§ 12. PLAN AND PLAT SPECIFICATIONS  


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  • A.

    Conceptual Plan/Preliminary Plat Specifications The following subsections outline the required elements of both the required and optional plans and plats mentioned throughout this section, and especially in the Sandy Springs Development Ordinance.

    1.

    Application. The conceptual plan/preliminary plat for a subdivision or site development shall be clearly and legibly drawn at a scale of not less than 100 feet to one inch. Sheet size shall not exceed 24 inches by 36 inches, provided, however, a scale of 200 feet to one inch may be used to avoid sheets in excess of 24 inches by 36 inches. The director may approve other scales and sheet sizes as deemed appropriate.

    2.

    Conceptual plan/preliminary plat checklist. Refer to checklist.

    B.

    Subdivision Development Plans

    1.

    Application. An application for a land disturbance permit for a subdivision shall consist of the conceptual plan or preliminary plat, a certified boundary survey, associated slope or construction easements (if any), and such other development plans as may be required by this section.

    2.

    Conformance to conceptual plan/preliminary plat. The development plans shall generally conform to the conceptual plan/preliminary plat, and may constitute only that portion of the approved conceptual plan/preliminary plat which the sub-divider proposes to construct at one time as a single unit, provided that such portion conforms to the requirements of this chapter.

    3.

    Scale. The development plans shall be clearly and legibly drawn at a scale of not less than 100 feet to one inch. Sheet size shall not exceed 24 inches by 36 inches. Plan and profile sheets shall have a horizontal scale of no less than 100 feet to one inch and a vertical scale of no less than ten feet to one inch.

    4.

    Certified boundary survey. The development plans shall be based on a certified boundary survey delineating the entirety of the property contained within the conceptual plan/preliminary plat, and tied to a point of reference (tie point) with the same degree of accuracy as the boundary survey itself. The survey shall have an accuracy of no less than one in 10,000, and shall meet all requirements of Georgia Law regarding the recording of maps and plats.

    a.

    Each development plan shall be drawn on, accompanied by, or referenced to a boundary survey which shall at least meet the requirements of above.

    5.

    Development plan checklist. The development plans shall contain the following: Refer to checklist.

    6.

    Certificate of development plan approval. Each site plan shall carry the following certificate printed or stamped thereon:

    7.

    All requirements of the City of Sandy Springs Development Ordinance relative to the preparation and submission of a Land Disturbance Permit application having been fulfilled, and said application and all supporting plans and data having been reviewed and approved by all affected city departments as required under their respective and applicable ordinances, approval is hereby granted of this Site Plan and all other development plans associated with this project subject to all further provisions of said development and other city ordinances.

    8.

    ____________   ____________
    Director;      Date
    Community Development Department

    9.

    Encroachments. Where construction is proposed on adjacent property, an encroachment agreement or easement shall be submitted to the department prior to the issuance of a land disturbance permit.

    10.

    Public notice—Drainage. Every site plan shall contain the following statement:

    a.

    Note: The City of Sandy Springs assumes no responsibility for overflow or erosion of natural or artificial drains beyond the extent of the street right-of-way, or for the extension of culverts beyond the point shown on the approved and recorded plan. The city does not assume the responsibility for the maintenance of pipes in drainage easements beyond the city right-of-way.

    b.

    Note: Stream buffers are to remain in a natural and undisturbed condition.

    c.

    Note: Structures are not allowed in drainage easements.

    C.

    Final Plat Specifications

    1.

    Sheet size. The final plat shall be clearly and legibly drawn in black ink on tracing cloth or other permanent reproducible material. The scale of the final plat shall be 100 feet to one inch (1" equals 100') or larger. Sheet size shall not exceed 24 inches by 36 inches.

    2.

    Certified boundary survey. The final plat shall be based on a certified boundary survey delineating the entirety of the property contained within the final plat, and tied to a point of reference (tie point) with the same degree of accuracy as the boundary survey itself. The survey shall have an accuracy of no less than one in 10,000, and shall meet all requirements of Georgia Law regarding the recording of maps and plats.

