HomeMy WebLinkAboutORD 7288 LAND SUBDIVISION REGULATIONS FOR AUGUSTA GA Ord 7288
LAND SUBDIVISION REGULATIONS
FOR
AUGUSTA, GEORGIA
Development Document #3
Augusta Planning & Development Department
Updated — September 2011
TABLE OF CONTENTS
Page
ARTICLE I General
Section 100. Short Title . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
Section 101. Jurisdiction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
Section102. Content ................................. 1
Section103. Purposes ................................ 1
Section 104. Application . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
Section 105. Exemptions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
Section 106. Definitions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
ARTICLE II Procedure for Approval of Subdivision Plats
� Section 200. Pre-Application . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
Section 201. Approval of Development Plan . . . . . . . . . . . . . . . . . 9
Section 202. Approval of Final Plat . . . . . . . . . . . . . . . . . . . . . . . . 11
Section 203. Performance Guarantee ................................... 15
ARTICLE III Requirements for Development Plans and Final Plats
and Provisions for Inspection
Section 300. Development Plan - Size and Scale of Drawings. ... 19
Section 301. Development Plan - To Show Overall Development . 19
Section 302 Development Plan - Data Information to be Included. 19
Section 303 Development Plan - Utilities, Drainage,
and Street Improvements . . . . . . . . . . . . . . . 24
Section 304 Pre-Construction Conference . . . . . . . . . . . . . . . . 25
Section 305. Development Plan - Inspection . . . . . . . . . . . . . . . . 25
Section 306. Final Plat - Size and Scale of Drawings .......... 25
Section 307. Final Plat - Information to be Included. . . . . . . . . . . . 25
Section 308. Survey and Plat Standards . . . . . . . . . . . . . . . . . . . . 27
ARTICLE IV Design Standards
Section 400. General Standards for Streets . . . . . . . . . . . . . . . . . 31
Section 401. General Standards for Curbing . . . . . . . . . . . . . . . . . 32
Section 402. Markers . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32
Section 403. General Standards for Drainage and Easements ... 33
Section 404. Sidewalks . . . . . . . . . . . . . . : . . . . . . . . . . . . . . . . . . 33
Section 405. Lots . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34
Section 406. Subdivision Name . . . . . . . . . . . . . . . . . . . . . . . . . . . 36
ARTICLE V Planned Unit Development
Section 500. Conditions for Subdivision . . . . . . . . . . . . . . . . . . . 37
Section 501. Pre-Application Procedure . . . . . . . . . . . . . . . . . . . 37
Section 502. Approval of Development Plan . . . . . . . . . . . . . . . 37
Section 503. Design Standards . . . . . . . . . . . . . . . . . . . . . . . . . . 38
Section 504. Improvements Required . . . . . . . . . . . . . . . . . . . . . 38
Section 505. Compliance with Comprehensive Zoning Ordinance
and Resolution for Augusta, Georgia. . . . . . . . . . . . 38
Section 506. Final Plat and Final Approval . . . . . . . . . . . . . . . . . . 38
ARTICLE VI Miscellaneous
Section 600. Hardships and Variances . . . . . . . . . . . . . . . . . . . . 39
Section 601. Penalty . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40
Section 602. Amendments . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40
Section 603. Repeal . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40
Section 604. Severability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40
Section 605. Effective Date . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40
LAND SUBDIVISION REGULATIONS FOR
AUGUSTA, GEORGIA
AN ORDINANCE regulating the subdivision of land in Augusta, Georgia; requiring and
regulating the preparation and presentation of Development Plans and Final Plats for such
purpose; establishing minimum subdivision design standards; requiring minimum
improvements to be made or guaranteed to be made by the subdivider; setting forth the
procedure to be followed by the Augusta Planning & Development Department in applying
these rules, Regulations, and standards; and prescribing penalties for the violation of these
rules, Regulations, and standards; and for other purposes.
BE IT ORDAINED by the Augusta Commission, Augusta, Georgia, that:
WHEREAS, the Augusta Commission was authorized by the Home Rule Provision of the
Constitution of the State of Georgia of 1983 to: Establish planning commissions; provide for
the preparation and amendment of overall plans for the orderly growth and development of
municipalities and counties; provide for the regulation of structures on mapped streets, public
building sites, and public open spaces; repeal conflicting laws; and for other purposes; and
WHEREAS, the Planning Commission, created and organized under the terms of the
aforementioned Home Rule Provision, has made a study and analysis of the areas of Augusta,
Georgia and the said study and analysis now are complete and Land Subdivision Regulations
for the purposes described in the title of this Ordinance were adopted; and
WHEREAS, the Augusta Commission has held a public hearing on the proposed Land
Subdivision Regulations in compliance with Local Ordinances.
WHEREAS, the original Land Subdivision Regulations are being amended to include
reference to the Augusta Planning & Development Department;
THEREFORE, BE IT ORDAINED by the Augusta Commission as follows:
ARTICLE I
General
Section 100. Short Title. This Ordinance shall be known and may be cited as the "Land
Subdivision Regulations for Augusta, Georgia. It is included by reference in the Augusta,
GA Code at Title 8, Chapter 3.
Section 101. Jurisdiction. These Regulations control the subdivision of land within Augusta,
Georgia.
Section 102. Content. These Regulations require and regulate the preparation of Development
Plans and Final Plats for the subdivision of land; establish minimum design standards for
subdivisions, streets, and improvements; set forth the procedure to be followed in applying
these Regulations; provide penalties for violation of the Regulations; and set forth other
matters pertaining to the development of land.
Section 103. Purpose. The various sections of the Ordinance are adopted for the following
purposes, among others:
A. To encourage the development of an economically sound and stable
community so as to help conserve and protect the natural, economic, and scenic
resources of Augusta, Georgia.
B. To assure the provision of required streets, utilities, and other facilities and
services to new land developments to help prevent and reduce the traffic congestion
and hazards which results from narrow or poorly aligned streets.
C. To assure the adequate provisions of safe and convenient traffic access and
circulation, both vehicular and pedestrian to help insure that all building lots will be
accessible to fire fighting equipment and other emergency service vehicles.
D. To encourage the provision of needed public open spaces and building sites
in new land developments through the dedication or reservation of land for
recreational, educational, and other public purposes.
E. To help eliminate the costly maintenance problems which develop when
streets and lots are laid out without proper consideration being given to the drainage
characteristics of the tract of land at the time the land is being subdivided into
streets and lots.
F. To expedite the proper provision of a full range of housing choice to and for
all the citizens.
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G. To help prevent the spread of urban blight and slums and to promote a safe
and healthy environment.
H. To assure adequate identification of property on the public records.
I. To encourage, in general, the wise development of the community in
harmony with the Comprehensive Plan, and for other purposes.
Section 104. Application. Within the jurisdiction of these Regulations, except as hereinafter
provided, no subdivision shall be made, platted, or recorded for purpose of sale, nor shall
parcels resulting from such subdivision be sold or offered for sale, unless such subdivision
meets all the requirements of these Regulations and has been approved by the Augusta
Planning & Development Department and the Augusta Commission (as applicable). The
owner or the agent of the owner of any land to be subdivided in Augusta, Georgia, who
transfers or sells or agrees to sell or negotiates to sell such land by reference to or by
exhibition of or by other use of a plat of subdivision of such land before such plat has been
approved by the Augusta Planning & Development Department and the Augusta
Commission (as applicable) and has been recorded in the office of the Clerk of Superior
Court shall be guilty of a misdemeanor and, upon conviction thereof, shall be punished as
provided in the Augusta, GA Code § 1-6-1; and the description by metes and bounds in the
instrument of transfer or other document used in the process of selling or transfer or other
document used in the process of selling or transfer shall not exempt the transaction from
such penalties. The Augusta Commission, through its enforcing agent, may enjoin such
transfer or sale or agreement by appropriate action.
Section 105. Exemptions. The combination or recombination of portions of previously platted lots
where the total number of lots is not increased and the resultant lots are in compliance with
the standards of these Regulations and all other Ordinances and Resolutions of Augusta,
Georgia, shall not be defined as subdivisions and shall be exempt from the requirements of
this Ordinance.
The Executive Director of the Augusta Planning & Development Department may also
exempt from the requirements of Article II the following types of subdivisions:
• The division of any tract of land that is in one individual ownership into ten (10) lots
or less, provided that in such cases no new streets, street rights-of-way, or street
dedications are involved, provided that the street the property is fronting on must be
a street that is officially deeded to the Augusta, Georgia; provided further that no
utility, drainage, or other easements are found necessary; and no new or residual
parcels are created which do not conform to the requirements of these Regulations.
Such exempted subdivisions must be accompanied by whatever supportive
documentation shall be required by the Executive Director. The subdivider shall
disclose ownership or financial interest in any lands that adjoin the subject property,
and if there are plans to further subdivide any of this property then they shall be
disclosed in the form of an Overall Concept Plan. If the Overall Concept Plan
includes more than sixteen total lots or more than eight flagpole lots then the
subdivider shall conform to Articles II, III and IV. In no case shall more than sixteen
lots be subdivided from a parent parcel within any ten year period without
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conforming to Articles II, III and IV. At the discretion of the Executive Director,
compliance with Articles II, III and IV in whole or in part may be required.
• The public or private acquisition of strips of land for the widening or opening of
streets.
• The trading or exchanging of portions of previously platted and recorded p�operties
which are contiguous and which necessitate the creation of parcels not conforming
to the requirements of these Regulations provided that a statement is placed on the
plat to be recorded to the effect that such parcels are not created as individual
building lots, and are not approved as such, and that no building permit shall be
issued for construction on such parcels.
Section 106. Definitions. Words and phrases used in these Regulations shall have the meaning
or meanings set forth as follows. Words or phrases not herein defined shall have their
customary dictionary meanings where such meanings are not inconsistent with the context
and intent of these Regulations. When not inconsistent with the context and intent of these
Regulations, words used in the singular shall include the plural and words used in the
present tense shall include the future. The terms "shall" or "will" are mandatory, the word
"may" is permissive.
Building: A structure having a roof supported by columns or walls for the shelter, support
or enclosure of persons, animals, or chattels. When separated without connections, each
portion of such building shall be deemed a separate building.
