ARTICLE 4 CONTENT REQUIREMENTS FOR SUBDIVISION PLATS & PLANS

Transcription

1 ARTICLE 4 CONTENT REQUIREMENTS FOR SUBDIVISION PLATS & PLANS SECTION 4.1 PURPOSE The purpose of this Article is to describe the minimum content of Plat materials required before consideration by the Planning Commission. SECTION 4.2 SKETCH PLAN REQUIREMENTS A. TITLE BLOCK - The title block shall contain the proposed name of the Subdivision; the date and scale; north arrow; names and addresses of the owner(s); person preparing plans, and any other appropriate information. B. VICINITY MAP - The vicinity map shall show the area sufficient to locate the Subdivision in all directions. The vicinity map shall be at an appropriate scale. C. BOUNDARY LINES - The layout, names and widths of proposed streets, Alleys, and any existing or proposed Easements and the proposed Lots. Also, the names of adjacent Subdivisions or names of recorded owners of adjacent unsubdivided land shall be shown on the plan. Current zoning and use shall be shown. SECTION 4.3 TOPOGRAPHIC SURVEY A. AUTHORIZATION TO PREPARE PLANS Topographic Surveys shall be submitted only by a Kentucky licensed Professional Land Surveyor, licensed Professional Engineer, registered Landscape Architect, or to a limited degree an Architect. The division of work to be performed by each profession shall be governed by state statutes and regulations, which regulate each profession. See KRS 322 (Surveyors and Engineers), KRS 323 (Architects), and KRS 323A (Landscape Architects) B. NUMBER AND TYPE OF COPIES - Each application for the approval of Subdivision shall be accompanied by four (4) sets of the Topographic Survey. The scale of drawings included shall be one hundred (100) feet to the inch or less. C. A Topographic Survey should include the following elements: 1. Contours of the project at a minimum ten foot interval, including the source of the data. 2. Location and description of all existing Drainage Structures and features. 19

2 SECTION 4.4 PRELIMINARY LOT LAYOUT REQUIREMENTS The Preliminary Lot Layout for the Subdivision shall meet the following requirements for approval: A. AUTHORIZATION TO PREPARE PLANS - Preliminary Lot layouts shall be prepared by a Kentucky licensed Professional Land Surveyor, or to a limited degree a Professional Engineer, an Architect, or Landscape Architect. The division of work to be performed by each profession shall be governed by state statues and regulations, which regulate each profession. See KRS 322 (Surveyors and Engineers), KRS 323 (Architects), and KRS 323A (Landscape Architects). B. NUMBER AND TYPE OF COPIES - Each application for the approval of Subdivision shall be accompanied by fourteen (14) sets of the Preliminary Lot Layout. The scale of these Lot layouts shall be one hundred (100) feet to the inch or less. C. TITLE BLOCK - The title block shall contain the name of the Subdivision; the date and scale; the names and addresses of the owner(s); name, address, and phone number of the person or firm preparing the plans; and, any other appropriate information. D. VICINITY MAP - The vicinity map shall show the area sufficient to locate the Subdivision in all directions. The vicinity map shall be at an appropriate scale. E. BOUNDARY LINES - The layout, names and widths of proposed streets, Alleys, and Easements and the proposed Lots, numbered and dimensioned with Building Setback Lines, shall be shown. Also, the names of adjacent Subdivisions or names of recorded owners of adjacent unsubdivided land shall be shown on the Preliminary Lot Layout. Current zoning and land use shall be shown. F. PUBLIC UTILITIES - The Preliminary Lot Layout shall show all existing public utilities across or adjacent to the Subdivision. The Preliminary Lot Layout shall show the following: location of gas lines; location of telephone lines; location of communication lines; location of electrical distribution lines or transformer stations; location of public water supply; location of all communication lines; fire hydrants; and, location of any storm or sanitary sewers. G. PUBLIC USE LAND - All parcels to be dedicated to public use within the Subdivision shall be shown on the Preliminary Lot Layout. H. OTHER PERTINENT INFORMATION - The Preliminary Lot Layout shall contain the names, location, and width of all existing Platted streets or other public ways within or adjacent to the Subdivision. The Plat shall show any existing permanent Buildings, railroad Right-Of-Way, existing utility 20

