PROPOSED ZONING OFFICE (OFFICE-INSTITUTIONAL) - 212.32
SQUARE FEET PER ACRE
PROPOSED USE 2,000 SQUARE FOOT STADIUM/ 1,500 SEATS
EXISTING ZONING AG-1 (AGRICULTURAL)
EXISTING USE UNDEVELOPED/PREVIOUS LANDFILL
LAND USE MAP RESIDENTIAL - 1 TO 2 UNITS PER ACRE
LOCATION BRUMBELOW ROAD (EAST SIDE):
486.05 FEET OF FRONTAGE
PARCEL SIZE 9.42 ACRES
SMALL AREA 315
LL 924, DISTRICT 1/2
COMMISSION DISTRICT 3
OWNERS MBA ASSOCIATES, LLC
MPCS DEVELOPMENT, INC.
WAYNE B. WILLIAMS
WENDELL E. WHITFIELD, JR.
PETITIONER MPCS, DEVELOPMENT, INC.
REPRESENTATIVE NATHAN V. HENDRICKS, III
APPLICANT'S INTENT Develop a 2,000 square-foot stadium consisting of 1,500 seats on 9.42 acres at a density of 212.32 square feet per acre. The applicant is requesting a concurrent variance to Article 4.23.1 to delete the 50-foot buffer and 10-foot improvement setback along the east property line.
Department of Environment and Community Development
Recommendation
Community Zoning Board Recommendation
November 18, 2003
DENIAL:
2003Z-0162 NFC
DENIAL: 2003VC-0228
NFC
Board of Commissioners'
Action
December 3, 2003
DEFERRAL FOR
60 DAYS
The Board of Commissioners deferred this petition for 60
days to allow the applicant to address community concerns.
Board of Commissioners' Action
February 4, 2004
DEFERRAL FOR
30 DAYS
The Board of Commissioners deferred this petition for 30 days to allow the Comprehensive Planning Division to development a Master Plan for the area.
SUBJECT SITE AND SURROUNDING AREA:
SUBJECT SITE: Located on the east side of Brumbelow Road, the 9.42 acre site is just south of Old Alabama Road. Zoned AG-1 (Agricultural), the site is a former landfill and is currently undeveloped.
NEARBY AND ADJACENT PROPERTIES/ZONINGS: NON-RESIDENTIAL
** North - Use: Bank of America (Under Development)
Petition: 2002Z-0111 NFC
Zone: O-I (Office-Institutional)
Density: 2,797.62 Square Feet Per Acre
Height: 1-Story
** North - Use: Saint Brigid Church (Existing)
Petition: 2000U-0006 NFC
Zone: AG-1 (Agricultural)
Density: 2,918.92 Square Feet Per Acre
Height: 2 Stories
** North - Use: Holy Redeemer Catholic School/Recreation Field (Existing)
Petition: 2000U-0026 NFC
Zone: AG-1 (Agricultural)
Density: 2,800 Square Feet Per Acre
Height: 1 Story
** Northeast - Use: Dentist Office (Existing)
Petition: 2000Z-0132 NFC
Zone: O-I (Office-Institutional)
Density: 3,369.57 Square Feet Per Acre
Height: 1-Story
** Northwest - Use: Grace Personal Care Home (Approved)
Petition: 97U-055 NFC
Zone: AG-1 (Agricultural)
Density: 100 Beds; 16,129 Square Feet Per Acre
Height: 2 Stories
** Northwest - Use: Private School in Existing Structure
(Montessori School of Alpharetta)
Petition: 97U-064 NFC
Zone: AG-1 (Agricultural)
Maximum 100 Students
** Northeast - Use: Preston Oaks Subdivision (Existing)
Petition: Z92 -024 NFC
Zone: R-4 (Residential)
Density: 3.4 units per acre
Minimum Heated Floor Area: 1,200 square feet
** Northeast - Use: Carrington Subdivision (Existing)
Petition: 95Z -102 NFC
