2006VC-0121 SFC
PROPOSED ZONING MIX (MIXED USE): RETAIL - 5,482.24
SQUARE FEET PER ACRE; OFFICE - 1,827.42 SQUARE FEET PER ACRE; MULTI-FAMILY RESIDENTIAL
- 1.02 UNITS PER
PROPOSED USE RETAIL - 237,600 SQUARE FEET
OFFICE - 79,200 SQUARE FEET
MULTI-FAMILY
RESIDENTIAL - 44 UNITS
EXISTING ZONING AG-1 (AGRICULTURAL) AND MIX (MIXED USE) -2000Z-0123 SFC
EXISTING USE SIX SINGLE FAMILY RESIDENCES
LAND USE MAP COMMUNITY LIVE WORK
LOCATION
826.85 FEET OF FRONTAGE
1,233.1 FEET OF FRONTAGE
852.5 FEET OF FRONTAGE
1,870.95 FEET OF FRONTAGE
PARCEL SIZE 43.34 ACRES
SMALL AREA 527
LL 109 and 116, DISTRICT 7
COMMISSION DISTRICT 7
SOUTH FULTON PARKWAY OVERLAY DISTRICT
OWNERS CEDAR
GROVE VILLAGE HOMEOWNERS ASSOCIATION, INC., STEVE AND SHEILA ENTREKIN,
PETITIONER JOHNSON-SCHMIDT DEVELOPMENT, LLC
REPRESENTATIVE WOODY GALLOWAY
APPLICANT'S INTENT To develop a mixed use development consisting of 237,600 square feet of retail commercial, 79,200 square feet of office and 44 multi-family residential units on 43.34 acres. In addition, the applicant is seeking a 2-part concurrent variance as follows:
Part
1. To delete the required 15-foot
landscape strip along both sides of
Part 2. To replace the 20-foot buffer and 10-foot access easement required around detention/retention ponds with an alternate planting design proposed by the applicant. (Article 34.5.4.)
Department of Environment
and Community Development
Recommendation
WITHDRAWAL: 2006VC-121 SFC - Part 1
APPROVAL CONDITIONAL: 2006VC-121 SFC - Part 2
Community Zoning Board Recommendation
November 21, 2006
WITHDRAWAL: 2006VC-121 SFC - Part 1
APPROVAL CONDITIONAL: 2006VC-121 SFC - Part 2
SUBJECT SITE AND SURROUNDING AREA:
SUBJECT SITE: The
subject 43.34-acre site is located in the northeast quadrant of the
** Adjacent
North and East - Use:
Petition: 2000Z -0123 SFC
Zone: MIX (Mixed Use)
Density:
1.76 Single Family Units per
Minimum
198 Lots - 10,001 to 15,000 Square Feet
60 Lots - 15,001 to 20,000 Square Feet
72 Lots - 20,001 or Larger Square Feet
Minimum Heated Floor Area: 1,600 square feet for 313 Lots & 1,800 square feet for 313 Lots
** Further North - Use: Single Family Subdivision (Approved)
Petition: 2006Z -0033 SFC
Zone: CUP (Community Unit Plan)
Density:
1.76 Units per
Minimum
Minimum Heated Floor Area: 1,600 Square Feet
** Further Northeast - Use: Single Family Subdivision (Approved)
Petition: 2004Z -0020 SFC
Zone: CUP (Community Unit Plan)
Density:
1.51 Units per
Minimum
9,000 Square Feet (Interior Lots)
Minimum Heated Floor Area: 1,400 Square Feet
** Northwest - Use: (Approved)
Petition: 2004Z -0014 SFC
Zone: CUP (Community Unit Plan)
Density: 1.99 units per acre
Minimum
Minimum Heated Floor Area: 1,400 square feet
** Further northwest - Use: (Approved)
Petition: 2003Z -0028 SFC
Zone: CUP (Community Unit Plan)
Density:
1.96 Units Per
Minimum Heated Floor Area: 1,400 Square Feet
Minimum
117 Lots (8,001 to 10,000 Square Feet)
35 Lots (10,001 to 12,500 Square Feet)
35 Lots (Over 12,500 Square Feet)
** South - Use: The Lakes at Cedar Grove
Subdivision (Under Development) with
Office/Institutional, Retail, Single Family and Apartments
Zone:
MIX (Mixed Use)
Petitions:
2001Z -0032 SFC and 2002VC-0065 SFC
Densities: Single Family Residential -
1,515 total dwellings at a density of 2.80 units per acre; Townhouses or single
family - 790 dwellings at a density of 1.46 units per acre; Apartments - 860
apartments at a maximum density of 1.59 units per acre; a 136-bed independent
living facility.