Building Line, Front: A line parallel to the front property line in front of which no structure
shall be erected between the front building line and the front property line.
Building Line, Rear: A line parallel to the rear property line, behind which no structure shall
be erected between the rear building line and the rear property line.
Building Line Setback: The distance between the building line and the right-of-way
line/property line in a district, lot, tract, or parcel of land.
Building Line, Side: A line parallel to each side property line beyond which no structure
shall be erected between the side building line and the side property line.
Building, Main: "Main Building" means a building in which is conducted the principal use of
the lot on which it is situated. In any residential district any dwelling shall be deemed to be
a main building on the lot on which the same is situated. Main building, when used with
reference to ground coverage, shall mean the dimensions of the dwelling with the porches
and garages excluded.
Building Permit: A written permit issued by the Chief Building Official of Augusta, Georgia.
Commission: The Augusta Commission.
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Contractor: The developer or subdivider or his representative whether doing work on a
contract basis or working directly for the developer or subdivider.
Development Plan: A tentative subdivision plan, in lesser detail than the Final Plat,
indicating the approximate proposed layout of a subdivision as a basis for consideration
prior to preparation of the Final Plat.
Director: The Executive Director of the Augusta Planning & Development Department.
Dwelling: Any building or portion thereof which is designed or used exclusively for
residential purposes.
Easement: A grant by the property owner for use by the public, a corporation, or person(s)
of a strip of land for specified reasons.
Engineer: Shall mean the duly designated Engineer of the Augusta Commission to
perForm the duties of engineer as herein specified, or the Director of Public Works of
Augusta, Georgia.
Final Plat: A complete and exact subdivision plat prepared for official recording as required
by these Regulations.
Frontage: The distance for which property abuts one side of a street, road, highway, or
other public way measured along the dividing line between the property and such road,
highway, or other public way.
Hardship (Variance): A hardship is a relaxation or variance of the terms of this Ordinance
where such variance will not be contrary to the public interest and where, owing to
conditions peculiar to the property, a literal enforcement of the Ordinance would result in
unnecessary and undue hardship.
Health Department: The Richmond County Health Department.
Improvements: Those physical additions and changes to the land that may be necessary
to produce usable and desirable lots.
Land or Territory Subdivisions: A parcel or tract of land, the dimensions of which are
shown on a map or filed with the Clerk of Superior Court of Richmond County, Georgia, as
of the date of the adoption of this Ordinance.
Lot, Corner: A lot which abuts on two or more streets and/or roads at their intersection, or
upon a curved street, provided that the two sides of the lot, or the tangents to the curve of
the street line at its starting points at or within the side lines of the lot, intersect to form an
interior angle of not more than 135 degrees.
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Lot Depth: The distance between front and rear lot lines. If finro opposite sides of said lot
are not parallel, the depth shall be deemed to be the mean distance between the front and
rear lot lines.
Lot, Double Frontage: A continuous (through) lot of the same depth as the width of a block
containing finro (2) tiers of lots and which is accessible from both of the streets upon which
it fronts.
Lot, Interior: A lot which is not a corner lot.
Lot of Record: A parcel of land the dimensions of which are shown on a map on file with
the Clerk of Superior Court of Richmond County, Georgia, or in common use by City
Officials, and which actually exists as so shown, or any part of such parcel held in a
recorded ownership separate from the ownership of the remainder thereof.
Lot Width: The width of the lot measured at the front building setback line.
Lot Line, Front: The front lot line of an interior lot separating the lot from the fronting street
right-of-way. The front lot line of a corner lot shall be the lot line upon which the principal
building entrance will front.
Lot Line, Rear: The rear lot line boundary opposite and more or less parallel to the front lot
line. The rear lot line of an irregular or triangular lot shall be for the purpose of this
Ordinance a line not less than ten feet long, lying wholly within the lot and parallel to and
the farthest distance from the front lot line.
Lot Line, Side: A side lot boundary line that is not a front lot line nor a rear lot line. A side
lot line separating a lot from a street line is an exterior side lot line. Any other side lot line is
an interior side lot line.
Master Plan (Comprehensive Plan): Any legally adopted part or element of the
Comprehensive or Master Plan. This may include, but is not limited to: the Zoning
Ordinance, Subdivision Regulations, Community Facilities Plan, Transportation Plan, and
Capital Improvements Program.
Natural Grade: The elevation of the ground adjoining the building.
Nonconforming Use: Any use that does not conform to the Regulations for the district in
which it is situated as of the effective date of adoption of this Ordinance.
Official Map: An Official Map of Augusta, Georgia, showing the location of streets, public
building sites, and public open spaces theretofore existing and established by law as public
streets, public building sites or public open spaces. This may include mapped boundary
lines of future streets, public building sites, public parks, playground or other public open
space areas or of existing sites or areas that are to be expanded. The Official Map may
include the whole or any part or parts of Augusta, Georgia.
Paving Width: That portion of a paved street that is permanently covered with asphalt or
any other accepted hard surface treatment.
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Person: Any individual, firm, partnership, business trust, co-partnership, corporation,
company, association, joint stock association or body politic, and includes any trustee,
receiver, assigns or other similar representative thereof.
Planned Unit Development: A design to provide for small and large scale developments
incorporating a single type or a variety of residential and related uses which are planned
and developed as a unit. Such development may consist of individual lots or it may have
common building sites.
Planning Commission: The Augusta-Richmond County Planning Commission.
Planting Strip: The portion of the street between the curb and the property line exclusive of
the area occupied by the sidewalk.
Roadway: That portion of a road which is improved, designed, or ordinarily intended for
vehicular use. Divided roads and roads with frontage or access roads have more than one
roadway. On undivided roads without frontage roadways or access roads, the roadway
width lies between the curb lines or befinreen the pavement edges, whichever is
appropriate.
Shoulder: That portion of a roadway from the outer edge of the paved surface or the curb
to the inside edge of the ditch or gutter or original ground surface.
Sidewalk: That portion of a street or road available exclusively for pedestrian traffic.
Sign: Any words, lettering, parts of letters, figures, numbers, phrases, sentences,
emblems, devices, designs, trade names, or trademarks by which anything is made known
such as are used to designate an individual, a firm, an association, a corporation, a
profession, a business, or a commodity or products, which are visible from any public
highway and used to attract attention.
Single-tier Lot: A lot which backs upon a limited-access highway, a railroad, a physical
barrier, a major arterial, a nonresidential use and to which access from the rear of the lot is
usually prohibited.
Sketch Plan: General freehand drawing of the tentative subdivision plat proposal.
Staff: The staff of the Augusta Planning & Development Department.
Street: A public thoroughfare, finrenty feet or more wide, where public title to land extends
between right-of-way lines. Whenever the sense of the law or these Regulations so
require, the word "streeY' shall include avenue, drive, circle, road, highway, or similar terms
as they are generally understood.
Streets, Arterial: Higher order, interregional streets that convey traffic between centers.
There should be no curb parking and ideally there would be limitations on access to
frontage properties. Most traffic would not have origins or destinations within the
immediate area traversed.
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Streets, Collector: Streets that connect minor streets to higher order streets, either
collectors or arterials. Such streets function to promote free traffic flow, therefore curb
parking should be prohibited and special building setbacks and/or lot width should be
required. Collectors should be designed so as not to be attractive as shortcuts by traffic
that has neither an origin or destination within a neighborhood or an immediate area
traversed. Residential collectors should have sidewalks on at least one side. Collector
streets should be designed to accommodate a maximum ADT of 3,000.
Streets, Minor or Residential: Streets that provide access to frontage properties and are
designed to carry traffic having origins or destinations within the immediate area traversed.
Such streets are not designed to interconnect adjoining neighborhoods, subdivisions, or
non-residential areas. They should be designed so that no segment has an ADT greater
than 500. A loop street may be considered two separate streets but the design ADT at any
point shall not exceed 500.
Streets, Residential Collector: The highest order of residential street. Conducts and
distributes traffic between lower-order residential streets and higher-order streets (arterials
or expressways). Such streets function to promote free traffic flow; therefore, curb parking
should be prohibited and special setbacks and/or lot widths should be required.
Residential collectors should be designed to prevent use by non-neighborhood traffic.
Total traffic volume should not exceed 3,000 ADT.
Street Line or Right-of-way: The dividing line befinreen a lot, its property line or lines, and a
public right-of-way; a public street, road or highway; or a private street, road, or highway,
over which two or more abutting owners have an easement or right-of-way.
Street Width: The horizontal distance between the right-of-way lines of the street,
measured at right angles to the right-of-way lines.
Structure: Anything constructed or erected, the use of which requires more or less
permanent or semi-permanent location on the ground or the attachment to something
having a permanent location on the ground or water. (The term includes buildings, houses,
stores, gasoline pumps, automobile house trailers, advertising signs, billboards, trailers,
coaches, mobile homes, commercial mobile units, commercial boats, or structures from
which products are vended and similar objects.)
Subdivider: Any person, firm or corporation who subdivides or develops any land deemed
to be a subdivision as herein defined.
Subdivision: The division of a lot, tract or parcel of land into two or more lots, plats, sites,
or other divisions of land for the purpose, whether immediate or future, of sale or of
building development for purposes other than agricultural. It includes resubdivision and
when appropriate to the context, relates to the process of subdividing or to the land or
territory subdivided.
Yard: An unoccupied area of a lot, open and unobstructed from the ground to the sky,
except as otherwise provided in the Zoning Ordinance.
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Yard, Front: An open space extending the full width of a lot and of a depth measured
horizontally at right angles from the front lot line to the front of the structure.
Yard, Rear: An open space extending the full width of a lot and of a depth measured
horizontally at right angles from the rear lot line to the rear of the structure.
Yard, Side: An open space extending along the side line of a lot befinreen the front yard
and the rear yard and of a width measured horizontally at right angles from the side lot line
to the side of the structure.
Variance): A relaxation or variance of the terms of this Ordinance where such variance will
not adversely affect public health, safety and welfare, and where, owing to conditions
peculiar to the property, a literal enforcement of the Ordinance would result in unnecessary
hardship for the applicant.
