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HomeMy WebLinkAboutPacket - PC - 02-28-2018 PLANNING COMMISSION AGENDA City Council Chambers 2006 Heritage Walk in Crabapple Wednesday, February 28 , 2018 6:00 pm 1. Pledge of Allegiance 2. Call to Order 3. Public Comment 4. Approval of Action Minutes a) January 24, 2018 Planning Commission Meeting 5. Rezonings and Use Permits a) RZ18-01 - 2915 Webb Road by Piedmont Atlantic Capital, LLC t o rezone from T -4 Open to T -5 to develop a 105,170 square foot self-storage facility on 3.339 acres (Since the application, the applicant has submitted a revised legal description on February 12, 2018 with 3.286 acres and requesting 103,509 square feet for self -storage.) b) RZ18-06/U18-01/VC18-01- 3505 Bethany Bend by Wisderium, LLC to rezone from O-I (Office-Institutional) to O -I (Office Institutional), a use permit for a private school (Sec. 64-1831) to increase the size of the existing school from 6,000 square feet to 9,500 square feet and the number of students from 150 to 220 students and a concurrent variance to delete the landscape strip from 20 feet to 0 feet where the existing turnaround is located (Sec. 64-1090(a)) on 2.89 acres. c) U18-02/U18-03/VC18-02 - 12655 Birmingham Hwy by Strawberry Fields Milton LLC to request a use permit for Apartments (Sec. 64 -1839) and a use permit for Senior Housing (Sec. 64 -1834) to develop 42 condominiums on 4.37 Page 2 of 2 acres at a density of 9.6 units per acre and a concurrent variance to delete the required 300 cubic feet of separate, contiguous storage space for each dwelling unit (Sec. 64-1839 (8)) 6. Text Amendments to the Zoning Ordinance a) RZ17-12 – Text Amendment to Article XIX – Crabapple Form Based Code, 1.6.4.b as it relates to lodging (This item was deferred from the January 24, 2018 Planning Commission Meeting.) b) RZ17-13 – Text Amendment to Article XX – Deerfield Form Based Code, 1.6.4.b as it relates to lodging (This item was deferred from the January 24, 2018 Planning Commission Meeting.) c) RZ18-04 - To amend Article XIX Crabapple Form Based Code to amend Table 8B Building Unit Function Exchange Rate as it relates to Lodging. d) RZ18-05 - To amend Article XX Deerfield Form Based Code to amend Table 9B Building Unit Function Exchange Rate as it relates to Lodging. e) RZ18-02 - To amend Article XIX Crabapple Form Based Code to amend Table 8A Building Function f) RZ18-03 - To amend Article XIX Crabapple Form Based Code to amend Table 9 Specific Function 7. Adjourn Prepared by the Community Development Department for the City of Milton Planning Commission Meeting on February 28, 2018 *Based on the Revised Legal Description and Letter of Intent received on February 12, 2018. 2/23/2018 Page 1 of 18 RZ18-01 PETITION NO. RZ18-01 PROPERTY INFORMATION ADDRESS 2915 Webb Road DISTRICT, LAND LOT 2/2 1048 OVERLAY DISTRICT Deerfield Form Based Code EXISTING ZONING T-4 Open Transect Zone PROPOSED ZONING T-5 Transect Zone ACRES 3.286* EXISTING USE Vacant office in a single family residence PROPOSED USE Self Storage Facility PETITIONER Piedmont Atlanta Capital, LLC ADDRESS PO Box 767127 Roswell, GA 30076 REPRESENTATIVE Ethan Underwood Miles Hansford & Tallant, LLC 202 Tribble Gap Road, Suite 200 Cumming, GA 30040 COMMUNITY DEVELOPMENT RECOMMENDATION – FEBRUARY 28, 2018 RZ18-01 – APPROVAL CONDITIONAL INTENT To rezone from T-4 Open to T-5 to develop a 103,509 square foot self-storage facility on 3.286 acres*. Prepared by the Community Development Department for the City of Milton Planning Commission Meeting on February 28, 2018 *Based on the Revised Legal Description and Letter of Intent received on February 12, 2018. 2/23/2018 Page 2 of 18 RZ18-01 LOCATION MAP Prepared by the Community Development Department for the City of Milton Planning Commission Meeting on February 28, 2018 *Based on the Revised Legal Description and Letter of Intent received on February 12, 2018. 2/23/2018 Page 3 of 18 RZ18-01 CURRENT ZONING MAP Prepared by the Community Development Department for the City of Milton Planning Commission Meeting on February 28, 2018 *Based on the Revised Legal Description and Letter of Intent received on February 12, 2018. 2/23/2018 Page 4 of 18 RZ18-01 CITY OF MILTON 2035 COMPREHENSIVE FUTURE LAND USE MAP Prepared by the Community Development Department for the City of Milton Planning Commission Meeting on February 28, 2018 *Based on the Revised Legal Description and Letter of Intent received on February 12, 2018. 2/23/2018 Page 5 of 18 RZ18-01 SITE PLAN SUBMITTED ON DECEMBER 27, 2017 Prepared by the Community Development Department for the City of Milton Planning Commission Meeting on February 28, 2018 *Based on the Revised Legal Description and Letter of Intent received on February 12, 2018. 2/23/2018 Page 6 of 18 RZ18-01 Revised Site Plan Submitted on February 12, 2018 Prepared by the Community Development Department for the City of Milton Planning Commission Meeting on February 28, 2018 *Based on the Revised Legal Description and Letter of Intent received on February 12, 2018. 2/23/2018 Page 7 of 18 RZ18-01 Elevation of Proposed Self Storage SUBJECT SITE AND BACKGROUND: The subject site contains 3.339 acres developed with an office converted from a single family residence. There is also a stream that runs north to south along the western portion of the site. It is located on the south side of Webb Road, west of Brickmont Assisted Living Facility. The site is located within the T-4 Open designation of the City of Milton 2035 Comprehensive Plan Map adopted on October 17, 2016. The applicant is requesting an in-fill rezoning from T-4 Open to T-5 to develop a 103,509 square foot self-storage facility within the Deerfield Form Based Code area . SITE PLAN ANALYSIS Based on the applicant’s revised site plan submitted to the Community Development Department on February 12, 2018, Staff offers the following considerations: Prepared by the Community Development Department for the City of Milton Planning Commission Meeting on February 28, 2018 *Based on the Revised Legal Description and Letter of Intent received on February 12, 2018. 2/23/2018 Page 8 of 18 RZ18-01 DEVELOPMENT STANDARDS – T-5 Deerfield Form Based Codes Development Standards Proposed Development Lot Width – 18 ft. minimum 380 feet Lot Coverage 80% maximum 38.5 % Frontage Buildout – 50% minimum Approximately 60% Front Setback – 2 ft min – 15 ft max 15 feet Side Setback – 0 ft. min 8 feet Rear Setback – 3 ft. min 240 feet Building Height – 4 stories 4 stories PUBLIC FRONTAGES AND BUFFERS The Deerfield Form Based Code requires that along Webb Road, a minimum of 28 feet is required for curbs, walkways, Planters and landscape. The site plan indicates compliance with a 5 foot landscape strip, 10 foot sidewalk, and curb. The site contains a perennial stream that runs south to north which requires a 50 foot undisturbed buffer and 25 foot non-impervious setback from the bank of the stream. It is located on the western portion of the site and the site plan shows compliance with the requirements. Staff notes that there are pervious pavers for a portion of the parking spaces to meet these requirements for a portion of the non-impervious setback. OTHER CONSIDERATIONS The applicant is requesting to rezone from T-4 Open to T-5. Below is a chart comparing the by-right and additional Transfer of Development Rights (TDRs) that are allowed for each transect zone. Prepared by the Community Development Department for the City of Milton Planning Commission Meeting on February 28, 2018 *Based on the Revised Legal Description and Letter of Intent received on February 12, 2018. 2/23/2018 Page 9 of 18 RZ18-01 Allowed Density based on 3.286 acres by Transect Zone (Each unit equals 2,250 square feet.) Transect Zone By Right Base Units/Density Additional Max TDRs Max Density Max Height Allowed T-4 Open 5 units 4 units 9 units 3 stories 36,967 sq. ft. 29,574 sq. ft. 66,541 sq. ft. T-5 9 units 5 units 14 units 4 stories 66,541 sq. ft. 36,967 sq. ft. 103,508 sq. ft. The applicant has been working closely with the City Architect to design the building to be in keeping with the Deerfield Form Based Code as well as with surrounding developments. In addition, the proposed development and associated site plan indicates compliance with the Deerfield Form Based Code Article 2.2 Infill Regulating Plan Requirements. ENVIRONMENTAL SITE ANALYSIS The Environmental Site Analysis (ESA) report is sufficient and sati sfies the requirement of Sec. 64-2126. The applicant has stated the following: There are no known wetlands, floodplain, slopes exceeding 25 percent, vegetation including endangered species, wildlife species, including fish and endangered species, archeological/historical sites present. There is a stream along the western portion of the property with the appropriate stream buffers and the proposed development will not encroach into the buffers. The specimen tress, as defined in Chapter 60 (according to the tree preservation ordinance prior to February 5, 2018). ARBORIST COMMENTS Based on the tree survey provided by the applicant the tree density is met from the undeveloped portion of site. Recompense required is the following: Removal of 27” pine = 12 units = (18) 4” trees planted or $9,000 dollars. These comments are based on previous tree preservation ordinance. Prepared by the Community Development Department for the City of Milton Planning Commission Meeting on February 28, 2018 *Based on the Revised Legal Description and Letter of Intent received on February 12, 2018. 2/23/2018 Page 10 of 18 RZ18-01 Consider 42” white oak when locating pond. CITY OF MILTON FIRE MARSHAL The proposed site plan meets fire requirements. TRANSPORTATION Trip generation The thresholds for turn lanes are 300 daily left turns in and 200 daily right turns in. The daily distributions are based on 50% entering and 50% exiting trips. Daily Trips - 263 Daily left turns in - 66 Daily right turns in - 66 Building shall be no closer than 50’ from the centerline of Webb Rd. PUBLIC INVOLVEMENT On January 23, 2018 the applicant’s representative was present at the Community Zoning Information Meeting (CZIM) held at the Milton City Hall. There were approximately four people in attendance at the meeting. They were concerned about the density of the development and impact on nearby residential subdivisions. The applicant explained the proposed use as well as provided some sketches of the proposed architecture that had been reviewed by the City. The attendees seemed to be satisfied by the information and were not opposed to the development. PUBLIC PARTICIPATION REPORT The applicant conducted their Public Participation Meeting on February 13, 2018 at 6:30 p.m. at the Bethwell Community Center located at 2695 Hopewell Road. The applicant and his attorney was present. There was one person in attendance that lives in a nearby residential development. Issues that were discussed were the following: traffic, light pollution, architecture and land use. The applicant explained that there would be on average no more than 4 tenants at a time on the property; lighting would be in compliance with city code; the design of the building was worked on in conjunction with the City Architect and that the proposed use was already permitted for this property. Prepared by the Community Development Department for the City of Milton Planning Commission Meeting on February 28, 2018 *Based on the Revised Legal Description and Letter of Intent received on February 12, 2018. 