HomeMy WebLinkAboutPacket - PC - 06-26-2007 City of Milton
Deerfield Professional Centre 13000 Deerfield Parkway Building 100, Suite 107 E Milton, GA 30004
PLANNING COMMISSION AGENDA
Tuesday, June 26, 2007, 7:00 pm
Agenda Item Description Meeting
Dates**
Staff
Recommendation
PC
Recommendation
I. Invocation
II. Call to Order
III. Pledge of
Allegiance
IV. Public Comment
V. Approval of
Minutes
Minutes from the May 22,
2007 Planning Commission
Meeting
Approval
VI. Amendment of
By-Laws Approval
VII. REZONINGS
Deferred
A. RZ07-003
VC07-003
12608 Crabapple Road to
rezone from AG-1 to MIX to
develop 12,000 square feet
of Commercial and 31 units
of Residential and a 2 part
concurrent variance to
reduce the 75-foot buffer
and 10 –foot improvement
setback to a 10-foot
landscape strip adjacent to
residential and to increase
the number of stories to 3
and 40 feet high
by Trinity Land Group,LLC
CZIM-4/25/07
DRB-7/10/07
MCC-7/12/07
Denial
Denial
Deferral until 6/26/07
PC Meeting
VIII. REZONINGS
New
A. RZ07-005
VC07-002
855 Mayfield Road
To rezone from AG-1 to MIX
to develop a total of 16,685
sq.ft. of medical and
general office; 4,000 sq.ft of
commercial; and 10
residential units.
Request to reduce the 75-
foot buffer and 10-foot
improvement setback to a
15-foot landscape strip
adjacent to AG-1by Milton
Medical Holdings, LLC c/o
Jay Davis.
CZIM-5/23/07
DRB-6/3/07
MCC-7/12/07
Denial
Denial
**Meeting Codes: CZIM-Community Zoning Information Meeting; DRB-Design Review Board;
CDRM-Community/Developer Resolution Meeting; PC-Planning Commission; MCC-Mayor and City Council
W:\Board of Commissions\Planning Commission\Master PC Agenda 6 26 07\6 26 07 Link Folder\PCAGENDA
JUNE.doc
1
City of Milton
Deerfield Professional Centre 13000 Deerfield Parkway Building 100, Suite 107 E Milton, GA 30004
Agenda Item Description
Meeting
Dates**
Staff
Recommendation
PC
Recommendation
IX. Zoning Text
Amendments
A. RZ07-006 Article 33.25.B.1.c;
33.25.C.1.c.; 33.25.D.1.h;
33.25.E.2.h; 33.F.1.h.;
33.25G.2.h. to increase the
height of a flag pole from 20
feet to 25 feet
MCC-7/12/07 Approval
X. ADJOURN
**Meeting Codes: CZIM-Community Zoning Information Meeting; DRB-Design Review Board;
CDRM-Community/Developer Resolution Meeting; PC-Planning Commission; MCC-Mayor and City Council
W:\Board of Commissions\Planning Commission\Master PC Agenda 6 26 07\6 26 07 Link Folder\PCAGENDA
JUNE.doc
2
By-Laws of the City of Milton Planning Commission
Article I
Establishment
Section 1: The Planning Commission is created per Chapter 2, Administration, Article 3, City
Advisory Boards, Commissions and Authorities, of the City of Milton Code of Ordinances, and its
membership has been appointed by the Mayor and City Council based on the composition and term
requirements as required therein.
Section 2: As allowed by Chapter 2, Administration, Article 3, City Advisory Boards, Commissions
and Authorities, of the City of Milton Code of Ordinances, the Commission hereby adopts the rules,
procedures, and guidelines for the transaction of its business as referenced herein.
Article II
Purpose
Section 1: The Planning Commission is an advisory board which reports its findings and
recommendations to the Mayor and City Council. The Planning Commission is charged with actively
participating in the creation of Milton’s Comprehensive Plan and thereafter proactively recommending
changes to that Comprehensive Plan, as required, to insure that it is consistent with the wants and needs of
the residents and property owners of the City of Milton.
Section 2: The Planning Commission is charged with evaluating proposed rezonings, use permits,
concurrent variances, zoning ordinance amendments and changes to the zoning map in relation to the
Comprehensive Plan and making its recommendations based on the following seven (7) factors:
The Planning Commission bases its decisions on compliance with the established policy of the
Comprehensive Plan and other related Plans and through an investigation and recommendation with
respect to the seven (7) factors listed below:
A. Whether the zoning proposal will permit a use that is suitable in view of the use
and development of adjacent and nearby property;
B. Whether the zoning proposal will adversely affect the existing use or usability of
adjacent or nearby property;
C. Whether the property to be affected by the zoning proposal has a reasonable
economic use as currently zoned;
6/21/2007 Revision 1
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;
E. Whether the zoning proposal is in conformity with the policies and intent of the
land use plan;
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; and
G. Whether the zoning proposal will permit a use which can be considered
environmentally adverse to the natural resources, environment and citizens of
Milton.
Section 3: The Planning Commission will proactively evaluate and recommend changes to
subdivision regulations, zoning ordinances and zoning maps as appropriate as well as the overall
planning processes that are utilized in the City of Milton, consistent with the laws of the State of
Georgia.
Article III
Election of Officers
Section 1: This Commission shall elect, yearly, a Chair from among its members.
Section 2: The Commission deems that a chair shall be elected, by a majority of the Commission’s
membership, and shall serve a term as per the Resolution The Chair shall preside over the Commission
and have the right to vote.
Section 3: In addition, the Commission deems it necessary to elect a Vice Chair, by a majority of the
Commission’s membership, who shall serve a term as per the Resolution. In the absence or disability of
the Chair, the Vice Chair shall perform the duties of the Chair.
Article IV
Member Duties
Section 1: Per Chapter 2, Administration, Article 3, City Advisory Boards, Commissions, and
Authorities, of the City of Milton Code of Ordinances, Commission members must attend two-thirds
(2/3) of the meetings in a calendar year. Failure to do so warrants removal from the Commission.
Section 2: Each Member shall share with all other Members and City staff any written material
(including e-mails) received by that Member that is related to a matter before the Planning Commission.
Section 3: No Member shall discuss any matters pending before the Planning Commission outside
of public hearings or public meetings related to such matters.
Section 4: Each Member shall recuse him/herself in the event of any conflict of interest with regard
to a matter pending before the Planning Commission.
6/21/2007 Revision 2
Formatted: Left
Article V
Meetings
Section 1: Regular meetings of the Commission shall be held on the fourth (4th) Thursday of each
month at 7:00 p.m. at the City of Milton City Hall, located at 13000 Deerfield Parkway, Building 100,
Council Chambers, Milton, Georgia 30004.
Section 2: Special Meetings of the Commission may be called by the Chair, provided public notices
are posted as required by law and all members are notified.
Section 3: A quorum shall be present for a meeting of the Commission to begin. A majority of the
members of the Commission (four (4) members) shall constitute a quorum.
Section 4: All meetings shall be open to the public. The staff is directed to draft an agenda for
meetings based on the order of business as follows. The agenda shall be followed unless the Chair
makes a motion to hear items on the agenda out of their assigned order.
1. Pledge of allegiance/invocation
2. Consideration of minutes/actions of previous meetings.
3. Considerations of Rezoning and Use Permit Applications
4. Consideration of Text Amendments to the City of Milton Zoning Ordinance.
5. Consideration of changes to the City of Milton Comprehensive Plan and other
plans.
Section 5: The Chair shall call the meeting to order and read the following statement prior to
consideration of the agenda:
This is a regular meeting of the City of Milton Planning Commission. I am ________________(Chair
person or Vice Chairperson . This is a seven-member Commission appointed by the City of Milton
Mayor and City Council, created for the purpose of holding public hearings and making
recommendations on rezoning, use permits, concurrent variance applications, Comprehensive Land Use
Plan and Plan Map and other related Plans, and amendments to the Zoning Ordinance.
INTRODUCE BOARD MEMBERS
The petitions will be heard in the sequence listed on the posted agenda. I would like to acquaint you with
some of the rules and procedures conducting this meeting.
The applicant, and all those speaking in support of an application, will be allowed a total of ten (10)
minutes to present the petition. The applicant may choose to save some of the time for rebuttal following
the presentation by the opposition.
The opposition will be allowed a total of ten (10) minutes to present its position. If time remains, the
opposition will be allowed to rebut.
Since the burden of proof is upon the applicant, the applicant will be allowed to make closing remarks,
provided time remains with the allotted time.
6/21/2007 Revision 3
The staff of the Community Development Department will be keeping track of time and will inform you
periodically of the remaining time for your presentation.
Each Speaker must fill out a speaker card before speaking and leave it with a staff member of the
Community Development Department.
All speakers will identify themselves by name, address and organization, if applicable, before beginning
their presentation.
Each application has been properly filed with the Department of Community Development. Signs have
been posted on each site, the matter has been advertised and the notices have been mailed to property
owners affected by this zoning as required by the Milton Zoning Ordinance.
The Planning Commission’s recommendation will be forwarded to the City of Milton Mayor and City
Council for final disposition. The Mayor and City Council hearing will be held approximately 3 ½ weeks
from this hearing, on the third (3rd) Thursday of each month at 7:00 p.m. in the Council chambers.
The Community Development Department has reviewed each application in conjunction with various
agencies and departments, both internal and external to the City. Staff’s recommendations, findings, and
conclusions are here before us in written form which has been made available to all petitioners and to
the public.
Demonstration of any sort within the chamber is prohibited, so please refrain from any applause,
dialogue with the person speaking or outburst. Please turn off all cell phones, or place them on silent.
All remarks will be addressed by the Planning Commission. Please show the same respect to the person
speaking that you will expect to receive yourself.
In addition, the applicant shall not submit material to the Planning Commission during the meeting,
unless requested to do so by the Commission. All material that you wish to be reviewed by the
Commission in consideration of your application should be submitted to the staff of the Community
Development Department, to be included in the normal distribution of packages to the Commission.
Finally, to the applicant, if your petition is deferred in accordance with the Milton Zoning Ordinance,
you are required to update or obtain a new sign for reposting. Failure to update or re-post will result in
further delay. THERE ARE NO EXCEPTIONS.
CALL FOR GENERAL PUBLIC COMMENT. Time will be limited to 2 minutes per person, not to
exceed 14 minutes.
Section 6: All applications to the Commission shall be accompanied by the applicant or agent
representing the applicant. Should the applicant or agent for a particular application not be present at the
time the subject application is heard, the application shall be moved to the end of the agenda. Should the
applicant or agent not be available at the time of reconsideration at the meeting, the Commission shall
vote to defer the application to the next available Commission meeting within which time the applicant
shall have met all applicable deadlines for the resubmitted material.
Section 7: Consideration of applications by the Commission shall be as follows:
6/21/2007 Revision 4
1. Call for the first agenda item.
2. The Chair identifies the application.
3. The staff presents the application
4. The Chair calls for the applicant to present the application. (The applicant will have a
time limit of 10 minutes.)
5. The Chair calls for public comment regarding opposition to the application. (There will
be a time limit of 10 minutes for public comments.)
6. The Chair calls for the applicant to present a rebuttal or closing statements, if allotted
time remains.
7. The Chair calls for the opposition to a petition to present a rebuttal, if allotted time
remains.
8. If the opposition has chosen to rebut the applicant rebuttal or closing statement, the Chair
shall call the applicant to present final closing statements, if allotted time remains.
9. The Chair calls the public meeting closed.
10. The Commission addresses questions to the applicant, staff, and the public regarding the
application.
11. The Chair calls for a motion on the application.
12. The Chair calls for a second on the motion.
13. The Chair calls for a discussion on the motion.
14. The Chair calls for a vote on the motion.
Section 8: Decisions of the Commission shall be by a majority vote of the members present. The
Commission may move to recommend approval of an application, approval conditional denial, or
deferral. A vote on a motion resulting in a tie of the members present shall constitute a failed motion.
The commission must take an action on an application if it is on a scheduled agenda.
Section 9: The applicant and all those speaking in support of an application will be allowed a total
of ten (10) minutes to present the petition. The applicant may choose to save some of the time for
rebuttal following the presentation by the opposition. The opposition will be allowed a total of ten (10)
minutes to present its position. However, time may be extended by majority vote. If time remains, the
opposition will be allowed to rebut.
Section 10: The Planning Commission will not accept material submitted to the Commission during
the meeting, unless requested to do so by the Commission. The Commission shall only consider that
material which has been submitted to the Community Development Department and is included in the
normal distribution of packages to the Commission. This shall include the consideration of revised site
plans that have not yet been accepted ore reviewed by the Staff of the Community Development
Department.
Article VI
Modification of Bylaws
Section 1: Except for those requirements regulated by the City of Milton Code of Ordinances, any
of these Procedures may be modified by a majority vote of the Planning Commission at any regular
meeting, provided the amendment was submitted in writing at a previous meeting and that said
notification contains a full statement of the proposed amendment. Any proposed amendment:
1. Must include existing and proposed texts.
6/21/2007 Revision 5
2. Must include a statement of the purpose and intended effect of the proposed change.
6/21/2007 Revision 6
PETITION NUMBER:
RZ07-003
VCO7-003
PROJECT NAME
THE PARK AT CRABAPPLE
PROPERTY INFORMATION
ADDRESS 12608 Crabapple Road
DISTRICT, LAND LOT 212 1135
OVERLAY DISTRICT Cra bapple Crossroads
EXISTING ZONING AG-1 (Agriculf ural)
Use Permit for Church pursuant to U97-60
Use Permit for Cell Tower pursuant to U88-80
ACRES 5.03
PROPOSED ZONING MIX (Mixed Use)
EXISTING USE Church with house and barn
PROPOSED USE 1 2,000 square feet of retail in 2 buildings
15 Condominiums, 2 detached townhomes, and 13 single
family homes for a total of 30 residential units*
OWNER Lee Kim and Young Kim
ADDRESS 1 2608 Crabapple Road, Milton, GA 30004
PETITIONER/REPRESENTATIVE Trinity Land Group, LLC
Peter and Karen Sanders
ADDRESS 30 7 Red Gate Overlook, Canton, GA, 301 1 5
PHONE 770-888-3274
INTENT
To develop 12,000 square feet of retail at an overall density of 2,385.68 square feet
per acre within 2 buildings each containing 6,000 square feet with 15 condos above
the retail; to develop 2 detached townhomes and 13 single family homes for a total
of 30 residential units at an overall density of 5.96 units per acre. The applicant is also
requesting a two part concurrent variance; Part I : To increase the height of the 2
retaillresidential buildings from 30 feet to 40 feet and to allow 3 stories. (Article
12H.3.5.D.l.) Part 2: to reduce the 75-foot undisturbed buffer and 10-foot
improvement setback to a 10-foot landscape strip along the west property line up
to Brunyan Trail ( 12H.3.1 .C.2.) "
*Based on the revised site plan submitted lo the Community Development Deportment on 6/7/07
Prepared by the Community Development Department for the
Planning Commission Meeting on June 26, 2007
6/2 1 /ZOO7 Page 1 of 32
RZOJ-003NC07-003
COMMUNITY DEVELOPMENT DEPARTMENT RECOMMENDATION
CITY OF MILTON PLANNING COMMISSION - MAY 22,2007
DEFERRAL UNTIL JUNE 26,2007 PLANNING COMMISSION MEETING
(The Planning Commission requested the applicant to revise the site plan to reflect the
Staff's recommendation of residential: address the Fire Department's comments; the
Arborist's comments and allow Staff to review the traffic study submitted at the Planning
Commission meeting.)
COMMUNITY DEVELOPMENT DEPARTMENT RECOMMENDATION
(Based on the Revised Site Plan Submitted on 6/7/07)
RZ07-003 - DENIAL
VC07-003- PART 1 & 2 - Df NIAL
*Based on the revised site plan submitted to the Community Development Department on 6/7/07.
Prepared by the Community Development Department for the
Planning Commission Meeting on June 26,2007
612 1 /2007 Page 2 of 32
RZ07-M)3/VCO?-003
LOCATION MAP
'Based on the revised site plan submitted to the Community Development Department on 6/7/07.