Minimum Heated Floor Area for Single Family:
1,600 square feet
Minimum
** South, North and West - Use: Scattered Single Family Residences (Existing)
Zone: AG-1
(Agricultural)
Observed Minimum House Size: 1,200 square
feet
NEARBY AND ADJACENT PROPERTIES/ZONINGS: NON-RESIDENTIAL
** South and West - Use: The Lakes at
Cedar Grove (Under Development) with
Office/Institutional, Retail, Single Family and Apartments
Zone:
MIX (Mixed Use)
Petition:
2001Z -0032 SFC and 2002VC-0065 SFC
Density:
Office/Institutional - 214.34 square
feet per acre for a total of 116,000 square feet
Retail - 295.64 gross square feet per acre
zoned for a total of 160,000 square
feet
** West - Use:
Petition: 2004Z -0129 SFC & 2004U -0019 SFC
Zone: R-6 (Residential)
Density: Day Care - 580.86 gross square feet per acre, 130 students
MISCELLANEOUS USES AND ZONINGS IN THE AREA:
** West - Use:
Zone: AG-1 (Agricultural)
Petition: 2000U -0065 SFC
** There have been no RECENT DENIALS in the immediate area.
SITE PLAN ANALYSIS:
Based on the applicant's site plan submitted to the Department of Environment and Community Development on November 13, 2006, Staff offers the following considerations:
The applicant is requesting to rezone from AG-1 (Agricultural) and MIX (Mixed Use) to MIX (Mixed Use) in order to develop 237,600 square feet of commercial, 79,200 square feet of office and 44 multi-family units. The proposed densities are as follows:
Commercial: 5,482.24 square feet per acre
Office: 1,827.42 square feet per acre
Multi-family: 1.02 units per acre
The Comprehensive Land Use Plan
Map suggests Community Live Work for the subject site, as well as for the
entire quadrant of the
Staff notes that the most similar development, The Lakes at Cedar Grove, is located in the southwest quadrant of the Cedar Grove Road and South Fulton Parkway intersection and is zoned MIX (Mixed Use) per 2001Z -0032 SFC. This development contains a total of 160,000 square feet of commercial (295 square feet per acre), 116,000 square feet of office (214 square feet per acre) and a mix of residential with 860 apartments, 790 townhouses or single family units and 1,515 single family units for a total of 2,375 units (4.4 units per acre), plus a 136-bed independent living facility. Although the proposed densities for the commercial and office portions of this mixed use are higher than those approved for The Lakes at Cedar Grove, they are well below the suggested maximum density of 15,000 square feet per acre for commercial and office land uses in the Community Live Work designation of the Comprehensive Land Use Plan.
Given that the proposed mixed use development is consistent with the policy and intent of the Comprehensive Land Use Plan and is consistent with Board action in the area, Staff recommends APPROVAL CONDITIONAL for 2006Z -0088 SFC subject to the attached Recommended Conditions.
Staff notes that the applicant does not indicate a proposed minimum heated floor area for the multi-family units. The Lakes at Cedar Grove apartments, zoned MIX (Mixed Use) per 2001Z -0032 SFC, does not specify a minimum heated floor area for the 860 multi-family units either. Staff is of the opinion that a minimum heated floor area is necessary and recommends the units be at least the minimum square footage of 700 square feet as required in the A (Medium Density Apartment) zoning district, and has reflected that in the attached Recommended Conditions.