2/23/2018 Page 11 of 18 RZ18-01 CITY OF MILTON DESIGN REVIEW BOARD COURTESY REVIEW – FEBRUARY 6, 2018  The building design is fine.  Be mindful of signage.  Height is in character with the adjacent buildings. Standards of Review (Section 64-2104) Planning Staff shall, with respect to each zoning application, investigate and make a recommendation with respect to factors 1 through 7, below, as well as any other factors it may find relevant. 1. Whether or not the proposal will permit a use that is suitable in view of the use and development of adjacent and nearby Property? It is Staff’s opinion that the proposed self-storage facility is suitable based on the adjacent T-5 Transect Zones located directly to the east and south which fronts Highway 9. The stream and its required undisturbed buffers provide a large greenspace between the use and the T-4 Open to the west that is developed with a single family residence. In addition, the Brickmont Assisted Living adjacent to the east is within the T-5 Transect Zone and also was required to purchase TDRs to complete their project. Prepared by the Community Development Department for the City of Milton Planning Commission Meeting on February 28, 2018 *Based on the Revised Legal Description and Letter of Intent received on February 12, 2018. 2/23/2018 Page 12 of 18 RZ18-01 Prepared by the Community Development Department for the City of Milton Planning Commission Meeting on February 28, 2018 *Based on the Revised Legal Description and Letter of Intent received on February 12, 2018. 2/23/2018 Page 13 of 18 RZ18-01 Existing uses and zoning of nearby property Location Parcel Transect Zone / Name Existing Developed North 1 T-4 Open / Undeveloped 30 units Northeast 2 T-5 / Shopping Center 47,300 sq. ft. East 3 T-5/Brickmont Assisted Living 67,000 sq. ft. East 4 T-5 / Morrow Family Medicine 6,000 sq.ft. East 5 T-5 / Wash Fast Car Wash 3,500 sq.ft. Southeast 6 T-5 / North Fulton Feed & Seed 3,900 sq.ft. Southeast 7 T-5 / Mr. Tire 7,800 sq.ft. South 8 T-5 / Nationwide Insurance 4,200 sq.ft. South 9 T-5 / Success Kids Learning Center 4,100 sq.ft. South 10 T-5/ Staton Air Conditioning 13,000 sq.ft. Southwest 11 T-5 / Strathmore Carpets and Pure Reef 11,700 sq.ft. Southwest 12 T-5 / Windward Way Shopping Center 16,600 sq.ft. Further West 13 T-4 Open/ Kensley S/D 65 single family units Further West 14 T-4 Open/Unique Academy 1,700 sq.ft. West 15 T-4 Open/ Single Family Home 1 unit West 16 T-4 Open/ Single Family Home 1 unit 2. Whether the zoning proposal will adversely affect the existing use or usability of adjacent or nearby property? It is Staff’s opinion that the proposed development will not adversely affect the existing use or usability of adjacent or nearby properties if the proposed building is designed to be in keeping with nearby developments such as the Brickmont Assisted Living to the east and commercial developments to the south. In addition, the stream and its required buffers Prepared by the Community Development Department for the City of Milton Planning Commission Meeting on February 28, 2018 *Based on the Revised Legal Description and Letter of Intent received on February 12, 2018. 2/23/2018 Page 14 of 18 RZ18-01 provide a transition to the T-4 Open to the west developed with a single family residence. 3. Whether the property to be affected by the proposal has a reasonable economic use as currently zoned? The subject site may have a reasonable use currently zoned T-4 Open. 4. Whether the proposal will result in a use which will or could cause an excessive or burdensome use of existing streets, transportation facilities, utilities or schools? It is Staff’s opinion that the proposal may not cause a burden on existing streets, transportation facilities, utilities and schools if approved. This is based on the 18 daily trips per day for this use. 5. Whether the proposal is in conformity with the policies and intent of the land use plan? City of Milton 2035 Comprehensive Land Use Plan Map –T-4 Open/ INCONSISTENT Consistent with the following Plan Policy: We support appropriate residential and non-residential infill development and redevelopment in ways that complement surrounding areas. Proposed use/density: Allowed Density based on 3.286 acres by Transect Zone (Each unit equals 2,250 square feet.) Transect Zone By Right Base Units/Density Additional Max TDRs Max Density Max Height Allowed T-5 9 units 5 units 14 units 4 stories 66,541 sq. ft. 36,967 sq. ft. 103,508 sq. ft. Prepared by the Community Development Department for the City of Milton Planning Commission Meeting on February 28, 2018 *Based on the Revised Legal Description and Letter of Intent received on February 12, 2018. 2/23/2018 Page 15 of 18 RZ18-01 6. Whether there are other existing or changed conditions affecting the use and development of the property which gives supporting grounds for either approval or disapproval of the proposal? The proposed development is inconsistent with the Plan Map recommendation of T-4 Open, it is Staff’s opinion that based on the fact that there are T-5 developments to the south and east of the property which is consistent with the proposed development. If the proposed development is approved, additional low density property zoned AG-1 will be preserved by the purchase of Transfer of Development Rights for the subject site. Based on the above reasons, Staff recommends APPROVAL CONDITIONAL of RZ18-01 to the T-5 Transect Zone. 7. Whether the zoning proposal will permit a use which can be considered environmentally adverse to the natural resources, environment and citizens of the City of Milton? Based on the fact that there is only one specimen tree to be replaced and the stream buffer provides additional open space and vegetation, the proposed zoning should not be environmentally adverse to the natural resources, environment and citizens of the City of Milton. CONCLUSION It is Staff’s recommendation that RZ18-01 be APPROVED CONDITIONAL from T-4 Open to T-5 based on the fact that there is T-5 directly to the south and east and the stream buffer provides transition to the T-4 Open to the west. In addition, the proposed architecture is consistent with the size and scale of nearby and adjacent developments. Prepared by the Community Development Department for the City of Milton Planning Commission Meeting on February 28, 2018 *Based on the Revised Legal Description and Letter of Intent received on February 12, 2018. 2/23/2018 Page 16 of 18 RZ18-01 RECOMMENDED CONDITIONS If this petition is approved by the Mayor and City Council, the rezoning of property located on Hopewell Road it should be approved for T-5 (Transect Zone) CONDITIONAL subject to the owner’s agreement to the following enumerated conditions. Where these conditions conflict with the stipulations and offerings contained in the Letter of Intent, these conditions shall supersede unless specifically stipulated by the Mayor and City Council. 1) To the owner’s agreement to restrict the use of the subject property as follows: a) Self-Storage Facility. b) No more than 103,508 square feet at a maximum density of 14 units per acre, whichever is less, based on the total acreage zoned. Approved unit totals are not guaranteed. The developer is responsible through site engineering (at the time of application for a Land Disturbance Permit) to demonstrate that the use within the approved development meet or exceed all the development standards of the City of Milton. The total square foot yield of the subject site shall be determined by this final engineering. 2) To the owner’s agreement to abide by the following: a) To the revised site plan received by the Community Development Department on February 12, 2018*. Said site plan is conceptual only and must meet or exceed the requirements of the Zoning Ordinance, all other applicable city ordinances and these conditions prior to the approval of a Land Disturbance Permit. Unless otherwise noted herein, compliance with all conditions shall be in place prior to the issuance of the first Certificate of Occupancy. 3) To the owner’s agreement to the following site development considerations: a) Architecture shall be consistent or similar in design with the elevation with “Elevation A” below and approved by the City of Milton Design Review Board. Prepared by the Community Development Department for the City of Milton Planning Commission Meeting on February 28, 2018 *Based on the Revised Legal Description and Letter of Intent received on February 12, 2018. 2/23/2018 Page 17 of 18 RZ18-01 “Elevation A” 4) To the owner’s agreement to abide by the following requirements, dedication, and improvements: a) All necessary right-of-way and easements for the proposed future construction of the Milton Trail along entire property frontage of Webb Road or construct the 10’ wide concrete trail as part of development with right of way no less than 1 foot behind back of trail. b) All necessary right of way and easements for the future construction of turn lanes, even if turn lanes are not warranted. c) Provide median in place of gore areas created by left turn lane on Webb Road as required and approved by Milton Public Works Department. d) Building or structures shall be no closer than 50’ from the centerline of Webb Rd. Prepared by the Community Development Department for the City of Milton Planning Commission Meeting on February 28, 2018 *Based on the Revised Legal Description and Letter of Intent received on February 12, 2018. 