Prepared by the Community Development Department for f he
Pbnning Commission Meeting on June 26, 2007
Poge 3 of 32
CURRENT ZONING MAP
*Based on the revised site plan swbrnRted to the Community Development Depadment on 6/7/07,
Prepared by the Community Development Department for the
Planning Commission Meeting on June 26, 2007
6/21 /2007 Page 4 of 32
RZ07-003NC07003
Cmm,- ,HI-- cnn,
i5bge 3tbx Use
W lage 27 7e. Resrrta'
Sl& '2: ?+ Pxident3 .3
Crabapple Crossroads Land Use Plan Map
*Based on the revised site plan submitted to the Community Development Deportment on 6/7/07.
Prepared by the Community Development Department for the
'Planning Commission Meeting on June 26,2007
6/21 /2#7 Page 5 of 32
RZ07M13NC07-003
mo7-003 RECEIVED
I !,-"' , 7 :,.-
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CONCEIT SITE PIAN ,*11 '3
. I-=-I & THE PARK AT CRABAPRE 1 :r .:-
ORIGINAL SITE PLAN
'Based on the revid site plan submitted to the Community Development Department on 6/7/07
Prepared by the Community Development Department far the
Planning Commission Meeting on June 26, 2007
Page 6 of 32
i-; - q - :j ,,:
-: CONCEPT SITE PLAN (f-3 b.. !b r-4 THEPARKATCRABAPPLE 1(1-. - LC Kc 15Y
REVISED SlTE PLAN- JUNE 7,2007
*Based on the revised site plan submitted to the Community Development Department on 6/7/07.
Prepared by the Community Development Deportment for the
Planning Commission Meeting on June 26, 2007
Page 7 of 32
Subject Site
SUBJECT SITE:
The subject 5.03 acre site is zoned AG-1 (Agriculliuralj with existing Use Permits for a
church pursuant to U97-80 and a cell fower pursuant to U88-80. This site is west of the
Crabapple Crossroads intersection and is developed with two buildings and a barn
further to the rear of the property. The site is located within the Live/Work Land Use
designation. Within that designation the subject site is located within Village Mixed Use,
Village Office/Residential, and Sub Village Residential B sub areas.
*Based on the revised site plan submitied to the Community Development Department on 6/7/07.
Prepared by the Cornmunitr Development Department for the
Planning Commission Meeting on June 26, 2007
612 1 12007 Page 8 of 32
RZ07.003lVC07-003
Standards of Review
[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 or not the proposal will permit a use that is suitable in view of the use
and development of adjacent and nearby Property?
The proposed Mixed Use zoning is consistent with the Crabapple Crossroads
Overlay District Land Use Plan that recommends that this site be developed
with Village Mixed Use, Village OfficelResidential and Sub Residential 8.
However, the stated densities are inconsistent with recent policies set by the
Fulton County Board of Commissioners and the Crabapple Crossroads
Overlay District Land Use Plan Map. The recent policy calls for 5 units per acre
within Village Mixed Use and Village Office/Residential and 1.86 units per acre
pursuant to 052-070 located to the east and northeast.
B. Whether or not the proposal will adversely affect the existing use or usability of
adjacent or nearby property?
In Staff's opinion, the proposed development is more intense than recommended
but may have an adverse effect on the use or usability of adjacent and nearby
properties if developed as proposed. Mitigating conditions and perhaps a
different zoning category may provide for a more compatible development than
currently proposed.
C. Whether the property to be affected by the proposal has a reasonable
economic use as currently zoned?
The subject site appears to have a reasonable use as currently zoned with the
operation of the current church on the site.
D. Whether the proposal will result in a use which will or could cause an
excessive or burdensome use of existing streets, transportation facilities, utilities
or schools?
Staff does not anticipate a significant impact on public services and
facilities. However, some impact on the surrounding transportation system is
expected. Mitigation of adverse impacts should be addressed by recommended
conditions.
E. Whether the proposal is in conformity with the policies and intent of the land
use plan?
*Based on the revised site plan submitted to the Community Development Department on 6fJJ07.
Prepared by the Community Devellopment Deportment for the
Planning Commission Meeting on June 26, 2007
6/21 /2007 Page 9 of 32
RZ07-003NC07-003
The proposed mixed use development is inconsistent with some of the policies
and intent of the Crabapple Crossroads Community Plan and the Focus Fulton
2025 Land Use Plan. A brief description of the project is noted below:
Proposed use/density:
Villaqe Mixed Use / 1.03 acresl and ViSlase/Offjce Residential ( 1.1 acres1 -
The proposal is for1 2,000 square feet of retail within two 6,000 Retail/Commercial
buildings at a density of 5,106.38 square feet per acre based on the 2.1 3 acres
within the Village Mixed Use and Village /Office Residential Sub areas. The
proposed use is in conformance with the Village Mixed Use and Village/Office
Residential sub areas: however the proposed retail is inconsistent with the policy
and intent of the Plan and past Board policy of upholding the maximum 100,000
square feet of commercial for the Crabapple Crossroads Overlay District.
Villaae Mixed Use 1 1 -03 acresl and Vil~aaeJOFfice Residential 1 1.7 acresl-
The proposal for fifteen (1 5) condo units to be consfwcted above
retail/comrnercial buildings and 2 detached townhomes for a total of 17 units
of residential at a density of 7.98 units per acre bused on the 2.1 3 acres within the
Village Mixed Use and Village/Office Residential Sub areas. This is in conformance
with the recommended use; however, exceeds the density recommended of 5
units or less per acre for the Village Mixed Use and Village/Office Residential sub
areas.
Sub Villaqe B (2.9 acresl-
The Pjanning Commission asked the applicant to revise their site plan to be in
conformance with the recommended conditions. The applicant had previously
proposed fourteen (1 4) single family detached homes at a density of 4.83 units
per acre based on the 2,9 acres within the Sub Village Residential B sub area. The
applicant submitted a revised site plan that shows a total of 13 single family
detached homes at a density of 4.48 units per acre. This is in conformance
with the recommended use but exceeds the density of 2.5 units or less per acre
for this sub area.
The Milton Cify Council adopted the Focus Fulton 2025 Comprehensive Plan
as the City's Comprehensive Plan on December 21,2006. The proposed
development is partially consistent with the following Plan Policies for the
Crabapple Crossroads Community Plan which was included in the Focus Fulton
2025 Comprehensive Plan:
*Based on the revised site plan submitted to the Community Development Department on 6/7/07'.
Prepared by the Community Development Department for the
Planning Commission Meeting on June 26, 2007
6/2 1 120(1J Page 10 of 32
RZ07-003WC07-003
Increase transportation choices and improve mobility for all users.
Provide opportunities for mixed-use developments that are compatible with
a village-oriented development.
Provide for the transition of land uses from higher to lower intensity land uses
in a pattern that supports village type development.
Provide a variety of housing choices in the Crabapple Crossroads area.
F. Whether there are other existing or changed conditions affecting fhe use and
development of the property which gives supporting grounds for either
approval or disapproval of the proposal?
Staff notes that within the Crabapple Crossroads Community Plan, "Node
Designation" was discussed in detail. This plan was approved by the Fulton
County Board of Commissioners on June 4,2003 pursuant to 20032-01 6.
Previous approved Plans defined a "Neighborhood Node" as a node that:
"Consist of up to 1100,000 square feet of retail and service uses and office uses
not to exceed 20,000 square feet per acre with a maximum of 100,000 square
feet in total office uses. Minor arterials and collectors are appropriate for
neighborhood commercial. Residential development in the neighborhood
node should not exceed five units per acre."
Historically, the Fvlton County Board of Commissioners have considered the
"Neighborhood Node" (1 00,000 cap for retail/commercial] for Crabapple
Crossroads when reviewing and deciding on zoning cases before them. For
example, the proposed rezoning from AG-I to MIX pursuant to 05Z-117 requested
a total of 39,000 square feet of retail/comrnercial. This amount of
retaillcornmercial exceeded the 100,000 allotment by 36,468 square feet:
therefore the amount approved was 2,532 square feet.
Staff has compiled a chart showing the approved zonings and their approved
densities that is included at the end of this report. At this point in time, the
allotted total square footage of 100,000 square feet for both Commercial/Retuil
and Office has been filled and any additional approval of Commercial /Retail or
Office would be inconsistent with the Crabapple Crossroads Community Plan and
policy for the Cra ba pple Crossroads.
G. Whether the zoning proposal will permit a use which can be considered
environmentally adverse to the natural resources, environment and citizens of
the City of Milton?
Staff notes that none of the specimen trees on the site have been proposed for
preservation. According to the City of Milton Arborist, there are trees on the
site that can be preserved and will continue to provide both aesthetic and
*Based on the revised site plan submitted to the Cornmunify Development Deportment on 6/7/07
Prepared by the Community Development Department for the
Planning Commission Meeting on June 26, 2007
612 1 12007 Page 1 1 of 32
RZ07-0031VCO7-003
environmental benefits to the citizens of Milton. The retention of some of the
specimen trees, as recommended by the City Arborist will lessen the adverse
aesthetic affect. The revised site plan shows three specimen trees preserved
within the parking area. After reviewing this revised site plan, the City of Milton
Arborist stated that the proposed locations of the specimen frees to be saved will
most likely not survive because of the proposed parking lot and road on top of
the root systems.
H. Existing uses and zoning of nearby property (See Map following table)
*Based on the revised site plan submitted to the Community Development Department on 6/7/07.
Prepared by the Community Development Department fw the
Planning Commission Meeting on June 26, 2007
6/2 1 /ZOO7 Page 12 of 32
RZ07-0031VCOJ-003
Location
East, North ,
& West
East B
Northeast
'Parcel#
On ~ Map
2
9
12
I
Furher
North
& Northeast
Further
Southeast
Further
Sout hemt
Further
Southeast
Far
Zoning Petition /
Nume/Acreoge
032-1 56/MIX
Crabapple
Crossroads
40.82 Acres
Under Develop
men t
Approved
Square Feet/
Units
Based on Sub
Area
20
21
36,468 sf Office
In Vil Mix
14 units WI Mix
18 units Vil Of/Res
17 units Sub VI! B
50 units Res 0-1
John Wieland
62.87 acres
Under Deveiop
Ment
81 2-78/C-1
Family Dentistry
[City of
Alpharetta]
C-1, AG-I
City of Alpharetta
Government
Center
Approved
Density by
Land Use
Sub Area
(++Exceeds
Plan
Denslty)
14
1
052470/MIX
Crabapple
Crossroads
I 1 -98 acres
Under Develop-
Men t
Approved
Overall
Density
I I
20,OM) sf Comrn. In Vil
Mix
20,000 sf Office
Tn Vil Mix
39 units yil Mix
5 units Vil Off
3 units Sub Vil B
2 units Rural Res
2.532 sf Comm in Vil Mix I
1.61 u/a
7.01 u/a+*
6.35 u/a++
1 1.09u/a++
293.98 sf/
acre
12,039 sf Comm Vil Mix
7 units Vil Mix Res
1 1 1 units Vil/Of Res
8 units Sub Yil A
D5Z-117iM1X
580.06
sflacre
1.74 vla
5 u/a
4 ufa
5 ula
5 ula
1.62 ula
2.55 ula [extra
Unit appoved
for historic
house saved]
7,453.42
sflucre
5.095.04
sflacre
347.87
062-74JC-1
Crabapple
Crossing
63 units Sub Vil B
5 units Rural Res
6 units Res 0-1
1.669.45
Sflacre
1,669.45
sfjacre
12,000 sf Comm in Vil
Mix (Previously
Approved 032- 1 1 53 I
8.203 sf Office ViF Mix
2.58 u/a++
1.5 uJa
1.31 ula
I
032-1 1 5/MIX
40.28 f/ocre
12,000 sf Comm in Vil
'Bused on the revised site plan submitted to the Community Development Department on U7 107
Prepared by the Community Development Department for the
Planning Commission Meeting on June 26, 2007
Page 1 3 of 32
Southeast
Southeast
South
Southwest
West
Further west
b
17
19
18
16
Crabapple
Crossing
(Under
Development)
Mix
31 units Vil OfJRes
16 un~ts Sub Vil B
4.9 u/a
2.5 ula
042-93JMIK
Crabapple
Station
sflacre
19.000 sf Comrn in Yil
Mix
3,m sf Off in Off/Res
28 units vil Mix
11 units Vil Off
19 units Sub Vil A
7 units Sub Vif B
5 ufa
3.42 u/u
3.91 u/a
2.56 u/a
(extra unit
1,155.02 sf/
acre
182.38 sf/
acre
Approved for
Historic House
Saved)
1.7 units/
acre
Min. Heated
'Floor Area
1750 sf
2.0 units/
acre
3.64 units/
acre
842-79/R-3
Crabapple
Chose S/D
(City of Afpharettu]
942-79 / R-4
Arbor North S/D
31 units
U95-75 Cell Tower
AG-1
Crabapple Knoll
Vet Clinic
052-25 / NUP
Approved for
Subdivision
32 units
EXISTING USES AND ZONING MAP
I. Suitability of the subject property vnder the existing zoning district for the
proposed use?
The proposed use can not be developed under the AG-I (Agricultural) district.
The applicant is requesting a higher density of residential as well as commercial
uses that are not permitted under AG-1.
J. Suitability of fhe subject property under the proposed zoning district fur the
proposed use?
*Based on the revised site plan submitted to the Community Development Department on 6/7/07.
Prepared by the Community Development Department for the
Planning Commission Meeting on June 26, 2007
6/2 1 /2007 Page 1 4 of 32
RZOJd031VC07003
The proposed use is suitable for the proposed zoning district of MIX (Mixed Use).
This zoning district allows for a mix of uses as proposed for various types of
residential and commercial development.
K. The possible creation of an isolated zoning disfrict unrelated fa adjacent and
nearby districts.
The proposed rezoning to MIX (Mixed Use) would not create an isolated district.
There is MIX (Mixed Use) on all three sides of the development.
1, Possible effects of the change of the zoning or change in use on the character
of a zoning district or overlay district?
The Staff is of the opinion that the change of the zoning district and the
change in use may have an adverse effect on the character of the existing
zoning district or existing overlay district as currently proposed because allowing
the development to have more square footage than recommended creates
more intensity of development which thwarts the objective of the overall
Crabapple Crossroads Plan. Positive results would occur if it is developed with the
proposed conditions that allow only residential development at the
recommended densities of the Crabapple Crossroads Plan. Development
consistent with fhe plan would solidify the character of the area.
M. Whether the proposed zoning will be a deterrent to the value or improvement
OF development of adjacent property in accordance with existing regulations?
The Staff is of the opinion that the change in the zoning may not be a
deterrent to the value of adjacent properties developed or anticipated to be
developed under existing regulations. Staff notes that the applicant's site plan
shows the connection of an existing public road to the east and the west to be
completed as proposed in the Cra bapple Crossroads Community Plan.
N. The possible impact on the environment, including but not limited to, drainage,
soil erosion and sedimentation, flooding, air qualify and water qualify?
This property, if developed under the proposed zoning district, must conform to
the current Chapter 14 of the Milton City Code regarding Land Development
including Soil and Erosion Control and Flood Damage Prevention. The
proposed rezoning will add approximately 3.9 acres of impervious surface which
is seventy-seven (77) percent of the site. The Crabapple Crossroads
Community Plan requires a minimum of 10 percent open space. The revised site
plan indicates conformance by providing 0.81 acre (1 6%). Staff notes that this 16%
does not include any required landscape strips.
*Based on the revised site plan submitted to the Community Development Department on 6/7/07.
Prepared by the Community Development Department for the
Planning Commission Meeting on June 26, 2007
6/2 1 12007 Page 15 of 32
RZ07-003NC07m3
0. The relation that the proposed zoning bears on the purpose of the overall Land
Use Plan with due consideration given to whether or not the proposed
change will carry out the purposes of this Land Use Plan.
The proposed rezoning as submitted is not consistent with the overall
Crabapple Crossroads Land Use Plan for the area because the proposed
densities for residential and retail/commercial which does not fulfill the purpose
of the Crabapple Crossroads Land Use Plan.