Zone: R-5 (Residential)
Density: 2.83 units per acre
Minimum Lot Size: 7,500 square feet
Minimum Heated Floor Area: 1,800 square feet
** Northeast - Use: Woodridge Subdivision (Existing)
Petition: 92Z -052 NFC
Zone: R-5A (Residential)
Density: 3.16 units per acre
Minimum Lot Size: 7,500 square feet
Minimum Heated Floor Area: 1,600 square feet
** East - Use: (Undeveloped)
Petition: Z92-010
Zone: R-5 (Residential)
Density: 2.4 units per acre
Minimum Lot Size: 1,800 square feet
Minimum Heated Floor Area:
** Further East - Use: Jones Bridge Landing (Existing)
Petition: Z91 -055 NFC
Zone: R-5 (Residential)
Density: 3.7 units per acre
Minimum Lot Size: 7,500 square feet
Minimum Heated Floor Area: 1,800 square feet
** Further East - Use: River Trace Subdivision (Existing)
Petition: Z87 -023 NFC
Zone: R-5 (Residential)
Density: 3.8 units per acre
Minimum Lot Size: 7,500 square feet
Minimum Heated Floor Area: 1,800 square feet
** Southeast - Use: Oakbridge Subdivision (Existing)
Petition: Z93 -101 NFC
Zone: R-4A (Residential)
Density: 2.2 units per acre
Minimum Lot Size: 12,000 square feet
Minimum Heated Floor Area: 2,200 square feet
** Further Southeast - Use: Glastonberry Subdivision (Existing)
Petition: Z92-093 SFC
Zone: CUP (Community Unit Plan)
Density: 1.6 units per acre
Minimum Lot Size: 12,000 square feet
Minimum Heated Floor Area: 1,200 square feet
** South - Use: Undeveloped
Petition: 96Z-038 NFC
Zone: CUP (Community Unit Plan)
Density: 2 units per acre
Minimum Lot Size: 12,000 square feet, 18,000 square feet along Brumbelow Road
Minimum Heated Floor Area: 1,800 square feet
** Further South - Use: Queensbury East Subdivision (Existing)
Petition: Z88-104 NFC
Zone: R-4A (Residential)
Density: 3 units per acre
Minimum Lot Size: 12,000 square feet, 18,000 square feet along Brumbelow Road
Minimum Heated Floor Area: 1,600 square feet
** Further South - Use: Bridgewater Subdivision (Existing)
Petition: Z86-003 NFC
Zone: R-4A (Residential)
Density: 1.8 units per acre
Minimum Lot Size: 12,000 square feet, 18,000 square feet along Brumbelow Road
** Southwest - Use: Queensbury West Subdivision (Existing)
Petition: Z88-028 NFC
Zone: R-4A (Residential)
Density: 2 units per acre
Minimum Lot Size: 12,000 square feet, 18,000 square feet along Brumbelow Road
Minimum Heated Floor Area: 1,600 square feet
** Southwest - Use: Hartridge Subdivision (Existing)
Petition: Z88-028 NFC
Zone: R-4A (Residential)
Density: 2.03 units per acre
Minimum Lot Size: 12,000 square feet
Minimum Heated Floor Area: 1,600 square feet
RECENT DENIALS IN AREA:
** On August 6, 1997, pursuant to 97Z-083 NFC, the Board of Commissioners denied a request for C-1 (Community Business) zoning north of the subject site for a landscape business.
** On October 7, 1999, pursuant to 99Z-040 NFC, the Board of Commissioners denied a request for O-I (Office-Institutional) zoning north of the subject site for two office buildings and a personal care facility with attached housing.
