HomeMy WebLinkAboutPacket - PC - 01-25-2017
PLANNING COMMISSION AGENDA
City Council Chambers
Wednesday, January 25, 2017
7:00 pm
1. Pledge of Allegiance
2. Call to Order
3. Public Comment
4. Approval of Action Minutes
1) December 28, 2016 Planning Commission Meeting
5. New Items
1) Election of Officers for 2017
2) Consideration of “Downtown Milton/Crabapple Placemaking
Plan”
3) RZ17-01 - Consideration to amend the AG-1 (Agricultural)
District, Development Standards in Sec. 64-416 of Chapter 64
of the Zoning Ordinance.
4) Consideration to amend the process of plat procedures.
Chapter 50 of the City Code – Subdivisions
6. Adjourn
2016
TSW Noell Consulting Group Toole Design Group City of Milton
DOWNTOWN MILTON / CRABAPPLEPLACEMAKING PLAN
>> ACKNOWLEDGEMENTS
The Downtown Milton / Crabapple
Placemaking Plan is a collaborative effort
between the City of Milton, a consultant
team, and the people of Milton. The
consultant team was led by TSW and
included Toole Design Group and Noell
Consulting Group.
2 DOWNTOWN MILTON PLACEMAKING PLAN DOWNTOWN MILTON PLACEMAKING PLAN 3DRAFT
>> CONTENTS
CHAPTER 1: EXISTING CONDITIONS
// History & Site Context
// Analysis Maps
// Plan Review
// What Has Been Accomplished To-date?
// What is Milton Like Today?
// What Could Milton Be Like Tomorrow?
CHAPTER 2: PUBLIC OUTREACH
// Stakeholder Focus Groups (July 2016)
// Milton City Council Meeting (June 2016)
// Steering Committee Meeting (August 2016)
// Walking Audit
// Charrette Results
// Final Public Open House
CHAPTER 3: FINAL RECOMMENDATIONS
// Placemaking Plan
// Northwest Quadrant
// Northeast & Southeast Quadrants
// Parking Recommendations
CHAPTER 4: IMPLEMENTATION
// Implementation Strategy & Diagram
// First Steps
APPENDIX
// Current Streetscape Projects
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6
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16
18
20
26
28
29
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30
32
50
52
54
56
64
70
72
74
78
80
82
DOWNTOWN MILTON PLACEMAKING PLAN 3DRAFT
4 DOWNTOWN MILTON PLACEMAKING PLAN DOWNTOWN MILTON PLACEMAKING PLAN 5DRAFT
CHAPTER 1 >> EXISTING CONDITIONS
// History & Site Context
// Analysis Maps & Plan Review
// What Has Been Accomplished To-Date?
// What Does Downtown Milton Look Like Today?
// What Could Downtown Milton Look Like Tomorrow?
DOWNTOWN MILTON PLACEMAKING PLAN 5DRAFT
6 DOWNTOWN MILTON PLACEMAKING PLAN DRAFT
>> SITE CONTEXT>> SITE CONTEXT
As noted in previous plans, the City of
Milton was established in 2006. The
Downtown Milton / Crabapple study area
is defined by the Crabapple character area
boundary shown in the map to the right.
This character area was created in the
Milton Comprehensive Plan completed in
2011 and updated in 2016. Overall, the City
of Milton has a low population density of
921 people per square mile. A vast majority
of the land is zoned for agricultural and
equestrian uses, but allows for residential
uses; however, the Downtown Milton /
Crabapple area has a Regulating Plan and
Form-Based Code created in 2015 that
permits more flexible uses. Crabapple
has been designated as an area of growth
and is a receiving area for the Transfer of
Development Rights program.
Project Introduction
With the addition of the City of Milton City
Hall building and more commercial and
residential development in Crabapple,
the area is situated to become Milton’s
“Downtown.” The purpose of this
placemaking plan is to create the details for
Downtown Milton / Crabapple, focusing on
parks and open space, street connections,
pedestrian connections, and parking.
Above: One of the historic buildings at the
Crossroads at Birmingham Highway and
Crabapple Road.
DOWNTOWN MILTON PLACEMAKING PLAN 7DRAFT
8 DOWNTOWN MILTON PLACEMAKING PLAN DRAFT
>> COMMUNITY
RESOURCES
The Downtown Milton / Crabapple area
includes many important community
resources, which are defined as places
where people can gather or public
amenities that serve the community
(government departments, schools,
libraries). The map to the right illustrates the
community resources in Downtown Milton
/ Crabapple, and shows their proximity
to each other by the 1/4-mile (5-minute)
“as the crow flies” walking radius from the
Crossroads (Mid Broadwell Road, Broadwell
Road, and Crabapple Road). The proximity
of all three schools, the public library, the
Broadwell Pavilion, the Crabapple Baptist
Church, and the Jehovah’s Witness Kingdom
Hall help to enhance the walkability of
the Crabapple area and vitality of the
commercial development along Crabapple
Road because people could walk between
the places for their errands and needs.
The resources noted above serve as draws
for additional commercial and residential
development. The addition of more
destinations within walking distance of
each other through future development will
increase the pedestrian activity and success
of the entire area.
>> Schools & Churches
Three Fulton County Schools are located
in the study area. Although the pick-up and
drop-off causes traffic congestion, these
facilities are great community resources for
the following reasons:
• Students could walk to school with
improved pedestrian facilities;
• Community groups use the facilities;
• The Performing Arts program at the
High School hosts great events;
• The land presents opportunities to
fulfill the need for more usable open
space;
• Parking lots could be managed to
accommodate parking needs in the
short-term (see pages 70 to 71 for
more detail).
The Crabapple Baptist Church is also a
cooperative and involved community
facility.
>> City Facilities
The new Milton Public Library hosts many
community events and provides a location
for residents to gather or host meetings.
Students, in particular, can benefit from the
library because of the educational support
it provides. The new City Hall (currently
under construction) will help create the
“Downtown” feel for Crabapple and bring
more daily activity to the area because of
the number of workers at City Hall and the
errands that Milton residents will need to
make at the facility.
>> Potential Parks & Open Space
Two areas are marked as potential parks,
and this placemaking plan provides
conceptual park design options for these
parcels (Chapter 3). Friendship Park is used
by the elementary school, but use for the
general public during the day is prohibited.
The Broadwell Pavilion and adjacent street
are used for festivals that attract thousands
of people. Additional park space will
complement these facilities and create
a more cohesive parks and open space
network (diagram on page 39).
>> Commercial Area
The commercial area along Crabapple
Road presents an opportunity for increased
commercial development, particularly
as more sites and Heritage Walk are
constructed. Parking is an issue here for
increased development, but options are
detailed on pages 48-49 and 70 to 71.
>> Historic Buildings
The historic buildings at the Crossroads
present an opportunity for adaptive reuse to
create a center for Crabapple, and to offer
architectural character.
DOWNTOWN MILTON PLACEMAKING PLAN 9DRAFTDRAFT
Historic Buildings to Preserve
Mayfield Road
Crabapple
R
o
a
d
10 DOWNTOWN MILTON PLACEMAKING PLAN DRAFT
>> SUSCEPTIBILITY TO
CHANGE
Downtown Milton / Crabapple has multiple
opportunities to change the use of parcels
and buildings, most of which are near
the Crossroads and in the Northeast (NE)
Quadrant. The map to the right shows the
susceptibility to change by parcel for the
study area, which is divided into three
categories:
Parcels Not Susceptible to Change
Parcels not susceptible to change either
have historic structures on them, newly-
constructed buildings, single-family
housing, or the land use is a public facility,
such as a park or City Hall. Although noted
as “not susceptible to change,” historic
structures that are underutilized could be
potential opportunities for adaptive re-use
while maintaining the character of the area.
Parcels Somewhat Susceptible to
Change
Parcels that are somewhat susceptible to
change generally have structures that are
not historically significant or land uses that
can relocate. In this case, Crabapple Baptist
Church, the Alpharetta courthouse, and
some large open space parcels owned by
Homeowners’ Associations are somewhat
susceptible to change.
Parcels Highly Susceptible to Change
Parcels marked as highly susceptible
to change have surface parking,
vacant structures, are parcels without
development, or have uses that could
relocate given a larger development goal.
Above Left: Single-family homes and
condominiums are examples of parcels that
are not susceptible to change.
Top Right: This is the potential park location on
Mayfield Road, and it is an example of parcels
that are highly susceptible to change.
Middle Right: Crabapple Baptist Church is
somewhat susceptible to change because the
parking could be managed or used differently,
and the potential park just north of the parcel
may affect the church property.
DOWNTOWN MILTON PLACEMAKING PLAN 11DRAFT
12 DOWNTOWN MILTON PLACEMAKING PLAN DRAFT
>> CONNECTIVITY
The map to the right shows the existing,
planned, and potential points of connection
in Downtown Milton / Crabapple.
Streets
Few street connections exist in the single-
family residential neighborhood areas north
and west of the Crossroads, limiting access
to the existing commercial area. New
street connections are proposed, including
Heritage Walk (under construction) and
an extension of Charlotte Drive, which was
included in the November 2016 TSPLOST
vote as a priority project. Crabapple
Road, Mayfield Road, Heritage Walk, and
Birmingham Highway present opportunities
for improvement. These corridors could
support on-street parking and need slower
traffic because the adjacent uses could
serve pedestrians - compact commercial
development along Heritage Walk and
Crabapple Road, and the schools on
Birmingham Highway. Many intersections
are signalized, two new roundabouts are
proposed at Heritage Walk, and one is
proposed at Charlotte Drive.
Trails
The Milton Trail Plan, created in 2007 and
updated in 2012, recommended many
trail connections with varied material
treatments. Some (shown in lighter yellow
on the map) need to be revised because of
new development. As shown in the green,
land around the schools could be used
for trails to increase access to the schools,
new development, and proposed parks.
Intersections & Mid-Block Crossings
There are planned improvements for the
intersection of Birmingham Highway and
Broadwell Road, including left-turn lanes
on three of the approaches. One mid-block
crossing with a HAWK signal exists in the
study area, right next to the elementary
school. Other opportunities for mid-block
or improved intersection crossings exist
on Crabapple Road for visitors to both
commercial developments and on Mayfield
Road as the corridor develops.
Sidewalks
The sidewalk network is disconnected
and inconsistent, particularly on major
thoroughfares. A sidewalk connection
from the existing commercial area on
Crabapple Road to the Milton Public
Library on Mayfield Road is in progress.
Further improving the sidewalk network
could enhance the potential trail network,
creating a more connected community.
Top: Crabapple Road is very wide and not
pedestrian-friendly. The current businesses
fronting the street would benefit from
streetscape improvements.
Middle: Birmingham Highway has inconsistent
and narrow sidewalks. The right-of-way
adjacent to most of the schools’ properties
does not have sidewalks.
DRAFT DOWNTOWN MILTON PLACEMAKING PLAN 13
14 DOWNTOWN MILTON PLACEMAKING PLAN DRAFT
>> PLAN REVIEW
Many plans have been created for
Downtown Milton / Crabapple and the City
of Milton since the City was formed in 2006.
The map on the adjacent page and legend
to the right show the main, relevant points
to this placemaking plan.
Common Themes from Multiple Plans:
• Improve the conditions on Crabapple
Road, including crossing options
• Create a cohesive trail network
connecting schools, public space, and
neighborhoods
• Make intersection improvements to
ease traffic congestion
• Enhance the street network with the
addition of streets and improving
current street functionality
• Create public spaces and parks in the
Crabapple area
• Allow denser development in the
Crabapple area
• Preserve the rural character and
viewsheds on streets
• Consider a parking deck to
accommodate more development
The following plans were reviewed:
• Current construction documents for
sidewalk improvements and Heritage
Walk (under construction)
• Downtown Milton Wayfinding (2016)
• Crabapple Form-Based Code (2015)
• City-made concept drawings for the
property on Mayfield with the lake
(2014)
• City of Milton Conservation Plan (2014)
• Downtown Parking Study (2014)
• Tree Management & Key Policy Actions
(2012)
• Comprehensive Parks & Recreation
Master Plan (2012)
• Crabapple LCI (2012)
• City of Milton 2030 Comprehensive
Plan (2011)
• Milton Visioning Study (2011)
• City of Milton Comprehensive
Transportation Plan (2009)
• City of Milton Safe Routes to School
(2009)
• Milton Trail Plan (2007)
• The Traffic Calming Program
Many recommendations from the plans
have been implemented or are in-progress
(either under construction or construction
documentation) at the time of this report.
The completion timeline is on page 16.
DOWNTOWN MILTON PLACEMAKING PLAN 15DRAFT
16 DOWNTOWN MILTON PLACEMAKING PLAN DRAFT
>> WHAT’S BEEN
ACCOMPLISHED TO-DATE?
The City of Milton has been working
diligently to implement many of
the previous planning studies and
development continues to grow in
Downtown Milton / Crabapple. The timeline
to the right shows the most influential plans
relevant to this placemaking plan, and the
items that have been completed.
Many of the plans overlapped for
recommendations, such as the need for
more parks and open space and a “Village
Green,” the desire for trail connections,
bike connections, enhanced street
network, improved sidewalks, and the
need for parking to accommodate new
development. Though locations for some of
these items may have differed slightly, the
consensus was generally the same for the
area’s need for the facilities.
2006: CITY OF MILTON ESTABLISHED
Safe Routes to School recommendations implemented
2011: MILTON COMPREHENSIVE PLAN COMPLETE & MILTON
VISIONING PLAN COMPLETE
PLANNING STUDIES (2006-PRESENT)2012: CRABAPPLE LCI COMPLETE
2015: CRABAPPLE FORM-BASED CODE & REGULATING PLAN COMPLETE
New Milton Library constructed & opened
Broadwell Pavilion Complete
PRESENT: DOWNTOWN MILTON / CRABAPPLE PLACEMAKING PLAN
City Hall under construction
Heritage Walk and connecting roundabouts at Birmingham Highway and
Crabapple Road under construction
(Recommended Form-Based Code & parking study)
Parking Study completed
Construction documents for additional sidewalks on Mayfield Road east of
the Crossroads
2009: MILTON COMPREHENSIVE TRANSPORTATION PLAN COMPLETE
2016: Plans for intersection improvements (left turn lanes) at Birmingham
Highway & Crabapple Road
2016: Additional commercial development under construction
2016: City of Milton Wayfinding Signage Plan complete
** Key Recommendations: removal of right-turn lanes on Crabapple Road & change streetscape; bypass
road north of Crabapple Road; intersection and crossing improvements
Friendship Park Complete
2016: COMPREHENSIVE PLAN & COMPREHENSIVE TRANSPORTATION PLAN UPDATED
(Recommended Form-Based Code & parking study)
DOWNTOWN MILTON PLACEMAKING PLAN 17DRAFT
18 DOWNTOWN MILTON PLACEMAKING PLAN DOWNTOWN MILTON PLACEMAKING PLAN 19DRAFT
>> WHAT IS MILTON LIKE
TODAY?
The City of Milton is an Atlanta suburb in
the desirable North Fulton area, which is
also comprised of the cities of: Roswell,
Johns Creek, Alpharetta, Sandy Springs,
and Mountain Park. This area has attracted
families because of low crime, great
schools, and the proximity to the Atlanta
employment cores. North Fulton as a whole
experienced the greatest growth in the
1970s to the 1990s, but the City of Milton
saw an increase in growth in the 2000s.
The infographics on the following pages
show how Milton and the Crabapple area
compare to the Atlanta Region (the Region)
and the peer cities of Alpharetta and
Roswell. Generally, Milton has the following
characteristics:
• Many families with children compared
to the Atlanta Region average;
• Adequate retail service within 5 miles
of the study area;
• Much higher educational attainment
levels than the Region and the State;
• Much higher median household
income than the Region;
• Faster growth than many surrounding
cities.
The City of Milton’s population
(37,547) has nearly doubled since the
City was established. It experiences
a 3.4% annual growth (average of
around 1,200 people), which is a
higher percentage growth than
nearby Alpharetta and Roswell.
The City of Milton has a much higher median
household income than the Atlanta Region
(at nearly double), and the median household
income of the study area is even higher at
nearly $150,000. 75% of the households in
the City of Milton earn more than $75,000
per year.
The infographic to the right describes the
race / ethnicity breakdown of the City
of Milton’s population compared to the
Atlanta Region’s. The distribution is quite
different for Milton and the Region.
The educational attainment of residents
over the age of 25 in the study area is much
higher than the Atlanta Region and the
State of Georgia.
DOWNTOWN MILTON PLACEMAKING PLAN 19DRAFT
FAMILIES WITH
CHILDREN
The City of Milton has a much
higher percentage of families
with children (52%) than the
Atlanta Region as a whole (34%).
Part of this is due to the housing
product offered and the high-
quality schools.
Overall, the schools in the study area are
very good, with Northwestern Middle
School and Milton High School both
ranked as “above average” at 10/10 on
GreatSchools.org.
COMMUTING & JOBS
95% of Milton residents leave
the city for work, but many work
nearby (as shown below). There
are also many people who work
from home.
Crabapple residents mostly work
north of I-285 perimeter, and
the closest high-concentration
job centers are Alpharetta and
Roswell. The infographic to the
left shows the top 5 workplace
locations. 40% of residents work
in Crabapple, Alpharetta, and
Roswell.
20 DOWNTOWN MILTON PLACEMAKING PLAN DOWNTOWN MILTON PLACEMAKING PLAN 21DRAFT
>> WHAT COULD MILTON BE
LIKE TOMORROW?
TRANSPORTATION DEMAND
The infographics on these pages show
how Milton and the Downtown Milton
/ Crabapple area could accommodate
transportation networks in the future based
on current use of the networks and where
demand lies. As noted on the previous
page, many people commute out of Milton
for work each day. While the study area
has excellent proximity to Alpharetta and
Roswell, it lacks convenient interstate
access. To get into Sandy Springs,
Buckhead, and Midtown, residents would
have to battle an often busy and clogged
interstate (see right for travel times).
CYCLING DEMAND
Most of the cyclists appear to use trails
outside of Downtown Milton / Crabapple,
particularly in the more rural areas of Milton
and other areas in neighboring counties on
state routes. Bike lanes on the major streets
may serve the needs for cyclists (Data from
Strava application).
Downtown Milton / Crabapple
has a walk score of 54/100
(somewhat walkable), which
is lower than neighboring
Downtown Alpharetta and
Downtown Roswell (very
walkable).
RUNNING & WALKING DEMAND
Downtown Milton / Crabapple has many
in-town runners, and many people walk
to destinations in this area. Much of the
walking activity occurs on neighborhood
streets. This presents a demand for walking
and running trails, particularly if they
connect to retail destinations.
DOWNTOWN MILTON PLACEMAKING PLAN 21DRAFT
The infographic to the left
displays the parking demand
and supply around the
Crossroads. The study area
was divided into quadrants for
this analysis. The red indicates
higher demand (darker red
is higher demand) and the
green indicates supply (darker
green is higher supply).
Supply far exceeds demand in
each quadrant.
PARKING OPTIONS
During peak restaurant hours, there is a
negative perception of available parking.
Three options exist for addressing the
parking challenges:
• Central valet stands
• Parking structure
• Smart device-enabled parking
applications
Demand: 60
Supply: 279
Demand: 84
Supply: 558
Demand: 0
Supply: 166Demand:99
Supply: 205
The existing commercial occupants could
not support subsidizing a parking deck,
which would make substantial public
subsidies necessary. The most cost-
effective and convenient solution may be
adding central valet stations (pages 70-71).
The infographic to the top right describes
the number of spaces available that
could be used for a central valet, within a
reasonable walking distance of most of the
community’s destinations.
There are 715 parking spaces within 1/4
mile radius of the Crabapple Road corridor
at the Crossroads that are likely to be
vacant during peak restaurant hours,
excluding the parking associated with the
demand centers.
The schools and Crabapple Baptist
Church have large parking lots that could
serve some of the parking demand in the
Northeast Quadrant and at the retail area
located on Crabapple Road.
A central valet station in each quadrant
could make use of these parking spaces
for patrons of the businesses in Downtown
Milton / Crabapple.
The Downtown Milton / Crabapple study area has 941 households, and 90% of these
are owner-occupied, leaving a small rental market. Few rental units exist because
the current Form-Based Code’s height and size limits are not conducive to 50+ unit
apartment buildings. It will be necessary to offer rental units or condominiums to attract
and accommodate Millennials and Baby Boomers.
Within the City of Milton
there are nearly 12,500
households, and the vast
majority (more than 90%)
are made up of families
(married couples, families
with children, relatives,
partners), particularly as
compared to the Atlanta
Region. “Other families”
in this chart represents
families with children,
relatives, or partners in
the household. Very few
households in the City are
made up of roommates
(2%) or singles (5.5%).
22 DOWNTOWN MILTON PLACEMAKING PLAN DOWNTOWN MILTON PLACEMAKING PLAN 23DRAFT
RESIDENTIAL DEMAND
The current growth in the US housing
market is dominated by Baby Boomers and
Millennials, and will continue to be for the
next ten years. However, the study area
and City of Milton as a whole have a lower
percentage of Millennials (7%) than the
Atlanta Region. Older families are moving
to Crabapple or choosing to age in place.
As the Baby Boomers age out of single-
family homes, there will be opportunities to
attract empty nesters to Downtown Milton
/ Crabapple. In Fulton County, more single-
family home permits were pulled in the
northern part of the County in 2015, and on
average, Milton has added 600 households
per year since 2000. In 2014, approximately
85% of the housing units were valued at
more than $300,000.