2/23/2018 Page 18 of 18 RZ18-01 5) To the owner’s agreement to abide by the following: a) A stormwater management concept plan shall be submitted and approved by Milton Public Works Department prior to submission of land disturbance application. Page is too large to OCR. Prepared by the Community Development Department for the Planning Commission Meeting on February 28, 2018 2/23/2018 Page 1 of 16 RZ18-06/U18-01/VC18-01 PETITION NUMBERS RZ18-06/U18-01/VC18-01 PROPERTY INFORMATION ADDRESS 3505 Bethany Bend DISTRICT, LAND LOTS 2/1 973 and 974 OVERLAY DISTRICT State Route 9 EXISTING ZONING O-I (Office-Institutional) - RZ15-14/U15-04/VC15-03 PROPOSED ZONING O-I (Office-Institutional) ACRES 2.89 EXISTING USE Montessori School PROPOSED USE Expand existing school and number of students PETITIONER/OWNER Wisdarium LLC – Biju Eappen ADDRESS 3505 Bethany Bend Milton, GA 30004 COMMUNITY DEVELOPMENT DEPARTMENT RECOMMENDATION –FEBRUARY 28, 2018 RZ18-06 – APPROVAL CONDITIONAL U18-01- APPROVAL CONDITIONAL VC18-01 –APPROVAL CONDITIONAL INTENT To rezone from O-I (Office-Institutional) to O-I (Office-Institutional) and a Use Permit for a Private School (Sec. 64-1831) to increase the size of the existing school from 6,000 square feet to 9,500 square feet and the number of students from 150 to 220 students and a concurrent variance to delete the landscape strip. (Sec. 64-1090 (a)). Prepared by the Community Development Department for the Planning Commission Meeting on February 28, 2018 2/23/2018 Page 2 of 16 RZ18-06/U18-01/VC18-01 LOCATION MAP Prepared by the Community Development Department for the Planning Commission Meeting on February 28, 2018 2/23/2018 Page 3 of 16 RZ18-06/U18-01/VC18-01 CURRENT ZONING MAP Prepared by the Community Development Department for the Planning Commission Meeting on February 28, 2018 2/23/2018 Page 4 of 16 RZ18-06/U18-01/VC18-01 FUTURE LAND USE PLAN MAP Prepared by the Community Development Department for the Planning Commission Meeting on February 28, 2018 2/23/2018 Page 5 of 16 RZ18-06/U18-01/VC18-01 SITE PLAN SUBMITTED ON DECEMBER 27, 2017 Prepared by the Community Development Department for the Planning Commission Meeting on February 28, 2018 2/23/2018 Page 6 of 16 RZ18-06/U18-01/VC18-01 SUBJECT SITE: The subject site contains 2.89 acres and is developed with a newly constructed building 6,000 square foot and an older existing structure with approximately 2,000 square feet zoned O-I pursuant to RZ15-14 approved for a Private School pursuant to U15-04 in the existing building and a total of 150 students. In the applicant’s letter of intent, he states that he requests to expand the current capacity of 150 students to 220 students. In addition, the school will serve not just the current pre-school but include elementary school classes, thus the requirement for a Use Permit for a Private School . The 3,500 square foot expansion within the newly constructed building is proposed within the attic. Thus, the necessity for a new rezoning and use permit. SITE PLAN ANALYSIS Based on the applicant’s revised site plan submitted on December 27, 2017 to the Community Development Department offers the following considerations: DEVELOPMENT STANDARDS – SEC. 64-730 O-I (Office-Institutional) Based on the requirements pursuant to Sec. 64-730, the site plan indicates compliance with the development standards for O-I (Office-Institutional). The applicant is requesting this zoning district for those students who are less than 4 years in age which requires a day care facility and is allowed by right within the O-I district. Staff has evaluated the existing and future right-of-way requirements based on the revised site plan received on December 27, 2017. DEVELOPMENT STANDARDS – SEC. 64-1831 – PRIVATE SCHOOL USE PERMIT Based on the requirements pursuant to Sec. 64-1831, the site plan indicates compliance with the development standards for the Use Permit. STATE ROUTE 9 OVERLAY DISTRICT The proposed expansion of the Montessori school is required to meet the State Route 9 Overlay District standards within Chapter 64, Article VII, Division 5 of the Zoning Ordinance. The site plan shows compliance with the requirements of the State Route 9 Overlay District with the exception of the following: Prepared by the Community Development Department for the Planning Commission Meeting on February 28, 2018 2/23/2018 Page 7 of 16 RZ18-06/U18-01/VC18-01 Landscape Strips and Buffers The Site Plan is compliant except for the 20 foot landscape strip, with the following required landscape strip and buffers as required by the State Route 9 Overlay District:  20 foot landscape strip adjacent to Bethany Bend and Morris Roads. There is an encroachment where the turnaround is and is discussed below as a concurrent variance.  50 foot undisturbed buffer and 10 foot improvement setback along the western property line.  25 foot undisturbed buffer and 10 foot improvement setback along the southern property line. This is based on the existing zoning of O-I (Office- Institutional) pursuant to RZ03-152. VC18-01 – Delete the landscape strip from 20 feet to 0 feet where existing turnaround is shown (Sec. 64-1090 (a)). The driveway was constructed to allow the traffic to flow in a forward direction. Therefore, it is staff’s opinion that the requested concurrent variance be APPROVED based on the fact that the request complies with the considerations of Section 64-1883:  Relief, if granted, would not offend the spirit or intent of this zoning ordinance;  There are such extraordinary and exceptional situations or conditions pertaining to the particular piece of property that the literal or strict application of this zoning ordinance would create an unnecessary hardship due to size, shape or topography or other extraordinary and exceptional situations or conditions not caused by the variance applicant;  Relief, if granted would not cause a substantial detriment to the public good and surrounding properties; and  That the public safety, health and welfare are secured, and that substantial justice is done. Fencing Pursuant to 64-1092 (i) the Overlay requires a black four board black equestrian fence, not exceeding 55 inches in height along Bethany Bend and Morris Road. The applicant has not indicated the type and height of fencing to be used to enclose the play areas on the site. The fence type and height shall comply with the State Route 9 Overlay District. Prepared by the Community Development Department for the Planning Commission Meeting on February 28, 2018 2/23/2018 Page 8 of 16 RZ18-06/U18-01/VC18-01 ENVIRONMENTAL SITE ANALYSIS In reference to the Environmental Impacts to the site, it satisfies the requirement of Section 64-2126. The applicant has addressed the various issues outlined in the ESA report. The proposed site does contain wetlands, floodplains and streams but does not contain, steep slopes, historical sites or sensitive plant and animal species. The applicant has included the tree survey on the site plan. ARBORIST COMMENTS There will be no specimen trees impacted by the proposed expansion. Site density has been met through the undeveloped area. Ten foot landscape islands are required for every 6 parking spaces. With the addition of parking spaces, these islands need to be installed. CITY OF MILTON FIRE MARSHAL The Fire Marshal has no objection to the proposed site plan. All development plans and building plans will be reviewed by the Fire Marshal prior to any permits being issued. TRANSPORTATION ENGINEER Trip Generation The thresholds for turn lanes are 300 daily left turns in and 200 daily right turns in. The daily distributions are based on 50% entering and 50% exiting trips. Daily Trips - 986 Daily left turns in - 296 Daily right turns in - 197 If at such time the Department of Public Works determines that the left turns into the site impact the operations of Bethany Bend, the owner will be required to conduct a traffic study to determine if the development warrants any additional improvements at no cost to the city. If improvements are determined to be warranted, owner shall install those at no cost to the city. PUBLIC INVOLVEMENT On January 23, 2018 the applicant was present at the Community Zoning Information Meeting (CZIM) held at the Milton City Hall. There were two members of the community in attendance. The community asked the applicant some general information questions about the project. Prepared by the Community Development Department for the Planning Commission Meeting on February 28, 2018 2/23/2018 Page 9 of 16 RZ18-06/U18-01/VC18-01 PUBLIC PARTICIPATION REPORT The applicant held a meeting on February 12, 2018. There were seven members of the community in attendance. The community asked the applicant some general questions and the overall look of the project. CITY OF MILTON DESIGN REVIEW BOARD COURTESY REVIEW – FEBRUARY 6, 2018 Comments:  No qualms about finishing out the attic space or adding staircase on back. Standards of Review (Section 64-2104) Planning Staff shall, with respect to each zoning application, investigate and make a recommendation with respect to factors 1 through 7, below, as well as any other factors it may find relevant. 1. Whether or not the proposal will permit a use that is suitable in view of the use and development of adjacent and nearby Property? The proposed expansion of the existing Montessori school at a density of 3,500 square feet per acre is suitable based on the adjacent and nearby developments. Specifically, adjacent to the north, the subject property is zoned TR (Townhouse Residential) with a use permit for senior housing at a density of 20 units per acre and 3 stories in height. In addition, Windcrest Park further to the north is developed with townhomes at a density of 6.76 units per acre zoned TR (Townhouse Residential). Furthermore, Spring Valley townhomes are developed at 7.86 units per acre. The City of Milton approved the Comprehensive Plan Update recommending Office based on the city’s vision for the area. The Future Land Use Map indicates that the parcel to the north, zoned for senior housing is designated as Multi Family Residence. In addition, there is a large mixed use development directly to the east in Forsyth County as described in the table below. I t is Staff’s opinion that the proposed expansion is suitable in view of the adjacent and nearby properties. Prepared by the Community Development Department for the Planning Commission Meeting on February 28, 2018 2/23/2018 Page 10 of 16 RZ18-06/U18-01/VC18-01 Adjacent Uses Location Parcel / Zoning Petition Zoning / Name Approved Density/Min. Heated Floor Area North 1 RZ08-08 U08-04 TR (Townhouse Residential) and Use Permit for Senior Housing 20 unit/acre 3 stories East (Forsyth County) 2 MPD (Master Plan Development) Deerfield Township 114,800 sq.ft. – retail 35,200 sq.ft. – office 300 units – CCRC 92,000 sq.ft. – self storage 283 single family units 800 multi-family units Further North 3 AG-1 (Agricultural) Scattered single family residential 1 unit per acre Northwest 4 Z97-115 TR (Townhouse Residential) Conditional Windcrest Park 6.76 units/acre 1,500 sq. ft. Northwest 5 Z99-136 TR (Townhouse Residential) Conditional Spring Valley 7.86 units/acre 2 stories 1,200 sq. ft. West 6 Z02-105 TR (Townhouse Residential) Conditional Hidden Forest 4.99 units/acre 1,500 sq. ft. attached 2,000 sq. ft. detached Southeast 7 Z96-124 T-5R and Civic Space The Preserve at Deerfield 12 units/acre 3 stories Prepared by the Community Development Department for the Planning Commission Meeting on February 28, 2018 2/23/2018 Page 11 of 16 RZ18-06/U18-01/VC18-01 ADJACENT USES MAP Prepared by the Community Development Department for the Planning Commission Meeting on February 28, 2018 2/23/2018 Page 12 of 16 RZ18-06/U18-01/VC18-01 2. Whether or not the proposal will adversely affect the existing use or usability of adjacent or nearby property? It is Staff’s opinion that the proposed expansion of the Montessori School will not adversely affect the existing uses of adjacent or nearby properties if approved with Staff’s recommended conditions. 