MISCELLANEOUS USES AND ZONINGS IN THE AREA:
** The Newtown Community Park is located directly west of the site across Brumbelow Road.
** An inoperative Land Fill is located south of the subject site along Brumbelow Road.
SITE PLAN ANALYSIS:
Based on the applicant's site plan submitted to the Department of Environment and Community Development on October 1, 2003, Staff offers the following considerations:
The applicant is requesting a 2,000 square-foot stadium consisting of 1,500 seats on 9.42 acres at a density of 212.32 square feet per acre. The stadium consists of restrooms, storage and a concession component. Staff notes that the proposed stadium is inconsistent with the Comprehensive Land Use Plan Map which suggests residential development at a density of 1 to 2 units per acre. However, it is consistent with Board Policy to encourage transition of uses, as well as to evaluate the reuse of obsolete low density residential areas for non-residential or high density residential uses. Staff is of the opinion that the proposed stadium is an appropriate transition between the existing office and non-residential development north of the site and the existing landfill south of the subject site. The proposed stadium is also compatible with Newtown Park located across the street from the subject site along the west side of Brumbelow Road.
The proposed stadium complies with applicable building setbacks pursuant to Article 8.1.3 of the Fulton County Zoning Resolution.
The submitted site plan indicates compliance with the minimum required landscape strip and side yard buffer requirements. However, the applicant is requesting the following concurrent variance for the rear yard:
The adjacent property along the east is a pending petition for a use permit for recreation fields pursuant to 2003U-0021 NFC. The applicant states in the Letter-of-Intent that the enforcement of the buffer would negatively impede the compatible uses and traffic flow between the two uses.
Article 18 requires one parking space per four fixed seats. Per the Letter-of-Intent, the stadium will have 1,500 seats which require 375 parking spaces. The submitted site plan indicates 298 parking spaces based on 1,100 seats. Staff is of the opinion that the applicant should consider utilizing shared parking referenced in Article 18.2.2. of the Fulton County Zoning Resolution with the adjacent baseball fields that is pending pursuant to 2003U-0021 NFC.
The proposed stadium must comply with all applicable standards within the Northeast Fulton Overlay District.
The applicant indicates in the Letter-of-Intent that the proposed stadium will have lights as well as a PA system. Article 12E.2.6B of the Zoning Resolution provides standards for exterior lighting for properties located in the Northeast Fulton Overlay District. Provided the applicant complies with these standards, the impact on adjacent properties should be minimal.
At the Community Zoning Board on November 18, 2003, the applicant's representative stated that there will be no utilization of lights during the months of December, January, June and July. Also there would be a total of 6 Friday evening events within one calendar that lights would be turned off by 10:30p.m. An additional 40 days may be used for soccer and lacrosse games in which the lights would be turned off by 8:30 p.m. Staff will include these restrictions in the attached Recommended Conditions.
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 N VIEW OF THE USE AND DEVELOPMENT OF ADJACENT AND NEARBY PROPERTY.
FINDING: The proposed stadium, if developed with Staff's Recommended Conditions.
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: In Staff's view, this proposal may result in an increased demand on the existing transportation facilities. This project lies in Transportation Service Area 5003. Staff has advised the applicant that the developer/builder may be required to pay a fair share participation in the expansion of these facilities and services and should contact the Central Impact Fee Office at 730-7800 for more information.
E. WHETHER THE ZONING PROPOSAL IS IN CONFORMITY WITH THE POLICIES AND INTENT OF THE LAND USE PLAN.
FINDING: Although the Comprehensive Plan Land Use Map suggests the property as suitable for residential development at a density of 1 to 2 units per acre, Staff believes the proposed stadium is consistent with plan policies.
LAND USE PLAN MAP:
Proposed use/density: Stadium/ 212.32 Square Feet Per Acre
The Comprehensive Plan Land Use Map suggests
residential development at a density of 2 to 3 units per acre north and further
east of the site. Residential development at a density of 1 to 2 units per acre
is suggested for areas east and south of the subject site. West of the site, parks, recreation and
conservation uses are suggested for the surrounding area.
PLAN POLICIES:
Encourage infill development in residential areas consistent with transition of uses, and other Comprehensive Plan policies.
Evaluate the reuse of obsolete low density residential areas for non-residential or high density residential uses by considering:
Presence of natural barriers or creation of buffers to separate the redeveloping area from adjacent and remaining neighborhoods.
Other changes in the character of the site and location which would warrant redevelopment.
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.
CHANGED CONDITIONS:
FINDING: The subject site
is an operative landfill that is longer in use.