The infographics on these pages show
trends in Milton’s housing market and
potential housing demand. The City and
the study area have market demand for
additional housing units, which includes the
following in the study area:
• For-sale attached condos
• For-sale detached homes
• For-sale attached townhomes
• Rental stacked flats with parking lots
DOWNTOWN MILTON PLACEMAKING PLAN 23DRAFT
POTENTIAL DEMAND FOR
HOUSING
For-sale Attached Townhomes
For-sale Detached Homes
For-sale Attached Condos
These infographics show the average
housing demand per year until 2020. The
housing demand numbers do not indicate
that someone will build that number in a
given year, but it is the average over time
for the next 5 years.
It is important to add housing that reaches
Millennials and Baby Boomers because
they comprise most of the housing
demand.
Downtown Milton / Crabapple does not
contain any apartment communities, and
the closest ones to the area are Avalon
and Deerfield in Alpharetta. Demand for
apartments exists, and the study area could
absorb 300 stacked flat units over the
next 5 years. They should be located near
destinations and within walkable areas to
ensure the land value continues to stay up.
24 DOWNTOWN MILTON PLACEMAKING PLAN DOWNTOWN MILTON PLACEMAKING PLAN 25DRAFT
RETAIL & OFFICE DEMAND
No new retail developments have occurred
since 2009, but some are underway and
several are currently planned for the
area. Downtown Milton / Crabapple is
primarily served by shopping centers
to the east in Alpharetta, to the south in
Roswell, and at the Avalon mixed-use
development. Many of these developments
include big box stores, but the retail in
Crabapple is generally small, local shops
catering to niche markets. The study area
is moderately served by restaurants,
particularly at Avalon and near North Point
Mall, and Crabapple is home to some local,
highly-rated restaurants. Additionally,
Downtown Milton / Crabapple is served
by many grocery stores within 5 miles, and
both a Kroger and Publix within 1.5 miles of
the study area.
The Downtown Milton / Crabapple retail
market has been strong in the last 3 years
with dropping vacancy rates and rents
returning to historic rates, which has started
to create a destination that attracts visitors
from other parts of the Atlanta Region.
Because of this, there is a strong demand
for many types of dry good retailers that
would fit within a traditional Downtown
location with small store footprints.
Residents of Downtown Milton /
Crabapple have access to significant
retail within 1.5 miles of the study
area - local businesses are within
the study area, and big box stores
outside of the area. Within 5 miles of
the study area, there are many large
grocery stores and big box stores
The current office developments
(Crabapple Mercantile, Braeburn,
Mayfield Station) in the study area
will capture the forecasted demand
in 2016 and 2017. By 2018, there will
be excess demand, and the study
area can support up to an additional
46,000 square feet through 2020,
which could include a larger tenant.
DOWNTOWN MILTON PLACEMAKING PLAN 25DRAFT
• 1,200 minimum size for retail tenants
• Analysis does not include the 32,000 SF
of planned retail at the newest phase of
Crabapple Mercantile and the potential
planned development across from the
library
• Unmet demand beyond those
developments in the study area is
73,606 SF
Downtown Milton / Crabapple has an overall demand for 105,606 SF of new retail over
the next 5 years, but some new retail spaces are planned or under construction, which
would absorb some of this demand (32,000 SF). The graph above shows the industries, and
amount, that Downtown Milton / Crabapple could support in relationship to each other. Full
service restaurants, special food services, and drinking places make up 50,000 SF of the
demand. Building materials and supply could make up 12,300 SF, beer / liquor / wine stores
could make up 16,000 SF, specialty food stores could make up 10,300 SF, and health and
personal care could support nearly 10,000 SF.
• The City needs to determine how much development they are willing to
accommodate in the future.
• Parking will become an issue as Crabapple becomes more of a destination.
26 DOWNTOWN MILTON PLACEMAKING PLAN DOWNTOWN MILTON PLACEMAKING PLAN 27DRAFT
CHAPTER 2 >> PUBLIC OUTREACH
// Stakeholder Input
// Steering Committee Meetings
// Charrette Results
// Final Public Open House
DOWNTOWN MILTON PLACEMAKING PLAN 27DRAFT
28 DOWNTOWN MILTON PLACEMAKING PLAN DRAFT
>> PUBLIC OUTREACH
The City of Milton has had many plans
and surveys conducted since the City was
established in 2006, so the outreach for
this effort drew from much of the previous
work. However, the design team conducted
stakeholder meetings and focus groups,
met with a steering committee, and hosted
a 3-Day Design Charrette.
Stakeholder Focus Groups - July 12 and 13
The first stakeholder interviews and focus
groups were held July 12 and 13 at the
Milton Public Library. Each group met for
an hour, and participants were welcome to
stay for as long as they wished. The design
team focused on the following concerns:
• Parking management and / or the
location of a parking deck;
• Parks and open space and two
potential locations for a new park;
• Streetscape improvements,
particularly on Crabapple Road and
Birmingham Highway;
• Trail locations and an increased
sidewalk network.
The infographics to the right illustrate the
items that were discussed most and the
opinions associated with them. Many of the
items from previous plans were confirmed
as desired recommendations.
PEDESTRIAN & BIKE FACILITIES AND STREETS
Many stakeholders noted that pedestrians should come first when considering
transportation networks. Wider sidewalks that connect to each other are highly desired.
One stakeholder noted that sidewalks should not “go to no where.” Stakeholders highly
supported multi-use trails to connect the schools, the commercial area, and current
and future green space. Streets should be improved with mid-block crossings, better
crosswalks, and slower traffic.
PARKS & OPEN SPACE
Both park options (one on Birmingham
Highway and one on Mayfield Road) were
desired. Overall, a passive green space with
gathering places or an amphitheater was
preferred over active recreation and sports
fields. Many stakeholders noted that a dog
park would be successful.
DEVELOPMENT
Many noted the importance of adding a
grocery store in Crabapple, potentially in the
Northeast Quadrant. A performing arts center
would be well-used by community groups
and school performances. The school facility
cannot accommodate all the groups or the
number of people that wished to attend shows.
DOWNTOWN MILTON PLACEMAKING PLAN 29DRAFT
Steering Committee Meeting #1
The first steering committee meeting
was held on July 12 at 6:00 PM at the
Milton Public Library. The design team
gave a presentation about the potential
for streetscape improvements, trail
connections, sidewalk improvements, and
potential park programming and design.
The team also discussed the planning
process and gave notice of future meetings
and the design charrette.
Greenspace Public Input from June 2016
City Council Meeting
On June 6, 2016, a City Council meeting
was held to discuss greenspace needs and
desires, as part of an initiative directed by
the Planning Commission for the proposed
greenspace bond. The Commission used
an online survey and held meetings to
gather feedback about the criteria for the
future of greenspace and parks.
The following groups were established,
in order of importance according to the
feedback:
• Provide trails and / or greenway
connections;
• Preserve open space (pastures, horse
farms, large tracts of land, passive
use areas, greenspace between
subdivisions);
PARKING
Stakeholders agreed that the parking issue
should be addressed to accommodate
future development. Many suggested
that a parking deck could go in the
Northeast Quadrant or behind the current
retail on Crabapple Road. Few people
argued against on-street parking, even on
residential streets. Some noted that parking
management may be the best way to
address the issue at this time.
THE CROSSROADS
Most stakeholders
agreed that the
Shell Station at the
Crossroads should
be redeveloped. This
will need to happen
to accommodate
the recommended
roundabout (page 56).
It was suggested that pavers be used
in the intersection to differentiate the
historic Crossroads and slow the traffic.
• Protect important natural resources;
• Preserve rural areas, views, and “feel;”
• Add parks, mostly passive and / or
unimproved parkland, and passive
pocket parks;
• Protect historic resources;
• Provide areas for wildlife habitat;
• Protect areas with water, ponds, stream
buffers, and watershed areas.
In addition, factors to consider in land
acquisition for parks included:
• The preservation of trees and
avoidance of clearcutting;
• Using buildable land unless the non-
buildable part of the land is small or
the land is used for trails;
• Acquiring land from willing landowners
and do not use eminent domain to
acquire land;
• Acquiring land adjacent to existing,
protected greenspace;
• Parcels that meet two or more criteria
will be prioritized.
Steering Committee Meeting - August 31
The second steering committee meeting,
held on August 31, 2016, at the Milton
City Hall, discussed the first chapter of
this report and the upcoming charrette in
September. TSW gave a brief presentation
30 DOWNTOWN MILTON PLACEMAKING PLAN DOWNTOWN MILTON PLACEMAKING PLAN 31DRAFT
about the findings of the initial analysis,
which included mapping, site visits, the
market study, and reviewing previous plans
(Chapter 1). The TSW Team also vetted the
goals of the placemaking plan with those in
attendance. Attendees made the following
suggestions about the goals and analysis:
• Ensure that the parking management
strategy becomes a parking
management plan, so that it is
implemented.
• Revise the susceptibility to change
map by adding parcels around
Mayfield and Mid-Broadwell to
the “highly susceptible to change”
category.
• Consider connections between
Crabapple Baptist Church and the
commercial area using the strip of land
between the church property and the
commercial property north of McFarlin
Lane.
Feedback also included information
regarding ownership of certain parcels,
particularly those comprising the potential
park on Birmingham Highway. Overall, the
analysis portion of the planning process
was met with enthusiasm and positivity.
The TSW Team also provided information
regarding the charrette and walking audit,
encouraging the steering committee to
attend and pass the word along to others.
Above: The walking audit took participants
along major corridors throughout the
Downtown Milton /Crabapple area to
examine the pedestrian facilities and
conditions.
DOWNTOWN MILTON PLACEMAKING PLAN 31DRAFT
Pre-Charrette Walking Audit -
September 6
The TSW Team took 21 participants on
a walking audit of Downtown Milton /
Crabapple to describe the pedestrian and
vehicular conditions along major corridors
in the study area. Ian Lockwood with Toole
Design Group led the tour, which was a
two-hour loop shown in the map above.
Above: The walking audit map with the
route and stops.
The walking tour was intended to educate
participants about the ways to improve
pedestrian conditions, reduce traffic speeds
and congestion, and create a “downtown
experience” prior to the commencement of
the design work during the charrette, which
took place the following three days.
Walking Audit Findings
The main items discussed during the
walking audit included:
• The potential for a road diet on
Crabapple Road;
• The design speed of streets, allowing
cars to travel more quickly;
• The need for more sidewalks that are
wider and connected to each other;
• The ability to reduce lane widths as a
traffic calming method;
• The need to create alternative routes
to alleviate traffic congestion on
major thoroughfares, like Birmingham
Highway and Crabapple Road;
• The potential for trail connections
between schools, parks, and retail.
Establish locations and programming
for park space in the Crabapple area
• Small park on Mayfield Road (7 ac)
• Park on Birmingham Hwy (21 ac)
• Connect the parks to the schools
PLACEMAKING
PLAN
DESIGN GOALS POLICY GOALS
FRAMEWORK PLAN (SEE RIGHT)
Create a trail network that connects
to sidewalks, schools, commercial
development, and parks
• On-street connections to City Hall,
on Crabapple Road, & Mayfield Road
• Connections between the schools
Provide streetscape improvements
that prioritize pedestrians on key
streets
• Enhance Crabapple Road, Heritage
Walk, Birmingham Highway,
Mayfield Road
Establish a parking management
strategy
• Recommend private valet stands
for parking management
• Identify locations for a potential
parking deck
Locate development where
appropriate, and determine the most
suitable types of development
• Accommodate Form-Based Code
requirements
• Develop Northeast Quadrant
along Mayfield Road
• Develop the Northwest Quadrant
around City Hall and the
Crossroads
POLICY RESPONSE
• Parking management
• Maintain zoning
requirements
• Add proposed streets
to Regulating Plan
SPECIFIC DESIGN RESPONSE
• Park programming for
both parks
• Connected trail network
• Wider sidewalks and
narrower vehicle lanes
• Development around
the Crossroads
32 DOWNTOWN MILTON PLACEMAKING PLAN DOWNTOWN MILTON PLACEMAKING PLAN 33DRAFT
>> CHARRETTE RESULTS
The TSW Team hosted a charrette at the
Milton Public Library on September 7th and
8th, and worked independently in the TSW
office on September 9th to finalize graphics.
The public was invited to visit the design
team throughout both days at the library,
and an informal public open house was
held on the evening of September 7th.
The following items became the framework
for the design decisions and placemaking
goals (shown in the diagram to the right):
• Streets
• Trails
• Parks
• Development
• Parking
The stakeholder committee, City of Milton,
and TSW Team established the overall
placemaking goals prior to the charrette at
the second steering committee meeting to
guide the design decisions.
Design and planning recommendations
shown in this chapter are the direct results
of the charrette and were revised as
needed after the charrette for the final
recommendations, which are shown in the
next chapter.
DOWNTOWN MILTON PLACEMAKING PLAN 33DRAFT
Network and Car-Carrying Capacity
Same
Total
Lanes
More Car-Carrying
Capacity
4
62
2
2
2 2
>> Charrette Results: Streets
The overall goal for streets was to increase
the street network to alleviate traffic on
major corridors, like Crabapple Road
and Birmingham Highway. As shown
in the diagram to the right, multiple
streets provide the same number of
lanes as having larger corridors, but they
provide drivers (and pedestrians and
cyclists) with more route options. These
recommendations build on the street
network and roundabout at Charlotte and
Mayfield established in the Regulating
Plan (shown with gray dashed lines on
the map to the right). Adding the street
network would allow the pick-up / drop-off
to be removed from Birmingham Highway,
which would reduce congestion. Another
recommendation is to add a roundabout at
the Crossroads.
Recommendations for the existing streets
include adjustments to Crabapple Road,
Birmingham Highway, and Mayfield
Road. The street sections for these
plans are shown in Chapter 3 with the
final recommendations, but they include
removing deceleration lanes, reducing
vehicle lane widths, widening sidewalks,
and accommodating cyclists.
Consistent Recommendations for Streets:
• Add street network
• Remove deceleration lanes and reduce
lane widths
• Enhance and increase pedestrian and
bike facilities
• Add street trees and street furniture
• Provide gateways into Crabapple at the
roundabouts
• Bring sidewalks closer to buildings
closer to the sidewalk to enhance
street activity
• Add on-street parking
• Change paving in key areas
34 DOWNTOWN MILTON PLACEMAKING PLAN DOWNTOWN MILTON PLACEMAKING PLAN 35DRAFT
Above: This diagram shows how a more
complete street network accommodates
the same number of lanes of vehicle traffic,
while allowing users more route options
and reducing traffic congestion.
Right: This diagram shows the street
network enhancements and an enlarged
plan for Crabapple Road and Birmingham
Highway.
DOWNTOWN MILTON PLACEMAKING PLAN 35DRAFT
Crabapple R
o
a
d
Heritage Wal
k Birmingham HighwayRoundabout at
the Crossroads**
Roundabout in Progress
Roundabout in Progress
**Roundabout at the Crossroads must receive GDOT approval and
include the redevelopment of the Shell Station.
>> Charrette Results: Trails & Bike Facilities
The overall goal for trails and bike facilities
was to create a network that connects
parks, sidewalks, the schools, and
development near the Crossroads and
in the Northeast Quadrant, so that users
could reach much of Crabapple by walking
or biking. This is addressed by adding both
off-street and on-street trails. The trail
along Mayfield Road (page 68) will link the
new development to the school properties
and across Birmingham Highway to the
proposed large park (Crabapple Park).
The on-street portions include:
• On-street spur on Lecoma starting at
City Hall and connecting to Heritage
Walk and Crabapple Road (page 57);
• Separated bike facilities and a wider
multi-use path on Crabapple Road
(page 58);
• Multi-use trail and cycle-track on the
north side of Mayfield Road (page 68).
Trail Design Considerations:
• The off-street trails between the
schools and parks are currently
designed to be a 12’ wide concrete trail.
• On-street portions widen existing
sidewalks or add new facilities along
the streets.
36 DOWNTOWN MILTON PLACEMAKING PLAN DOWNTOWN MILTON PLACEMAKING PLAN 37DRAFT
Above: This is the design for off-street trails
between the schools and development in
the Northeast Quadrant.
Right: This diagram shows the trail
network for the study area,
Concrete pavement
DOWNTOWN MILTON PLACEMAKING PLAN 37DRAFT
Mayfield Road on-street
multi-use trail
Approximate locations for off-
street and on-street trail
connections between
development in NE Quadrant
and schools
On-street connection by
new City Hall, connecting to
Heritage Walk & Crabapple
Road
>> Charrette Results: Parks & Open Space
The parks and open space network in the
Crabapple area can be defined by the trails
described on pages 36-37, stream buffers
(which can offer opportunities for open
space), and large open space created by
the schools, the potential Crabapple Park
on Birmingham Highway, Friendship Park,
and the potential park on Mayfield Road
(Mayfield Park). The idea is to treat these
spaces as one and connect them to each
other and to other parts of Crabapple
through trails and sidewalks. All of this
land can be used for active (at the schools)
and passive (at the parks) recreational
needs. The two potential parks become the
bookends of the larger open space area.
At the charrette, two options were created
for Crabapple Park on Birmingham
Highway, and one design option was
created for Mayfield Park on Mayfield Road.
All concepts create passive parks, based
on stakeholder input. For Crabapple Park,
it is important to note that some of the land
currently designed may not be available for
purchase because of the property owner’s
desires.
**Both parks’ designs were adjusted after
the charrette to accommodate changing
conditions (Chapter 3).**
Amphitheater
Lawn Orchard
Hill
Grand
Lawn
Community
Building
Orchard
Birmingham HwyCrabapple
Baptist Church NorthwesternMiddle SchoolParking
(22)
New Street (connects
to street extension
across Birmingham)
Dog
ParkTrail
Trail to
City Hall
Crabapple Park Concept 1:
• T2 in Form-Based Code
• 47 single-family homes and 9
townhomes overlook the park
• Ring road connects the to the street
extension across Birmingham Highway
• On-street parking on the road
• Connection to City Hall via a trail spur
in the southwest corner
• Passive park with a series of gathering
spaces offering different activities
Above: This plan shows one of the
concepts for the Crabapple Park.
Right: This diagram shows the parks and
open space network in the Downtown
Milton / Crabapple study area.
38 DOWNTOWN MILTON PLACEMAKING PLAN DRAFT DOWNTOWN MILTON PLACEMAKING PLAN 39
DRAFT DOWNTOWN MILTON PLACEMAKING PLAN 39
Crabapple
Park
Mayfield
Park
Stream
Buffers
Milton
High
School
Crabapple
Crossing
Elementary
Northwestern
Middle School
Above: This plan shows the second
concept for Crabapple Park.
Right: This plan shows the design concept
for the small park on Mayfield Road.
40 DOWNTOWN MILTON PLACEMAKING PLAN DOWNTOWN MILTON PLACEMAKING PLAN 41DRAFT
Crabapple Park Concept 2 Considerations:
• T2 in Form-Based Code
• Trail network connects through the
park to the schools
• Some parking provided
• Connection to City Hall via a trail spur
in the southwest corner
• Passive park with a series of gathering
spaces offering different activities
**This Crabapple Park design concept was
chosen as the preferred concept in the
Final Recommendations (Chapter 3, page
60), and it was revised as needed.
Amphitheater
Lawn
Community
Garden
Grand
Lawn
Community
Building
Orchard
Birmingham HwyCrabapple
Baptist Church
Northwestern
Middle School
Parking
New Street
Dog
Park
Trail
Trail to
City Hall
Parking
Entry Drive
Barn
Open
Space
Woodlands
Pedestrian
Bridge
Stream Buffer Pedestrian
Bridge
(Connects to street
extension across
Birmingham Highway)
DOWNTOWN MILTON PLACEMAKING PLAN 41DRAFT
Mayfield Park Concept Considerations:
• T2 in Form-Based Code
• Uses existing asphalt drive for a trail
that connects to the schools north of
the site and the internal trails
• Development southwest of the park
fronts the park and Mayfield Road
• Passive park with an educational focus
**This Mayfield Park design concept
was revised as needed for the final
recommendations (Chapter 3, page 69).
Future Adjacent
Development
(pages 64-65)
Existing
Lake
Boardwalk
Boardwalk
Woodlands
Amphitheater
New Street (Regulating Plan)New Street Mayfield RoadRe-use Existing
Asphalt Drive
Trail to
Schools
Trail to
City Hall
Community
Garden
Parking
>> Charrette Results: Development
New mixed-use development is proposed
in both the Northwest and Northeast
Quadrants, according to the Form-Based
Code as set forth in the Regulating Plan
(adjacent, right) and desires expressed in
the stakeholder meetings. Residential units,
retail, and office uses are included in the
development schemes.
Form-Based Code Zoning Summary:
• T5 along Crabapple Road and at the
Crossroads
• T4-Open in the other development
parcels
• Designations promote low-density and
small building types
• Maximum building footprint is 18,000
SF with 36,000 SF total maximum
building area
• Building Units: 2,250 SF for commercial
• Each residential unit is counted as one
(1) building unit
• Historic buildings, civic buildings,
accessory dwelling units, and senior
housing units do not count towards
density
• Can use TDR to increase density
Above: The Crabapple Regulating Plan
from 2012.
Right: This diagram shows where
development is recommended in the study
area.
42 DOWNTOWN MILTON PLACEMAKING PLAN DOWNTOWN MILTON PLACEMAKING PLAN 43DRAFT
DOWNTOWN MILTON PLACEMAKING PLAN 43DRAFT
NW NE
SESW
Top, left: The New City Hall construction as
of August 2016.
Middle: New commercial development
at Itaska and Crabapple Road under
construction in August 2016.
Top, right: Townhomes and residential
units in the new development will adhere
to the current standards.
NW Quadrant Development Summary
The recommendations focus on infill
development around the current
commercial core along Crabapple
Road, the new City Hall location, and
the Crossroads. This area is already
experiencing growth with the development
of additional commercial space, residential
units, and the City Hall. The proposed
development scheme, which meets the
current T4-Open and T5 Form-Based Code
requirements, includes:
• Townhomes;
• Mixed-use at the Crossroads (1 level);
• Office;
• On-street trails to City Hall, Crabapple
Road, and Heritage Walk;
• A potential parking deck location;
• Open space near City Hall;
• Potential future phases of
enhancements to the Heritage Walk
street section;
• Additional streets and realignments of
existing streets;
• Redevelopment of the Shell Station
site with mixed-use development.