3. Whether the property to be affected by the proposal has a reasonable economic use as currently zoned? The subject site may have a reasonable economic use as currently zoned. 4. Whether the proposal will result in a use which will or could cause an excessive or burdensome use of existing streets, transportation facilities, utilities or schools? If developed with the recommended conditions, Staff does not anticipate an excessive or burdensome use of existing streets, transportation facilities, or utilities. 5. Whether the proposal is in conformity with the policies and intent of the land use plan? Future Land Use Plan Map: – The Milton Comprehensive Plan Update recommends Office for the site. The proposed expansion is consistent with the Comprehensive Plan Update. Proposed use/density: Day Care/Montessori School 3,287.2 square feet per acre for a total of 9,500 square feet In addition, the proposed development is consistent with the following plan policies:  We will support programs that retain, expand and create businesses that provide a good fit for our community’s economy in terms of job skills required and links to existing businesses and locate them appropriately within the City.  We support appropriate residential and non-residential infill development and redevelopment in ways that complement surrounding areas. Prepared by the Community Development Department for the Planning Commission Meeting on February 28, 2018 2/23/2018 Page 13 of 16 RZ18-06/U18-01/VC18-01 6. Whether there are other existing or changed conditions affecting the use and development of the property which gives supporting grounds for either approval or disapproval of the proposal? It is Staff’s opinion that since the adoption of the Plan, the surrounding development of high density residential and especially the commercial development to the east in Forsyth County and the increased traffic in the area have changed the character of this area. 7. Whether the zoning proposal will permit a use which can be considered environmentally adverse to the natural resources, environment and citizens of the City of Milton? The proposed use may not be environmentally adverse to the natural resources, environment and citizens of the City due to the required development regulations as it pertains to stormwater facilities, tree recompense and landscape requirements. USE PERMIT CONSIDERATIONS In the interest of the public health, safety and welfare, the Mayor and City Council may exercise limited discretion in evaluating the site proposed for a use that requires a Use Permit. In exercising such discretion pertaining to the subject use, the Mayor and City Council shall consider each of the following as outlined in Sec. 64-1552 of the Zoning Ordinance: Use Permit Considerations. Staff has reviewed said items pertaining to the subject use, and, offers the following comments: 1. Whether the proposed use is consistent with the land use or economic development plans adopted by the Mayor and City Council: The proposed development is located in the “Office” land use category on the City of Milton Comprehensive Plan Update Map. The proposed use permit for a private school is permitted in the O-I (Office-Institutional) district which is an acceptable zoning district in the “Office” land use category. 2. Compatibility with land uses and zoning districts in the vicinity of the property for which the use permit is proposed: The subject site is compatible with the adjacent and nearby land uses and zoning: an approved senior living facility at a density of 20 units per acre to the north, residential development ranging from 4.99 units per acre (Hidden Forest) to 12 units per acre (The Preserve at Deerfield). In addition, although it is not in the City of Milton, directly to the east is a high intensity mixed use development in Forsyth County which will directly impact these properties. Prepared by the Community Development Department for the Planning Commission Meeting on February 28, 2018 2/23/2018 Page 14 of 16 RZ18-06/U18-01/VC18-01 3. Whether the proposed use may violate local, state and/or federal statutes, ordinances or regulations governing land development: The proposed use does not appear to violate any ordinances or regulations governing land development if the concurrent variance is approved. 4. The effect of the proposed use on traffic flow, vehicular and pedestrian, along adjoining streets: The proposed use’s effect on the traffic flow, vehicular, pedestrian, along adjoining streets should be mitigated with the location of the entrance. 5. The location and number of off-street parking spaces; The off street parking is located on the sides and rear of the existing and proposed buildings which is the appropriate location as required by the State Route 9 Overlay District. Below is a table indicating the required and provided number of parking spaces for the site. 1 parking space per 4 employees 1.7 parking spaces per 1,000 sq.ft. # of Parking Spaces Existing Building (2,000 sq. ft.) 6 employees = 2 parking spaces 1.7x2= 4 parking spaces 6 Existing Building (6,000 sq. ft.) 12 employees = 3 parking spaces 1.7x6 = 11 parking spaces 14 Proposed Expansion (3,500 sq. ft.) 6 employees = 2 parking spaces 1.7 x3.5 =6 parking space 8 Total Required 28 Total Provided 28 6. The amount and location of open space: The proposed needs to include landscape islands for every 6 parking spaces. The applicant will be required to install the landscape islands to be in compliance with the Arborist’s comment. 7. Protective screening: There is a large amount of protective screening to the west adjacent to the Hidden Forest Subdivision. A perennial stream is located along the western property line which requires a 50 foot undisturbed buffer and 25 foot non- improvement setback. Prepared by the Community Development Department for the Planning Commission Meeting on February 28, 2018 2/23/2018 Page 15 of 16 RZ18-06/U18-01/VC18-01 8. Hours and manner of operation: Monday – Friday 6:30 am – 7:30 pm It is Staff’s opinion that the above mentioned hours and days of operation are reasonable for the proposed used and will be included in the Recommended Conditions. The proposed hours of operations from the existing Use Permit Considerations (U15-04) is Monday – Friday 7:30 am – 6:00 pm. 9. Outdoor lighting: The applicant has not indicated any additional lighting on the site. If lighting is proposed, it must comply with the Highway 9 Overlay District pursuant to Sec. 64-1094. 10. Ingress and egress to the property. The site plan indicates a one way in and a one way out for ingress and egress to the property. This allows the student drop off and vehicular turnaround be provided so that flow of traffic to remain forward in motion which is required per Sec. 64-1831(b)(7). CONCLUSION The proposed expansion of the school is consistent with the City of Milton Comprehensive Plan Update suggestion of Office. Based on the fact that there is higher density residential adjacent to the north, southwest and east within the City of Milton and retail commercial to the east in Forsyth County, it is Staff’s opinion the proposed rezoning from O-I to O-I is appropriate and therefore, recommends APPROVAL CONDITIONAL of RZ18-06 and U18-01. In addition, Staff recommends APPROVAL CONDITIONAL of VC18-01. Prepared by the Community Development Department for the Planning Commission Meeting on February 28, 2018 2/23/2018 Page 16 of 16 RZ18-06/U18-01/VC18-01 RECOMMENDED CONDITIONS If this petition is approved by the Mayor and City Council, it should be O-I (Office- Institutional) CONDITIONAL and a Use Permit for a Private School (Sec. 64-1831) subject to the owner’s agreement to the following enumerated conditions. Where these conditions conflict with the stipulations and offerings contained in the Letter of Intent, these conditions shall supersede unless specifically stipulated by the Mayor and City Council. 1) To the owner’s agreement to restrict the use of the subject property as follows: a) Restrict the use of the subject property to a private school and day care facility in the existing structure on the southern portion of the site and 9,500 square foot structure at a maximum density of 3,287.2 square feet per acre, whichever is less, based on the total acreage zoned. b) Restrict the number of students to 220. 2) To the owner’s agreement to abide by the following: a) To the revised site plan received by the Community Development Department on December 27, 2017. Said site plan is conceptual only and must meet or exceed the requirements of the Zoning Ordinance, all other applicable city ordinances and these conditions prior to the approval of a Land Disturbance Permit. Unless otherwise noted herein, compliance with all conditions shall be in place prior to the issuance of the first Certificate of Occupancy. b) Prior to the issuance of a Certificate of Occupancy, comply with all regulations of the Georgia Department of Early Care and Learning. 