Staff is of the opinion that the proposed stadium is an appropriate
transition between the existing office and non-residential development north
and east of the site, the landfill south of the site and Newtown Park west of
the site across Brumbelow Road.
The
Board of Commissioners approved O-I (Office-Institutional) zoning north of the
subject site at the southeast intersection of Brumbelow Road and Old Alabama
Road on property which the Comprehensive Plan Land Use Map suggested
residential development at a density of 2 to 3 units per acre.
G. WHETHER
THE ZONING PROPOSAL WILL PERMIT A USE WHICH CAN BE CONSIDERED ENVIRONMENTALLY
ADVERSE TO THE NATURAL RESOURCES, ENVIRONMENT AND CITIZENS OF FULTON COUNTY.
FINDING: The proposed stadium
is not considered environmentally adverse affecting natural resources, the
environment, or the citizens of Fulton County.
CONCLUSION:
Given that
the proposed use is consistent with Plan Policies, Staff is of the opinion that
the stadium is an appropriate use for the subject site. Therefore, Staff recommends that this
petition be APPROVED CONDITIONAL. Staff recommends that the concurrent variance
(2003VC-0228 NFC) be APPROVED
CONDITIONAL subject to the approval of the pending use permit for
recreation fields adjacent to the subject site pursuant to 2003U-0021 NFC.
SINCE BOC MEETING ON DECEMBER
3, 2003
Planning Staff met with Commissioner Robert Fulton and was instructed to develop a Master Plan for the area. Therefore, on February 4, 2004, the Board of Commissioners deferred this petition for 30 days to allow the Comprehensive Planning Division to develop a Master Plan for the area.
SINCE BOC MEETING ON FEBRUARY
4, 2004
After the December 3, 2003 meeting of the Board of
Commissioners, Staff was asked to create a master plan for the area.
After Staff's evaluation of the area, Staff forwarded a report to the Board of
Commissioners on February 24, 2004. Staff recommends that the 2015
Comprehensive Land Use Plan be recommended to reflect existing office uses,
potential recreation uses and future residential development. A
conceptual site plan of what the area will look like once built out was also
provided.
At the direction of the Board of Commissioners, Staff will
initiate the amendment process immediately. Staff will present the
proposed changes to the Community Zoning Board on April 20, 2004 and to the
Board of Commissioners on May 5th for action. Community
meetings for information and input on the proposed changes would be scheduled
as required before the May 5th meeting of the Board.
RECOMMENDED CONDITIONS
1. To the owner's agreement to restrict the use of the subject property as follows:
a. Stadium and accessory uses at a maximum density of 212.32 square feet of gross floor area per acre zoned or a total gross floor area of 2,000 square feet, whichever is less.
b. Limit the number of stadium seats to 1,500.
c. There will be no utilization of lights during the months of December, January, June and July. There will be a total of 6 Friday evening events within one calendar year, and lights would be turned off by 10:30 p.m. Additionally, up to 40 days may be used for soccer and lacrosse games in which the lights would be turned off by 8:30 p.m.
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 1, 2003. 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. Unless otherwise noted herein, compliance with all conditions shall be in place prior to the issuance of the first Certificate of Occupancy.
b. Comply with the Subdivision Regulations 2003, Fulton County Georgia.
3. To the owner's agreement to the following site development considerations:
a. No more than 1 exit/entrance on Brumbelow Road. Curb cut location and alignment are subject to the approval of the Fulton County Traffic Engineer. This curb cut is to be shared with zoning case 2003U-0021 NFC.
b. Delete buffer along the east property line pursuant to the approval of 2003U-0021 NFC for recreation fields. (2003VC-0228 NFC)
4. To the owner's agreement to abide by the following requirements, dedication and improvements:
a. 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 Brumbelow Road.
b. Provide a deceleration lane for each project entrance or as may be required by the Fulton County Traffic Engineer.
c. Provide a left turn lane for each project entrance or as may be required by the Fulton County Traffic Engineer.
d. Provide a traffic impact mitigation plan to reduce the number of vehicular trips generated by the development to the Fulton County Traffic Engineer at the concept review phase.
