2006VC-0122 SFC
PROPOSED ZONING CUP (COMMUNITY UNIT PLAN) -
3.0 UNITS PER
PROPOSED USE SINGLE FAMILY RESIDENTIAL SUBDIVISION – 239-LOTS
TOWNHOMES
- 49 UNITS
EXISTING ZONING AG-1 (AGRICULTURAL)
EXISTING USE VACANT CHURCH CAMP
LAND USE MAP INSTITUTIONAL
LOCATION
103.93 FEET OF FRONTAGE
943.09 FEET OF FRONTAGE
563 FEET OF FRONTAGE
540.81 FEET OF FRONTAGE
541.39 FEET OF FRONTAGE
2,554.15 FEET OF FRONTAGE
PARCEL SIZE 96.14 ACRES
SMALL AREA 607
LL 95, 96, 113, 114, 120, DISTRICT 9F
COMMISSION DISTRICT 7
OWNER KOWETA VISION, LLC
PETITIONER KOWETA VISION, LLC
REPRESENTATIVE MICHAEL HIGHTOWER
APPLICANT'S INTENT To develop a 239-lot single family residential subdivision and 49 townhomes on 96.14 acre at an overall density of 3.0 units per acre. The applicant is also requesting a concurrent variance to delete the required 50-foot buffer and 10-foot improvement setback along the south, west and north property lines except in the area of the proposed townhomes (Article 12L.4.A.3).
Department of Environment
and Community Development
Recommendation
DENIAL: 2006VC-0122 SFC
Community Zoning Board
Recommendation
September 19, 2006
DENIAL: 2006VC-0122 SFC
The Community Zoning
Board recommended approval of this petition per Staff's recommendations.
SUBJECT SITE AND SURROUNDING AREA:
SUBJECT SITE:
The 96.14 acre subject site is a
vacant church camp, and is located on the north side of
** North/East/West - Use: Residential Subdivision (Under Development)
Petition: 98Z-074 SFC/2004ZM -0025 SFC
Zone: CUP (Community Unit Plan)
Density for Single Family Units: 1.25 units per acre
Density for Townhouses: 8 units per acre
Minimum Lot Size (Pods M and Y): 5,500 square feet, 209 Lots
Minimum Heated Floor Area: 1,400 square feet
Minimum Lot Size (Pod X and L): 9,000 square feet, 172 Lots
Minimum Heated Floor Area: 1,600 square feet
Minimum Lot Size (Pods K and N): 9,000 square feet, 210 Lots
Minimum Heated Floor Area: 1,800 square feet)
Minimum Lot Size (Pods J and P): 15,000 square feet, 144 Lots
Minimum Heated Floor Area (Pods J and P): 2,000 square feet
Minimum Lot Size (Pods S and W): 18,000 square feet, 137 Lots
Minimum Heated Floor Area: 2,100 square feet
Pods (G and H) – Townhouses
Minimum Heated Floor Area: 1,152 square feet, 196 units
** Northwest –Use: Single Family Residence (Existing)
Zone: AG-1 (Agricultural)
Observed Minimum Heated Floor: 1,400 Square Feet
** Further North –Use: Mixed use development (Approved)
Zone: MIX (Mixed Use)
Petition: 2001Z -0029 SFC
Density: 4.99 units per acre
Minimum
Minimum Heated Floor: 1,600 square feet for 1-story and 1,800 square feet for two-story houses
** South/Southwest
& Northeast along
Zone: R-2A (Residential)
Petition: Z73 -213 SFC
Density: None Stated
Observed Minimum Heated Floor: 1,400 Square Feet
Minimum
** Further Northeast – Use: Undeveloped (Approved)
Petition: 2002Z -0098 SFC
Zone: R-5 (Residential)
Density: 1.95 units per acre
Minimum
Minimum Heated Floor Area: 1,600 square feet for 1-story dwelling units and 1,800 square feet for 2-story dwelling units
** Further East - Use: Single Family Subdivision (Approved)
Zone: R-4A (Residential)