Zoning Ordinance: The Ordinances recommended by the Augusta Planning &
Development Department and adopted by the Augusta Commission.
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ARTICLE II
Procedure for Approval of Subdivision Plats
Section 200. Pre-Application
A. For tracts or developments which might be expected to ultimately yield 200 or more
lots, a subdivider shall submit a Sketch Plan to the Augusta Planning &
Development Department prior to the formal filing of an application for approval of a
Development Plan. For other tracts or developments, the filing of a Sketch Plan is
optional. The Sketch Plan does not require formal application, payment of a fee, or
appearance before the Augusta Planning & Development Department. When
submitted, the Sketch Plan shall show in simple sketch form the proposed layout of
street, roads, and other features in relationship to existing conditions.
The Sketch Plan would be used to assess, among other things, the number of
entrances needed for the subdivision and/or the need for a current or future traffic
light. It should be noted that adequate traffic control, per the MUTCD and/or the
requirement of the Traffic Engineer, is the responsibility of the Developer.
B. Review of Sketch Plan. All review during the pre-application, or Sketch Plan,
process shall be carried out by the Augusta Planning & Development Department,
with the aid of other City Reviewing Agents as deemed necessary, and no hearing
before the Planning Commission is intended to be required by these Regulations
during the pre-application procedure. Within 15 days of submission of the Sketch
Plan, the Executive Director shall inform the subdivider wherein the plans and data
as submitted or as modified do or do not meet the objectives of these Regulations,
general design standards, and other rules and regulations. The response from the
Executive Director shall also inform the subdivider as to how said objectives may be
met. For tracts or developments which might be expected to ultimately yield 200 or
more lots overall, the Sketch Plan shall be approved by the Executive Director prior
to the formal filing of an application for approval of a Development Plan. After two
Sketch Plan submissions to the Executive Director, the subdivider may appeal to the
Planning Commission. In no case shall the Sketch Plan be binding on the process
for approval of the Development Plan.
Section 201. Approval of Development Plan. The following procedures shall be followed for
approving a Development Plan.
A. No improvements shall commence until the Augusta Planning & Development
Department has given approval to the Development Plan and all improvements
thereafter shall conform to the Development Plan.
B. If the proposed water or sewerage system for a subdivision requires the approval of
the Georgia Department of Public Health and/or the Georgia Water Quality Control
Board, this approval shall be obtained prior to making written application to the
Planning Commission for approval of the Development Plan. This approval by the
Georgia Department of Public Health and/or the Georgia Water Quality Control
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Board shall be in writing and shall accompany the application for approval to the
Augusta Planning & Development Department.
C. Written application for approval of a Development Plan shall be made in the office of
the Augusta Planning & Development Department by the subdivider or his
authorized representative and shall include all information as specified in Article III
and elsewhere in these Regulations.
D. Ten (10) complete sets and eight (8) copies of sheet number one (1) -- sheet
showing lot layout and easements -- of the Development Plan shall be filed with the
Augusta Planning & Development Department at the time of application. The
Augusta Planning & Development Department shall thereafter forward for review
such copies as follows:
1. One (1) copies shall be filed with the Engineering Department.
2. Four (4) copies shall be filed with the Utilities Department if the subdivision is
to be served with public water and/or sewer.
3. One (1) copy shall be filed with the Traffic Engineer.
4. One (1) copy shall be filed with the Fire Department.
5. One (1) copy shall be filed with the Soil Conservation Service.
6. One (1) copy shall be filed with the Board of Health, if applicable.
7. One (1) copy of sheet number one (1) shall be filed with the Georgia Power
Company or Jefferson Electric, whichever is applicable.
8. One (1) copy of sheet number one (1) shall be filed with Georgia Natural Gas
9. One (1) copy of sheet number one (1) shall be filed with Bellsouth.
10. One (1) copy of sheet number (1) shall be filed with Comcast.
11. One (1) copy of sheet number (1) shall be filed with E-911.
12. One (1) copy of sheet number (1) shall be filed with Georgia Power —
Transmissions.
13. One (1) copy of sheet number (1) shall be filed with the Augusta Post
Office
14. One (1) copy of sheet number (1) shall be filed with the Augusta GIS
Dept.
15. One (1) copy shall be retained by the Augusta Planning & Development
Department.
Seven (7) copies shall be submitted. Once the Development Plan has been
reviewed and approved and after hearing by the Planning Commission, the
Development Plan shall be stamped in accordance with the approval of the Planning
Commission, and the copies shall be distributed as follows:
1. Two (2) copies shall be returned to the applicant at the Pre-Construction
conference
2. Three (3) copies shall be retained by the Engineering Department
3. One (1) copy shall be submitted to the NPDES Inspector for inspections
purposes
4. One (1) copy shall be retained by the Augusta Planning & Development
Department
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E. Within 30 days of receipt of Development Plans, reports shall be submitted to the
Augusta Planning & Development Department by all agencies to which plans are
directed, and such reports shall become part of the findings of the Augusta Planning
& Development Department. Plans which must be resubmitted due to
disapproval(s) from reviewing agencies, will begin another 30 day review period.
F. Following submission of the Development Plan and all other material(s) submitted
for conformity thereof to these Regulations, the Augusta Planning & Development
Department shall, within 45 days, take action to approve, to approve with
contingencies, or to disapprove the Development Plan. Disapproval may be given
based upon failure to comply with any or all requirements of these Regulations. The
subdivider may agree in writing to waive the 45 day take action period if the results
of the action would cause the Development Plan to be disapproved.
Development Plans disapproved by the Augusta Planning & Development
Department for lack of reviewing agency approval must be resubmitted including all
applicable forms, fees and number of Plans.
G. The Executive Director may, at his discretion, approve, approve with contingencies,
or disapprove a Development Plan administratively if all the conditions for approval
in this Ordinance have been complied with. When administrative approval has been
granted, then the Planning Commission shall be notified by placing the approved
Development Plan on the next meeting agenda.
H. The action of the Planning Commission shall be expressed in writing, a copy of
which shall be sent to the subdivider. One (1) copy of the notice of action taken
shall be retained permanently in the files of the Augusta Planning & Development
Department.
I. Approval of a Development Plan shall not constitute approval of the Final Plat.
Such approval shall be deemed an expression of approval of layout and manner of
development of a subdivision and an authorization for the subdivider to proceed with
development in accordance with the approval granted.
J. Approval of a Development Plan shall apply for finro (2) years. Where a subdivision
is being developed in sections, the two (2) years shall be measured from the date of
the most recent Final Plat approval granted to a portion of the subdivision. A
subdivider may request, and the Planning Commission may grant, an extension of
time for good cause; however, an approval of a Development Plan shall never
extend for a period of more than five (5) years from the date of first approval. The
Augusta Planning & Development Department shall terminate an approval of a
Development Plan after two (2) years unless formal request for an extension of time
is made.
K. At the time of application for approval, the subdivider shall pay a fee that has been
calculated by the City of Augusta as representative of the cost of processing and
administering a Development Plan.
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_ _ __ _
Section 202. Approval of Final Plat. The procedure for obtaining approval of a Final Plat shall be
as follows:
A. Written application for approval of the Final Plat together with all required exhibits as
required herein shall be made in the office of the Augusta Planning & Development
Department by the subdivider.
B. Eight (8) copies of the Final Plat shall be filed with the Augusta Planning &
Development Department at the time of application. The Augusta Planning &
Development Department shall thereafter file such copies as follows:
1. One (1) copies shall be filed with the Engineering Department.
2. Four (4) copies shall be filed with the Utilities Department if the subdivision is
to be served with public water and/or sewer.
3. One (1) copy shall be filed with the Traffic Engineering Department
4. One (1) copy shall be filed with the County Board of Health, if applicable.
5. One (1) copies shall be retained by the Augusta Planning & Development
Department.
Two (2) mylars and six (6) copies shall be submitted once the Final Plat has been
reviewed and approved and after hearing by the Planning Commission and Augusta
Commission, the Final Plat shall be stamped in accordance with the approval of the
Commission, and the copies shall be distributed as follows:
1. One (1) mylar shall be retained by the Augusta Planning & Development
Department
2. One (1) mylar shall be returned to the Developer
3. Two (2) copies shall be retained by the Augusta Planning & Development
Department
4. Four (4) copies shall be returned to the Developer
C. Reports shall be submitted to the Augusta Planning & Development Department by
all agencies to which copies are directed, and such reports shall become part of the
findings of the Augusta Planning & Development Department. The staff shall only
place an application for approval of a Final Plat on the Planning Commission's
agenda when all Regulations have been complied with.
D. The Executive Director may, on behalf of the Planning Commission, approve,
approve with contingencies, or disapprove a Final Plat administratively if all the
conditions for approval in this Ordinance have been complied with. When
administrative approval has been granted, then the Planning Commission shall be
notified by placing the approved Final Plat on the next meeting agenda.
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E. The Planning Commission shall take action to recommend approval or denial of a
Final Plat. If the recommendation is for denial, then the plat shall not be forwarded
to the Commission. If the recommendation is for approval, then the Final Plat shall
be forwarded to the Commission for a final decision at the earliest convenience,
allowing for normal administrative procedures. A Final Plat may be disapproved for
failure to comply with any and all requirements of these Regulations, or for failure to
comply with any other applicable Code, Rule, or Regulation of Augusta, Georgia, or
any applicable state law.
F. Prior to approval of a Final Subdivision Plat by the Commission, the subdivider shall
complete all improvements required by the Subdivision Regulations, as amended.
All improvements shall be completed in a manner satisfactory to the Augusta
Planning & Development Department and the City Engineer. Final Plat approval
shall not be granted until the Deed of Dedication and Maintenance Agreement for
such improvements has been submitted to the City Engineer.