3 Easements, and may include other important features, such as political Subdivision, incorporation boundaries, school district boundaries within or adjacent to the tract to be subdivided. I. PRIVATE RESTRICTIONS - The Preliminary Lot Layout shall be accompanied by three (3) copies of all private restrictions upon use of the land or type of construction that the Developer intends to have placed on the land. J. NORTH ARROW - The Preliminary Lot Layout shall show the north arrow. SECTION 4.5 DRAINAGE PLAN A. AUTHORIZATION TO PREPARE PLANS Drainage Plans shall be prepared by a licensed Professional Engineer or, to a limited degree, an Architect or Landscape Architect. The division of work to be performed by each profession shall be governed by state statutes and regulations, which regulate each profession. See KRS 322 (Surveyors and Engineers), KRS 323 (Architects), and KRS 323A (Landscape Architects). B. NUMBER AND TYPE OF COPIES - Each application for the approval of Subdivision shall be accompanied by four (4) sets of the Drainage Plan. The scale of drawings included shall be one hundred (100) feet to the inch or less. C. A Drainage Plan for all developments shall comply with federal, state, and local laws including: 1. Warren County Fiscal Court Ordinances and Resolutions; 2. City of Bowling Green Code of Ordinance; 3. Storm Water Management Manual, City of Bowling Green Storm Water Master Plan and Storm Water Criteria published by the Bowling Green City Engineer in the applicable jurisdiction; 4. Subdivision Regulations of Warren County, Kentucky, as from time to time amended; 5. Kentucky Building Code as from time to time amended; 6. Kentucky Revised Statutes, Chapter 151, Geology and Water Resources; and, 7. Federal Flood Disaster Protection Act of 1963, or as from time to time amended. D. A Drainage Plan should include the following elements: 21

4 1. Contours of the project at a minimum one (1) foot interval, including the source of the data. 2. Street horizontal and vertical alignment and street names. 3. Typical street cross-sections, including street paving, pavement drainage, rights-of-way data, and proposed Slopes. 4. Lotting pattern with Lot numbers. 5. Location of all Drainage Structures including stationing when connected to Roadway structures or Right-Of-Way or numbered in a logical pattern when not connected with the Roadway. 6. Culverts: All Culverts will be terminated with Headwalls. Top of Headwalls adjacent to the roadway shall not be higher than roadway elevation. Where Culverts exist on Lot lines between dwellings, necessary Easements and a culvert extending beyond the rear of the dwelling shall be shown. 7. Statement of the criteria used in the drainage design, including the following: (See Appendix B) a. Rate of precipitation b. Formulas used in sizing Drainage Structures c. All constants or factors involved 8. Size, invert elevations and percent of Grade of all storm drains, catch basins, and inlets and indicate the pipe materials used (Corrugated Metal or concrete pipe, meeting KYTC standards, required under public Roadways). 9. Location of Easements for access to Drainage Structures and details of access for maintenance of structures. 10. Total drainage area contributory to each drainage pipe, including off-site area. 11. Design and velocity of drainage ditches and method of Erosion control to be used on banks and bottoms. 12. Plan, cross-section, and flow line profiles of all proposed and existing ditches. 13. Drainage area contributing to the channel at control points, including offsite area. 22