The exact numbers of each element were
adjusted after the charrette with more
precise measurements and are illustrated
in Chapter 3.
44 DOWNTOWN MILTON PLACEMAKING PLAN DOWNTOWN MILTON PLACEMAKING PLAN 45DRAFT
DOWNTOWN MILTON PLACEMAKING PLAN 45DRAFT
Parking (84
spaces / level)
New City
Hall
Heritage WalkOffice
Office
Mixed-
use
Crabapp
l
e
R
o
a
d Birmingham HwyProposed
Roundabout
at the Crossroads
Retail (Under
Construction as of
2016)
Townhomes (17)Itaska WalkTrail Connection
to City Hall,
Crabapple Road,
Heritage Walk
Open
Space
Townhomes (15)
Townhomes (22)
Plaza
Enhanced Street
Connection
Enhanced Street
Connection
On-Street Trail
Connection
NE Quadrant Development Summary
The recommendations focus on mixed-use
development along Mayfield Road near
the Milton Public Library and adjacent to
the proposed park, east of the Crossroads.
This area is slated for greater connectivity
with additional street and trail connections
recommended in the Regulating Plan
(page 42) and others from this plan (page
35). This plan accommodates the street
connections, trail connections, and the
requirements for the Form-Based Code.
The development summary to the right
describes how the recommendations fit the
code.
• T4 in Form-Based Code;
• T5 at the Crossroads;
• Trails to parks, schools, City Hall;
• Potential parking deck location north of
Mayfield Road;
• Farm-to-table restaurants and
community gardens;
• Adjustments to the Mayfield Road
street section;
• New street connections;
• Potential for more development on
northern lots.
The exact numbers of each element and
development types were adjusted after the
charrette with more precise measurements
and are illustrated in Chapter 3.
**Calculations are based
on data provided by
the Fulton County Tax
Assessor and analyzed
using ArcGIS. Data are not
guaranteed.
**Calculations are adjusted
in Chapter 3 with different
development types.
KEY POINTS:
• Could achieve urban
form / more density with
senior housing or TDR
• Block A meets zoning
density requirements
• Block B meets zoning
density requirements if
some TDR is used
Block C
Zoning T-4 Open Concept Plan
Lots Acres Residential
900 Mayfield Road 2.0229 Single-Family Units 0
Townhouse Units 10
Multifamily Units 0
Senior Units 0
Dwelling Units:10
Building Units:10
2.0229
Building Units
By-Right (5/ac)10.1145 Commercial
By TDR (9/ac)18.2061 Commercial 8400
As Drawn 13.7333333 Building Units 3.73333
Block D
Zoning T-4 Open Concept Plan
Lots Acres Residential
875 MAYFIELD RD 0.6847 Single-Family Units 6
0 MAYFIELD RD 0.6705 Townhouse Units 9
0 CHARLOTTE DR 0.5216 Multifamily Units 0
Senior Units 0
Dwelling Units:15
Building Units:15
1.8768
Building Units
By-Right (5/ac)9.384 Commercial
By TDR (9/ac)16.8912 Commercial 0
As Drawn 15 Building Units 0
>> Development Code Analysis
PROJECT NAME
Date
Concept Plan Code Analysis
Block A
Zoning T-5 Concept Plan
Lots Acres Residential
12645 Birmingham Hwy (front) 2.1918 Single-Family Units 13
810 Mayfield Rd 1.0384 Townhouse Units 8
790 Mayfield Rd 0.1579 Multifamily Units 0
800 Mayfield Rd 1.1523 Senior Units 0
12655 Birmingham Hwy 2.3100 Dwelling Units:21
6.8504 Building Units:21
Building Units
By-Right (9/ac)61.6536 Commercial
By TDR (14/ac)95.9056 Commercial 54200
As Drawn 45.0888889 Building Units 24.0889
Block B
Zoning T-4 Open Concept Plan
Lots Acres Residential
12645 Birmingham Hwy (rear) 2.3008 Single-Family Units 8
830 MAYFIELD RD 1.0686 Townhouse Units 23
860 MAYFIELD RD 0.4603 Multifamily Units 0
870 MAYFIELD RD 1.4378 Senior Units 14
840 MAYFIELD RD 1.2509 Dwelling Units:45
850 MAYFIELD RD 1.4416 Building Units:31
7.9600
Building Units
By-Right (5/ac)39.8 Commercial
By TDR (9/ac)71.64 Commercial 62000
As Drawn 58.5555556 Building Units 27.5556
Block C
Zoning T-4 Open Concept Plan
Lots Acres Residential
900 Mayfield Road 2.0229 Single-Family Units 0
Townhouse Units 10
Multifamily Units 0
Senior Units 0
Dwelling Units:10
Building Units:10
2.0229
Building Units
By-Right (5/ac)10.1145 Commercial
By TDR (9/ac)18.2061 Commercial 8400
46 DOWNTOWN MILTON PLACEMAKING PLAN DOWNTOWN MILTON PLACEMAKING PLAN 47DRAFT
Charlotte Drive Extension (Regulating Plan)Charlotte Extension (Regulating Plan)New Street (Shared Street)New Street New StreetMILTON
PUBLIC
LIBRARY
Parking
(Surface or
Deck)
Parking
(Surface
or Deck)
Parking
Single-Family Homes
Single-Family
Homes
Mixed-Use:
Retail & Office
Residential
Retail
Retail
Retail
Townhomes
Mayfield R
o
a
d
(
C
h
a
p
t
e
r
3
)
Parking
Office
Townhomes
Residential
Block A (T5)Block B (T4-Open)Block C (T4-Open)
Block D
(T4-Open)
Townhomes
Mixed-Use:
Retail & Office
Existing
Building
Retail
Senior
Housing
Milton’s
Townhomes
Retail Retail
DOWNTOWN MILTON PLACEMAKING PLAN 47DRAFT
>> Charrette Results: Parking
The design team analyzed the existing
parking inventory and calculated future
demand based on the square footage of
restaurants; however, on-street parking
spaces were not included in the inventory.
The diagram on the adjacent page shows
the current inventory and the peak evening
demand. The analysis was completed to
determine the viability of a parking deck
in the study area to support additional
commercial development. The image to
the right shows the potential locations in
the study area for a parking deck if feasible.
The plan was drawn to accommodate
either a surface parking lot or parking deck
if the City decides to pursue the option in
the future.
The final recommendations are outlined
in more detail in the next chapter, but the
analysis determined the feasibility and cost
of surface parking lots, a parking deck, and
a valet service as a parking management
strategy.
Above: The blue boxes represent the
potential locations for a parking deck in
the future.
Right: This diagram shows the parking
inventory and demand at peak evening
hours.
48 DOWNTOWN MILTON PLACEMAKING PLAN DOWNTOWN MILTON PLACEMAKING PLAN 49DRAFT
Crabapp
l
e
R
o
a
d
Mayfield
R
o
a
dHeritage WalkNew
City
Hall
The
Crossroads
NW NE
SE
SW
Milton
Public
Library
DOWNTOWN MILTON PLACEMAKING PLAN 49DRAFT
DOWNTOWN MILTON PLACEMAKING PLAN 49DRAFT
Middle School
(256)
Friendship Park
(40)
Elem. School
(156)
JW
(83)
Future Dev.
(172)Milton’s
(75)
(37)Library
(116)
Pavilion
(20)
NORTHEAST QUADRANT
PARKING SPACES:
• Total existing: 610
• Peak evening demand: 100
• Total w/development: 782
• Peak evening demand w/
potential development: 225
SOUTHEAST QUADRANT
PARKING SPACES:
• Total existing: 173
• Peak evening demand: 0
NORTHWEST QUADRANT
PARKING SPACES:
• Total existing: 678
• Peak evening demand: 84
SOUTHWEST QUADRANT
PARKING SPACES:
• Total existing: 386
• Peak evening demand: 140 (with
Indigo’s)
Baptist
Church
(247)
Braeburn
(77)
(85)
City Hall
(60)
(81)
(78)
Proposed
FlatsVet
(50)
Crabapple
Station
(138)
(30)
Goddard
School
(13)
(80)
**Demand based on SF of Restaurants
**On-street parking not included
DOWNTOWN MILTON PLACEMAKING PLAN 49DRAFT
50 DOWNTOWN MILTON PLACEMAKING PLAN DOWNTOWN MILTON PLACEMAKING PLAN 51DRAFT
>> FINAL PUBLIC OPEN
HOUSE
The TSW team hosted the final public open
house to display the final recommendations
(Chapter 3) and implementation strategy
(Chapter 4) at the Milton Public Library
on November 30, 2016, at 6:30 PM.
Approximately 65 residents were in
attendance. Despite many questions
and concerns, most feedback about the
final recommendations were positive,
particularly regarding the streetscape
changes on Crabapple Road, Mayfield
Road, and Birmingham Highway and the
two park designs. Some key comments that
were addressed in the final report are:
• Consider moving the dog park from
Crabapple Park to Mayfield Park
because of noise adjacent to single-
family homes;
Moved the dog park farther into
Crabapple Park to reduce noise.
• Add sidewalks along the entire
Charlotte Drive corridor;
Sidewalks added to Charlotte Drive
and Mid Broadwell Road.
• Note the importance of
accommodating handicap parking
greater than the regulations require;
Made note of this next to the
parking infographics in Chapter 3.
• Ensure that developers build the
sidewalks along their properties on
public streets where necessary.
Noted this in the implementation
section (Chapter 4).
Some concerns were addressed during
the meeting by TSW team and the City
representatives (answers in blue below):
• Concerns about the level of density;
Density meets requirements of
Form-Based Code.
• Concerns about the plan being “law
of the land” rather than a conceptual
guideline for future development;
This plan provides a framework
so that future development adheres
to the goals of the community
established in previous plans and
the Form-Based Code. What will be
built will differ from what is drawn.
• Concerns about historic structures
being removed for new development;
No historic structures were removed.
• Questions about the future of the Shell
Station at the Crossroads;
Owner still has two years on the
lease. The plan is to redevelop it
when possible.
• Questions about the amount of traffic
new streets will bring or alleviate.
Additional streets and roundabouts
will reduce congestion on larger
corridors.
Present Recommendations to City
Council and Planning Commission
(2017)
Approval and adoption by City
Council and Planning Commission
(2017)
The City starts the first steps noted in
Chapter 4
NEXT STEPS
DOWNTOWN MILTON PLACEMAKING PLAN 51DRAFT
52 DOWNTOWN MILTON PLACEMAKING PLAN DOWNTOWN MILTON PLACEMAKING PLAN 53DRAFT
CHAPTER 3 >> FINAL RECOMMENDATIONS
// Placemaking Plan Summary
// Northwest Quadrant
// Northeast / Southeast Quadrants
// Parking Recommendations
DOWNTOWN MILTON PLACEMAKING PLAN 53DRAFT
54 DOWNTOWN MILTON PLACEMAKING PLAN DRAFT
>> PLACEMAKING PLAN
The final recommendations for the
placemaking plan include:
• Mixed-use development (meeting the
Form-Based Code)
• The Crossroads
• Northwest Quadrant
• Northeast Quadrant
• Two new passive parks
• Crabapple Park on Birmingham
Highway
• Mayfield Park on Mayfield Park
• Short-term and long-term parking
considerations
• On-street and parking lot spaces
• Valet parking
• Locations for a potential parking
deck identified
• Streetscape enhancements
• Crabapple Road
• Mayfield Road
• Birmingham Highway
• Heritage Walk (Potential Phase 2)
• Trail system on streets and between
the schools (4 miles total)
The infographics to the right describe the
overall recommendations for the entire
Downtown Milton / Crabapple study area
and the following pages describe each
development area in more detail.
Most of the new development occurs in the
NW and NE Quadrants, as summarized above.
All of it fits within the Form-Based Code
requirements and is intended to be phased
according to market conditions.
Approximately 4 miles of trails (and on-
street multi-use paths) were added to the
study area to connect the schools, new
parks, and the existing commercial area on
Crabapple Road.
Two larger parks are recommended, which
adds 28 acres of passive park space. In
addition, approximately 2 acres of pocket
parks and plazas were added to the
development areas.
DOWNTOWN MILTON PLACEMAKING PLAN 55DRAFT
Crabapple Park (Page 60)
Page 56
Mayfield Park (Page 69)
Page 64
56 DOWNTOWN MILTON PLACEMAKING PLAN
DRAFT
>> NORTHWEST QUADRANT
DEVELOPMENT
The Northwest Quadrant is bound to
the east by Birmingham Highway and
to the south by Crabapple Road. This
area includes the current commercial
core of Crabapple. Milton’s City Hall is
under construction and will be located
here, and additional retail development
is also underway on Crabapple Road.
This placemaking plan recommends
additional office, mixed-use, and residential
development to complete the town center.
Northwest Quadrant Recommendations:
• Reroute Lecoma Trace and add a small
new connection street
• Office development at Lecoma Trace
and the new connection street
• Add new townhomes on the northern
edge and along Heritage Walk
• Redevelop the Shell Station site and
replace with a mixed-use (office and
retail) building and a roundabout at the
Crossroads
• Improve the Crabapple Road
streetscape (page 58) to include on-
street parking and bike facilities
• Add on-street trails to connect to
Crabapple Road and Mayfield Road
Development in the Northwest Quadrant includes office, townhomes, and mixed-
use development at the Crossroads. The square footage total does not include the
commercial development currently under construction. All development is projected to
be phased, with new street connections preceding building construction.
Trails are integrated with
on-street multi-use paths on
Crabapple Road, Heritage
Walk, Lecoma Trace and
connect to the Northeast
Quadrant and Crabapple
Park via Birmingham
Highway. Small plazas and
open space areas create
pocket parks by the offices
and townhomes.
Parking is added with 90
on-street spaces on Itaska,
Lecoma, and Crabapple Road.
Surface parking lots include
the new City Hall lot, parking
behind the new retail, and a lot
that is appropriately-sized for
a potential deck. All parking
must accommodate sufficient
handicap parking spaces.
DEVELOPMENT INCLUDES OTHER AMENITIES
DOWNTOWN MILTON PLACEMAKING PLAN 57DRAFT
Parking (51
spaces)
Crabapp
l
e
R
o
a
d
Heritage
W
a
l
k
(
under co
n
s
t
r
u
c
ti
o
n
)
Parking (54
spaces)
New City
Hall
Parking
Court
Potential Parking
Deck (otherwise,
surface parking)
Alley-loaded
Townhomes
Townhomes
Parking
Court
Itaska WalkRoundabout
(under construction)
Roundabout
(under
construction)
Proposed
Roundabout
at the CrossroadsLecoma Trace (Street Realigned w/ wide sidewalk / trail)Open
space
Plaza
Lecoma Trace
Birmingham HighwayAlpharetta
Municipal Court
Trail connection
New development
in progress (Flats)
Historic Buildings
Parking
(24)
Office
Office
Townhomes
Retail (under
construction)
Mixed-use
(office & retail)
Lecoma Trace
Temporary Parking Grove
(Long-term plans for
development)
New St
r
e
e
t
0’ 100’ 200’ 400’
On-street trail
connection
Street design
includes on-street
path
Crosswalks
Mid-block
Crosswalk
Crosswalks
58 DOWNTOWN MILTON PLACEMAKING PLAN DRAFT
Streetscape improvements are
recommended for Crabapple Road
and Heritage Walk. Heritage Walk is
currently under construction, including the
roundabouts at Birmingham Highway and
Crabapple Road.
Crabapple Road Recommendations:
• Remove deceleration and turn lanes
• Create a left-turn lane
• Reduce vehicle lanes to 11’ wide
• Move sidewalks to the fronts of the
buildings
• Add a tree lawn and tree bulb-outs
• Bike lanes on both sides of the street
• On-street parking and valley gutters
• Add crosswalks at intersections and a
mid-block crossing
Heritage Walk Recommendations:
• Build new street as originally planned
by the City of Milton and GDOT (S.2)
• Encourage future adjustments within
the same curb-to-curb width to include
tree bulb-outs, on-street parking, and a
left-turn lane (S.3)
• Support the conversion of the portion
in front of City Hall to a tabled, shared
street condition (S.3)
>> NORTHWEST QUADRANT
CRABAPPLE ROAD AND HERITAGE
WALK STREETSCAPES
S.1 Crabapple Road Top: Many people cross Crabapple Road
in the middle of the street because of the
lack of crosswalks at intersections.
On-street multi-
use path
Separated bike
facilities
*Street section includes
crosswalks at all intersections
and a mid-block crossing as
noted on the plans
Building line
S.1
S.2
S.3
New City
Hall
DOWNTOWN MILTON PLACEMAKING PLAN 59DRAFT
S.2 Phase 1 of Heritage Walk - under construction (City of Milton & GDOT plans, see appendix)
S.3 Potential Phase 2 of Heritage Walk (located in front of City Hall)
Crabap
pl
e
R
o
a
d
Heritag
e
W
al
k (
under
constru
c
ti
o
n)
0’ 50’ 100’ 200’
Street design
includes on-street
multi-use path
On-street multi-
use path
Tabled, shared
street plaza in
front of City Hall
Mid-block
Crosswalk
Crosswalks - all 4
sides of intersection
Path through
development
to trails
60 DOWNTOWN MILTON PLACEMAKING PLAN DRAFT
Crabapple Park Use
This park is intended to be a primarily
passive park with walking trails, gathering
lawns, an amphitheater, community
garden, and an orchard. The most active
use in the park is the proposed dog
park area, but this is buffered from other
activities by the stream and larger wooded
areas. Trails form loops for exercise and
walking routes, but also connect across
Birmingham Highway to the trails that lead
to the schools and the development east of
the Crossroads.
Land Ownership
Two property owners own this land, so the
City will need to work with the owners to
ensure that their goals are met or purchase
the land at fair market value in order to
construct the park.
>> NORTHWEST QUADRANT
CRABAPPLE PARK
The park is approximately 21 acres
and is a passive park with multiple
amenities, woodlands, and trails.
The park includes a 1-acre dog park, an
amphitheater for community and school events,
an orchard, grand lawn, community garden, and
small pavilions for picnics and gathering spaces.
The park includes
1.3 miles of internal
trails through and
around the woodlands
and park amenities.
Pedestrian bridges
cross the stream
running along the
northern edge of the
park.
* The City of Milton must
coordinate with property owners
Two small parking
lots accessible from
the park entry drive
provide 111 parking
spaces within the
park. Access is
supplemented by
trail connections
from the schools and
on-street parking on
Birmingham Highway
(page 62).
TWO PARCELS OWNED BY TWO PROPERTY OWNERS*
PARK AMENITIES
Northwestern
Middle School
Dog
Park
Parking
(63)
Amphitheater
Lawn
Grand Lawn Orchard
Stream Buffer
Pedestrian
Bridge
Birmingham HighwayExisting Trail
Expanded and
Connected
to New Trail
Network in NE
Quadrant
New Street
Connection & Trail
(per Regulating Plan)
Crabapple Crossing
Elementary School
HAWK Signal**
and Crosswalks for
Pedestrian Crossing
HAWK Signal**
and Crosswalks for
Pedestrian Crossing
Existing
HAWK Signal**
Parking
(48)
Woodlands
Trail
Small
Pavilion
Open Lawn
Community
Garden
**A HAWK signal is a High-
Intensity Activated crossWalK
beacon used to stop road traffic
and allow pedestrians to cross
safely.
DOWNTOWN MILTON PLACEMAKING PLAN 61DRAFT
0’ 100’ 200’ 400’
Crabapple
Baptist
Church
62 DOWNTOWN MILTON PLACEMAKING PLAN DRAFT
Streetscape improvements are
recommended for Birmingham Highway in
order to prioritize pedestrians, slow traffic,
and improve the connections between
the proposed Crabapple Park and to the
schools. Making the street easier to cross
could allow more students to walk to
school. The addition of new street network
in the NE Quadrant (pages 64-65), which
would accommodate school drop-off
and pick-up, could remove traffic from
Birmingham Highway during peak hours.
Birmingham Highway Recommendations
The 70’ right-of-way (ROW) extends north
from the Crossroads and narrows to 50’
north of Crabapple Crossing Elementary.
The ROW (S.1) includes on-street parking,
shared lanes for bicycles and cars, tree
bulb-outs, and wider sidewalks on both
sides that connect to the proposed trail
network and accommodate pedestrians
and cyclists. The 50’ ROW (S.2) extends
north through the remainder of the study
area (with expansion at school entrances
with HAWK signals) and includes wider
sidewalks, crosswalks, shared lanes for
bicyclists and cars, and a wider tree lawn
separating pedestrians from the street.
>> NORTHWEST QUADRANT
BIRMINGHAM HIGHWAY STREETSCAPE
Top, left: Signs clutter the small buffer
between vehicular traffic and the sidewalk.
Top, right: Birmingham Highway across
from the proposed Crabapple Park
currently has narrow sidewalks.
Middle, right: The wide street section at
the mid-block crossing to the elementary
school makes Birmingham difficult to
cross. The new section reduces the
crossing distance with on-street parking
and tree bulb-outs that widen the
sidewalk at the intersections.
Birmingham Highway would
receive 32 on-street parking
spaces from Crabapple Park south
to the Crossroads.
S.1 Birmingham Highway (70’ ROW)
S.2 Birmingham Highway (50’ ROW)
0’ 50’ 100’ 200’
On-street multi-
use path
Shared Bike
Facilities
Wider sidewalks
Shared Bike
Facilities
HAWK Signal** &
Crosswalks
Existing
HAWK Signal**
Crosswalks
• GDOT prefers 13.5’ wide vehicle lanes, but this
plan recommends 12’ and 11’ lanes to reduce
traffic speeds.