P, The consideraRon of the preservation of the integrity of residential
neighborhoods shall be considered to carry great weight. In those instances in
which property fronts on a major thoroughfare and also adjoins an established
residential neighborhood, the factor of preservation of the residential area shall
be considered to carry great weight.
The proposed zoning is surrounded on three sides by an existing MIX (Mixed
Use] development pursuant to 032-1 56 and 052-070 with similar type development
of residential toward the back and non residential along Crabapple Road.
Q. The amount of undeveloped or zoned land in the general area affected which
has the same zoning or overlay district classification as the proposed
rezoning.
The Existing Use and Zoning Map above indicate that there is little or no
undeveloped or zoned land remaining in the area.
SITE PLAN ANALYSIS
Based on the applicant's revised site plan submitted to the Community Development
Department on June 7, 2007, Staff offers the following considerations:
Cra baople Crossroads Overlay District
BUILDING SETBACKS
Article 12H(l)4 Section B.1 .c of the Crabapple Crossroads Overlay District requires a
maximum building setback along Crabapple Road between 0 to 10 feet maximum. The
applicant's site plan shows compliance with the requirement.
BUILDING HEIGHT
Article 12H.3.5.0.1. of the Northwest Fulton Overlay District requires a maximum height
limit of two stories with the maximvm height 30 feet from average-finished grade to the
bottom of the roof eave. The applicant's letter of intent indicates the two
'Bused on the revised site plan submitted to the Community Development Department on 6/7/07
Prepared by the Community Development Department for the
Planning Commission Meeting on June 26, 2007
612 1 /m7 Page 16 of 32
RZ0743'l3NCO.?-003
commerciallresidential buildings along Crabapple Road are to be developed at a
height of 40 feet. Staff notes that the Crabapple Crossroads Overlay District does not
address building height and therefore it defaults to the Northwest Fulton Overlay District.
The applicant has requested a concurrent variance to increase the number of stories to
3 and a maximum height of 40 feet from average-finished grade to the bottom of the
roof eave. Based on recent Board Policy and the inconsistency of She overall plan, Staff
recommends DENIAL of Part 1 of the concumnt variance VC07-003
LANDSCAPE STRIPS AND BUFFERS
Article F2H.(1) -4.8.1 .a. requires an 8-foot minimum landscape strip along Cra bapple
Road. The site plan appears to be complianf with this requirement.
The site plan indicates a 1 0-foot landscape strip on the west, north and the residential
portion on the east property line north of Branyan Trail. There is a 5-foot landscape strip
along the east property line south of Branyan Trail.
Stuff notes that along the west property line adjacent to the existing MIX (Mixed Use)
pursuant to 032-1 56, where single family residential is proposed south of Banyan Trail, a
75-foot undisturbed buffer and 1 0-foot improvement set back is required per Article
12H.3.1 C.2. The applicant is requesting a concurrent variance to reduce the buffer and
improvement setback to a 10 landscape strip on the west property line south of Branyan
Trail. Staff notes that there is an existing 100-foot power easement along the adjacent
property line to the west between the proposed retail/commercial building and the
residential zoned property IQC~ ted within 032-1 56 to the west. Because the proposed
development is inconsistent with the Crabapple Crossroads Plan's maximum density
and recent Board Policy; Staff recommends DENIAL of Part 2 of the concurrent variance
VC07-003.
It is Staff's opinion that Article 12H.(1) .4.C,4 states that specimen trees should be
preserved to the extent possible. The site plan indicates three trees preserved within the
parking area. The City Arborist has stated that the location of these three specimen
trees within the parking lot and road does not provide adequate space for the root
systems. Preservation of trees could be obtained by compliance with the
Comprehensive Plan and the Cra ba pple Crossroads Overlay District.
PARKING REQUIREMENTS
The following chart illustrates the parking required by Article 18 of the City of Milton
Zoning Ordinance for the proposed uses:
'Based on the revised site plan submitted to the Community Development Department on 6/7/07.
Prepared by the Community Development Deporkmnt for the
Planning Commission Meeting on June 26, 2007
612 1 12007 Page 17 of 32
RZ07-0031VC07-003
Proposed Use
Retail Service Commercial
Minimum Req wirernent
5 spaces per 1,000 sq. ft. of
building area (66 spaces)
SpaeesProvided
62
Staff notes that the two detached townhomes will have their own covered parking. It
appears that the site plan is in compliance with Article 18 as well as the parking
landscape and layout requirements of Article 12H41).
Residential
MlNlMUMM LOT SIZE
The applicant has proposed a total of 30 residential units as follows:
2 spaces per residence for
3 bedroom unit (30
spaces)
30
The applicant" request is consistent with Article 12H(1).6.8.1. and Table 6.1 in the
Cra bopple Crossroads Corn mu nity Plan.
Sub Area
Mixed Use Village/
Village Office/Residential
Mixed Use Village/
Village OfficeJResidentiaI
Sub Village Residential B
MINIMUM HEATED FLOOR AREA
The applicant is requesting the following minimum heated floor areas:
Number and Type I Minimum Lot Size
* Condos - 1,200 square feet
Town homes - 2,250 square feet
Single Family - 2,000 square feet
15 Condos above
Commercial
The applicant's request is consistent with recent approvals in the area.
/A
DEVELOPMENT STANDARDS
The applicant is requesting the development standards as follows:
2 Detached Townhomes
Detached Townhomes - Viljacre Mixed Use and Village Office/Residential - 2 lots
4,597 sq.ft.
1 Townhome - Minimum lot area: 4,597 square feet
1 Townhome - Minimum lot area: 4,628 square feet
13 single family lots 1 4,800 sq .ft.
*Based on the revised site plan submitted to the Community Development Department on 6/7/07.
Prepared by the Community Development Department for the
Planning Commission Meeting on June 26, 2007
Page 18 of 32
It appears that the proposed detached townhomes meet the minimum required
development standards for residential lots up to 4,800 [Article 12H (1 ) .6.) square feet as
follows:
Minimum Lot Frontage - 20 feet
Maximum front yard setback - 10 feet
Minimum side yard setback - 5 feet
Minimum rear yard setback - 5 feet
Sinale Family Lots - Sub Villaqe B (1 3 lots)
Listed below is the applicant's request. Stuff notes that according to Article 12H ( 1) -6.b. 1
that the minimum side yard is 5 feet. The applicant has indicated 10 feet between
buildings, zero lot line. Staff recommends compliance with a minimum 5-foot minimum
side yard with no zero lot line allowed. This will be reflected in the recommended
conditions. In addition, Staff will include a condition of a 5 foot setback for all side
property lines adjacent to a street.
Minimum lot frontage: 40 feet
Minimum 101 size: 4,800 square feet
Maximum front yard: 15 feet
Minimum side yard: 10 feet, zero lot line (combine 10 feet)
Minimum rear yard: 15 feet
Minimum building separation: 10 feet
Retail-Commercial Buildinas - Villaqe Mixed Use and Villaae/Office Residential
The site plan indicates two (2) 6,000 square foot retail/cornrnercial buildings. The
conditions will reflect there shall be 2 buildings at a maximum of 6,000 square feet for
each building of commerciaflretail. The 1 5 condo units will be located above the
retail/commerciu l in both buildings.
OTHER CONSIDERATIONS
The environmental Site Analysis Report (ESA) is sufficient and satisfies the requirement of
the City of Milton Zoning Ordinance.
The applicant is proposing a minimum of 16 percent of the site in open space which
exceeds the 10 percent minimum required by the Crabapple Crossroads Overlay
District, Article 12H (1 34.H. Staff notes that this common area will not be part of any of
the single family residential lots within the development. A Homeowners Association is
required to maintain the open space and it shall be accessible by sidewalks, streets. or
a trail system. Staff has included the condition for open space and the establishment of
a homeowners association in the Recommended Conditions.
*Based on the revised site plan submitted to the Community Development Department on 6/7/07.
Prepared by the Community Development Department for the
Planning Commission Meeting on June 26, 2007
Sf2 1 /2007 Page 1 9 of 32
RZ07-003NC07-003
The site plan indicates that the proposed development will connect the two ends of
Branyan Trail. Staff notes that inter-parcel access shown on the site plun is consistent
with the Crabapple Crossroads Plan.
The subject site is in the Crabapple Crossroads Overlay District of the Northwest Fulton
Overlay District. At the time of application for a land disturbance permit and/or building
permit the applicant will be required to comply with these standards. Prior to the
approval of a permit, the applicant shall be required to meet with the City of Milton
Design Review Board to receive their recommendations.
In part, the Planning Commission recommended deferral to allow the applicant to
address the comments and concerns of the Fire Department. After review of the
revised site plan submitted on June 7,2007 the following comments were made by the
Fire Department: 1 ) Need to show water lines and hydrants; 2) Possibly mark all 20-foot
rod widths as 'No Parking": 3) Show distance between parking spaces as 25 feet; 4)
Show width of road at entrances; 4) Provide current water flow report; 5) The site plan
does not provide accepfable turning radii at the 20 foot wide street in front of the single
family lots. Secondly, the corner turns of the 20 foot wide street behind the single family
lots may not allow sufficient room for fire apparatus to access the homes from the rear.
The submitted traffic study was reviewed by the City Traffic Engineer. Additional
conditions have been included based on that study.
PUBLIC INVOLVEMENT
On April 251h, 2007 the applicant was present at the Community Zoning Information
Meeting held at the Milton City Hall. There were three citizens from the community who
attended. The applicants will be presenting their plun to the Milton Design Review
Board on August 10,2007.
Public Comments -The citizens attending the CZlM meeting were concerned with the
density of the project and ensuring that the proposed plan was consistent with the
Crabapple Crossroads Rlun. Staff has not received any other comments via e-mail,
phone, or letters.
Public Notice Requirements
The rezoning petition was re-advertised in the Milton Herald on May 30, 2007 and Staff
revised the posted sign on June 6,2007 along the frontage of Crabapple Road. In
addition an updated notice of rezoning was sent to the surrounding property owners on
June 1 1,2007.
'Rased on the revised site plan submitted to the Community Development Department on 6/7/07.
Prepared by the Community Development Department for the
Planning Commission Meeting on June 26, 2007
6/21 J2W Page 20 of 32
RZ07-003/vC07-003
Public Participation Plan and Report
The applicant has met !he requirements of the Public Participation Plan requirements.
The applicant will be required to submit the public participation report 7 days prior to
the Mayor and City Council meeting.
CONCLUSION
The proposed retail and residential development is inconsistent with the policies and
intent of fke Crabapple Crossroads Plan and the Fulton County Board of Commissioners
policy; therefore, Staff recommends that this request to develop 12,000 square feet of
cornmercial/retail and 30 units of residential and the fwo part concurrent variance be
DENIED. The Staff recommends that the subject property be rezoned to NUP
(Neighborhood Unit Plan) with conditions. A set of Recommended Conditions are
included to allow the site to be rezoned to NUP (Neighborhood Unit Plan) developed
with 1 1 units of residential at a density of 4.6 units per acre within the Village Mixed Use
and 7 units of residential at a density of 2.4 units per acre within the Sub Village B
Residential or an overall density of 3.58 units per acre. A set of Alternate Conditions are
included if the Mayor and City Council chooses to approve the proposed development
as submitted.
'Based on the revid site plan submitted to the Community Development Department on 6/7/07.
Prepared by the Community Development Department for tk
Planning Commission Meeting on June 2bm7
612 1 12007 Page 21 of 32
RZ07-003NC07-003
RECOMMENDED CONDlTlONS
If this petition is approved by the Mayor and City Council, it should be APPROVED NUP
(Neighborhood Unit Plan) CONDITIONAL subject to the owner's agreement to the
following enumerated conditions. Where these conditions conflict wiith the stipulations
and offerings contained in the Letter of Intent, these conditions shall supersede unless
specifically stipulated by the Mayor and City Council.
1. To the owners agreement to restrict the use of the subject property as follows:
a. No more than 1 1 units of attached dwelling units at a maximum of 2.87 units
per acre bused on the total acreage zoned, whichever is less (4.6 units per
acre based on 2.13 acres of Village Mixed Use and Village/Office
Residential).
b. No more than 7 total single family dwelling units at a maximum density of
1.39 units per acre based on the total acreage zoned, whichever is less (2.4
units per acre based on 2.9 acres Sub Village B Residential).
c. Approvedlot/unittotalsarenotgwarunteed.Thedeveloperisresponsible
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 the City of Milton. The
total IotJvnit yield of the subject site shall be determined by this final
engineering.
d. Provide a minimum heated floor area of 2,000 square feet for the single
family dwelling units; 1,200 square feet for the attached dwelling units
2. To the owner's agreement to abide by the following:
a. TotherevisedsiteplanreceivedbytheCommunityDevelopment
Department on June 7,2007. Said site plan is conceptual only and must
meet or exceed the requirements of the Zoning Ordinance, as well as other
applicable City Ordinances and these conditions prior to the approval of a
Land Disturbance Permit. In the even+ the Recommended Conditions of
Zoning cause the approved site plan to be substantially different, the
applicant shall be required to complete the concept review procedure
prior to application for a Land Disturbance Permit. Unless othewise noted
herein, compliance with all conditions shall be in place prior to the issuance
of the first Certificate of Occupancy.
b. All recreational and common areas which may be held in common shall be
accessible by streets, sidewalks, or trails and the common areas in
*Based on the revised site plan submitted to the Community Development Dqmrtrnent on 6/7/07.
Prepared by the Community Development Department for the
Planning Commission Meetfng on June 26, 20P7
612 1 /200J Page 22 of 32
RZ07M)3/VC07-033
accordance with the design standards of the draft Milton Trail Plan and the
newly established Right of Way Ordinance. Such shall be maintained by an
easement where necessary to the mandatory homeowners association,
whose proposed documents of incorporation shall be submitted to the
Community Development Department Director for review and approval
prior to the recording of the first final plat.
c. To meet and nof exceed parking requirements. To provide one marked
parking space per residential unit.
3. To the owner's agreement to the following site development considerations:
a. The minimum design standards are:
Single Family Lots - Sub Villaqe 0 (7 lofs)
Minimum lot frontage: 40 feet
Minimum lot size: 4,800 square feet
Maximum front yard: 15 feet
Minimum side yard: 5
Minimum rear yard: 15 feet
4. To the owner's agreement to abide by the following requirements, dedication
and improvements:
a. Reserve Right of Way to for the City of Milton along the necessary property
frontage of the following roadways, prior to the approval of a
Land Disturbance Permit, sufficient land as necessary to
provide for compliance with the Comprehensive Plan and the adjacent
developments, according to the definitions in the newly established Right of
Way Ordinance.
I. 45 feet from the centerline of Crabapple Road (SR 372)
or as may be required by the Georgia Department of Transportation.
b. DedicateatnocosttotheCityofMilton,priortotheapprovalofaLand
Disturbance Permit, sufficient land as necessary to provide
the following rights-of-way, and dedicate at no cost to the
City of Milton such additional right-of-way as may be
required to:
I. Provide at least 10,s feet of right-of-way from the
back of curb of all abutting road improvements, along the entire
*Based on the revised site plan submitted to the Community Development Department on 6/7/07.
Prepared by the Community Development Deparfrnent for the
Pbnning Commission Meeting on June 26, 2007
612 1 J2007 Page 23 of 32
RZ07403/VC07-003
property frontage, as well as allow the necessary construction
easements while the rig hts-of-ways are being improved.
ii. Provide 50 feet of right-of-way for Branyan Trail
...
III. Provide 50 feet of right-of-way for Crabapple Chase Drive extension.
c. Inter-parcel access shall be required on both the east and west property
lines. Additional Inter parcel walking trails are required ta be installed, per
required by the Milton Trail Plan. Access points and trail locations shall be
as approved by the Transportation Engineer.
d. A Roundabout is required (Subdivision Regulations 7.5.41 at the intersection
of Crabapple Chase Dr and Branyan Trail or as approved by the
Transportation Engineer.
a. The developer's Professional Engineer shall demonstrate to the City 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. The designed (assumed) underground facility may not be
located on individual lots but may be located on common space,
including if necessary locations underneath private alleys which may never
be dedicated fo the City as public.
b. Stormwater detention facility shall utilize vegetative measures for water
quality. Individual Land Disturbance Permits /building permits are
strongly encouraged to utilize GASW CC limited application controls svc h
as infiltration trenches, porous surfaces, etc.
c. Single family area shall have private named alleys.
d. Provide and dedicate westbound right turn lane, on Crabapple, required
as approved by Transportation Engineer.
e. Left Turn Lane required as per GDOT determination on Crabapple SR 372.