5 14. Address potential for surcharge from on-site and off-site areas. Note relation of the on-site area to potential recharge areas. 15. Complete information with respect to out-fall pipes or ditches, including off-site areas. Indicate where all drainage leaves the site. 16. Maximum flood stage elevations on any stream flowing through or adjacent to the property, or whose proximity may affect drainage or access to the property. 17. Minimum Finished Floor Elevations based on 3-hour 100-year Flood level plus 1.5 feet, sewer requirements, or site characteristics. Site characteristics include but are not limited to drainage requirements and acceptable driveway Grades. 18. Elevations based on National Geodetic Vertical Datum of 1988 (NGVD 88). SECTION 4.6 TRAFFIC IMPACT STUDY A. AUTHORIZATION TO PREPARE PLANS Traffic Impact Studies shall be prepared only by a Kentucky licensed Professional Engineer qualified in Transportation Engineering. See KRS 322 (Surveyors and Engineers) B. NUMBER AND TYPE OF COPIES - Each application for the approval of Subdivision shall be accompanied by five (5) sets of the Traffic Impact Study. C. Submission and Review Procedures for Traffic Impact Study (TIS) The TIS for Subdivisions within the City of Bowling Green shall correspond to City of Bowling Green s Traffic Management Manual. The TIS for subdivisions outside the City of Bowling Green shall correspond to the following guidelines. 1. A preliminary trip generation assessment of proposed development should be conducted to determine if a traffic analysis will be required. If the preliminary assessment indicates that a traffic analysis may be required, the Developer should immediately consult with the Planning Commission to verify a development s projected trip generation, and to confirm whether or not a study will be required. If an analysis is required, the required level can be determined at that time. 2. The Planning Commission shall review the draft traffic study in conjunction with the other elements of the development application. If the draft analysis is not of the proper scope or is executed improperly, the Developer shall be notified of the deficiencies and be required to submit corrections on the same schedule that applies to the other elements of the development 23

6 application. Failure to submit corrections in a timely fashion may lead to a postponement of the application. D. Funding Resources The Traffic Impact Study may take into account the city/state/county approved traffic Improvements with allocated funding for construction. Any required traffic Improvements which have not been funded for construction or otherwise completed by the government agencies shall be completed by the Developer prior to the issuance of the occupancy permit. When it can be demonstrated that a development will only partially contribute to the need for additional offsite Improvements, the city, county, or state may require a pro-rated contribution according to the percentage of traffic added by the development. The Planning Commission will verify that all traffic Improvements to be provided by the Developer or property owner have been properly bonded prior to Building permit issuance and completed before a use and occupancy permit shall be issued. E. Traffic Impact Study (TIS) Report Requirements 1. Introduction a. Description of site location and study area including a location map b. Development Description 1. If residential, number and type of dwelling units 2. If commercial or industrial, square footage and type of development 3. Site plan 4. Development Phasing and timing 2. Existing Conditions a. Study Area Land Use 1. Existing land use 2. Existing zoning b. Site Access 1. Distances from existing streets, driveways, and/or median cuts. 2. Alignment with existing streets, driveways, and/or median cuts. 3. Intersection layout 4. Right of way width(s) 5. Lane width(s) 6. Daily and peak-hour counts should be collected for use in the Traffic Impact Study. A minimum of a 24-hour count should be taken on a typical Tuesday, Wednesday or Thursday for all Roadways in the study area. Peak-hour intersection turning movement counts (15-minute 24

7 increments) will be taken for all Roadways in the study area. Peak-hour counts shall usually be 6-9 AM and 4-7 PM on a typical Tuesday, Wednesday, or Thursday. Traffic counts shall be less than one year old. 7. Level of Service of Roadway sections and intersections. - The latest edition of Highway Capacity Manual (HCM) shall be used. 3. Projected Traffic a. Site Traffic (Daily, a.m. and p.m. peak) 1. Trip Generation - List of trip generation rates and sources for rates used the latest edition of Trip Generation from ITE shall be used. Calculation of trip ends assuming 100% occupancy and development 2. Trip Distribution and Assignment - The gravity model or other locally acceptable trip distribution model can be used to estimate site trip distribution. Trip Distribution and Assignment can be accomplished either manually or with applicable computer models. b. Background Traffic (Daily, a.m. and p.m. peak) Same steps as in a above. c. Total Traffic at Built-out conditions. 4. Traffic Analysis a. Projected Capacity and Level of Service (Background traffic and total traffic) 1. Signalized intersections - A capacity analysis using projected traffic volumes must be conducted using the latest edition of Highway Capacity Manual (HCM). 2. Unsignalized intersections, warrant analysis if applicable - A capacity analysis using projected traffic volumes must be conducted using the latest edition of Highway Capacity Manual (HCM). If signalization is warranted by the traffic signal warrants outlined in the Manual on Uniform Traffic Control Devices (MUTCD), conduct a warrant analysis and analyze the intersection(s) as signalized intersection(s) 3. Roadway network - Impacts to LOS on key mainline Roadway links should also be determined. 4. Turning vehicle storage space - Adequacy of storage space for tuning vehicles at study intersections and access points should also be analyzed. This analysis should consider signal phasing and overall signal cycle length, as well as vehicle volumes. Analysis of queuing may be required. b. Compare existing LOS, background LOS without development and LOS with development 25