The MIX zoning district requires
that the minimum building setbacks be specified in the zoning conditions. The applicant is proposing that the required
15-foot landscape strip along both sides of
The applicant is requesting a 2-part concurrent variance related to landscape strips and buffers as follows:
Part 1: To delete the required
15-foot landscape strip along both sides of
Pursuant to a letter dated
November 14, 2006, the applicant is requesting that this concurrent variance be
WITHDRAWN; therefore, Staff recommends that 2006VC-121 SFC, Part 1, be WITHDRAWN.
Part 2. To replace the 20-foot
buffer and 10-foot access easement required around detention ponds with an
alternate planting design proposed by the applicant in a letter dated November
14, 2006. (Article 34.5.4.)
The site plan indicates two new
detention ponds adjacent to
“Detention/retention facilities will be designed to follow natural land forms such that the perimeter of the basin emulates a naturally formed depression. Soils excavated during construction will be redistributed around the perimeter of the basin to create natural land forms. No slopes within the basin will exceed one-foot vertical for every three-foot horizontal for a distance of twelve feet measured horizontally from the waterline of the normal pool elevation, nor shall land forms immediately surrounding the basin exceed one-foot vertical for every three-foot horizontal. Slopes will be varied to emulate natural conditions. Trees and shrubs will be grouped in informal patterns around the perimeter of the basin to suggest native vegetation.”
Upon review of this request,
Staff notes that the applicant is proposing to construct the detention ponds
according to the Fulton County Subdivision Regulations standards regarding
alternative planting designs for detention ponds as indicated in Section 8.5.3.C. The major exception is the amount of slope;
the County requires a 4-to-1 slope instead of a 3-to-1 slope as proposed by the
applicant. The applicant has noted that
the reason for the alternative design is due to the location of the ponds at
the entrances to the project, and the intention to make the ponds more natural
in design. Staff views this request to
be in keeping with the harmony and intent of the Zoning Resolution, and
recommends 2006VC-121 SFC, Part 2, be APPROVED
CONDITIONAL.
The site plan indicates a
100-foot buffer with a 10-foot improvement setback along the
The site plan indicates compliance with the parking requirements of Article 18 of the Zoning Resolution.
ENVIRONMENT
The Environmental Site Analysis
Report is sufficient and satisfies the requirement of the Fulton County Zoning
Resolution. A field survey of the site was conducted by
The site plan indicates a maximum height of 3 stories for the multi-family residential buildings, 2 stories for the office buildings and 1 story for the commercial buildings. Staff has included these maximums in the Recommended Conditions.
Staff notes that an important component of the MIX (Mixed Use) zoning district is the requirement for pedestrian connectivity. Sidewalks are shown on the revised site plan which connect Building A (retail), Buildings E and F (offices) and Buildings G, H and J (offices and restaurants) with a proposed fountain area in the middle of the large parking lot on the north side of Jones Road. The site plan also indicates connectivity to the
residential units to the north
and to the retail/office buildings on the south side of
Staff notes the subject site is located in the South Fulton Parkway Overlay District. The applicant is required to comply with the standards of the Overlay District at the time of application for a land disturbance, building, or sign permit.
FINDINGS:
(Article 28.4.1) Planning Staff shall, with respect to each zoning application, investigate and make a recommendation with respect to factors A. through G., below, as well as any other factors it may find relevant.
A.
WHETHER THE ZONING PROPOSAL WILL
PERMIT A USE THAT IS SUITABLE IN VIEW OF THE USE AND DEVELOPMENT OF ADJACENT
AND NEARBY PROPERTY.
FINDING: The proposed mixed use development, if developed with Staff's Recommended Conditions, is suitable for the subject site given the existing and anticipated developments in the surrounding area.
B.
Whether the zoning proposal will adversely affect the existing use
or usability of adjacent or nearby property.
FINDING: In Staff's opinion, the proposed development will not have
an adverse effect on the use or usability of adjacent and nearby properties if
developed in accordance with the Recommended Conditions.
C. WHETHER THE PROPERTY TO BE AFFECTED
BY THE ZONING PROPOSAL HAS A REASONABLE ECONOMIC USE AS CURRENTLY ZONED.