• GDOT prefers wider on-street parking widths,
but this plan represents an ideal outcome.
• These street sections are the ideal outcome,
but they should supplemented with relocating
school drop-off / pick-up to the new streets in
the Northeast Quadrant (pages 64-65).
**A HAWK signal is a High-Intensity
Activated crossWalK beacon used to
stop road traffic and allow pedestrians
to cross safely.
DOWNTOWN MILTON PLACEMAKING PLAN 63DRAFT
S.1
S.2
Birmingham HighwayCrabapple Park
Crabapple
Crossing
Elementary
School
Friendship
Park
64 DOWNTOWN MILTON PLACEMAKING PLAN
DRAFT
Mixed-Use
The proposed development in the
Northeast and Southeast Quadrants
conforms to the requirements of the Form-
Based Code and corresponding Regulating
Plan (page 66). This area becomes a mixed-
use environment with live-work units,
residential units, senior housing, retail, and
office. New development fronts Mayfield
Road and the new streets. If deemed
necessary in the future, a parking deck is
possible in the large surface parking lot
south of the Charlotte Drive extension and
east of the new shared street.
Connectivity
The expanded street network follows the
Regulating Plan and adds two new streets
to offer a connected block structure.
These streets can accommodate some
of the school traffic, reducing the impact
on Birmingham Highway during peak
hours. The trail network is expanded to
connect with Crabapple / Mayfield Road,
the schools, and Crabapple Park west of
Birmingham Highway. All new streets have
sidewalks, and existing streets receive
wider sidewalks.
>> NORTHEAST &
SOUTHEAST QUADRANTS
DEVELOPMENT
The park will
be an amenity
for the adjacent
development
(approximately 7
acres).
The passive park includes a community
garden, amphitheater, boardwalk, and
use of the existing lake.
* Conforms with Form-Based Code
with TDR (page 66)
Significant mixed-use development (with TDR)
is added to this quadrant. Calculations from the
charrette (pg. 46) have changed based on more
precise measurements (page 66).
Townhomes, single-family homes, live-work units,
condos, and senior housing units will help support
new retail and office, and will be phased.
6 new streets or
street extensions
were added in
this quadrant
with 1.8 miles
of trail, which
include the
multi-use path
on Mayfield Road
and trails leading
to the schools
and internal to
the park.
On-street parking and surface parking
lots are added to accommodate the
growth in development. All parking must
accommodate sufficient handicap spaces.
CONNECTIVITY
PARKING
MAYFIELD PARK
DEVELOPMENT*
Parking (154)
Potential
Location for a
Deck Birmingham HighwayProposed
Mayfield Park
(page 69)
Crabapple Crossing
Elementary School
Live/ Work Units (27) -
Mixed-Use Charlotte Drive Extension Ph. 2 (per Regulating Plan)New Street (per
Regulating Plan)
Ne
w
S
t
r
e
e
t
(pe
r
Re
g
u
l
a
t
i
n
g
P
l
a
n
)
Mayfield
R
o
a
d
(
p
a
g
e
6
8
)
Charlotte
Dr
ive
Mi
d
B
r
o
a
d
w
e
l
l
R
o
a
d
New Street
New Street (Shared Street)Alley-loaded Townhomes (23)
Retail
Mixed-use:
Office & Retail (2
Stories Total)
Senior
Housing Office
Alley-loaded
Townhomes (18)
Parking (73)
Parking
(75)
Trail to Crabapple
Park & Schools
Trail to
Schools
Milton’s
Jehovah’s
Witness
New Roundabout (under
construction)
Milton
Public
Library
Roundabout
(per Regulating
Plan)
Retail
Alley-loaded
Townhomes (7)
Retail
Alley-loaded Single-
Family Homes (6)
Alley-loaded
Townhomes (9)
Charlotte Drive Extension (per Regulating Plan)
Mixed-Use
Condo & Retail
(2 Stories Total)
Retail
Mixed-use:
Office & Retail (2
Stories Total)
T5 T4- Open
T2
Mixed-Use
Condo &
Retail (2
Stories)Retail
Crosswalks, Typ.
DOWNTOWN MILTON PLACEMAKING PLAN 65DRAFT
0’ 125’ 250’ 500’
66 DOWNTOWN MILTON PLACEMAKING PLAN DRAFT
Block A
Zoning T-5 Concept Plan
Lots Acres Residential
12645 Birmingham Hwy (front) 2.1918 Live-Work Units 15
810 Mayfield Rd 1.0384 Townhouse Units 8
790 Mayfield Rd 0.1579 Condo Units 21
800 Mayfield Rd 1.1523 Senior Units 0
12655 Birmingham Hwy 2.3100 Dwelling Units:44
6.8504 Building Units:44
Building Units
By-Right (9/ac)61.65 Commercial
By TDR (14/ac)95.91 Commercial 40,550
As Drawn 62.02 Building Units 18.0222
Block B
Zoning T-4 Open Concept Plan
Lots Acres Residential
12645 Birmingham Hwy (rear) 2.3008 Live-Work Units 12
830 MAYFIELD RD 1.0686 Townhouse Units 23
860 MAYFIELD RD 0.4603 Multifamily Units 0
870 MAYFIELD RD 1.4378 Senior Units 14
840 MAYFIELD RD 1.2509 Dwelling Units:49
850 MAYFIELD RD 1.4416 Building Units:35
7.96
Building Units
By-Right (5/ac)39.8 Commercial
By TDR (9/ac)71.64 Commercial 77,600
As Drawn 69.49 Building Units 34.4889
**Calculations are based
on data provided by
the Fulton County Tax
Assessor and analyzed
using ArcGIS. Data are not
guaranteed.
KEY POINTS:
• Could achieve urban
form / more density with
senior housing or TDR.
• Block A meets zoning
density requirements
• Block B meets zoning
density requirements if
some TDR is used.
• Blocks C and D
meet zoning density
requirements if some
TDR is used.
Block C
Zoning T-4 Open Concept Plan
Lots Acres Residential
900 Mayfield Road 2.0229 Single-Family Units 0
Townhouse Units 10
Multifamily Units 0
Senior Units 0
Dwelling Units:10
Building Units:10
2.0229
Building Units
By-Right (5/ac)10.11 Commercial
By TDR (9/ac)18.21 Commercial 10,500
As Drawn 14.67 Building Units 4.66667
Block D
Zoning T-4 Open Concept Plan
Lots Acres Residential
875 MAYFIELD RD 0.6847 Single-Family Units 6
0 MAYFIELD RD 0.6705 Townhouse Units 9
0 CHARLOTTE DR 0.5216 Multifamily Units 0
Senior Units 0
Dwelling Units:15
Building Units:15
1.8768
Building Units
By-Right (5/ac)9.38 Commercial
By TDR (9/ac)16.89 Commercial 0
As Drawn 15.00 Building Units 0
>> Development Code Analysis
The development numbers for the
Northwest, Northeast, and Southeast
Quadrants changed slightly once precise
measurements were made after the
charrette. The development still fits within
the Form-Based Code requirements.
The charts to the right demonstrate the
unit breakdown for the Northeast and
Southeast Quadrants by Block, determined
by the zoning designations and parcel
boundaries. Commercial uses are retail,
office, and mixed-use (office and retail).
As drawn, Block B is reaching the maximum
density permitted with TDR; however, Block
A has room for additional density through
TDR. The challenge will be adding enough
parking on the site. If valet becomes an
acceptable method, the parking needs may
be mitigated. For example, the live-work
units north of the Charlotte Drive extension
are placed there instead of larger mixed-
use buildings because the width of the lot
north of the Charlotte Drive Extension limits
the number of parking spaces.
>> NORTHEAST &
SOUTHEAST QUADRANTS
FORM-BASED CODE ANALYSIS
Live-Work Units (12) -
Mixed-Use
Block A (T5)Block B (T4-Open)Block C (T4-Open)
Block D
(T4-Open)Birmingham HighwayLive-Work Units (15) -
Mixed-Use
Charlotte Drive Extension Ph. 2 (per Regulating Plan)Mayfield R
o
a
d
Charlotte
Dr
ive
Mi
d
B
r
o
a
d
w
e
l
l
R
o
a
d
New Street
New Street (Shared Street)Alley-loaded Townhomes (14)
Retail
Existing
Building
Senior
Housing
(14)
Office
Milton’s
New Roundabout (under
construction)
Milton
Public
Library
Roundabout
(per Regulating
Plan)
Retail
Alley-loaded
Townhomes (7)
Alley-loaded
Single-Family
Homes (6)
Alley-loaded
Townhomes (9)
Charlotte Drive Extension (per Regulating Plan)
Mixed-Use
Condo & Retail
(2 Stories)
Retail
Mixed-Use
Condo &
Retail (2
Stories)
Retail
DOWNTOWN MILTON PLACEMAKING PLAN 67DRAFT
Alley-loaded
Townhomes (8)
Mixed-use:
Office & Retail
(2 Stories)
Retail
Retail Mixed-use:
Office & Retail
(2 Stories)
Alley-loaded
Townhomes
(9)
Alley-loaded
Townhomes
(10)
68 DOWNTOWN MILTON PLACEMAKING PLAN DRAFT
(Ph.1) Sidewalk and decorative
retaining walls to be under
construction in 2017 (Federal
Funding given to City of Milton,
appendix)
(Ph. 2) Cycle track and wide
sidewalk (multi-use trail)
connect to trail network
(City needs to acquire land for
expansion or reach an agreement
with developers to construct the
portion of the proposed ROW in
their properties.)
Mayfield Park
The 7-acre park on Mayfield Road
functions as an educational, passive park
and enhances the site’s natural and built
features. A boardwalk is added across the
lake and the existing small island, while an
amphitheater provides space for outdoor
classes for the schools or small community
events. The boardwalk runs adjacent to the
stream in the woodland area, connecting
to the overall trail network. The community
garden could offer plots to local residents
and give students the opportunity to learn
how to garden.
Mayfield Road
Streetscape improvements that integrate
the current plans for a 6’ sidewalk on the
south side are recommended for Mayfield
Road. The ROW is expanded to 65’ wide to
accommodate more pedestrian and bicycle
amenities on the north side, including
on-street parking, tree bulb-outs, a two-
way cycle track, a tree lawn, and a wider
sidewalk adjacent to the new development,
allowing space for outdoor seating or retail
displays.
>> NORTHEAST &
SOUTHEAST QUADRANTS
MAYFIELD PARK & MAYFIELD ROAD
S.1 Mayfield Road Proposed Section for Phase 2
Top, left: Mayfield Road currently, with a
narrow sidewalk on one side.
Top, right: Mayfield Road looking west to
Milton Public Library with no sidewalks.
Existing Lake
Existing
Island
Amphitheater
Boardwalk
Parking
(8)
Community
Garden
Trail (wide enough
to accommodate
vehicles if needed
with grasscrete on
the sides)
Boardwalk through
woodlands
Use existing drive
for trail connection
Trail to schools
Mayfield RoadJehovah’s
Witness
Townhomes
Gathering /
seating area
Ne
w
S
t
r
e
e
t
(p
e
r
R
e
g
u
l
a
t
i
n
g
P
l
a
n
)
Mid-block
Crosswalk
DOWNTOWN MILTON PLACEMAKING PLAN 69DRAFT
0’ 50’ 100’ 200’
S.1
Potential Single Family
Development by Others
Trail to schools and
Crabapple Park
70 DOWNTOWN MILTON PLACEMAKING PLAN DRAFT
Land Cost: $543,375
Avg. per space cost: $2,000
Total cost for 135 spaces:
$270,000
Cost of Spaces + Land:
$813,375
Financial burden on the City
of Milton to incentivize private
development of a structured
parking deck
Structured - surface = $2,160,325
Land Cost: $273,700
Avg. per space cost: $20,000
Total cost for 135 spaces:
$2,700,000
Cost Spaces + Land: $2,973,700
**The estimated financial burden on Crabapple for a structured parking deck would include an initial
expense of $2.16 million and on-going maintenance costs between $202 per space / year (self-park in
deck) and $744 per space / year (valet with deck). This would only include one garage and would require
patrons to cross Crabapple Road in the event that the garage and their destination are NOT on the same
side of Crabapple Road.
Based on the cost analysis and supply and
demand of parking spaces at peak times,
this plan recommends the use of valet
stands in each quadrant within the existing
and future commercial development to
accommodate the increased parking
demand in the future (diagram on page 49
shows the space count in each quadrant).
Potential locations for the valet stands are
noted with stars on the map to the right:
• Olde Blind Dog (NW Quadrant)
• Milton’s (NE Quadrant)
• Milton Public Library or New
Development (SE Quadrant)
• Can’s Taqueria (SW Quadrant)
• 850ºF BarPizza (SW Quadrant)
The adjacent diagram describes three
different scenarios: valet stand using
existing parking, free self-parking with a
parking deck, and a paid parking deck with
valet. The cost comparison calculations
are based on parking density of 3 spaces
/ 1,000 SF of office for a 45,000 SF office
building (135 spaces), acreage cost of
$500,000 / acre, and a standard parking
spot size of 350 SF (includes spot and drive
lane).
>> PARKING
RECOMMENDATIONS
VALET VS. DECK
COST COMPARISON FOR SURFACE LOT VS. STRUCTURED PARKING
SURFACE LOT MILTON’S FINANCIAL
BURDEN
STRUCTURED (DECK)
PARKING
OPERATING EXPENSE FOR 3 PARKING OPTIONS
VALET STANDS W/
EXISTING PARKING
FREE SELF-PARKING
DECK ADDED
Cost to add effective 135
spaces:
$16,875 / year
Operating Valet:
$125 / space / year
Cost of Maintenance:
$8,460 / year
Cost of Insurance & Permits:
$17,796 / year
Operating 135 spaces:
$202 / space / year
Cost of Maintenance:
$32,322 / year
Cost of Insurance & Permits:
$21,300 / year
Cost of Valet & Payment
System: $46,833 / year
Operating 135 spaces w/
valet: $744 / space / year
RECOMMENDED OPTIONVALET STANDS W/
PARKING DECK
DOWNTOWN MILTON PLACEMAKING PLAN 71DRAFT
850ºF
BarPizza
0’ 150’ 300’ 600’
Valet service in each of the primary retail areas (like Crabapple
Station and Mercantile Exchange) would allow for increased parking
density and prevent patrons from having to cross Crabapple Road. Birmingham HwyCrabapp
l
e
R
o
a
d
Mayfield R
o
a
d
Heritage
W
a
l
k
City
Hall Charlotte Drive Extension Ph. 2Olde
Blind
Dog
Milton’s
New
Retail
Milton
Public
Library
Can’s
Taqueria Potential Location for a
Valet Parking Stand
72 DOWNTOWN MILTON PLACEMAKING PLAN DOWNTOWN MILTON PLACEMAKING PLAN 73DRAFT
CHAPTER 4 >> IMPLEMENTATION
// Implementation Strategy & Diagram
// First Steps
DOWNTOWN MILTON PLACEMAKING PLAN 73DRAFT
74 DOWNTOWN MILTON PLACEMAKING PLAN DRAFT
>> IMPLEMENTATION
STRATEGY
The following charts provide the
implementation strategy for different types
of improvements. As money becomes
available and as developers assemble land,
the projects can be phased accordingly and
concurrently. However, projects that will
make an immediate impact in Crabapple are
prioritized, including:
• Adopting the additional street network
into the Regulating Plan;
• Determining the parking management
strategy and feasibility of a deck;
• Constructing parks.
Projects that enhance the vehicular and
pedestrian circulation networks are important
to implement first because they form the
framework for future growth. Parks and trails
offer connectivity to neighboring uses and
positive social impact. Some projects are in
motion**, and will be completed faster:
• Construction of Heritage Walk;
• Construction of the roundabouts
connecting Heritage Walk to Crabapple
Road and Birmingham Highway;
• Sidewalks on the south side of Mayfield
Road.
The mixed-use developments in the
Northwest and Northeast Quadrants can be
added when the market can support them.
DOWNTOWN MILTON / CRABAPPLE >> PROJECT LIST
1 - VALET PARKING STRATEGY
#PROJECT NAME PROJECT DETAILS
1A Establish agreement with commercial
tenants
City coordinates with commercial tenants willing
to participate in valet parking program
1A Coordinate with valet company City identifies and contacts with a valet company
1B Establish valet stands and parking lots
to use
City and commercial tenants decide on locations
for stands and which parking lots to use
1C Unveil the program Valet stands are installed and operating plan is
established, and the City announces the program
2 - STREETSCAPE ENHANCEMENTS STRATEGY
#PROJECT NAME PROJECT DETAILS
2A Mayfield Road - South Side** City continues implementation of current
sidewalk plans with awarded federal funding
2A Mayfield Road - North Side land
acquisition
City coordinates with property owners &
developers to acquire ROW or establish an
agreement
2A Mayfield Road - North Side
construction
City and developers construct new street section
and roundabout at Charlotte Drive
2B Crabapple Road land acquisition City acquires ROW to the building fronts where
needed and starts negotiations with GDOT to
gain control of street
2B Crabapple Road roadway Remove the deceleration lanes and add on-
street parking.
2B Crabapple Road streetscape
improvements
Restripe the road; install sidewalks, bike lanes,
tree bulb-outs; add lights and furniture
2C Roundabout at the Crossroads - Shell
Station site
Purchase the land or negotiate with potential
buyer for the Shell Station site in the NW corner
of the Crossroads
2C Roundabout at the Crossroads Design and install the roundabout at Crabapple
Road and Birmingham Highway
2D Birmingham Highway Add on-street parking, sidewalks, bulb-outs
according to 50’ and 70’ ROW sections (page 63)
DOWNTOWN MILTON PLACEMAKING PLAN 75DRAFT
DOWNTOWN MILTON / CRABAPPLE >> PROJECT LIST
1 - VALET PARKING STRATEGY
#PROJECT NAMEPROJECT DETAILS
1AEstablish agreement with commercial
tenants
City coordinates with commercial tenants willing
to participate in valet parking program
1ACoordinate with valet companyCity identifies and contacts with a valet company
1BEstablish valet stands and parking lots
to use
City and commercial tenants decide on locations
for stands and which parking lots to use
1CUnveil the programValet stands are installed and operating plan is
established, and the City announces the program
2 - STREETSCAPE ENHANCEMENTS STRATEGY
#PROJECT NAMEPROJECT DETAILS
2AMayfield Road - South Side** City continues implementation of current
sidewalk plans with awarded federal funding
2AMayfield Road - North Side land
acquisition
City coordinates with property owners &
developers to acquire ROW or establish an
agreement
2AMayfield Road - North Side
construction
City and developers construct new street section
and roundabout at Charlotte Drive
2BCrabapple Road land acquisitionCity acquires ROW to the building fronts where
needed and starts negotiations with GDOT to
gain control of street
2BCrabapple Road roadwayRemove the deceleration lanes and add on-
street parking.
2BCrabapple Road streetscape
improvements
Restripe the road; install sidewalks, bike lanes,
tree bulb-outs; add lights and furniture
2CRoundabout at the Crossroads - Shell
Station site
Purchase the land or negotiate with potential
buyer for the Shell Station site in the NW corner
of the Crossroads
2CRoundabout at the CrossroadsDesign and install the roundabout at Crabapple
Road and Birmingham Highway
2DBirmingham HighwayAdd on-street parking, sidewalks, bulb-outs
according to 50’ and 70’ ROW sections (page 63)
>> 1 VALET PARKING
Valet parking can solve issues with potential
retail clients and the need for more parking.
This recommendation makes use of existing
parking lots and infrastructure to reduce the
amount of parking that must be constructed to
accommodate growth. The City and commercial
property owners should coordinate to find a
valet company and establish the operating plan,
locations for valet stands, and parking lots to use.
>> 2 STREETSCAPE ENHANCEMENTS
Downtown Milton / Crabapple will be more
successful with pedestrian-oriented streets. The
City is currently installing sidewalks and retaining
walls on Mayfield Road with federal funding. The
City should coordinate with property owners and
developers on the north side to acquire ROW
and to build the on-street parking, multi-use
path, tree lawns, and cycle-track (Phase 2, pages
64-69). The first extension of Charlotte Drive and
roundabout at Mayfield Road will be constructed
in Phase 1 with the TSPLOST funding, and Phase
2 of Charlotte Drive (extension to the north) will
occur with the new street network construction.
The sidewalks on Crabapple Road should be
moved adjacent to the buildings to encourage
street side activities in front of the retail. The
City should begin the negotiation process with
GDOT to obtain control of Crabapple Road
west of the Crossroads and acquire ROW or
coordinate with property owners to construct the
streetscape enhancements and roundabout at
the Crossroads (page 58). Birmingham Highway
should be enhanced with on-street parking,
a reduction in travel lane width, and wider
sidewalks (sections S. 1 and S.2 on page 63).
1
2A
2B
2C
2D
3B 3C
45A 5A
5B
5B
5B
2A
5D
Crabapple Park
BirminghamMayfield
Crabapp
l
e
The Crossroads
Heritage
Crabapple
Crossing
Elementary
Northwestern
Middle School
3A
Mayfield Park
4*
76 DOWNTOWN MILTON PLACEMAKING PLAN DRAFT
DOWNTOWN MILTON / CRABAPPLE >> PROJECT LIST
3 - PARKS & TRAILS STRATEGY
#PROJECT NAME PROJECT DETAILS
3A Construct Mayfield Park on Mayfield
Road
City coordinates with property owner and / or
developer to design and construct park
3B Construct Crabapple Park on
Birmingham Highway
City coordinates with property owners and / or
developer to design and construct park
3C Construct trails between schools and
parks
Design and build trails between the schools and
Mayfield Park and connecting to Crabapple Park
3C Construct NW Quadrant Trails City and developers construct on-street trails
in the NW Quadrant (concurrently w/ streets),
including those on Crabapple Road
4 - PARKING DECK FEASIBILITY / STRATEGY*
#PROJECT NAME PROJECT DETAILS
4A Public / private coordination (City of
Milton, commercial tenants, property
owners)
City, tenants, and property owners coordinate
and determine the cost structure and feasibility.
