of the comments, and the Zoning Administrator and involved individuals, agencies and departments will confirm such, then advise the City in writing. i. Following receipt of approvals from all involved agencies, individuals and receipt of all required bonds, a final set of construction plans shall be submitted to the Zoning Administrator. j. No development permit will be issued unless the Tax Commissioner s office certifies that all ad valorem taxes on the property and due and owing have been paid. k. Upon written certification from the Zoning Administrator of: 1) compliance, and 2) receipt of final approved construction plans, The Mayor and Council will then consider the application and plans at their next regular meeting, and formally approve such. l. Then, the Zoning Administrator and Mayor shall issue the development permit, only after all requirements of these Regulations and other agencies are met and approval by the Planning Commission and other city departments are obtained. m. No development permit will be issued by the Zoning Administrator and Mayor unless the plan has been approved by the above departments and entities, and any bonding, if required, has been obtained. n. The permit authorizes development per the approved final construction plans. o. If the tract is to be developed in phases, a separate permit shall be required for each phase. p. The applicant will be responsible for compliance with all codes, regulations and zoning requirements. In the event of any conflict between these regulations and the zoning ordinance, the provisions of the zoning ordinance will govern. 3. Expiration of development permit. A development permit shall expire if the development per the permit is not begun within 1 year from issuance. Provided, however, for good cause shown, upon written application from the applicant, the City may extend the deadline for an additional 12 months. Any change of construction plans that may materially impact the permit shall require a permit amendment. Amendments shall follow the same procedure as original applications for a development permit, subject to the requirements as of the date of application of such amendment Construction plans (reviewed as part of development permit application). 1. Construction plan requirements. The owner shall obtain an engineering layout and profile of all proposed streets, utilities, storm drainage and other improvements. These shall be prepared by a Licensed: Professional Engineer or Landscape Architect. The utility system design must be by a Licensed Professional Engineer. a. Construction plans shall include topographic data specified herein, existing and proposed contours, signs and other required improvements specified herein. b. The Construction plans shall conform in all respects with all applicable requirements, and shall include the plans in this Section as appropriate to the project, including: (1) Erosion and Sedimentation Control Plan; (2) Grading Plan; (3) Stormwater Management Plan; (4) Street Improvement Plan; (5) Site Landscaping Plans; (6) Public Utility Plans; and (7) On-site Septic System Plans. c. All construction plans and supporting studies shall be prepared by or under the supervision of a professional engineer or landscape architect registered in the State and shall be drawn on sheets a minimum of 24 inches by 36 inches in size. d. One copy of the construction plans must be at the job site when work is in progress. 2. Grading plan. The grading plan may be combined with the erosion and sedimentation control plan if clarity will not be compromised. Grading plans shall identify existing and planned topographic contours as required for erosion and sedimentation control plans. a. The design professional shall add a certification as shown herein to the grading plan sheet indicating if wetlands are on the property by checking the appropriate box. b. If the property contains any area of special flood hazard (100-year flood plain), grading plans in and around the flood plain shall be per all requirements under the Erosion Control and Stormwater Management Regulations. c. Grading plans shall outline any area to remain undisturbed and show the protective fencing and signage, along with a note regarding protection of undisturbed areas as shown herein. 6

7 3. Stormwater management plan. The requirements for stormwater management are found in the applicable City regulations. 4. Street improvement plan. a. Center line profiles and typical street sections of all streets 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. b. Where sanitary sewer or storm water sewers are to be installed in a street, the grade, size, location, class of pipe and bedding type, and the location and invert elevation of manholes shall be indicated on the profile. c. Center line profiles for extensions of existing streets shall include elevations at 50 foot intervals for such distance as to provide continuity consistent with the standards hereof for street improvements, but no less than 200 feet. d. All plan elevations shall be coordinated and sited into any U.S. Coast and Geodetic Survey or Georgia Department of Transportation bench marks within 1,200 feet of the street, or into reference monuments established by FEMA. e. A street striping plan shall be prepared per the Manual on Uniform Traffic Control Devices, latest edition, for any new street or street widened to 4 or more lanes. 