G. Deleted August 2004.
H. Deleted August 2004.
I. The City Engineer shall regularly inspect for defects in the construction of required
improvements. Upon completion of these improvements, the City Engineer shall file
with the Commission a statement either stating that to the best of his knowledge and
belief the improvements have been completed in accordance with applicable
Regulations or listing the defects in those improvements; provided, however, no
such representation shall be deemed a certification or warranty of design or
workmanship to any third party and shall not be deemed a waiver of the
Commission's right to require corrective work should a defect be discovered or a
waiver of sovereign or other immunity . Upon completion of the improvements, the
subdivider shall file with the Commission a statement certifying the following:
(a) That all required improvements are complete;
(b) That these improvements are in compliance with the minimum
standards specified;
(c) That the subdivider knows of no defects from any cause, in those
improvements; and
(d) That these improvements to be dedicated are free and clear of any
encumbrance or lien.
The subdivider shall also file with the Commission an agreement dedicating such
improvements to Augusta, Georgia. If the City Engineer has certified that the
required improvements are complete and free of defects, then upon receipt of the
other statements and agreements detailed above, the Commission shall accept
dedication of those improvements.
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J. Upon acceptance, in accordance with (I), of the dedication of the required
improvements, the Commission shall authorize the release of any improvement
guarantees. If any portion of the required improvements shall fail to be accepted for
dedication in accordance with (I) within the allocated time limit, either for reason of
incompletion or for reason of substandard construction, then the Commission shall
declare the guarantee pledged under (G) to be forfeited. Upon receipt of the
secured funds, the Commission shall use them to finance the completion of required
improvements or the rebuilding of such improvements to proper specification.
Unused portions of the bonded amount shall be returned to the surety company.
K. The actions taken by the Planning and Development Department and the
Commission shall be expressed in writing, copies of which shall be sent to the
subdivider. Copies of the notice of action shall be retained in the permanent files of
the Augusta Planning & Development Department.
L. The original of the Final Plat shall be returned to the subdivider and shall show the
approval of the Planning Commission over the signatures of the Chairman or Vice-
Chairman, the Secretary or Executive Director, and the Commission if final approval
is granted.
M. Effective January 1, 2001, all Final Plats together with Protective Covenants shall be
recorded with the Clerk of Superior Court by the subdivider or his authorized agent
within 90 days of the date of approval by the Augusta Planning & Development
Department, the Planning Commission and/or the governing body.
N. Approval by the Augusta Planning & Development Department or the Planning
Commission of a Final Plat shall not constitute nor affect an acceptance by the City
of the dedication of any street or other ground shown on the plat.
O. All requests for Final Plat approval shall be accompanied by an 18 months
maintenance agreement and deed(s) of dedication for all streets, land, easements,
storm drainage, sanitary sewer systems and water systems conveying the same to
Augusta, Georgia. The form of these documents shall be as approved by the City
Attorney. These documents shall be fully executed by the grantor/subdivider with the
date blank, to be filled by the Commission with the date of acceptance of the deeds
of dedication. Acceptance of streets and other improvements shall be accomplished
by executing the deeds of dedication.
P. A descriptive note providing the following information:
1. Outfall(s) Information — Location, Size and Shape
2. Land Use — Commercial, Industrial, Residential, etc.
3. Acreage of on-site and off-site drainage areas contributing to discharge from
development
4. Acreage of Impervious Drainage Area
5. Name of Receiving Drainage Basin
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Q. A descriptive note describing any permanent or temporary Best Management
Practices (BMP's) used to impact or target Water Quality.
15
Section 203. PerFormance Guarantee.
A. Generally. If all improvements as required by the Augusta Planning & Development
Department's approval of the Development Plan are not properly installed and
constructed in accordance with the required standards prior to the submission of a
Final Plat application, the subdivider shall provide to the Executive Director an
acceptable Performance Guarantee to assure future installation and construction of
the improvements as required. The amount of the Performance Guarantee shall be
set by the City Engineer and shall be (in the opinion of the City Engineer) the cost of
the remaining improvements plus 25%. To assist the City Engineer in calculation of
the Performance Guarantee, a copy of the Contract Document for the project, a
copy of all contractors fees paid to date, and a certification from a Professional
Engineer stating the value of the work remaining on the site must be submitted to
the City Engineer. The cost of any additional surveying, engineering, Final Plats or
as-builts (as applicable) must be included in the calculation for the Performance
Guarantee.
The Performance Guarantee must be in the acceptable format described in (e)
below, accepted by the Augusta Planning & Development Department, and must
include a specific, reasonable and satisfactory date for the completion of the
necessary improvements. In no case shall the Performance Guarantee be valid for
more than one (1) year, nor for less than 90 days.
B. Return of Guarantee. When the improvements have been completed and approved
for conformity with these regulations the Performance Guarantee shall be released
and returned. When any portion of the required improvements have been
completed and approved, a portion of the Performance Guarantee commensurate
with the cost of these completed improvements may be released and returned.
C. Default of Guarantee. In the event the subdivider fails to install or construct the
required improvements during the specific time allotted and in conformity with these
regulations, the Performance Guarantee is forfeited to the Augusta, GA to be used
for the completion of the improvements.
D. Extensions of Guarantee. If it appears to the developer that he may not complete
construction of required improvements before expiration of his Performance
Guarantee, it shall be his obligation, at least sixty (60) days prior to said expiration,
to submit an extended Performance Guarantee to the Executive Director of the
Augusta Planning & Development Department. Such extended Performance
Guarantee must also be approved by the City Attorney and accepted by the Augusta
Planning & Development Department. Such extension shall be for a period of six (6)
months. A maximum of finro (2) such extensions shall be allowed.
E. Acceptable format for Performance Guarantee. Any deviation from the acceptable
format below may delay acceptance of this instrument:
16
STATE OF GEORGIA
CITY OF AUGUSTA
RICHMOND COUNTY
PERFORMANCE GUARANTEE
KNOW ALL MEN BY THESE PRESENTS that we, , as principal, and
, as security, are held and firmly bound unto Augusta, Georgia, as obligee, in the sum
of $ , for payment whereof to the obligee, the principal and security bind themselves, their heirs,
executors, administrators, successors and assigns, jointly and severally, firmly to these presents:
Signed, sealed, and dated, this day of , 20_
WHEREAS, application was made to the obligee for approval of a subdivision shown on a Final Plat
entitled " ", dated , 20_, and filed with the
Augusta Planning & Development Department and said Final Plat was approved upon certain conditions,
one of which is that a Performance Guarantee in the amount of $ be filed with the Augusta Planning
& Development Department to guarantee certain improvements in said subdivision;
NOW, THEREFORE, THE CONDITION OF THIS OBLIGATION is such that if the above-named
principal shall, within from the date hereof (in no case shall the Performance Guarantee be valid for
more than two years), truly make and perform the required improvements and construction of public
improvements in said subdivision in accordance with Augusta, Georgia specifications, then this obligation
will be void; otherwise it will remain in full force and effect.
It is hereby understood and agreed that in the event any required improvements have not been installed
within the term of this Performance Guarantee, the Augusta Commission or the Augusta Planning &
Development Department may thereupon declare this Performance Guarantee to be in default and collect the
sum remaining payable thereunder, and upon receipt of the proceeds thereof, Augusta, Georgia shall install
such improvements as are covered by the Performance Guarantee.
It is further understood and agreed that when the required improvements have been approved for conformity
with these regulations by the Augusta Commission or by the appropriate Augusta, Georgia government staff,
the Performance Guarantee shall be released and returned. In addition, if any portion of the required
improvements is completed by the principal and approved by the appropriate Augusta, Georgia government
staff, a portion of the Performance Guarantee commensurate with the cost of these completed improvements
may be released and returned. In no event shall a Performance Guarantee be reduced below twenty-five (25)
percent of the principal amount until all improvements have been approved by the appropriate Augusta,
Georgia government staff.
(L.S.)
Approved and accepted this _ day of Principal
, 20_ by the (L.S.)
Augusta Commission Security
Chairman
Clerk
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The surety as specified herein shall be a corporate surety licensed to do business in the State of Georgia. In
lieu thereof, the principal may post an Irrevocable Letter of Credit from a bank licensed to do business by
the State of Georgia or any federally insured lending institution.
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F. Acceptable format for Irrevocable Letter of Credit. Any deviation from the acceptable format
below may delay acceptance of this instrument.
�On Bank Letterhead�
Date
IRREVOCABLE LETTER OF CREDIT #
U.S• $ (,Amount�
Augusta Planning & Development Department
525 Telfair Street
Augusta, GA 30901
RE: (Name of Subdivision or Development)
Gentlemen:
We hereby establish our Irrevocable Letter of Credit # in your favor for (Name and Address of
Principal) and thereby undertake to honor your drafts at sight on us after (Date) not exceeding in the
aggregate (Dollar Amount). ($_). Each such draft must be accompanied by the following documents:
1. A written certificate executed by the appropriate and authorized Augusta, Georgia
government staff stating that (Principal) has failed to make the required improvements within
the term of the attached Performance Guarantee and that the amount of said draft represents
the actual amount of funds due you as a result of his failure to perform as contracted.
2. All drafts drawn under this credit must be marked "Drawn under (Name of Bank)'s Letter of
Credit # , dated , 2004.
This credit is valid until (Date). Drafts drawn hereunder, if accompanied by documents as specified above,
will be honored if presented to (Name of Bank) on or before said date at (Address of Bank).
It is further understood and agreed that when the required improvements have been approved for conformity
by Augusta, Georgia, this Letter of Credit shall be released and returned. In addition, when any portion of
the required improvements has been completed and approved, the Letter of Credit may be reduced by an
amount commensurate with the cost of these completed improvements. In no event shall the Letter of Credit
be reduced below (Dollar Amount) ($ ).
Except as otherwise expressly stated herein, this credit is subject to the "Uniform Customs and Practice for
Documentary Credit," ICC Publication 290, 1974 Revision.
(Name and Title of Bank Officer)
cc: Principal
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_ _
ARTICLE III
Requirements for Development Plans and Final Plats and Provision for Inspection
Section 300. Development Plan - Size and Scale of Drawings. Development Plans shall be
drawn to scale no smaller than 1" equals 200'. Where large areas are being planned, they
may be drawn on one or more sheets which shall not exceed 24 by 36 inches in size. For
small areas being planned, a scale of 1" equals 100' shall be used, provided that the
drawing shall not exceed 24 by 36 inches in size.
Section 301. Development Plan - To Show Overall Development.