3) To the owner’s agreement to the following site development considerations: a) To delete the landscape strip from 20 feet to 0 feet where existing turnaround is shown. (VC18-01) 5) To the owner’s agreement to abide by the following: a) A stormwater management concept plan shall be submitted and approved by Milton Public Works Department prior to submission of land disturbance application. Page is too large to OCR. U16-01/VC16-03 - Prepared for the City of Milton Planning Commission Meeting on February 28, 2018 Page 1 of 17 2/23/2018 PETITION NUMBERS U18-02/U18-03 ADDRESS 12655 Birmingham Highway DISTRICT, LAND LOT 2/2, 134 OVERLAY DISTRICT Crabapple Form Based Code EXISTING ZONING T-4 Open/T-5 PROPOSED USE PERMITS Senior Housing (Sec. 64-1834) Apartments (Sec. 64-1839) ACRES 4.37 EXISTING USE Single Family Residence PROPOSED USE 42 Senior Condominiums with Mixed Use Retail, Office and Loft OWNER/APPLICANT Rob Beecham for Strawberry Fields Milton, LLC ADDRESS 296 S Main Street Suite 400 Alpharetta, GA 30009 COMMUNITY DEVELOPMENT DEPARTMENT RECOMMENDATION – FEBRUARY 28, 2018 U18-02 – APPROVAL CONDITIONAL U18-03 – APPROVAL CONDITIONAL VC18-03 – APPROVAL CONDITIONAL A request f or Senior Housing (U18-02) and for Apartments (U18-03) to use as 42 senior condominiums and a Concurrent Variance t o delete the required 300 cubic feet of separate contiguous storage space for each dwelling unit (VC18-03) U16-01/VC16-03 - Prepared for the City of Milton Planning Commission Meeting on February 28, 2018 Page 2 of 17 2/23/2018 LOCATION MAP U16-01/VC16-03 - Prepared for the City of Milton Planning Commission Meeting on February 28, 2018 Page 3 of 17 2/23/2018 EXISTING ZONING MAP U16-01/VC16-03 - Prepared for the City of Milton Planning Commission Meeting on February 28, 2018 Page 4 of 17 2/23/2018 2030 FUTURE LAND USE MAP U16-01/VC16-03 - Prepared for the City of Milton Planning Commission Meeting on February 28, 2018 Page 5 of 17 2/23/2018 SITE PLAN SUBMITTED – JANUARY 5, 2018 U16-01/VC16-03 - Prepared for the City of Milton Planning Commission Meeting on February 28, 2018 Page 6 of 17 2/23/2018 SUBJECT SITE AND BACKGROUND: The subject site is zoned T -4 Open and T -5, and developed with a single family residence that has been converted into an art gallery. Located on 4.37 acres, the property is in the Crabapple Form Based Code. The applicant proposes a mixed use development, including 4 office/retail buildings, and 42 senior condominiums (at a density of 9.6 units per acre). Staff notes that the requested Use Permit for “Apartments” are for the use and not for rental of multi-family units. It is to allow for “stacked flats” and because the request exceeds 30 units it is not under the category of “Neighborhood Apartments”. The intent of the 42 units is “For Sale” and not rental. In addition, the Use Permit for Senior Housing, requires the units to be “For Sale” and not for rent. Therefore, Staff will refer to this use as “Senior Condominiums” within this report to better represent the actual use. The site plan also shows mixed use development on the western portion of the property which will be developed concurrently with the senior housing on the eastern portion of the site. The residential units on the west portion of the site are allowed by right within the T -5 transect zone. The focus of this report is on the required use permit for the 42 units of senior condominiums. SITE PLAN ANALYSIS Based on the applicant’s site plan t o the Community Development Department on January 5, 2018, Staff offers the following considerations: U16-01/VC16-03 - Prepared for the City of Milton Planning Commission Meeting on February 28, 2018 Page 7 of 17 2/23/2018 Senior Housing (Section 64-1834) Required Standard Meets the Standard (a) All except M-1A, M-1,M-2 and un-sewered AG-1 Yes 2. Standards. (a) Building height in accordance with the underlying zoning Yes, T-4Open, 3 stories (c) No more than 20 dwelling units per acres shall be allowed in a multifamily development. Yes, 9.7units per acre proposed. (d) No dwelling unit shall contain more than two bedrooms. Not indicated (e) Multifamily dwelling units shall have a min of 600 square feet of gross floor area. Yes, 1,200 sq ft (f) A 50 foot principal building setback shall be provided for attached dwelling units adjacent to single-family residential districts or AG-1 districts. Accessory structures may be located in the rear and side yards only but hall not be located in a min yard. There are no single family uses adjacent to the site. (g) Parking spaces shall be calculated as 1(4/10 ) spaces per dwelling unit. Yes, 42x1.4= 59 required spaces (h) No parking shall be allowed in the min front yard setback Yes (i) Senior facilities must be served by public water and sewer Yes (j) Landscape strips and buffers shall be provided as specified in the O-I district in article III of the zoning Ordinance. Article 2.3.1 states that this requirement does not apply to FBC. (k) The property shall be deed restricted to senior housing except as provided for by fair housing laws. Yes (l) Facility shall comply with all applicable local, state, and federal regulations and copies of any applicable permit shall be provided to the community development department prior to the issuance of a certificate of occupancy. Yes (m) Projects are encouraged to incorporate easy living and applicable accessibility standards as administered and copy righted by a coalition of state citizens….. Yes (n) Housing shall have at least 80 percent of the occupied dwelling units occupied by at least one person who is 55 years of age or older which shall be verified by the property owner in a manner deemed acceptable pursuant to policies and procedures adopted by the director of the community development director. Yes U16-01/VC16-03 - Prepared for the City of Milton Planning Commission Meeting on February 28, 2018 Page 8 of 17 2/23/2018 Apartments (Section 64-1839) Required Standard Meets the Standard (a) Crabapple Form -Based Code, Deerfield/Hwy 9 Form Based Code. Yes—Crabapple FBC (b) Standards. 1. Required off-street parking spaces shall be no greater than 400 feet away, as measured along a pedestrian walkway, from the door of the unit they serve. Yes If 2. Apartment developments shall incorporate outdoor amenity spaces for the use of occupants, provided on the lot and available as passive or active recreational space by occupants, subject to the following: Yes a. Outdoor amenity spaces shall be provided in the ratio of 75 square feet per dwelling unit. Yes, .072 acres required. b. Outdoor amenity space may be met in one contiguous open area or in multiple open areas on the lot. To receive credit the area must be at least ten feet in both length and depth. Yes c. Outdoor amenity space may be located at or above grade. Yes, at grade d. Outdoor amenity space may be roofed but cannot be enclosed. There is a proposed amenity building, but the required open space is not enclosed. e. Outdoor amenity space cannot be parked or driven upon, except for emergency access. Yes f. In calculation the min outdoor amenity space requirement , the following can be included: swimming pools, paved surfaces and structures when they are a part of approved features such as gazebos, fountains, and plazas (but excluding any parking areas serving such approved features), ground-level active and passive recreational facilities, roof decks, and roof top gardens. Yes g. In calculati ng the min outdoor amenity space requirement, civic spaces counting towards the min requirements of the applicable zoning district may not be included. Yes 3. All outdoor amenity spaces and other landscaped areas shall be maintained by a professional landscaper. Yes 4. A min of 50% of dwelling units above the first floor shall have balconies with a minimum floor dimension of six feet by 10 feet. Yes 5. Adequate provision for the disposal of refuse shall be made within each apartment building, or such refuse shall be conveyed to a central point or points to facilitate collection. Disposal arrangements shall be the responsibility of the apartment buildin g owner. Yes 6. Each dwelling unit shall have central heating and cooling facilities. Yes 7. Adequate laundry facilities consisting of automatic washing and clothes drying machines in a common laundry room shall be provided, or a wash and dryer hook -up shall be installed in each dwelling unit. Yes U16-01/VC16-03 - Prepared for the City of Milton Planning Commission Meeting on February 28, 2018 Page 9 of 17 2/23/2018 8. A min of 300 cubic feet of separate contiguous storage space shall be provided for each dwelling unit. Concurrent variance requested to delete this requirement Discussion of Use Permit Standards The applicant meets the standards for senior housing and the standards for apartments with the exception of the minimum of 300 cubic feet of separate contiguous storage space. The applicant requests a concurrent variance to delete this requirement. VC18-03 The applicant is requesting a concurrent variance to delete the requirement for a minimum of 300 cubic feet of separate contiguous storage space for each unit. The requested concurrent variance meets the following considerations: (1) Relief, if granted, would not offend the spirit or intent of this zoning ordinance; (2) There are such extraordinary and exceptional situations or conditions pertaining to the particular piece of property that the literal or strict application of this zoning ordinan ce would create an unnecessary hardship due to size, shape or topography or other extraordinary and exceptional situations or conditions not caused by the variance applicant; (3) Relief, if granted would not cause a substantial detriment to the public good and surrounding properties; and (4) That the public safety, health and welfare are secured, and that substantial justice is done. Separate outdoor storage is typically seen in garden style apartments, and is not appropriate for loft style condominiums in the Crabapple area. No detriment to the public will be caused by the approval of this variance, and substantial just shall be done. Therefore, Staff recommends APPROVAL CONDITIONAL of VC18- 03. City Arborist Based on the old tree ordinance:  Tree density is met through parking lot, street trees and specimen tree replanting.  95.1 units removed = (136) 4” trees or $68,000 in specimen recompense.  Two additional trees may reacquired removal with parking lot grading.  