    3.

    Conformance with conceptual plan/preliminary plat. The final plat shall substantially conform to the preliminary plat and it may constitute only that portion of the approved preliminary plat which the sub-divider proposes to record at any one time, provided that such portion conforms to the requirements of this chapter, and said portion is not inconsistent with the public health, safety, or welfare. Any substantial deviation from the preliminary plat shall require revision and re-approval of the preliminary plat.

    4.

    Final plat checklist. The final plat shall contain the following information: Refer to checklist.

    5.

    Dedication of lands to the city. If any lands are shown as the final plat for dedication to the city other than street rights-of-way or easements, a warranty deed transferring title to said land in fee simple, in a form acceptable to the director, shall be submitted with the final plat application.

    6.

    Dedication of lands to property owners' association. If any lands are shown on the final plat for dedication to a property owners' association in order to meet minimum park or open space requirements of this chapter, a copy of the deed of transfer for such dedication and a copy of the instrument of incorporation of the property owners' association shall be submitted with the final plat application.

    D.

    Residential Site Plan

    1.

    Scale. Residential site plans shall be drawn to scale and may be shown on a certified boundary survey of the lot or any other drawing showing the information required below. The department may accept a residential site plan drawn to the same scale as shown on the final plat where sufficient detail can be shown to support an adequate review and approval.

    2.

    Accuracy. It is not the intent of the department that the residential site plan be prepared by a registered surveyor or engineer, but may be done by the individual proposing the improvements on the lot. It is the intent, however, to receive a drawing with sufficient readability and accuracy to ensure that the proposed improvements will be constructed on the lot in conformance with the requirements of this chapter, the zoning resolution, or other ordinances, as applicable.

    3.

    Residential site plan checklist. Residential site plans shall show the following as applicable: Refer to checklist.

    4.

    Chattahoochee River Corridor. If a lot is located in the Chattahoochee River Corridor, a certificate of occupancy shall not be issued for the structure or other improvements until conformance to the provisions or other requirements of the residential site plan have been field verified by a survey prepared by the builder's surveyor and submitted to the department of planning and development.

    E.

    Site Development Plans

    1.

    Application. An application for a development permit for a multifamily or nonresidential site shall consist of the site plan, a certified boundary survey or final plat reference, erosion, sediment and pollution control plan, grading plan, utility plan, profile sheets, details, associated slope or construction easements (if any), and such other development plans as may be required by this chapter.

    2.

    Conformance to conceptual plan/preliminary plat. The development plans shall generally conform to the conceptual plan/preliminary plat, if any, and may constitute only that portion of the approved conceptual plan which the developer proposed to construct at one time as a single unit, provided that such portion conforms to the requirements of this chapter and all setbacks, maximum density, and other zoning restrictions. If no conceptual plan was approved on the property, the development plans shall include the entire property being developed having the same zoning category.

    3.

    Scale. The development plans shall be clearly and legibly drawn at an engineering scale convenient to illustrate the details of the project. Sheet size shall not exceed 24 inches by 36 inches. Plan and profile sheets, if any, shall have a horizontal scale of no less than 100 feet to one inch and a vertical scale of no less than ten feet to one inch.

    4.

    Project boundary data. The site plan shall be based on the boundaries of a lot as recorded on a final subdivision plat or on a certified boundary survey delineating the entirety of the property contained within the project, and tied to a point of reference (tie point) with the same degree of accuracy as the boundary survey itself. The survey shall have an accuracy of no less than one in 10,000, and shall meet all requirements of Georgia Law regarding the recording of maps and plats.

    a.

    Each site plan shall be drawn on, accompanied by, or referenced to a boundary survey which shall at least meet the requirements above.

    5.