5. Landscaping plans. All landscaping shall be illustrated on plans as described in this Section, per applicable City regulations, for: parking lot landscape areas, parking lot trees, street-side screening, buffers, and trees and other landscaping per City regulations or conditions of zoning. a. General requirements for all landscaping and buffer plans. (1) Landscaping and buffer plans shall be drawn at 1 inch = 20 feet to 50 feet, as needed to clearly illustrate the plantings. (2) Caption. Each plan sheet is to include: (a) The name of the development and its acreage (or square footage if less than an acre). (b) Name, address, telephone and fax numbers of the property owner and subdivider or developer. (c) Name, address, telephone and fax numbers of the applicant. (d) Name, address, telephone and fax numbers of the individual or company responsible for the design. The name, registration number and seal of the landscape architect shall be stamped on the plan and signed. (e) Date of survey, north point and graphic scale, source of datum, date of plan drawing, and revision dates, as appropriate. (f) The location and size of all utilities, including easements and stormwater detention areas. (3) Plant materials. Standards and requirements for the quality and type of plant materials and their installation and maintenance are contained in the applicable City regulations. Figure 4.2: UNDISTURBED AREA NOTES All protection devices for undisturbed areas must be installed and inspected prior to clearing, grubbing or grading. Call to arrange an inspection. Tree protection shall be vigorously enforced. No activities of any kind are to be allowed within any area shown to be undisturbed on this plan. The retention and planting of trees as shown on this plan must be verified prior to issuance of a Certificate of Occupancy or acceptance of the project. Call the County Code Enforcement Department for an inspection. A maintenance inspection of trees will be performed prior to the expiration of the 2-year maintenance period. Project owners at the time of the maintenance inspection are responsible for compliance with the provisions of this plan and all applicable city regulations. b. Landscaping plan. Landscaping plans must include the following, as appropriate to the landscaping requirements of the applicable City regulations: (1) The location of all existing and proposed impervious surfaces. (2) The outline of all existing and proposed buildings and structures. (3) The boundaries of all areas to remain undisturbed, and an illustrated description of protective fencing and signage around such areas, along with a note regarding protection of undisturbed areas as shown herein. (4) The boundaries of each landscape area required by applicable City regulations or conditions of zoning approval. (5) A planting plan showing: (a) The location, size and common name of proposed plant materials. (b) For individual lots in a residential subdivision, standards for each lot may be listed on the plan, such as the number, type and caliper of new trees (front and back), in lieu of illustrating such trees on each lot. Such standards must include the following notation clearly legible in bold type: These planting standards must be met on a lot prior to a Certificate of Occupancy or approval of permanent power for the residence. 7

8 (6) The location, size and common name of all existing plant materials to be retained that contribute to meeting the City regulations. c. Buffer plan. A buffer plan shall be prepared for any buffer required per the applicable City regulations or conditions of zoning. The buffer plan shall show: (1) The boundaries of each required buffer area. (2) The location and size of all utilities on the site, including utility easements and stormwater detention areas. (3) For each natural buffer, the plan must show: Methods to protect the drip line areas of trees in the buffer from disturbance during construction, including fencing, erosion control, and signage, along with a note regarding protection of undisturbed areas as shown herein; Proposed supplemental plantings required to maintain the opaque visual screen. (4) For each structural buffer, the plan must show: (a) All grading and construction details for earthen berms, walls and fences. (b) A planting plan showing the location, size and type of plants. (c) The location, size and common name of all existing plants to be retained that contribute to meeting the Regulations for buffers. (d) Typical cross-sections of the buffer illustrating the improvements proposed and typical location of vegetation. At least one cross-section shall be provided for each buffer. 6. Public utility plans. a. Domestic water supply plan. 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 Utilities Department. b. Sewage disposal plan. Sewage disposal plans are to include: 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 Utilities Department. 7. On-site septic system plans. For projects approved to be served by on-site sewage disposal systems, such plans and data as required by the County Health Department shall be submitted to and approved by the Health Department Developer s Retention of Responsibility a. Approval of plans shall not imply acceptance of responsibility for the application of the principles of engineering, architecture, landscape architecture or any other profession. b. Inspections and authorization for work continuation shall not imply responsibility for the quality of the work performed or materials used or for project design or engineering. c. No development permit shall eliminate responsibility for full compliance with all applicable codes, ordinances and other regulations. Any development permit issued in error or in contradiction to any applicable regulations shall be null and void. d. The approval of an erosion and sedimentation control plan or other plans, the issuance of a development permit, or the compliance with any other provisions hereof shall not relieve any person from the responsibility for damage imposed by law nor impose any liability upon the City. e. Reserved 4-6. Environmental approval: wetlands. 