Determine if the location noted Northwest
Quadrant (page 57) is the best location. *
4B Design the parking deck City and / or property owners hire firm to
design the deck and attached office buildings, if
applicable (page 57)
4C Construct the parking deck Construct the deck in the Northwest Quadrant
5- NEW STREET CONSTRUCTION STRATEGY
5A Add new streets in Regulating Plan Ensure proposed new streets and roundabout
at the Crossroads are added to Regulating Plan
(map on page 79)
5B Northeast Quadrant Street Network Construct new streets, alignments, and alleys in
NE Quadrant
5C Northwest Quadrant Street Network Construct new streets and alleys in NW Quadrant
5D Heritage Walk Phase 2 Streetscape
Enhancements
Enhance the Heritage Walk streetscape with
phase 2 recommendations, including on-street
parking and a shared street at City Hall, if City
and property owners approve (page 59)
>> CONCURRENT PROJECTS
The development schemes for the
Northwest and Northeast Quadrants
can be concurrent phases because they
are developer-driven (private sector)
projects. This includes all of the mixed-
use, retail, office, and residential units.
NW QUADRANT DEVELOPMENT
As shown on page 56, the
recommendations meet the Form-
Based Code requirements, and the
City should ensure that the new street
alignments and trails are prioritized and
constructed to improve the circulation
network. This development focuses on
office and residential units that support
the current commercial development.
NE QUADRANT DEVELOPMENT
The development shown on page 65
meets the Form-Based Code. It will be
important for the City to ensure that
the property owners and developers
construct their projects according to
the Regulating Plan and the framework
established in this placemaking
plan. The construction of the street
network is the most important piece to
improve connectivity and flexibility in
development at the block level.
DOWNTOWN MILTON PLACEMAKING PLAN 77DRAFT
DOWNTOWN MILTON / CRABAPPLE >> PROJECT LIST
3 - PARKS & TRAILS STRATEGY
#PROJECT NAMEPROJECT DETAILS
3AConstruct Mayfield Park on Mayfield
Road
City coordinates with property owner and / or
developer to design and construct park
3BConstruct Crabapple Park on
Birmingham Highway
City coordinates with property owners and / or
developer to design and construct park
3CConstruct trails between schools and
parks
Design and build trails between the schools and
Mayfield Park and connecting to Crabapple Park
3CConstruct NW Quadrant TrailsCity and developers construct on-street trails
in the NW Quadrant (concurrently w/ streets),
including those on Crabapple Road
4 - PARKING DECK FEASIBILITY / STRATEGY*
#PROJECT NAMEPROJECT DETAILS
4APublic / private coordination (City of
Milton, commercial tenants, property
owners)
City, tenants, and property owners coordinate
and determine the cost structure and feasibility.
Determine if the location noted Northwest
Quadrant (page 57) is the best location. *
4BDesign the parking deckCity and / or property owners hire firm to
design the deck and attached office buildings, if
applicable (page 57)
4CConstruct the parking deckConstruct the deck in the Northwest Quadrant
5- NEW STREET CONSTRUCTION STRATEGY
5AAdd new streets in Regulating PlanEnsure proposed new streets and roundabout
at the Crossroads are added to Regulating Plan
(map on page 79)
5BNortheast Quadrant Street NetworkConstruct new streets, alignments, and alleys in
NE Quadrant
5CNorthwest Quadrant Street NetworkConstruct new streets and alleys in NW Quadrant
5DHeritage Walk Phase 2 Streetscape
Enhancements
Enhance the Heritage Walk streetscape with
phase 2 recommendations, including on-street
parking and a shared street at City Hall, if City
and property owners approve (page 59)
>> 3 PARKS & TRAILS
Mayfield Park in the NE Quadrant is the prioritized
park to construct because of land availability,
it could meet green space requirements for
a developer, and the streetscape changes
on Mayfield Road would provide pedestrian
access between the park and the NW Quadrant.
Crabapple Park on Birmingham Highway is
second priority. Next, the trails to the schools,
parks, and on-street trails in the NE and NW
Quadrants should be constructed because of the
additional connectivity and public open space
they provide.
>> 4 PARKING DECK
If deemed necessary through the use and study
of the valet program, the City and property
owners will determine the feasibility and cost
structure of a parking deck. As of this plan, the
parcels between the City Hall and the Crossroads
are most appropriate for a parking deck, but
another space in the NE Quadrant* could become
more feasible as development occurs along
Mayfield Road (pages 64-65).
>> 5 NEW STREETS
The City should add the proposed new streets
in the NW and NE Quadrants into the Regulating
Plan (page 79). The streets in the NE Quadrant
should be prioritized to provide development
flexibility within the block structure, and to relieve
traffic (particularly school traffic) on Birmingham
Highway. The streets in the NW Quadrant should
be built next or as private development occurs.
If approved by the City and adjacent property
owners, the phase 2 streetscape enhancements
on Heritage Walk can occur at this time.
1
2A
2B
2C
2D
3A
3B 3C
45A 5A
5B
5B
5C
2A
5D
Crabapple Park
Mayfield Park
BirminghamMayfield
Crabapp
l
e
The Crossroads
Heritage
Crabapple
Crossing
Elementary
Northwestern
Middle School
4*
78 DOWNTOWN MILTON PLACEMAKING PLAN DRAFT
>> FIRST STEPS
The implementation strategy on the
previous pages was divided by project
type, rather than a sequential timeline;
however, some projects can be initiated
immediately to ease development
pressure and ensure that the goals of the
placemaking plan are met with future
development. As needed, the City of
Milton should establish relationships
with developers that want to build in the
Northwest and Northeast Quadrants to
ensure that appropriate, connected, and
mixed-use development is constructed.
The first steps to the right set the stage
for future development and can begin
immediately.
VALET PARKING
Valet parking can relieve some of the issues with attracting
commercial growth, the desire to add restaurants in
Downtown Milton / Crabapple, and with hosting events in
public spaces. Additionally, studying the program’s success
will help determine the need for a future parking deck.
• City and owners identify parking lots and valet stands as
started in this placemaking plan
• City and property owners establish metrics to study the
program, such as demand at peak hours and during
events, customer satisfaction, efficiency of the program,
• City measures the success of the program, and relief on
parking pressure and uses results to determine the need
for a parking deck
POLICY CHANGES
The City should add the roundabout at the Crossroads
and the streets marked on the map to the right to the
Regulating Plan to set the policy foundation for the street
network to be constructed. These streets are new with the
proposed development schemes or are realigned versions
of the current streets. Although in progress, the City of
Milton should ensure that the alcohol license and distance
requirements are reduced to ensure that restaurants can be
added to the commercial area along Crabapple Road.
ACQUIRE LAND AND RIGHT-OF-WAY
The City should start negotiations with GDOT to gain control
of Crabapple Road and Heritage Walk to accommodate
future streetscape changes. Additionally, as needed, they
should purchase ROW on Crabapple Road and Mayfield Road
or establish relationships with the developers / property
owners to ensure the proposed streetscape improvements
are made. Finally, if necessary, the City should purchase the
land outlined for parks at fair market value. These acquisition
tasks can begin immediately to ease the implementation of
public space: the streetscapes, parks, and trails.
DOWNTOWN MILTON PLACEMAKING PLAN 79DRAFT
>> Streets to Add to Regulating Plan
Crabapple Park
Mayfield Park
Birmingham HighwayMayfield
R
o
a
d
Crabapp
l
e
R
o
a
d
Roundabout at
the Crossroads
Heritage
W
a
l
k
Crabapple
Crossing
Elementary
Northwestern
Middle School
80 DOWNTOWN MILTON PLACEMAKING PLAN DOWNTOWN MILTON PLACEMAKING PLAN 81DRAFT
APPENDIX >> PROJECTS IN PROGRESS
// Current Streetscape Projects (Heritage Walk, Charlotte
Drive Extension, Mayfield Road)
DOWNTOWN MILTON PLACEMAKING PLAN 81DRAFT
82 DOWNTOWN MILTON PLACEMAKING PLAN DOWNTOWN MILTON PLACEMAKING PLAN 83DRAFT
>> CURRENT STREETSCAPE
PROJECTS
HERITAGE WALK
Heritage Walk and the connecting
roundabouts are currently under
construction. The plan to the right shows
the Phase 1 construction. This placemaking
plan looked at ways to further enhance the
streetscape as a Phase 2 process (page 59)
using the same right-of-way width.
DOWNTOWN MILTON PLACEMAKING PLAN 83DRAFT
84 DOWNTOWN MILTON PLACEMAKING PLAN DOWNTOWN MILTON PLACEMAKING PLAN 85DRAFT
>> CURRENT STREETSCAPE
PROJECTS
CHARLOTTE DRIVE EXTENSION
The November 2016 TSPLOST vote
included the Charlotte Drive extension
to Heritage Walk and the roundabout at
Charlotte Drive and Mayfield Road (shown
in the drawing to the right), which were
recommendations in the Regulating
Plan. The first phase will be constructed
as shown; however, this placemaking
plan recommended a “T” intersection of
Charlotte Drive with another new street
going north (also in the Regulating Plan), as
shown on page 65.
DOWNTOWN MILTON PLACEMAKING PLAN 85DRAFT
>> CURRENT STREETSCAPE
PROJECTS
MAYFIELD ROAD
The City of Milton was awarded federal
funding to construct sidewalks and
retaining walls along Mayfield, east from
the Crossroads (as shown in the drawing
to the left). These will be constructed
as shown in the first phase; however,
this placemaking plan recommended
an expanded right-of-way with
streetscape enhancements (page 58).
The enhancements for the north side
of the street will be put into place as
development occurs along the corridor, or
if the City of Milton acquires the ROW and
funding to construct them.
DRAFT
Noell Consulting Group
Toole Design Group
City of Milton
Page 1 of 1
To: City of Milton Planning Commission
From: Robyn MacDonald, Zoning Manager
Date: January 20, 2017
Re: RZ17-01 – Consideration to amend the AG-1 (Agricultural) District,
Development Standards in Sec. 64-416 of Chapter 64 of the Zoning
Ordinance
The purpose of this text amendment is to correct the portion of the Rural
Viewshed stating that all lots either in a minor subdivision or a single lot of record
are subject to architectural review by the City Architect but are not subject to
the requirements of the Rural Viewshed that a subdivision are required to meet.
RZ17-01 – Text Amendment prepared for the City of Milton Planning Commission Meeting on January
25, 2017.
Page 1 of 3 1/20/2017
DIVISION 2. - AG-1 AGRICULTURAL DISTRICT
Sec. 64-416. - Development standards.
(a) No building shall exceed 40 feet in height except for single family dwellings, see Sec. 64-1141 (c).
(b) Minimum front yard shall be 60 feet.
(c) Minimum side yard shall be as follows:
(1) Adjacent to interior line: 25 feet.
(2) Adjacent to street: 40 feet.
(d) Minimum rear yard shall be 50 feet.
(e) Minimum lot area shall be as follows:
(1) One acre with frontage on paved road.
(2) Three acres with frontage on unpaved road.
(f) Minimum lot width shall be 100 feet.
(g) Minimum lot frontage shall be 35 feet adjoining a street.
(h) Minimum heated floor area. There is no minimum heated floor area in this district.
(i) Minimum accessory structure requirements. Accessory structures may be located in rear or side yards
but shall not be located within a minimum yard.
(j) Entrances off of a public right-of-way for subdivisions with more than three lots shall be rural, simple
and rustic in design. These entrances shall be subject to the approval of the city architect. These
entrances shall comply with the following requirements:
(1) Signage shall be one of the following designs:
a. Shingle style
b. Sign mounted in or on pillar
i. Pillar shall not exceed eight (8) feet in height.
(2) Walls:
a. Knee walls may be utilized where required by existing topography and shall not exceed 20
linear feet on either side of the subdivision’s road entrance.
i. Knee walls shall be constructed of natural materials such as boulders, stacked stone, or
wood formed brick or materials designed to give the appearance of such natural materials.
Stucco is prohibited.
(3) Gate or guard structures shall be setback a m inimum of 60 feet from the exterior street’s right of
way.
(4) No water features are permitted.
RZ17-01 – Text Amendment prepared for the City of Milton Planning Commission Meeting on January
25, 2017.
Page 2 of 3 1/20/2017
(k) Rural viewshed.- The following requirements of this subsection shall only apply to subdivisions with
more than three lots. The requirements of this subsection except for Section 64-416(k)(4) shall not
apply to a single lot of record or to subdivisions with three or less lots where no individual lot abuts an
exterior street.
(1) Provide a 40-foot primary rural viewshed setback from all proposed Milton Trail or sidewalk
easements or proposed rights-of-way, whichever is more restrictive, along the exterior streets for
buildings, accessory structures, and swimming pools for lots adjacent to exterior streets:
a. No disturbance within the 40 foot primary rural viewshed setback shall be allowed until a design
review process is completed and the design of the rural viewshed is approved by the design
committee.
b. Driveways accessing exterior streets shall be prohibited within the 40-foot primary rural viewshed
setback, except where they cross the rural viewshed in a perpendicular manner.
c. Individual septic systems may be installed in the primary rural viewshed setback with an
approved primary variance if the primary and secondary septic fields fail and the property may be
condemned by the Fulton County Health Department without such variance. The property owner
shall provide proof of such potential condemnation prior to the application for a primary variance.
(2) Provide a 20-foot secondary rural viewshed setback from the primary rural viewshed setback for
buildings, accessory structures, and swimming pools for lots adjacent to exterior streets;
a. Individual septic systems may be installed in the secondary rural viewshed setback with an
approved primary variance.
b. Driveways accessing exterior streets shall be prohibited within the 20-foot secondary rural
viewshed setback, except where they cross the rural viewshed in a perpendicular manner.
c. No disturbance within the 20 foot secondary rural viewshed setback shall be allowed until a
design review process is completed and the design of the rural viewshed is approved by the design
committee.
(3) The intent of the rural viewshed is to preserve the bucolic views from the roads throughout the
Rural Milton Overlay. The views may contain natural vegetation as well as equestrian related
structures and uses. It is the intent to utilize the existing vegetation when possible as well as provide
additional native plantings to enhance the existing viewshed when needed.
a. When performing a design review of the primary rural viewshed and secondary rural viewshed
setbacks, the design committee shall address the following:
i. Evaluation of current state of site including vegetation, both the primary and secondary
rural viewshed setbacks;
ii. Determination of whether existing vegetation should be removed or vegetation should
be planted to enhance the rural viewshed;
iii. Consideration of whether screening of the structures is necessary; and
iv. Consideration of the existence of pastoral or agricultural operations in area.
(4) For structures located on lots subject to a rural viewshed, an architectural review process is
required. Such process will include a review of building elevations and landscape plans by the city
architect. These structures shall be designed with 360-degree architecture and shall meet the intent
of section 64-1151; and
(5) After issuance of the necessary permits to disturb the property but before the required pre -
construction meeting, the developer shall install a 4 foot high orange tree save fence at least at the
combined primary rural viewshed and secondary rural viewshed setback measured from the proposed
RZ17-01 – Text Amendment prepared for the City of Milton Planning Commission Meeting on January
25, 2017.
Page 3 of 3 1/20/2017
Milton Trail or sidewalk easement or the proposed right of way. The fence shall be installed so as to
protect heritage trees, protected trees and specimen trees as defined in Chapter 60 of the City Code
or any other significant vegetation as determined by the city arborist. Location of such fencing shall be
approved by the city arborist. In addition, a sign shall be posted on the fence every 25 feet indicating
“rural viewshed” Tree save fence shall be removed at such time as the issuance of a certificate of
occupancy for each lot abutting the viewshed is issued.;
(6) Notwithstanding anything to the contrary in this subsection, agricultural operations may occur in
the primary rural viewshed and secondary rural viewshed setbacks.
(7) Prior to the transfer of any legal interest in an AG-1 zoned parcel that is subject to a rural viewshed,
every legal or beneficial owner of such a parcel shall ensure that there is recorded in the chain of title
for the parcel an Affidavit stating the following:
“At the time of the execution of this Affidavit, the property with respect t o which this Affidavit is filed is
subject to certain restrictions contained in the City of Milton Zoning Ordinance, located in Chapter 64
of the Code of Ordinances of the City of Milton, Georgia. Such restrictions may include restrictions on
development and disturbance of property located in the rural viewshed, which includes portions of
property adjacent to streets not located within a platted subdivision.”
In addition, a copy of the Affidavit must be provided to any transferee of a legal interest in the parcel
no later than the final closing of the transfer.
(l) Architectural Review of structures – The following requirements are for structures located on single lot
of record or a subdivision with less than four lots that abut an exterior street.
(1) An architectural review process is required shall include a review of building elevations and
landscape plans by the city architect.
(2) These structures shall be designed with 360-degree architecture and shall meet the intent of
section 64-1151
Page 1 of 1
To: City of Milton Planning Commission
From: Robyn MacDonald, Zoning Manager
Date: January 20, 2017
Re: Chapter 50 of the City Code – Subdivisions – Consideration to amend
the process of plat procedures.
This proposed text amendment will require that all preliminary plats be reviewed
and approved or denied by the City of Milton Planning Commission. By requiring
this process, the public will receive notice via the legal organ, a notification sign
on the site and adjacent property owner notices.
If the preliminary plat is approved, the applicant would then s ubmit for review
the Land Disturbance Permit based on the approved Preliminary plat.
Text Amendment to Chapter 50 – Plat Process prepared for the City of Milton Planning Commission
Meeting on January 25, 2017 Page 1
1/20/2017
Chapter 50 - SUBDIVISIONS[1]
Footnotes:
--- (1) ---
State Law reference— Municipal annexations, O.C.G.A. § 36-36-1 et seq.; county and municipal urban
development, O.C.G.A. § 36-61-1 et seq.; city and county zoning procedures, O.C.G.A. § 36-66-1 et seq.;
local zoning proposal review procedures, O.C.G.A. § 36-67-1 et seq.; coordinated and comprehensive
planning and service delivery by counties and municipalities, O.C.G.A. § 36 -70-1 et seq.
ARTICLE I. - IN GENERAL
Sec. 50-1. - Definitions.
The following words, terms and phrases, when used in this chapter, shall have the meanings ascribed
to them in this section, except where the context clearly indicates a different meaning:
Alley or service drive means a minor, permanent vehicular service access to the back or the side of
properties otherwise abutting a street.
Bike paths means paths that serve to separate bicycle riders from vehicle and pedestrian traffic. Bike
paths can meander through wooded areas, traverse the edge of open areas, and may (in many instances)
parallel existing roadways or walks.
Block means a parcel of land or lots entirely surrounded by public or private streets, other than alleys.
Buildable area means that portion of a lot where buildings and specified s tructures may be located
after all minimum yards, buffers, landscape strips, and other setbacks have been met.
Building setback line means a graphic representation of the required minimum horizontal distance
between a building and the related front, side, or rear property lines which establish the minimum space to
be provided between the building and property lines.
Comprehensive plan means a set of documents approved by the mayor and city council which sets
forth desired long range development patterns for the incorporated City of Milton, Georgia.
Crosswalk means a right-of-way dedicated to public use, four feet or more in width, that crosses a
street and furnishes a specific area for pedestrian movements at an intersection.
Cul-de-sac means a street having only one connection to another street and being permanently
terminated by a vehicular turn around.
Cul-de-sac, temporary, means a street having one end open to traffic and being temporarily terminated
by a vehicular turnaround. This temporary termination is to provide connectivity to future developments.
Department means the Community Development Department, City of Milton, Georgia.
Director means the director of the community development department or his or her designee.
Driveway, access or shared, means a paved area used for the ingress or egress of vehicles, and
allowing access from a street to a building, other structure or facility.
Driveway, single-family residential, access or shared (private drive) means a paved or unpaved area
used for ingress or egress of vehicles which allows access from a street to a building, other structure or
facility for no more than three single-family residential lots.
Text Amendment to Chapter 50 – Plat Process prepared for the City of Milton Planning Commission
Meeting on January 25, 2017 Page 2
1/20/2017
Easement means a grant by the property owner for use by the grantee of a portion of land for specified
purposes.
Health and wellness department means the Fulton County Health and Wellness Department or
authorized representative thereof.
Land disturbance permit.
(1) The term "land disturbance permit" means an official authorization issued by the d epartment,
allowing defoliation or alteration of a site or the commencement of any construction activities
including, but not limited to:
a. Clearing;
b. Grubbing;
c. Dredging;
d. Grading; and
e. Excavating, transporting and filling of land.
(2) The term "land disturbance permit" does not include agricultural practices as defined in the
O.C.G.A. § 1-3-3.
Lot means the basic lawful unit of land, identifiable by a single deed established by plat, subdivision,
or as otherwise permitted by law, to be separately owned, used, developed, or built upon. In determining
the area and dimension of a lot, no part of the right-of-way of a road or crosswalk may be included.
Lot, corner means a lot abutting two or more streets at their intersection.
Lot, double/multiple frontage, means a lot other than a corner lot abutting two or more streets that may
or may not intersect at that lot.
Lot, minimum lot size, means the smallest permissible lot area established by chapter 64 or the
conditions of zoning.
Mayor and city council means the mayor and city council of the City of Milton, Georgia.
Plan, conceptual, means a drawing that shows the proposed layout of a subdivision in sufficient detail
to indicate its workability and feasibility, but is not in final form for recording, pursuant to these regulations.
The conceptual plan is the first stage in securing a land disturbance permit.
Plat means a map indicating the subdivision or resubdivision of land, intended to be filed for recording.
