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PLANNING COMMISSION AGENDA
City Council Chambers
2006 Heritage Walk
Wednesday, February 27, 2019
6:00 pm
1. Pledge of Allegiance
2. Call to Order
3. Public Comment
4. Election of Officers
5. Approval of Action Minutes
a) December 19, 2018 Planning Commission Meeting
6. Text Amendment
a) RZ19-01 - Amendment to Sec. 64-1 - Definitions and Sec. 64-395 - Uses
prohibited in all zoning districts as it relates to vape shops
7. Rezonings
a) RZ18-14/VC18-09 - 3475, 3485, 3495, 3499, & 3501 Bethany Bend by Bajun
American Properties to rezone from TR and AG-1 to TR to develop 54
residential units (condominium) at a density of 6.38 units per acre and a 3
part concurrent variance to 1) delete the 75 foot undisturbed buffer and
10 foot improvement setback and replace with a 20 foot landscape
buffer or 50 foot undisturbed stream buffer adjacent to all property lines
abutting property zoned Townhouse Residential (TR) (Sec 64-1091 (b)) 2)
to delete requirement for 75% per vertical wall plane of brick or natural
stone (Sec. 64-1095 (o)) and 3) to delete requirement for 25% brick, tile,
and remaining materials listed (Sec 64-1095 (p)). (This item was deferred
back to the Planning Commission by the Mayor and City Council at it’s
January 23, 2019 Council Meeting)
8. Adjourn
To: City of Milton Planning Commission
From: Robyn MacDonald, Zoning Manager
Re: RZ19-01 - Text Amendment regarding vape shops
Date: February 21, 2019 for the February 27, 2019 Planning Commission
Meeting
The purpose of the text amendment is to prohibit vape shops entirely within the
City of Milton. The amendment attached includes a definition of vape shops
(Sec. 64-1) as well as the prohibition of vape shops in all zoning districts (Sec. 64-
395). Currently there is only one vape shop that operates within the City and is
located at 631 North Main Street (Hwy 9). This business will be allowed to
continue to operate as it was in existence prior to the adoption of these
proposed regulations.
The reason for this text amendment is that recently in our area, the use of
marijuana substitutes has caused several of our city’s teens the need to seek
urgent medical attention after ingestion. Though currently legal, these largely
unregulated products, typically sold in convenience stores or vape shops,
contain ingredients that are known to be harmful. On July 19, 2018, the United
States Food and Drug Administration (FDA) issued a warning related to these
products. According the FDA: “There are a number of synthetic marijuana
products being illegally marketed and used for their psychoactive effects. The
FDA has previously worked with the Drug Enforcement Administration (DEA) to
place several synthetic cannabinoids into Schedule I of the Controlled
Substances Act to avoid an imminent hazard to public safety. Generally, these
products have been known to be associated with adverse effects including
rapid heart rate, vomiting, violent behavior and suicidal thoughts, and an
increase in blood pressure, as well as causing reduced blood supply to the
heart, kidney damage, and seizures.
By prohibiting new vape shops, this will hopefully assist in limiting the ongoing
purchase and ingestion of these type of products.
RZ19-01 – Text Amendment prepared for the City of Milton Planning Commission Meeting on
February 27, 2019
Sec. 64-1 Definitions
Vape Shop means any business whose primary product line for retail sale is
alternative nicotine products or vape juice, or both. Alternative nicotine
products refer to any products or devices that employ an electronic heating
element, power source, electronic circuit, battery, or other electronic, chemical,
or mechanical means to produce a vapor that delivers nicotine to the person
inhaling from the device, including e-cigarettes, e-cigars, e-hookahs, e-bongs
and e-pipes, whether manufactured, distributed, marketed, or sold as an e-
cigarette, e-cigar, or e-pipe. Vape juice refers to any liquid that contains
compounds containing pharmaceutical grade vegetable glycerin, propylene
glycol, nicotine, food-grade flavoring, and water, and can be used for vaping
by means of an alternative nicotine product. For purposes of this code section,
“primary” shall mean that alternative nicotine products, vape juice, or both
constitute at least fifty percent of the business’s aggregate retail sales.
Sec. 64-395. - Uses prohibited in all zoning districts.
In all zoning districts the following uses are considered objectionable and are
prohibited: Fortune telling establishment, massage parlor, pool hall, escort and
dating services, vape shops, and tattoo and body art or piercing establishment.