A Even though a subdivider intends to subdivide only a portion of a large tract of land
initially, the Development Plan shall show a proposed street and lot layout, contours,
drainage plan and other requirements for the entire parcel or tract of land in which
such portion is contained. The Augusta Planning & Development Department may
waive this requirement upon a finding that such a complete layout is not necessary
to carry out the intent and purpose of these Regulations. Notice shall be given if a
subdivider requests to change an approved Overall Development Plan after a Final
Plat for a section or for the entire development has been approved. The placement
of a sign indicating the nature of the change in a conspicuous location on the
property not less than 15 days prior to the date of the hearing shall constitute
adequate notice.
B. If a subdivision is proposed to be developed in sections, then the Development Plan
for each section must stand on its own merit. All detention/retention, road, and soil
erosion control facilities needed to adequately serve a specific section shall be
constructed as part of the section that is submitted for approval.
Section 302. Development Plan - Information To Be Included.
A. The development name, scale, north arrow with reference, date of plan preparation
and revision(s) (if any); name, address and telephone number of subdivider; name,
address and telephone number of owner; and name, address and telephone
number of engineer or surveyor together with his state registration number, seal,
and signature.
B. Site Data to Include:
1. Tax Parcel Number;
2. Zoning Classification;
3. Acreage of the land involved;
4. Acreage of the area to be developed;
5. Total number of lots;
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__ _
6. Total number of lots to be developed.
C. The bearings and distances of the perimeter of the land involved with accurate
reference to a known point or points such as street intersections, railroad crossings,
and/or US Government monuments.
D. Names of adjacent landowners together with all intersecting boundaries or property
lines. Zoning of adjacent property.
E. Proposed divisions to be created including right-of-way widths, roadway widths,
curve data for roadways, proposed utility installations, lot lines with dimensions, lot
numbers and block numbers for all lots, sites reserved or dedicated for public uses,
and sites for other principal uses (specify maintenance responsibility). Minimum
building lines (front, side, and rear), and existing and proposed easements, and
clear view easements must be delineated. (as applicable)
F. Statement as to whether streets are to be private. If private, a draft of the Home
Owners Association documents shall be submitted indicating responsibility for
maintenance of streets, common areas, parking areas or any other areas of the
subdivision not deeded to the Commission.
G. Dead-end streets, intended to be continued at a later time, shall be provided with a
turn-around with a diameter of not less than 60 feet.
H. Existing streets on and adjacent to the tract (delineate right-of-way and pavement)
showing name of street, right-of-way, location, type, width and elevation of
surfacing, any legally established centerline elevations, walks, curbs, gutters and
culverts. (Connection to State Highways will require permits from GA DOT).
Delineate streets that intersect on opposite sides of adjacent roadway.
I. Proposed street names and existing street names.
J. All existing physical features of the land, including contours, drainage ditches,
streets, and wooded areas. The contour interval shall be two (2) feet unless
otherwise approved in advance of application submission by the Department of
Public Works, and the Executive Director of the Planning Commission. All contour
information shall be based on sea level datum and shall be accurate within one-half
contour interval. The Bench Mark, with its description and datum shall be clearly
shown on the Plan. Within fifteen (15) days of a written request of the subdivider or
his engineer, the Department of Public Works shall provide the subdivider with the
Bench Mark within one thousand (1,000) feet of the proposed.
K. General drainage features and plan of proposed storm drainage facilities with
hydrology study (1 set). Provide at least one copy of pipe sizing, detention /
retention sizing and other calculations required for review of this plan.
L. Individual sewerage disposal systems shall be designed and installed in accordance
with current Health Department Regulations.
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M. A note shall appear on the Development Plan to the affect that if individual water
supply or sewage disposal systems are to be utilized, such information as needed
by the Board of Health or other agencies shall be the responsibility of the subdivider.
N. Plan of proposed water supply with tie to the nearest public water supply.
Delineate location of all existing and proposed fire hydrants.
O. Plan and profile of proposed sanitary sewer with tie to existing sewerage system.
Sewer design computations shall accompany the Development Plan furnished to the
Department of Public Works.
P. Street grades and cross-sections must be provided.
Q. A location map of the subdivision at a scale no smaller than 1 inch is equal to 1,000
shall show the relationship of the proposed subdivision to the surrounding area and
the existing community facilities which serve or influence it.
R. Location of all utilities existing and proposed including water supply and sewerage
systems.
S. Location of all easements existing and proposed.
T. A Soil Erosion Sediment Control Plan of the proposed development (if larger than
1.1 acre), with hydrology study 1 set. Soils data as provided in the Soil Survey,
Richmond County. This information is obtainable from the Soil Conservation
Service Office. A statement from the Tax Official's office that ad valorem taxes
owed and due have been paid and a SESC checklist must be provided with the
submittal.
U. Heavy outline of 100 year flood plain and note thereof. Any disturbances within
flood plain limits must comply with the Flood Damage Prevention Ordinance. If the
property is not in a 100 year flood plain, write note stating such.
V. For lots within a 100 year flood plain, a finished floor elevation (3) feet above 100
year base flood elevation) must be noted on each lot.
W. A statement of the following: "I am the owner of the property affected by this
Subdivision Development Plan. Prior to approval of the Final Plat, I will submit a
notarized statement as follows: I certify that the site improvements to be dedicated
are complete and in accordance with the approved plans and specifications, that I
know of no defects from any cause in the improvements, and that the improvements
are free and clear of any encumbrance or lien. This certification will be based on
observations of and supervision of construction by me or my representative. I
understand that the Final Plat will not be approved until this certification has been
made."
X. The location of known gravesites and cemeteries located on the property. If
gravesites or cemeteries are discovered after Development Plan approval but prior
to approval of a Final Plat, information must be submitted to the Augusta Planning &
22
Development Department so that the location of such gravesites or cemeteries can
be noted on the Development Plan. The Development Plan must illustrate
measures that will be taken to preserve such cemeteries or gravesites including
perimeter fencing, a public access easement to a public roadway, and signs as
needed to identify the cemetery.
Y. The location of stop signs (and other traffic control devices as required by the Traffic
Engineer) including a statement to the effect that the subdivider shall be responsible
for the initial installation of the signs (and other traffic control devices).
A note shall appear on the Development Plan as follows: "Sign Sheeting
Requirements for Regulatory, Warning and Guide Signs shall be fabricated using
High Intensity, Retroreflective sheeting meeting the American Society of Testing and
Materials specifications for D 4956 Type III or higher".
Adequate traffic control, per the MUTCD and/or the requirements of the Traffic
Engineer, is the responsibility of the Developer.
Z. An executed wetland indemnification form provided by the Augusta Planning &
Development Department accepting responsibility for activities that would be
affected by Section 404 of the Clean Water Act of 1977 and require permitting by
the U.S. Army Corps of Engineers;
A delineation of any wetland areas that are shown on the National Wetland
Inventory Maps or identified through field studies. Evidence that a preconstruction
notification with the Corp. has been filed pursuant to Section 404 of the Clean Water
Act, or statements from properly accredited professionals in wetland identification as
to why they are not needed must be provided before a development plan/site plan
may be approved.
AA. For any Development Plan that includes wetlands that are shown on the National
Wetland Inventory Maps and subject to permitting by the US Army Corps of
Engineers under Section 404 of the Clean Water Act of 1977, the following must be
submitted:
• Location, dimensions and area of all impervious surfaces, both existing and
proposed, on the site.
• The orientation and distance from the boundaries of the proposed site to the
nearest bank of an affected perennial stream or water body.
• Location and detailed design of any spill and leak collection systems designed
for the purpose of containing accidentally released hazardous or toxic materials.
• Calculations of the amount of cut and fill proposed and cross-sectional drawings
showing existing and proposed grades in areas of fill or excavation. Elevations,
horizontal scale and vertical scale must be shown on cross-sectional drawings.
BB. A note to the effect that "Approval of Augusta, Georgia is for the improvements
shown on the Development Plan. Any variation from the approved Development
Plan must be approved by the City Engineer."
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CC. Statement reserving five foot easements along all side lot lines and ten foot
easements along all rear lot lines, unless otherwise shown, for drainage and utilities.
DD. A fence or indemnity form is required for all detention or retention areas.
EE. A note to the effect that a preconstruction conference shall be held with the City
Engineer or his designated representative prior to beginning construction. This
meeting shall be scheduled with the Department of Public Works and Engineering at
the time the notification of work commencement is given.
FF. A note as follows: "The cost of inspection by the City of Augusta's Department of
Public Works and Engineering, before or after regular working hours, on Saturdays,
Sundays or Legal Holidays, shall be paid for by the individual requesting the
inspection at a rate of 1%2 times the regular salary per hour of the inspector plus
7.65% for the employer's FICA/Medicare match. Approval for the inspection outside
of normal working hours shall be obtained from the City Engineer 48-hours in
advance. Prior to the commencement of work requiring inspection outside of normal
working hours, the individual requesting the inspection shall sign a form which is
furnished by the Department of Public Works and Engineering agreeing to pay the
overtime. The individual requesting the inspection will be billed by the Department
of Public Works and Engineering for payment."
GG. If the subdivision is to be deeded to the City, add a statement that "All Construction
shall meet Augusta Standards and Specifications". If the subdivision is a private
subdivision, add the note: "All Construction within Augusta R/W shall meet Augusta
Standards and Specifications".
HH. A descriptive note providing the following information:
1. Outfall(s) Information - Location, Size and Shape
2. Land Use - Commercial, Industrial, Residential, etc.
3. Acreage of on-site and off-site drainage areas contributing to discharge from
development
4. Acreage of Impervious Drainage Area
5. Name of Receiving Drainage Basin
II. A descriptive note describing any permanent or temporary Best Management
Practices (BMP's) used to impact or target Water Quality.
JJ. A note shall be added to the Development Plan as follows: The Contractor shall be
required to have on site a copy of the Georgia Department of Transportation's
Standard Specifications and Construction Standard Details, current edition.
KK. The sight distance and posted speed limit for every access onto an existing public or
private roadway must be indicated.
LL. All structures within 100' of a proposed detention/detention pond shall be
delineated.
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MM. The completed GA NDR-NPDES Checklist shall be included with the application.