6. The Land Disturbance Plan application will not be accepted without a
Professional Engineer's field certification of the Intersection Sight Distance at the
GDOT certified speed limit, including an AASHTO acceptable Sight Distance
Profiles that are acceptable to the Milton Transportation Engineer and GDOT
Access Engineer.
*Based on the revised site plan submitted to the Community Development Department on 6/7/07,
Prepared by the Community Development Department for the
Planning Commission Meeting on June 26, 2M37
6/21 12007 Page 24 of 32
RZO7-003NC07a3
ALTERNATE CONDITIONS
If this petition is approved by the Mayor and City Council, it should be APPROVED MIX
(Mixed Use) 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 Mayor and City Council.
1. To the owners agreement to restrict the use of the subject property as follows:
Retail, service com rnercial and accessory uses, including all exterior food
and beverage areas, a5 a maximum density of 2,385.69 gross square feet
per acre zoned or a total of 12,000 square feet. which ever is less,(5,633.8
gross square feet per acre based on 2.1 3 acres of Village Mixed Use and
Viilage/Office Residential) but excluding daycare, convenience stores with
gas pumps; freestanding fast food restaurants; businesses with drive through
service: commercial amusements; pawn shops; check cashing
businesses; billiards or pool halls; designated recycling collection stations;
used car lots; self service laundry facilities; arcades, amusements, galleries
or game rooms; outside vending machines, kiosks or other stands except
ATM machines; dry cleaning plant or dry cleaning establishments; sale,
lease or rental of motorized vehicles or trailers; tattoo or body piercing
parlors; adult theme bookstores, video stores, movie theatres, and/or
estu blishments offering the sale or rental or related machines, tapes, discs,
books, magazines and novelty items; check cashing establishments; liquor
stores excluding wine shops; massage parlors or spas: bars, lounges or other
establishments whose principal business is the sale of alcoholic beverages;
and night clubs or similar establishments, including those offering strip tease
or nudity as entertainment.
b. No more than 15 units of dwelling units above the retail component and 2
detached town homes for a total of 17 dwelling units at a maximum
density of 3.38 units per acre based on the total acreage zoned, whichever
is less (7.98 units per acre based on 2.1 3 acres of Village Mixed Use and
Village/Office Residential).
c. No more than 14 total single family dwelling units at a maximum density of
2.78 units per acre based on the total acreage zoned, whichever is less (4.8
units per acre based on 2.9 acres Sub Village B Residential).
d. Approved IotJunit 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 the City of Milton. The
*Based on the revised site plan submiffed to the ComrnuniS, Development Department on 6/7/07,
Prepared by the Community Development Department for the
Planning Commission Meeting on June 26, 2007
6$2 1 12007 Page 25 of 32
RZ07-003NC07-003
fotal lotlunif yield of the subject site shall be determined by this final
engineering.
e. Provide a minimum heated floor area of 2,000 square feet for the 14 single
family dwelling units; 1,200 square feet for the 1 5 dwelling units above
the retail commercial buildings; 2,250 square feet for the 2 detached
townhomes,
f. Limit the square footage for the retail buildings to 6,000 square feet within
the 2 buildings.
2. To the owner's agreement to abide by the following:
a. To the revised site plan received by the Community Development
Department on June 7, 2007. Said site plan is conceptual only and must
meet or exceed the requirements of the Zoning Ordinance, as well as other
applicable City Ordinances and these conditions prior to the approval of a
Land Disturbance Permit. In the event the Recommended Conditions of
Zoning cause the approved site plan to be substantially different, 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 recreational and common areas which may be held in common shall be
accessible by streets, sidewalks, or trails and the common areas in
accordance with the design standards of the draft Milton Trail Plan and the
newly established Right of Way Ordinance. Such shall be maintained by an
easement where necessary to the mandatory homeowners association,
whose proposed docurnenfs of incorporation shall be submitted to the
Community Qevelopment Department Director for review and approval
prior to the recording of the first final plat.
c. Tomeetandnotexceedparkingrequirements.Toprovideonemarked
parking space per residential unit.
3. To the owner's agreement to the following site development considerations:
a. The minimum design standards are:
Sinale Family Lots - Sub Villaae B (1 4 lots1
Minimum lot frontage: 40 feet
Minimum lot size: 4,800 square feet
'Based on the revised site plan submitted to the Community Development Department on 6/7/07.
Prepared by the Community Development Department for the
Planning Commission Meeting on June 26, 2007
612 1 /2007 Page 26 of 32
RZ07-M33fVC07-003
Maximum front yard: 15 feet
Minimum side yard: 5
Minimum rear yard: 15 feet
Detached Townhomes - Villaae Mixed Use and Villase OfficeJResidential
12 Townhomes)
Minimum Lot Frontage - 20 feet
1 Townhome - Minimum lof area: 4,597 square feet
1 Townhome - Minimum lot area: 4,628 square feet
Maximum front yard setback - 10 feet
Minimum side yard setback - 5 feet
Minimum rear yard setback - 5 feet
4. To the owner's agreement to abide by the following requirements, dedication
and improvements:
a. Reserve Right of Way to for the City of Milton along the necessary property
frontage of the following roadways, prior to the approval of a
Land Disturbance Permit, sufficient land as necessary to
provide for compliance with the Comprehensive Plan and the adjacent
developments, according to the definitions in the newly established Right of
Way Ordinance.
I. 45 feet from the centerline of Crabapple Road (SR 372)
or as may be required by the Georgia Department of Transportation.
b. Dedicate at no cost to the City of Milton, 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 the
City of Milton such additional right-of-way as may be
required to:
I. Provide at least 10.5 feet of right-of-way from the
back of curb of all abutting road improvements, along fhe entire
property frontage, as well as allow the necessary construction
easements while the rig hts-of-ways are being improved.
11. Provide 50 feet of right-of-way for Branyan Trail
iii. Provide 50 feet of right-of-way for Crabapple Chase Drive extension.
c. Inter-parcelaccessshallberequiredonboththeeastandwestproperty
lines. Additional Inter parcel walking trails are required to be installed, per
'Based on the revised site plan submitted to the Community Development Department on 6/7/07.
Prepared by the Community Development Department for the
Planning Commission Meeting on June 26, 2007
6/21 12007 Poge 27 of 32
R Z07-003lVC07403
required by the Milton Trail Plan. Access points and trail locations shall be
as approved by the Transportation Engineer.
d. A Roundabout is required (Subdivision ReguEations 7.5.43 at the intersection
of Crabapple Chase Dr and Branyun Trail or as approved by the
Transportation Engineer.
5. a. The developer's Professional Engineer shall demonstrate to the City by
engineering analysis submitted with the IDP 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. The designed (assumed) underground facility may not be
located on individual lots but may be located on common space,
including if necessary locations underneath private alleys which may never
be dedicated to the City as public.
b. Stormwater detention facility shall utilize vegetative measures for water
quality. Individual Land Disturbance Permits/building permits are
strongly encouraged to utilize GASWCC limited application controls such
as infiltration trenches, porous surfaces, etc.
c. Single family area shall have private named alleys.
f. Provide and dedicate westbound right turn lane, on Crabapple, required
as approved by Transportation Engineer.
g. Left Turn Lane required as per GDOT determination on Crabapple SR 372.
h. The Land Disturbance Plan application will not be accepted without a
Professional Engineer's field certification of the Intersection Sight Distance at
the GDOT certified speed limit, including an AASHTO acceptable Sight
Distance Profiles that are acceptable to the Milton Transportation Engineer
and GDOT Access Engineer.
*Based on the revised site plan submitted fo the Community Development Department on 6/7/07
Prepared by the Community Development Department for the
Planning Commission Meeting on June 26, 2007
6/2 1 /E07 Page 28 of 32
RZ07-003/VC07-(M3
APPENDIX A
Comments on Public Sewices and Utilities
Note: Various City andlor County departments that may or may not be affected by the proposed
development provide the following information. Comments herein are based on the applicant's
conceptual site plan and are intended as general non-binding information and in no manner suggest a
final finding by the commenter. All projects, if approved are required fo complete the City of Milton Plan
Review process prior to the commencement of any construction activity.
Transoortotion Facilities:
Road name: Crabapple Road
Classification: Arferial
Level of Service: C
The new Branyan Trail connection will increase regional connectivity by providing an alternative for
vehicles to access Crabapple Road.
Milton staff suggests that a Left Turn Lane would add more safety than a right side passing lane at this
location as acceptable to Milton Transportation Engineer and GDOT Access Engineer.
Fulton Counfv 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 food service facility, the owner must swbmit kitchen plans for
review and approval by this department before issuance of a building permit and beginning
construction. The owner must obtain a food service prior to opening.
Plans of this facility must be submitted to this department for review and approval at the time of
application for a Land Disturbance Permit.
Fulton County Schools
*Based on the revised site plan submitted to the Community Development Departmnt on 6/7/07.
Prepared by the Community Development Department for the
Planning Commission Meeting on June 26, X307
6J2 1 12007 Page 29 of 32
RZ07403JVC07003
Schools Crabapple Crossing
Elementary
Northwestern
1 Middle
Estimded Number of Students
Generated
MiRon High School
4 to 5 6 to 10 4 to 6
1,925
2,088
4-163
1,1130
1,206
+lo6
State Capacity+ 800
Enrollment++
Under/Over State Capacity+++
83 1
+3 1
Number of Portable Classrooms
07/08 School Year
1 I I I I
+ Updated Georgia Department of Education state capacity
++ Enrollment based upon the official 10 day count of the XX)b-2007 school year.
+++Positive values indicate numbers of studenls a facility is over state capacitylnegative valves indicated number of students a
facility is under state capacity.
Water and Wastewater (Sewer1 :
I
Water:
Anticipated water demand: 8,628 gallons per day
Yes Can Facility Meet Increased Demand?
This project is +/- 25 linear feet from an existing water pipeline, located along Crabapple Rood.
Yes Yes
Comments: This information does not guarantee that adequate water volume and pressure are available
at this fime or will be adequate upon application of permits. Please contact the Department of Public
Works for more information.
Sewer:
Basin: Cooper Sandy Creek
Treatment Plant: Big Creek
Anticipated sewer demand: 7,766 gallons per day
The nearest wastewater pipeline to this project is +/- 25 linear feet located in Land Lot 1 136, District 212.
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 Fulton County Department of Public
Works for more information.
Drainaae:
Flood Plain: No Flood Plain.
Fulton Counb Board of Education:
# of Proposed Units: 31 residential units
Fulton Counb Tax Assessor
Properly Tax ID#: 22-4000- 1 136-051 -4 - Tax Exempt
Cilv of Milton Fire Marshall
'All hydrants shall be shown on plans.
*Any roadway with a hydrant on it needs to provide a minimum of 20 feet unobstructed clearance for
fire access.
*The Green space one way will not comply with a fire apparatus dead end and shall be compliant with
International Fire Code 2006 edition for apparatus turn around.
*Based on the revised site plan submitted to the Community Development Department on 6/7/07.
Prepared by the Community Development Department for the
Planning Commission Meeting on June 26, 2007
6/21 12007 Page 30 of 32
R 207-003/VCO7003
"Shall indicate separation distance between parklng spaces for ADA compliancy.
'Clearly identify widths of entrances and exits-
*The perimeter road that states "sub village residential B" does not indicate that it would handle an
appropriate turn requirements for fire apparatus.
NEW COMMENTS BASED ON SITE PLAN SUBMlllED ON JUNE 7,2007
Northeast and Northwest corners of road ways could be too sharp for fire apparatus to turn.
Street located wifhin single family lots, turning radius is not acceptable for fire apparahs.
+ Need to show waterlines and hydrants
Mark all 20-foot road widths as no parking
* Show distance between parking spaces within mixed use. It shall be 25 feet apart
Show width of road at entrance
Provide current waterflow report
*Based on the revised site plan submitted to the Community Development Department on 6/7/07.
Prepared by the Community Development Deportment for the
Planning Commission Meeting on June 26, 2007
6/2 1 12007 Page 31 of 32
RZ07-W3NC07-003
APPENDIX B
EXISTING ZONING AND USES IN CRABAPPLE CROSSROADS
Erirtiw Commercial vim to the Pbn - 20.608 square lest: Exism Oft~ce pnor tothe Plow 5.229 squme Teet
Pmcd b Curenftv Zonlna Localion Auuowd f Q FT andlor Amaovad Dareffv bv -
Total Acereae ~L0ltsJawcd on Sub Arc- Ac-e Land Uw Sub Area
1 MrX 032-1 151 Crabapple Crossing Further Sdhwst 12.m sq.~?. Vil. Mix
12.46 Acres 31 unlts Mh UselOAicelRe
{Under r)evelopmenf l 16 un~ ts Sub Vil % 2 5 uratstacre
2 MIX a-7% / Oabapple Cmsm first. M, and Wes 12,000 sq fi VR. Mbc 2.9M.30 sq.ftlocre 293.98 sq ft/ocre
60.82 Acres 7 writs WI MIX Use [d.M opal 1.74 urnitslacre
{Urrder DevdopmmfJ 11 unts Yll OfftRa 12.2 acres] 5 un[h/acre
8 utitsSub Ml A [20 acres] 4 uritr/ncre
63 units Sub Vil 8 (24 S acres) 258 uuits/au%**
5 uhtz ha! Rs (3.47 xrml 1.5 uriW0cre
6 writs RuOl u/a 1461 xrml 131 units/acre++
3 C-l 032-1441 Crabapple Tw Room Further Southeast 802 sq.+ MIX Use 536.W su ftiacre 536.92 sq lf/acre
4 C-l 042-134 / Further hlkurt 1.m sq.fl Vil MIX l,l~sqft/acre T,153.85sq.ft./acre
5 C- 1 0dZ-135/ Intenor Decorallon Further Sw'beast 2.m 5o.Y Vll MIX 4,90: CS 5q ft /acre 4.W) 06sq.R /acre
6 MK 042-3/ Crobapple Station Soutkast 19.~~ sq ff vn Mu [563 ocxwl 337477 ~(.R./aue 1.155.Msq.fl./acre
16.45 Acres 3.m ~.ft. Off/Res (3.22 acres) 931 .& sq.ft./acre T82 38 sq f? Iaae
26 Unltr Vil MIX (5.63 acres) 5 Mtstacre
1 1 Un~+s vil Oft (3 27 acres) 3.42 urntstacte
19 Unltr Sub VII A (4.a acres) 3.91 unlWacre
7 Unlts Sub VII 6 (2 71 ocres) 2.56 unitslocre'
('exIra unlt awoved fu Mstwlc house smed)
7 R-l i352C02/ Surn~sion Far SoutMst 8 unts Rorol Res (5.96 acre ] 1 35 un~'s/ocre
5.96 acres
{Urder Devebpmenll
I C-1 052030/ Far- 2.W 5q-t V11 Mir 6.089 sq.ft.lcme 6.059 sq.ft.lm
(See f13) ,427 oue
P MrX 0524701 Crabapple C~OISI~ East and 20,000 sq tt. MI Mlx 47.U acres] 2.551 sq ft /acre 1,664.45 rq.filocre
1 1.98 acn (this ~ncl!idesremn~rfuriher Nathwr 21E.OXsq.f tt Office in Vll Mix 2.551 sq.ft./aae 1.M9.45 sq Rtacre
portzon of a31- 1541 39 Unltr V11 MIX (724 acres) 5 utilstocre
(Under Qeveroprnentl 5 Unlts VII Off (1.04 acres) 5 unifs/acm
3 Units Sub ViI 0 (1.86 acres) 1.62un1tr/~re
2 Units Ruol Res (1.18 ocres) 2.55unitrlocre' ('extra wit approved lor tistmc how
10 C-1 052072 / kly Rich KoQ Fwther %Aheast 12.800 sq.fl. Vil Mu (1 24 acres! 9.- sq.ft. cwnted 9.41 1.76 rq.R./ocre
1 36 acres 4.98529 sq.ft/ccre
12.8005C1.850 &stinp
1.433 sf bnus fu oravlng MtMfc house
11 C- l 0511-1 10 / brfy Davenport Fufther Southeast 8.m sq It Vil Mix
2.10 acres 6.33 sq.fl. vil Off
I2 MIX 05Z-1171 JoFvl Wiebnd Mher Nath and €a 2532 sq fi Comrnerdal VR Mb:
62.87 we!. 36.468 !q fl Office Vil Mix
{Under Development) 14 Unrts vil MIX 1.67 unltslocre
18 UnitsVil Off/Rer 7.01 un~ts/acre++
17 UnitsSub Wl B 6.35 un1ls/acr6+
50 Unlts R~dentIalCLl 1.09 un~tsla-
13 MIX 0624347 1 Bnrce Han~s For Eost M.W so ft VI, M x 3.946 87 sq ?/acre
[see H) 5.27 acres 12.600 sq. fi. Ateady Counted wo 052-30)
2 Units Vil Off/Res 0.75 un~tslacre
4 Umts Sub VII A 3 37 untslacre
14 C-l 062-074 /Potton MkSouthemt lZOOOsf Wl MIX Cmrn. prevlaob aped WZ-115 7.45X42 sq.n./ocre
1-41 acres 8.m d Vil Mix 5.W5.04 sq ft lacre
15 C-l 062479 FOI East 1,953 sf V I M x Cmm Comerted hlstwrc structure to nonresldenl~al
941 acre
14 NUP O5Z- West 32 urih 3.64 urits/acre
8.79 ocres
17 e3 842.079f Cmbopple Chow S/D%uth (City of Alphmetto) 1.7 ur*tr/acre
(Rewdentlol] MHFA
1.750sf
18 AGl U9575/Cell Tower
Crokpple Knoll Vet CAnlc Fudher Wesl
17 Rd LP607F Arbor North SID Furlher Soc'thwest 31 Unltr 2.0 urnts/acre
(Rewdentlal]
20 C-1 281-78 kmity Ddsky FvrtherSdheprt
[City of Alphorettal
21 Alpharatto Gcv t Ceiter FurtherSmthemt
/Clly of Alphoretta)
*Based on the revised site plan submitted to the Community Development Department on 6/7/07.
