PROPOSED ZONING CUP (COMMUNITY UNIT PLAN) - 2 UNITS PER
PROPOSED USE SINGLE FAMILY SUBDIVISION - 277 LOTS
EXISTING ZONING AG-1 (AGRICULTURAL)
EXISTING USE UNDEVELOPED
LAND USE MAP RESIDENTIAL 1
TO 2 UNITS PER
LOCATION
1,192.45 FEET OF FRONTAGE
CASCADE -
PARCEL SIZE 138.64 ACRES
SMALL AREA 526
LL 72 and 89, DISTRICT 7
COMMISSION DISTRICT 7
OWNER MAYFIELD LONG TERM LLC
CASCADE LONG TERM LLC
PETITIONER PRESERVE ON BEAR CREEK INC.
REPRESENTATIVE MICHAEL HIGHTOWER
APPLICANT'S INTENT To develop a 277-lot single family subdivision on 138.64 acres at an overall density of 2 units per acre.
Department of Environment
and Community Development
Recommendation
Community Zoning Board Recommendation
November 21, 2006
APPROVAL CONDITIONAL: 2006Z -0107 SFC
SUBJECT SITE AND
SURROUNDING AREA:
SUBJECT SITE: Currently
zoned AG-1 (Agricultural), the 138.64-acre subject site is proposed to be
developed as a 277-lot single family residential subdivision. Bear Creek bisects the property resulting in
two separate subdivisions with 27 lots proposed in the northeast corner of the
site and the remaining 250 lots southwest of the creek. The owners have recently deeded approximately
1.93 acres to
** West - U89-08 SFC - Use Permit for a relocated residential structure.
** North, South, East and West - Use: Scattered Single Family Residences,
Zone: AG-1 (Agricultural)
** North - Pending Zoning Petition 2006Z -0043 SFC
Zone: CUP (Community Unit Plan)
Density: 2.22 units per acre, 399 total units
Minimum
Minimum Heated Floor Area: 1,400 square feet
** Further North & East - Use: Undeveloped Single Family Subdivision
Petition: 2006Z -0018 SFC
Zone: CUP (Community Unit Plan)
Density: 1.805 units per acre, 302 total units
Minimum
Buffers: 100-foot buffer around perimeter of property except for lots adjacent to the cemetery which require a fence in lieu of buffer
Minimum Heated Floor Area: 2,000 square feet with a 2-car garage
** Further North - Use: Undeveloped Single Family Subdivision
Petition: 2006Z -0008 SFC
Zone: CUP (Community Unit Plan)
Density: 1.86 units per acre, 156 total units
Minimum
Minimum Heated Floor Area: 2,000 square feet with a 2-car garage
Buffers: 50 feet
along the east and north property lines, 60 feet along
** Further North - Use: Cedar Grove Landing (Under Development)
Petition: 2004Z -0149 SFC
Zone: CUP (Community Unit Plan)
Density: 2 units per acre, 154 total units
Minimum
Minimum Heated Floor Area: 1,400 square feet with a 2-car garage
** Further Northeast - Use: Rivertown Mill Subdivision Phase 1 (Existing, Remainder is Under Development)
Petition: 2002Z -0005 SFC
Zone: R-4 (Residential)
Density: 2 units per acre
Minimum
Minimum Heated Floor Area: 1,400 square feet
** Further Northeast - Use: Single Family Residential Subdivision (Approved)
Petition: 2004Z -0015 SFC
Zone: CUP (Community Unit Plan)
Density: 1.75 units per acre, 146 total units
Minimum
Minimum Heated Floor Area: 1,400 square feet
Green belt: 100
feet wide along
** South - Use: Wilkerson Mill Estates Subdivision (Existing)
Zone: AG-1 (Agricultural)
Minimum
NEARBY AND ADJACENT PROPERTIES/ZONINGS: NON-RESIDENTIAL
** Further North - Use: The Lakes at Cedar Grove (Under Development)
Petition: 2001Z -0032 SFC
Zone: MIX (Mixed Use)
Density: Office - 116,000 total square feet (214.34 square feet per acre); Retail - 160,000 total square feet (295.64 square feet per acre); 1,515 total dwelling units excluding apartments - 2.80 units per acre
790 townhouses or single family residences - 1.46 units per acre
860 Apartments - 1.59 units per acre
Minimum
Minimum Heated Floor Area for Single Family: 1,600 square feet
MISCELLANEOUS USES AND ZONINGS
IN THE AREA:
** Southeast - Use:
Zone: AG-1 (Agricultural)
Petition: 2000U -0056 SFC
** Further Southeast
- Use:
Zone: AG-1 (Agricultural)
RECENT DENIALS:
** 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
October 31, 2006, staff offers the following considerations:
The applicant is requesting to rezone from AG-1 (Agricultural) to CUP (Community Unit Plan) to develop a 277-lot single family subdivision on 138.64 acres for a density of 2 units per acre. The Comprehensive Land Use Plan Map suggests a density of 1 to 2 units per acre. North of Rivertown Road, residential subdivisions (Rivertown Mill and Cedar Grove Landing) have been approved at a density of 2 units per acre, pursuant to 2002Z -0005 SFC and 2004Z -0149 SFC, respectively. Therefore, Staff recommends APPROVAL CONDITIONAL at a density of 2 units per acre for a total of 277 lots as specified in the attached Recommended Conditions.