Plat, final, means a finished drawing of a subdivision that provides a complete and accurate depiction
of all legal and engineering information required by this chapter. Certification for recording and ratification
of the manager's Aapproval by the mayor and city council is required.
Plat, minor, means a finished drawing of a subdivision of no more than three lots that, at the time of
subdivision, does not necessarily, but may involve:
(1) A land disturbance permit;
(2) New streets;
(3) The extension of a utility or other municipal facility; and
(4) Depicts all legal and engineering information required by this chapter.
Right-of-way dedication and reservation plan means an element of the city's comprehensive plan
maintained by the public works department which includes guidelines a nd procedures for the dedication
and reservation of rights-of-way along public roadways.
Standard details means illustrative minimum standards for land development activities authorized
under the city's land development regulations. These standards shall not supercede more restrictive
prudent design requirements or good engineering practices as applied to specific situations on a case -by-
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case basis. All construction shall meet or exceed the Fulton County minimum standards established by the
Georgia Departm ent of Transportation (GDOT).
Street classifications means the classification of streets based on functions, from high -traffic arterial
roads to low traffic residential streets. The following are definitions intended to distinguish between different
street classifications. All roadways are classified per the state department of transportation:
Collector means a roadway that has partial or no access control and has more emphasis on
access to adjacent land over mobility than arterials. The primary purpose i s to distribute trips to and
from the arterial system and allow access to the local roads.
Freeway means a multi-lane roadway that has full access control and separation of directional
traffic. Freeways accommodate large volumes of high speed traffic and provide efficient movement of
vehicular traffic for interstate and major through travel.
Frontage street means a road that typically runs parallel to a partial access controlled roadway,
a full access controlled facility, or a railroad. Frontage roads pro vide public access to the adjacent
parcels, help control access to the major facility, and/or maintain circulation of traffic on each side of
the major facility.
Full access control means preference is given to through traffic by providing access connections
only with selected public roads and by prohibiting crossings at grade and direct private connections.
Local means any roadway that has no access control, and places strong emphasis on access to
adjacent land over mobility while service to through traffic is discouraged.
Minor arterial means a roadway that has partial or no access control and is primarily used for
inter-connectivity of principal arterials and placing more emphasis on access to adjacent land over
mobility.
No access control means preference is generally given to access to adjacent land rather than
mobility.
Partial access control means preference is given to through traffic to a degree that, in addition to
connection with selected public roads, there may be some crossing at grades, but private connections
shall be prohibited.
Principal arterial means a roadway that has partial or no access control, and is primarily used for
fast or large volumes of traffic. Emphasis is placed on mobility rather than access to adjacent land.
Street, private, means a street that has not been dedicated to the municipality or other government
entity.
Street, public, means a dedicated and accepted right-of-way for vehicular traffic.
Street, residential, means streets internal to residential subdivisions. The following definitions are
intended to distinguish between different categories of streets internal to residential subdivisions:
Housing unit service means the number of housing units served by a street or collection of streets
shall be the aggregate number of housing units provided, or potentially to be provided, with driveway
access directly from the street plus the number of units utilizing or potentially utilizing the street for
through traffic movements. Such calculations shall be made at the beginning and ending of the same
street intersection.
Major subdivision street means a local road internal to a subdivision which serves 50 or more
housing units. These units do not have to be directly served by the major subdivision street. Major
subdivision streets are roads that serve as collectors for the subdivision traffic. Any residential street
which accesses a collector or arterial road shall be considered a major subdivision street for the first
300 feet regardless of housing unit service.
Minor subdivision street means a local road internal to a subdivision which serves fewer than 50
housing units and does not access a collector or arterial road.
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Stub-out street means a street having one end open to traffic and being temporarily terminated at the
other. Stub-outs generally do not have a temporary vehicular turnaround. This temporary termination is to
provide connectivity to future developments and may be constructed without curb and gutter, provided such
stub-out street meets the standards of the Fulton County Fire Department.
Subdivider means any property owner, person, individual, firm, partnership, association, corporation,
estate, trust, agent of property owner, or any other group or combination acting as a unit dividing or
proposing to divide land so as to constitute a subdivision.
Subdivision, residential and nonresidential, means any division of a lot, tract or parcel, regardless of
its existing or future use, into two or more lots, tracts or parcels. The term "subdivision" means the act or
process of dividing property, except that, where appropriate to the context, the term "subdivision" may be
used in reference to the aggregate of all lots held in common ownership at the time of subdivision.
Subdivision, major, means a subdivision that does not qualify as a minor subdivision.
Subdivision, minor, means a subdivision of no more than three lots that, at the time of subdivision,
does not necessarily, but may involve[PF1]:
(1) A land disturbance permit;
(2) New streets; or
(3) The extension of a utility or other municipal facility.
Traffic mitigation action plan means a plan that studies and addresses the number of trips a subdivision
will produce when such development results in the reduction of the level of service on any roadway currently
functioning at "D" or worse in accordance with the county transportation standards.
(1) The term "traffic mitigation action plan" includes, but is not limited to:
a. Roadway improvements; and
b. Other proposals, such as:
1. Providing transit access;
2. Transit use incentives;
3. Car/van pooling;
4. Bicycle path construction;
5. Off-site and internal sidewalk construction; and
6. Lunch trip reduction.
(2) The traffic mitigation action plan shall mitigate the traffic impact in a manner that will show no
negative impact on roads with level of service of "D" or worse.
Trails, pedestrian or others, means extended and usually continuous strips of land established
independently of other routes of travel and dedicated, through ownership or easement, to recreat ional travel
including hiking, horseback riding, etc.
Utility accommodations (guidelines and procedures) means a county program maintained by the public
works department which includes:
(1) Installing, maintaining, repairing, operating, or using a pole l ine, buried cable, pipeline, or
miscellaneous utility facility; and
(2) Performing miscellaneous operations authorized by a utility permit.
Utility permit means an official authorization issued by the public works department, allowing the
alteration of land within the right-of-way for the commencement of any construction activities pertaining to
utility installation or relocation.
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Zoning ordinance means the Zoning Ordinance of the City of Milton, Georgia, (chapter 64).
(Ord. No. 06-12-74, § 6(art. III), 12-21-2006)
Sec. 50-2. - Penalty.
(a) Civil. Any person violating any provision of this chapter, shall be deemed liable for civil penalties not
less than $1,000.00 and not to exceed $2,500.00 and/or imprisonment for 60 days, or as amended by
applicable statutes. Each day's continuance of a violation shall be considered a separate offense. The
owner of any lands or parts thereof, where anything in violation of this provision shall be placed, or
shall exist, and any person who may assist in the separate of fense, the city court, or any court of
competent jurisdiction, shall have jurisdiction of any offense charged under this section.
(b) Additional remedies. In any case in which any land is, or is proposed to be, used in violation of these
regulations or any amendment thereto adopted by the mayor and city council, may, in addition to other
remedies provided by law, institute injunction, abatement or any appropriate action, or proceeding to
prevent, enjoin or abate such unlawful use.
(Ord. No. 06-12-74, § 6(art. XI(11.1), (11.2)), 12-21-2006)
Sec. 50-3. - Title.
The title of these regulations shall be known as "The Subdivision Regulations of the City of Milton,
Georgia."
(Ord. No. 06-12-74, § 6(art. I(1.1)), 12-21-2006)
Sec. 50-4. - Purpose.
These rules and regulations are intended to serve the following purposes, among others:
(1) To protect and promote the health, safety and general welfare of the city's residents.
(2) To encourage economically sound and stable land developments.
(3) To ensure the adequate provision of streets, access, utilities, and other facilities and services to
new land developments in conformance with public improvement standards and regulations of
the city.
(4) To ensure the adequate provision of safe and convenient traffic ac cess, connectivity to other
developments or facilities, and efficient circulation (both vehicular and pedestrian) in new land
developments.
(5) To ensure the provision of needed open space and building sites in new land developments
through dedication or reservation of land for recreational, educational, environmental, green
space, bikeways and pedestrian trails, and other public purposes.
(6) To ensure equitable handling of all requests for the subdivision of land by providing uniform
procedures and standards for the subdivider.
(Ord. No. 06-12-74, § 6(art. I(1.2)), 12-21-2006)
Sec. 50-5. - Conflicts.
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Where conflicts exist between this chapter and other city regulations and policies, either the most
restrictive or the city's written interpretation shall prevail.
(Ord. No. 06-12-74, § 6(art. XII), 12-21-2006)
Secs. 50-6—50-42. - Reserved.
ARTICLE II. - AUTHORITY AND APPLICATION
Sec. 50-43. - Portions of state Constitution adopted.
These subdivision rules and regulations are adopted under the author ity of the following portions of
the 1983 Constitution of the State of Georgia:
(1) Article IX, section II, paragraph I; and
(2) Article IX, section II, paragraph IV.
(Ord. No. 06-12-74, § 6(art. II(2.1)), 12-21-2006)
Sec. 50-44. - Minor/conceptualPreliminary plat required.
(a) Any subdivider of land within the incorporated city shall submit to the director of the community
development department a minor or conceptualpreliminary plat of the proposed subdivision
conforming to all the requirements set forth in these regulations and any other applicable county,
state and federal regulations. Approval of the preliminary plat application shall be considered by
the director or the planning commission as appropriate. Once the conceptual preliminary plat is
approved, a final plat must be filed which conforms to all requirements set forth in these
regulations.
(Ord. No. 06-12-74, § 6(art. II(2.2)), 12-21-2006)
Sec. 50-45. - Unlawful to sell or transfer subdivided land without minor or final plat confirmation.
No person, firm, corporation, owner, agent or subdivider shall sell, transfer or agree to sell any
subdivided land without the minor or final plat of that subdivision having been confirmed by the mayor and
city council.
(Ord. No. 06-12-74, § 6(art. II(2.3)), 12-21-2006)
Sec. 50-46. - Approval and permits required prior to construction.
No subdivider shall proceed with any construction work on the proposed subdivision, including
clearing, grading or grubbing, before obtaining the appropriate approvals and permits.
(Ord. No. 06-12-74, § 6(art. II(2.4)), 12-21-2006)
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Sec. 50-47. - Approval and confirmation required prior to dedicating, extending or accepting public
street.
No land shall be dedicated, opened, extended or accepted as a public street or for a ny other public
purpose before obtaining final approval from the director and confirmation by the mayor and city council.
The approval shall be entered in writing on the final plat by the director. Any subdivider of property for public
purpose (other than streets) shall be transferred by deed.
(Ord. No. 06-12-74, § 6(art. II(2.5)), 12-21-2006)
Sec. 50-48. - No building permit issued unless legal access to street approved.
No building permit shall be issued within the incorporated area of the city unless legal access is
provided to a public street or a private street approved under the terms of these rules and regulations.
(Ord. No. 06-12-74, § 6(art. II(2.6)), 12-21-2006)
Sec. 50-49. - Residential subdivision building permit issued only after approval and confirmation of
minor or final plat.
In residential subdivisions, building permits may be issued on the basis of any approved minor plat or
final plat [PF2]only after the approval of the director, and the mayor and city council's confirmation.
(Ord. No. 06-12-74, § 6(art. II(2.7)), 12-21-2006)
Sec. 50-50. - Court ordered divisions of property excepted from this chapter.
The divisions of property by court order including, but not limited to, judgments of foreclosure or
consolidation and disbursement of existing lots by deed or other recorded instruments, shall not be
considered a subdivision for purposes of, and shall not obviate the necessity for compliance with, these
regulations.
(Ord. No. 06-12-74, § 6(art. II(2.8)), 12-21-2006)
Sec. 50-51. - Model home regulations.
(a) The subdivider shall be allowed one building permit for a model home for each 15 lots located in the
proposed subdivision; provided the subdivider provides an agreement to install improvements for a
cash surety equal to 125 percent of the cost for the remaining infrastructure improvements, based on
written estimates by the design professional for the project. Notwithstanding the permitted rate for
model homes, the maximum number of building permits for model homes to be allowed in any one
subdivision shall not exceed ten.
(b) The following shall apply for lots where model homes are allowed:
(1) The lots shall be located within 300 feet of an active fire hydrant;
(2) Main sewer and water lines for these lots shall be installed by the developer and be subject to
review and approval by Fulton County; installation of these lines shall take place prior to issuance
of the certificate of occupancy; and
(3) The lots shall have a minimum 20-foot wide fire access road extending from a paved public street
to within 100 feet of the proposed structure.
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(Ord. No. 06-12-74, § 6(art. II(2.9)), 12-21-2006)
Secs. 50-52—50-70. - Reserved.
ARTICLE III. - REQUIREMENTS
DIVISION 1. - GENERALLY
Sec. 50-71. - Compliance with city procedures and guidelines required.
All proposals to subdivide combine or recombine parcels of land under the provision of these
regulations shall be in compliance with the City of Milton's Standard Procedures and Guidelines for
Subdividing Property.
(1) All final plats, replats and minor preliminary plats shall have the consent of the owners of all
affected lots shown on said plat. Replats or new plats showing modifications to common areas
shall require the consent of owners of all lots shown in the original final plat.
(2) Proposals for the subdivision, combination or recombination of lawful previously platted lots or
parcels, or portions thereof, shall be in compliance with the zoning ordinance (chapter 64).
(3) If construction activity contemplated results in the disturbance of an area of 5,000 square feet or
more, a land disturbance permit must be approved along with any building permit prior to
construction.
(4) Where a proposed lot fronts an existing public street, the subdivider shall improve the street along
the lot's frontage to the applicable standards of these regulations and any standard details as
determined by the director.
(5) All slope, drainage and utility easements, as well as necessary right-of-way widths (as determined
by the director) on an existing public street, paved or unpaved, shall be provided by the subdivider
at no cost to the city.
(6) Each proposed lot shall comply with the requirements of the Fulton County Department of Health,
whose certification of approval shall accompany the submission of the final plat to the director.
(7) A minor preliminary plat proposal, as defined in section 50-1, may be exempt from traffic and
drainage studies and tree surveys, when an analysis is submitted and concludes that the
development would have no negative impact on traffic or drainage.
(8) Each lot created under the provisions of a minor plat subdivision shall not subsequently be
resubdivided pursuant to the provisions of a minor platsubdivision.
(9) For the division of land in the AG-1 (Agricultural) zoning district adjacent to or has access to
unpaved roads, the following rules shall apply:
a. Each proposed lot shall contain a minimum area of three acres.
b. Each proposed lot shall provide at least 100 feet of road frontage, the minimum dimension
of which shall be maintained to the building line of the lot.
c. Each proposed lot shall provide at least 200 feet of lot width at the building line.
(10) For the division of land in O-I, C-1, C-2, MIX, and M1-A, M-1 and M-2 zoning districts, after initial
development of the property, the following standards shall also apply:
a. A proposed lot fronting an existing public street shall contain the necessary frontage required
by the zoning ordinance (chapter 64).
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b. The subdivider shall submit documentation of the necessary easements providing for access
to a public street for proposed lots that front only on an existing, documented, paved private
street or driveway.
c. All slope, drainage and utility easements, as well as necessary street rights -of-way (as
determined by the director) shall be provided by the subdivider at no cost to the city.
(Ord. No. 06-12-74, § 6(4.1), 12-21-2006)
Secs. 50-72—50-90. - Reserved.
DIVISION 2. - PROCESS
Sec. 50-91. - Conceptual planPreliminary plat approval.
(a) All preliminary plat applications shall be reviewed by the community development department staff for
completeness. A preliminary plat application shall be deemed to be complete if the application complies
with all applicable city, county, state and federal regulations. If staff determines that an application is
not complete, the applicant will be notified of any deficiencies and provided the opportunit y to revise
the plat to correct the identified deficiencies without the need for the filing of a new application. If sta ff
determines that previously identified deficiencies remain in any corrected preliminary plat, staff may
reject the application entirely or request that the applicant submit a new corrected preliminary plat.
(1) For minor subdivision preliminary plats, after staff determines that the application is complete,
the community development director shall review the preliminary plat and shall approve the
plat unless the plat is inconsistent with any specific adopted plans or policies, or is inconsistent
with the public health, safety and welfare.
(2) For major subdivision preliminary plats, after staff determines that the application is complete,
the community development director shall forward the application to the planning commission
for consideration. The planning commission shall review the preliminary plat at its next
regularly scheduled meeting and shall approve the plat unless the plat is inconsistent with any
specific adopted plans or policies, or is inconsistent with the public health, safety and welfare .
(3) A preliminary plat application may be denied without prejudice, thereby allowing the applicant
to resubmit a revised plat for consideration without the necessity of paying a new application
fee, if the application is found to be inconsistent with the public health, safety and welfare, but
in such a way that minor revisions to the plat could correct the inconsistency.
(b) (a) Pursuant to these regulations, application for conceptual plan approval shall be submitted to the
department, and, if found compliant, a certificate of conceptual plan Preliminary plat approval shall be
issued which shall continue in effect for a period as follows or for as long as construction activity is
continuous and at least 25 percent of the land area within the plan preliminary plat has received final
plat approval, whichever is longer:
(1) Two years for subdivisions of 50 lots or less.
(2) Three years for subdivisions of more than 50, but less than 300 lots.
(3) Four years for subdivisions of more than 300 lots.
(b) Accordingly, if the certificate of conceptual planpreliminary plat approval expires, a new application
shall must be submitted and shall be subject to the regulations in effect at the time of such submission.
(c) Should the preliminary plat application be denied, the basis for the denial shall be stated in writing to
the applicant. The subdivider may file an appeal in accordance with section 50-231.
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(Ord. No. 06-12-74, § 6(4.2(4.2.1)), 12-21-2006)
Sec. 50-92. - Land disturbance permit.
(a) Following the issuance of the certificate of conceptual planpreliminary plat approval, site development
plans shall be submitted for approval prior to any defoliation or the commencement of development
activities on the subject property. Approval of such plans shall result in the issuance of a duly
authorized land disturbance permit which, along with the approved plans, must be maintained on the
site until all site work, as proposed and approved, is completed.
(b) An application for a permit for any proposed work shall be deemed to have been abandoned 180 days
after the date of filing, unless such application has been pursued in good faith or a permit has been
issued, except that the director is authorized to grant a maximum of two extensions of time not
exceeding 90 days each. The extensio n shall be requested in writing and justifiable cause
demonstrated.
(c) Prior to the issuance of a land disturbance permit, an indemnity agreement form must be filed by the
subdivider protecting the city against damage, repair or maintenance claims and li ability arising out of
drainage problems. The director, or his or her designee, is hereby authorized to execute such
agreements on the city's behalf.
(d) Every permit issued shall become invalid unless the work on the site authorized by such permit is
commenced within 180 days after its issuance, or if the work authorized on the site by such permit is
suspended or abandoned for a period of 180 days after the time the work is commenced. The director
is authorized to grant, in writing, a maximum of two exten sions of time, for periods not more than 180
days each. The extension shall be requested in writing and justifiable cause demonstrated.
(Ord. No. 06-12-74, § 6(4.2(4.2.2)), 12-21-2006)
Sec. 50-93. - Final plat.
(a) (a) Whenever the provisions of these rules and regulations have been complied with and while the
certification of conceptual planpreliminary plat approval is in effect, the subdivider may submit to the
manager community development director an application for final plat review and approval pursuant to
these regulations. All required infrastructure shall be completed and approved, or performance bonds
for a portion of such improvements shall be filed in accordance with subsection (c) of this section prior
to filing for final plat approval.
(b) The final plat shall be submitted and drawn to the specifications of the Georgia Plat Act and the
standards of the city.
(c) Prior to the approval or recording of a final plat, the following must be provided by the subdivider, or
his or her designee thereof:
(1) Cash assurance in an amount equal to 125 percent of the cost of infrastructure improvements not
yet in compliance. Said cash bond shall be maintained until the improvements have been
approved by the city;
(2) Maintenance bond to ensure the viability of infrastructure improvements;
(3) Drawings demonstrating the "as-built" conditions of the site, or cash assurance that such will be
provided within 30 days;
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(4) An electronic format acceptable to the public works department containing data about the sanitary
sewer and water systems where available;
(5) Signed release of the project by the development inspector; and
(6) Recorded deed to the city for any dedicated space.
(d) All final plat applications shall be reviewed by the community development depar tment staff for
completeness. A final plat application shall be deemed to be complete if the application complies with
all applicable city, county, state and federal regulations. If staff determines that an application is not
complete, the applicant will be notified of any deficiencies and provided the opportunity to revise the
plat to correct the identified deficiencies without the need for the filing of a new application. If staff
determines that previously identified deficiencies remain in any corrected final plat application, staff
may reject the application entirely or request that the applicant submit a new corrected final plat.
(e) For all final plats, after staff determines that the application is complete, the community development
director shall forward the application to the mayor and city council for consideration. The mayor and
city council shall review the final plat at their next regularly scheduled meeting and shall approve the
plat unless the plat substantially differs from the previously ap proved preliminary plat, is inconsistent
with any specific adopted plans or policies, or is inconsistent with the public health, safety and welfare .
(f) A final plat application may be denied without prejudice, thereby allowing the applicant to resubmit a
revised plat for consideration without the necessity of paying a new application fee, if the application is
found to be substantially differ from the previously approved preliminary plat, inconsistent with any
specific adopted plans or policies, or inconsistent with the public health, safety and welfare
(d) Having been certified by the director as compliant to these and other applicable regulations, the final
plat shall be recorded with the clerk of the superior court of Fulton County.
(e)(g) The final plat shall be considered approved upon the vote of approval by at the time of the
certification by the director, and shall be presented for ratification to the mayor and city council at the
next regularly scheduled meeting.
(d)(h) HavingAfter being been certified by the director as compliant to these and other applicable
regulationsapproved by the mayor and city council, the city shall cause the final plat shallto be recorded
with the clerk of the superior court of Fulton County.