10 foot wide landscape Island required every 6th parking space. U16-01/VC16-03 - Prepared for the City of Milton Planning Commission Meeting on February 28, 2018 Page 10 of 17 2/23/2018 Fire Marshal The site plan meets fire requirements. Transportation Trip Generation T he thresholds for turn lanes are 300 daily left turns in and 200 daily right turns in. Therefore, no turn lanes are required for the site. The daily distributions are based on 50% entering and 50% exiting trips. Daily Trips 1,412 total - 706 per driveway Daily left turns in 177 per driveway Daily right turns in 177 per driveway Access to the site shall be subject to the approval of City of Milton Department of Public Works, prior to the issuance of a Land Disturbance Permit, Subdivision Plat or Certificate of Occupancy (whichever comes first). Entrance(s) shall conform to Chapter 48 Streets, Sidewalks and Other Public Places of the City of Milton Code of Ordinances. Provide two driveways at locations coordinated with Northeast Crabapple Connector Roadway project and approved by Milton Public Works. Environmental Site Analysis The Environmental Site Analysis (ESA) report was completed as required by the Zoning Ordinance. On the site, there are no wetlands, floodplain, steep slopes or archeological/historical sites. There is no endangered vegetation or wildlife on the site. The applicant has submitted the appropriate tree survey and shall comply with the City of Milton Tree Ordinance. Public Involvement Community Zoning Information Meeting On January 23, 2018 the applicant was present at the Community Zoning Information Meeting held at the Milton City Hall. There were approximately 12 members of the community in attendance at the meeting. The following issues were brought up at the meeting:  Concerns about ‘apartments’. The applicant explained that these units are actually for-sale condominiums. U16-01/VC16-03 - Prepared for the City of Milton Planning Commission Meeting on February 28, 2018 Page 11 of 17 2/23/2018  The style of the buildings was discussed. They will be reminiscent of older buildings that once housed a mill or factory and has now be en converted into a loft/condo. City of Milton Design Review Board Meeting Courtesy Review –January 9, 2018 The following comment s were made at the meeting:  No problems with the concept. Staff notes that all buildings shall comply with the Crabapple Form Based Code requirements. In addition, the City Architect will work closely with the applicant regarding design which will be required to be approved by the Design Review Board prior to the issuance of the building permit. Public Participation Plan a nd Report The applicant held the Public Participation Meeting on February 8th at 6:00 at the Strawberry Fields Gallery building on Birmingham Highway. There were 5 attendees. The applicant reviewed the plans with the attendees and t here were no major concerns after discussions with the applicant. USE PERMIT CONSIDERATIONS (SENIOR HOUSING) In the interest of the public health, safety and welfare, the Mayor and City Council may exercise limited discretion in evaluating the site proposed for a use that requires a Use Permit. In exercising such discretion pertaining to the subject use, the Mayor and City Council shall consider each of the following as outlined in Sec. 64-1552 of the Zoning Ordinance: Use Permit Considerations. Staff has reviewed said it ems pertaining to the subject use, and, offers the following comments: 1. Whether the proposed use is consistent with the land use or economic development plans adopted by the Mayor and City Council: The proposed development is located in the T -4 Open and T 5 land use category on the City of Milton Comprehensive Plan Update 2016 Plan Map. Located in the T -4 Open zoning section, t he proposed use of senior condominiums is categorized as apartments and is compatible with the T - 4 Open district within the plan . Therefore, it is the opinion of Staff that the proposed use is consistent with the current Comprehensive Land Use Plan. Compatibility with land uses and zoning districts in the vicinity of the property for w hich the use permit is proposed: U16-01/VC16-03 - Prepared for the City of Milton Planning Commission Meeting on February 28, 2018 Page 12 of 17 2/23/2018 The subject site is located on the northeast corner of the Birmingham Highway and proposed Crabapple Connector circle . To the north is Crabapple Crossing Elementary School. This is considered a civic use. To the east is a proposed residential development which is under review for a land disturbance permit zoned T -4 Open. To the south is the proposed Crabapple Connector and property zoned T -5 and T -4 Open. To the west is Birmingham Highway and the Braeburn subdivision. There are office condos along the road, and attached and detached single family homes further back. In addition, the Downtown Milton/Crabapple Placemaking Plan contemplated senior housing within the northeast quadrant as depicted in the illustration below. I t is Staff’s opinion that the proposed senior condos use is compatible with adjacent and nearby properties and consistent with land use plans adopted by the Mayor and City Council. Therefore, Staff recommends APPROVAL CONDITIONAL of U18-02. 2. Whether the proposed use may violate local, state and/or federal statutes, ordinances or regulations governing land development: The proposed use does not appear to violate any ordinances or regulations governing land development . 3. The effect of the proposed use on traffic flow, vehicular and pede strian, along adjoining streets: U16-01/VC16-03 - Prepared for the City of Milton Planning Commission Meeting on February 28, 2018 Page 13 of 17 2/23/2018 The conditions of zoning regarding traffic will accommodate the increased traffic produced by the proposed development. 4. The location and number of off-street parking spaces; Based on previous parking requirements, t he housing units require 1.4 parking spaces per unit . With 42 residential units, 59 spaces are required. The site plan indicates that 97 parking spaces are dedicated to the residential units, including 54 covered spaces and 20 basement spaces. This meets the required parking standard. T he location of the parking spaces is within 40 feet of the buildings. 5. The am ount and location of open space: The site is 4.37 acres in size. The development is required to provide 5% of the total site, or .2 acres as open space. The open space is situated around the residential buildings. By providing .2 acres of open space, the site will meet this requirement. 6. Protective screening: T he Crabapple Form Based Code does not require buffers or screening between internal uses or adjacent properties. 7. Hours and manner of operation: This is a 24 hour use and no specific hours of operation apply. 8. Outdoor lighting: The applicant has not indicated any additional lighting on the site. If lighting is proposed, it must comply with the Article 4.12 of the Crabapple Form Based Code. 9. Ingress and egress to the property. The location of the entrance is approximately 321 feet east of the traffic circle along the proposed Crabapple Connector. Conditions of Zoning are included to provide two entrances/exits onto the new road. A 10 foot sidewalk will be provided along the proposed road. Also, sidewalks will be placed internally throughout the development. USE PERMIT CONSIDERATIONS (APARTMENTS) In the interest of the public health, safety and welfare, the Mayor and City Council may exercise limited discretion in evaluating the site proposed for a use that requires a Use Permit. In exercising such discretion pertaining to the subject U16-01/VC16-03 - Prepared for the City of Milton Planning Commission Meeting on February 28, 2018 Page 14 of 17 2/23/2018 use, the Mayor and City Council shall consider each of the following as outlined in Sec. 64-1552 of the Zoning Ordinance: Use Permit Considerations. Staff has reviewed said items pertaining to the subject use, and, offers the following comments: 1. Whether the proposed use is consistent with the land use or economic development plans adopted by the Mayor and City Council: The proposed development is located in the T -4 Open and T5 land use category on the City of Milton Comprehensive Plan Update 2016 Plan Map. Located in the T -4 Open zoning section, the proposed use of senior housing, which are required to be fee simple, is categorized as apartments and is compatible with the T -4 Open district w ithin the plan. Therefore, it is the opinion of Staff that the proposed use is consistent with the current Comprehensive Land Use Plan. Compatibility with land uses and zoning districts in the vicinity of the property for which the use permit is proposed: The subject site is located on the northeast corner of the Birmingham Highway and proposed Crabapple Connector circle. To the north is Crabapple Crossing Elementary School. This is considered a civic use. To the east is a proposed residential development which is under review for a land disturbance permit zoned T -4 Open. To the south is the proposed Crabapple Connector and property zoned T -5 and T -4 Open. To the west is Birmingham Highway and the Braeburn subdivision. There are office condos along the road, and attached and detached single family homes further to the west. It is Staff’s opinion that the proposed apartments use is compatible with adjacent and nearby properties and consistent with land use plans adopted by the Mayor and City Council. Therefore, Staff recommends APPROVAL CONDITIONAL of U18 -03. 2. Whether the proposed use may violate local, state and/or federal statutes, ordinances or regulations governing land development: The proposed use does not appear to violate any ordi nances or regulations governing land development if the concurrent variance regarding storage is approved. 3. The effect of the proposed use on traffic flow, vehicular and pedestrian, along adjoining streets: The condition of zoning regarding traffic wi ll accommodate the increased traffic produced by the proposed development. U16-01/VC16-03 - Prepared for the City of Milton Planning Commission Meeting on February 28, 2018 Page 15 of 17 2/23/2018 4. The location and number of off-street parking spaces; Based on the previous parking requirements, t he housing units require 1.4 parking spaces per unit. With 42 residential units, 59 spaces are required. The site plan indicates that 97 parking spaces are dedicated to the residential units, including 54 covered spaces and 20 basement spaces. This meets the required parking standard. The location of the parking spaces is within 40 feet of the buildings. 5. The amount and location of open space: The site is 4.37 acres in size. The development is required to provide 5% of the total site, or .2 acres as open space. The open space is situated around the residential buildings. By providing .2 acres of open space, the site will meet this requirement. 6. Protective screening: The Crabapple Form Based Code does not require buffers or screening between internal uses or adjacent properties. 7. Hours and manner of operation: This is a 24 hour use and no specific hours of operation apply. 