    Site development plan checklist. The development plans shall contain sufficient data to determine sufficient regulatory compliance with all city codes and ordinances. The submittal shall be in compliance with the minimum information required under "Subdivision Development Plans", of this Section.

    6.

    Certificate of development plans approval. Each site plan shall carry the following certificate printed or stamped thereon:

    7.

    All requirements of the City of Sandy Springs development regulations relative to the preparation and submission of a Land Disturbance Permit application having been fulfilled, and said application and all supporting plans and data having been reviewed and approved by all affected city departments as required under their respective and applicable ordinances, approval is hereby granted of this Site Plan and all other development plans associated with this project subject to all further provisions of said Development and other City Ordinances.

    ____________
    Director; Community
    Development Department
    ____________
    Date>

     

    F.

    Street Naming and Addressing

    1.

    Address numbers. All residential, commercial, office, industrial and other tracts of land in the city on which a principal building is or will be located are required to be issued an address by the department or its successor department. Each such address shall be posted by the owner on or about the tract in accordance with the following guidelines:

    a.

    Except as provided elsewhere in the Technical Manual, all addresses shall contain (in addition to the roadway name) numbers only. Alphanumeric or lettered addresses shall not be permitted. Each address shall conform to the following rules:

    2.

    For non-single-family residential properties, all principal buildings shall have affixed to the building the address number(s) directly over or on the main entrance door(s). Such address numbers shall be at least six inches and not more than twelve inches in height and shall be of a color which contrasts with the surrounding surface so as to be readily identifiable without obstruction from the edge of the roadway. Each building letter shall be prominently displayed on each side of said building that is visible from the main access or parking area serving the project or complex in which the building is located. Such building letter shall be at least 12 inches in height and shall be of a color which contrasts with the surrounding surface so as to be readily identifiable without obstruction from the edge of the roadway.

    3.

    Non-single-family residential properties shall have only one address assigned for each principal building. Once a systematic pattern of addresses has been established by the department, it shall be maintained for the entire project. Alternatively, such non-single-family residential developments shall seek approval from the department of names of internal streets within the development, in which case the department shall assign addresses on such internal streets. Non-single-family residential developments (including apartments, townhouses and condominiums) shall have building addresses (and letters for multiple buildings) for the principal building(s) and numbers for each individual unit as approved by the department. Condominiums and/or town homes to be occupied by independent owners may be assigned individual addresses. Unit numbers shall be assigned based upon a system whereby the first digit represents the building floor.

    4.

    For nonresidential properties, all principal buildings shall have affixed to the building or structure the address number directly over or on the main entrance door(s). Such address numbers shall be at least six inches and no more than twelve inches in height and shall be of a color that contrasts with the surrounding surface so as to be readily identifiable without obstruction from the edge of the roadway. Each building letter shall be prominently displayed on each side of said building that is visible from the main access or parking area serving the development in which the building is located. Such building letter shall be at least 12 inches in height and shall be of a color which contrasts with the surrounding surface so as to be readily identifiable without obstruction from the edge of the roadway.

    5.

    Nonresidential properties shall have only one address and shall be assigned a building letter for each principal building and individual suite numbers by the department. Letters shall not be used to distinguish between individual suites. Once a systematic pattern of addresses has been established by the department, it shall be maintained for the entire project. Alternatively, such nonresidential developments shall seek approval of names of internal streets within the development, in which case the department shall assign addresses on such internal streets.

    6.

    For all commercial, office, industrial or multifamily residential developments that contain multiple addresses and/or building numbers, the range of addresses and/or building numbers shall also be posted on the main sign or identification monument at the main entrance and shall be readily identifiable from the edge of the roadway. Directions to other buildings within such a development shall be clearly posted at each internal roadway intersection. For multifamily residential developments, directional signs indicating the location of individual units shall be placed on each floor at the primary point of ingress and egress (e.g., at the elevator or main stairwell).

    7.