Petition: 2003Z -0053 SFC
Density: 2.0 Units Per
Minimum
Minimum Heated Floor: 1,400 square feet
** MISCELLANEOUS USES/ZONINGS IN THE AREA
** There have been no RECENT DENIALS and there are no MISCELLANEOUS USES/ZONINGS in the immediate area.
SITE PLAN ANALYSIS:
Based on the applicant's site plan submitted to the Department of Environment and Community Development on July 25, 2006, Staff offers the following considerations:
LAND USE AND DENSITY
The applicant is proposing to rezone the subject site from AG-1 (Agricultural) to CUP (Community Unit Plan) to develop a 239-lot single family residential subdivision and 49 townhouses on 96.14 acres at an overall density of 3.0 units per acre. Staff notes that although the subject site is a vacant church camp and is one of the many church facilities throughout the County that are reflected on the 2025 Land Use Plan Map as Institutional Use, the site is surrounded by properties designated by the Plan Map as appropriate for residential development at 1 to 3 units per acre. Staff is of the opinion that the potential for future institutional use of the site is limited and that the applicant's petition for residential development is appropriate. Staff is further of the opinion that the applicant's proposed density of 3.0 units per acre is consistent with Plan policies and Board action in the area. Therefore, Staff recommends APPROVAL CONDITIONAL of this petition subject to the attached Recommended Conditions.
MINIMUM
The applicant indicates a minimum lot size of 6,000 square feet for interior lots and 7,500 square feet for perimeter lots. The applicant's proposal is inconsistent with Board action in the immediate area of the subject site. Staff notes that the subject site is surrounded to the west, north and east by a CUP (Community Unit Plan) zoning, pursuant to 98Z -074 SFC which was approved with numerous Pods with lot sizes ranging from 5,500 to 18,000 square feet. Pod N and Pod X are located adjacent to the subject site to the west and east respectively with a minimum lot size of 9,000 square feet for each lot. Staff notes that although some pods with a minimum lot size of 15,000 square feet abut the subject site, the majority of subject site is surrounded by Pods with a minimum lot size of 9,000 square feet. Given this, and to maintain development consistency in the immediate area, Staff recommends a minimum lot size of 9,000 square feet. Staff will reflect this in the Recommended Conditions. Staff further notes that the location of the proposed townhouses to the north is appropriate given the proximity to previously approved townhouses within the CUP (Community Unit Plan) development, pursuant to 98Z -074 SFC.
The applicant has not indicated a minimum heated floor area for the proposed development. Staff notes that recent Board action in the immediate area of the subject site is the approval of a CUP (Community Unit Plan) zoning with a minimum heated floor area ranging from 1,600 to 2,100 square feet for detached single family units and 1,152 square feet for the townhouse units, pursuant to 98Z -074 SFC. To maintain development consistency in the immediate area, Staff recommends a minimum heated floor area of 1,800 square feet for the detached single family lots and a minimum 1,150 square feet for townhouse units. Staff will reflect this in the Recommended Conditions.
BUILDING SETBACKS
The applicant proposes the following setbacks and development
standards for the proposed CUP (Community Unit Plan) development:
|
Min. Lot Size |
Min. Front
Setback |
Min. Side
Setback |
Min. Side
Corner |
Min. Rear
Setback |
Min. Lot Width |
Min. Lot Depth |
|
6,000 square feet |
20 feet |
5 feet |
20 feet |
10 feet |
60 feet |
100 feet |
|
7,500 square feet. |
20 feet |
5 feet |
20 feet |
10 feet |
70 feet |
108 feet |
Staff notes that the applicant's proposed development standards are consistent with approved development standards in the immediate area of the subject site except for the front yard and rear yard setback. As noted above, the applicant is proposing a minimum front yard setback of 20 feet and rear yard setback of 10 feet. Pursuant to 98Z -074 SFC, the Board of Commissioners approved a CUP (Community Unit Plan) zoning adjacent to the subject site with a minimum front yard and a rear yard setback ranging from 25 feet to 35 feet. To maintain development consistency in the area, Staff recommends a minimum front yard and rear yard setback of 25 feet. Staff will reflect this in the Recommended Conditions.