5. To the owner's agreement to abide by the following:
a. Prior to submitting the application for a Land Disturbance Permit (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., the point in the stream channel where the 25 year storm peak flow is the greatest percentage of the channel capacity, and the hydraulic grade elevation at these points. The critical capacity points shall be selected based upon the engineer's field observation, professional judgment and limited field survey data.
e. Where
storm water currently drains by sheet flow and it is proposed to be collected
to and/or discharged at a point, the discharge from the storm water management
facility outlet 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.
f. A draft of the Inspection and
Maintenance Agreement required by OCGA 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 on a
monthly basis, by the owner. The
Inspection and Maintenance Agreement shall require that 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 intended/designed, and if they do not, a
description of the specific actions to be taken to allow the facilities to
function as intended/designed.
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 remove pollutants such as oil, grease and other automobile fluids that may leak from vehicles. A description of the storm water management facilities proposed to achieve the removal of such pollutants shall be submitted with the Storm Water Concept Plan.
k. With the application for an LDP, provide documentation (such as channel cross-sections, centerline profile, etc.) describing the geometry of all existing natural streams, creeks, or draws within the proposed development boundary 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 leaving the site 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.
APPENDIX
COMMENTS ON PUBLIC SERVICES AND UTILITIES
NOTE: Various Fulton County departments or divisions
that may or may not be affected by the proposed development provide the
following information. Comments herein are based on the applicant's conceptual
site plan and are intended as general non-binding information and in no manner
suggest a final finding by the commenter. All projects, if approved, are
required to complete the Fulton County Plan Review process prior to the
commencement of any construction activity.
Road name: Brumbelow Road
Classification: Minor Collector
Anticipated Traffic Generation Rates:
Average: 1,800 trips per day
Peak Hour: 600 trips
Note: Trip generation is for the Stadium only on a
game day.
Comments: The
developer may be required to dedicate the necessary right-of-way and make the
necessary road improvements to accommodate additional traffic generated as a
result of the development.
HEALTH DEPARTMENT:
The Fulton County Health Department does not
anticipate any health problems with this proposed development, provided public
water and public sanitary sewer are required to serve the site.
The Fulton County Health Department does not
anticipate health problems with this proposal provided the Landfill meet the
reuse requirements for Landfills under EPD rules and regulations. Since this development falls under the
Statutory Authority and Jurisdiction of the Department of Natural Resources
(EPD Division) all required layouts must be submitted for review to DNR and
determined acceptable prior to preliminary plan and/or Land Disturbance Permit
(LDP) approval.
OFFICE OF ENVIRONMENTAL AFFAIRS:
All construction must be in
accordance with the regulations found in the Fulton County Groundwater Recharge
Protection Ordinance and all other applicable rules of Fulton County, State and
Federal Governments.
All construction shall be
in accordance with the regulations found in the Fulton County Comprehensive Stormwater Management Ordinance and all other applicable
rules of Fulton County, State and Federal Governments.
All construction and land
disturbing activities should be designed to minimize soil erosion in accordance
with the regulations found in the Fulton County Soil Erosion and Sedimentation
Control Ordinance and all other applicable rules of Fulton County, State and
Federal Governments.
The applicant shall comply
with State regulations for post-closure care.
Development of the previous
landfill may pose an adverse environmental impact. Staff recommends that the applicant provides
a post-closure certification prior to the issuance of a land disturbance
permit.
Buffers and improvement setbacks are effective environmental measures
that minimize runoff and soil erosion.
In the event that compliance with the Fulton County Zoning Resolution as
determined by Fulton County does not represent a hardship to the applicant, all
undisturbed buffers and improvement setbacks should be maintained.
WATER AND WASTEWATER (SEWER):
WATER:
Anticipated water demand: 16,667 gallons per day
This project is within the North Fulton jurisdiction.
This project is +/- 50 linear feet from an existing
water pipeline, located along Brumbelow Road.
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: Johns Creek
Treatment Plant: Johns Creek
Anticipated sewer demand: 15,000 gallons per day
The nearest wastewater pipeline to this project is +/-
400 linear feet located in Land Lot 16, District 1\1.