Prepared by the Community Development Department for the
Planning Commission Meeting on June 26, 2007
6/21 /2007 Page 32 of 32
RZ07433WC07403
PETITION NUMBER:
RZ07-005
VC07-002
PROJECT NAME
Dinsmore Farm
PROPERTY INFORMATION
ADDRESS 855 Mayfield Road
DISTRICT, LAND LOT 2/2 1134
OVERLAY DISTRICT Crabapple Crossroads
EXISTING ZONING AG-1 (Agricultural)
PROPOSED ZONING MIX (Mixed Use)
ACRES 4.09
EXISTING USE 2 Houses, 1 Barn and 1 Small Garage
PROPOSED USE 16,685 square feet of medical office within 2 new buildings and
general office within 2 new buildings; 4,000 square feet of
commercial retail in the existing Dinsmore Farm House and 10 town
homes within 3 new buildings
OWNER Dinsmore Estate, et.al. c/o Imogene Dinsmore
PETITIONER/REPRESENTATIVE Milton Medical Holdings, LLC, Jay Davis / Pete Hendricks
ADDRESS P.O. Box 1270, Villa Rica, Georgia 30180
PHONE 678-859-8691
INTENT
To develop 16,685 square feet of medical office within 2 buildings; general office
within 2 buildings at an overall density of 4, 079.46 square feet per acre; 4,000 square
feet of commercial retail in the existing Dinsmore Farm House at an overall density of
977.99 square feet per acre and to develop 10 town homes within 3 new buildings at
an overall density of 2.44 units per acre. The applicant is also requesting a
concurrent variance to reduce the 75-foot buffer and 10-foot improvement setback
COMMUNITY DEVELOPMENT DEPARTMENT RECOMMENDATION
RZ07-005 – DENIAL
VC07-002 - DENIAL
Prepared by the Community Development Department for the
Planning Commission Meeting on June 26, 2007
6/21/2007 Page 1 of 29
RZ07-005/VC07-002
LOCATION MAP
Prepared by the Community Development Department for the
Planning Commission Meeting on June 26, 2007
6/21/2007 Page 2 of 29
RZ07-005/VC07-002
CURRENT ZONING MAP
Prepared by the Community Development Department for the
Planning Commission Meeting on June 26, 2007
6/21/2007 Page 3 of 29
RZ07-005/VC07-002
Crabapple Crossroads Land Use Plan Map
Prepared by the Community Development Department for the
Planning Commission Meeting on June 26, 2007
6/21/2007 Page 4 of 29
RZ07-005/VC07-002
SITE PLAN – May 3, 2007
Prepared by the Community Development Department for the
Planning Commission Meeting on June 26, 2007
6/21/2007 Page 5 of 29
RZ07-005/VC07-002
Subject Site - Dinsmore Farm House
(View looking south from Mayfield)
Subject Site
(Looking toward Charlotte Drive)
6/21/2007
RZ07-005/VC07-002
Prepared by the Community Development Department for the
Planning Commission Meeting on June 26, 2007
Page 6 of 29
SUBJECT SITE
(Existing house to be demolished)
SUBJECT SITE:
The subject 4.09 acre site is zoned AG-1 (Agricultural) with an existing one story
residence, two-story farm house, barn, and garage. This site is east of the Crabapple
Crossroads intersection. The site is located within the Live/Work Land Use designation
on the Focus Fulton 2025 Comprehensive Future Land Use Map. Within that
designation the subject site is located within Village Mixed Use (1.74 acres) and Sub
Village Residential A (2.35 acres) land use sub areas.
Standards of Review
(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 or not the proposal will permit a use that is suitable in view of the use
and development of adjacent and nearby Property?
The proposed Mixed Use zoning is partially consistent with the Crabapple
Crossroads Overlay District Land Use Plan which recommends that this site be
developed with Village Mixed Use and Sub Residential A. The proposed 4,000
square feet of commercial retail within the Dinsmore Farm House and the
proposed addition is within the range of other commercial retail approved in
the area. However, the stated density for office, 8,965.51 square feet per acre
based on 1.74 acres, is inconsistent with recent policies set by the Fulton County
Board of Commissioners for office within the Village Mixed Use classification
which range from 2,658 square feet per acre pursuant to 05Z-117 northeast of
Prepared by the Community Development Department for the
Planning Commission Meeting on June 26, 2007
6/21/2007 Page 7 of 29
RZ07-005/VC07-002
the site to 3,802.56 square feet per acre pursuant to 06Z-047 directly across the
street to the north on Mayfield Road. The proposed density of residential is
slightly more, 4.25 units per acre, than the recommended density of 4 units per
acre.
B. Whether or not the proposal will adversely affect the existing use or usability of
adjacent or nearby property?
In Staff’s opinion, the proposed development is more intense than
recommended but will likely not have an adverse effect on the use or usability
of adjacent and nearby properties if developed with the recommended
conditions. The property to the east of the subject site is recommended for
Village Office Residential and Office has been approved to the north as well.
C. Whether the property to be affected by the proposal has a reasonable
economic use as currently zoned?
The subject site appears to have a reasonable use as currently zoned with the
existing farm house and associated buildings within the AG-1 (Agricultural)
district.
D. Whether the proposal will result in a use which will or could cause an
excessive or burdensome use of existing streets, transportation facilities, utilities
or schools?
Staff does not anticipate a significant impact on public services and
facilities. However, some impact to the surrounding transportation system is
expected. Mitigation of adverse impacts should be addressed by
recommended conditions.
E. Whether the proposal is in conformity with the policies and intent of the land
use plan?
The proposed mixed use development is inconsistent with some of the policies
and intent of the Crabapple Crossroads Community Plan and the Focus Fulton
2025 Land Use Plan. A brief description of the project is noted below:
Proposed use/density:
Village Mixed Use (1.74 acres)
The proposal is for 16,685 square feet of medical office within 2 newly
constructed buildings and general office within 2 newly constructed buildings at
a density of 8,965.51 square feet per acre based on 1.74 acres. Staff notes
Prepared by the Community Development Department for the
Planning Commission Meeting on June 26, 2007
6/21/2007 Page 8 of 29
RZ07-005/VC07-002
that the applicant will be preserving the Dinsmore Farm House which is listed on
the 1996 Fulton County Historic Resources Survey. This 1,975 square foot house
will be relocated, renovated and a 2,025 square foot addition for a total of
4,000 square feet will be utilized as a commercial/retail use at a density of
2,298.85 square feet per acre based on 1.74 acres. Per the Crabapple
Crossroads Plan, the applicant is credited 1,975 square feet toward density.
The density will than be 1,163.8 square feet per acre of commercial/retail based
on 1.74 acres. Although the density for office is more than recent Board
Policy, it is within the recommended density for office per the Crabapple
Crossroads Plan of 10,000 square feet per acre. The site plan indicates that
Building 1 and 5 are located within the Sub Village A Sub Area. Although it
is inconsistent with the Plan, it appears that by moving these buildings to the
rear of the property; more of the large caliper specimen trees will be preserved.
Staff notes the request for office is inconsistent with the policy and intent of the
Plan and past Board policy of upholding the maximum 100,000 square feet
of office for the Crabapple Crossroads Overlay District.
Sub Village Residential A- (2.35 acres)
The proposal is for ten (10) single family attached homes at a density of 4.25
units per acre based on the 2.35 acres within the Sub Village Residential A sub
area. This is slightly more than the recommended density of 4 units per acre.
Permitted residential uses include duplex, single family alley access, single family
small lot and single family standard lot A. According to the site plan, there is
only one building containing duplex residential units and the remaining two
buildings are inconsistent with the Plan.
As mentioned above, office buildings 1 and 5 are located within the Sub Village
Residential A sub area which is inconsistent with the Plan.
The Milton City Council adopted the Focus Fulton 2025 Comprehensive Plan
as the City’s Comprehensive Plan on December 21, 2006. The proposed
development is partially consistent with the following Plan Policies for the
Crabapple Crossroads Community Plan which was included in the Focus Fulton
2025 Comprehensive Plan:
• Increase transportation choices and improve mobility for all users.
• Provide opportunities for mixed-use developments that are compatible
with a village-oriented development.
• Provide for the transition of land uses from higher to lower intensity land
uses in a pattern that supports village type development.
• Provide a variety of housing choices in the Crabapple Crossroads area.
• Preserve historic resources.
Prepared by the Community Development Department for the
Planning Commission Meeting on June 26, 2007
6/21/2007 Page 9 of 29
RZ07-005/VC07-002
F. Whether there are other existing or changed conditions affecting the use and
development of the property which gives supporting grounds for either
approval or disapproval of the proposal?
Staff notes that within the Crabapple Crossroads Community Plan, “Node
Designation” was discussed in detail. This plan was approved by the Fulton
County Board of Commissioners on June 4, 2003 pursuant to 2003Z-016.
Previous approved Plans defined a “Neighborhood Node” as a node that:
“Consist of up to 100,000 square feet of retail and service uses and office uses
not to exceed 20,000 square feet per acre with a maximum of 100,000 square
feet in total office uses. Minor arterials and collectors are appropriate for
neighborhood commercial. Residential development in the neighborhood
node should not exceed five units per acre.”
Historically, the Fulton County Board of Commissioners have considered the
“Neighborhood Node” (100,000 cap for retail/commercial and office) for
Crabapple Crossroads when reviewing and deciding on zoning cases before
them.
Staff has compiled a chart showing the approved zonings and their approved
densities which is included at the end of this report. At this point in time, the
allotted total square footage of 100,000 square feet for both Commercial/Retail
and Office has been filled and any additional approval of Commercial/Retail or
Office would be inconsistent with the Crabapple Crossroads Community Plan
and policy for the Crabapple Crossroads.
G. Whether the zoning proposal will permit a use which can be considered
environmentally adverse to the natural resources, environment and citizens of
the City of Milton?
Based on the site plan submitted, the applicant shows the following specimen
trees to be preserved:
52” White Oak, 27’ Pecan, 50” White Oak, 36” Red Oak, 28” Red Oak.
In addition, the applicant may also utilize a pervious pavement system to help
reduce water runoff.
Prepared by the Community Development Department for the
Planning Commission Meeting on June 26, 2007
6/21/2007 Page 10 of 29
RZ07-005/VC07-002
H. Existing uses and zoning of nearby property (See Map following table)
Location Parcel#
On
Map
Zoning Petition/
Name/Acreage
Approved
Square Feet/
Units
Based on Sub
Area
Approved
Density by
Land Use
Sub Area
(++Exceeds
Plan
Density)
Approved
Overall
Density
East AG-1 (Agricultural) Scattered Single Family N/A N/A
Further East R-15 (Residential) Single Family Residential N/A N/A
Saint Michelle S/D Subdivision
City of Alpharetta
North/
Northeast
13 06Z-074/Bruce Harris
5.27 acres
20,8000 sq.ft. Vil Mix
(2,600 sq.ft. Already
counted via 05Z-30
2 Units Vil Off/Res
4 Units Sub Vil A
0.75 u/a
3.37 u/a
3,946.87 sq.ft/acre
North AG-1 (Agricultural)
Scattered Single
Family Residences
Further 24 99Z-195 None Stated
North C-1
Strawberry Fields Art
Gallery
Northwest 15 06Z-074
C-1
Patton / 1.61 acres
12,000 sf Vil Mix
(previously approved
03Z-115
8,203 sf Vil Mix
7,453.42 sq.ft./acre
5,095.04
West 26 99Z-027 Existing Buildings with
C-1 3,000 sq.ft. addition
Further 23 Z86-283 493.83 sq ft/acre
Northwest Bryan & Contereas
C-1
Further 22 M-1 Unconditional
Northwest (Manufacturing)
Heart of Crabapple
Further
Northwest
12 05Z-117/MIX
John Wieland
62.87 acres
Under Develop-
Ment
2,532 sf Comm in Vil Mix
36,468 sf Office
In Vil Mix
14 units Vil Mix
18 units Vil Of/Res
17 units Sub Vil B
50 units Res 0-1
1.61 u/a
7.01 u/a++
6.35 u/a++
1.09 u/a ++
40.28 f/acre
580.06 sf/acre
Further 25 C-1 Unconditional
Northwest Gas Station
Further
West
9 05Z-070/MIX
Crabapple
Crossroads
11.98 acres
Under Develop-
Ment
20,000 sf Comm. In Vil
Mix
20,000 sf Office
In Vil Mix
39 units Vil Mix
5 units Vil Off
3 units Sub Vil B
2 units Rural Res
5 u/a
5 u/a
1.62 u/a
2.55 u/a (extra
Unit approved
for historic
house saved)
1,669.45 Sf/acre
1,669.45 sf/acre
Further 21 C-1, AG-1
West City of Alpharetta
Government
Center
Prepared by the Community Development Department for the
Planning Commission Meeting on June 26, 2007
6/21/2007 Page 11 of 29
RZ07-005/VC07-002
Further 14 06Z-74/C-1 12,000 sf Comm in Vil 7,453.42 sf/acre
Southwest Crabapple Mix (Previously 5,095.04 sf/acre
Crossing Approved 03Z-115)
8,203 sf Office Vil Mix
Further
Southwest
1 03Z-115/MIX
Crabapple
Crossing
(Under
Development)
12,000 sf Comm in Vil
Mix
31 units Vil Of/Res
16 units Sub Vil B
4.9 u/a
2.5 u/a
347.87 sf/acre
Further 4 04Z-134 1,500 sq. ft. Vil Mix 1,153.85 sq.ft./ 1,153.85 sq.ft. /
Southwest C-1 acre acre
Further
Southwest
5 04Z-136
C-1
Interior Decoration
2,500 sq.ft. Vil Mix 4,901.06
sq.ft./acre
4,901.06 sq.ft./acre
West 11 05Z-110
Larry Davenport
MIX
8,000 sq.ft. Vil Mix
6,300 sq.ft. Vil Off
2.10 acres
Southwest 10 05Z-072
Sally Rich Kolb
1.36 acres
12,800 sq.ft. Vil Mix (1.36
acres)
9,500 sq.ft.
counted
6,985.29
sq.ft/acre
12,800 sf-1,800
existing-
1,450 sf bonus
for saving
historic house
9,411.76 sq.ft./acre
South 3 03Z-146
Crabapple Tea
Room
800 sq. ft. Mix Use 536.92
sq.ft/acre
536.92 sq.ft./acre
Prepared by the Community Development Department for the
Planning Commission Meeting on June 26, 2007
6/21/2007 Page 12 of 29
RZ07-005/VC07-002
EXISTING USES AND ZONING MAP
I. Suitability of the subject property under the existing zoning district for the
proposed use?