8. Outdoor lighting: The applicant has not indicated any additional lighting on the site. If lighting is proposed, it must comply with the Article 4.2 of the Crabapple Form Based Code. 9. Ingress and egress to the property. The location of the entrance is approximately 321 feet east of the traffic circle along the proposed Crabapple Connector. Conditions of Zoning are included to provide two entrances/exits onto the new road. A 10 foot sidewalk will be provided along the proposed road. Also, sidewalks will be placed internally throughout the development. CONCLUSION If approved with the Recommended Conditions, the proposed mixed used development including 42 senior condominiums is consistent the Comprehensive Plan and Crabapple Form Based Code. Therefore, Staff recommends U18-02 be APPROVED CONDITIONAL AND that U18-03 be APPROVED CONDITIONAL. Additionally, Staff recommends VC18-03 be APPROVED CONDITIONAL. U16-01/VC16-03 - Prepared for the City of Milton Planning Commission Meeting on February 28, 2018 Page 16 of 17 2/23/2018 RECOMMENDED CONDITIONS If this petition is approved by the Mayor and City Council , a Use Permit should be approved for Senior Housing (Sec. 64-1834) and a Use Permit should be approved for A partments (Sec. 64-1839) subject to the owner’s agreement to the following enumerated conditions. Where these conditions conflict with the stipulations and offerings contained in the Letter of Intent, these conditions shall supersede unless specifically stipulated by the Mayor and City Council. 1) To the owner’s agreement to restrict the use of the subject property as follows: a) Senior Condominiums (U18-02 – Senior Housing and U18-03 - Apartments) b) No more than 42 total dwelling units at a maximum density of 9.6 units per acre, whichever is less, based on the total acreage zoned. Approved unit totals are not guaranteed. The developer is responsible through site engineering (at the time of application for a Land Disturbance Permit) to demonstrate that all units within the approved development meet or exceed all the development standards of the City of Milton. The total unit yield of the subject site shall be determined by this final engineering. 2) To the owner’s agreement to abide by the following: a) To the site plan received by the Community Development Department on January 5, 2018 . Said site plan is conceptual only and must meet or exceed the requirements of the Zoning Ordinance, all other applicable City ord inances and these conditions prior to the approval of a Land Disturbance Permit. Unless otherwise noted herein, compliance with all conditions shall be in place prior to the issuance of the first Certificate of Occupancy. 3) To the owner’s agreement to the following site development considerations: a) To delete the requirement for a minimum of 300 cubic feet of separate contiguous storage space for each unit. (VC18-03) 4) To the owner’s agreement to abide by the following requirements, dedication and improvements: a) Access to the site shall be subject to the approval of City of Milton Department of Public Works, prior to the issuance of a Land Disturbance Permit, Subdivision Plat or Certificate of Occupancy U16-01/VC16-03 - Prepared for the City of Milton Planning Commission Meeting on February 28, 2018 Page 17 of 17 2/23/2018 (whichever comes first). E ntrance(s) shall conform to Chapter 48 Streets, Sidewalks and Other Public Places of the City of Milton Code of Ordinances. b) Provide two driveways at locations coordinated with Northeast Crabapple Connector Roadway project and approved by Milton Public Works. 5) To the owner’s agreement to abide by the following: a) A stormwater management concept plan shall be submitted and approved by Milton Public Works Department prior to submission of land disturbance application. Page is too large to OCR. From: Robyn MacDonald, Zoning Manager Re: Text Amendments –RZ17-12, RZ17-13, RZ18-04, and RZ18-05 regarding lodging in Crabapple and Deerfield Form Based Codes. Date: February 21, 2018 RZ18-04 – To amend Article XIX Crabapple Form Based Code to amend Table 8B Building Unit Function Exchange R ate as it relates to Lodging RZ18-05 – To amend Article XX Deerfield Form Based Code to amend Table 9B Building Unit Function Exchange Rate as it relates to Lodging. RZ17-12 – Text Amendment to Article XIX – Crabapple Form Based Code, 1.6.4.b as it relates to lodging RZ17-13 – Text Amendment to Article XX – Deerfield Form Based Code, 1.6.4.b as it relates to lodging Staff notes that related text amendments RZ17 -12 and RZ17-13 were deferred at the December and January Planning Commission Meetings to allow these additional associated text amendments to “catch up” with RZ18-04 and RZ18- 05. The City of Milton only has one hotel within its jurisdiction. Hotels produce a high amount of tax revenue through property taxes and the amount of public services required by the City is minimal. T he hotel/motel tax also helps to fund our special events throughout the year in the City. Over the past few years, hotel developers have been interested in building hotels in Milton, especially in the Deerfield area. Hotel developers look for smaller parcels between 1 and 3 acres to keep the development costs down. The current density allocation for hotel rooms are 2 hotel rooms per unit. So for example, if you have a 2 acre site within the T -6 transect zone at 9 units per acre, the maximum number of rooms would be 36 for the site. This is too low of a number of rooms to develop the site. Therefore, Staff is recommending that for each unit, 4 rooms are allowed. This would double the existing allowance and provide for 72 rooms in the previous example using a 2 acre site or 36 rooms per acre. Staff has provided the following analysis of nearby hotel locations with their acreage and number of rooms. Bolded indicates hotel in City of Milton. There are no hotels or lodging within the Crabapple Form Based Code but is permitted by right. Hotel Acres # of Rooms Average room s per acre Hyatt Place 5595 Windward Pkwy 3.2 128 40 Hampton Inn 16785 Old Morris 2.8 103 37 Comfort Inn 5455 Windward Pkwy 1.2 64 53 Springhill Suites 12730 Deerfield Pkwy 2.35 82 35 Holiday Inn Express 12505 Innovation Way 2.38 135 57 Hilton Gardens Inn 4025 Windward Plaza 3.37 164 49 Double Tree by Hilton 1.7 79 46 RZ17-12 – Text Amendment to the Crabapple Form Based prepared for the Planning Commission Meeting on February 28, 2018 1.6 - DENSITY CALCULATIONS 1.6.1 Density shall be expressed in building units per acre as specified for each Transect Zone by Table 10 section a. 1.6.2 The maximum Density of a site shall be calculated by multiplying the Transect Zone's Density identified in Table 10 section a by the Gross Site Area. Where a site includes multiple Transect Zones, each shall be calculated independently. The area of new Th oroughfares and Civic Spaces on the site shall be allocated to the closest Transect Zone(s) on the site. Where a Thoroughfare or Civic Space adjoins multiple Transect Zones, their area shall be proportionally allocated to the adjoining zones. 1.6.3 Where a site is subdivided into lots, a lot's Density may exceed the Density of the Transect Zone within which it lies, provided that the maximum Density of the Transect Zone for the site as whole as established in Section 1.6.2 is not exceeded. 1.6.4 Building units shall be exchanged for Functions at the following rates as established in Table 8B: a. Residential: 1 dwelling unit for each building unit. b. Lodging: 24 guest rooms for each building unit. c. Office: 2,250 square feet for each building unit . d. Retail: 2,250 square feet for each building unit. e. Other: 2,250 square feet for each building unit. 1.6.5 Where the exchange of building units for Functions results in a fraction, the fraction shall be rounded down to the nearest whole number of dwelling units, guest rooms, or square feet as established in Section 1.6.4. 1.6.6 Accessory Units do not count toward Density calculations. 1.6.7 Civic Buildings do not count towards Density calculations. 1.6.8 Senior housing units do not count t oward Density calculations, but are subject to Density limitations established in Section 64-1834. 1.6.9 Contributing historic structures in a historic district or property do not count towards Density calculations. 1.6.10 The number of Building Units allowed on a site may be increased by two Building Units for every one parking space, but not to exceed the Base Density specified as being allowed "By TDR" for each zone in Table 10 that meets one of the following conditions: a. Is located within a Park ing Structure having two or more above-ground stories, including the ground level. b. Is located within a Parking Structure having one or more below-ground stories. c. Is available for exclusive use by off-site Retail, Restaurant, Civic, or Office Func tions within a straight -line radius of 600 horizontal feet from the parking space to the public entrance of the establishment. Parking spaces meeting two or more of the above conditions shall only be considered as meeting one condition for the purpose of the Building Unit bonus. 1.6.11 The Base Density of a site may be increased by the Transfer of Development Rights (TDR) up to the amount specified for each zone by Table 10 section a subject to the provisions of Section 1.7 ( Ord. No. 15-04-242 , § 1, 4-27-2015; Ord. No. 17-01-298 , § 1, 1-30-2017) RZ17 -13 – Text Amendment to the Deerfield Form Based prepared for the Planning Commission Meeting on February 28 , 2017 1.6 - DENSITY CALCULATIONS 1.6.1 Applicability a. The requirements of this Section 1.6 apply to all areas except the Five Acre Road Density Zone. b. In the Five Acre Road Zone, density may not exceed 10,000 square feet of floor area per acre of Gross Site Area, regardless of Transect Zone or Special District. 1.6.2 Density shall be expressed in building units per acre as specified by Transect Zon e in Table 11 section a. 1.6.3 The maximum Density of a site shall be calculated by multiplying the Transect Zone's Density identified in Table 11 section a by the Gross Site Area. Where a site includes multiple Transect Zones, each shall be calculated independently. The area of new Thoroughfares and Civic Spaces on the site shall be allocated to the closest Transect Zone(s) on the site. Where a Thoroughfare or Civic Space adjoins multiple Transect Zones, their area shall be proportionally allocated to th e adjoining zones. 1.6.4 Where a site is subdivided into lots, a lot's Density may exceed the Density of the Transect Zone within which it lies, provided that the maximum Density of the Transect Zone for the site as whole as established in Section 1.6.3 is not exceeded. 