PROPOSED ZONING CUP (COMMUNITY UNIT PLAN) -
4.56 UNITS PER
PROPOSED USE SINGLE FAMILY SUBDIVISION - 144 LOTS
EXISTING ZONING AG-1 (AGRICULTURAL)
O-I (OFFICE-INSTITUTIONAL) - 2004Z -0048 SFC
EXISTING USE SINGLE FAMILY RESIDENCE/CHURCH
LAND
USE MAP RESIDENTIAL
- 3 TO 5 UNITS PER
NEIGHBORHOOD LIVE-WORK
OFFICE
LOCATION
60.60 FEET OF FRONTAGE
543.02 FEET OF FRONTAGE
PARCEL SIZE 31.64 ACRES
SMALL AREA 704
LL 93, DISTRICT 13
COMMISSION DISTRICT 7
OWNER CLARICE LIVINGTON, EMORY HOLBROOK,
WALTER & ELAINE HUGENTOBLER, CAPITAL CITY BANK & TRUST COMPANY
PETITIONER UNIFIED RESIDENTIAL DEVELOPMENT CO., INC.
REPRESENTATIVE NATHAN V. HENDRICKS, III
APPLICANT'S INTENT To develop a 144-lot single family subdivision on 31.64 acres for an overall density of 4.56 units per acre.
Department of Environment
and Community Development
Recommendation
Community Zoning Board
Recommendation
May 16, 2006
DENIAL
Board of Commissioners'
Action
June 7, 2006
DEFERRAL FOR
60 DAYS
Board of Commissioners'
Action
August 2, 2006
DEFERRAL FOR
60 DAYS
The Board of Commissioners deferred this petition for 60 days to allow the applicant to meet with the community.
THIS WILL BE THE THIRD TIME BEFORE THE BOARD OF
COMMISSIONERS AND THE SECOND PUBLIC HEARING.
SUBJECT SITE AND SURROUNDING AREA:
SUBJECT SITE: Consisting
of 31.64 acres the subject site is located on the west side of
NEARBY AND ADJACENT PROPERTIES/ZONINGS: NON-RESIDENTIAL
** North & East - Use: Commercial Strip to include Maxway and Family Dollar Stores, Popeye's Chicken & Biscuits (Existing)
Petition: Z85-009 SFC
Zone: C-1 (Community Business)
Density:
10,515 Square Feet Per
** South & East
- Use:
Zone: C-2 (Commercial)
Petition: Z85-113 SFC
Density: 10,043 Square Feet Per
** South & East
- Use:
Petition: Z83 -219 SFC
Zone: C-2 (Commercial)
Density:
6,000 Square Feet Per
** South & East - Use: WCC Landscape Services
Petition: Z83 -220 SFC
Zone: C-2 (Commercial)
Density:
6,000 Square Feet Per
** East - Use: Families First Group
Residence (Existing)
Zone: O-I (Office-Institutional)
Petition: 2000Z -0124 SFC
Density: 7,246.38 Square Feet Per
Height: 1-Story
** East - Use: Little
Zone: AG-1 (Agricultural)
Petition: U83 -054 SFC
** East - Use:
Zone: C-1 (Community Business)
Petition: Z93 -064 SFC
Density: 3,018 Square Feet Per
** East - Use: Aaron's Rental/Purchase (Existing)
Zone: C-1
(Community Business)
Petition: 97Z -034 SFC
Density: 9,027 Square Feet Per
** Southeast
- Use:
Zone: C-1 (Community Business)
Petition: Z77 -009 SFC & U89 -023 SFC
Density: 9,163.11 Square Feet Per
** Southeast - Use:
Dollar General Store (Existing)
Zone: C-1 (Community Business)
Petition: Z76 -022 SFC
Density: Not Stated
** Southeast
- Use: Various Retail Businesses (Existing)
Zone: C-1 (Community Business)
Petition: Z82 -048 SFC
Density: Not Stated
** Further East across
Zone: O-I (Office-Institutional)
Petition: Z86 -0113 SFC
Density: Not Stated
** Further East across
Zone: C-1 (Community Business)
Petition: Z78 -033 SFC
Density: Not Stated
** Further East across
Zone: O-I (Office-Institutional)
Petition: Z72 -184 SFC
Density: Not Stated
** Further Southeast across
Zone: C-2 (Commercial)
Petition: Z85 -107 SFC
Density: Not Stated
** Further Southeast across
Zone: C-1 (Community Business)
Petition: Z79 -116 SFC
Density: Not Stated
** North - Use: Biscayne Apartments (Existing)
Petition: Z70 -160 SFC
Zone: A (Medium Density Apartments)
Density:
12 Units Per
** South - Use: Camelot Condominiums (Existing)
Zone: A (Medium Density Apartment)
Petition: Z69-082 SFC
Density: 10.09 Units Per
** Southwest
- Use: Three Lakes Homes Subdivision (Existing)
Zone: TR (Townhouse Residential)
Petition: Z91-038 SFC
Density: 6.8 Units Per
RECENT DENIALS IN AREA:
** On April 3, 2002, pursuant to 2001Z -0081 SFC, the Fulton County Board of Commissioners denied a rezoning from AG-1 (Agricultural) to A (Apartments) for 256 apartments at a density of 13.90 units per acre on a portion of the subject site.