8 c. Site circulation and parking - Driveways should be designed considering the amount and type of traffic that will be using both the driveway and the adjacent street. Adequate access for service vehicles should be reviewed by determining the size and operating characteristics of service vehicles, particularly the turning radii. d. Additional facilities 1. Sidewalks 2. Transit stop(s) 3. School Bus Stops 5. Conclusions and Recommendations The Level of Service (LOS) for build out year shall be maintained at D or better. Any degradation in LOS should be mitigated. No development shall reduce the Level Of Service by more than one letter increment. a. Site access/circulation plan b. Intersection Improvements 1. Traffic control device(s) modify existing or need for new 2. Left and/or right turn lanes 3. Acceleration and/or deceleration lanes 4. Length of storage bays c. Off site Improvements 1. Modification to existing traffic control device(s) 2. Additional traffic control device(s), additional lane at major intersections, and additional roads 3. Widening and/or additional lanes on adjacent Roadways d. Other Improvements if applicable 6. Appendix a. Raw traffic count data b. Documentation of analysis SECTION 4.7 CONSTRUCTION PLANS CONSTRUCTION PLAN REQUIREMENTS - The Construction Plans shall be sufficient to show the proposed locations, sizes, types, Grades, and general design features of each facility. The plan shall be based upon reliable field data; use the number of sheets and sheet size as required; contain the title block information as for the Preliminary Lot Layout; and meet the following minimum requirements: A. AUTHORIZATION TO PREPARE PLANS - All Construction Plan materials shall be prepared by licensed Professional Engineer, or to a limited degree an Architect or Landscape Architect. The division of work to be performed by each profession shall be governed by state statues and regulations, which 26

9 regulate each profession. See KRS 322 (Surveyors and Engineers), KRS 323 (Architects), and KRS 323A (Landscape Architects). B. NUMBER AND TYPE OF COPIES Each application for the approval of subdivision shall be accompanied by four (4) sets of the construction plans. C. STREET DESIGN The street design plans shall include the following information: 1. STREET PROFILES - The plan and profile of each proposed street (with elevations and distances for the existing and proposed ground and street Grade surface on, and one hundred (100) feet beyond the tract, or at the beginning of a vertical curve) shall be prepared at a horizontal scale the same as for the approved preliminary plan and a vertical scale of one-tenth (1/10) of the horizontal scale. 2. STREET CROSS SECTIONS - A typical cross section of each proposed street or other construction item, at a scale of ten (10) feet or less to the inch, showing the width and Slope of pavement, the location, width and Slope of sidewalks, curb and gutter, ditches, and rights-of-way shall be submitted. 3. SIDEWALKS Sidewalks, when required or when added at the option of the Developer, are an integral part of the Roadway template and shall be constructed prior to final acceptance by the City or County. Developers that choose to establish a Surety on the construction contract shall be required to bond the sidewalks. 4. STREET CONTINUITY All streets shall be designed so that they will create continuity with connecting streets. 5. TURN AROUNDS All turn arounds shall be paved and located at the end of all Stub streets. 6. SIGHT DISTANCE (SIGHT TRIANGLE) The sight distance triangle at intersections shall be determined as a straight line on unobstructed view between two points. Said points are defined as being fifty (50) feet from the Right of Way corner, measured along the Right of Way line in each direction. 7. STOPPING SIGHT DISTANCE Based on design speed, it is the distance needed for a vehicle traveling at or near the design speed to stop before reaching a stationary object in its path. See Exhibit 5.1. Source: A Policy on Geometric Design of Highways and Streets, Fourth Edition by the American Association of State Highway and Transportation Officials. D. SEWERS AND STORM WATER DRAINAGE - The plans and profiles of proposed sanitary sewers and storm water drainage system shall be prepared at a horizontal scale the same as the approved Preliminary Lot Layout, and at a vertical scale of onetenth (1/10) of the horizontal scale, with Grades and sizes indicated. If a piped system of sewers is not proposed, then an alternate system shall be properly illustrated. 27