The proposed use can not be developed under the AG-1 (Agricultural) district.
The applicant is requesting a higher density of residential as well as office uses
that are not permitted under AG-1.
J. Suitability of the subject property under the proposed zoning district for the
proposed use?
The proposed use is suitable for the proposed zoning district of MIX (Mixed Use).
This zoning district allows for a mix of uses as proposed for various types of
residential, office and commercial/retail development.
K. The possible creation of an isolated zoning district unrelated to adjacent and
nearby districts.
Prepared by the Community Development Department for the
Planning Commission Meeting on June 26, 2007
6/21/2007 Page 13 of 29
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The proposed rezoning to MIX (Mixed Use) would not create an isolated district.
There is MIX (Mixed Use) to the north of the development and
Commercial/Retail further to the west and southwest.
L. Possible effects of the change of the zoning or change in use on the character
of a zoning district or overlay district?
The Staff is of the opinion that the change of the zoning district and the
change in use may have an adverse effect on the character of the existing
zoning district or existing overlay district as currently proposed. Allowing the
development to have more square footage than existing Board Policy creates
more intensity of development which thwarts the objective of the overall
Crabapple Crossroads Plan. Positive results would occur if it is developed with
the proposed conditions that allow only residential development at the
recommended densities of the Crabapple Crossroads Plan. Development
consistent with the plan would solidify the character of the area.
M. Whether the proposed zoning will be a deterrent to the value or improvement
of development of adjacent property in accordance with existing regulations?
The Staff is of the opinion that the change in the zoning may not be a
deterrent to the value of adjacent properties developed or anticipated to be
developed under existing regulations
N. The possible impact on the environment, including but not limited to, drainage,
soil erosion and sedimentation, flooding, air quality and water quality?
This property, if developed under the proposed zoning district, must conform to
the current Chapter 14 of the Milton City Code regarding Land Development
including Soil and Erosion Control and Flood Damage Prevention. The applicant
has not indicated the percentage of open space for this petition. Based on the
site plan submitted the proposal appears to meet the 10 percent open space as
required by the Crabapple Crossroads Community Plan.
O. The relation that the proposed zoning bears on the purpose of the overall Land
Use Plan with due consideration given to whether or not the proposed
change will carry out the purposes of this Land Use Plan.
The proposed rezoning as submitted is not consistent with the overall
Crabapple Crossroads Land Use Plan for the area because the proposed
density for residential exceeds the 4 units per acre for the land use sub area
and a portion of the office use is within the Sub Village Residential A which
does not fulfill the purpose of the Crabapple Crossroads Land Use Plan.
Prepared by the Community Development Department for the
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P. The consideration of the preservation of the integrity of residential
neighborhoods shall be considered to carry great weight. In those instances in
which property fronts on a major thoroughfare and also adjoins an established
residential neighborhood, the factor of preservation of the residential area shall
be considered to carry great weight.
The proposed zoning indicates the non-residential uses toward Mayfield and
utilizes the residential component as a transition for residential to the south. This
is consistent with the transition to residential uses going south and non-
residential to the west and the east as shown on the Crabapple Crossroads
Plan Map.
Q. The amount of undeveloped or zoned land in the general area affected which
has the same zoning or future land use classification as the proposed
rezoning.
The existing approved zonings and land use classifications surrounding the
subject site are similar to the proposed rezoning.
SITE PLAN ANALYSIS
Based on the applicant’s site plan submitted to the Community Development
Department on May 3, 2007, Staff offers the following considerations:
Crabapple Crossroads Overlay District
BUILDING SETBACKS
Article 12H(1)4 Section B.1.c of the Crabapple Crossroads Overlay District requires a
maximum building setback along Crabapple Road between 0 to 10 feet maximum.
The applicant’s site plan shows compliance with the requirement.
BUILDING HEIGHT
Article 12H.3.5.D.1. of the Northwest Fulton Overlay District requires a maximum height
limit of two stories with the maximum height 30 feet from average-finished grade to the
bottom of the roof eave. The applicant’s letter of intent does not address the height
of the newly constructed buildings.
LANDSCAPE STRIPS AND BUFFERS
Article 12H.(1).4.B.1.a. requires an 8-foot minimum landscape strip along Crabapple
Road. The site plan appears to be compliant with this requirement.
Prepared by the Community Development Department for the
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Article 12H.3.1.C.2 of the Northwest Fulton Overlay District requires a 75 foot
undisturbed buffer and 10-foot improvement setback along the south property line
adjacent to AG-1, and the western property lines adjacent to AG-1. The applicant is
requesting relief from the requirement as follows:
Reduce the 75-foot undisturbed buffer and 10-foot improvement setback adjacent to
AG-1 (Agricultural) zoned property to a 15-foot landscape strip.
The proposed office and retail is inconsistent with the Crabapple Overlay District Plan
and recent Board policy of limiting office and retail to 100,000 square foot cap for
office and retail. Therefore, Staff recommends DENIAL of the concurrent variance.
PARKING REQUIREMENTS
The following chart illustrates the parking required by Article 18 of the City of Milton
Zoning Ordinance for the proposed uses:
Proposed Use Minimum Requirement SpacesProvided
Retail Service Commercial 5 spaces per 1,000 sq. ft. of
(4,000 sq.ft.) building area (20 spaces)
Medical Office 4 spaces per 1,000 sq. ft. of
(8,000 sq.ft.) building area (32 spaces)
General Office 3 spaces per 1,000 sq.ft. of
(7,600 sq.ft.) building area (23 spaces)
Total 74 spaces required 78 spaces Provided
The site plan shows a total of 78 spaces on the site. Per the Zoning Ordinance, 74
spaces are required. Staff notes that the plan does not indicate a 10-foot parking
island for every 6th parking space. In addition it does not indicate the required 10 foot
landscape island at the end of each parking bay. It appears there will be adequate
space as well as providing areas for existing trees to have the needed pervious area
for their root systems.
MINIMUMM LOT SIZE
The applicant has proposed a total of 10 residential units as follows:
Sub Area Number and Type Minimum Lot Size
Sub Village Residential A 10 town home units within
3 buildings
N/A
Prepared by the Community Development Department for the
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6/21/2007 Page 16 of 29
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The applicant’s request is consistent with Article 12H(1).6.B.1. but inconsistent with the
recommended housing types within Table 6.1 in the Crabapple Crossroads
Community Plan. The plan does not allow for town homes but does allow for duplexes.
One of the residential buildings depicted on the plan is a duplex. The remaining 2
residential buildings are inconsistent with the plan.
MINIMUM HEATED FLOOR AREA
The applicant is requesting the following minimum heated floor areas:
• Townhomes – 1,500 square feet
The applicant’s request is consistent with recent approvals in the area.
DEVELOPMENT STANDARDS
The applicant is requesting the development standards as follows:
Building A – 4,400 square feet with 2 units
Building B - 6,400 square feet with 3 units
Building C - 10,400 square feet with 5 units
The applicant has not indicated any specific setbacks for the buildings. The proposed
configuration of townhouses, Buildings B and C are inconsistent with the Crabapple
Plan requirement of duplexes for this sub area.
Medical Office Buildings and Commercial Retail – Village Mixed Use
The site plan indicates four (4) medical office buildings that are a maximum of 4,000
square feet in size. The plan shows the relocation and the addition to the historical
Dinsmore Farm House to the western portion of the site. The existing house contains
1,975 square feet with a proposed addition of 1,250 square feet in the rear away from
the street. The conditions will reflect there shall be 4 buildings at a maximum of 4,000
square feet for each building of medical office and a total of 3,225 square feet of
commercial retail within the Dinsmore Farm House.
OTHER CONSIDERATIONS
The environmental Site Analysis Report (ESA) is sufficient and satisfies the requirement
of the City of Milton Zoning Ordinance.
The site plan appears to exceed the 10 percent minimum required by the Crabapple
Crossroads Overlay District, Article 12H(1)4.H. Staff notes that this common area will
not be part of any of the residential lots within the development. A Homeowners
Prepared by the Community Development Department for the
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Association is required to maintain the open space and it shall be accessible by
sidewalks, streets, or a trail system. Staff has included the condition for open space
and the establishment of a homeowners association in the Recommended Conditions.
The subject site is in the Crabapple Crossroads Overlay District of the Northwest Fulton
Overlay District. At the time of application for a land disturbance permit and/or
building permit the applicant will be required to comply with these standards. Prior to
the approval of a permit, the applicant shall be required to meet with the City of
Milton Design Review Board to receive their recommendations.
At the time of printing of this report, Staff had not received the applicant’s traffic
study. Some conditions relating to transportation may be affected once the City
Traffic Engineer has reviewed it.
PUBLIC INVOLVEMENT
On May 23, 2007 the applicant was present at the Community Zoning Information
Meeting held at the Milton City Hall. There were three other people in attendance
that represented the applicant, the seller and the agent for the seller. There was no
one from the community at the meeting.
Staff has received one e-mail in opposition to the proposed development. The
applicant has responded to her concerns regarding the development.
City of Milton Design Review Board Meeting – June 5, 2007
The following recommendations were made by the DRB:
• Situate town homes closer together to eliminate encroachment of decks into
the buffer.
• Eliminate/reduce individual driveways.
• Make access to town homes one way.
• Use pervious materials for the extra spaces.
• Exterior sidewalks should meander along frontage, following terrain.
• Provide some kind of decorative feature at corner to draw people to the site.
• Move corner building closer to the street – no more than 20 feet from the corner.
Public Notice Requirements
The rezoning petition was advertised in the Atlanta Journal Constitution on June 11,
2007 and the sign was installed before June 6, 2007 along the frontages of Mayfield
Road and Charlotte Drive. The notice of rezoning was sent on June 11, 2007.
Prepared by the Community Development Department for the
Planning Commission Meeting on June 26, 2007
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Public Participation Plan and Report
The applicant has met the requirements of the Public Participation Plan requirements.
The applicant will be required to submit the public participation report 7 days prior to
the Mayor and City Council meeting.
CONCLUSION
The proposed office, commercial retail and residential development are inconsistent
with the policies and intent of the Crabapple Crossroads Plan and the Fulton County
Board of Commissioners policy; therefore, Staff recommends that this request to MIX
(Mixed Use) and the Concurrent Variance be DENIED. The Staff recommends that the
subject property be rezoned to NUP (Neighborhood Unit Plan) with conditions. A set of
Recommended Conditions are included to allow the site to be rezoned to NUP
(Neighborhood Unit Plan) developed with 8 units of residential at a density of 4.6 units
per acre within the Village Mixed Use and 9 units of residential at a density of 3.83 units
per acre within the Sub Village A Residential or an overall density of 4.16 units per acre.
A set of Alternate Conditions are included if the Mayor and City Council chooses to
approve the proposed development as submitted.
Prepared by the Community Development Department for the
Planning Commission Meeting on June 26, 2007
6/21/2007 Page 19 of 29
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RECOMMENDED CONDITIONS
If this petition is approved by the Mayor and City Council, it should be APPROVED NUP
(Neighborhood 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 Mayor and City Council.
1. To the owners agreement to restrict the use of the subject property as follows:
a. No more than 8 units of dwelling units at a maximum of 1.87
units per acre based on the total acreage zoned, whichever is less (4.6
units per acre based on 1.7 acres of Village Mixed Use).
b. No more than 9 total dwelling units at a maximum density of
2.2 units per acre based on the total acreage zoned, whichever is less
(3.83 units per acre based on 2.35 acres Sub Village A Residential).
c. 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 the City
of Milton. The total lot/unit yield of the subject site shall be determined by
this final engineering.
d. Provide a minimum heated floor area of 1,500 square feet for the dwelling
units.
2. To the owner’s agreement to abide by the following:
a. To the site plan received by the Community Development Department on
May 3, 2007. Said site plan is conceptual only and must meet or exceed
the requirements of the Zoning Ordinance, all other applicable city
ordinances and these conditions prior to the approval of a Land
Disturbance Permit. In the even the Recommended Conditions of Zoning
cause the approved site plan to be substantially different, 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 recreational and common areas which may be held in common
shall be accessible by streets, sidewalks, or trails and the common areas in
accordance with the design standards of the draft Milton Trail Plan and
Prepared by the Community Development Department for the
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6/21/2007 Page 20 of 29
RZ07-005/VC07-002
the newly established Right of Way Ordinance. Such shall be maintained
by an easement where necessary to the mandatory homeowners
association, who’s proposed documents of incorporation shall be
submitted to the Director of the Department of Community Development
for review and approval prior to the recording of the first final plat.
3. To the owner’s agreement to abide by the following requirements, dedication
and improvements:
a. Reserve Right of Way to the City of Milton the necessary property frontage
of the following roadways, prior to the approval of a Land Disturbance
Permit, sufficient land as necessary to provide for compliance with the
Crabapple Crossroads Plan and the adjacent developments, according
to the definitions in the newly established Right of Way Ordinance:
i. Inter-parcel access points as required by the Transportation
Engineer.
b. Dedicate at no cost to the City of Milton 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 the City of Milton such
additional right-of-way as may be required to:
i. Provide at least 10.5 feet of right-of-way from the back of
curb of all abutting road improvements, along the entire
property frontage, as well as allow the necessary
construction easements while the rights-of-way are being
improved.
ii. Provide 30 feet of right-of-way from centerline on Mayfield
Road.
iii. Provide 50 feet right-of-way for connector road to be named
“Dinsmore Farm Road” location as approved by the Transportation
Engineer as similar to the intent of the Crabapple Design Guidelines.
This may occur prior to an LDP of a future phase if a master plan
with a phasing plan is a part of the first LDP plan submitted. Staff
notes this will change the submitted site plan on the southern half of
the site.
iv. Provide adequate right-of-way dedication for addition of the
following or as approved by the Transportation Engineer:
a. Northbound left turn lane on Charlotte Dr
b. Northbound right turn lane on Charlotte Dr
Prepared by the Community Development Department for the
Planning Commission Meeting on June 26, 2007
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c. Westbound Left Turn Lane on Mayfield
d. Widening taper eastbound on Mayfield to accommodate
lane configuration.
c. Inter parcel access shall be required on the west property line.
Additional Interparcel walking trails are required to be installed, trail
easements recorded, and the HOA documents shall include a section of
Adopt A Trail creation. Sidewalk is required along the new Dinsmore Farms
Rd. These items are required as this site is located with the radii of the Safe
Routes to School limits. Access points and trail locations shall be as
approved by the Transportation Engineer.
d. Installation of a new decorative mast arm traffic signal at the corner of
Charlotte Drive and Mayfield Road prior to a C.O. as approved by the
Transportation Engineer. The applicant is required to meet with and
coordinate his improvements with the developer on the North side of
Mayfield as he extends Charlotte Dr. and his [future] improvements.
Ideally these meetings will be at City Hall with staff present and minutes
taken.
e. Village Residential area shall have a private named alley. The site plan
must provide adequate fire truck access in alleys and one-way
conditions; as per the newly established Right-of-Way Ordinance as
acceptable to the Transportation Engineer and Fire Marshal. This is
required to be shown using either AutoTurn type software or mechanical
methods for rear wheel tracking on LDP drawings.
f. LDP plans shall meet the newly established Right of Way Ordinance as
required by the Transportation Engineer.