FINDING: The subject site may have a reasonable use as currently zoned.
D. WHETHER THE ZONING PROPOSAL WILL RESULT IN A USE WHICH WILL OR COULD CAUSE AN EXCESSIVE BURDENSOME USE OF EXISTING STREETS, TRANSPORTATION FACILITIES, UTILITIES, OR SCHOOLS.
FINDING: Staff does not anticipate a significant impact on public services and facilities. However, some impact on the surrounding transportation system is expected but should be mitigated with compliance to the attached Recommended Conditions for project improvements. Some overcrowding of schools may occur.
E. WHETHER THE ZONING PROPOSAL IS IN
CONFORMITY WITH THE POLICIES AND INTENT OF THE LAND USE PLAN.
FINDING: The proposed mixed use zoning and development is consistent with the policies and intent of the Comprehensive Plan, provided the Recommended Conditions are incorporated into the development.
LAND USE PLAN MAP: Community Live Work
Proposed use/density: Retail - 5,482.24 square feet per acre
Office - 1,827.42 square feet per acre
Multi-family - 1.02 units per acre
The Comprehensive Land Use Plan Map suggests Community Live
Work for the subject site and the area surrounding the
PLAN POLICIES:
Provide for the transition of land uses from higher to lower densities and between different land uses.
Encourage development in areas where basic public facilities exist or are being improved, and discourage development in areas which would require inefficient or uneconomical extension of public facilities.
Promote interparcel and shared access between adjacent uses or within a development site.
Encourage appropriate building heights which are compatible with the surrounding area and are consistent with transitional and other land use policies.
Encourage the development of a diverse mix of housing types, housing sizes, and prices/rents in response to the current and projected needs of County residents.
F. WHETHER
THERE ARE OTHER EXISTING OR CHANGING CONDITIONS AFFECTING THE USE AND
DEVELOPMENT OF THE PROPERTY WHICH GIVE SUPPORTING GROUNDS FOR EITHER APPROVAL
OR DISAPPROVAL OF THE ZONING PROPOSAL.
FINDING: Existing zonings, current mixed use development trends in
the area, and adopted land use policies support this request for a mixed use
development.
G. WHETHER
THE ZONING PROPOSAL WILL PERMIT A USE WHICH CAN BE CONSIDERED ENVIRONMENTALLY
ADVERSE TO THE NATURAL RESOURCES, ENVIRONMENT AND CITIZENS OF
FINDING: The
proposed mixed use development is not considered to be environmentally adverse
to the natural resources, the environment, or the citizens of
CONCLUSION:
Provided Staff's Recommended Conditions are incorporated
into the development of the site, the proposed mixed use development is
consistent with the policies and intent of the Comprehensive Plan and with
approved zonings in the area. Therefore,
Staff recommends petition 2006Z -0088 SFC be APPROVED CONDITIONAL,
concurrent variance 2006VC-0121 SFC, Part 1 be WITHDRAWN, and 2006VC-0121 SFC, Part 2, be APPROVED CONDITIONAL subject to
the attached Recommended Conditions.
COMMUNITY ZONING BOARD RECOMMENDATION
On November 21, 2006, the Community Zoning Board
recommended petition 2006Z -0088 SFC be APPROVED CONDITIONAL,
concurrent variance 2006VC-0121 SFC, Part 1 be WITHDRAWN, and 2006VC-0121 SFC, Part 2, be APPROVED CONDITIONAL subject to
Staff's attached Recommended Conditions.
There was no opposition present.
However, the applicant met with the
RECOMMENDED CONDITIONS
1. To the owner's agreement to restrict the use of the subject property as follows:
a. Retail, service commercial and accessory uses, including all exterior food and beverage service areas, at a maximum density of 5,482.24 gross square feet per acre zoned or a total of 237,600 square feet, whichever is less. Liquor stores as a primary use are prohibited.
b. Office/institutional and accessory uses at a maximum density of 1,827.42 square feet of gross floor area per acre zoned or a total gross floor area of 79,200 square feet, whichever is less.
c. No more than 44 multi-family units at a maximum density of 1.02 dwelling units per acre based on the total acreage zoned, whichever is less.
d. The minimum heated floor area per multi-family unit shall be 700 square feet.
e. Limit the height of the multi-family buildings to no more than 3 stories.
f. Limit the height of the office buildings to no more than 2 stories.
g. Limit the height of the commercial retail buildings to no more than 1 story.