Prepared by the Community Development Department for the
City of Milton Planning Commission Meeting on February 27, 2019
2/22/2019 Page 1 of 25
R/A RZ08-08/U08-04
Z18-14/VC18-09
PROPERTY INFORMATION
ADDRESS 3501, 3499, 3495, 3485, 3475 Bethany Bend
DISTRICT, LAND LOTS 2/2 971 and 972
OVERLAY DISTRICT State Route 9
EXISTING ZONING TR (Townhouse Residential) and AG-1
(Agricultural)
PROPOSED ZONING TR (Townhouse Residential)
ACRES 8.46
EXISTING USE Four single family residences
PROPOSED USE 54 Townhomes
PETITIONER Bajun American Properties L.P. – Korey Jones
ADDRESS 282 S. Main Street Unit A
Alpharetta, GA 30009
REPRESENTATIVE AEC, INC.
ADDRESS 50 Warms Springs Circle
Roswell, GA 30072
At the January 23, 2019 City Council meeting, this item was remanded back to
the Planning Commission meeting based on the fact that additional project
information was discovered after the December 19, 2018 Planning Commission
meeting and to allow further evaluation of the revised site plan submitted on
January 16, 2019.
INTENT
To rezone from TR and AG-1 to TR to develop 54 residential units (condominium) at a
density of 6.38 units per acre and a 3 part concurrent variance to 1) delete the 75-
foot undisturbed buffer and 10-foot improvement setback and replace with a 20
foot landscape buffer or 50-foot undisturbed stream buffer adjacent to all property
lines abutting property zoned Townhouse Residential (TR) (Sec 64-1091 (b)) 2) to
delete requirement for 75% per vertical wall plane of brick or natural stone (Sec. 64-
1095 (o)) and 3) to delete requirement for 25% brick, tile, and remaining materials
listed for accent materials (Sec 64-1095 (p)).
Prepared by the Community Development Department for the
City of Milton Planning Commission Meeting on February 27, 2019
2/22/2019 Page 2 of 25
R/A RZ08-08/U08-04
COMMUNITY DEVELOPMENT RECOMMENDATION – DECEMBER 19, 2018
RZ18-14 – APPROVAL CONDITIONAL
VC18-09 – PART 1 – APPROVAL CONDITIONAL
VC18-09- PART 2 AND 3 - DENIAL
PLANNING COMMISSION RECOMMENDATION – DECEMBER 19, 2018
RZ18-14 – APPROVAL CONDITIONAL – 5-1
VC18-09 – PART 1 – APPROVAL CONDITIONAL – 5-1
VC18-09- PART 2 AND 3 – DENIAL - 5-1
The Planning Commission recommended to approve the requested rezoning,
Part 1 of the concurrent variance to reduce the buffer as requested and to deny
Parts 2 and 3 regarding the materials for the buildings based on the fact that
more specific design/and type of material should be provided.
The Planning Commission also requested that the applicant provide additional
public parking within the development. Overall, the Planning Commission was in
support of the proposed rezoning, reduction of buffer and overall density and
design of the project.
COMMUNITY DEVELOPMENT RECOMMENDATION – JANUARY 23, 2019
RZ18-14 – DEFERRAL TO FEBRUARY 27, 2019 PLANNING COMMISSION
VC18-09 – PARTS 1, 2 & 3 – DEFERRAL TO FEBRUARY 27, 2019 PLANNING
COMMISSION
This recommendation is based on the fact that additional project information was
discovered after the December 19, 2018 Planning Commission and the Staff
presentation to the Planning Commission was not totally accurate.