1. Approval requirements. a. No development permit may be approved unless in compliance with applicable wetlands regulations. b. For any wetland under the jurisdiction of the U.S. Corps of Engineers, a copy of the authorization by the Corps of Engineers shall be attached to the application. 2. Wetlands protection site plan requirements. Applications for a development permit in the wetland protection area shall include a wetlands protection site plan, at a scale of 1" = 50', with the following information: a. A map of all planned excavation and fill, including calculations of the volume of cut and fill, and cross-sectional drawings with elevations, horizontal scale, vertical scale showing existing and proposed grades. b. Location, dimensions and area of all impervious surfaces, existing and proposed, on the site and adjacent to the site for 200 feet. c. The orientation and distance from the proposed site to the nearest bank of an affected perennial stream or water body. d. Elevations at contour intervals no greater than 2 feet of the site and land within 200 feet. 8

9 e. Location and detailed design of any spill and leak collection systems for containing accidentally released hazardous or toxic materials. f. All proposed temporary disruptions or diversions of local hydrology. 3. Activities to comply with site plan. All development or site work shall conform to said site plan. The site plan may be amended only with the written approval of the City or its designee. The City may require a bond up to the larger of $5,000.00, or $1, per acre of project area, and with surety and conditions sufficient to secure compliance with the permit. In a breach of condition of any such bond, the City or its designee may collect such bond or sue upon such bond. 4. Filing fee. Applicant shall pay a filing fee established by the City. 5. Review procedures. The application shall be made to the City and will be reviewed by the Zoning Administrator within 60 days or per established review procedures for the type of development being considered, whichever is greater. The review period shall include the preparation of findings (approval or disapproval) by the Planning Commission, after review by the mayor and city engineer, and written notification of findings to the applicant. 6. Duration of permit validity. a. If construction described in the development permit has not commenced within 12 months from issuance, the permit expires. Provided, however, for good cause shown, upon written application from the applicant, the City may extend the deadline for an additional 12 months. b. If construction is suspended or abandoned, the permit expires twelve months after work ceased Building permit. 1. Building permit required. a. No structure shall be erected, moved, or structurally altered without a Building Permit. b. No building permit shall be issued except per these and all other applicable regulations. c. No building permit shall issue before approval of the final plat. d. All structures shall comply with the requirements hereof and with all other applicable regulations, whether or not a building permit is required. 2. Construction progress A Building Permit shall become invalid unless the work is commenced within 6 months of issuance or an extension has been approved by the Zoning Administrator. A building permit is invalid if the work is suspended or abandoned for 1 year. 3. Procedures to obtain a building permit. The Zoning Administrator administers the building codes. a. Building permit application. Application shall be made to the City in a number of copies as established by the Zoning Administrator. They shall be distributed to the city departments as necessary. The application shall include: (a) Application on the form furnished by the Zoning Administrator. (b) A copy of the preliminary plat. (c) All applications shall be accompanied by a drawing, showing the dimensions of the lot to be built upon, and the size and location on the lot of the structure. For single residences, plans shall be on an 8½ x 11. (d) The application shall include such other information as lawfully may be required by the Zoning Administrator, including: i. Existing or proposed building or alteration; ii. Existing or proposed uses of the building and land; iii. Number of dwelling units building is designed to accommodate for residential buildings, or the floor area of nonresidential buildings; iv. Conditions existing on the lot; and v. Such other matters as may be necessary to determine conformance with these Regulations and conditions of zoning. (e) Architectural building plans for multi-family or non-residential buildings in a number of copies as established by the Zoning Administrator. Such plans shall be per these Regulations and the applicable building codes. Such plans shall be prepared by or under the supervision of an architect registered in Georgia, who shall sign and seal each sheet. Under the zoning ordinance, all development, with the exception of an individual single-family dwelling, must submit an architectural building plan to the City. (f) County Health Department approval if on-site sewage allowed. (g) Payment of the building permit application and review fee. 9