    For all commercial, office, industrial or multifamily residential developments any entrance way or principal building that is not readily visible from the roadway, address numbers shall also be posted at the main entrance or driveway to the principal building. Such address numbers shall be at least six inches and not more than twelve inches in height and shall be of a color which contrasts with the surrounding surface so as to be readily identifiable without obstruction from the edge of the roadway. (2000 International Fire Code, Section 505).

    8.

    For properties whose primary access is different from their lot frontage, address number shall be assigned and posted from the access point.

    9.

    Each single-family dwelling shall have its address number posted on a mailbox or addressing post located at or near the main entrance or vehicle access point to the property. Such address numbers shall have a minimum stroke height of three inches and shall be of a color that contrasts with the surrounding surface so as to be readily identifiable without obstruction from the edge of the roadway.

    10.

    Notwithstanding any other provisions in this article, all properties shall be identified by a property number of a minimum size as identified in this section. All permanent freestanding signs shall display the street number assigned to the principal parcel. These street numbers shall have a minimum height of six inches. The address shall be visible from both directions of approach and be placed on a contrasting background.

    11.

    If access to any principal building is by way of a roadway different from the principal building's address roadway, the address number shall be posted on the address roadway. In such cases, the address roadway and address number shall also be posted on each entrance roadway at the intersection of the access point and the entrance roadway.

    12.

    Each roadway, including state and federal highways, shall contain address numbers that are consistently sequenced throughout its length.

    13.

    Address numbers shall be assigned such that, traveling from lower address numbers to higher address numbers, odd-numbered addresses are on the right side of the roadway and even-numbered addresses are on the left side of the roadway.

    14.

    Each property owner shall keep all address numbers in good repair and shall not allow such numbers to be obscured as viewed from the roadway.

    15.

    To the extent not in conflict with the provisions of this article, Sandy Springs shall follow the guidelines set forth in the Proposed Property Numbering System for Metropolitan Atlanta promulgated by the Atlanta Region Metropolitan Planning Commission (1963), except for internal culs-de-sac. Culs-de-sac shall be addressed in three digits numbers (100, 110, etc). Internal culs-de-sac shall comply with the remaining provisions of this section and this article.

    16.

    The property owner shall have the responsibility of ensuring compliance with the requirements of this section, regardless of whether the premises are leased or owner-occupied.

    G.

    Subdivisions and Other New Developments.

    1.

    All project names for and roadway names and addresses within subdivisions and other new developments shall be reviewed and approved by the department during the minor subdivision plat or land disturbance permit (LDP) approval process. Prior to the release of a LDP, all street names must be approved for use within the subdivision. Once a project name has been approved, it shall not be changed without written permission by the director of the department. For continuity, the LDP number assigned to the project, regardless of the project name used at the time of submittal, must appear on the face of all referenced documents, including, but not limited to, all LDP drawings, studies, plans and plats.

    2.

    Each application for a land disturbance permit for a multifamily development shall include a concept plan identifying all proposed roadways with the proposed names for said roadways. Any subsequent request for roadway name or address changes by the subdivider or developer will require submission of a new preliminary plat (or concept plan, as applicable) for review by the department.

    3.

    Once an LDP is approved, no lot number, street name or address shall be changed by the re-recording of a plat without the prior expressed written consent of the department. No application for a permit on said lot thus affected will be considered until approved by the department. Each request submitted for the re-recordation of a plat shall be charged a processing fee as established by the mayor and council.

    a.

    Exceptions. When the director finds that adherence to the address numbering standards, set forth in this article would pose a threat to public safety, deviations from the standard address numbering policies and procedures may be allowed.

    b.

    Project names. No new project name may be recorded, used or posted unless and until approved by the department. Duplication of project names is prohibited. The use of a project name that is a homonym, sounds like or may otherwise be confused with a project name that is already in use within the city is prohibited.

    c.

    Roadway names. No new roadway name may be posted or used in an address unless and until approved by the department.

    1.