2. To the owner's agreement to abide by the following:
a. To the revised site plan received by the Department of Environment and Community Development on November 13, 2006. Said site plan is conceptual only and must meet or exceed the requirements of the Zoning Resolution and these conditions prior to the approval of a Land Disturbance Permit. The applicant shall be required to complete the concept review procedure prior to application for a Land Disturbance Permit. Unless otherwise noted herein, compliance with all conditions shall be in place prior to the issuance of the first Certificate of Occupancy.
b. All recreational and common areas which
may be held in common shall be accessible by streets, sidewalks, or trails and
the common areas shall be maintained by a mandatory homeowners association,
whose proposed documents of incorporation shall be submitted to the Director of
the Department of Environment and Community Development for review and approval
prior to the recording of the first final plat.
3. To the owner's agreement to the following site development considerations:
a. To provide raised
pedestrian sidewalks throughout the parking lot located on the north side of
Jones Road in order to connect the fountain area with Retail/Office Buildings
A, E, F, G, H and J and the Residential Buildings 1 and 2 as shown on the revised
Site Plan referenced in Condition 2.a., or as may be required by the Director
of the Department of Environment and Community Development. In addition, provide raised pedestrian
sidewalks from the north side of
b. Delete the 20-foot
buffer and 10-foot improvement setback around the detention facilities in the
area of
c. The noise decibel level from any outdoor entertainment or speakers shall not exceed 75 db as measured at any adjoining property line.
d. Prior to the issuance of the first Building Permit, a 6-foot black or dark green coated chain link fence shall be erected along the east property line starting approximately 500 feet from the north side of Jones Road and shall extend northward generally along the eastern property line and then westward along the northern property line and shall end within 80 feet of Cedar Grove Road. The fence may meander along the property lines in order to avoid large trees and to account for the topography.
4. To the owner's agreement to abide by the following traffic requirements, dedications and improvements:
a. Reserve
for
150
feet from centerline of
45 feet from centerline of
45 feet from centerline of
b. Dedicate at no cost to Fulton County along the entire property frontage, prior to the approval of a Land Disturbance Permit, sufficient land as necessary to provide the following rights-of-way, and dedicate at no cost to Fulton County such additional right-of-way as may be required to provide at least 10.5 feet of right-of-way from the back of curb of all abutting road improvements, as well as allow the necessary construction easements while the rights-of-way are being improved:
100
feet from centerline of
30 feet from centerline of
30 feet from centerline of
c. No
access shall be allowed from
d. Provide a Traffic Study along with the Land Disturbance Permit Submittal and comply with conditions as may be required by the Traffic Review Staff.
e. Entrance Curb Cut Design
and Locations on
5. To the owner's agreement to abide by the following:
a. Prior to submitting the application for a (LDP) with the Department of Environment and Community Development, Development Review Division, arrange to meet with the Fulton County Traffic Engineer. A signed copy of the results of these meetings will be required to be submitted along with the application for a Land Disturbance Permit.
b. Prior to submitting the application for an LDP, arrange an on-site evaluation of existing specimen trees/stands, buffers, and tree protection zones within the property boundaries with the Fulton County Arborist. A signed copy of the results of these meetings will be required to be submitted along with the application for an LDP.
c. Prior to submitting the application for an LDP, the developer/engineer shall contact the Public Works Department, Water Services Division, and arrange to meet on-site with an engineer from the Surface Water Management Program (SWMP), who is responsible for review of Storm Water Concept Plan submittals.