LANDSCAPE STRIPS AND BUFFERS
In accordance with Article 12L.4.A.3 of the Zoning Resolution, all AG-1 (Agricultural) and residentially zoned developments shall provide a minimum 50 foot wide buffer and 10 foot improvement setback along any internal property line adjacent to a residential zoning and/or use. The applicant is requesting a concurrent variance as follows:
To delete the required 50 foot
wide buffer and 10 foot improvement setback along the south, west and north
property lines except in the area of the proposed townhomes. (Article 12L.4.A.3)
In accordance with Article 22.3.1 of the Zoning Resolution, Staff has evaluated the concurrent variance request to determine if a hardship exists. Staff is of the opinion that the applicant has failed to demonstrate a valid hardship. Staff is further of the opinion that if there is hardship, it is self imposed, and that relief, if granted, would not be in harmony with the general purpose and intent of the Zoning Resolution, and that it would be in violation of the Cliftondale Overlay development standards. Therefore, Staff recommends DENIAL of the concurrent variance request.
PARKING
Article 18 of the Fulton County Zoning Resolution requires 2 parking spaces per single family dwelling. The applicant must comply with the above standards at the time of obtaining a (LDP) Land disturbance Permit.
TRANSPORTATION
Fulton County Traffic anticipates the traffic generation rates as
follows: 2,668 average trips per day and 206 trips at the a.m. peak hour and 268
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.
ENVIRONMENTAL
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's site plan does not indicate compliance with Article
34.5.3 pertaining to the placement of sidewalk/curb and gutter along
Staff notes that it is Board policy to provide staggered front facades
for all residential development in
Staff notes that it is Board policy that a minimum 50 foot principal
building setback be provided adjacent to AG-1 (Agricultural) zoned properties.
The applicant's site plan does not indicate compliance with the policy. The
applicant is required to comply with the policy at the time of application for
Land Disturbance Permit. Staff will reflect this in the Recommended Conditions.
Staff notes that the submitted site plan contains open space internal to
the development. In order to
insure proper care and maintenance, 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. Staff will reflect this in the
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 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 detached and townhouse development, if developed with Staff's Recommended Conditions, is suitable for the subject site given the existing and anticipated low density 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 institutional suggestion of the Comprehensive Plan Land Use Map, however, the proposed residential development is consistent with the Plan Map's suggestion for the surrounding area.
LAND USE PLAN MAP: Institutional
Proposed
use/density: Residential Subdivision/ 3.0 Units Per
The Comprehensive Plan Land Use Map suggests
the subject site as appropriate for Institutional Use. The surrounding
properties are designated by the Plan Map as appropriate for residential
development at a density of 1 to 3 units per acre. For the properties to the southeast, the Plan
Map suggests residential at 1 to 2 units per acre. For the properties to the
northwest and further north, the Plan Map suggests Neighborhood Living-Working
corridor along
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.
Encourage the development of a
diverse mix of housing types, housing sizes, and price/rents in response to the
current and projected needs of County residents.
F. WHETHER
THERE ARE OTHER EXISTING OR CHANGING CONDITIONS AFFECTING THE USE AND
DEVELOPMENT OF THE PROPERTY WHICH GIVE SUPPORTING GROUNDS FOR EITHER APPROVAL
OR DISAPPROVAL OF THE ZONING PROPOSAL.
FINDING: Existing zonings
and current residential development trends in the area and adopted land use policies
support this request for residential development.
