PROPOSED ZONING NUP (NEIGHBORHOOD UNIT
PLAN) – 2.44 UNITS* PER
PROPOSED USE RESIDENTIAL SUBDIVISION – 15-LOTS*
EXISTING ZONING AG-1 (AGRICULTURAL)
EXISTING USE TWO SINGLE FAMILY RESIDENCES
LAND
USE MAP RESIDENTIAL
– 1 TO 2 UNITS PER
LOCATION
387.40 FEET OF FRONTAGE
PARCEL SIZE 6.15 ACRES
SMALL AREA 214
LL 134, DISTRICT 1/1
COMMISSION DISTRICT 3
OWNER PAUL & CYNTHIA KENWOOD
PETITIONER GREENVIEW DEVELOPMENT, LLC
REPRESENTATIVE PETE HENDRICKS
APPLICANT'S INTENT To develop a 15-lot* single family residential development on 6.15 acres at a density of 2.44 units* per acre.
Department of Environment
and Community Development
Recommendation
Community Zoning Board
Recommendation
August 15, 2006
The Community Zoning Board recommended approval of this petition per
Staff's recommendation.
Board of Commissioners Recommendation
September 6, 2006
30-DAY DEFERRAL
The Board of Commissioners deferred this petition for 30 days in order to
give time for the applicant to work with the Wynbridge community adjacent to
the subject site to the east. Staff notes that since the Board of Commissioners
hearing, the applicant has submitted a revised the site plan indicating a
30-foot wide landscape strip planted to buffer standards along the east
property line adjacent to the subdivision noted above.
This
will be the second public hearing.
SUBJECT SITE AND SURROUNDING AREA:
SUBJECT SITE:
The 6.15 acre subject site is
located along the south side of
NEARBY AND ADJACENT
PROPERTIES/ZONINGS: RESIDENTIAL
** North – Use:
Petition: 96Z -002 NFC
Zone: R-4 (Residential)
Density: 2.69 units per acre
Minimum Lot Size: 18,000 square
feet for lots abutting
Minimum Heated Floor Area: 1,400 square feet
** Further North – Use: Pinewalk Subdivision (Existing)
Petition: Z87 -111 NFC
Zone: R-4 (Residential)
Density: 2.57 units per acre
Minimum Heated Floor Area: 1,200 square feet
Minimum
** East - Use: Wynbridge Subdivision (Existing)
Petition: Z86 -118 NFC
Zone: R-3A (Residential)
Density: 1.67 Units per acre
Minimum
Observed Minimum Heated Floor Area: 2,200 square feet
** Further South - Use: Cameron Crest Farms (Existing)
Petition: Z77 -046 NFC
Zone: R-2 (Residential)
Minimum
Observed Minimum Heated Floor Area: 2,000 square feet
** Further Southwest – Use:
Petition: Z89 -061 NFC
Zone: R-4A (Residential)
Density: 2 units per acre
Minimum
** Further West – Use: Single
Family Residential Subdivision (Approved)
Petition: 2002Z -0086 NFC
Zone: NUP (Neighborhood Unit Plan)
Density: 3 units per acre
Minimum Heated Floor Area: 2,200 square feet
Minimum
NEARBY AND ADJACENT
PROPERTIES/ZONINGS: NON-RESIDENTIAL
** Northeast - Use: Approved Church
Petition: 2004U -0002 NFC
Zone: AG-1 (Agricultural)
Density: 509.20 square feet per acre, 3,100 square feet total
** West
- Use:
Petition: 2000U -0009 NFC
Zone: AG-1 (Agricultural)
Density: 1,987.83 square feet per acre, 9,800 square feet total
** Further
Southwest - Use:
Zone: R-2 (Residential)
** West
- Use:
Petition: 2000U -0009 NFC
Zone: AG-1 (Agricultural)