** On August 7, 2002, pursuant to 2001Z
-0139 SFC, the Fulton County Board of Commissioners denied a rezoning from C-1
(Community Business) to C-2 (Commercial) to operate an auto repair center,
sales and brokerage office on
MISCELLANEOUS USES AND ZONINGS IN THE AREA:
** There are no miscellaneous uses in the immediate area.
SITE PLAN ANALYSIS:
Based on the applicant's site plan submitted to the Department of Environment and Community Development on March 26, 2006, Staff offers the following considerations:
The applicant is requesting to
rezone the subject site from AG-1 (Agricultural) and O-I (Office-Institutional)
to CUP (Community Unit Plan) to develop a 144-lot subdivision on 31.64 acres at
a density of 4.56 units per acre. The
proposed land use at the requested density is partially consistent with the
2025 Comprehensive Land Use Plan Map which suggests residential development at
a density of 3 to 5 units per acre along the westerly portion of the site. On the north side of
Staff notes that there are no
other CUP (Community Unit Plan) developments in the immediate area. However, the location of the property is
unique because it transitions from lower density residential development west
of the site (Meadows Subdivision) and higher density residential development north
of the site (Biscayne Apartments) to higher density commercial uses along
The applicant is proposing a minimum lot size of 3,000 square feet. Staff notes that the subject site abuts the Meadows Subdivision along the west property line which has a minimum lot size of 9,000 square feet per the R-4 (Residential) standards. Staff is of the opinion that perimeter lots on the subject site adjacent to the Meadows Subdivision should be 9,000 square feet to be consistent with existing single family development in the area. Therefore, Staff shall include a minimum lot size of 9,000 square feet on perimeter lots adjacent to the Meadows Subdivision in the attached Recommended Conditions.
Pursuant to the Letter-of-Intent, the applicant is proposing a minimum heated floor area of 1,200 square feet. This exceeds the minimum heated floor area required for R-4 (Residential) single family residences which is the adjacent to the site along the west property line. Therefore, Staff shall include a minimum heated floor area of 1,200 square feet in the attached Recommended Conditions.
Per the site plan submitted on March 28, 2006, the applicant is proposing the following minimum building setbacks:
Minimum
front yard: 10 Feet
Minimum
rear yard: 20 Feet
Minimum
side yard: 0 Feet (10 Feet Between Buildings)
Minimum
side corner: 10 Feet
Minimum
Minimum
Staff
notes that the proposed 10-foot front yard setback is not adequate to provide
off street parking. Therefore, Staff recommends a minimum 18 foot setback to
the front of the garage door and a 10-foot building setback. Staff will reflect
this in the Recommended Conditions.
The submitted site plan shows a detention area along the west property line adjacent to existing R-4 (Residential) development. Although it shows the minimum 20-foot landscape strip around the detention pond, Staff if of the opinion that the detention area be setback an additional 50 feet from the west property line to lessen the impact on the adjacent residential development. Staff shall add the additional 50-foot setback in the attached Recommended Conditions.
Staff also has traffic safety
concerns about the location of driveways on the proposed lots immediately as
you enter the development from
Staff notes that there is an existing gas easement that runs through
the western portion of the property. Article 34.5.10 of the Fulton County
Zoning Resolution states that no buildings used for human occupancy shall be
permitted within (40) feet of any easement containing a gathering or
transmission line as defined in this Resolution. Staff notes that there appears to be a few
lots that may not be able to meet this standard. An accurate determination cannot be made
until such time the applicant files for a Land Disturbance Permit (LDP).
