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Paulding County |
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Code of Ordinances |
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Appendix B. DEVELOPMENT REGULATIONS |
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Article 4. PLAN REVIEW REQUIREMENTS |
§ 4.3. Checklists for residential construction plans.
4.3.1 General requirements.
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Show project name and date of submittal.
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Show developer's name, address and phone number.
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Show owner's name, address and phone number if other than developer.
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Show engineer/designer's name, address and phone number.
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Include a copy of the approved preliminary plat.
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Show any jurisdictional (city or county) boundary lines.
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Show location/vicinity map with land lot lines; minimum scale 1" = 2,000'.
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Show graphic scale, north arrow and date. The north point shall be identified as magnetic, true or grid point.
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Show land lot lines, corner and district.
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Plans shall be drawn to a scale of not less than one inch equals 50 feet, unless otherwise specified herein.
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Show closed property boundary with bearings and distances of all property lines.
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State the total acreage of the project.
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Show all existing conditions, structures, pavement widths, etc.
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Plans shall have a professional engineer/landscape architect/surveyor's seal with signature.
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Include a 24-hour emergency contact name and phone number in bold type (No smaller than 20 point type) on cover sheet, sediment and erosion control plan and grading plan.
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Include the following note: "Developer shall attend a pre-construction conference at the project site with representatives of the Paulding County Departments of Community Development, Transportation and Water, Sewer and Environmental Services."
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Include the following erosion control maintenance statement: "Erosion control measures shall be maintained at all times. If full implementation of the approved plan does not provide for effective erosion control, additional erosion and sediment control measures shall be implemented to control or treat the sediment source."
4.3.2 Engineering checklists.
1)
Grading/storm drainage.
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Topographic layout of the development must be at two-foot contour intervals based on mean sea level datum (existing and proposed contours).
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Give on-site MSLE benchmark.
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Identify the location, size and length of existing drainage structures with drainage area.
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Show drainage calculations stating how drainage structures were sized. Calculations must be sealed by a professional engineer or landscape architect. Drainage calculations may also be submitted and sealed by a registered land surveyor, licensed in the State of Georgia who are qualified to complete such calculations. Indicate outlet velocity at all pipe outlets.
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Show location and design criteria of accessory drainage structures (headwalls, drainage ditches, catch basins, junction boxes, drop inlets, retention areas and retention outlet controls).
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Include street profiles with all cross drainpipes located.
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Show profile of storm drainage pipes.
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Indicate drainage at intersections using flow arrows on plan or profile sheet.
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State the 100-year floodplain limits and elevations, or note absence. Indicate community panel number and date of panel referenced. Show/note lot FFE at 100-year elevation plus four vertical feet (if applicable).
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Show ingress/egress easement to stormwater detention structure and sufficient maintenance easement to include the surface area inundated by the 100-year storm event and 100-year backwater elevation on all pipes.
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Show or indicate whether small parts of a site are in compliance with a previously approved drainage plan of parent site.
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Identify water travel distance in street between catch basins.
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Show easements for all stormwater directed across property lines and piping system.
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Show easements covering all roadway fill constructed on individual building lots.
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Provide detail of outlet control structure.
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Show cross section through the detention pond dam.
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Show/note all storm structures per GA DOT standards.
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All live creek/springs (20 acres +) to be BCCMP or RCP for entire pipe length.
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Show/note all pipe gauge/class per GA DOT 1030-D standard.
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Show design/detail of all drainage ditches.
2)
Site hydrology study.
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Hydrology study must be prepared by a professional engineer. Hydrology study may also be prepared by a registered land surveyor, licensed in the State of Georgia.
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Include narrative explaining the rationale and method used in design.
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Include a drainage area sketch showing all drainage basins and sub-basins. Drainage basins shall be clearly labeled and correlate to basin identifiers used in the study.
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Include a drainage area sketch showing the direction of flow and acreage of drainage area for stormwater entering and exiting the site.
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Give a summary of pre-development and post-development flows.
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Allowable discharge from the site depends upon downstream conditions. Explain impact on lower adjacent properties. Describe the condition of the downstream receiving the concentrated discharge from the site.
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Identify off-site drainage.
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Identify drainage areas that bypass detention in a developed state. Demonstrate how these flows are managed to a pre-development rate.
3)
Soil erosion and sediment control.
(a)
Site plan requirements.