MAYOR AND CITY COUNCIL RECOMMENDATION – JANUARY 23, 2019
RZ18-14 – DEFERRAL TO FEBRUARY 27, 2019 PLANNING COMMISSION
VC18-09 – PARTS 1, 2 & 3 – DEFERRAL TO FEBRUARY 27, 2019 PLANNING
COMMISSION
COMMUNITY DEVELOPMENT RECOMMENDATION – FEBRUARY 27, 2019
RZ18-14 – APPROVAL CONDITIONAL
VC18-09 – PART 1 – APPROVAL CONDITIONAL
VC18-09- PART 2 AND 3 - DENIAL
Prepared by the Community Development Department for the
City of Milton Planning Commission Meeting on February 27, 2019
2/22/2019 Page 3 of 25
R/A RZ08-08/U08-04
LOCATION MAP
Prepared by the Community Development Department for the
City of Milton Planning Commission Meeting on February 27, 2019
2/22/2019 Page 4 of 25
R/A RZ08-08/U08-04
CURRENT ZONING MAP
Prepared by the Community Development Department for the
City of Milton Planning Commission Meeting on February 27, 2019
2/22/2019 Page 5 of 25
R/A RZ08-08/U08-04
FUTURE LAND USE PLAN MAP
Prepared by the Community Development Department for the
City of Milton Planning Commission Meeting on February 27, 2019
2/22/2019 Page 6 of 25
R/A RZ08-08/U08-04
SITE PLAN SUBMITTED ON OCTOBER 30, 2018
Prepared by the Community Development Department for the
City of Milton Planning Commission Meeting on February 27, 2019
2/22/2019 Page 7 of 25
R/A RZ08-08/U08-04
REVISED SITE PLAN SUBMITTED ON JANUARY 16, 2019
Prepared by the Community Development Department for the
City of Milton Planning Commission Meeting on February 27, 2019
2/22/2019 Page 8 of 25
R/A RZ08-08/U08-04
LANDSCAPE BUFFER PLAN
Prepared by the Community Development Department for the
City of Milton Planning Commission Meeting on February 27, 2019
2/22/2019 Page 9 of 25
R/A RZ08-08/U08-04
Prepared by the Community Development Department for the
City of Milton Planning Commission Meeting on February 27, 2019
2/22/2019 Page 10 of 25
R/A RZ08-08/U08-04
SUBJECT SITE:
The subject site contains 8.46 acres and is developed with four single family
residences. A portion of the overall site, 4.94 acres had previously been rezoned
to TR (Townhouse Residential) and a Use Permit for Senior Living at a density of
19.84 units per acre pursuant to RZ08-08 and U08-04. In addition, pursuant to
RZ14-15, the applicant requested a rezoning from AG-1 and TR to TR to develop
76 townhomes on 10.17 acres which contained the current subject site. The
applicant requested a withdrawal which was approved by the Mayor and City
Council on April 27, 2015.
The City of Milton Comprehensive Plan Update 2016 designates the subject site as
MFR (Multi-Family Residential) and HDR-2 (High Density Residential) which allows 5
units per acre or more.
SITE PLAN ANALYSIS
Based on the applicant’s site plan submitted to the Community Development
Department on October 30, 2018 Staff offers the following considerations:
DEVELOPMENT STANDARDS – SEC. 64-669 TR (TOWNHOUSE RESIDENTIAL)
Development Standards Proposed Development
Building Height: SR 9 Overlay District requirement
prevails which is a maximum of two stories with a
maximum height of 30 feet from average finished
grade to bottom of the roof eave.
The applicant has agreed
to meet this height
standard.
b. Minimum lot area or land area per unit shall be 2,000
square feet.
Yes, Condominium
c. Maximum density shall be nine units per gross acre 6.38 units per acre
d. Minimum lot width shall be 25 feet No individual
lots/Condominium
e. Minimum TR development frontage shall be 150
feet
1,247 feet
f. Minimum heated floor area per unit shall
be 1,800 square feet.
1,800 square feet
g. Minimum perimeter setbacks for the entire
TR development shall be as follows:
(1) Minimum front yard: 20 feet.
(2) Minimum side yard.
a. Adjacent to interior line: 30 feet.
b. Adjacent to street: 20 feet.
(3) Minimum rear yard: 35 feet.
Meets all the perimeter
setbacks
Prepared by the Community Development Department for the
City of Milton Planning Commission Meeting on February 27, 2019
2/22/2019 Page 11 of 25
R/A RZ08-08/U08-04
Development Standards Proposed Development
h. (1)Minimum front yard: 20 feet from right-
of-way.
(2) Minimum side yard.
a. Seven feet adjacent to interior lot line, except
that up to a seven-foot encroachment and
maintenance easement may be provided on
adjacent parcels, in combination with or in
lieu of a side yard, such that a minimum
building separation of 14 feet is maintained.
b. Zero if units are attached, for example,
townhouses on separate lots of record.
c. Adjacent to street: 15 feet.
(3) Minimum rear yard: 25 feet
Meets the requirements.
Development will be sold
as condominiums.
i. Minimum accessory structure requirements.
Accessory structures may be located within the side or
rear yards only but not within minimum perimeter
setbacks or minimum yards.
Meets this requirement.
j. Required open space or recreational facilities.
(1) For developments with more than 50 units, a
minimum of 1,000 square feet per unit of open
space or recreational facilities shall be required
within the development.