Section 303. Development Plan - Utilities, Drainage, and Street Improvements.
A. Water distribution systems shall be designed to meet the standards set forth in the
Water and Sewer System Design Technical Manual. They shall provide an
adequate supply of water for domestic and fire purposes, with sufficient pressure in
the mains to meet minimum standards for fire purposes at all times in accordance
with Underwriter's Standards. A water connection to each lot shall be provided.
B. Where individual water systems are utilized, they must conform to the standards set
forth in the Water and Sewer System Design Technical Manual, and all rules and
Regulations of the Board of Health or other applicable laws.
C. Sewerage systems shall be designed to meet the Standards set forth in the Water
and Sewer System Design Technical Manual.
D. Where individual sewage disposal systems are used, they must conform to the
standards set forth in the Water and Sewer System Design Technical Manual and
all rules and Regulations of the Board of Health or other applicable laws.
E. The subdivider shall provide the subdivision with a governmental water supply
where governmental water supply is available within one thousand (1,000) feet of
the property, unless it can be demonstrated to the Utilities Department that it is
economically unfeasible to do so.
F. The subdivider shall provide the subdivision with a governmental sanitary sewerage
system where a governmental sanitary sewerage system is available undred (500)
feet of the nearest point of the subdivision unless it can be demonstrated to the
Board of Health that it is economically unfeasible to do so.
G. All approvals of Development Plans shall be accompanied by approval of street
plans and profiles and a detailed drainage plan by the Planning Commission and the
Department of Public Works. Such plans shall conform to the Street and Road
Design Technical Manual and other applicable Regulations.
1. Street plans shall demonstrate conformity with the design and construction
guidelines. Copies of street plans, profiles, and typical cross sections shall
be submitted with the Development Plan. The street plans and profiles shall
show the existing ground surface and proposed street grades, including
extensions for a distance of finro hundred (200) feet beyond the limits of the
proposed subdivision unless access to adjacent property is denied. The
proposed typical cross section for the entire right-of-way widths of proposed
streets shall be shown. The vertical profile scale shall be 1" equals 10'
maximum and the horizontal profile scale shall be 1" equals 100' maximum.
The Bench Mark with its description and datum shall be clearly shown on the
profile sheet. The street plans shall show curve data based on the arc
method.
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2. The street plans and profiles shall be accompanied by a drainage plan
showing proposed grades and cross sections of ditches and proposed pipe
and ditch sizes for the entire tract or parcel.
3. Stormwater retention facilities must be designed to meet the minimum
standards set forth in the Stormwater Management Technical Manual.
H. The Commission shall not be responsible for any internal subdivision drainage other
than as outlined in the Deed of Dedication. The Commission shall not be
responsible for off-site acquisition of drainage or utility easements. This does not
imply that the subdivider will be responsible for the maintenance of these facilities
after they have been deeded to the Commission.
Section 304. Pre-Construction Conference. A pre-construction conference may be required
by the City Engineer at his discretion. A notation on the Development Plan will
be made to this effect when such a conference is required. Construction
pursuant to the Development Plan shall not commence until the conference has
been held.
Section 305. Development Plan - Inspection. Every site proposed for a subdivision shall be
inspected by the Augusta Planning & Development Department, the Department of Public
Works, and the Health Department, if individual sewerage systems are to be used, prior to
approval of the Development Plan.
Section 306. Final Plat - Size and Scale of Drawings. A Final Plat shall have a maximum sheet
size of 18 by 24 inches, and the Final Plat shall be drawn at a scale of 1" equals 100' or
larger. When necessary, the plat may be on several sheets accompanied by an index
sheet or key map on each sheet showing the entire subdivision.
Section 307. Final Plat - Information to be Included: All requirements of the Georgia Plat Act and:
A. The courses and distances of the perimeter of the land involved.
B. Accurate reference to a known point or points such as street intersections, railroad
crossings, and/or US Government monuments.
C. The acreage of the land involved.
D. Names of adjacent landowners and streets together with all intersecting boundaries
or property lines.
E. Proposed divisions to be created including right-of-way widths with name of street,
roadway widths, proposed utility installations, lot lines with bearings and dimensions,
acreage of each lot, sites reserved or dedicated for public uses, and sites for other
principal uses.
F. Existing streets on and adjacent to the tract showing name of street, right-of-way
width, location, type (public or private) (asphalt or dirt), width and elevation or
26
surfacing, any legally established centerline elevations, walks, curbs, gutters,
culverts, and. streets that intersect on opposite side of adjacent roadways.
G. Proposed street names and existing street names.
H. The subdivision name, scale, north arrow, date of plan preparation and revision(s) if
any; name, address and telephone number of subdivider; name, address and
telephone number of owner; and name, address and telephone number of engineer
and/or surveyor together with his state registration number, seal and signature.
I. A location map of the subdivision shall show the relationship of the proposed
subdivision to the surrounding area and the existing community facilities which serve
or influence it.
J. All property lines with accurate bearings and distances.
K. Project data to include: total acreage, total number of lots, minimum lot size, zoning,
tax map and parcel number.
L. Final curve data for all curves based on the arc method. Delineate the location of all
points of curvature and tangency.
M. Lot and Block identification. Lot Numbers and Block Letters shall be shown. Lot
Numbers shall be numerical and Block Letters shall be alphabetical.
N. The engineer's or surveyor's certificate as to the accuracy of the survey and plat.
Individual measurement of lots and blocks within the subdivision shall be accurate
within a minimum of one (1) part in three thousand (3,000).
O. When private streets or roads are utilized in a subdivision, the following owner's
acknowledgment shall be shown on the Final Plat, (with appropriate language
supplied by the Executive Director on each individual plat thereafter in the
subdivision) :
"The streets and roads (detention/retention ponds and common areas - as
applicable) are the private property of the owner, who has full and perpetual
responsibility for their maintenance and repair. The owner releases Augusta,
Georgia, from any and all claims, damages, or demands arising on account of or in
connection with the design, construction, and maintenance of the streets and roads
(detention/retention ponds and common areas - as applicable) as shown hereon.
Augusta, Georgia, assumes no liability or duty related thereto, and in no manner
approves or assumes liability for the design of the streets and roads
(detention/retention ponds and common areas - as applicable) as shown hereon."
A Homeowners Association document must be submitted in recording form
indicating responsibility for maintenance of streets, common area, parking areas, or
any other areas of the subdivision that apply.
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P. State plane coordinates shall be shown on the plat for at least one property corner.
The coordinates and names or descriptions of Augusta and/or geodetic
monuments used for control will be noted on the plat with the grid distance and
azimuth shown to at least one of the coordinated property corners.
Q. Statement reserving five foot side easement along all side lot lines and a ten foot
easement along all rear lot lines, unless otherwise shown, for drainage and utilities.
R. Front building setback lines.
S. Clearview easement typical detail. Clearview easements can be made a part of the
street right-of-way.
T. Location and elevation of 100 Year Flood Plain if applicable. Also state that first
floor elevations within the 100 Year Flood Plain shall be three feet above the 100
Year Flood Plain level. FFE's must be shown on each lot located within the 100
Year Flood Plain. If the lot is not in the flood plain, a statement to this effect shall be
provided.
U. Location and delineation of wetlands that are shown on the National Wetland
Inventory Maps and subject to permitting by the U. S. Army Corps of Engineers
under Section 404 of the Clean Water Act of 1977.
V. Augusta, GA shall not be responsible for pavement repair or site restoration
associated with repair/replacement of a water or sewer line in this private
development.
308: SURVEY AND PLAT STANDARDS
A. The intent of this section is to require certain land parcels, located within reasonable
distance from monumented Augusta and/or geodetic control points, to be referenced
by field survey to Augusta and/or geodetic control points which are defined by state
plane coordinates. In cases where monumented Augusta and/or geodetic control
points are not within a reasonable distance as defined in this document, the
requirement will be to reference the survey to points which are identifiable on the
Augusta orthophoto maps. Property surveys affected by this article will be
referenced to their accurate geographical locations, and therefore can be plotted in
their correct position on the state-plane-coordinate-based Augusta mapping system.
B. The following surveys require ties to geodetic control monuments:
1. Any subdivision of five (5) or more lots total aggregate, including all phases
and sections severed from parent parcels at the time of this ordinance, within
a one mile traverse distance along public roads of Augusta and/or geodetic
control monuments.
2. Any boundary survey for which the sum of the length of the lines platted is
greater than the traverse distance along public roads to Augusta and/or
geodetic control.
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3. Any subdivision of twenty-five (25) or more lots total aggregate, including all
phases and sections severed from the parent parcel at the time of this
ordinance, regardless of distance to Augusta and/or geodetic control.
4. Any non-agricultural industrial/commercial development of 25 or more acres
regardless of distance from Augusta and/or geodetic control.
C. Surveys Exempt From Requirements For Ties To Augusta And/Or Geodetic Control
Monuments. It is considered very desirable for surveyors to tie all surveys,
whenever possible, to the state plane coordinate system. Nothing in these
exemptions is intended to discourage surveyors from tying surveys to the state
plane coordinate system.
The following surveys are exempted from the requirement for ties to Augusta and/or
geodetic control monuments:
1. Surveys of 5.00 acres or less, such as mortgage surveys, in existing
subdivisions initially recorded with the Clerk of Superior Court.
2. Any survey not specified in "Surveys Requiring Tie To Augusta And/Or
Geodetic Control Monuments" as outlined above.
D. Surveys Requiring Orthophoto Locator Tie. All surveys not included in "Surveys
Requiring Tie To Augusta And/Or Geodetic Control Monuments" and not exempted
in "Surveys Exempt From Requirement For Ties to Augusta And/Or Geodetic
Control Monuments" shall have a"locator tie". A locator tie is defined as a bearing
and distance tie from a property corner to a point identifiable on the orthophoto map
such as a building corner, a road intersection with a driveway, or other point that can
be accurately spotted on the orthophoto.
To support this requirement, Augusta will make copies of the orthophoto maps in
digital format available to licensed surveyors and will provide access to these maps
in the Tax Assessors Office.