Density: 1,987.83 square feet per acre
** There have been no RECENT DENIALS and there are no MISCELLANEOUS USES/ZONINGS in the immediate surrounding area.
SITE PLAN ANALYSIS:
Based on the applicant's revised site plan submitted to the Department of Environment and Community Development on September 18, 2006, Staff offers the following overview:
LAND USE AND DENSITY
The applicant is proposing to
rezone the subject site from AG-1 (Agricultural) to NUP (Neighborhood Unit
Plan) to develop a 15-lot* single family subdivision on 6.15 acres at a density
of 2.44 units* per acre. The applicant's proposed density of 2.44 units per
acre is inconsistent with the Comprehensive Plan's suggestion of residential
development at a density of 1 to 2 units per acre. It is also inconsistent with
Board action in the immediate area which approved an R-3A (Residential) zoning
on the adjacent property to the east at a density of 1.67 units per acre,
pursuant to Z86 -118 NFC. Staff notes that Cameron Crest Farms Subdivision with
a minimum lot size of 4.5 acres abuts the subject site to the south. Staff
further notes that while densities are higher north of
MINIMUM
The applicant's site plan indicates a minimum lot size of 7,700 square feet for the proposed development. Staff notes that although the proposed minimum lot size exceeds the minimum required per Article 11.2.4 of the Zoning Resolution, it is inconsistent with Board action in the immediate area. Staff notes that the adjacent property to the east is zoned R-3A (Residential) with a minimum lot size of 18,000 square feet. The properties to the south and west are zoned R-2 (Residential) with minimum a lot size of 4.5 acres, and AG-1 (Agricultural) with one acre minimum lot size. Since Staff is recommending a substitute R-3A (Residential) zoning, Staff also supports a minimum lot size consistent with R-3A (Residential) development standards.
MINIMUM HEATED FLOOR AREA
The applicant indicates a minimum heated floor area of 2,700 square feet for the proposed residential development. Staff notes that the applicant's proposal exceeds approved minimum heated floor areas in the area. Staff supports the proposal and will reflect this in the Recommended Conditions.
Article 12E.4 of the Zoning
Resolution requires a minimum 30 foot wide landscape strip along the proposed
future rights-of-way and reservation lines of
Staff notes that the applicant, per the revised site plan indicates a 30-foot wide landscape strip planted to buffer standard along the east property line adjacent to the Wynbridge Subdivision. Staff will reflect the proposal in the Alternate Conditions should the Board of Commissioners choose to approve this petition per the applicant's request.
The applicant's site plan indicates development standards for the proposed NUP (Neighborhood Unit Plan) zoning as follows:
Minimum Front Yard Setback 20 feet
Minimum Side Yard Setback 7 feet
Minimum Rear Yard Setback 25 feet
Minimum Lot Width 70 feet
Staff notes that the applicant's proposed development standards are inconsistent with approved development standards in the immediate area of the subject site. Given that, Staff is recommending a substitute R-3A (Residential) zoning, the proposed development will be required to meet the R-3A (Residential) development standards.
TRANSPORTATION:
Fulton County Traffic anticipates the traffic generation rates as follows: 204 average trips per day and 21 trips at the a.m. peak hour and 22 p.m. trips at the p.m. peak hour. To help mitigate the impact of increased traffic, the Fulton County Traffic Engineer is requiring the applicant to comply with traffic recommendations in the Recommended Conditions.
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
OTHER CONSIDERATIONS
The applicant will need to comply
with Article 34.5.3 of the Zoning Resolution for the provision of
sidewalks/curb and gutters adjacent to
Staff notes that the subject site is within the Northeast Fulton Overlay District. The applicant is required to comply with the district development standards for residential development at the time of application for Land Disturbance Permit.
FINDINGS:
(Article 28.4.1) Planning Staff shall, with respect to each zoning application, investigate and make a recommendation with respect to factors A. through H., 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 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: 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 use as currently zoned.
D. WHETHER THE ZONING PROPOSAL WILL RESULT IN A USE WHICH WILL OR COULD CAUSE AN EXCESSIVE BURDENSOME USE OF EXISTING STREETS, TRANSPORTATION FACILITIES, UTILITIES, OR SCHOOLS.
FINDING: Staff does not anticipate a significant impact on public services and facilities. However, some impact on the surrounding transportation system is expected, but should be mitigated with 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 inconsistent with the density range suggested on the Comprehensive Plan Land Use Map and Board action in the immediate area.