(2) For developments with 50 or less units, a minimum
of 750 square feet per unit of open space or
recreational facilities shall be required within the
development.
Meets the standard. The
site requires 54,000 square
feet of open space. The
site plan provides 62,508
square feet.
k. Minimum building separation when more than one
building per lot. All building separations shall be as
specified by the city's building code.
Meets this requirement.
l. Other minimum standards shall be as follows:
(1) No more than eight dwelling units shall form a
single building.
(2) Setbacks and roof lines shall be varied by at least
two feet so that no more than three adjoining
dwellings within a single building shall have the
same front setback or roof line.
(3) A minimum of 80 percent of any common wall shall
be contiguous with each adjoining unit.
(4) When units are located on property adjacent to an
exterior street:
a. Shall provide rear loaded vehicular access
and b. The front façade shall face the exterior
street of the development.
Meets this requirement.
Meets this requirement.
Meets this requirement.
Meets these
requirements.
Prepared by the Community Development Department for the
City of Milton Planning Commission Meeting on February 27, 2019
2/22/2019 Page 12 of 25
R/A RZ08-08/U08-04
(5) Each unit shall provide two off-street parking spaces
within the principle structure.
Provides 2 car garages.
Staff notes that the site plan shows a variety of unit sizes, grouping size, and
architectural design. The majority of larger and wider units are adjacent to
Bethany Bend and the smaller units are toward the back of the property. All of
the units are rear loaded for vehicles and the site is designed with no dead ends.
The site provides for a large green/open space with walking trails on the southern
portion of the site as well as preserving three specimen size oaks. Dispersed within
the development are smaller greens for the use of the residents. Based on all the
requirements noted above, the site plan indicates compliance with the
development standards for TR (Townhouse Residential).
STATE ROUTE 9 OVERLAY DISTRICT
Townhouse developments are required to meet the State Route 9 Overlay District
standards within Chapter 64, Article VII, Division 5 of the Zoning Ordinance. The
site plan indicates compliance with these standards with the exception of the
following concurrent variances discussed below:
CONCURRENT VARIANCE REQUESTS
A variance must be based upon credible evidence submitted at a public hearing
compliance with 1 through 4 of the following:
(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 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.
(3) Relief, if granted would not cause a substantial detriment to the public good
and surrounding properties.
(4) That the public safety, health and welfare are secured, and that substantial
justice is done.
Part 1: To delete the 75-foot undisturbed buffer and 10-foot improvement setback
and replace with a 20 foot landscape buffer or 50 foot undisturbed stream buffer
adjacent to all property lines abutting property zoned Townhouse Residential (TR)
(Sec 64-1091 (b))
The requirement for the 75-foot undisturbed buffer and 10-foot improvement
setback was adopted by the City Council on April 28, 2008. The applicant
submitted his rezoning request on July 1, 2008. At the time of application and
approval of RZ08-08 for the 2 story, 98-unit senior housing development, a
concurrent variance for the above requirement was required but not requested
Prepared by the Community Development Department for the
City of Milton Planning Commission Meeting on February 27, 2019
2/22/2019 Page 13 of 25
R/A RZ08-08/U08-04
because Staff had not identified the change to the 75 foot undisturbed buffer
and 10 foot improvement setback.
The applicant is requesting the above described concurrent variance. The homes
impacted the most by the requested reduction of buffer are the 12 single family
homes within the Hidden Forest subdivision. Staff notes that to access these single-
family homes, property owners must drive through the townhome portion of
Hidden Forest which contain 106 townhomes. The side setback for the detached
single-family homes within Hidden Forest is 7 feet with a required 14-foot
separation between homes. The actual separation between homes range from
14 feet to 16 feet. The applicant has stated that they will install a fence along the
abutting property lines to Hidden Forest and has submitted a detailed landscape
plan including a graphic showing cross sections in three locations to help
ameliorate the impact of the proposed development. On the revised site plan
received on January 16, 2019 the landscape buffer is currently 35 feet. Staff also
notes that along the property line, there are various green/open spaces that can
be designed in such a way as to provide additional screening/space between
the proposed townhomes and the existing homes within Hidden Forest. The
applicant has provided a detailed buffer plan as well as cross sections of the
landscape plan. In addition, the proposed 54 units at an overall density of 6.38 is
consistent with the 2016 Comprehensive Plan Update and compatible with the
residential properties to the west and northwest. Based on these facts, Staff’s
recommendation is that if this request is granted, it would not offend the spirit or
intent of this zoning ordinance.