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Existing and planned contours shall be shown with contour lines drawn with an interval in accordance with the following:
Map Scale Ground Slope Contour Interval,
feet1 inch = 100 ft. or larger scale Flat 0—2% 0.5 or 1 Rolling 2—8% 1 or 2 Steep 8%+ 2, 5 or 10 •
Show neighboring areas such as streams, lakes, residential areas, etc. that might be affected by the proposed subdivision.
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Give location of erosion and sediment control practices, using uniform coding symbols from the Manual for Erosion and Sediment Control in Georgia, Chapter 6, with legend.
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Delineate all state waters located on or within 200 feet of the project site.
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Delineate contributing drainage areas both on and off site.
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Delineate the 40-foot undisturbed buffers of state waters and 100-foot management zones along designated trout streams. Where encroachment into buffers or management zones is proposed, provide documentation that appropriate variances have been obtained.
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Include soil series and their delineation.
(b)
General notes.
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"Additional erosion control devices to be used as required by Paulding County."
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"Disturbed areas left idle for two to four weeks, and not to final grade, will be established to temporary vegetation (Ds1). Disturbed areas left idle for four weeks or more will be established to permanent vegetation (Ds2). All areas to final grade will be established to permanent vegetation within two weeks."
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"When hand planting, mulch (hay or straw) should be uniformly spread over seeded area within 24 hours of seeding."
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"During unsuitable growing seasons, mulch will be used as a temporary cover (Ds3). On slopes that are 4:1 or steeper, mulch will be anchored."
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"Paulding county land disturbance permit must be displayed on site at all times during construction and in plain view from a county road or street."
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"Erosion and sediment control devices must be installed and inspected prior to any grading on site. Call (770) 443-7596 for an inspection."
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"Sediment/erosion control devices must be checked by the developer after each storm event. Each device is to be maintained or replaced if sediment accumulation has reached one half the capacity of the device."
(c)
Other information.
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Include signature/seal of qualified plan preparer.
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Identify the size, in acres, of project or phase under construction.
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Show anticipated starting and completion dates for project events, including vegetation/mulching. Include the statement in bold letters that, "the escape of sediment from the site shall be prevented by the installation of erosion control measures and practices prior to, or concurrent with, land-disturbing activities."
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Include specific design information and calculations for all structural measures on site, such as temporary sediment basins, retrofitted detention ponds and swales.
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Show storm drain pipe and weir velocities and demonstrate how receiving area will accommodate discharges without erosion.
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For all temporary and permanent vegetative practices, include species, planting dates, and seeding, fertilizing, lime and mulching rates. Vegetative plan shall be site specific for appropriate time of year that seeding will take place and for this geographic region of Georgia.
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Include detailed drawings for all structural practices. Specifications must, at a minimum, meet guidelines set forth in the Manual for Erosion and Sediment Control in Georgia.
4.3.3 Planning and zoning checklists.
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Show required buffer areas (if applicable).
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Provide a landscape plan for required buffer areas (if applicable).
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To satisfy street light requirements for new subdivisions, the following notes must be shown on the construction plans:
(a)
"In accordance with the Paulding County Street Light District Ordinance (amendment 8/26/97), the developer of this subdivision must provide street lights."
(b)
"The developer shall submit to the utility coordinator the street light layout prepared by the utility company that will provide the lighting service showing exact location of street lights within this subdivision."
(c)
"The developer shall submit to the utility coordinator proof of payment to the utility company for installation of the street lights, including poles, fixtures and any other related items or materials necessary for installation."
(d)
"The final plat shall annotate that street lights shall be installed in accordance with provisions of the street light ordinance."
(e)
"The street light requirements must be met prior to obtaining any building permits or water meters for this subdivision."
4.3.4 Water and sewer checklists.
1)
General requirements.
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Provide assurance that railroad and/or Georgia DOT permits have been applied for.
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Provide assurance that other utility encroachments, where necessary, have been applied for.
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Show water pressure and flow test results and 24-hour pressure chart.
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Include copies of all off-site recorded easements (water or sewer).
2)
Required notes.
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"Minimum cover of 4' over water lines."
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"Water lines shall be 4' from back of curb on south and west sides of roadways."
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"Services shall be in road R/W."
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"See detail sheets for all water and sewer details."
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"Meters and meter boxes shall be installed as directed by Paulding County Water, Sewer and Environmental Services Department."
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"All Pipes shall be Class 350 Ductile Iron Pipe unless noted otherwise."