The applicant is requesting a minimum lot size of 7,000 square feet for Block A consistent with the surrounding area's existing CUP subdivisions and approved CUP zonings. The minimum lot size for Block B is proposed to be 16,000 square. Provided a perimeter buffer is required for the development (discussed in LANDSCAPE STRIPS AND BUFFERS below), and given previous Board actions for CUP subdivisions in the area, Staff recommends the applicant's lot size request and has included these minimums in the attached Recommended Conditions.
The applicant is requesting minimum heated floor areas of 2,200 square feet for Lots 1 through 108 in Block A and 2,000 square feet for Lots 109 through 254 in Block A. The remaining 27 lots, Block B, are proposed to have minimum 2,400 square foot units. Staff considers these unit sizes to be consistent with approvals in the area and has included them in the Recommended Conditions.
The applicant is requesting the following development standards:
Minimum Front Yard: 20 feet staggered by 5 feet
Minimum Minor Front Yard: 15 feet
Minimum Rear Yard: 20 feet
Minimum Side Yard: 5 feet
Minimum Side Yard (adjacent to street): 20 feet
Minimum
Minimum
Staff notes that the proposed setbacks are compatible with other CUP (Community Unit Plan) developments approved in the area. However, to mitigate the impact of the smaller 7000 square foot lots to be developed adjacent to AG-1 (Agricultural) zoned property, Staff recommends a perimeter buffer as discussed under LANDSCAPE STRIPS AND BUFFERS. Staff has included the requested development standards in the Recommended Conditions.
LANDSCAPE STRIPS AND BUFFERS
The site plan indicates proposed
100-foot buffers along Ono Road and Cascade-Palmetto Highway, the required
75-foot buffers and 25-foot impervious surface setback along the wetlands area
as required by the South Fulton Tributary Protection Act along Bear Creek and
50-foot buffers along all other property lines, except adjacent to the proposed
sanitary sewer lift station, where no buffer is proposed. Staff notes that in previously approved CUP
(Community Unit Plan) zonings in this area, petition 2006Z -0018 SFC was
approved with a 100-foot perimeter buffer except adjacent to the cemetery where
a fence was required. Further north of
the subject site, petition 2006Z -0008 SFC on
Staff supports a 100-foot buffer along
In accordance with Article 18 of the Zoning Resolution, 2 parking
spaces are required per dwelling unit.
The applicant will be required to show compliance at the time of
application for a Land Disturbance Permit and for a Building Permit.
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
10-foot rise in elevation exist within the stream buffers area and in the central portion of the site where development is proposed. Compliance with the County stream buffer requirements, wetlands protection, floodplain regulations, steep slopes protection standards and erosion control guidelines would mitigate developmental impacts to adjacent properties. The site does not contain historical sites or sensitive plants and animal species.
Staff notes that previous approvals for CUP zonings in the area have included a condition which reflects the Board of Commissioners' policy for staggered front building setback lines for single family residences. Staff has included this requirement in the attached Recommended Conditions.
The applicant's site plan depicts an amenity area in the northwest area of the subject site, but does not indicate the amount of acreage within that area. Staff notes that a minimum of 3.55 acres is required as common outdoor area provided for recreation in accordance with CUP Development Standards. A portion of this acreage needs to be located within Block B of the development site as referenced in the revised site plan. Staff has included that requirement in the attached Recommended Conditions.