10 E. SOIL EROSION AND SEDIMENT CONTROL PLAN (E&S) - Soil Erosion and sediment control plans shall be considered as a part of the required improvement plan information for the purposes of these Subdivision Regulations. F. WATER LINE PLANS - The plans and profiles of proposed water lines shall be submitted, along with adequate fire hydrants to provide fire protection as required by city or county ordinances. The local supplying utility and the Kentucky Division of Water shall approve the plans. G. JOINT UTILITY PLAN - A plan showing the location of all utilities and their relationship with streets and drainage shall be submitted. The locations of all appurtenances including street lighting shall be coordinated with all utilities to assure that no major conflicts will exist. Typical cross-sections will be shown for utility trenches and their relation to drainage and transportation structures. A note describing the intended land use should be included. 1. UTILITY CERTIFICATION - A representative of the applicable utility company must sign and date the Plan. These utilities shall include applicable providers of: Water Cable TV Sewer Electricity Gas Telephone Utilities may require specific text to precede signoff blocks. The Certification shall also state the following: The utility design represented on this Joint Utility Plan sheet has been developed concurrently with the Utility Companies and Engineer of Record for the Construction Plans. The undersigned Utility Representatives are in agreement with the general layout and concepts shown. All Utility Companies reserve the right to submit revisions to the Engineer if changes in the design, or as a result of field conditions, make it necessary to deviate from what is shown on this Plan. Utility Agent Date 28

11 H. CONSTRUCTION DETAILS The Construction Plans shall include detail sheets for all sinkhole/drywells, Headwalls, curb or yard inlets, curbs, pavement thickness and ditches. I. CONSTRUCTION QUANITITIES The Construction Plans shall include quantities for the following: 1. Dense Grade Aggregate in tons 2. Asphalt Base in tons 3. Asphalt Surface in tons or concrete in cubic yards 4. Linear feet of curbing 5. Linear feet of sidewalk 6. Linear feet of storm piping and type 7. Sod, blankets and/or seeding in square yards 8. Channel lining in tons 9. Headwall/concrete structure summary in cubic yards or each SECTION 4.8 FINAL PLAT (& RECORDING PLAT) The following information and terms are required for final and Recording Plat approval: A. AUTHORIZATION TO PREPARE PLATS - Plats shall be prepared only by a Kentucky Licensed Professional Land Surveyor. B. TYPE OF COPIES - The Plat shall measure eight and one half (8 ½) by fourteen (14) inches or eighteen (18) by twenty-four (24) inches and should be of a scale of one hundred (100) feet to the inch or less. The recording Final Plat shall be 100% Linen paper, Judd Board, or Mylar bond material. C. TITLE BLOCK - The title block shall contain the name of the Subdivision; the date and scale; the names and addresses of the owner(s); name, address, and phone number of Surveyor(s); and any other appropriate information. D. VICINITY MAP - A vicinity map shall show the area sufficient to locate the Subdivision in all directions of the property. It shall be drawn at an appropriate scale. 29