LAND USE PLAN MAP: Residential - 1 to 2 units per acre
Proposed
use/density: Residential Subdivision/ 2.44 Units Per
The Comprehensive Plan Land Use Map suggests
the subject site and the properties to
the east as appropriate for residential development at a density of 1 to 2
units per acre. For the properties to the north across
PLAN POLICIES: The applicant's request is inconsistent with the
following plan policies:
Encourage infill development in residential areas
consistent with neighborhood preservation, transition of uses, and other
Comprehensive Plan policies.
Provide for the protection, preservation and maintenance of existing neighborhoods and residential areas, through County programs, regulations and enforcement mechanisms.
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 development trends in the area and adopted land use policies
support residential development of the subject site.
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 residential
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 residential development is
consistent with the policies and intent of the Comprehensive Plan and with
Board action in the area. Therefore, Staff recommends APPROVAL CONDITIONAL: SUBSTITUTE R-3A (Residential) subject to the
attached Recommended Conditions.
Note: The attached alternate conditions are provided as a
guide should the Board of Commissioners choose to approve this petition per the
applicant's request. The applicant's
agreement to these conditions would not result in a favorable recommendation
from the Staff.
BOARD OF COMMISSIONERS MEETING
On September 6, 2006, the Board of Commissioners recommended this
petition be deferred for 30 days to give adequate time for the applicant's to
meet with the Wynbridge community. Since the Board of Commissioners meeting,
the applicant has revised the site plan to include a 30-foot wide landscape
strip planted to butter standards along the east property line adjacent to the
Wynbridge Subdivision which Staff has included in the Alternate Conditions should
the Board of Commissioners choose to approve this per petition the applicant's
request.
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. Single family detached dwelling units at a maximum
density of 2 dwelling units per acre. 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 heated floor area per dwelling unit shall be 2,700 square feet.
2. To the owner's agreement to abide by the following:
a. To submit a revised site plan to the Department of Environment and Community Development. 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.
3. 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
b. Reserve
for
55 feet from
centerline of
4. 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.
ALTERNATE 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. No more
than 15* total dwelling units, at a maximum density of 2.44* 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 7,700 square feet.
d. The minimum heated floor area per dwelling unit shall be 2,700 square feet.
2. To the owner's agreement to abide by the following:
a. To the revised site plan received by the Department of Environment and Community Development on September 18, 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.
3. To the owner's agreement to the following site development considerations:
a. The applicant is proposing the following setback and development standards:
Minimum Front Yard Setback 20 feet
Minimum
Side Yard 7 feet
Minimum
Rear Setback 25
feet
Minimum Lot Width 70 feet
b. Provide a minimum 30-foot wide landscape strip planted to buffer standards along the east property line adjacent to the Wynbridge Subdivision.
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
b. Reserve
for
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.
APPENDIX
COMMENTS ON PUBLIC SERVICES AND UTILITIES
NOTE:
Various
Road name:
Classification: Minor Arterial
Level of Service: F
Anticipated Traffic Generation Rates:
Average: 204 trips per day
Peak Hour: 21 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 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: 5,100 gallons per day
This project is within the
This project is +/- 50 linear feet from an existing
water pipeline, located along
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: Big Creek
Treatment Plant: Big Creek
Anticipated sewer demand: 4,590 gallons per day
The nearest wastewater pipeline to this project is
onsite, located in Land Lot 134, 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. 13121C0086E.
Approximate floodplain = 0%.
BOARD OF EDUCATION:
# of Proposed Units: 17
|
Schools |
Dolvin Elementary Elementary |
Autrey Mill Middle |
|
|
Estimated
Number of Students Generated |
7 to 10 |
3 to 6 |
3 to 4 |
|
State
Capacity A |
1,025 |
1,250 |
1,675 |
|
Enrollment
B |
943 to 1,001 |
1,214 to 1,290 |
2,052 to 2,178 |
|
Under/
Over State Capacity C |
-82 to -24 |
-36 to 40 |
377 to 503 |
|
Number
of Portable Classrooms |
3 |
0 |
14 |