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subdivision ordinance amendments

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subdivision ordinance amendments

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    1: Subdivision Ordinance Amendments

    3: Ordinance Layout The Ordinance is now broken into 6 major categories to make more user friendly: Purpose & Authority General Legal Provisions Subdivision Types & Review Procedures Subdivision Plan Requirements Subdivision Design Standards Definitions

    4: ARTICLE 2: General Legal Provisions

    5: Amendments The title of SRC has been changed to the TRC (Technical Review Committee); more accurately reflecting the responsibilities of the committee, which is technical in nature Violation procedures have been changed to make it easier to enforce and more consistent with the Zoning Ordinance Appeals will now go to the Board of Adjustment instead of the Planning Board. The Board of Adjustment is established by the General Statutes to handle quasi-judicial proceedings.

    6: ARTICLE 3: Subdivision Types & Review Procedures

    7: Subdivision Types and Procedures Amendments Family Subdivisions, and Special Subdivisions have been added to the list of Subdivision Types Subdivision standards now in place for multiple Minor Plats subdivided within original property boundaries Procedural changes for Major Subdivisions The review procedures for Exception Plats have not changed.

    8: Family Subdivisions DEFINITION: A subdivision of land by a property owner among his immediate family as a gift, a settlement of the property owners estate or for nominal consideration; the conveyance of tracts to a grantee who would have been an heir of the grantor if the grantor had died intestate immediately prior to the conveyance; or the conveyance of a tract or tracts for the purpose of dividing lands among the tenants in common, all of whom inherited by intestacy or by will, the land from a common ancestor

    9: Special Subdivisions A Special Subdivision will follow the same procedures as a Minor Subdivision

    10: Minor Subdivisions The minor subdivision process shall not be used a second time within three (3) years anywhere within the original property boundaries if the total number of lots would constitute a major subdivision. Major subdivision requirements shall be followed for further subdivision that takes place within three (3) years.

    11: Major Subdivisions

    12: Sketch Plan A Sketch Plan shall be required for the pre-application meeting with the Subdivision Administrator. The plan shall be scaled and show the approximate proposed layout of streets, lots, buildings, open spaces, and other features in relation to existing conditions.

    13: Master Plan A Master Plan showing the entire proposed subdivision and the phases of development, proposed density, proposed type and location of utilities, and proposed development timetable shall be submitted to the Subdivision Administrator. The Master Plan may be submitted prior to or simultaneously with submission of the Preliminary Plat for the first phase of development. Once Master Plan approval is granted, the applicant has 5 years in which to submit and obtain Preliminary Plat approval

    14: Preliminary & Final Plats The applicant shall submit a Preliminary Plat, engineer sealed Construction Drawings (where applicable), and supporting documentation for each individual phase or several phases at once in accordance with the requirements set forth in Section 4.4. The Master Plan phase lines shall be shown on the Preliminary Plat. Once Preliminary Approval is granted, the applicant has 2 years to submit and obtain Final Plat approval. The Preliminary & Final Plats are reviewed in house by the Subdivision Administrator

    15: ARTICLE 5: Subdivision Design Standards

    16: Amendments Environmental Survey Perennial Stream Buffers Septic Field Easements Traffic Impact Study Subdivision Access Water Connectivity Fire Suppression Measures

    17: Environmental Survey Environmental Surveys are required at the Master Plan stage for all Major Subdivisions with 100 or more lots. Identification of existing trees, known endangered species, wetlands, streams and creeks, floodplains, dams, potential locations for community wells, and topographical features on a site prior to the advanced preparation of development plans enables the reasonable and practical planned preservation of existing vegetation while considering unique site conditions. An environmental survey is intended to identify forest stands, distinctive tree lines or forest edges, existing watercourses, and previously documented endangered species habitats. An Environmental Survey shall be completed as part of the Master Plan

    18: Perennial Stream Buffers Currently the Ordinance requires for a 30 foot undisturbed buffer along any perennial stream which is located within a Watershed Area as designated by the North Carolina Division of Environmental Management and as appears on the Watershed Protection Map of Iredell County. The amendment will require any subdivision of land adjacent to a perennial stream as identified by the USGS shall provide a 30 foot undisturbed buffer along perennial waters.

    19: Septic Field Easements Any subdivision which utilizes an off-site septic system shall provide to the Subdivision Administrator and the Iredell County Department of Environmental Health an “Off-Site Septic System Management and Maintenance Plan” which shall provide for the design, installation, maintenance and use of off-site systems. This plan shall be approved by the Environmental Health Department before the final subdivision plat is recorded. Upon approval the plan shall be recorded with the Register of Deeds at the same time as the subdivision plat.

    20: Traffic Impact Study (TIS) A Traffic Impact Study will enable Iredell County to assess the impact of a proposed development on the highway system and ensure that the road network will not be adversely affected and identify solutions to potential problems to be incorporated by the development. The need for a TIA shall be determined during the Sketch Plan phase of Major Subdivision review.

    21: A TIS IS REQUIRED IF: Any residential subdivision proposes 100 or more lots/units. Any residential or nonresidential development proposes to generate an average daily traffic count of 1,000 plus vehicles per day or 100 plus trips during peak traffic hour. This traffic count must be based on the latest version of the Institute of Transportation Engineers (ITE) Trip Generation Manual. Any expansion or change to an existing or proposed residential or nonresidential development would generate an additional 1,000 plus vehicles per day or 100 plus trips during peak traffic hour. This traffic count must be based on the latest version of the Institute of Transportation Engineers (ITE) Trip Generation Manual. Notwithstanding the above, a TIS shall not be required if the property to be developed has been the subject of a TIS within the previous three (3) years and the projected trip generation of the newly proposed development is equal to or less than the previous TIS preformed and the trip distribution has not significantly changed.

    22: Subdivision Access For subdivisions of greater than 30 lots, a minimum 30 foot secondary access easement may be required by the Subdivision Administrator, where applicable, for Fire Department access. The easement shall be cleared so that a fire truck may pass, but does not have to be improved to public road standards. Said secondary access may be counted toward the two (2) entry points required in Subsection (A) above, if it is built to so NCDOT road standards.

    23: Water Connectivity Any Subdivision which has community or public water and/or sewer system lines available shall be required to extend the public water and/or sewer system throughout the subdivision to each lot located therein. All required water and/or sewer line extensions shall include appropriate valves, hydrants, taps and service to the property line of each lot as required by the standards of the Town.

    24: In the event there are phases to the subdivision or the subdivision is a part of a larger tract of land owned or under the control of the subdivider, then, and in that event, public water service shall be deemed to be available if an existing or proposed public water system line extends or will be extended within the distances shown on the Table below to the larger tract of land.

    25: Fire Suppression For any subdivision without a fire suppression rated water system, that either has or has access to an adequate permanent surface water supply (100,000 gallon storage in a 50 year drought), the applicant shall be required to install a dry fire hydrant system. An all-weather access road for fire-fighting equipment shall be provided by the applicant to this permanent surface water supply. Where the subdivision is neither served by a public water system nor has or is adjacent to an adequate permanent surface water supply, such subdivision shall be thoroughly reviewed by the Subdivision Administrator and the applicant to determine if there are alternative measures to ensure adequacy of fire protection. Where deemed necessary and without creating an undue hardship on the applicant, the Subdivision Administrator may require the applicant to install alternative fire protection measures.

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