d. Prior to submitting
the application for an LDP, the developer and/or engineer shall submit to the
SWMP, through the Development Review Division, a project Storm Water Concept
Plan. This concept plan shall indicate the preliminary location of the
storm water management facilities intended to manage the quality and quantity
of storm water. The concept plan shall specifically address the existing
downstream off-site drainage conveyance system(s) that the proposed development
surface runoff will impact, and the discharge path(s) from the outlet of the
storm water management facilities to the off-site drainage system(s) and/or
appropriate receiving waters. As part of the Storm Water Concept Plan
submittal, a preliminary capacity analysis shall be performed by the engineer
on the off-site drainage system(s) points of constraint. The capacity
analysis shall determine the capacity of all existing constraint points, such
as pipes, culverts, etc. from the point of storm water discharge at the
proposed development site boundary downstream to the confluence of the
receiving drainage course at a point where the drainage area is at least ten
times the proposed development site area and the next downstream drainage area
having a drainage area of fifty acres or more. The critical capacity
points shall be selected based upon the engineer's field observation,
professional judgment, and limited field survey data. The analysis shall
identify the downstream properties pre and post-development 100-year water
surface elevations, and for any post-development water surface elevation
increase exceeding 0.05 feet, the developer shall acquire the applicable
offsite drainage easement to accommodate the 100-year storm flow through
impacted properties. Where
e. Where storm water currently drains by sheet flow and it is proposed to be collected to and/or discharged at a point, such that the discharge from the storm water management facility outlet crosses a property line, such discharge shall mimic pre-development sheet flow conditions. A description of the method proposed to achieve post-development sheet flow conditions shall be provided as part of the Storm Water Concept Plan. Should the method to achieve sheet flow across an external property line be unsuccessful, the developer shall acquire an easement(s) from the point of discharge to a point down gradient at a live dry weather stream sufficient to contain the 25 year storm flow or other location as approved by the Director of Public Works. This condition will not apply when the storm water management facility is designed and approved to discharge directly to a stream or watercourse.
f. A draft of the Inspection and Maintenance Agreement required by Fulton County Code Section 26-278 shall be submitted to the Department of Public Works with the Storm Water Concept Plan.
g. The Inspection and Maintenance Agreement shall provide that all storm water management/detention facility outlet control structures shall be inspected, photographed, and cleaned, if necessary, on a monthly basis, by the owner. The Inspection and Maintenance Agreement shall require that the design engineer shall prepare an operation and maintenance guidance document, for use by the owner and/or any professionals retained by the owner, to plainly describe the basic operational function of the facility(ies), including a description of a permanent marker post(s) which shall indicate that the level of sediment which, if exceeded, requires sediment removal. The Inspection and Maintenance Agreement shall require an annual operation and maintenance report for all storm water management/detention facilities be prepared by a licensed design professional and submitted to the SWMP. The annual report shall include monthly inspections, photographs, and documentation of the cleaning of storm water management/detention facilities outlet control structure(s) as well as an operational assessment of the facilities indicating that they do, or do not, function as described in the design guidance document (described above), and if they do not, a description of the specific actions to be taken to allow the facilities to function as intended.
h. The required Inspection and Maintenance Agreement shall be recorded with the Clerk of Superior Court prior to issuance of an LDP, Grading Permit, or Building Permit associated with the development.
i. The engineer/developer is required to submit, along with the application for an LDP, signed documentation verifying approval of the Storm Water Concept Plan.
j. Where paved parking areas (including access aisles) are proposed to exceed 5,000 square feet, the storm water management facilities shall be designed to reduce pollutants such as oil, grease and other automobile fluids that may leak from vehicles. A general description, or concept, of the storm water management facilities proposed to achieve the removal of such pollutants shall be submitted with the Storm Water Concept Plan. A detailed design of such facilities shall be included in applicable documents for a land disturbance permit.
k. With the application for an LDP, provide documentation (such as channel cross-sections, centerline profile, etc.) describing the geometry of those existing natural streams, creeks, or draws within the proposed development boundary which in the design engineer's judgment are at risk of erosion due to increased flow, provide a description of the basis utilized in judging areas to be at risk, and provide details on the Storm Water Management Plan of the post-development channel bank protection measures.