12 E. LOTTING SCHEME - The Lotting scheme shall be drawn one hundred (100) feet or less to the inch with north oriented to the top of the sheet, if possible, or at another scale and/or orientation that permits clear and legible presentation of the following information. 1. BEARINGS AND DISTANCES - The Plat shall show the true bearings and distances to the nearest existing monument of the State Plane Coordinate System of Kentucky using third order accuracy or better using the World Geodetic System 1984 (WGS 84) for horizontal control and National Geodetic Vertical Datum of 1988 (NGVD 88) for vertical control. The type of monumentation shall be accurately described on the Plat. 2. BOUNDARY LINES - The Plat shall show the names of adjacent property owner(s) or Lot number(s) and Plat book and page number(s) and the footprint of all existing Building(s). The Plat also shall have all corners marked and show the calls and distances. 3. STREETS - The Plat shall show the Right-Of-Way and Pavement Width of existing or proposed streets or roads and the locating distance to nearest centerline of streets, roads, or railroads. 4. LOTTING AND SETBACK - The Plat shall show the address of Lot(s), if applicable, the Lot number(s), each Building Setback Line, square footage or acreage of Lot(s), and total acreage. The Lot number(s) shall be shown in a systematic order, and the Plat shall show the accurate location, description, and material of all permanent Control Monuments. 5. EASEMENTS - The Plat shall show the size and location and bearings and distances of cross-hatched drainage Easements, the location and elevation of Benchmarks, the minimum finish floor elevation of proposed structures on all Lots and the one hundred (100) year Flood elevation. All other Easements shall be shown and clearly labeled as to their width and purpose. Show any Non-Buildable Areas such as floodplain or non-engineered Fill. 6. CONTROL MONUMENTS When required per Section 5.10, the Plat shall show the location and description of two (2) Control Monuments. The ability to sight the second monument while located at the first, and vice versa, shall be required. The monuments shall be placed to third order accuracy or better using the World Geodetic System 1984 (WGS 84) for horizontal control and National Geodetic Vertical Datum of 1988 (NGVD 88) for vertical control. 7. NORTH ARROW - The Plat shall show the north arrow. 30

13 F. RECORDATION INFORMATION - The Plat shall show the previous recording (book and page number(s)), if applicable, the source of title (deed book and page number(s)), and any recorded Binding Elements (book and page number(s)). G. SURVEYOR S STAMP - The Plat shall show the Surveyor s stamp. H. PRIVATE RESTRICTIONS - The Plat shall show all private restrictions placed on the land. I. PUBLIC USE - The Plat shall show all areas of land intended to be dedicated to public use within the Subdivision. J. FLOODPLAIN INFORMATION - The Plat shall show the floodplain areas clearly labeled, and where available, the actual computed elevation of the regulatory flood with the source of that information. K. NOTES - The Plat shall include any informational or restrictive notes, and the notes shall be numbered in sequential order and grouped together as one list whenever possible. L. MAINTENANCE NOTE - The Plat shall include a note that notifies potential Lot purchasers of their responsibilities for maintaining drainage and other Easement areas. 1. Maintenance of Drainage structures shall be defined as maintaining a substantial stand of grass periodically cut to a height of 5 inches, repairing eroded areas, and removing debris from inlet structures. 2. Maintenance of Interpretative items, including but not limited to, landscaping on right of way, islands, medians, entryways, subdivision signs, traffic control features, traffic circles, roundabouts shall not be the responsibility of the appropriate local government. A perpetual maintenance agreement must be made with a Homeowners Association, adjacent landowners, or other parties. Local government has the option to enter into such agreements. M. CERTIFICATIONS - The following certifications shall be placed on the Plat and shall be properly signed and executed: 1. LAND SURVEYOR S CERTIFICATION - Shall be as follows: I hereby certify that this Plat depicts a survey, made by me, or under my direction, by the method of random traverse. The bearings and distances shown hereon have been adjusted for closure. This survey and Plat meets or exceeds the minimum standards of governing authorities. (Signature of Land Surveyor, Professional Land Surveyor Number, and Date). 31