10 (h) Receipt for necessary utility tap fees by the Utilities Department. b. Review procedures. (1) The application will be checked by the Zoning Administrator for completeness. Incomplete applications will be returned to the applicant. (2) The Zoning Administrator shall, after review by the mayor and council and Planning And Zoning Commission and city departments, sign to indicate approval or disapproval. One copy shall be returned to the applicant and the original retained by the Zoning Administrator. (3) The Zoning Administrator will comment on any noncompliance with the provisions hereof and other applicable regulations and all building code requirements, regulations. The owner shall correct the application. (4) When the owner has made all the corrections to the reasonable satisfaction of the Zoning Administrator and the State Fire Marshall (if required), a building permit will be issued. c. Standards for approval. (1) Building permits shall be issued only on buildable lots of record. (2) Conformance to the provisions hereof and the adopted technical codes and supplements that constitute the applicable building code and all other applicable regulations is required before issuance of a building permit. 4. Certificate of occupancy. a. It is unlawful to use or occupy or permit the use or occupancy of any part of a structure or premises, until a certificate of occupancy has been issued stating that the structure or premises conforms to all applicable regulations. b. A certificate of occupancy shall be required for any of the following: (1) Occupancy and use of a structure constructed or enlarged. (2) Change in use of existing structure to use of a different classification. (3) Any change in use of a nonconforming use, lot or structure. Article 5. Project Design and Construction Standards 5-1. Purpose of Article 5. This Article sets out the requirements and standards for construction of subdivisions, including general principles of design and layout and requirements for such public facilities as streets and utilities. In the event of a conflict between these regulations and the City Zoning Ordinance, the requirements of the City Zoning Ordinance shall govern Standards incorporated by reference. 1. Standard design specifications. The Construction Standards and Specifications of the City of Monticello, also referred to herein as Standard Design Specifications and Technical Guidance Documents as maintained by the City and as may be amended from time, are incorporated as though set forth herein. In the case of a conflict between the Standard Design Specifications and the text hereof, these Regulations shall control. 10

11 2. Traffic signs and street striping. The installation of all traffic control signs and street striping shall be governed by the standards contained in the Manual on Uniform Traffic Control Devices, latest edition, published by the Federal Highway Administration of the U.S. DOT, and the Non-Interstate Signage and Marking Design Guidelines published by Georgia DOT. 3. Georgia DOT standard specifications. Unless otherwise specially set forth in these Regulations or in the Standard Design Specifications, 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 Georgia DOT. 4. AASHTO design standards. Design criteria and standards not specifically set forth herein or in the latest standard specifications of the Georgia DOT shall conform to the latest edition of the AASHTO Policy on Geometric Design of Highways and Streets. 5. Vehicle trip generation. Calculations regarding vehicular trips for a particular land use or development project shall use the data in Trip Generation published by the Institute of Transportation Engineers, latest edition, unless trip data more specific to the City or the particular use is available. 11

12 DIVISION I. PROJECT DESIGN General design standards. 1. Established as minimum standards. a. All applicable design and improvement standards in this Article shall be included on all subdivision plats and plans required by these Regulations. b. If there is a discrepancy between minimum standards or dimensions herein and those in other official regulations or resolution, the most restrictive shall apply. 2. Suitability of the land. a. Land with a slope of 35% or more, land in the 100-year flood plain, and land otherwise determined by the Zoning Administrator to be physically unsuitable for subdivision or development because of flooding, poor drainage, topographic, geologic or other such features that may endanger health, life or property, aggravate erosion, increase flood hazard, or necessitate excessive expenditures of public funds for supply and maintenance of services shall not be approved for subdivision or development uses involving dedicated public facilities unless adequate methods are formulated by the developer for solving the problems. b. Lot remnants (lots below minimum dimensions left over after subdividing land) are prohibited. Such areas shall be added to adjacent lots or made part of the interconnected open space within the development, but shall not remain as unusable parcels. 3. Conformance to the comprehensive plan and other regulations. Approval shall be considered in the context of the Comprehensive Plan, the City Zoning Ordinance and other regulations in effect at the time of submission for review. a. The Comprehensive Plan shall be considered in the subdivision design. b. Where State and/or Federal roads or rights-of-way controlled by State and Federal agencies are affected, the review and approval of the DOT is required. c. Dedications and reservations. (1) All transportation facilities such as highways, major thoroughfares and other streets and any pedestrian and bike trails shall be platted by the developer consistent with the City's Official Zoning Map and the Comprehensive Plan and other adopted plans of the City. (2) Sites for public facilities (other than transportation) such as schools, parks, libraries, fire stations, public utilities or other public use or open space, shall be shown as dedicated or as reserved on the preliminary and final plats when: (a) any of said public facilities are shown in the Comprehensive Plan and located in whole or in part