The Traffic Engineer recommends that the applicant be required to provide inter-parcel access to adjacent property in two areas (Street H and Block B) in order to connect future single family residential developments with the subject property for improved emergency vehicular access. This requirement has also been included in the Recommended Conditions.
The applicant's site plan does not indicate the sidewalks required per Article 34.5.3 of the Zoning Resolution. The applicant will need to show compliance with all sidewalk requirements at the time of application for a Land Disturbance Permit.
As included in the Recommended Conditions, the applicant is required
to provide a mandatory homeowners association to maintain all common areas as
well as all detention facilities.
As noted in the Private Agreement, Staff is also recommending in the
attached conditions that each residence provide a 2-car garage and be
constructed with certain materials.
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 single family residential subdivision, if developed with Staff's Recommended Conditions, is suitable for the subject site given the existing and anticipated single family residential developments in the surrounding area.
B.
Whether the zoning proposal will adversely affect the existing use
or usability of adjacent or nearby property.
FINDING: It is Staff's
opinion that the proposed use will not adversely affect adjacent and nearby
uses if developed in accordance with the attached 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: In Staff's opinion, the proposed use will not adversely impact the existing public services and facilities nor the transportation system. However, some overcrowding of area schools may occur.
E. WHETHER THE ZONING PROPOSAL IS IN CONFORMITY WITH THE POLICIES AND INTENT OF THE LAND USE PLAN.
FINDING: The proposed development is consistent with the use and density range suggested on the Comprehensive Plan Land Use Map, as well as Plan policies.
LAND USE PLAN MAP: Residential 1 to 2 units per acre
Proposed
use/density: Single Family Subdivision/ 2 Units per
The Comprehensive Land Use Plan Map suggests Residential 1 to 2 units per acre for the surrounding area east of
PLAN POLICIES:
Encourage planned residential
developments with homes and recreation areas oriented to internal streets, not
facing or directly accessing external roads.
To 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
and current single family residential development trends in the area and
adopted land use policies support this request for single family residential
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
development is not considered environmentally adverse affecting natural
resources, the environment, or the citizens of
CONCLUSION:
Provided Staff's Recommended Conditions are incorporated
into the development of the site, the proposed single family residential use is
consistent with the policies and intent of the Comprehensive Plan and with
other residential developments in the area.
Therefore, Staff recommends this petition be APPROVED CONDITIONAL
subject to the attached Recommended Conditions.
COMMUNITY
ZONING BOARD RECOMMENDATION
On November 21, 2006, the Community Zoning Board recommended the petition be APPROVED CONDITONAL per the Applicant's request. There was no opposition present. The Bear Creek Homeowners Association presented a signed private agreement with the applicant, and Staff has incorporated a number of the requests into the attached Recommended Conditions.
RECOMMENDED CONDITIONS
If this petition is approved by the Board of
Commissioners, it should be approved CUP
(Community Unit Plan) CONDITIONAL subject
to the following enumerated conditions. Where these conditions conflict with
the stipulations and offerings contained in the Letter of Intent, these
conditions shall supersede unless specifically stipulated by the Board of
Commissioners.
1. To
the owner's agreement to restrict the use of the subject property as follows:
a. Single family detached dwellings and
accessory uses and structures.
b. No
more than 277 total dwelling units at a maximum density of 2.0 dwelling units
per acre, whichever is less, based on the total acreage zoned. Approved
lot/unit totals are not guaranteed. The developer is responsible through site
engineering (at the time of application for a Land Disturbance Permit) to
demonstrate that all lots/units within the approved development meet or exceed
all the development standards of
c. The minimum lot size shall be 7,000
square feet for Block A and 16,000 square feet for Block B as shown on the
Site Plan referenced in condition 2.a.
d. The minimum heated floor area per
dwelling unit shall be 2,000 square feet for Lots 109 through 250 and 2,200
square feet for Lots 1 through 108 in Block A and 2,400 square feet for lots
in Block B as shown on the Site Plan referenced in condition 2.a.
e. All units in Block B shall be 4-sided
brick, stucco, masonry or stone. All
units in Block A shall provide at a minimum stucco, masonry or stone on the
front facade. No vinyl, Masonite or aluminum
siding shall be used other than architectural accents on all the units.