14 2. EASEMENT AND DEDICATION - Shall be as follows: The spaces outlined by dashed lines and designated as Easements are hereby reserved for the purposes shown, including the right of ingress and egress over all Lots to and from the Easements and the right to cut down or trim any trees within or without the Easements that may interfere with the installation or operation of the lines. The Easements shall be kept free of all permanent obstructions. (Signature of Owner(s)). 3. CERTIFICATE OF OWNERSHIP AND DEDICATION - Shall be as follows: I hereby certify that I am owner of the property shown and described heron and that I hereby adopt this plan of Subdivision with my free consent, establish the minimum Building restriction lines, and dedicate all streets, alleys, walks, parks, and other open spaces to public or private use as noted. (Date, Signature of Owner(s)). 4. CITY OR COUNTY ENGINEER CERTIFICATION - Shall be as follows: All drainage Easements are dedicated to city/county. All drainage shall be maintained by the respective owner(s) of the Lot(s) over which said Easements cross and no drainage Easements shall be altered in any way by filling, changing the contour thereof, or by building any structure thereon, except upon prior written approval of the appropriate governmental authority. This restriction may be enforced by any owner of any Lot affected by the drainage over said Easement, or by the City/County/Planning Commission Engineer. 5. ACCESS CERTIFICATION Shall be as follows: (1) Where necessary entrance and/or driveways to Lots shall be constructed with a minimum of twenty-four (24) linear feet of fifteen (15) inch diameter entrance pipe. The end of the entrance pipe shall terminate three (3) feet back from the property line. (2) Grading within the developed area shall be performed in such a manner that no excess water will be diverted to the city/county/state road Right-Of-Way without approval of city/county/state Engineer. THIS PROPERTY HAS PUBLIC ACCESS TO A CITY/COUNTY/STATE ROAD. (City, County, or State Authorized Signature). 32

15 The City Engineer will also certify the following: Approved. Not Approved. Checking is only for conformance with the minimum engineering design standards of the City of Bowling Green, Kentucky and is not to be construed to be approval of the horizontal or linear measurements shown and does not guarantee performance. (Date, City Engineer s Signature). 6. UTILITY CERTIFICATION - A representative of the applicable utility company must sign and date the Plat. These utilities shall include applicable providers of: Water Telephone Sewer Electricity Gas Cable TV Utilities may require specific text to precede signoff blocks. 7. BARREN RIVER DISTRICT HEALTH DEPARTMENT - A representative of the Warren County Health Department will certify the following: Public sewer required. On existing public sewer. Has existing private sewer system. On-site sewage private disposal system to service any proposed construction/residence shall be pursuant to the current State Sub-Surface Sewage Disposal Regulations and shall be permitted through this office prior to installation of said system. (Signature of Warren County Health Department representative, Date). 8. CERTIFICATE OF APPROVAL OF RECORDING - The Planning Commission Chairman and Executive Secretary shall certify as follows: I hereby certify that the Subdivision Plat shown hereon has been found to comply with the Subdivision Regulations of the City-County Planning Commission of Warren County, Kentucky, with the exception of such variances, if any, as are noted in the minutes of the Planning Commission and that it has been approved for recording in the office of the County Clerk. (Date, Chairman/Executive Secretary s signatures). 33

16 N. ELECTRONIC SUBMITTAL In an effort to improve efficiency in review and documentation, the Planning Commission may require an electronic submittal of the Final Plat information. The submittal shall be in a Standard CADD format such as AutoCad (*.DWG) or file format capable of being read by AutoCad. File origin shall be based using the World Geodetic System 1984 (WGS 84) for horizontal control and National Geodetic Vertical Datum of 1988 (NGVD 88) for vertical control, so that it can be projected into the State Plane Coordinate System. The submittal shall include the following information from the Recording Plat: 1. Lot lines; 2. Street Right of Ways; 3. Building Setback Lines; 4. Utility, drainage, Greenbelt Easements; 5. Edges of pavements; 6. FEMA floodplains; 7. Street names; 8. North Arrow; 9. Title Block including Owner and Surveyor name and address, name of Subdivision, and date. See Appendix A for linestyles and additional details. SECTION 4.9 HORIZONTAL PROPERTY A. PURPOSE - The purpose, intent, and application of this Article is to implement and reaffirm the Horizontal Property Law of Kentucky. Encourage a variety and flexibility in land development and land use for basically residential areas, consistent with the Comprehensive Plan of Warren County, Kentucky; and, to provide a framework within which an effective relationship of residential land use and related activities can be planned on a total basis. B. GENERAL PROVISIONS - All projects subject to one (1) or more provisions of KRS through shall be subject to these regulations: 1. COMPREHENSIVE PLAN COMPLIANCE - All projects whether referred to as Horizontal Properties or condominium properties shall be in accord with the Comprehensive Plan of Warren County, Kentucky, and the elements thereof. 2. MASTER DEED/LEASE - A master deed or lease that sets forth the particulars enumerated by KRS shall not be recorded and established as a Horizontal Property regime without having first been reviewed and approved by the Planning Commission. Floor plans meeting the standards set forth in KRS (5) shall not be filed in the office of the recording offices without having first been reviewed and 34