Staff notes that state waters are located on the subject site. Pursuant to the South Fulton Tributary Protection Ordinance, the applicant is required to provide a 75-foot undisturbed buffer and a 15-foot impervious setback and a 10-foot improvement setback as measured from the top of the bank on both sides of all state waters on the site plan. The site plan shows compliance to the above standards.
Article 18.2.1 of the Zoning Resolution
requires single family residential development to provide a minimum of two
parking spaces per dwelling unit. The applicant will be required to indicate
compliance with parking requirements at the time of application 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
It is Board Policy to provide staggered facades of residential dwellings. Staff shall include this standard in the attached Recommended Conditions should the Board of Commissioners choose to approve this petition.
Staff notes that the submitted site plan indicates a minimum of 6.65
acres of open space to be provided within the development. Pursuant to petition
2005Z -0060, the Board of Commissioners amended the definition of open space on
April 5, 2006 which states that open space may not include required landscape
strips and buffers.
In order to insure proper care and maintenance, all green space
and areas which may be held in common (such as the amenities area) shall be
accessible via dedicated roadways, easements, sidewalks, trails, etc. 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. Staff
will reflect this in the attached Recommended Conditions.
COMMUNITY ZONING BOARD -
MAY 16, 2006
The Community Zoning Board denied the requested petition because they
were of the opinion that commercial uses were more appropriate for the site and
the proposed lot sizes were inconsistent with surrounding residential
development.
SINCE BOC MEETING - JUNE
7, 2006
As of July 26, 2006, the applicant has not submitted any revisions to
the proposed request.
SINCE BOC MEETING - AUGUST
2, 2006
As of September 27, 2006, the applicant has not submitted any
revisions to the proposed request.
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 subdivision, if developed with Staff's Recommended Conditions, is suitable for the subject site given the existing developments in the 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 residential development will not have an adverse effect
on the use or usability of adjacent and nearby properties if developed in
accordance with Staff's 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 economic 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. However, some impact on the surrounding transportation system is expected, but should be mitigated with the incorporation of Staff's Recommended Conditions. 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 residential development is consistent with the density range suggested on the 2025 Comprehensive Plan Land Use Map and Plan Policies.
LAND USE PLAN
MAP: Residential -3 to 5 Units Per
Neighborhood Live-Work
Office
Proposed use/density: Single Family Subdivision /4.56 units per acre
The 2025 Comprehensive Plan Land Use Map
suggests residential development at a density of 3 to 5 units per acre west of
the subject site. Further north and
further south, residential development is suggested at a density of 5 to 8
units per acre. East of the site, the
2025 Comprehensive Plan Land Use Map suggests a live-work neighborhood node on
both sides of
PLAN POLICIES:
Provide for the transition of land uses from higher to lower densities and between different land uses.
Encourage infill development in residential areas consistent with neighborhood preservation, transition of uses, and other Comprehensive Plan policies.
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.
To expand housing opportunities in and near activity nodes and corridors.
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
residential developments north, south and west of the site support residential
development at a density of 4.56 units per acre as it transitions to more
intense non-residential zonings along the Old National Corridor.
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 single family subdivision is not
considered environmentally adverse affecting natural resources, the
environment, or the citizens of
CONCLUSION
TO FINDINGS:
Provided Staff's Recommended Conditions are incorporated into the development of the site, the proposed residential subdivision is consistent with the policies and intent of the Comprehensive Plan. Therefore, Staff recommends APPROVAL CONDITIONAL of this rezoning petition.
RECOMMENDED CONDITIONS
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. The minimum lot size shall be 9,000 square feet along the west property line adjacent to the Meadows Subdivision and 3,000 square feet on all remaining lots.
c. No
more than 144 total dwelling units, at a maximum density of 4.56 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
d. The minimum heated floor area per dwelling unit shall be 1,200 square feet.
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 March 28, 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 green space and areas which may be held in common shall be accessible via dedicated roadways, easements, sidewalks, trails, etc. 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. Minimum front yard: 10 Feet
(18 Feet to Garage Door)
Minimum
rear yard: 20 Feet
Minimum
side yard: 0 Feet (10 Feet Between Buildings)
Minimum
side corner: 10 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 measure from the back of curb.
c. Provide a 50-foot setback measured to the outside limit of the 20-foot landscape strip on the detention pond located along the west property line.
d. No
driveway access shall be allowed on the internal road with 100 feet of
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
55 feet from
centerline of
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. 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 pre-development floodplain. The LDP Storm Water Management Plan shall graphically depict the pre- development floodplain horizontal boundaries and show the BFE.
p. 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.
q. 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: Minor Arterial
Level of Service: C or Better
Road name:
Classification:
Level of Service: C or Better
Anticipated Traffic Generation Rates:
Average: 1,454 trips per day
Peak Hour: 110 AM trips; 149 PM 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.