The site is comprised of six parcels of various sizes and shapes that create an 8.46
acre parcel that is narrow, odd shaped and contains approximately 1.4 acres of
flood plain on the site. The applicant’s site plan from the 2008 rezoning showed a
2-story building on the southern portion of the site adjacent to the now
developed Milton Montessori which was outside the flood plain but since 2008,
updated flood maps indicate that a portion of this previously “buildable” area is
now in the flood plain. Based on this information, the amount of land that can be
developed on has been reduced. There are proposed trails within the wetlands
on the southern portion of the site that encroach into the required 75-foot
undisturbed buffer and 10-foot improvement setback. Staff recommends that the
trails be removed from this area to help preserve the buffer in this area adjacent
to the single-family homes on the southern portion of the Hidden Forest cul -de-
sac. Therefore, it is Staff’s recommendation that because of these facts, there
are extraordinary and exceptional situations or conditions pertaining to this piece
of property that the literal or strict application of the zoning ordinance creates an
unnecessary hardship due to size, shape and the floodplain not caused by the
applicant. Relief would not cause a substantial detriment to the public good and
surrounding properties and that the public safety, health and welfare are
secured, and substantial justice is done if approved with the following conditions
to require a fence adjacent to Hidden Forest based on, an increased landscape
buffer adjacent to the above-mentioned lots, an agreed landscape plan with
Prepared by the Community Development Department for the
City of Milton Planning Commission Meeting on February 27, 2019
2/22/2019 Page 14 of 25
R/A RZ08-08/U08-04
abutting property owners. Therefore, Staff recommends APPROVAL
CONDITIONAL of VC18-09 PART 1.
Parts 2 and 3: To delete the requirement for 75% per vertical wall plane of brick or
natural stone (Sec. 64-1095 (o)) and to delete the requirement for 25% brick, tile,
and remaining materials listed for accent materials (Sec 64-1095 (p)).
Pursuant to Sec. 64-1095 (o) requires 75% per vertical wall plane of brick or natural
stone and Sec. 64-1095 (p) for accent materials 25% of brick, tile and other
materials for accent materials. The applicant is requesting relief from the required
building materials for townhomes.
The subject site is located within the SR 9 Overlay District which includes parcels
on Bethany Bend going north toward SR 9 which is the only area left in this area of
Deerfield and SR 9 not included in the Deerfield Form Based Code (FBC)
approved by the City Council in 2015. The applicant is requesting the above two-
part concurrent variance in order to design the townhomes with a less heavy look
of the predominately brick and stone that is required by the SR 9 Overlay District.
Below are sketches that demonstrate the intent of the look as well as the massing
and form. The applicant’s architect has worked closely with the City Architect to
achieve the most appealing and updated design for the area. The applicant
intends to incorporate some brick and stone in the design of the townhomes but
does not intend to utilize the 75% required per vertical wall plane or 25% required
for accent materials. The City Architect continues to work with the applicant to
provide more detailed designs/elevations of the materials for the buildings which
was not submitted at the time of the publishing of this Staff report. The applicant
stated that it would be available prior to the meeting on February 27, 2019.
Below are street view sketches of the site that show the building form, massing
and architectural detail of the buildings.
Although, the applicant has provided good design for the project and worked
with the City Architect but does not meet all four of the considerations when
evaluating a variance. It is Staff’s recommendation that they have demonstrated
the following considerations: (1) Relief, if granted, would not offend the spirit or
intent of this zoning ordinance. (3) Relief, if granted would not cause a
substantial detriment to the public good and surrounding properties. (4) That the
public safety, health and welfare are secured, and that substantial justice is
done.
The applicant has not demonstrated the fol lowing consideration.
(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 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. Therefore, Staff recommends DENIAL of VC18-
09, Parts 2 and 3. If the Mayor and City Council recommends approval of Part 2
Prepared by the Community Development Department for the
City of Milton Planning Commission Meeting on February 27, 2019
2/22/2019 Page 15 of 25
R/A RZ08-08/U08-04
and 3, Staff recommends that all architecture be approved by the City Architect
prior to submittal to the Design Review Board.