17 approved by the Planning Commission. The maximum permitted overall densities and floor area ratios and the minimum outdoor area, living space, and recreation area ratios shall be controlled by the zoning district classification in which the project is located. 3. PERMITTED USES - The permitted uses will be controlled by the zoning district classification in which the project is located. C. ADMINISTRATIVE PROCEDURE - The establishment, expansion, or diminution of a Horizontal Property regime shall be subject to review and approval by the Planning Commission. The review shall be in the same manner as approval of multi-family development, as set forth in Article 3, and Article 4 of the Zoning Ordinance and the development plan as recorded by the Planning Commission. D. CONFLICTS WITH OTHER SECTIONS OF REGULATIONS - In a case where this Article conflicts with any other provision of the Subdivision Regulations, the provisions of this Article shall take precedence and shall be the controlling provision. SECTION 4.10 ZERO LOT LINE A. Development of a Zero Lot Line dwelling shall occur only on a Lot that has been specifically Platted to accommodate such a use. (Exhibit 4-1) B. Side yards on Lots with a Zero Lot Line dwelling shall meet the following requirements. 1. One side yard must be a minimum of 10 feet. 2. The remaining side yard may range from 0 feet, up to a maximum of one foot, except for Lots where minimum setbacks required from side streets or from adjoining Lots in other zoning districts necessitate this remaining side yard to be a minimum of 5 feet. In no circumstance shall the separation between a Zero Lot Line home and any dwelling on an adjoining Lot be less than 10 feet. 3. Any side yard abutting a street Right-Of-Way must be a minimum of 25 feet. 4. Any side yard abutting a Lot in a different zoning district must be a minimum of 5 feet or the width of the required side yard in the adjacent district, whichever is greater. 35

18 5. A maximum 2-foot eave overhang is allowed within these required side yards. C. A perpetual Easement with a minimum width of four feet shall be provided on the adjacent Lot, for the maintenance of the wall of the dwelling with the Zero Lot Line. This required Easement shall be in favor of the Lot on which a Zero Lot Line is planned at or near the boundary to which this Easement is adjacent. This required Easement shall extend along the entire length of the side boundary to which the Easement is adjacent. D. No doors, windows, air conditioning units, utility meters, electric panel boxes or openings of any kind shall be allowed on the wall of a dwelling or accessory Building that lies on a Zero Lot Line, with the exception of translucent windows approved by the Building Inspector. For the purposes of this paragraph alone: 1. Any portion of an exterior wall which lies less than 3 feet from and substantially parallel to a side boundary shall be considered on the Zero Lot Line; and 2. Any portion of an exterior wall which lies less than 3 feet from and substantially perpendicular to a side boundary shall be considered on the Zero Lot Line. E. The roof of each unit must be designed to prevent stormwater runoff from draining onto the adjacent Lot. F. Required Easements shall be shown on the final and Recording Plat. If required Easements are not shown on the final or Recording Plat of Lots for Zero Lot Line homes, then such Easements shall be created by means of a re- Plat or other separate recorded legal instrument before permits for Building are granted. G. In no case shall the owner of any Zero Lot Line dwelling be granted an Easement on the adjoining property for the use or enjoyment of any portion of that property. 36

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