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: FEMA MAP NO# 13121C0144E,
floodplain (zero), 0.54%, Zone “x” flood areas, unstudied 100 year floodplain
by FEMA; areas of 500 year flood.
Floodplain study is required.
STREAM BUFFER PROTECTION:
State Waters:
Confirmation of a State Water: Due to the
brevity of the site information it is not possible to positively identify all
drainage courses until an arborist site visit is made (the Fulton County
Arborist is the official who delineates State Waters).
Comment: Should a State Waters be
identified on sites in North Fulton County, a 25-foot undisturbed buffer
measured from the top of bank on both sides of the stream shall be required.
USGS Blueline Tributary:
Confirmation of a Blueline
Tributary: 1968 United States Survey (USGS) Quadrangle Maps
No, United States Geographical Survey Map Duluth,
Georgia Quadrangle
Comment: Should a USGS (1968) Blueline Tributary be identified on sites in North Fulton
County, a 35-foot undisturbed buffer measured from top of bank on both sides of
the tributary shall be required.
Water Supply Watershed:
The project is located in the Big Creek
Watershed area and may be subject to the Standards for Protection of Public
Water Supply Watershed within unincorporated Fulton County approved by the
Board of Commissioners on August 21, 2002.
BOARD OF EDUCATION:
No adverse impact on project school
enrollment.
PARKS AND RECREATION:
No Comment.
BUILDING CODES
This proposed development must meet all
applicable regulations pursuant to the Building Code, 2000 edition, and Life
Safety Code, 1997 edition.
TAX ASSESSOR:
Property Tax ID#: 001-2-318-0-00924-044;
001-2-318-0-00924-025; 001-2-318-0-0924-011
Taxes on the subject property are
up-to-date.
FIRE MARSHAL:
Comment: The applicant
will be required to indicate compliance with all National Fire Protection
Association and International Fire Protection Association standards at the time
of application for a Land Disturbance Permit.
Fire Station: #2
Impact: Should not have an adverse impact
on the necessary fire services needed.
POLICE DEPARTMENT ZONING IMPACT STATEMENT:
Beat: 44
Impact Statement on Beat:
Current calls for service: 5,300
Projected calls for service: Unknown
**** Current average response time: 11
minutes
** Increase in the number of residents: 1,500
* Increase in E-911 calls for service (police, fire, E.M.S.): 3,765
*** Increase in the number of traffic
accidents: 78
PROJECTED IMPACT ON DEMAND FOR POLICE
SERVICES:
It is the policy of the Fulton County
Police Department to answer all calls for service regardless of the impact of a
particular development. However, two of the most noticeable indicators of the
quality of police service will be as follows: As demands for service increase,
police response time to calls will increase. Time available for proactive
neighborhood/business patrol will decrease and crime prevention efforts will
decline.
The Police Department does anticipate a
significant impact on demand for police services.
* Based on 1998 population of 222,794
and 1998 total calls for service of 584,054 (194,242 for police services).
** Based on average single family
residence population of four, average apartment population of two and 1.96
persons per 1,000 gross square feet of space.
*** Based on 1998 accident calls of 8,009.
**** Based on average response time of 10.7
minutes (North Fulton) and 8 minutes (South Fulton).
***** Based on average of two (2) cars per
single family residence.
Note: The demand for police service is
determined by socio-economic, legislative and other forces which do not lend
themselves to predictability. Therefore, projections are made from historical
data only. (There has been a 13.96% increase in calls for police service from
1996 to 1997)
EMERGENCY SERVICES:
If zoning petition is approved there will
be an increase in E911 call volume. The increase may negatively affect the
Department's call answering speed and service level.
Addressing of all proposed properties
identified within the petition must comply with the County's addressing
standards to reduce the likelihood of a delay in response time.
All gate codes must be provided to the
local 911center providing call reception for emergency and non-emergency
requests.
Increase traffic volume without road
improvements may increase response times of emergency response vehicles thereby
reducing effective delivery of emergency services.