G. WHETHER
THE ZONING PROPOSAL WILL PERMIT A USE WHICH CAN BE CONSIDERED ENVIRONMENTALLY
ADVERSE TO THE NATURAL RESOURCES, ENVIRONMENT AND CITIZENS OF
FINDING: The proposed
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 subject to the attached Recommended
Conditions. Staff is of the opinion that the hardship for the concurrent
variance is self imposed, and that it would not be in harmony with the intent
of the Zoning Resolution. Therefore, Staff recommends DENIAL of the concurrent variance.
COMMUNITY ZONING BOARD HEARING
On September 19, 2006, the Community Zoning Board recommended approval of
the petition and denial of the concurrent variance request per Staff's
recommendations.
RECOMMENDED CONDITIONS
If this petition is approved by the Board of Commissioners, it should be APPROVED CUP (Community Unit Plan) CONDITIONAL subject to the owner's agreement to the following enumerated conditions. Where these conditions conflict with the stipulations and offerings contained in the Letter of Intent, these conditions shall supersede unless specifically stipulated by the Board of Commissioners.
1. To
the owner's agreement to restrict the use of the subject property as follows:
a. No more than 239 detached single family
and 49 townhouse units at a maximum density of 3.0 dwelling units per acre
based on the total acreage zoned, whichever is less. 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
b. The minimum lot size shall be 9,000 square feet.
c. The minimum heated floor area per unit for detached single family dwelling units shall be 1,800 square feet.
d. The minimum heated floor area for townhouse dwelling units shall be 1,150 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 July 25, 2006. Said site plan is conceptual only and must meet or exceed the requirements of the Zoning Resolution and these conditions prior to the approval of a Land Disturbance Permit. The applicant shall be required to complete the concept review procedure prior to application for a Land Disturbance Permit. Unless otherwise noted herein, compliance with all conditions shall be in place prior to the issuance of the first Certificate of Occupancy.
b. All
areas including detention ponds which are not part of an individual lot and
held in common 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.
|
Min. Front
Setback |
Min. Side
Setback |
Min. Side
Corner |
Min. Rear
Setback |
Min. Lot Width |
|
25 ft |
5 ft. |
20 ft. |
25 ft. |
70 ft. |
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 as measured from the back of curb.
c. Provide a minimum 50-foot principal building setback from peripheral property lines adjoining properties zoned AG-1 (Agricultural).
4. To the owner's agreement to abide by the following traffic 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
30 feet from
centerline of
30 feet from
centerline of
b. Reserve
for
55 feet from
centerline of
c. Provide a minimum 5 foot wide mulched pedestrian trail to and around the lake.
5. To the owner's agreement to abide by the following:
a. Prior to submitting the application for a (LDP) with the Department of Environment and Community Development, Development Review Division, arrange to meet with the Fulton County Traffic Engineer. A signed copy of the results of these meetings will be required to be submitted along with the application for a Land Disturbance Permit.
b. Prior to submitting the application for an LDP, arrange an on-site evaluation of existing specimen trees/stands, buffers, and tree protection zones within the property boundaries with the Fulton County Arborist. A signed copy of the results of these meetings will be required to be submitted along with the application for an LDP.
c. Prior to submitting the application for an LDP, the developer/engineer shall contact the Public Works Department, Water Services Division, and arrange to meet on-site with an engineer from the Surface Water Management Program (SWMP), who is responsible for review of Storm Water Concept Plan submittals.