    Roadway names must be reserved for use prior to the release of the land disturbance permit or minor plat.

    2.

    Roadway names, once approved, shall be held in reservation for use by the owner/developer for a period not to exceed 36 months.

    a.[d.]

    Standards for roadway names.

    1.

    Duplication of roadway names is prohibited. No roadway name shall contain a number (e.g., 5th Street), and, except for suffixes, there shall be no punctuation or abbreviation allowed in any roadway name.

    2.

    The use of the same roadway name that is already in use within the city is prohibited.

    3.

    The use of a roadway name that is a homonym, sounds like or may otherwise be confused with a roadway name that is already in use within the city is prohibited. Duplicate names with different suffixes should be limited within the same project whenever possible, subject to the review and approval of the department.

    4.

    Each roadway, regardless of length, shall have only one name designation throughout its length. Each new roadway that is in alignment with an existing roadway shall bear the same name as said existing roadway.

    5.

    No roadway name, including spaces between words and suffix, may be more than 12 characters in length.

    6.

    To the greatest extent feasible, roadways that cross into other jurisdictions shall be named and addressed consistently with the names and addresses assigned by such other jurisdictions.

    7.

    Street signs, including street name signs, must be installed before any building permits are issued within a development, except that a bond may be offered per the department's policies to cover the costs of the signage and temporary signs erected to release building permits. Permanent signs must be installed prior to the release of any certificate of occupancy within the development.

    a.[e.]

    Private roadway naming. The following procedures are established for the mandatory and voluntary naming of private roadways, easements and drives:

    1.

    A private roadway, easement or drive serving residential properties shall be required to be named and addressed if there are more than two principal buildings that are not part of a single tract of land which derive access from such private roadway, easement or drive.

    2.

    If a private roadway, easement or drive requires naming pursuant to subsection (a), above, a petition, containing the signatures of at least 90 percent of the owners of all real property along such private roadway, easement or drive, must be submitted to the department. In addition to a request for approval, the petition shall include the proposed name for the private roadway, easement or drive that is acceptable to the petitioners. The proposed name shall conform to the other requirements of this article. The petition shall be accompanied by a general location map and the land lot(s), district, and section within which such private roadway, easement or drive is located.

    3.

    Upon approval of a name for the private roadway, easement or drive, and prior to the issuance of any building permits or additional permits the petitioners, shall cause a roadway sign conforming to the city's standards to be erected and maintained at each intersection of such private roadway, easement or drive and any adjacent a public right-of-way. Maintenance of such roadway signs and private roadways, easements or drives shall be the responsibility of the owners of the real property situated along such private roadways, easements or drives; the city shall have no responsibility for the erection and/or maintenance of these items.

    4.

    In the event that the owners of the real property situated along a private roadway, easement or drive that requires a name, as set forth above, fail to initiate, respond to or participate in the naming procedure set forth above, the department, after due notice and a minimum 30-day grace period, shall recommend to the mayor and council a name and address numbers for the private roadway, easement or drive and all real property located thereon. The property owners along such private roadway, easement or drive shall be responsible for the erection and maintenance of roadway signs, as set forth in subsection (3), above.

    a.[f.]

    Changing of existing roadway names and addresses.

    1.

    In any instance where the mayor and council, upon recommendation of the director of the department, determines that an existing road name may pose a threat to the public health, safety or welfare, the mayor and council on its own motion may change such roadway name after notice is given and a public hearing is held.

    a.

    Notice of the proposed change and hearing date shall be given at least 25 days, but no more than 45 days, prior to the scheduled date of the mayor and council hearing on the proposed change.

    b.

    The department shall post a sign at approximately one mile intervals throughout the length of the roadway for which a name change is proposed and shall give notice by regular mail to the owners (according to the tax records of Sandy Springs) of each property which bears an address on the roadway for which a name change is proposed.

    c.