(d) Should the director not approve any subdivisionfinal plat application be denied, the basis for the denial
shall be stated in writing to the applicant. The subdivider may file an appeal in accordance with section
50-231.
(Ord. No. 06-12-74, § 6(4.2(4.2.3)), 12-21-2006)
Secs. 50-94—50-112. - Reserved.
ARTICLE IV. - GENERAL PRINCIPLES OF THE LAND
Sec. 50-113. - Suitability of the land.
Land subject to flooding, improper drainage, erosion, and deemed unsuitable for development in
accordance with the city's standards shall not be platted for any use that may continue such conditions or
increase the danger to health, safety, life, or property unless steps are taken to eliminate the hazards
mentioned in this section.
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(Ord. No. 06-12-74, § 6(5.1), 12-21-2006)
Sec. 50-114. - Access.
(a) Unless otherwise herein noted, every subdivision shall be served by publicly dedicated streets or
private streets in accordance with the following:
(1) The proposed streets shall meet the city's standards and regulations.
(2) No road intended to be private is to be extended to serve property outside that development
unless approved by the public works department.
(3) In residential subdivisions, the private roads shall be maintained by a mandatory homeowners'
association and documents of incorporation shall be submitted to the manager for review and
approval prior to the recording of the final plat.
(4) The subdivider shall provide all necessary easements for ingress and egress for police, fire,
emergency vehicles and all operating utilities.
(5) The final plat of any subdivision that contains private streets shall clearly state that such streets
are private streets.
(b) When land is subdivided, the created parcels shall be arranged and designed so as to allow for the
opening of future streets and provide access to those areas not presently served by streets.
(c) No subdivision shall be designed so as to completely eliminate street access to adjoining parcels of
land without current street access.
(d) Lots may share access as stipulated herein. Lot f rontage and access do not necessarily have to be
along or front the same public street, if approved by the director.
(e) The director shall have the right to encourage design of the subdivision in a manner that will:
(1) Enhance traffic circulation and other community needs;
(2) Encourage pedestrian traffic to schools, parks, existing and planned greenspace corridors, and
neighborhood shopping centers;
(3) Reduce impacts on streams and lakes;
(4) Reduce unwanted noise, lights on neighboring lots; and
(5) Discourage vehicular speeding on local streets.
(Ord. No. 06-12-74, § 6(5.2), 12-21-2006)
Sec. 50-115. - Conformance to city comprehensive plan.
(a) All proposed subdivisions shall conform to the city comprehensive plan and development policies in
effect at the time of submission.
(b) The director shall not approve plats when such planned features, as specified by the comprehensive
plan, are not incorporated into the plat.
(c) Whenever the plat proposes the dedication of land for public use and the director or the appropriate
agency finds that such land is not acquired consistent with the appropriate agency plans, policies, or
priorities, the director may either refuse to approve the plat, or require the rearrangement of lots to
include such land.
(d) If a development is proposed within one mile of any roadway operating at a level of service "D" or
worse, in accordance with the county transportation standards, a traffic mitigation action plan must be
submitted and approved by the director prior to the issuance of a land disturbance permit.
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(e) The term "greenspace," as referred to in this chapter, means a permanently protected land including
agricultural and forestry land that is in its undeveloped, natural state or that has been developed only
to the extent consistent with, or is restored to be consistent with, one or more of the following purposes:
(1) Water quality protection for rivers, streams, and lakes;
(2) Flood protection;
(3) Wetlands protection;
(4) Reduction of erosion through protection of steep slopes, areas with erodible soils, and stream
banks;
(5) Protection of riparian buffers and other areas that serve as natural habitat and corridors for native
plant and animal species;
(6) Scenic protection;
(7) Protection of archaeological and historic resources;
(8) Provision of recreation in the form of boating, hiking, camping, fishing, hunting, running, jogging,
biking, walking, and similar outdoor activities; and
(9) Connection of existing or planned areas contributing to the purposes set out in this section.
(Ord. No. 06-12-74, § 6(5.3), 12-21-2006)
Sec. 50-116. - Zoning and other regulations.
(a) No subdivision shall be created or recorded that does not comply with the standards of the zoning
ordinance (chapter 64) and the approved conditions of zoning for the property.
(b) Whenever there is a discrepancy between minimum standards or dimensions noted herein and those
contained in the zoning regulations, building codes, or other official regulations or resolutions, the most
restrictive shall apply unless set forth in the conditions of zoning.
(c) All proposed subdivisions shall comply with the county stormwater design manual.
(Ord. No. 06-12-74, § 6(5.4), 12-21-2006)
Sec. 50-117. - Amendments.
(a) Modifications of the provisions set forth in these regulations may be approved by the director when
granting of such modification will not adversely affect the general public or nullify the intent of these
regulations.
(b) Should the director deny a request to modify in accordance wit h subsection (a) of this section, the
applicant may appeal the director's decision in accordance with section 50 -231.
(Ord. No. 06-12-74, § 6(5.5), 12-21-2006)
Secs. 50-118—50-136. - Reserved.
ARTICLE V. - CONSERVATION SUBDIVISION
Secs. 50-137—50-155. - Reserved.
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ARTICLE VI. - DESIGN STANDARDS
Sec. 50-156. - Compliance with this article required.
All applicable design standards as set forth in this article and the standard details shall be observed in
all plats as approved by the director.
(Ord. No. 06-12-74, § 6(7.1), 12-21-2006)
Sec. 50-157. - Streets.
All streets, public or private, shall be constructed to the construction standards of the city's public works
department.
(1) The arrangement, character, extent, width, grade, and location of al l streets shall conform to the
city comprehensive plan and shall consider their relation to existing and planned streets,
topographical conditions, and appropriate relation to the proposed uses of the land to be served
by such streets.
(2) The streets serving residential subdivisions shall be arranged and designed such that their use
for through traffic will be discouraged.
(3) Where a subdivision contains a dead-end street or stub-street other than a cul-de-sac, the
subdivider shall provide a temporary cul-de-sac within the right-of-way. Where a temporary cul-
de-sac is required, the subdivider shall be responsible for maintaining and for the construction of
the final street connection or turnaround as required.
(4) Where a subdivision abuts or contains an existing or proposed street classified as a collector
street or higher, the director may require frontage streets. Double frontage lots may be required
to have screening and no access easements along lot lines fronting on arterials or collector
streets. Deep lots with rear service drives, or other treatment as may be necessary for adequate
protection of residential properties, may be required to afford separation of through and local
traffic.
(5) Where a subdivision borders on or contains a railroad right-of-way, or a full or partial access
control facility right-of-way, the director may require a street approximately parallel to and on each
side of the right-of-way.
(6) Street right-of-way widths for major streets shall be dedicated as specified in the city
comprehensive transportation plan and the right-of-way dedication and reservation plan. Other
street right-of-way widths shall be not less than as specified under section 50-160.
(7) Where a subdivision abuts an existing street, the subdivider shall dedicate additional right-of-way
on the existing streets to meet the requirements as set forth in the right -of-way dedication and
reservation plan.
(8) New road grades should be as indicated in the following table:
Street Type
New Road
Grade
(maximum)
Collector 8%
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Major subdivision street 12%
Minor subdivision street 14%
Note—Grades exceeding 12 percent shall not exceed a length of 250 feet.
(9) Interparcel access shall be provided to adjacent properties upon determination by the director
that such access is in the best interest of the public health, safety, or welfare. In residential
subdivisions, where private streets are proposed, the director may require a public street for
interparcel connection purposes; the director may also require a shared access.
(10) Alignment.
a. Minimum vertical. All local roads with 25 miles per hour designs shall be connected by
vertical crest curves of a minimum length not less than 12 times the algebraic difference
between the rates of grade, expressed in feet per hundred. All local roads with a 25 miles
per hour design speed shall be connected by vertical sag curves of minimum length not less
than 26 times the algebraic difference between the rates of grade, expressed in feet per 100.
In any case, the sight distance shall meet the minimum requirements of this article.
1. In proposed approaches of new streets to intersections with existing streets, there shall
be a suitable leveling of the street at a grade not exceeding three percent and for a
distance of not less than 50 feet as measured from the back of the curb of the
intersecting street.
2. In approaches to intersections internal to residential subdivisions, there shall be a
suitable leveling of the street at a grade not exceeding five percent and for a distance
of not less than 50 feet as measured from the center point of the intersection.
b. Minimum horizontal; radii of centerline curvature. The minimum horizontal shall be not less
than the following:
1. Major subdivision street designed for 35 miles per hour: 200 feet.
2. Other major subdivision street: 100 feet.
3. Minor subdivision street: 100 feet.
c. Tangents; between reverse curves. The minimum tangents shall be not less than the
following:
1. Major subdivision streets designed for 35 miles per hour: 100 feet.
2. Other major subdivision street: 50 feet.
3. Minor subdivision street, where there is no super-elevation: 50 feet.
d. Intersection visibility requirements.
1. Roadways and their intersections shall be designed such that the proper sight distance
is maintained.
2. Minimum sight distance shall be determined by the operating speed of the road as
determined by the public works department.
3. Intersection sight distance shall be no less than the following:
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Minimum Sight Distance
Feet Speed (in mph)
280 25
335 30
390 35
445 40
500 45
610 55
4. Minimum horizontal visibility shall be measured on the centerline.
5. When a proposed curb cut intersects an existing roadway, the minimum visibility shall
be provided as follows:
(i) When measuring in the horizontal plane, the intersection sight distance is
determined with the following assumptions.
A. The driver's eye location is to be assumed at the centerline of the exiting lane
of the proposed curb cut behind the stop bar.
B. The object location is to be assumed at the centerline of the closest oncoming
lane for each direction.
(ii) When measuring in the vertical plane, intersection sight distance is determined
with an assumed height of driver's eye and an assum ed height of the object of 3½
feet.
(iii) When measuring in either plane, the line of sight must remain in the proposed
dedicated right-of-way, unless sufficient easements, maintenance agreements,
indemnifications agreements are provided, or additional right-of-way is dedicated.
e. Stopping sight distance visibility requirements.
1. Roadways and their intersections shall be designed such that proper stopping sight
distance is maintained.
2. Minimum sight distance shall be determined by the design speed of the proposed road
as determined by the public works department.
3. Stopping sight distance along a roadway shall be no less than the following:
Stopping Sight Distance Visibility Requirements
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Feet Speed (in mph)
155 25
200 30
250 35
4. Minimum vertical visibility for stopping sight distance along the roadway shall be
determined by measuring between two points of which the height of the driver's eye
shall be assumed at 3½ feet to an assumed object which is two feet in height. The line
of sight must remain within the proposed dedicated right -of-way, unless sufficient
easements, maintenance agreements, and indemnification agreements are provided,
or additional right-of-way is dedicated.
5. Minimum horizontal visibility for stopping sight distance shall be measured on the
centerline.
(11) Street intersections shall be as nearly at right angles as possible, and no intersection shall be at
an angle less than 80 degrees. Detailed designs of intersections shall be required to include all
striping and pedestrian crosswalks. Pedestrian crossing signs and signals may be required.
(12) The curbline radius at street intersections shall parallel the right-of-way radius.
(13) Right-of-way radius. The right-of-way radius at street intersections shall be at least 20 feet, and
where the angle of intersection is less than 90 degrees, the public works department may require
a greater radius.
(14) The centerline offsets on streets internal to a residential subdivision shall not be less than 200
feet. The centerline offsets for all other streets and curb cuts providing access to developments
shall not be less than 300 feet, except greater centerline offsets may be required by the director.
(15) Cul-de-sac streets shall be designed so that the maximum desirable length shall be 600 feet.
(Ord. No. 06-12-74, § 6(7.2), 12-21-2006)
Sec. 50-158. - Blocks.
(a) The lengths, widths, and shapes of blocks shall be determined with due regard to:
(1) Provisions of adequate building sites suitable to the special needs of the type of use
contemplated;
(2) Zoning requirements as to lot sizes and dimensions unless a planned unit development is
contemplated;
(3) Needs for convenient access, circulation, control and safety of street traffic; and
(4) Limitations and opportunities of topography.
(b) Residential blocks shall be wide enough to provide two tiers of lots, except where fronting on streets
classified as a collector street or higher or prevented by topographical conditions or size of the
property. The director may require or approve a single tier of lots of minimum depth.
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(Ord. No. 06-12-74, § 6(7.3), 12-21-2006)
Sec. 50-159. - Lots.
(a) The size, shape, arrangement, orientation of every lot shall be subject to the director's approval for the
type of development and use contemplated. Proposed internal lot lines (not on the street side) shall
not be curved.
(b) Every lot shall conform to the dimension, area, and size requirements of the zoning ordinance (chapter
64) and conditions of zoning.
(c) Lots not served by a public sewer or community sanitary sewerage system and public water shall meet
the dimension and area requirements of the department of health.
(d) Double frontage lots shall be prohibited, except as approved by the director provided that such lots
are essential to provide separation of residential development from traffic arteries or to overcome
specific disadvantages of topography, orientation, and property size. A planted screen may be required
along lot lines abutting a traffic artery or other use that would have potential negative impact.
(e) The creation of remnant lots that are below minimum standards shall be prohibited unless such lots
are designated as common area on the final plat and maintained by the homeowners' association or
some other entity approved by the city.
(f) Each lot shall have direct access to an abutting, existing public street or to a street contained within
the proposed subdivision. A connection through an approved private drive may be permitted by the
director.
(g) The subdividing of land adjacent to or surrounding an existing or proposed lake where lots abutting
the lake shall be drawn to the centerlines of the lake or identified a common area, maintained by the
homeowner's association.
(Ord. No. 06-12-74, § 6(7.4), 12-21-2006)
Sec. 50-160. - Subdivision streets.
(a) The minimum requirements for major subdivision streets shall be as follows:
(1) Right-of-way: 50 feet.
(2) Pavement width: 24 feet back of the curb to back of the curb.
(3) Cul-de-sac:
a. Right-of-way: 50-foot radius with a ten-foot radius landscape island.
b. Pavement width: 40-foot radius to back of the curb.
(4) Sidewalks. In accordance with subsection 50-182(d).
(5) Street trees. If required by the director, street trees shall be installed on bo th sides at a spacing
approved by the city arborist.
(b) The minimum requirements for minor subdivision streets shall be as follows:
(1) Right-of-way: 44 feet.
(2) Pavement width: 22 feet back of the curb to back of the curb.
(3) Cul-de-sac:
a. Right-of-way: 42-foot radius with a eight-foot radius landscape island.
b. Pavement width: 32-foot radius to back of the curb.
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(4) Sidewalks. In accordance with subsection 50-182(d).
(5) Street trees. If required by the director, street trees shall be install ed on both sides at a spacing
approved by the city arborist.
(c) For streets other than mentioned in subsections (a) and (b) of this section, the director shall determine
the required cross section.
(d) All residential subdivision streets shall be design ed for a maximum of 25 miles per hour. The director
may require that subdivision streets that will not provide direct residential access be designed for up
to 35 miles per hour.
(e) Where streets are longer than 600 feet, traffic calming devices shall be incorporated to include green
space, islands, residential roundabouts, or other traffic calming devices as approved by the director.
Where traffic calming devices such as speed bumps are used, they shall not exceed six inches in
height. The minimum distance between individual devices shall not be less than 500 feet, and shall
not be more than 900 feet. All services must conform to the city's design standards.
(Ord. No. 06-12-74, § 6(7.5), 12-21-2006)
Sec. 50-161. - Gated communities.
Gates installed in subdivisions with more than one lot shall comply with the following:
(1) Plan approval and a permit shall be obtained prior to installing of any gates. The permit fee shall
be calculated in accordance with applicable building permit fees. Gates shall not p rohibit public
access to dedicated areas as defined within these regulations.
(2) No gate shall be installed within the city's right-of-way.
(3) The gate shall not create a dead end street without first installing a cul -de-sac conforming to the
city's standards on a dead-end street exceeding 250 feet in length.
(4) Gates shall provide for stacking distance, turnaround and emergency vehicle access as required
by the city.
(5) Gate permits may be denied based on traffic conditions, interconnectivity needs , and when not in
compliance with adopted guidelines.
(Ord. No. 06-12-74, § 6(7.6), 12-21-2006)
Secs. 50-162—50-180. - Reserved.
ARTICLE VII. - REQUIRED IMPROVEMENTS
Sec. 50-181. - Utility improvements required by this article.
Every subdivider shall be required to install or have installed the appropriate public utility and
improvements referred to in this article as found in the following documents:
(1) Department of Public Works: Standard Plans.
(2) Fulton County Comprehensive Storm Drainage and Criteria Manual.
(3) Sewer Regulations of Fulton County.
(4) City of Milton Tree Preservation Ordinance.
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(5) Utility Accommodation: Guidelines and Procedures.
(Ord. No. 06-12-74, § 6(8.1), 12-21-2006)
Sec. 50-182. - Streets.
(a) Grading. The required improvements for street grading shall be as follows:
(1) All street rights-of-way shall be cleared and graded to standards of the public works department.
(2) Finished grades shall be at levels approved in accordance with the standard plans.
(3) When property adjacent to the street is not owned by the subdivider, he or she shall obtain the
necessary easements of sloping banks before submitting for a land disturbance permit (LDP).
(b) Street paving/striping. The required improvements for street paving/striping shall be as follows:
(1) All street paving widths shall be in conformance with standards set forth in article 6.
(2) Street pavement shall be installed according to standards adopted by the mayor and city council.
(3) Striping shall be installed according to standards adopted by the mayor and city council.
(4) On all roads adjacent to a development, the adjacent lane of the road must be widened to provide
a 12-foot lane. The road must be milled and repaved throughout the subdivision frontage and
along the roadway improvements, whichever is greater. The road must either be resurfaced from
edge to edge, or it must be milled and repaved to the centerline. No more than one inch vertical
drop may be allowed at the pavement/gutter joint and a maximum of six inches of exposed curb
must be retained.
(5) No striping should be provided on subdivision streets designed for 25 miles per hour, except for
stop bars and 50 feet of double yellow centerlines, to be located at each entrance to the
subdivision.
(c) Curbs and gutters. The required improvements for curbs and gutters shall be as follows:
(1) Curbs and gutters shall be installed on all streets except noted herein. Installations shall be in
accordance with standards adopted by the mayor and city council.
(2) Curbs and gutters shall be of a straight or standard construction on one or both sides where
sidewalks are required.
(3) Curbs and gutters may be waived by the director if the sidewalk along the same portion of the
roadway is set back a minimum of 12 feet from the edge of pavement and drainage is adequately
addressed. Setbacks greater than 12 feet may be required by the director.
(d) Sidewalks. The required improvements for sidewalks shall be as follows:
(1) Introduction.
a. Purpose. The objective is to provide facilities that ensure safe pedestrian movement in the
city.
b. Intent. Sidewalks are intended to provide a safe pedestrian connection between the
subdivision/development and nearby destinations. Pedestrians consist of children walking to
and from school and neighborhood activities, as well as adults walking to and from
neighborhood shopping and transit stops. In addition to the need for sidewalks for circulation
and safety, sidewalks can be important elements in the recreational system of this
community. They can also serve as walking and hiking trails.
(2) Performance approach.
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a. Performance factors. The performance approach shall be applied in determining the need
for sidewalks. In this case, the decision to require a development to pr ovide sidewalks shall
be made on a case-by-case basis.
b. Several basic factors shall be used in applying the performance approach. These are street
classification and current/potential future volume of pedestrian traffic; residential land
use/development density; relation to residential areas; proximity of schools, school bus
stops, shopping areas; and proximity of parks, libraries, bike paths/pedestrian trails,
greenspace corridors, and other land uses.
1. Street classification and volume of pedestrian traffic. As traffic volume and road speeds
increase, there is more need for separate pedestrian ways to ascertain safety.
Sidewalks shall be provided along local streets, collectors, arterials, and private roads
according to the density standards in subsection (d)(2)b.2 of this section.
2. Residential land use and development density.
i. Sidewalks shall be provided along both sides of all local streets where the
residential land use designation in the comprehensive plan is three units/acre or
higher density.
ii. Sidewalks shall be provided along at least one side of all local streets where the
residential land use designation in the comprehensive plan is one to two units/acre.
Residential land use designation of one unit or less shall be decided on a case-by-
case basis using the other factors contained in subsection (d)(2)b of this section.
3. Relation to residential areas. In general, sidewalks are intended to be within the street
right-of-way. This traditional location of sidewalks may be replaced in cl uster
developments by a flexible pedestrian circulation system. Such a system would connect
individual dwelling units with other units, off -street parking, open space systems, and
recreational facilities. Also, this system may be permitted to meander throu gh the
development within prescribed sidewalk easements. If the sidewalk leaves the right -of-
way, an easement and indemnification agreement must be provided for public access
and maintenance.
4. Proximity of schools and shopping areas.
i. Sidewalks shall be required in subdivisions located within one mile of an existing
or proposed school on both sides of any street that provides access to such school.
Subdivisions at each side of the street shall provide sidewalks at the corresponding
frontage.
ii. Sidewalks shall be provided within a distance of up to one mile along both sides of
streets leading to or going through shopping areas.
5. Proximity of parks, libraries, bike paths/pedestrian trails, greenspace corridors, and
other land uses. Sidewalks are needed in areas where the following nonresidential land
use designations exist:
i. Sidewalks shall be required along both sides of all streets in commercial, living -
working, and business park land use designation areas.
ii. Sidewalks may be required in industrial subdivisions.
iii. Sidewalks may be required within a distance of up to one mile along both sides of
the streets leading to or going through places of public assembly/transit
facilities/other congested areas and other similar places deemed proper by the
manager for public necessity and safety.
6. Relation to established pattern of sidewalks. Notwithstanding the locational requirement
for sidewalks in subsection (d)(2) of this section, their future location should follow the
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already established pattern of existing sidewalks (e.g., on one side of the street, on both
sides, etc.).