in a proposed subdivision or development; or (b) any of said public facilities have not been anticipated by the Comprehensive Plan, but are reasonably considered by the mayor and council to be essential to or extremely important to the development of the city or that neighborhood or part of the city in which the project lies. (3) Refusal of dedication offer. Whenever the plat proposes the dedication of land to public use and the City finds that such land is not required or suitable for public use, the City may either refuse to approve said plat or it may require the rearrangement of lots to include such land. 4. Paved road access. No subdivision shall be approved for construction or development unless the street providing access has a right-ofway of at least thirty feet, and is paved at least 20 feet wide, with hot mix asphalt paving, such that the subdivision has continuous paved road access to the City road system. 5. Name. The name must have the approval of the Mayor and Council, and shall not duplicate nor closely approximate the name of an existing subdivision in Jasper County or any of its cities. 6. Street names. a. The proposed names shall be submitted to the Zoning Administrator for approval by the Mayor and City Council, and shall not duplicate nor closely approximate the name of existing streets in Jasper County or any of its cities. b. Proposed streets obviously in alignment with existing streets or with proposed streets whose names have been approved by the City shall bear the names of the existing or proposed named streets unless existing street addresses render the extension impractical. 7. Street addresses. The number assigned shall conform to the existing house numbering system used by the City of Monticello. 8. Blocks. a. Residential blocks. 12

13 Unless otherwise approved by the City under unusual circumstances, block lengths shall not exceed 1,200 feet nor be less than 400 feet. Provided, however, in the R-2, RMF, and RMD districts, the maximum block length is 800 ft. In blocks greater than 1,000 feet, the City may require easements not less than 10 feet wide across the street for crosswalks, fire protection or utilities. Blocks shall be wide enough for two rows of lots, except when prevented by topographic conditions or size of the property, or for lots along the periphery of the subdivision, or where abutting upon limited access highways or railroads, or where other situations make this requirement impractical, in which case the City may approve a single row of lots. b. Nonresidential blocks. 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, subject to provisions of the City of Monticello Zoning Ordinance. 9. Lots. The size and setbacks shall conform to all dimensional requirements of all applicable city Regulations. a. Vehicular access. All lots shall front on a public or private street or on a private access drive as hereunder controlled and from which vehicular access may be obtained. Each lot shall have usable vehicular access from its own lot frontage onto a public or private street, or a private access drive as provided for in these Regulations. b. Minimum lot dimensions and areas. (1) Every lot shall conform to the dimension requirements in the zoning ordinance and these Regulations, plus every lot not served by a public sewer or community sewer and/or public water shall meet the dimension requirements of the Health Department. (2) The shape and orientation of every lot shall be subject to approval of the City for the type of development and use contemplated based on slopes, drainage, soil types, exposure and other such relevant considerations. c. Adequate building sites. Building setback lines shall conform to setback requirements of the zoning ordinance and these Regulations. Each lot shall contain a site large enough for a building that will meet all building requirements as set forth in the zoning ordinance and these Regulations. d. Arrangement. Insofar as practical, side lot lines shall be perpendicular or radial to street lines, including cul-de-sacs. e. Through (double frontage) lots. Double frontage lots, unless approved by the City, shall be prohibited except where essential to provide separation of residential development from traffic arteries (arterial or collector streets) or to overcome specific disadvantage associated with topography, orientation, and property size. A planting screen reservation at least 10 feet wide, or equivalent natural landscape buffer, may be required along the property line of lots abutting such a traffic artery or other incompatible use. The planting screen reservation shall form and constitute a No Access Easement, unless otherwise approved by the City. f. Corner lots. Corner lots shall have extra width to permit appropriate building setback from and orientation to both streets. In no case shall this be less than the minimum front yard setback for the zoning district on both street fronts. Each lot shall contain a site large enough for a building that will meet all building requirements as set forth in these Regulations and in other city ordinances. g. Reserve Strips. Reserve strips, which control access to streets, alleys, and public grounds, are prohibited unless deeded to the City. This shall be noted on the construction plans and plats. h. Lots abutting lakes. The subdividing of land adjacent to an existing or proposed lake, shall be such that lots abutting the lake shall be drawn to the centerline of the lake. Such requirements may be waived upon submittal to the City of an acceptable method for the maintenance of the lake and any recreational operations to be provided thereon. The required area of each lot shall exclude areas within the high water level of the lake. 13