d. Prior
to submitting the application for an LDP, the developer and/or engineer shall
submit to the SWMP, through the Development Review Division, a project Storm
Water Concept Plan. This concept plan shall indicate the preliminary
location of the storm water management facilities intended to manage the
quality and quantity of storm water. The concept plan shall specifically
address the existing downstream off-site drainage conveyance system(s) that the
proposed development surface runoff will impact, and the discharge path(s) from
the outlet of the storm water management facilities to the off-site drainage
system(s) and/or appropriate receiving waters. As part of the Storm Water
Concept Plan submittal, a preliminary capacity analysis shall be performed by
the engineer on the off-site drainage system(s) points of constraint. The
capacity analysis shall determine the capacity of all existing constraint
points, such as pipes, culverts, etc. from the point of storm water discharge
at the proposed development site boundary downstream to the confluence of the
receiving drainage course at a point where the drainage area is at least ten
times the proposed development site area and the next downstream drainage area
having a drainage area of fifty acres or more. The critical capacity
points shall be selected based upon the engineer's field observation,
professional judgment, and limited field survey data. The analysis shall
identify the downstream properties pre and post-development 100-year water
surface elevations, and for any post-development water surface elevation
increase exceeding 0.05 feet, the developer shall acquire the applicable
offsite drainage easement to accommodate the 100-year storm flow through
impacted properties. Where
e. Where storm water currently drains by sheet flow and it is proposed to be collected to and/or discharged at a point, such that the discharge from the storm water management facility outlet crosses a property line, such discharge shall mimic pre-development sheet flow conditions. A description of the method proposed to achieve post-development sheet flow conditions shall be provided as part of the Storm Water Concept Plan. Should the method to achieve sheet flow across an external property line be unsuccessful, the developer shall acquire an easement(s) from the point of discharge to a point down gradient at a live dry weather stream sufficient to contain the 25 year storm flow or other location as approved by the Director of Public Works. This condition will not apply when the storm water management facility is designed and approved to discharge directly to a stream or watercourse.
f. A draft of the Inspection and Maintenance Agreement required by Fulton County Code Section 26-278 shall be submitted to the Department of Public Works with the Storm Water Concept Plan.
g. The Inspection and Maintenance Agreement shall provide that all storm water management/detention facility outlet control structures shall be inspected, photographed, and cleaned, if necessary, on a monthly basis, by the owner. The Inspection and Maintenance Agreement shall require that the design engineer shall prepare an operation and maintenance guidance document, for use by the owner and/or any professionals retained by the owner, to plainly describe the basic operational function of the facility(ies), including a description of a permanent marker post(s) which shall indicate that the level of sediment which, if exceeded, requires sediment removal. The Inspection and Maintenance Agreement shall require an annual operation and maintenance report for all storm water management/detention facilities be prepared by a licensed design professional and submitted to the SWMP. The annual report shall include monthly inspections, photographs, and documentation of the cleaning of storm water management/detention facilities outlet control structure(s) as well as an operational assessment of the facilities indicating that they do, or do not, function as described in the design guidance document (described above), and if they do not, a description of the specific actions to be taken to allow the facilities to function as intended.
h. The required Inspection and Maintenance Agreement shall be recorded with the Clerk of Superior Court prior to issuance of an LDP, Grading Permit, or Building Permit associated with the development.
i. The engineer/developer is required to submit, along with the application for an LDP, signed documentation verifying approval of the Storm Water Concept Plan.
j. Where paved parking areas (including access aisles) are proposed to exceed 5,000 square feet, the storm water management facilities shall be designed to reduce pollutants such as oil, grease and other automobile fluids that may leak from vehicles. A general description, or concept, of the storm water management facilities proposed to achieve the removal of such pollutants shall be submitted with the Storm Water Concept Plan. A detailed design of such facilities shall be included in applicable documents for a land disturbance permit.
k. With the application for an LDP, provide documentation (such as channel cross-sections, centerline profile, etc.) describing the geometry of those existing natural streams, creeks, or draws within the proposed development boundary which in the design engineer's judgment are at risk of erosion due to increased flow, provide a description of the basis utilized in judging areas to be at risk, and provide details on the Storm Water Management Plan of the post-development channel bank protection measures.
l. The developer/engineer shall demonstrate to the County by engineering analysis submitted with the LDP application, that the discharge rate and velocity of the storm water runoff resulting from the development is restricted to seventy-five percent (75%) of the pre-development conditions for the 1-year frequency storm event, up to and including the ten (10)-year frequency storm event.