E. Survey Requirements. Survey requirements specified in this article are only for
control survey connections befinreen Augusta and/or geodetic survey monuments
and land parcels. Boundary surveys shall be perFormed in accordance with the
State Minimum Standards published by the Georgia State Board of Registration for
Professional Engineers and Land Surveyors unless more stringent requirements are
specified herein. In so far as possible, control surveys befinreen Augusta and/or
geodetic monuments and property boundaries shall be extended from the nearest
Augusta and/or geodetic control monuments. Augusta specifications for horizontal
control are as follows:
1. Terrestrial Surveys:
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_ __
a. If control is extended no more than '/2 mile from the control monument to
the property boundary, third-order class 1(1/10,000) specifications shall
be followed.
b. If control is extended more than '/2 mile from the control monument to the
property boundary, second order class 11 (1/20,000) specifications shall
be followed.
c. Plats to be recorded must bear certification of the class of specifications
followed.
2. Global Positioning System (GPS) Surveys:
a. If GPS is used, procedures shall be followed to ensure survey grade
compatibility with the nearest county and/or geodetic control monuments.
Survey grade GPS receivers shall be used with a manufacturer's stated
accuracy of at least ± 5 cm ± 2 ppm. It is realized that the nearest station
may not always be suitable for occupation by GPS because of
obstructions, lack of property owner permission, or other reasons. The
intent here is to make ties to network stations within 3 to 5 miles from the
project and to avoid establishing new coordinates on property corners that
will not tie on the ground by conventional surveys to an accuracy of
1/10,000 to existing monuments that already exist in the project area.
b. Plats to be recorded must bear certification stating the GPS receivers
used are of survey grade and have a manufacturer's stated accuracy of at
least ± 5 cm ± 2 ppm.
3. Plat Requirements:
a. State plane coordinates shall be shown on the plat for one property
corner. The coordinates and names or descriptions of Augusta and/or
geodetic monuments used for control will be noted on the plat with the
grid distance and azimuth shown to at least one of the coordinated
property corners.
b. Horizontal ground distances (not grid distances) will be shown on the plat
for all segments of the boundary survey. A combined state plane
coordinate - sea level reduction factor will be noted on the plat. Area will
be based on horizontal ground distances.
c. All bearings will be referenced to state plane coordinate grid north.
F. Digital Data. For Final Plats containing more than ten lots, digital data must be
submitted. The minimum requirements are as follows:
1. The data should conform to the following:
Coordinate System: GA State Plane East
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Datum: NAD 83
Units: Feet
2. Documentation for layering scheme should be submitted with the data, unless
previously submitted.
3. Data should be in DXF format.
4. Data may be submitted via e-mail, diskette, CD Rom, or 4mm tape.
5. Data must be submitted when the plan is submitted to the Planning
Commission for approval.
G. County and or Geodetic Control Monuments.
1. The Augusta Information Technology Department will keep on file the
location of all Augusta and/or Geodetic Control Monuments and will provide
to the Registered Land Surveyor a location of the nearest Augusta and/or
Geodetic Control Monuments to their site or project.
2. Augusta Control Monuments shall be any monumented property corner or
control monument that has been tied to published Geodetic Control
Monuments and is on file with the Augusta Information Technology
Department.
H. Violations of Section 307. Complaints against violators of this article shall be
reviewed by a panel of Georgia Registered Land Surveyors that shall be selected by
the Augusta Planning & Development Department, before the complaint is filed with
the Georgia State Board of Registration for Professional Engineers and Land
Surveyors by the Augusta Planning & Development Department, Clerk of Superior
Court, or other department.
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ARTICLE IV
Design Standards
Section 400. Standards for Streets. Streets shall conform to the design standards set forth in the
Street and Road Design Technical Manual, and the following general standards:
A. A layout of streets as to arrangement, width, grade, character and location shall
conform to the latest Transportation Plan in effect, the latest Official Map in effect, to
adjoining street systems both planned and proposed, to topographic conditions,
natural features and drainage systems to be provided, and to the public
convenience and safety.
B. Minor or residential streets shall be so laid out that their use by through traffic is
discouraged.
C. Where a subdivision abuts or contains an existing or proposed expressway or
arterial street, the Planning Commission may require frontage streets, reverse
frontage with screen planting, deep lots or other such treatment as may be
necessary for adequate protection of residential properties and to afford separation
of through and local traffic. "No access" easements may also be required.
D. Reserve strips or parcels controlling access to streets shall be prohibited.
E. Alleys shall be permitted only in multifamily, commercial and industrial areas where
required to provide for service access such as off-street parking, loading and
unloading consistent with and adequate for the uses proposed. Such alleys shall be
at least twenty (20) feet in width and shall permit safe and through vehicular
movement. With special permission of the Planning Commission, alleys may be
permitted in single-family development.
F. Dead-end streets designed to be so permanently, shall not be longer than one
thousand (1,000) feet except where land cannot be otherwise subdivided
practicably. The Planning Commission staff shall have the authority to waive this
restriction if it is their opinion that it is warranted to do so. All permanent dead-end
streets shall be provided at the closed end with a turn-around having a street-
property line diameter of not less than eighty (80) feet. Turn-arounds of this nature
shall have a paved diameter of not less than sixty (60) feet. Dead-end streets
intended to be continued at a later time shall be provided with the same turn-around
as required for a permanent dead-end street, but only that portion to be required as
right-of-way when the street is continued shall be dedicated and made a public
street.
G. No street names shall be used which will duplicate or be confused with the names of
existing streets. Street names proposed by the subdivider shall be subject to check
by the Augusta Planning & Development Department and when duplication or
confusion occurs, the Augusta Planning & Development Department shall require
the subdivider to substitute names free from duplication and confusion. The
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Augusta Planning & Development Department shall maintain an up-to-date file of all
street names for the guidance of subdividers.
H. Street right-of-way widths shall be as shown in the Official Road Book and on the
Official Map, and for new streets they shall be as follows:
CLASSIFICATION CURB & GUTTER SHOULDER & DITCH SECTION
Right-of-Way Pavement Width Right-of-Way Pavement Shoulder
B/C to B/C Width Width
Minor 60 31 80 24 6
Residential 60 31 80 24 6
Residential Collector 80/60 31 80 24 6
Collector 80 31 80 24 6
Industrial Access 80 31 80 28 6
Arterial 100 53 120 48 8
I. Each street and road shall be paved or surfaced with a paving or surfacing of a type
and strength deemed suitable for the volume and character of traffic to be
expected. No street or road shall be provided with less than an all weather surface.
The type of roadway surfacing shall be determined from the Roadway Standards.
Section 401. General Standards for Curbing are set forth in the Street and Road Design
Technical Manual.
Section 402. Markers
A. Markers shall be placed on all lot corners. Such corner shall be marked with an iron
pipe or pin having a minimum diameter of one-half (1/2) inch. Such iron pipe shall
be a minimum of eighteen (18) inches in length and shall be visible above the
ground so that any competent engineer or surveyor may retrace the line of the
subdivision.
B. Markers shall be installed prior to the submission of the letter requesting approval
for final acceptance of all improvements by the appropriate engineering department.
C. The location and height of any signs denoting subdivision name or other decorative
fixtures shall have prior approval of the Traffic Engineer.
D. The location and type of all markers used shall be indicated on the Final Plat.
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E. Street name signs of a suitable design and durable material and lettered on both
faces shall be installed by the subdivider on the northeast corner of the every
intersection. Wooden signs and wooden posts shall not be used. Sign Sheeting
Requirements for Regulatory, Warning and Guide Signs shall be fabricated using
High Intensity, Retroreflective sheeting meeting the American Society of Testing and
Materials specifications for D 4956 Type III or higher. Any variance from this
standard street sign shall be approved by the Traffic Engineer and the Augusta
Planning & Development Department. In private subdivisions, all street signs must
clearly indicate that the streets are private.
Section 403. General Standards for Drainage and Utility Easements. Drainage facilities shall
conform to the design standards set forth in the Stormwater Management Plan
Technical Manual and other Regulations as appropriate.
A. Easements for drainage or utilities may be required where necessary. Such
easements shall be placed along side and/or rear property lines. Redesign of the lot
arrangement may be required to meet extreme drainage conditions.
B. Easements, when required for drainage of the area to be subdivided, shall be of
such width as is necessary to permit proper construction and maintenance of the
drainage facilities required to drain the area properly. Drainage easements shall be
a minimum width of ten (10) feet, provided, however, that easements up to fifty (50)
feet may be required, if in the opinion of the Department of Public Works, such
easements are necessary in the public interest.
C. Easements shall center along or be adjacent to a common property line where
practicable.
D. Subdivision development shall not block or obstruct the natural drainage from an
adjoining area. Provision of drainage facilities to maintain the established flow of
off-site water through any property to be subdivided shall be the responsibility of the
subdivider.
E. Existing natural drainage shall be retained or adequately relocated.
F. All drainage and utility easements within the subdivision that are intended to be
maintained by the Commission shall be deeded to the Commission.
Section 404. Sidewalks
A. Sidewalks must be provided for on any existing arterial or collector street that
is part of any subdivision plan that is adjacent to an existing street that is
classified as an arterial or collector in the Highway Functional Classification
System within the Augusta-Richmond County Urbanized Area as defined by
the Augusta Regional Transportation Study. Where installed, sidewalks shall
meet the construction standards of the Traffic Engineer.
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Section 405. Lots. Lots shall conform to the following standards.
A. The size, width, depth, shape, orientation, and minimum setback lines of lots shall
be as required by the Comprehensive Zoning Ordinance for Augusta, Georgia, and
shall be appropriate for the location of the subdivision and for the type of
development and use contemplated.
B. Lot depth normally shall not exceed two and one-half (2 1/2) times the lot width
established in accordance with these Regulations and except in case of hardship,
shall never exceed four (4) times that width. This provision shall not apply where
the width of a lot equals or exceeds three hundred (300) feet for its entire depth.
C. Residential lots shall meet the area and dimensional requirements established by
the Comprehensive Zoning Ordinance and by the Richmond County Board of
Health, and established elsewhere in the Subdivision Regulations. If individual
water supply or sewage disposal systems are to be utilized, such information as
needed by the Board of Health shall be submitted along with the Development Plan.