4. a. The developer’s Professional Engineer shall demonstrate to the City 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. The designed (assumed) underground facility
may not be located on individual lots but may be located on common
space, including if necessary locations underneath private alleys which
may never be dedicated to the City as public.
b. Stormwater detention facility shall utilize vegetative measures for water
quality. Individual Land Disturbance Permits/building permits are strongly
encouraged to utilize GASWCC limited application controls such as
infiltration trenches, porous surfaces, etc.
Prepared by the Community Development Department for the
Planning Commission Meeting on June 26, 2007
6/21/2007 Page 22 of 29
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ALTERNATE CONDITIONS
If this petition is approved by the Mayor and City Council, it should be APPROVED MIX
(Mixed Use) 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 Mayor and City Council.
1. To the owners agreement to restrict the use of the subject property as follows:
a. Retail, service commercial and accessory uses, including all exterior food
and beverage areas, at a maximum density of 788.5 gross square feet
per acre zoned or a total of 3,225 square feet, which ever is less,(1,853.44
gross square feet per acre based on 1.74 acres of Village Mixed Use but
excluding daycare, convenience stores with gas pumps; freestanding fast
food restaurants; businesses with drive through service; commercial
amusements; pawn shops; check cashing businesses; billiards or pool halls;
designated recycling collection stations; used car lots; self service laundry
facilities; arcades, amusements, galleries or game rooms; outside vending
machines, kiosks or other stands except ATM machines; dry cleaning plant
or dry cleaning establishments; sale, lease or rental of motorized vehicles
or trailers; tattoo or body piercing parlors; adult theme bookstores, video
stores, movie theatres, and/or establishments offering the sale or rental or
related machines, tapes, discs,books, magazines and novelty items;
check cashing establishments; liquor stores excluding wine shops;
massage parlors or spas; bars, lounges or other establishments whose
principal business is the sale of alcoholic beverages; and night clubs or
similar establishments, including those offering strip tease or nudity as
entertainment.
b. Office/Institutional and accessory uses at a maximum density of 8,965
square feet of gross floor area per acre zoned or a total gross floor area of
16,685 square feet, whichever is less.
c. Limit the number of office buildings to 4, not exceeding 4,000 square feet.
d. No more than 10 total single family dwelling units at a maximum density of
2.44 units per acre based on the total acreage zoned, whichever is less
(4.25 units per acre based on 2.35 acres Sub Village A Residential).
e. 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
Prepared by the Community Development Department for the
Planning Commission Meeting on June 26, 2007
6/21/2007 Page 23 of 29
RZ07-005/VC07-002
of the City of Milton. The total lot/unit yield of the subject site
shall be determined by this final engineering.
2. To the owner’s agreement to abide by the following:
a. To the site plan received by the Community Development Department on
May 3, 2007. Said site plan is conceptual only and must meet or exceed
the requirements of the Zoning Ordinance, other applicable City
Ordinances and these conditions prior to the approval of a
Land Disturbance Permit. In the even the Recommended Conditions of
Zoning cause the approved site plan to be substantially different, 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 recreational and common areas which may be held in common shall
be accessible by streets, sidewalks, or trails and the common areas in
accordance with the design standards of the draft Milton Trail Plan and
the newly established Right of Way Ordinance. Such shall be
maintained by an easement where necessary to the mandatory
homeowners association, who’s proposed documents of
incorporation shall be submitted to the Community Development Director
for review and approval prior to the recording of the first final plat.
c. To meet and not exceed parking requirements.
3. To the owner’s agreement to the following site development considerations:
a. Provide a minimum heated floor area of 1,500 square feet for the 10
dwelling units.
b. Building A – 4,400 square feet with 2 units of residential
Building B - 6,400 square feet with 3 units of residential
Building C - 10,400 square feet with 5 units of residential
c. To relocate all existing frontage overhead utilities underground.
d. Provide a 15-foot landscape strip along the south and western property
lines where they are adjacent to AG-1 (Agricultural) zoned property.
(VC07-002)
4. To the owner’s agreement to abide by the following requirements, dedication
and improvements:
Prepared by the Community Development Department for the
Planning Commission Meeting on June 26, 2007
6/21/2007 Page 24 of 29
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a. Reserve Right of Way to the City of Milton the necessary property frontage
of the following roadways, prior to the approval of a Land Disturbance
Permit, sufficient land as necessary to provide for compliance with the
Crabapple Crossroads Plan and the adjacent developments, according
to the definitions in the newly established Right of Way Ordinance:
i. Inter-parcel access points as required by the Transportation
Engineer.
b. Dedicate at no cost to the City of Milton 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 the City of Milton such
additional right-of-way as may be required to:
i. Provide at least 10.5 feet of right-of-way from the back of
curb of all abutting road improvements, along the entire
property frontage, as well as allow the necessary
construction easements while the rights-of-way are being
improved.
ii. Provide 30 feet of right-of-way from centerline on Mayfield
Road
iii. Provide 50 feet right-of-way for connector road to be named
“Dinsmore Farm Road” location as approved by the Transportation
Engineer as similar to the intent of the Crabapple Design Guidelines.
This may occur prior to an LDP of a future phase if a master plan
with a phasing plan is a part of the first LDP plan submitted. Staff
notes this will change the submitted site plan on the southern half of
the site.
iv. Provide adequate right-of-way dedication for addition of the
following or as approved by the Transportation Engineer:
Northbound left turn lane on Charlotte Dr.
a. Northbound right turn lane on Charlotte Dr.
b. Westbound Left Turn Lane on Mayfield.
c. Widening taper eastbound on Mayfield to accommodate
lane configuration.
c. Inter parcel access shall be required on the west property line.
Additional Interparcel walking trails are required to be installed, trail
easements recorded, and the HOA documents shall include a section of
Adopt A Trail creation. Sidewalk is required along the new Dinsmore Farms
Prepared by the Community Development Department for the
Planning Commission Meeting on June 26, 2007
6/21/2007 Page 25 of 29
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Rd. These items are required as this site is located with the radii of the Safe
Routes to School limits. Access points and trail locations shall be as
approved by the Transportation Engineer.
d. Installation of a new decorative mast arm traffic signal at the corner of
Charlotte Drive and Mayfield Road prior to a C.O. as approved by the
Transportation Engineer. The applicant is required to meet with and
coordinate his improvements with the developer on the North side of
Mayfield as he extends Charlotte Dr. and his [future] improvements.
Ideally these meetings will be at City Hall with staff present and minutes
taken.
e. Village Residential area shall have a private named alley. The site plan
must provide adequate fire truck access in alleys and one-way
conditions; as per the newly established Right-of-Way Ordinance as
acceptable to the Transportation Engineer and Fire Marshal. This is
required to be shown using either AutoTurn type software or mechanical
methods for rear wheel tracking on LDP drawings.
f. LDP plans shall meet the newly established Right of Way Ordinance as
required by the Transportation Engineer.
5. a. The developer’s Professional Engineer shall demonstrate to the City 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. The designed (assumed) underground facility
may not be located on individual lots but may be located on common
space, including if necessary locations underneath private alleys which
may never be dedicated to the City as public.
b. Stormwater detention facility shall utilize vegetative measures for water
quality. Individual Land Disturbance Permits/building permits are strongly
encouraged to utilize GASWCC limited application controls such as
infiltration trenches, porous surfaces, etc.
Prepared by the Community Development Department for the
Planning Commission Meeting on June 26, 2007
6/21/2007 Page 26 of 29
RZ07-005/VC07-002
APPENDIX A
Comments on Public Services and Utilities
Note: Various City and/or County departments that may or may not be affected by the proposed
development provide the following information. Comments herein are based on the applicant’s
conceptual site plan and are intended as general non-binding information and in no manner suggest a
final finding by the commenter. All projects, if approved are required to complete the City of Milton
Plan Review process prior to the commencement of any construction activity.
Transportation Facilities:
Road name: Mayfield Road
Classification: Minor Arterial
Level of Service: F
Anticipated Traffic Generation Rates:
Awaiting applicant’s traffic study
Fulton County 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 food service facility, the owner must submit kitchen plans for
review and approval by this department before issuance of a building permit and beginning
construction. The owner must obtain a food service prior to opening.
Plans of this facility must be submitted to this department for review and approval at the time of
application for a Land Disturbance Permit.
Fulton County Schools
Schools Crabapple Crossing
Elementary
Northwestern
Middle
Milton High School
Estimated Number of Students
Generated
6 to 10 4 to 5 4 to 6
State Capacity+ 800 1,100 1,925
Enrollment++ 831 1,206 2,088
Under/Over State Capacity+++ +31 +106 +163
Number of Portable Classrooms
07/08 School Year
4 4 4
Prepared by the Community Development Department for the
Planning Commission Meeting on June 26, 2007
6/21/2007 Page 27 of 29
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Can Facility Meet Increased Demand? Yes Yes Yes
+ Updated Georgia Department of Education state capacity
++ Enrollment based upon the official 10 day count of the 2006-2007 school year.
+++Positive values indicate numbers of students a facility is over state capacity/negative values indicated number of students a
facility is under state capacity.
Water and Wastewater (Sewer):
Water:
Anticipated water demand: 8,628 gallons per day
This project is +/- 25 linear feet from an existing water pipeline, located along Mayfield Road.
Comments: This information does not guarantee that adequate water volume and pressure are
available at this time or will be adequate upon application of permits. Please contact the Department
of Public Works for more information.
Sewer:
Basin: Big Creek
Treatment Plant: Big Creek
Anticipated sewer demand: 6,740 gallons per day
The nearest wastewater pipeline to this project is located in Land Lot 1136, District 2/2.
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 Fulton County Department of Public
Works for more information.
Hydrology:
Staff notes that the submitted site plan shows likely inadequate detention area locations. Locations
shall be as approved by the Stormwater Engineer.
Drainage:
Flood Plain: No Flood Plain.
Fulton County Tax Assessor
Property Tax ID#: 22 -4161-1134-041-2,
Taxes are up to date.
City of Milton Fire Marshal:
• 25-foot distance between parking spaces
• Identify road widths throughout
• Identify hydrant locations
• May have to provide a second exit
Prepared by the Community Development Department for the
Planning Commission Meeting on June 26, 2007
6/21/2007 Page 28 of 29
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16
APPENDIX B
EXISTING ZONING AND USES IN CRABAPPLE CROSSROADS
Existing Commercial prior to the Plan - 20,408 square feet; Existing Office prior to the Plan- 5,229 square feet
Parcel # Currently Zoning Petition/Name/ Location Approved SQ FT and/or Approved Density by Approved Overall
on Map Zoned Total Acerage Units based on Sub Area Acreage Land Use Sub Area Density
(++ Exceeds Plan Density)
1 MIX 03Z-115 / Crabapple Crossing Further Southeast 12,000 sq.ft. Vil. Mix 947.87 sq. ft/acre
12.66 Acres 31 units Mix Use/ Office/Res 4.94 units/acre
(Under Development) 16 units Sub Vil B 2.5 units/acre
2 MIX 03Z-156 / Crabapple Crossroad East, North, and Wes 12,000 sq ft Vil. Mix 2,970.30 sq.ft/acre 293.98 sq ft/acre
40.82 Acres 7 units Vil Mix Use (4.04 acres) 1.74 units/acre
(Under Development) 11 units Vil Off/Res (2.2 acres) 5 units/acre
8 units Sub Vil A (2.0 acres) 4 units/acre
63 units Sub Vil B (24.5 acres) 2.58 units/acre++
5 units Rural Res (3.47 acres) 1.5 units/acre
6 units Res 0-1 u/a (4.61 acres) 1.31 units/acre++
3 C-1 03Z-146/ Crabapple Tea Room Further Southeast 800 sq. ft Mix Use 536.92 sq.ft/acre 536.92 sq.ft/acre
4 C-1 04Z-134 / Further Southeast 1,500 sq.ft Vil Mix 1,153.85 sq ft/acre 1,153.85 sq.ft./acre
5 C-1 04Z-136/ Interior Decoration Further Southeast 2,500 sq.ft Vil Mix 4,901.06 sq.ft./acre 4,901.06 sq.ft./acre
6 MIX 04Z-093/ Crabapple Station Southeast 19,000 sq.ft Vil Mix (5.63 acres) 3,374.77 sq.ft./acre 1,155.02 sq.ft./acre
16.45 Acres 3,000 sq.ft. Off/Res (3.22 acres) 931.68 sq,ft./acre 182.38 sq.ft./acre
28 Units Vil Mix (5.63 acres) 5 units/acre
11 Units Vil Off (3.22 acres) 3.42 units/acre
19 Units Sub Vil A (4.86 acres) 3.91 units/acre
7 Units Sub Vil B (2.74 acres) 2.56 units/acre*
(*extra unit approved for historic house saved)
7 R-1 05Z-002/ Subdivision Far Southeast 8 units Rural Res (5.96 acre ) 1.35 units/acre
5.96 acres
(Under Development)
8 C-1 05Z-030/ Far East 2,600 sq.ft. Vil Mix 6,089 sq.ft./acre 6,089 sq.ft./acre
(See #13) .427 acre
9 MIX 05Z-070/ Crabapple Crossing East and 20,000 sq.ft. Vil Mix (7.84 acres) 2,551 sq.ft./acre 1,669.45 sq.ft/acre
11.98 acre (this includes rezonin further Northeas 20,000 sq.f ft Office in Vil Mix 2,551 sq.ft./acre 1,669.45 sq.ft/acre
portion of 03Z-156) 39 Units Vil Mix (7.84 acres) 5 units/acre
(Under Development) 5 Units Vil Off (1.04 acres) 5 units/acre
3 Units Sub Vil B (1.86 acres) 1.62 units/acre
2 Units Rural Res (1.18 acres) 2.55 units/acre* (*extra unit approved for hi
10 C-1 05Z-072 / Sally Rich Kolb Further Southeast 12,800 sq.ft. Vil Mix (1.36 acres) 9,500 sq.ft. counted 9,411.76 sq.ft./acre
1.36 acres 6,985.29 sq.ft/acre
12,800sf-1,850 existing-
1,450 sf bonus for saving historic house
11 C-1 05Z-110 / Larry Davenport Further Southeast 8,000 sq.ft Vil Mix
2.10 acres 6,300 sq.ft. Vil Off
12 MIX 05Z-117/ John Wieland Further North and Ea 2,532 sq ft Commercial Vil Mix
62.87 acres 36,468 sq ft Office Vil Mix
(Under Development) 14 Units Vil Mix 1.61 units/acre
18 Units Vil Off/Res 7.01 units/acre++
17 Units Sub Vil B 6.35 units/acre++
50 Units Residential 0-1 1.09 units/acre++
13 MIX 06Z-047 / Bruce Harris Far East 20,800 sq.ft. Vil Mix 3,946.87 sq.ft/acre
(See #8) 5.27 acres (2,600 sq. ft. Already Counted via 05Z-30)
2 Units Vil Off/Res 0.75 units/acre
4 Units Sub Vil A 3.37 units/acre
14 C-1 06Z-074 / Patton Further Southeast 12,000 sf Vil Mix Comm. previously approved 03Z-115 7,453.42 sq.ft./acre
1.61 acres 8,203 sf Vil Mix 5,095.04 sq.ft./acre
15 C-1 06Z-079 Far East 1,953 sf Vil Mix Comm. Converted historic structure to non residential
.941 acre
storic house saved)
NUP 05Z-025 West 32 units 3.64 units/acre
8.79 acres
17 R-3 84Z-079/ Crabapple Chase S/D South (City of Alpharetta) 1.7 units/acre
(Residential) MHFA:
1,750 sf
18 AG-1 U95-75/Cell Tower
Crabapple Knoll Vet Clinic Further West
19 R-4 Z94-079 Arbor North S/D Further Southwest 31 units 2.0 units/acre
(Residential)
20 C-1 Z81-78 Family Dentistry Further Southeast
(City of Alpharetta)
21 Alpharetta Gov't Center Further Southeast
(City of Alpharetta)
Prepared by the Community Development Department for the
Planning Commission Meeting on June 26, 2007
6/21/2007 Page 29 of 29
RZ07-005/VC07-002
ADOPTED BY THE MILTON CITY COUNCIL DECEMBER 21, 2006
AMENDED ON APRIL 19, 2007
ARTICLE 33 - SIGNS
Section 25: Restrictions Based on Location.