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"All services shall be Type K Copper unless noted otherwise."
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"Thrust blocks shall be used at all bends, tees, and plugs (see detail sheet)."
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"Long services shall be 1" inside 1½" PVC casing."
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"Compaction equipment shall be used on water mains and services under pavement."
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"Tracer wire approved by Paulding County Water, Sewer and Environmental Services Department shall be installed on all pvc mains."
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"All elevations are based on mean sea level."
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"The engineer will be required to furnish the water, sewer and environmental services department as-builts for all residential developments."
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"The developer shall install all water services up to and including the meter boxes for all residential developments."
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"The developer shall notify the water and sewer system inspector (770-445-7466) 24 hours prior to tapping the waterline."
Note. Water/sewer development fees will be given at final plan approval by this department. No water/sewer fees will be given over the phone or prior to plan approval.
3)
Water system design.
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Paulding County does not guarantee water service above elevation 1,150 MSL.
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Include plan of current and all future phases of the development, showing streets, street names and lot layout.
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Give the proposed size, location and material of water mains and service laterals. No other utilities should appear on the water plan layout sheet if such utilities tend to confuse or complicate the plans.
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Show the location and size of vacuum and air release valves (to be installed at highest points in the system).
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Show the location of thrust blocks, where needed.
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Show fire hydrant locations (existing and proposed).
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Show the location, material and sizes of existing water lines surrounding the proposed project.
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Specify methods and tie-in location with existing mains.
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Show the locations of existing and proposed valves and other appurtenances.
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Contours in feet above msl shall be shown on water plans. The contour interval shall not be greater than five feet.
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Plans should be on paper no larger than 24 inches x 36 inches.
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Minimum scale shall be 1 inches = 20 feet; maximum scale shall be 1 inch = 100 feet.
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Show proposed water meter sizes and locations.
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Show nearest valves on the existing main that will need to be closed to make the proposed tap (in case live tap is not used).
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The plans must have the seal of the Georgia Registered Professional Engineer who engineered the system.
4)
Sanitary sewer design.
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Show name of the sewerage basin(s) within which the proposed development is located.
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Give the proposed size, location and material of sewer lines and service lines.
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Creek crossings require full scale details at one inch = 20 feet minimum including piers, collars and all other appurtenances. Rip rap and other erosion control devices will be required for all disturbed areas.
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Minimum sewer line depth in the roadway shall have six feet of cover.
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Maximum depth of the sewer line in the roadway is 18 vertical feet. The maximum depth of a sewer line outside of the roadway is 25 vertical feet.
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The maximum allowable distance between manholes is 400 linear feet.
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Ductile iron pipe is required for all outside drop manholes, last joint of pipe at all drop manholes greater than three feet, when clearances between sanitary sewer and storm drain crossings are two feet or less, or where depth of sewer line is greater than 14 feet or less than six feet of cover. Minimum depth of ductile iron pipe is four feet.
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Show all phases of the development. In the event the subdivision is developed in phases, the final construction plans for sewers may be submitted in phases or units. However, at the time the first phase is submitted, the engineer will need to submit one copy of the preliminary layout of the entire sewer system. This layout shall show all lines required to serve any lots to be developed and any surrounding property that may be served through the property. The site plan for each phase or unit shall contain a location drawing showing the relationship of the phase or unit to the total project and to the surrounding streets and sewer outfalls.
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Plan and profile sheets shall be provided for all sewers (except service laterals). Profiles shall have a horizontal scale of not more than 100 feet to the inch and a vertical scale of not more than ten feet to the inch. The plan view shall be shown on the same sheet as the profile. Plan and profile views should have line designations, station numbers, manhole numbers and any other indexing necessary to easily correlate the plan and profile views.
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Plan and profiles shall show the following:
(a)
Location and names of streets, sewers and drainage easements.
(b)
Line of existing and proposed ground surface, the grade of the sewer between each two adjacent manholes, invert of sewer in and out of each manhole, and surface elevation of each manhole.
(c)
All manholes shall be numbered on the plan and correspondingly numbered on the profile. The station number shall be shown for each manhole.
(d)
The location and elevation of adjacent parallel stream beds and of adjacent lake surfaces shall be shown on the plan and profile.
(e)
Sizes, locations and inverts of all special features such as connections to existing sewers, concrete encasement, collar walls, elevated sewers, piers, special manhole covers such as vented outfall or sealed covers, etc.