    Such signs and notices shall contain the time, date, place and purpose of the hearing, as well as a statement of the beginning and ending points of the segment of the roadway for which the name change is proposed. Notice shall not be considered inadequate if the signs are removed or mail is not delivered.

    2.

    Where the Mayor and Council, upon recommendation from the director of the department, determines that the existing address numbering on a particular roadway poses a threat to the public health, safety or welfare, the mayor and council may change such address numbering after notice.

    a.

    Notice of the change shall be given by regular mail to the owners (according to the tax records of the city) of each property that bears an address on the roadway for which an address numbering change will occur.

    b.

    Such notice shall contain the existing full address, the new address, the reason for the change, and the effective date of the change.

    c.

    The effective date shall be no less than 30 or no more than 60 days following the date on which the matter is scheduled for decision by the mayor and council. Notice shall not be considered inadequate if mail is not delivered.

    3.

    When no more than ten percent of the existing addresses along a public or private roadway are deemed to pose a threat to the public health, safety or welfare, the director may approve the change of such address numbering after notice is given by regular mail to the owners (according to the tax records of the city) of each property that bears an address on the roadway for which an address numbering change will occur.

    a.

    Such notice shall contain the existing full address, the new address, the reason for the change, and the effective date of the change.

    b.

    These changes shall be considered effective at the time of the approval by the director, and shall be presented for ratification to the mayor and council at the next regularly scheduled meeting.

    c.

    The effective date shall be no less than 30 or no more than 60 days following the date on which the matter is scheduled for decision by the mayor and council. Notice shall not be considered inadequate if mail is not delivered.

    d.

    No name of any commercial, office, industrial or residential development or subdivision shall be changed unless a request for such a change is first submitted to and approved by the department. In determining the acceptability of such a name change, the department shall seek to avoid confusion from similarly named developments.

    e.

    Roadway and thoroughfare designation suffixes. Any suffix accepted within the standards of the United States Postal Service, reflected in part in the lists provided by the National Emergency Number Association (NENA), shall be acceptable for naming roadways and thoroughfares within the city. The following are examples of the most commonly used permitted suffixes in the naming of private and public roadways:

    1.

    Avenue (to be abbreviated "Ave")

    2.

    Bend (to be abbreviated "Bnd")

    3.

    Boulevard (to be abbreviated "Blvd")

    4.

    Circle (to be abbreviated "Cir")

    5.

    Court (to be abbreviated "Ct")

    6.

    Cove (to be abbreviated "Cv")

    7.

    Drive (to be abbreviated "Dr")

    8.

    Grove (to be abbreviated "Grv")

    9.

    Hall (no abbreviation)

    10.

    Highway (to be abbreviated "Hwy")

    11.

    Hill (to be abbreviated "Hl")

    12.

    Lane (to be abbreviated "Ln")

    13.

    Loop (no abbreviation)

    14.

    Parkway (to be abbreviated ("Pkwy")

    15.

    Pass (no abbreviation)

    16.

    Place (to be abbreviated ("Pl")

    17.

    Point (to be abbreviated "Pt")

    18.

    Ridge (to be abbreviated "Rdg")

    19.

    Road (to be abbreviated "Rd")

    20.

    Square (to be abbreviated "Sq")

    21.

    Street (to be abbreviated "St")

    22.

    Terrace (to be abbreviated "Ter")

    23.

    Trace (to be abbreviated "Trce")

    24.

    Trail (to be abbreviated "Trl")

    25.

    View (to be abbreviated "Vw")

    26.

    Walk (no abbreviation)

    27.

    Way (no abbreviation)

    H.

    Tree Preservation/Replacement Plan Specifications

    1.

    A tree preservation/replacement plan shall be required and prepared in accordance with the Development Code and may be combined with other plans such as a general landscaping plan for the project.

    2.

    See Section 1 for further specifications.

    I.

    Buffer and Landscape Plan Specifications

    1.

    A buffer and landscape plan shall be required as described in the Development Code and Section 1 of the Technical Manual.