l. The developer/engineer shall demonstrate to the County by engineering analysis submitted with the LDP application, that the discharge rate and velocity of the storm water runoff resulting from the development is restricted to seventy-five percent (75%) of the pre-development conditions for the 1-year frequency storm event, up to and including the ten (10)-year frequency storm event.
m. Drainage from all disturbed areas shall be collected and conveyed to a storm water management facility provided as part of the development. The Storm Water Concept Plan shall identify any proposed areas with incidental and minor release of storm water not conveyed to such facilities, subject to the approval of the Director of Public Works. Plans for any land disturbance permit shall show all proposed drainage patterns for the proposed development after its completion. Any incidental release of unmanaged or untreated storm flows from any disturbed portion of the developed property shall be allowed only with the approval of the Director of Public Works. Other than minimal incidental flows shall be specifically approved by the Director of Public Works. Bypass flows will not be permitted except from undisturbed areas within a buffer or other protected easement. Final plans shall provide for collection, conveyance and treatment of all approved incidental flows from developed lots or parcels, individual residences or building structures.
n. Storm water management facility(ies) volumes shall be designed to achieve water quality treatment, channel protection, over bank flood protection and extreme flood protection, in accordance with the Georgia State Storm water Manual, except that the duration of release for water quality treatment shall be 48 hours.
o. Approval of this Zoning Case and/or associated Concept Plan that depicts proposed conditions that are inconsistent with county design requirements and standards does not constitute a waiver of such requirements, unless specifically stipulated during the zoning case hearing, by the Board of Commissioners.
APPENDIX
COMMENTS ON PUBLIC SERVICES AND UTILITIES
NOTE:
Various
Road name:
Classification:
Local
Level of Service:
C or better
Road name:
Classification: Collector
Level of Service: C or better
Road name:
Classification:
Principal Arterial
Level of Service:
C or better
Anticipated Traffic Generation Rates:
Average: 13,449 trips per day
Peak Hour: 1,318 trips
HEALTH DEPARTMENT:
The Fulton County Health Department recommends that
the applicant be required to connect the proposed development to public water
and public sanitary sewer available to the site.
Since this proposed development constitutes a premise
where people work, live or congregate, onsite sanitary facilities will be
mandatory, prior to use or occupancy.
This facility must comply with
the Fulton County Clean Indoor Air Ordinance.
If this proposed development includes a food service
facility, the owner must submit kitchen plans for review and approval by this
department before issuance of a building permit and beginning construction. The owner must obtain a food service permit
prior to opening.
This
department is requiring that plans indicating the number and location of
outside refuse containers along with typical details of the pad and approach
area for the refuse containers be submitted for review and approval.
This department is requiring that all existing
structures to be demolished must be inspected by a certified pest control
operator to insure that the premise is rat free. If evidence of rodent infestation is found,
the property must be baited prior to demolition.
If this proposed development includes an existing
individual onsite sewage management system(s), and the system(s) will be
abandoned, it shall be abandoned in accordance with
If this proposed development includes an existing
individual onsite water supply system(s), and the system(s) will be abandoned,
it shall be abandoned in accordance with
WATER AND WASTEWATER (SEWER):
WATER:
Anticipated water demand: 48,333 gallons per day
This project is within the City of
Comments: This information does not guarantee that
adequate water volume and pressure are available at this time or will be
adequate upon application of permits. Please contact the Department of Public
Works for more information.
SEWER:
Basin: Deep Creek
Treatment Plant: Camp Creek
Anticipated sewer demand: 43,500 gallons per day
The nearest wastewater pipeline to this project is
+/- 1,750 linear feet located in Land Lot 115, District 7.
Comments: This information does not guarantee that
adequate sewer capacity is available at this time or will be available upon
application of permits. Please contact the Department of Public Works for more
information.
DRAINAGE:
Flood Plain: F.I.R.M. Panel No.
13121C0432E. Approx. 0 percent
floodplain.
BOARD OF EDUCATION:
# of
Proposed Units: 44 multi-family units
|
Schools |
Renaissance Elementary |
Bear Creek Middle |
|
|
Estimated
Number of Students Generated |
7 to 12 |
4 to 7 |
4 to 7 |