14 10. Areas for future development. If part of a tract is reserved for future development, the dimensions of the reserved lots must reflect the right of way for a future street. Such reserved area must be labeled Reserved for Future Development on the final plat, and the portion where a street will be built must be labeled Future Street. Such reserved area will not be eligible for a building permit unless the lot meets all requirements of these Regulations, including all lot requirements of the zoning district Required improvements. 1. Streets. The following shall be installed by the subdivider and dedicated to the city. a. Storm sewer, drainage, curbs and gutter, ditches, related easements and appurtenances, as needed to provide proper drainage and grading of the streets. b. Street paving. c. Street name signs of the quality and design used and approved by the City. d. All traffic control signs, devices, and striping as specified by the City. 2. Required improvements generally. The following improvements are required and shall be provided by the developer per the requirements and standards in this Article. a. Survey monumentation. b. Streets providing access to all lots, including the extension of streets required to provide access to adjoining properties. c. Streets wholly within a subdivision shall be improved per this Article. For existing streets that adjoin such a development, right-of-way shall be dedicated as a project improvement and as further necessary for deceleration and turn lanes, measured from the centerline of the street along the development s frontage. d. Curb and gutter along all roadways. e. Street name signs, striping and traffic control signs as approved by the County. f. Street lights. g. Driveway access to each lot. h. Project access improvements (deceleration, turn lanes, etc.) as deemed necessary by the City. i. Sidewalks (including without limitation pedestrian and bicycle trails). j. Storm water drainage and detention facilities. k. Public or private water supply. l. Fire hydrants. m. Public or private sanitary waste disposal and/or reuse water system. n. Dedication of easements as required by these Regulations. 3. Continuing maintenance period. a. Continuing maintenance period established. The developer shall maintain and keep in good repair all improvements constructed by him from the date of completion and acceptance of the work by the City for 2 years. b. Maintenance and performance surety. Prior to approval of a final subdivision plat or issuance of a certificate of occupancy, maintenance surety for all public improvements shall be provided by the developer, and performance surety shall be provided for all required improvements not yet completed Survey. 1. Survey monuments required. Documentation of monuments established by land survey is required. Such documentation must be consistent with requirements for both the Georgia Maps and Plats Act (O.C.G.A ) and under these Regulations. Monuments shall be indicated on plats to be recorded with the Clerk of the Superior Court. All such monuments shall be properly set in the ground and approved by a Registered Land Surveyor prior to final plat approval. Removal of monuments and resetting by anyone other than a Registered Land Surveyor is prohibited. 2. Exterior development boundaries. A minimum of 2 GPS/GIS monuments shall be installed. GPS/GIS monuments shall provide latitude, longitude, and elevation referenced to mean sea level. GPS/GIS monuments shall be 4" x 4" concrete with brass cap, 1 foot above the surrounding ground elevation. 14

15 3. Lot and street corners. Permanent reference monuments shall be placed at property corners and other points such as points of curvature and tangent points. All monuments shall be marked with a solid iron rod or an iron pipe not less than one-half 2 inch in diameter, at least two 2 feet long, driven flush with the ground. 4. Floodplain elevations. On developments containing floodplains, flood elevation references shall be set and referenced. Base flood elevations shall be shown on final plats per FEMA regulations Easements. Easements are required for the following purposes, among others: 1. Utility easements. Whenever necessary or desirable to locate a public utility outside the street right-of-way, the line shall be in an easement dedicated to the City (or other public entity) for such purpose. a. Utility easements along rear or side lot lines or passing through a lot shall be at least 15 feet wide and generally platted 7.5 on each lot when sharing a common line. No structure shall be built on such easement. b. Utility easements for private utilities shall be avoided except in cases where no other satisfactory arrangements can be provided for the installation of private utilities. 2. Pedestrian easements. Pedestrian easements not less than 10 feet wide, may be required for circulation, or access to schools, playgrounds, shopping centers, transportation, and other community facilities. 3. Drainage easements. a. These shall be cleared, opened, and stabilized with erosion control measures to control surface water runoff. b. These shall be provided where a development is traversed by or contains a natural or manmade watercourse, impoundment, detention pond, floodplain, natural stream or channel. It shall conform substantially to the limits of such natural drainage feature, but shall be not less than 20 feet in width. c. Vehicular access to every stormwater detention facility shall be provided directly from an abutting street, or by access easement between the facility and nearest street. Such access easement shall be cleared of trees and shrubs, unpaved, no less than 10 feet wide, and have a maximum grade of 12%. d. Drainage easements outside the street right-of-way shall be defined on the plat. The property owner shall keep the easement free of obstruction to assure the maximum designed flow at all times. e. Drainage easements for storm drain pipes and improved ditches shall adhere to the applicable city regulations regarding erosion control and storm water management. 