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.
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: 43,200 gallons per day
This project is within the
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: Morning Creek
Treatment Plant: Camp Creek
Anticipated sewer demand: 33,800 gallons per day
The nearest wastewater pipeline to this project is on
site located in Land Lot 93, District 13.
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. 13121C047E;
Floodplain=approximately 28%.
BOARD OF EDUCATION:
# of Proposed Units: 144
|
Schools |
Heritage Elementary |
Camp Creek Middle |
Banneker High |
|
Estimated
Number of Students Generated |
37 to 60 |
23 to 40 |
25 to 44 |
|
State
Capacity A |
850 |
975 |
1,025 |
|
Enrollment
B |
975 to 1,035 |
935 to 993 |
1,447 to 1,537 |
|
Under/Over
State Capacity C |
125 to 185 |
-40 to 18 |
422 to 512 |
|
Number
of Portable Classrooms |
0 |
2 |
5 |
|
Can
Facility Meet Increased Demand? |
No |
No |
No |
A Updated
Georgia Department of Education
State capacity.
B Projected enrollment is for fall of the 2006-07 school year.
C Positive values indicate numbers of students a facility
is projected to be over state capacity/ negative values indicate
number of students a facility is projected to
be under state capacity.
|
Location |
Average to Average + 1 Std. Deviation |
Comments |
|
One single family unit generates: One single family unit generates: One single family unit generates: One multi-family apart. unit generates: One multi-family apart. unit generates: One multi-family apart. unit generates: One Townhome unit generates: One Townhome unit generates: One Townhome unit generates: |
0.2546 to 0.4195 0.1602 to 0.2754 0.1754 to 0.3033 0.1669 to 0.2944 0.0676 to 0.1253 0.0790 to 0.1470 0.3495 to 0.6368 0.0375 to 0.0534 0.0892 to 0.1119 |
elementary school students per unit middle school students per unit high school students per unit elementary school students per unit middle school students per unit high school students per unit elementary school students per unit middle school students per unit high school students per unit |
|
|
Total Revenue |
Local and other Revenue Sources |
State Revenue |
|
|
$8,497 |
$5,793 |
$2,705 |
TAX ASSESSOR:
Property Tax ID#: 0013-0093-0000-148;
0013-0093-0000-145; 0013-0093-0000-135; 0013-0093-0000-138; 0013-0093-0000-132;
0013-0093-0000-047; 0013-0093-0000-049
Taxes paid on the subject property were
not available at time of print.
FIRE MARSHAL:
Fire Station: #7
Impact: Will
require 2 means of access
Increase water
demand
Increase 911
calls
Increase road
congestion
POLICE DEPARTMENT ZONING IMPACT
STATEMENT:
Beat: 29
Impact Statement on Beat:
Current calls for service: 10,740
Projected calls for service: Unknown
**** Current average response time: 9
minutes
** Increase in the number of residents: 576
* Increase in E-911 calls for service (police, fire, E.M.S.): 1,446
*** Increase in the number of traffic
accidents: 30
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 (
***** 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.
Increase traffic volume without road
improvements may increase response times of emergency response vehicles thereby
reducing effective delivery of emergency services.
Addressing of all proposed properties
identified within the petitions must comply with the County's Addressing
Standard to reduce the likelihood of delay in response time.
City of
The proposed project is located approximately 1.8
miles southwest of the Airport.
Is the proposed project located under protected
airspace for the Airport?
Yes - X No
If yes, the development
will require the completion of Federal Aviation Administration (FAA) form
7460-1, Notice of Proposed Construction or Alteration.
Is the proposed project located within an area of
significant (65 DNL or higher) aircraft noise exposure? {Based on Estimated 2008 Noise Exposure
Contours}
Yes No - X
If yes, is the proposed land-use deemed compatible
according to CFR Title 14, Part 150?
Yes No
For complete information regarding the location of
the property in question relative to aircraft noise exposure and the aircraft
operational environment please refer to the DOA NOMS Developer's Pack on file
at the