(f)
All structures, both above and below ground, which might interfere with the proposed construction, particularly water mains, gas mains, storm drains, utility conduits, etc.
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Special detail drawings at a scale to clearly show the nature of the design shall be furnished to show the following particulars:
(a)
All stream crossings and storm drain outlets with elevations of the stream bed.
(b)
Details of all special sewer joints and cross sections.
(c)
Details of special sewer appurtenances such as manholes, service connections, elevated sewers, piers, pipe bedding, special highway crossings, railroad crossings, etc.
Sewer plan notes:
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"No permanent structures shall be constructed within the permanent water or sewer easement."
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"The developer shall notify the water and sewer system inspector (770-445-7466) 24 hours prior to tapping the sewer line."
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"Sewer pipe shall have gravel bedding."
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"Transition joints between sewer pipes of different materials shall be accomplished by the use of adapters. Concrete collars are not acceptable."
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"All tie-ins to existing manholes shall be cored. All manholes require "kor-n-seal" or equal rubber boots. Equal boots must be approved by the water, sewer and environmental services department prior to use."
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"No sewer lines smaller than eight inches shall be tied to a county line or manhole, excluding service laterals."
4.3.5 Transportation checklists.
1)
General information.
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Provide assurance that all Georgia DOT permits, if applicable, have been obtained.
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Add note: "Construction equipment shall not be parked in right-of-way, and must be stored within site."
2)
Typical sections.
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Include paving and base elements on typical sections. Label each layer as to the thickness or spread rate, and type of material to be used.
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Express cross slopes of roadway pavement, shoulder surfaces and sidewalks as percentages. Show outer slopes by ratio, horizontal to vertical (e.g., 4:1).
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Provide lane and shoulder widths on typical sections. Width shall comply with article 5 of these regulations. Show minimum to maximum widths.
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For projects with guardrails, show typical guardrail section with additional shoulder width required for guardrail and anchorage placement.
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Show right-of-way widths.
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Label curb and gutter or typical sections per Georgia DOT and/or county standards.
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Show sidewalk or typical sections with width and cross slope.
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Show all existing and proposed utilities.
3)
Road profiles.
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Profiles shall have a horizontal scale of not more than 1:100 and a 1:10 vertical scale.
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Profiles shall show existing ground and the proposed profile grade for the mainline, side road or streets and driveways.
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Profiles and plan views shall have corresponding stations.
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Show grades for all tangent stations.
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Vertical curves shall include the Point of Vertical Curvature (PVC), Point of Vertical Tangency (PVT) and each Point of Vertical Intersection (PVI).
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Show curve length between the PVC and PVT. Label the "K" factor for the curve and the curve length. Label the high point and the low point in the same manner as the PVC and PVT.
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Show and label all intersecting streets. This shall include the street name, station on the mainline, and the station on the intersecting street along a line oriented vertically and placed at the correct station along the mainline.
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Show the existing ground profile along the same horizontal alignment. This profile should depict the ground as it existed prior to the proposed construction, including ditches, creeks, etc., which may be intersected by the horizontal alignment.
4)
Intersection details.
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Intersection detail sheets are required if additional details necessary for proper construction of items at road intersections cannot be clearly shown on the regular roadway plan sheets.
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Typical information that may be found on intersection detail sheets include edges of pavement, locations or elevations, dimensions, channelizing curbs and raised median locations, along with handicap ramps, drainage structures, traffic signal poles and utility poles.
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Indicate elevation along edges of pavement in the area of the intersection by listing the elevations at regular intervals or by using contours.
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Provide intersection grading plans where necessary to properly detail cross slope transitions and drainage requirements.
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Dimension and station all intersection details, including pavement widths, curb and median radii, radius returns, horizontal location of raised medians, center of median and/or channelization openings, lane tapers, etc.
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Show all existing and proposed traffic control devices and striping.
4.3.6 Health department checklist.
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Plans, specifications, soil data and, if required, absorption test data, shall be submitted to the health department for the purpose of obtaining a construction permit to install an on-site sewage management system, which will produce a sewage flow in excess of 2,000 gallons per day, when prepared in accordance with these rules, from any person who demonstrates to the satisfaction of the health department that they have sufficient knowledge of on-site sewage management system design.
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Soil evaluations shall be conducted by individuals meeting the requirement established in the health department's current Manual for On-Site Sewage Management Systems.
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Recommend a level two soil survey be completed.