m. Drainage from all disturbed areas shall be collected and conveyed to a storm water management facility provided as part of the development. The Storm Water Concept Plan shall identify any proposed areas with incidental and minor release of storm water not conveyed to such facilities, subject to the approval of the Director of Public Works. Plans for any land disturbance permit shall show all proposed drainage patterns for the proposed development after its completion. Any incidental release of unmanaged or untreated storm flows from any disturbed portion of the developed property shall be allowed only with the approval of the Director of Public Works. Other than minimal incidental flows shall be specifically approved by the Director of Public Works. Bypass flows will not be permitted except from undisturbed areas within a buffer or other protected easement. Final plans shall provide for collection, conveyance and treatment of all approved incidental flows from developed lots or parcels, individual residences or building structures.
n. Storm water management facility(ies) volumes shall be designed to achieve water quality treatment, channel protection, over bank flood protection and extreme flood protection, in accordance with the Georgia State Storm water Manual, except that the duration of release for water quality treatment shall be 48 hours.
o. Approval of this Zoning Case and/or associated Concept Plan that depicts proposed conditions that are inconsistent with county design requirements and standards does not constitute a waiver of such requirements, unless specifically stipulated during the zoning case hearing, by the Board of Commissioners.
p. The developer/engineer is responsible to submit with the application for Land Disturbance Permit (LDP) a floodplain hydrology and hydraulic study. This floodplain study shall establish the on – site pre – development 100 – year storm frequency Base Flood Elevation (BFE) of the pre – development floodplain. The LDP Storm Water Management Plan shall graphically depict the pre – development floodplain horizontal boundaries and show the BFE.
q. The developer/builder at the Building Permit application, shall demonstrate to the County, that each lot and/or building site with established 100 – year pre – development floodplain BFE, complies with the County's floodplain lowest floor elevation requirement, prior to the inspection and approval of the structure's foundation under construction. The FEMA Elevation Certificate shall be utilized to demonstrate that the top of the structure lowest floor complies with county requirements.
r. The developer/builder, at the Building Permit application shall provide to the County a lot site grading plan that shows the BFE and graphically depicts the pre – development 100 - year floodplain horizontal boundary, and proposed structure foundation location , including lot's buildable area required by the County code.
APPENDIX
COMMENTS ON PUBLIC SERVICES AND UTILITIES
NOTE:
Various
Road name:
Classification:
Level of Service: C or better
Road name:
Classification:
Level of Service: C or better
Road name:
Classification: Collector
Level of Service: C or better
Road name:
Classification:
Level of Service: C or better
Anticipated Traffic Generation Rates:
Average: 2,668 trips per day
Peak Hour: 206 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 includes a public
swimming pool as defined in the regulations including spas, whirlpools, etc., the
owner or contractor must submit plans for review 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.
This department is requiring that all existing
structures to be demolished must be inspected by a certified pest control
operator to insure that the premise is rat free. If evidence of rodent infestation is found, the
property must be baited prior to demolition.
If this proposed development includes an existing
individual onsite sewage management system(s), and the system(s) will be
abandoned, it shall be abandoned in accordance with
If this proposed development includes an existing
individual onsite water supply system(s), and the system(s) will be abandoned,
it shall be abandoned in accordance with
WATER AND WASTEWATER (SEWER):
WATER:
Anticipated water demand: 86,400 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: Deep Creek
Treatment Plant: Camp Creek
Anticipated sewer demand: 77,760 gallons per day
The nearest wastewater pipeline to this project is
+/- 50 linear feet located in Land Lot 120, District 9F.
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. 13121C0451E.
Approximate average floodplain= 14%.
BOARD OF EDUCATION:
# of
Proposed Units: 239 single family & 49 townhouses
|
Schools |
Renaissance Elementary |
Sandtown Middle |
|
|
Estimated
Number of Students Generated |
75 to 109 |
39 to 60 |
48 to 67 |
|
State
Capacity A |
850 |
|