(3) General specifications.
a. Sidewalks shall be provided by the subdivider at no cost to the city.
b. Sidewalks shall have a minimum width of five feet indicated by a n ote on the conceptual
plan[PF3].
c. Sidewalks along roadways shall not be adjacent to street curbs without a minimum two-foot
landscape strip.
d. For nonresidential developments, sidewalks shall be a minimum of six feet wide.
e. Sidewalks must be provided on or adjacent to an individual lot prior to the issuance of a
certificate of occupancy.
f. Prior to the recording of the final plat, 125 percent of the cost of the internal sidewalks for
any residential subdivision must be performance bonded. This bond will be released when
all sidewalks internal to the development have been constructed and approved. All required
sidewalks must be provided internal to any residential subdivision within two years of the
recording of the final plat, otherwise, the bond is forfeited and the city will use the funds to
complete the sidewalk construction.
(4) Review guidelines. The manager may issue guidelines to facilitate the application of the
performance-based approach of subsection (d)(2) of this section including, but not limited to, a
point system. The intent is to ascertain fairness and consistency in the application of this section.
(5) Exception. When the developer requests to install (within a development) sidewalks that are not
required by this chapter and at no cost to the city, the manager may approve a reduction to a
minimum width of four feet.
(e) Street trees. The required improvements for street trees shall be as follows:
(1) Street trees and other shrubbery that may be retained or planted shall not obstruct sight distances
and shall be subject to the director's approval.
(2) Street trees that may be required by the director along the street shall be of a species approved
as street trees in accordance with section 50-160.
(Ord. No. 06-12-74, § 6(8.2), 12-21-2006)
Sec. 50-183. - Water supply.
(a) Where a public water supply is within 300 feet, the subdivider shall install or have installed a system
of water mains and connect to such supply. The installation of mains and connections to each lot shall
be installed prior to the paving of the street, if possible. The installation shall include services and
meter boxes if it is connected to the North Fulton Water System.
(b) Where a public water supply is not available, each lot in a subdivision shall be furnished with a water
supply system approved by the health department.
(c) A separate water service connection shall be provided for each residential unit. Meters shall be located
as specified by the utility company.
(d) Fire hydrants shall be located and set in accordance with the City of Atlanta Water Works
Specifications and the City of Milton Standard Plans, where applicable. In addition, the fire hydrants
shall be serviced by the following:
(1) Not less than an eight-inch diameter main if the system is looped.
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(2) Not less than an eight-inch diameter main if the system is not looped or the fire hydrant is installed
on a dead-end main exceeding 300 feet in length.
(3) In no case shall dead-end mains exceed 600 feet in length for main sizes less than ten inches.
(e) When required by the public works department, a reuse water irrigation distribution system to each lot
shall be installed. This system shall consist of an eight -inch diameter ductile iron pipe identified as
"nonpotable water," painted purple in accordance with standard pipe identification schedules, and
installed on the south or east shoulder of the right-of-way limit. All pipes and appurtenances must be
in accordance with the Fulton County Water Reuse Standards. Each property owner requesting an
irrigation meter shall connect to the reuse water main, if activated.
(f) If a subdivision is replatted and the originally platted lots configuration is changed after the water
service lines have been installed, the water system shall be modified to prope rly serve each lot in
accordance with the Fulton County water specifications.
(Ord. No. 06-12-74, § 6(8.3), 12-21-2006)
Sec. 50-184. - Sanitary sewerage system management.
(a) When public sanitary sewers are within 300 feet of the subdivision, the subdi vider shall provide sanitary
sewer services to each lot within the bounds of the subdivision. All street sewers serving lots in the
subdivision shall be installed by the subdivider. A formula may be developed by the public works
department to provide for a sharing of the costs of sewerage facilities needed to serve the subdivision
and other subdivisions in the same drainage basin.
(b) When, in the written opinion of the health and wellness department and the public works department,
a public sanitary sewer is not accessible, an alternate method of sewage disposal for each lot or a
community sewerage disposal system may be used, when in compliance with the standards of the
health and wellness department and the Fulton County sewerage regulations.
(c) When the operation of a temporary sanitary sewerage system requires land to be set aside for a
disposal plant, the property owner shall give the county title to the property for as long as the plant is
in operation. The title may carry a reversionary clause returning the property to the owner when the
site is no longer necessary for the operation of the plant.
(d) In a drainage basin, which at the time of plat application is scheduled for a public sewerage system,
all subdivisions shall be provided with a temporary community sewerage disposal system as approved
by the public works department and the health and wellness department. The system shall include
permanent sewerage outfall lines, plus a temporary treatment plant to be installed by the subdivider.
(e) Whenever the installation of a sanitary sewer is required, as provided by these rules and regulations,
no new street shall be paved without the sewer being first installed in accordance with the requirements
of the sewer specifications of the city's public works department and the Fulton County sewerage
regulations.
(f) If a subdivision is replatted and the originally platted lots configuration is changed after the sewer
service lines have been installed, the sewer system shall be modified to properly serve each lot in
accordance with Fulton County sewer specifications.
(Ord. No. 06-12-74, § 6(8.4), 12-21-2006)
Sec. 50-185. - Stormwater provisions.
(a) Stormwater management. Engineering and construction on any land within the city shall be carried out
in a manner as to maintain water quality and rate of runoff to protect neighboring persons and property
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from damage or loss resulting from excessive stormwater runoff, pollution, soil erosion, or deposition
upon private property or public streets of water-transported silt and debris.
(1) Proper drainage plans shall be submitted for review by the department. These plans shall be
prepared by a professional engineer or landscape architect, currently registered to practice in the
state, with stamp affixed.
(2) The plans shall be accompanied by profiles of natural and proposed drainageways, including:
a. Storm pipes;
b. Cross sections;
c. Drainage swales; and
d. Downstream analysis.
(b) Design for stormwater management.
(1) The grading and drainage plans must be accompanied by a hydrology study. This computation
shall be based on the one-, two-, ten-, and 25-year storm, or as required by the county.
(2) The purpose of the hydrology study is as follows:
a. Identify the surface water runoff quantity, quality and rate;
b. Establish runoff management control requirements for the development;
c. Furnish all design calculations for the management control facilities, surface water
conveyance systems (before and after development runoff); and
d. Furnish design calculations for the volume of storage required.
(3) A schedule indicating the timing for planting or mulching for temporary or permanent ground cover
shall be submitted with these grading and drainage plans.
(4) Erosion control devices must be installed prior to the initiation of grading and construction; the
engineer must state this requirement on the engineering drawings.
(5) In order to ensure full compliance with the approved construction plans, final plat approval will be
withheld until "as-built" drawings, prepared by a professional engineer or landscape architect
currently registered in the state, have been submitted and approved by the department in
accordance with section 50-93. No occupancy permit shall be issued until released by the
department.
(6) The owner shall be responsible for the maintenance of the storm drainage facilities during grading
and construction, and for a 15-month period following final plat approval. Maintenance will be
construed to include preserving the enclosing walls or im pounding embankment of the detention
basin and permanent sedimentation ponds and security fences, in good conditions; ensuring
structural soundness, functional adequacy, and freedom from sediment of all drainage structures;
and rectifying any unforeseen erosion problems.
(c) Detention/retention design.
(1) General provisions.
a. Installation of properly functioning detention facilities, including outflow control devices, shall
be the responsibility of the owner. If any control devices are damaged or dest royed during
grading or construction, all processes shall cease until such devices are restored to their
functioning capability. The owner, through application for grading or construction permits,
accepts the responsibility of maintenance of the control devices.
b. When serving more than three lots, detention ponds, retention ponds, and water quality
features (including all required access easements, landscape strips, and fences) shall be
located on a separate parcel where no home can be constructed. This parcel shall be owned
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and maintained by the homeowners' association or the owners of the lots being served by
this pond. The parcel shall have a minimum of 20-feet-wide continuous access to a public or
private road in a manner that allows access and maintenance of this parcel. In addition, this
parcel will not be required to meet the normal lot standard.
(2) Layout design standards. The ponds layout shall provide for the following minimums:
a. 20-foot graded access easement;
b. 20-foot landscape strip for screening purposes;
c. Ten-foot access easement for maintenance; and
d. Six-foot-high fence.
(3) Alternative design standards. Applicants are encouraged to carry out innovative
detention/retention layout that is intended to make such facilities an att ractive amenity or focal
point to the subdivision. To achieve that, the director may approve the following alternative design
standards in lieu of those in subsections (c)(1) and (c)(2) of this section:
a. Such alternative design should provide for attrac tive layout and means for
detaining/retaining/moving water.
b. The design should follow the natural land forms around the perimeter of the basin. The basin
should be shaped to emulate a naturally formed depression.
c. Redistributing soils from basin construction to create natural landforms around the perimeter
of the basin is encouraged. These forms should be located strategically to filter views or
redirect and soften the views from residential areas.
d. Side slopes of basins must not exceed one-foot vertical for every four-foot horizontal. Where
possible, side slopes should be varied to imitate natural conditions. Associated natural
landforms should have side slopes no greater than one-foot vertical for every three-foot
horizontal to accommodate lawn maintenance equipment. Varied slopes will be encouraged.
e. The applicant should consider the use of plant materials that naturally grow in the area. Trees
and shrubs should be grouped in informal patterns to emulate the natural environment. The
intent is to soften the views of these basins.
(4) Design guidelines. The director may issue design guidelines illustrating details of the standards
in subsection (c)(3) of this section.
(d) Storm drain system stenciling/identification.
(1) All residential subdivision and commercial entity storm drainage structures or facilities (e.g., catch
basins, storm sewer inlets, culverts, impoundment facilities, manholes, and other facilities that
convey stormwater runoffs) shall be properly identified.
(2) Each drainage structure shall be identified with the use of durable and reusable Mylar stencils
(stencils will not be provided by the county) that measure 20 inches by 30 inches with two -inch
lettering and an environmentally formulated, water base, but soluble striping paint (color blue).
The message on the stencil shall read:
"DUMP NO WASTE"
(Picture of a trout)
"DRAINS TO STREAM"
(e) Sanitary and storm sewer easement.
(1) All permanent easements shall be 20 feet in width. When access for maintenance purposes is
required, the maximum longitudinal slope along the easement shall be 30 percent at grade in the
steepest direction.
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(2) No fill shall be placed on a sanitary or storm sewer easement without approval by the public works
director. All sanitary manholes must extend to the ground surface. All easements terminating on
a parcel shall extend to the property line.
(3) No retaining wall, building, pole, sign or other vertical structure shall be constructed in sanitary
and storm sewer easements, including vehicular access easements around structures, without
approval from the public works director. No fence shall be placed across sanitary or storm sewer
easements without gates to which the public works department has full access. No planting shall
take place in a sanitary or storm sewer easement that will impede vehicular access along the
easement or endanger the pipeline. No surface water shall be impounded on a sanitary sewer
easement. No other pipeline or utility shall be placed in a sanitary or storm sewer easement
without approval by the public works director.
(4) Each lot or parcel of land in a subdivision shall have a separate sewer connection terminating at
the easement limit or right-of-way limit with a vertical cleanout pipe. No connection of the public
sewerage system shall be made except at a sewer connection approved by the public works
director.
(5) No surface water, groundwater, storm drain, gutter, downspout, or other conveyance of surface
water or groundwater shall be discharged into the sanitary sewer.
(Ord. No. 06-12-74, § 6(8.5), 12-21-2006)
Sec. 50-186. - Plans and construction.
(a) No sanitary sewer shall be accepted by the county without an "as -built" drawing showing the horizontal
and vertical alignment of the sewer system, the locations of all manholes, sewer connections, piping
materials, required easement limits and junctions, and property lines. This should be provided in the
form of plans, profiles, and plats; when possible, an electronic copy of the required data, compatible
with the city's geographical information system (GIS), should be submitted.
(b) No storm sewer shall be accepted by the county without an "as-built" drawing showing the horizontal
and vertical alignment of the sewer system; the locations of all manholes, junctions, detention ponds,
retention ponds, and sewer system outfalls discharging into ditches or creeks; sewer connections,
piping materials, required easement limits; and property lines. This information shall be provided in the
form of plans, profiles, details, sections and plats and, when possible, in an electronic form compatible
with the city's geographical information system (GIS) and the applicable department of public works'
database.
(c) In the case of single-family residential subdivisions, by written application, the owner may request that
the city assume partial maintenance responsibility of drainage facilities, effective after the expiration
of the initial maintenance 15 months. Within 60 days after receipt of such application, the director shall
respond in writing to the owner/applicant. Such response shall set forth additional terms and conditions
for acceptance. However, maintenance by the city shall be limited to ensuring the functional adequacy
of such drainage structures. The maintenance responsibility shall remain partially with the
homeowners' association unless and until, and only to the extent that, the homeowners' association is
expressly relieved of such responsibility pursuant to and in accordance with a written instrument signed
by the director. Appropriate easements shall be executed and recorded pursuant to this subsection.
For all other types of development, responsibility for maintenance of storm sewer system and detention
ponds including, but not limited to, periodic silt removal to maintain functional integrity, will remain the
owner's responsibility. Maintenance responsibility shall constitute an obligation running with the land
and shall be binding upon the owner's executors, administrators, heirs, successors, and successors -
in-title. The owner/developer shall provide stabilization, including vegetation, and installation of
security fences for safety purposes at detention facilities, as prescribed, prior to approval of the final
plat by the director.
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(d) Any single-family detached home which involves less than 10,000 square feet of cleared area, or all
impervious surface areas combined, and is in excess of 2,000 feet from the Chattahoochee River,
shall be exempted from the provisions of a hydrology study. In no such case, however, shall gra ding
involve over 25 percent of the total land area. Sites within 2,000 feet of the Chattahoochee River shall
be developed in accordance with the Atlanta Regional Commission's vulnerability analysis, as
determined by the director.
(e) All engineering and construction, regardless of whether such engineering or construction is being
accomplished on public land or on public easements, shall meet the minimum requirements of these
regulations.
(Ord. No. 06-12-74, § 6(8.6), 12-21-2006)
Sec. 50-187. - Monuments and iron pipes.
(a) Permanent monuments shall be accurately set and established to tie with the county GIS monuments
or as required by the director.
(b) The monuments shall consist of two, two-inch iron pipes, 16 inches in length, or T bars, 24 inches in
length, or other approved materials. The monuments shall be set so that the top of the pipe shall be
six inches above the ground level, unless otherwise approved by the public works department.
(c) The accurate location, material, and size of all existi ng monuments shall be shown, on the final plat,
as well as the future location of monuments to be placed after street improvements have been
completed.
(d) Iron pipes at least one-half inch by 16 inches shall be used and shall be set two inches above the
finished grade.
(Ord. No. 06-12-74, § 6(8.7), 12-21-2006)
Sec. 50-188. - Underground utilities.
(a) All existing and proposed utilities, including all electrical, telephone, television and other
communication lines, both main and service connections, serving or having capacity of 69 KV or less,
abutting or located within a requested land disturbance area, shall be installed under ground in a
manner approved by the applicable utility provider and in compliance with the city's right -of-way and
erosion control regulations, if applicable.
(b) Lots that abut existing easements or public rights -of-way, where overhead electrical or telephone
distribution supply lines and service connections have previously been installed, may be supplied with
electric and telephone service from those overhead lines, but the service connections from the utilities'
overhead lines shall be installed under ground. Should a road widening or an extension of service, or
other such conditions, occur as a result of the subdivision and ne cessitate the replacement or
relocation of such utilities, such replacement or relocation shall be under ground.
(c) Contractors or developers of subdivisions shall:
(1) Submit drawings of the subdivision layout showing locations of underground electrica l cable,
transformers, and other related fixtures, in accordance with the standard plans. These drawings
must be approved by the city before installation of the underground utility and before a building
permit can be issued.
(2) Pay all cost for poles, fixtures, or any related items of materials necessary for the installation to
the utility company.
(3) Submit proof of payment for complete installation.
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(4) Have an agreement with the appropriate power company for complete maintenance of all
installations and provide proof of payment.
(d) Streetlights and pedestrian lighting.
(1) Streetlights and pedestrian lights shall be provided by the developers of all new subdivisions. At
the time of, and as a requirement of, submission of a final plat, the develope r shall:
a. Submit a drawing of the subdivision's layout showing locations of streetlights and required
pedestrian lights. This drawing must be approved by the director prior to obtaining any
building permit within the subdivision. The layout shall be sho wn on the land disturbance
permit. Fixtures and standards/poles installed or used shall be approved by the city and by
the utility company which shall be responsible for the maintenance of the facilities.
1. Streetlight fixtures shall be mounted 30 feet above the ground and shall have
appropriate arm length to place the light over the street. No arm shall be less than five
feet long. Post-top luminaries may be permitted when approved by the city, providing
same are in compliance with the requirements of the zoning ordinance (chapter 64).
Fixtures shall be located no more than 300 feet apart and at least one light shall be
located at each street intersection within the subdivision. When a subdivision is located
in a zoning overlay district, light standards s hall comply with the requirements of the
overlay district.
2. Pedestrian lights shall be installed as required by the overlay district or the specific
zoning case.
b. Pay all costs for standards/poles, fixtures and any other related items or material nec essary
for installation.
c. Submit proof of payment for complete installation to the director.
d. Submit a copy of an executed agreement with the utility company for complete maintenance
of all installations.
(2) When street lighting is requested by existing residents, these residents shall:
a. Submit a petition to the public works department from the residents affected showing a 90
percent support for the request. The affected residents shall be all residents whose
properties are located, in whole or in part, within 150 feet of a proposed streetlight.
b. The request to the city for streetlights shall include a sketch indicating the individual location
of lights within the subdivision, along with the residential location of each signatory to the
petition.
c. If standards/poles within the subdivision for the placement of these lights do not exist, or do
not meet utility company requirements, it shall be the petitioners' responsibility to have these
standards/poles placed prior to installation of the streetlights, at their cost. Installation of
poles within the county's right-of-way shall be subject to the approval of the public works
director. The streetlight fixtures are to be installed at the expense of the petitioners.
(3) When each of the applicable items in subsection (c) of this section has been completed, Fulton
County shall:
a. Assume maintenance responsibility and make the monthly payments to the utility company
for electrical energy for each streetlight when at least 50 percent of the dwelling units in the
subdivision have been occupied.
b. Pay only the current monthly negotiated amount for electrical energy for each streetlight.
(Ord. No. 06-12-74, § 6(8.8), 12-21-2006)
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Secs. 50-189—50-207. - Reserved.
ARTICLE VIII. - FEES
Sec. 50-208. - Required with submission of application.
Every application for a minor plat, conceptualpreliminary plat, final plat, or other plat submitted
pursuant to these regulations shall be submitted to the director along with such fees as may be established
from time to time by the mayor and city council. Failure to pay such fees as required shall cause the plat to
be returned to the applicant, without acceptance for review or consideration by the city.
(Ord. No. 06-12-74, § 6(9.1), 12-21-2006)
Sec. 50-209. - Fees associated with conceptual planpreliminary plat.
Following the approval of a conceptual planpreliminary plat and prior to authorization to begin
construction, the developer shall pay the required inspection, water and sewer connection, curb cut, and
street sign fees as may be established from time to time by the mayor and city council.
(Ord. No. 06-12-74, § 6(9.2), 12-21-2006)
Sec. 50-210. - Bond costs associated with final plat approval.
Prior to approval of a final plat and as a prerequisite for acceptance of any such final plat, the developer
shall provide such performance bonds, maintenance bonds, or cash assurances as required by these
regulations and as established from time to time by the mayor and city council.
(Ord. No. 06-12-74, § 6(9.3), 12-21-2006)
Secs. 50-211—50-229. - Reserved.
ARTICLE IX. - ADMINISTRATION AND ENFORCEMENT
Sec. 50-230. - Authority of director.
These subdivision regulations shall be administered and enforced by the director of the public works
department.
(Ord. No. 06-12-74, § 6(10.1), 12-21-2006)
Sec. 50-231. - Denial; appeal procedure.
(a) Should the director deny any such plat, minor or final, a written explanation shall be provided stating
the basis for the denial. Within 30 days of the date of said written expl anation, the owner of record or
the subdivider may file with the community development department a letter appealing the decision
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which, together with a report from the director, shall be forwarded to the city board of zoning appeals
for consideration pursuant to article 22 of chapter 64.
(b) Should an applicant disagree with the director's review comments, concluding factual or interpretive
errors have been made, the following appeal procedure is intended to resolve the issues:
(1) Submit to the director within 30 days of the comments at issue, a letter clearly defining the nature
of the disagreement, the specific reference to the article of this chapter at issue, and the
applicant's opinion.
(2) The director shall submit the request to the technical staff review committee. The technical staff
review committee shall be selected by the director and formed from the appropriate departments'
staff, relative to the subject appeal.
(3) The technical staff review committee shall provide comments and a written r ecommendation to
the director within ten working days.
(4) Should the director, after review of the applicant's statement and the recommendation of the
technical staff review committee, conclude that these provisions would not be violated, the
director shall modify his or her comments accordingly.
(5) Should the director conclude that these regulations would be violated, the director shall provide
the applicant with a written letter of denial and advise the applicant of the appeal process to the
board of zoning appeals.
(6) The board of zoning appeals shall, after receiving a report from the director, decide the issue.
The decision shall constitute the final administrative appeal.
(Ord. No. 06-12-74, § 6(10.2), 12-21-2006)
Sec. 50-232. - Appeal hearing; variance.
(a) Should the director not approve a request to vary any article of these regulations within 30 days, the
applicant may appeal in writing, stating the article to be varied and the reason the variance should be
granted.
(b) The applicant shall file a variance application to these regulations with the board of zoning appeals,
which shall have the authority, after hearing from the applicant and the director, to grant, modify or
deny the variance. The board of zoning appeals shall base its decision on hardships as described in
chapter 64.
(Ord. No. 06-12-74, § 6(10.3), 12-21-2006)