4. Conservation and natural resource easements. These shall be clearly defined on the plat and deed of the individual property owner, and must conform to the applicable city requirements. 5. Overlapping easements. Easements for water, sanitary sewers and drainage may be combined, with the approval of the City, but must provide at least 7½ feet of pipe separation Protection of public rights-of-way and easements. 1. Removal and relocation of utility facilities. a. Any utility using any part of a public road right-of-way or easement shall remove and relocate its facility when, in the reasonable opinion of the City, the facility constitutes an obstruction or interference with the use or safe operation of such road or when, in the reasonable opinion of the City, the facility will interfere with construction or maintenance. b. When the City reasonably determines it necessary to have a utility facility removed and relocated, the City shall give the utility at least 60 days written notice directing the removal and relocation of such utility obstruction. If the utility does not thereafter begin removal within a reasonable time sufficient to allow for engineering and other procedures reasonably necessary to the removal and relocation of the utility facility, the City may give the utility a final notice directing such removal shall commence within 10 days from receipt of such final notice. If such utility does not, within 10 days from receipt of such final notice, begin to remove or relocate the facility or fails to complete the removal or relocation within a reasonable time, the City may remove or relocate the same, and the expenses of such removal or relocation may be paid and collected as provided herein. 2. Replacement right-of-way for relocated utility. a. When a public road improvement necessitates the acquisition of a utility's privately owned rights-of-way and the relocation of such utility's facilities, the City may, with written consent of the utility, provide a replacement right-ofway. 15

16 b. Whenever a public road improvement requires the relocation of a utility occupying public road rights-of-way, the City may, at the written request of such utility, provide to the utility a right-of-way which is not on public road right-of-way. In this event, the utility shall reimburse the City for the acquisition costs. c. Title to property acquired for utility relocations may be transferred to such utility. However, the procedures for sale of property shall not be applicable to the transfer of property acquired for utility relocation. Any such property transfer to the utility shall be conveyed by the execution of a quitclaim deed. 3. Payment of expenses of removal and relocation of utility facilities. The expenses incurred by the City as a result of utility removal and relocation, including the cost of acquiring new land or interest therein, shall be paid out of the available appropriations of the City for the construction or maintenance of public roads. A statement of such expenses shall be submitted to the utility, which shall make payment to the City. In the event the utility does not make payment or arrange to make payment to the City within 60 days, the City shall certify the amount for collection to the City Attorney. Nothing in this article shall be construed so as to deprive any utility, relocated from a location in which it owned a property interest, of compensation for such property interest. 4. Promulgation of regulations. a. The State of Georgia, Department of Transportation, Utility Accommodation Policy and Standard, 1988 Edition, is adopted as the rules and regulations of the City with the following exceptions: (1) Section 3.2 (a) Where to apply is deleted and adopted in lieu thereof is the following Applications for utility encroachment permits shall be made at Monticello, Jasper County, Georgia at the Office of the City Clerk. (2) Section 3.2 (b) Authority to Approve is deleted and adopted in lieu thereof is the following The City shall have full authority to approve requests for utility encroachment permits. (3) Section 3.9 (c) Notice to Other Utilities is deleted and adopted in lieu thereof is the following: Applicants shall comply with Blasting or Excavations Near Underground Gas Pipe and Utility Facilities Chapter of Georgia Code Ann. (O.C.G.A et seq.). (4) Appendix A, B, and C are deleted. (5) The Rules and Regulations adopted are those used by the State of Georgia. Wherever in the course of using or interpreting such rules and regulations, reference is made to the State of Georgia, the DOT or other state department, officer or employee, same shall be interpreted to refer to the analogous city department, officer or employee, i.e., a reference to the State of Georgia shall be interpreted to mean the City, a reference to the DOT shall be read to mean the city department or a reference to a state road shall be generally read to mean county or city road Streets. These Regulations require that all streets, whether public streets or private streets (other than private access drives meeting the requirements hereof), be built to minimum standards of material and construction. All measurements and visibility distances shall conform to the latest edition of the AAHSTO policy manual. The following 3 cross-sections set forth the basic requirements, but are not a substitute for the detailed specifications set forth thereafter. 16