1.6.5 Building units or fractions thereof shall be exchanged for Functions at the following rates as established in Table 9B: a. Residential: 1 dwelling unit for each building unit. b. Lodging: 24 guest rooms for each building unit. c. Office: 2,250 square feet for each building unit. d. Retail: 2,250 square feet for each building unit. e. Other: 2,250 square feet for each building unit. 1.6.6 Where the exchange of building units for Functions results in a fraction, the fracti on shall be rounded down to the nearest whole number of dwelling units, guest rooms, or square feet as established in Section 1.6.5. 1.6.7 Accessory Units do not count toward Density calculations. 1.6.8 Civic Buildings do not count towards Density calc ulations. 1.6.9 Senior housing units approved by use permit in accordance with Section 64 -1834 do not count toward the Density calculations of This Code and are subject to those of Sections 64 -1834. 1.6.10 The Base Density of a site may be increased by the Transfer of Development Rights (TDR) up to the amount specified for each zone by Table 11 section (a.), subject to the provisions of Section 1.7, except that use of TDR is not permitted in the Maximum Two Story Height Zone under either of the followin g conditions: a. The parcel is located north of the centerline of Bethany Bend as depicted on the Regulating Plan; or b. The parcel is adjacent to property that is located in the T-2 transect zone, located in the AG -1 (Agricultural) district, or zoned for or developed with a single family dwelling unit, as prohibited in Section 1.7.6. ( Ord. No. 15-04-240 , § 1, 4-27-2015; Ord. No. 16-02-269 , § 1, 2-17-2016) RZ18-04 – Text Amendment (Crabapple FBC) prepared for the City of Milton Planning Commission Meeting on February 28, 2018 2/23/2018 TABLE 8B: - Building Unit Function Exchange Rate. This table shows the rate that Building Units shall be exchanged for Functions. RESIDENTIAL 1 dwelling for each Building Unit LODGING 2 4 guest rooms for each Building Unit OFFICE 2,250 square feet for each Building Unit RETAIL 2,250 square feet for each Building Unit OTHER 2,250 square feet for each Building Unit ( Ord. No. 15-04-242 , § 1, 4-27-2015) RZ18-05 – Text Amendment (Deerfield FBC) prepared for the City of Milton Planning Commission Meeting on February 28, 2018 2/23/2018 Table 9B: - Building Unit Function Exchange Rate. This table shows the rate that Buildings Units shall be exchanged for Functions. This table does not apply to the Five Acre Road Zone, where no exchange is permitted. RESIDENTIAL 1 dwelling unit for each Building Unit LODGING 2 4 guest rooms for each Building Unit OFFICE 2,250 square feet for each Building Unit RETAIL 2,250 square feet for each Building Unit OTHER 2,250 square feet for each Building Unit ( Ord. No. 15-04-240 , § 1, 4-27-2015) To: City of Milton Planning Commission From: Robyn MacDonald, Zoning Manager Re: Text Amendments – RZ18-02 and RZ18-03 regarding Office uses in T -4 Date: February 21, 2018 RZ18-02 - To amend Article XIX Crabapple Form Based Code to amend Table 8A Building Function RZ18-03 -To Amend Article XIX Crabapple Form Based Code to amend Table 9 Specific Function The purpose of these two text amendments is to amend the T -4 Transect Zone within the Crabapple Form Based Code to allow Office uses . Currently, no office uses are permitted in T -4. It is Staff’s opinion that office uses are appropriate with the other approved uses in the T -4 transect zone such as retail an d restaurants at corner buildings. This will promote a live, work, play downtown in Crabapple. Staff notes that restrictions will remain for T -4 Restricted transect zones as currently written. RZ18-02 – Text Amendment prepared for the City of Milton Planning Commission Meeting on February 28, 2018 2/23/2018 TABLE 8A: - Building Function. This table categorizes Building functions within Transect Zones. For Specific Function and Use permitted by Right, by Warrant, or by Use Permit, see Table 9. T2 T3 T4 - In T4-Restricted, Lodging, Office and Retail Functions are prohibited. In T4 -Open, T5 Function regulations apply T5 a. RESIDENTIAL Restricted Residential: The number of dwellings on each Lot is restricted to one within a Principal Building and one within an Accessory Building. Both dwellings shall be under single ownership. The habitable area of the Accessory Unit shall not exceed 440 sf, excluding the parking area. Limited Residential: The number of dwellings on each Lot is unlimited within One Principle Building except by form-based standards elsew here in this Code, and limited to one unit within an Accessory Building. All dwelling units shall be under single ownership. The habitable area of the Accessory Unit shall not exceed 440 sf, excluding the parking area. Open Residential: The number of dwel ling units and buildings on each lot is unlimited except by form-based standards elsewhere in this Code. b. LODGING Restricted Lodging: Up to two bedrooms for lodging is permitted on each lot. The lot must be owner occupied. Food service may be provided in the a.m. The maximum length of stay shall not exceed ten days. Limited Lodging: Up to three bedrooms for lodging is permitted on each lot, restricted to two bedrooms in an Accessory Building. The lot must be owner occupied. Food service may be provide d in the a.m. The maximum length of stay shall not exceed ten days. Lodging Functions are prohibited in T4-Restricted. Open Lodging: Unlimited bedrooms for lodging is permitted on each lot. Food service may be provided at all times. c. OFFICE Restricte d Office: Office use is restricted to home occupations by the owner, with no more than one employee. Limited Office: The building area available for office use on each Lot is unlimited. to the first Story of the Principal Building and/or the Accessory Bui lding, and by the requirement of 3.0 assigned parking places per 1,000 square feet of net office space in addition to the parking requirement for each dwelling. Office Functions are Open Office: The building area available for office use on each Lot is limited by the requirement of 2.0 assigned parking places per 1,000 square feet of net RZ18-02 – Text Amendment prepared for the City of Milton Planning Commission Meeting on February 28, 2018 2/23/2018 prohibited in T4-Restricted. office space. d. RETAIL Prohibited Retail: Retail is not permitted. Limited Retail: The building area available for Retail use is limited to the first story of buildings at corner locations, not more than one per block. The specific use shall be further limited to neighborhood store, or food service seating no more than 30. Retail Functions are prohibited in T4-Restricted. Open Retail: The building area available for Retail use is unlimited on the first floor and available to upper stories by Warrant. e. CIVIC See Table 9 See Table 9 See Table 9 f. OTHER See Table 9 See Table 9 See Table 9 ( Ord. No. 15-04-242 , § 1, 4-27-2015) RZ18-03 – Text Amendment prepared for the City of Milton Planning Commission Meeting on February 28, 2018 2/23/2018 TABLE 9: - Specific Function and Use. This table expands the categories of Table 8 to delegate specific Functions and uses within Transect Zones. R: ALLOWED BY RIGHT W: ALLOWED BY WARRANT U: ALLOWED BY USE PERMIT a. RESIDENTIAL 1 T2 T3 T4-R 2 T4 T4-O 3 T5 Apartment U U U Loft Apartment U R R Neighborhood Apartment U R R Live/Work Unit R R R R Row House R R R R Duplex House R R R R Courtyard House R R R R Sideyard House R R R R R Cottage R R R R House R R R R R Accessory Unit R R R R R b. LODGING Motel, Hotel R R Bed & Breakfast Inn U U R R R School Dormitory R R R RZ18-03 – Text Amendment prepared for the City of Milton Planning Commission Meeting on February 28, 2018 2/23/2018 c. OFFICE Office R R R Radio and Television Station Live/Work Unit R R R R d. RETAIL Open-Market Structure R R R R R General Retail R R R Pawn Shop General Service R R R Artist Studio U U U Restaurant R R R Kiosk R R R Drive -Through Facility 7 U U Push Cart W W Liquor Selling Establishment W W Self Service Laundromat R R Laundry and Dry Cleaning Shop R R Bank/Financial Institution R R RZ18-03 – Text Amendment prepared for the City of Milton Planning Commission Meeting on February 28, 2018 2/23/2018 Bail Bondsmen Check Cashing Establishment Adult Entertainment Fortune Telling Establishment Massage Parlor, Pool Hall, Escort and Dating Services, Tattoo and Body Piercing Establishment e. CIVIC Bus Shelter R R R R R R Convention Center Conference Center W W Fountain or Public Art R R R R R R Library R R R Theater U U Indoor Commercial Amusement R R Outdoor Commercial Amusement W W Museum R R Assembly Hall, Indoor Auditorium U U RZ18-03 – Text Amendment prepared for the City of Milton Planning Commission Meeting on February 28, 2018 2/23/2018 T2 T3 T4-R 2 T4 T4-O 3 T5 Gymnasium R R Outdoor Auditorium W R R R R Parking Structure R R Passenger Terminal Playground R R R R R R Sports Stadium Surface Parking Lot W W W Places of Worship U U U U U U Grain Storage R Livestock Pen W Greenhouse R W Stable R W Veterinary Clinic/Hospital, Kennel (with inside pens) W W Kennel with Outside Pens U U Pet Grooming 9 R R f. OTHER: AUTOMOTIVE Gasoline Station 4 W W RZ18-03 – Text Amendment prepared for the City of Milton Planning Commission Meeting on February 28, 2018 2/23/2018 Service Station Automotive Garage, Repair Garage R R Automotive and Light Truck Sales/Leasing W Car Wash 5 R R Drive -Through Facility 6 U U Roadside Stand R R R R f. OTHER: CIVIL SUPPORT Fire Station R R R R R R Police Station R R R R Cemetery U U U Funeral Home R R Hospital Medical Office, Clinic R R Assisted Living, Convalescent Home, Personal Care Home, Nursing Home, Hospice R R f. OTHER: EDUCATION School of Business, Dance, Music or Similar W W College U U U U U RZ18-03 – Text Amendment prepared for the City of Milton Planning Commission Meeting on February 28, 2018 2/23/2018 High School U U U U U Trade School U U U U U Elementary School U U U U U Childcare Center 7 U U U U U f. OTHER: INDUSTRIAL Heavy Industrial Facility Light Industrial Facility W Manufacturing W Catering R R Laundry and Dry Cleaning Distribution Center R Research Laboratory W Water Supply Facility Sewer and Waste Facility Electric Substation W W W W W W Telecommunications See Sec. 54 of the Code of the City of Milton Cremation Facility Warehouse Landscaping, Lawn Service R R Produce Storage RZ18-03 – Text Amendment prepared for the City of Milton Planning Commission Meeting on February 28, 2018 2/23/2018 Recycling Center 8 W Mini -Storage 1. This table notwithstanding, all senior housing shall comply with Sec. 64 -1834(a). 2. T4-Restricted. 3. T4-Open. 4. See Sec. 4.14 for additional requirements. 5. Includes both principal and accessory car was hes. 6. Drive-through facilities are considered accessory to a Retail or Automotive Function. 7. See Sec. 64-1809 for additional requirements. 8. Collection only. 9. No overnight stay. ( Ord. No. 15-04-242 , § 1, 4-27-2015)