D. Corner lots shall have twenty (20) percent greater width at street property lines than
interior lots and shall have extra widths where necessary to permit the establishment
of sight areas easements.
E. Lots which have double frontage (through lots) shall be prohibited except where
essential to provide separation of residential development from traffic arteries or to
overcome specific disadvantages of topography and orientation. An easement, of at
least ten (10) feet in width, across which there shall be no right of access shall be
required along the rear street property lines of lots abutting such a traffic artery or
other disadvantageous use. No right of access across such required easements
shall be granted except upon resolution of the Augusta Planning & Development
Department.
F. All lots shall be provided, by means of streets which have been constructed in
conformance with the standards and specifications of the Development Regulations
of Augusta-Richmond County, specifically the Land Subdivision Regulations and the
Street and Road Design Technical Manual and dedicated in accordance with these
Regulations, with access to an existing public street. Where private streets have a
recorded provision for maintenance and are controlled by a duly incorporated
association, the geometric and right-of-way provisions may be waived by the
Augusta Planning & Development Department. The storm drainage and subgrade,
base and pavement design standards for public streets shall not be waived for
private streets.
G. All quadrangular lots, and insofar as practical, all other lots, shall have side lines at
right angles to straight street lines and radial to curved street lines.
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H. Lots for other than residential use shall include sufficient space for off-street parking,
loading and unloading, and circulation of traffic unless waived by the Augusta
Planning & Development Department.
I. Lots created after the effective date of this Ordinance shall have ingress and egress
by means of a public street or highway, or a private street per 405(J)(1), not less
than 25 feet in width to isolated lots (flagpole lots).
J. Subdivision of land into one or more flagpole lots shall comply with the following
requirements:
1. No flagpole lots shall have a width of less than twenty-five (25) feet at any
point.
2. No portion of a flagpole lot less than sixty (60) feet in width shall be located
within one hundred (100) feet of a street intersection, railroad crossing or
stream crossing.
3. Minimum lot size for flagpole lots, excluding portions of lots less than sixty
(60) feet in width shall be finrenty thousand (20,000) square. feet.
4. Flagpole lots, where "flagpoles" are contiguous, shall have a common
driveway constructed by the owner to serve all lots for ingress and egress
with cross easements thereto extending from the street right-of-way to a point
where the lot widens to a width of sixty (60) feet or greater.
5. Common driveways serving finro or more lots shall have all-weather surface
treatment which is acceptable to the Executive Director in consultation with
the Department of Public Works, given the soils, topography, and other site
conditions. The all-weather surFace of common driveways shall at a minimum
have a width of ten feet and a stable shoulder eight feet in width on either
side of the all-weather surface. The Executive Director may request a
certification from a professional engineer, who may be an employee of
Augusta, that a proposed common driveway plan consisting of surface
treatment, base, shoulders, and other design considerations is appropriate
for the particular site conditions. In situations where extraordinary hardships
can be demonstrated, the requirement for an all-weather surface may be
waived by the Executive Director in consultation with the Department of
Public Works.
6. If a Concept Plan provides for common driveways with all weather surFace
treatment, then upon approval of such plan, the subdivider shall construct all
common driveways per the plan before any Final Plats are submitted.
7. If a Concept Plan provides for common driveways with all-weather surface
treatment, then covenants and/or homeowner's association documents which
at a minimum govern maintenance of the common driveway shall be
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completed and executed after approval of said Concept Plan but before any
Final Plats are submitted.
8. There shall be a minimum distance of 400 hundred (400) feet befinreen
common driveways of flagpole lot subdivisions.
9. Common driveways for flagpole lot subdivisions shall serve no more than four
(4) lots.
10. Easements providing common driveways for flagpole lots shall be recorded
on plats containing such lots.
11. Plats containing flagpole lots shall include the following owner's
acknowledgment:
"Easements providing ingress and egress are the private property of the
owner, who has full and perpetual responsibility for their maintenance. The
owner releases Augusta, Georgia, from any and all claims, damages, or
demands arising on account of such easements."
Section 406. Subdivision Name. Every subdivision shall be given a name which shall not
duplicate or closely approximate that of any other subdivision existing or planned.
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ARTICLE V
Planned Unit Development
Section 500. Conditions for Subdivision. A subdivider may submit an application for a Planned
Unit Development on a minimum of five (5) acres provided such property is properly zoned
as a PUD (Planned Unit Development) Zone or provided an application has been
submitted to the Augusta Planning & Development Department for rezoning the property to
such Zoning classification. This acreage may be reduced by the Planning Commission if
sufficient justification is presented. However, no Development Plan for a Planned Unit
Development shall be approved until the property for which it is proposed has been
properly zoned. A Planned Unit Development may contain such land uses as permitted in
the Comprehensive Zoning Ordinance for Augusta, Georgia.
Written application for approval of a Planned Unit Development Plan shall include the
following:
A. A statement of the present ownership of all land within the proposed development.
B. An explanation of the development proposed including the number of acres, number
of dwelling units in each housing type, gross density by type of land use, minimum
floor area standards, lot sizes, and yard and spacing proposals.
C. A general statement of the proposed development staging and construction
schedules.
D. Proposed agreements, provisions, and covenants which will govern the use,
maintenance, and protection of development and any common or open space.
Covenants shall establish control of land use, density, and open space in perpetuity.
Section 501. Pre-Application Procedure. Pre-application procedure shall be the same as that
established for other types of subdivisions as stated in Article 11 above.
Section 502. Approval of Development Plan. The procedure for Development Plan approval set
forth in Article II above shall be followed, and exhibits required in Article III shall be
submitted. The following additional exhibits shall be submitted.
A. The existing and proposed land uses and the approximate location of all buildings
and structures to be built.
B. Perspective drawings of representative building types except for detached single-
family buildings and their accessory buildings. Such drawings shall indicate general
architectural style and appearance.
C. For all single-family attached, multifamily, and commercial areas, off-street parking
and loading/unloading plans shall be shown.
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Section 503. Design Standards. Design standards set forth in Article IV shall be followed insofar
as practicable and consistent with the type of development proposed.
Section 504. Improvements Required. All improvements required under Article VI shall be
provided.
Section 505. Compliance with Comprehensive Zoning Ordinance. All Development Plans for a
Planned Unit Development shall comply in all respects with requirements of the Planned
Unit Development Zone and other requirements of the Comprehensive Zoning Ordinance
for Augusta, Georgia.
Section 506. Final Plat and Final Approval. All procedures required in Article II above shall be
followed for Final Plat approval. Final Plat approval shall be required as for other
subdivisions. Final Plat submission shall be accompanied by a written application setting
forth any changes from proposals submitted with Development Plan proposals and by
covenants in recording form and signed by the proper parties.
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ARTICLE VI
Miscellaneous
Section 600. Hardships and Variances
A. Variances to certain provisions of this Ordinance may be granted on the basis of
hardship. Variances to the procedures set forth may be granted by the Planning
Commission upon a finding that such variance would not adversely affect public
health, safety and welfare, and that failure to grant such variance would result in
unnecessary hardship for the applicant. Variances to design standards, technical
specifications, and construction materials shall be considered by the Department of
Public Works under the same hardship standards.
B. The subdivider shall submit a petition to the Planning Commission stating clearly
and definitely the reason for a request of variance. Consideration will be given
based on the following factors:
1. Unique conditions affecting the property.
2. Undue hardships would result from ordinary adherence to the requirements.
3. A determination that the granting of a variance shall not be detrimental to
adjacent property or to the public interest.
C. A request for a variance to the Subdivision Regulations shall be submitted no less
than 30 days prior to a meeting of the Planning Commission. A sign shall be placed
upon the property for which a variance is being requested no less than 15 days prior
to the meeting at which the variance will be considered. The decision of the
Planning Commission on the variance from the Subdivision Regulations shall be a
final decision, subject to appeal in Superior Court.
D. DELETED — November 2009
E. When Subdivision Plans have been submitted to the Planning Commission and
have been duly approved and are then submitted to agencies of the Federal
Government and such agencies require changes for mortgage guarantees, such
mandatory changes shall be accepted by the Planning Commission as prima-facie
evidence of a hardship and the changes will be accepted under the provisions of
this section unless such changes would be a clear violation of the intent of these
Regulations.
F. If a request for a variance to the Subdivision Regulations is denied by the Planning
Commission, then that request or a request which is similar or serves the same
purpose in the opinion of the Executive Director shall not be considered for a period
of one year (1) from the date of the decision.
40
If a request for a variance to the Subdivision Regulations is approved by the
Planning Commission then the applicant or their representative must file the plat
and/or any related documents to the variance within one (1) year of the approval of
the variance or the variance shall no longer be valid.
Section 601. Penalty. Any person or corporation whether as principal, agent, employee, or
otherwise who violates any provision of this Ordinance shall be guilty of an offense and
upon conviction shall be punished as provided in Augusta, GA Code § 1-6-1.
Section 602. Amendments.
A. Amendments to these Regulations shall be proposed by the Augusta Planning &
Development Department shall be submitted to the Planning Commission for
approval before being adopted by the Commission.
B. Augusta, Georgia, may adopt amendments to these Regulations, providing that a
public hearing thereon shall first be held by the Planning Commission, public notice
of which hearing shall be given at least fifteen (15) days prior to such hearing.
C. No amendment, failing passage at its first consideration by the Commission, shall
be resubmitted for a period of one (1) year.
Section 603. Repeal. Previous "Subdivision Regulations for the Municipality and Unincorporated
Areas of Richmond County, Georgia" are hereby repealed.
Section 604. Severability. Any clause or provision of these Regulations declared invalid by any
court having jurisdiction shall not affect the validity of the Regulations as a whole or any
other part thereof.
Section 605. Effective Date. These Regulations shall become effective on se.�t 6, 20��
Adopted this 6tn day of Sept , 20 � 1
lst reading August 16, 2011
1
C�
��� Deke Copenha er, Mayor
��� / Augusta, Georgia
ATTEST:
,'
� f First Reading .``� ��,��-�,���
� ���
Lena J. onne , erk of Commission Second Reading �� ���� �/�
41