f. All units shall provide a 2-car garage
2. To
the owner's agreement to abide by the following:
a. To the site plan received by the Department of Environment and Community Development on October 31, 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 areas
which are not part of an individual lot and held in common shall be accessible
and 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. The minimum design standards are:
Minimum Front Yard Setback: 20 feet
Minimum Rear Yard Setback: 20 feet
Minimum Side Yard Setback (interior): 5 feet
Minimum Side Yard (adjacent to street): 20 feet
Minimum
Minimum
b. Provide a staggered
setback of all dwelling facades. Staggered setbacks shall be determined by the
placement of the dwellings on either side of the dwelling in question. Said
setback shall provide a minimum 5-foot variation for single family detached
dwellings and a 2-foot variation for attached dwellings as measured from the
back of curb.
c. Provide a natural buffer, undisturbed except for approved access and utility crossings, improvements, and replantings where sparsely vegetated and subject to the approval of the Fulton County Arborist, adjacent to the following property lines and in the widths shown:
100 feet wide adjacent
to
50 feet wide adjacent to all other internal property lines, except those lots adjacent to the proposed sanitary sewer lift station which shall not be required to provide a buffer, or as may be approved by the Director of the Department of Environment and Community Development.
d. All buffers referenced in condition 3.c. shall be common area and shall not be a part of an individual residential lot.
e. Provide an Amenity Area for Block B as shown on the Site Plan referenced in condition 2.a., and/or provide pedestrian connection to the Amenity Area located in Block A.
4. To the owner's agreement to abide by the following traffic requirements, dedications and improvements:
a. Reserve
for
55 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:
30 feet from centerline of
30 feet from centerline of
c. Provide a Traffic Study along with the Land Disturbance Permit Submittal and comply with conditions as may be required by the Fulton County Traffic Review Staff.
d. Provide inter-parcel access from Street H, as shown on the Site Plan referenced in condition 2.a., to the south or east project property line or as may be required by the Fulton County Traffic Review Staff.
e. Provide inter-parcel access from Block B, as shown on the Site Plan referenced in condition 2.a., to the north property line or as may be required by the Fulton County Traffic Review Staff.
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.
p. The developer/engineer is responsible to submit with the application for Land Disturbance Permit (LDP) a floodplain hydrology and hydraulic study. This floodplain study shall establish the on-site pre-development 100-year storm frequency Base Flood Elevation (BFE) of the predevelopment floodplain. The LDP Storm Water Management Plan shall graphically depict the pre- development floodplain horizontal boundaries and show the BFE.
q. The developer/builder at the Building Permit application shall demonstrate to the County that each lot and/or building site with established 100-year pre- development floodplain BFE, complies with the County's floodplain lowest floor elevation requirement, prior to the inspection and approval of the structure's foundation under construction. The FEMA Elevation Certificate shall be utilized to demonstrate that the top of the structure lowest floor complies with county requirements.
r. The developer/builder, at the Building Permit application shall provide to the County a lot site grading plan that shows the BFE and graphically depicts the pre-development 100-year floodplain horizontal boundary, and proposed structure foundation location, including lot's buildable area required by the County code.
APPENDIX
COMMENTS ON PUBLIC SERVICES AND UTILITIES
NOTE:
Various
Road name:
Classification:
Local
Level of Service: C or better
Road name:
Classification:
Major Collector
Level of Service:
C or better
Anticipated Traffic Generation Rates:
Average: 2,690 trips per day
Peak Hour: 272 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.
If this proposed development includes a public
swimming pool as defined in the regulations including spas, whirlpools, etc.,
the owner or contractor must submit plans and approval by this department and
must obtain a Health Department permit to construct before issuance of a
building permit. Also, the owner of the
facility must obtain a Health Department permit to operate the pool prior to
opening.
WATER AND WASTEWATER (SEWER):
WATER:
Anticipated water demand: 84,300 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. Water
pressure and volume is already extremely low is this area.
SEWER:
Basin: Little Bear Creek
Treatment Plant: None
Anticipated sewer demand: 75,870 gallons per day
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.
13121C0441E. Approx. 18 percent
floodplain.
BOARD OF EDUCATION:
# of Proposed Units: 277
|
Schools |
Palmetto Elementary |
Bear Creek Middle |
|
|
Estimated
Number of Students Generated |
78 to 112 |
41 to 62 |
53 to 74 |
|
State
Capacity A |
625 |
1,075 |
1,850 |
|
Enrollment
B |
576 |
1,526 |
2,290 |
|
Under/Over
State Capacity C |
-49 |
451 |