If not otherwise stated, any sign not specifically allowed in a zoning district as
provided under this Section shall be prohibited in that district, except as otherwise
provided for under this Article. The following standards govern signs within
specific zoning districts.
A. Permitted in all Zoning Districts
1. Signs during Construction. One (1) sign shall be allowed during construction. A
permit shall be required. The sign may be externally illuminated, shall not exceed
twelve (12) square feet in area and five (5) feet in height, and shall be allowed
beginning with the commencement of construction and ending with the issuance of
the last Certificate of Occupancy or two years, whichever one shall first occur.
Thereafter, the permitee may reapply for a renewal permit subject to same
termination conditions as set forth in this paragraph..
2. Temporary Standard Informational Sign. Each lot and or development may display
one (1) standard informational sign not exceeding (four) 4 square feet without a
permit except that during a political election or referendum, between the date of
qualification of the candidate or the referendum question and final determination on
each ballot issue or candidate, each lot may display an unlimited number of standard
informational signs.
3. Banners shall be allowed for a period not exceeding ten (10) consecutive days with
no more than four (4) such ten (10) consecutive day periods being permitted per
calendar year per lot. Banners shall not be more than twenty-four (24) square feet. A
permit shall be required. No banner shall be mounted so as to extend above the
horizontal plane of the roof where the building wall and roof meet or shall not
extend more than five (5) feet above grade when on the ground.
B. Agricultural District
1. Freestanding Signs.
a. One (1) maximum thirty-two (32) square foot, freestanding sign per business
or institutional lot shall be permitted for each street on which the lot has
frontage
.
b. One (1) maximum thirty-two (32) square foot, freestanding sign or two (2)
single-faced freestanding signs not to exceed sixteen (16) square feet each
for each side of a platted single family subdivision entrance. Freestanding
signs shall have a maximum height of six (6) feet from finished grade, and
may be externally illuminated, and the light shall be screened from view
Page 1 of 11
RZ07-006 – TEXT AMENDMENT
with evergreen plantings as approved by the Community Development
Director. Signs shall not have changeable copy
size shall
c. Flag. Each development may display no more than one (1) flag and/or
flagpole and, in addition, each single family detached residential lot within
each development may display not more than one (1) flag and/or flagpole..
The flagpole shall not exceed twenty-fivetwenty (2520) feet in height. Flag
not be more than twenty-four (24) square feet.
d. Each residence may display up to 12 (twelve) square feet of signage with no
single sign greater than 4 (four) square feet.
C. Single Family Residential, CUP and NUP Districts
1. Freestanding Signs
a. One (1) maximum thirty-two (32) square foot, freestanding sign per business
or institutional lot shall be permitted for each street on which the lot has
frontage.
b. One (1) maximum thirty-two (32) square foot, freestanding sign or two (2)
single-faced freestanding signs not to exceed sixteen (16) square feet each
for each side of a platted single family subdivision entrance. Freestanding
signs shall have a maximum height of six (6) feet from finished grade, and
may be externally illuminated, the light shall be screened from view with
evergreen plantings as approved by the Community Development Director
and shall not have changeable copy.
c. Flag. Each lot may display no more than one (1) flag and /or flagpole. The
flagpole shall not exceed twenty (20) feet in height. Flag size shall not be
more than twenty-four (24) square feet.
d. Each residence may display up to twelve (12) square feet of signage with no
single sign greater than four (4) square feet.
D. Apartment and Townhouse Residential Districts
1. Freestanding Signs
a. There shall be one freestanding sign per right-of-way frontage and it shall be
located at the project entrance.
b. Maximum height shall be six feet from finished grade.
c. The maximum size shall be 32 square feet.
Page 2 of 11
RZ07-006 – TEXT AMENDMENT
d. Signs shall not have changeable copy.
e. Sign may be externally lighted. The light shall be screened from view with
evergreen plantings as approved by the Community Development
Director.
f. The freestanding sign structure shall be constructed of the same material as
the predominant material of the principal building.
g. Sign faces shall be made out of wood or other material which has the
appearance of carved, distressed, or sandblasted wood as approved by the
Community Development Director.
h. Flags. Each development may display no more than one (1) flag and/or
flagpole. The flagpole shall not exceed twenty-fivetwenty (2520) feet in
height. Flag size shall not be more than twenty-four (24) square feet.
i. Each residence may display up to twelve (12) square feet of signage with no
single sign greater than four (4) square feet.
2. Wall Signs
a. Businesses may have no more than two wall signs. Corner buildings may
have an additional wall sign.
b. One sign shall be flush against the wall. The maximum size shall be 12
square feet.
c. A second sign, if used, shall be perpendicular or oblique to the wall. The
maximum size shall be 2 square feet.
d. Signs shall be one unit as opposed to individually mounted letters.
e. Wall signs shall not have changeable copy.
f. If illuminated, signs may be externally lighted and directed downward .
g. Wall sign shall not cover architectural features or details and not extend
beyond the roof line or outer edges of the building.
h. Sign faces shall be made out of wood or other material which has the
appearance of carved, distressed, or sandblasted wood as approved by the
Community Development Director.
Page 3 of 11
RZ07-006 – TEXT AMENDMENT
3. Window Signs. Not more than three (3) window signs per development shall be
allowed and shall not be larger than four (4) square feet or cover more than five
percent ( 5%) of the area of each window in which a sign is placed, whichever is
less. Such signs shall not be illuminated.
E. O-I District
1. Billboards. Within Office-Institutional (O-I) districts, freestanding signs
shall not exceed one hundred twenty (120) square feet and shall be located
according to the following standards:
a. Along, and oriented toward, State numbered primary routes or national
highways only;
b. At least five hundred (500) feet from all residential or AG-1 zoning districts;
c. Minimum fifty (50) foot setback from right-of-way;
d. Minimum of one thousand five hundred (1500) feet from any other
Billboards or freestanding sign, except standard informational signs;
e. The lot on which the billboard is located shall have sufficient area to
accommodate the Fall Zone, and except for the sign, no parking areas,
pedestrian areas, roadways, buildings, structures, or appurtenances shall
be contained in the Fall Zone;
f. Maximum of twelve (12) feet in height; and
g. In compliance with applicable height standards for the district in which
located.
2. Freestanding Signs.
a. There shall be one freestanding sign per right-of-way frontage and it shall be
located at the project entrance.
b. Maximum height shall be six feet from finished grade.
c. The maximum size shall be 32 square feet.
d. Signs shall not have changeable copy.
e. Sign may be externally lighted. The light shall be screened from view with
.evergreen plantings as approved by the Community Development
Director.
Page 4 of 11
RZ07-006 – TEXT AMENDMENT
f. The freestanding sign structure shall be constructed of the same material as
the predominant material of the principal building.
g. Sign faces shall be made out of wood or other material which has the
appearance of carved, distressed, or sandblasted wood as approved by the
Community Development Director.
h. Flag. Each development may display no more than one (1) flag and/or
flagpole. The flagpole shall not exceed twenty-fivetwenty (2520) feet in
height. Flag size shall not be more than twenty-four (24) square feet.
3. Wall Signs
a. Businesses may have no more than two wall signs. Corner buildings may
have an additional wall sign.
b. One sign shall be flush against the wall. The maximum size shall be 12
square feet.
c. A second sign, if used, shall be perpendicular or oblique to the wall. The
maximum size shall be 2 square feet.
d. Signs shall be one unit as opposed to individually mounted letters.
e. Wall signs shall not have changeable copy.
f. If illuminated, signs may be externally lighted and directed downward.
g. Wall sign shall not cover architectural features or details and not extend
beyond the roof line or outer edges of the building.
h. Sign faces shall be made out of wood or other material which has the
appearance of carved, distressed, or sandblasted wood as approved by the
Community Development Director.
F. Mixed Use District
1. Freestanding Signs.
a. There shall be one freestanding sign per right-of-way frontage and it shall be
located at the project entrance.
b. Maximum height shall be six feet.
Page 5 of 11
RZ07-006 – TEXT AMENDMENT
c. The maximum size shall be 32 square feet.
d. Signs shall not have changeable copy.
e. Sign may be externally lighted. The light shall be screened from view with
evergreen plantings as approved by the Community Development
Director.
f. The freestanding sign structure shall be constructed of the same material as
the predominant material of the principal building.
g. Sign faces shall be made out of wood or other material which has the
appearance of carved, distressed, or sandblasted wood as approved by the
Community Development Director.
h. Flag. Each development may display no more than one (1) flag and/or
flagpole and, in addition, each single family detached residential lot within
each development may display not more than one (1) flag and/or flagpole.
The flagpole shall not exceed twenty-fivetwenty (2520) feet in height. Flag
size shall not be more than twenty-four (24) square feet.
i. Each residence may display up to twelve (12) square feet of signage with no
single sign greater than four (4) square feet.
2. Wall Signs.
a. Businesses may have no more than two wall signs. Corner buildings may
haven an additional wall sign.
b. One sign shall be flush against the wall. The maximum size shall be 12
square feet.
c. A second sign, if used, shall be perpendicular or oblique to the wall. The
maximum size shall be 2 square feet.
d. Signs shall be one unit as opposed to individually mounted letters.
e. Wall signs shall not have changeable copy
f. If illuminated, signs may be externally lighted and directed downward.
g. Wall signs shall not cover architectural features or details and not extend
beyond the roof line or outer edges of the building.
Page 6 of 11
RZ07-006 – TEXT AMENDMENT
h. Sign faces shall be made out of wood or other material which has the
appearance of carved, distressed, or sandblasted wood as approved by the
Community Development Director.
G. Commercial and Industrial Park Districts (M-1A)
1. Billboards. Within Commercial (C-1) and Industrial Park (M-1A) districts,
freestanding signs shall not exceed one hundred twenty (120) square feet and shall
be located according to the following standards:
a. Along, and oriented toward, State numbered primary routes or national
highways only;
b. At least five hundred (500) feet from all residential or AG-1 zoning districts;
c. Minimum fifty (50) foot setback from right-of-way;
d. Minimum of one thousand five hundred (1500) feet from any other
Billboards or freestanding sign, except standard informational signs;
e. The lot on which the billboard is located shall have sufficient area to
accommodate the Fall Zone, and except for the sign, no parking areas,
pedestrian areas, roadways, buildings, roadways, structures, or
appurtenances shall be contained in the Fall Zone;
f. Maximum of twelve (12) feet in height; and
g. In compliance with applicable height standards for the district in which
located.
2.. Freestanding Signs.
a. There shall be one freestanding sign per right-of-way frontage and it shall be
located at the project entrance.
b. Maximum height shall be six feet from finished grade.
c. The maximum size shall be 32 square feet.
d. Signs shall not have changeable copy.
e. Sign may be externally lighted. The light shall be screened from view with
evergreen plantings as approved by the Community Development
Director.
Page 7 of 11
RZ07-006 – TEXT AMENDMENT
f. The freestanding sign structure shall be constructed of the same material as
the predominant material of the principal building.
g. Sign faces shall be made out of wood or other material which has the
appearance of carved, distressed, or sandblasted wood as approved by the
Community Development Director.
h. Flag. Each development may display no more than one (1) flag and/or
flagpole. The flagpole shall not exceed twenty-fivetwenty (2520) feet in
height. Flag size shall not be more than twenty-four (24) square feet.
3. Wall Signs.
a. Businesses may have no more than two wall signs. Corner buildings may
have an additional wall sign.
b. One sign shall be flush against the wall. The maximum size shall be 12
square feet or three (3) percent of the wall area.
c. A second sign, if used, shall be perpendicular or oblique to the wall. The
maximum size shall be 2 square feet.
d. Signs shall be one unit as opposed to individually mounted letters.
e. Wall signs shall not have changeable copy
f. If illuminated, signs may be externally lighted and directed downward.
g. Wall signs shall not cover architectural features or details and not extend
beyond the roof line or outer edges of the building.
h. Sign faces shall be made out of wood or other material which has the
appearance of carved, distressed, or sandblasted wood as approved by the
Community Development Director.
H. Industrial Districts
1. Billboards. Within industrial districts (M-1 and M-2), freestanding signs shall not
exceed one hundred-twenty (120) square feet and shall be located according to the
following standards:
a. Along, and oriented toward, State numbered primary routes or national
highways only;
Page 8 of 11
RZ07-006 – TEXT AMENDMENT
b. At least five hundred (500) feet from all residential or AG-1 zoning districts;
c. Minimum fifty (50) foot setback from right-of-way;
d. Minimum of one thousand five hundred (1500) feet from any other
Billboards or freestanding sign, except standard informational signs;
e. The lot on which the billboard is located shall have sufficient area to
accommodate the Fall Zone, and except the sign, no parking areas,
pedestrian areas, roadways, buildings, structures, or appurtenances shall be
contained in the Fall Zone;
f. Maximum of twelve (12) feet in height; and
g. In compliance with applicable height standards for the district in which
located.
2. Freestanding Signs.
a. There shall be one freestanding sign per right-of-way frontage and it shall be
located at the project entrance.
b. Maximum height shall be six feet from finished grade.
c. The maximum size shall be 32 square feet.
d. Signs shall not have changeable copy.
e. Sign may be externally lighted. The light shall be screened from view with
evergreen planting as approved by the Community Development
Director.
f. The freestanding sign structure shall be constructed of the same material as
the predominant material of the principal building.
g. Sign faces shall be made out of wood or other material which has the
appearance of carved, distressed, or sandblasted wood as approved by the
Community Development Director.
3. Wall Signs.
a. Businesses may have no more than two wall signs. Corner buildings may
have an additional wall sign.
b. One sign shall be flush against the wall. The maximum size shall
Page 9 of 11
RZ07-006 – TEXT AMENDMENT
be 12 square feet.
c. A second sign, if used, shall be perpendicular or oblique to the wall. The
maximum size shall be 2 square feet.
d. Signs shall be one unit as opposed to individually mounted letters.
e. Wall signs shall not have changeable copy
f. If illuminated, signs may be externally lighted and directed downward.
g. Wall signs shall not cover architectural features or details and not
extend beyond the roof line or outer edges of the building.
h. Sign faces shall be made out of wood or other material which has
the appearance of carved, distressed, or sandblasted wood as approved by the
Community Development Director.
I. Mobile Home Park District
1. Freestanding Signs
a. There shall be one freestanding sign per right-of-way
frontage and it shall be located at the project entrance.
b. Maximum height shall be six feet from finished grade.
c. The maximum size shall be 32 square feet.
d. Signs shall not have changeable copy.
e. Sign may be externally lighted. The light shall be
screened from view with evergreen plantings as approved by the
Community Development Director.
f. The freestanding sign structure shall be constructed
of the same material as the predominant material of the
principal building.
g. Sign faces shall be made out of wood or other material
which has the appearance of carved, distressed, or
sandblasted wood as approved by the Community Development Director.
h. Each residence may display up to twelve (12) square feet of signage with no
single sign greater than four (4) square feet.
Page 10 of 11
RZ07-006 – TEXT AMENDMENT
2. Wall Signs.
a. Businesses may have no more than two wall signs. Corner buildings may
have an additional wall sign.
b. One sign shall be flush against the wall. The maximum size shall be 12
square feet.
c. A second sign, if used, shall be perpendicular or oblique to the wall. The
maximum size shall be 2 square feet.
d. Signs shall be one unit as opposed to individually mounted letters.
e. Wall signs shall not have changeable copy
f. If illuminated, signs may be externally lighted and directed downward.
g. Wall signs shall not cover architectural features or details and not extend
beyond the roof line or outer edges of the building.
h. Sign faces shall be made out of wood or other material which has the
appearance of carved, distressed, or sandblasted wood as approved by the
Community Development Director.
Page 11 of 11
RZ07-006 – TEXT AMENDMENT