Prepared by the Community Development Department for the
City of Milton Planning Commission Meeting on February 27, 2019
2/22/2019 Page 16 of 25
R/A RZ08-08/U08-04
ENVIRONMENTAL SITE ANALYSIS
The applicant has submitted the Environmental Site Analysis which indicates that
there are wetlands, floodplain (does not show complete area that it covers), a
stream and associated stream buffer on the site. There are no steep slopes
exceeding 25 percent over a 10-foot rise, or any endangered wildlife species or
historical sites on the property.
ARBORIST COMMENTS
The proposed rezoning will be subject to the tree preservation ordinance
including recompense and tree density requirements. A new tree survey was
submitted, and the following comments were made regarding the site:
• The arborist report appears to be accurate and mitigation will not be
required for the specimen trees in poor condition.
• The plant material being used for the 35-foot landscape buffer is adequate
for visual screening. Many of the selected species for planting are
evergreen with branching all the way to the ground.
• The landscape plan of the 35-foot landscape buffer shows adequate
density and spacing to provide a visual screen.
CITY OF MILTON FIRE MARSHAL
Roads shall be minimum 26 feet from back of curb to back of curb or if less, shall
be posted no parking signs and curb painted red.
Prepared by the Community Development Department for the
City of Milton Planning Commission Meeting on February 27, 2019
2/22/2019 Page 17 of 25
R/A RZ08-08/U08-04
TRANSPORTATION ENGINEER
A traffic memo has been submitted to the Transportation Engineer to evaluate
access and the applicant has been requested to provide additional information.
CITY ENGINEER
The site plan does not show the all the flood plain that is within the development
but it is represented in the FEMA map inserted on the upper left corner of the site
plan.
PUBLIC INVOLVEMENT
Public Participation Meeting – October 13, 2018
The applicant hosted a Public Participation Meeting at the Hampton Inn Meeting
Room located at 16785 Old Morris Road. There were 20 people in attendance.
The attendees’ issues and concerns were 1) the reduction in the buffer to
surrounding residents and 2) when the traffic circle adjacent to the site would be
completed (Forsyth County).
CZIM Meeting – November 27, 2018
The applicant was present and there were eleven members of the community in
attendance.
The following issues were raised by the community:
• Increased traffic
• Architecture should be consistent with other homes on Bethany Bend
• Concern with separation between existing homes in Hidden Forest
Subdivision. Need to make sure there is some type of protection from car
lights entering the subdivision.
• Parking for guests.
• Issues with the future round a bout.
• Disturbance of existing wildlife and vegetation.
Design Review Board Meeting – December 4, 2018
• Liked the proposed development and design of the buildings.
• Supported the requested architectural variances for the building material
and noted that the requirement for brick does need to be cleaned up.
• Work with the Hidden Forest HOA to decide on a fence that is compatible
for both properties.
Prepared by the Community Development Department for the
City of Milton Planning Commission Meeting on February 27, 2019
2/22/2019 Page 18 of 25
R/A RZ08-08/U08-04
Hidden Forest Community Meeting – January 19, 2019
Environmental architect Carrie Kraus and Korey Jones, the developer met with
the concerned property owners to discuss these drawings at length and walk
their properties along our property line. As stated by the applicant, there were
five residents of the subdivision present at the meeting which was held at 140
Peacock Way by the applicant. Three of the residents at the meeting live in the
three houses at the end of the cul -de-sac which is impacted the most by the
proposed reduced buffer. The applicant stated, each of the home owners was
satisfied and even happy with the proposed detailed landscaping plan. The
Community Development Department Staff has not received any letters of
support from the neighboring property owners.
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 54 residential units comprising of duplexes, triplexes and
quadplexes developed at a density of 6.38 units per acre is consistent and
provides for a transition from lower density to higher density with adjacent
and nearby properties. To the west and south is Hidden Forest Subdivision
developed with primarily townhomes and some single family detached
homes at a density of 4.99 units per acre; Spring Valley Townhomes to the
northwest is developed at 7.86 units per acre; Windcrest Park Townhomes
further to the northwest is developed at 6.76 units per acre. To the east
within Forsyth County is a mixed-use development zoned MPD that
contains apartments, single family homes and future commercial .
Prepared by the Community Development Department for the
City of Milton Planning Commission Meeting on February 27, 2019
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R/A RZ08-08/U08-04
Prepared by the Community Development Department for the
City of Milton Planning Commission Meeting on February 27, 2019
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R/A RZ08-08/U08-04
Location Parcel /
Zoning
Petition
Zoning / Name Approved
Density/Min. Heated
Floor Area
East
(Forsyth
County)
1
ZA3282
MPD (Master Plan
Development) Deerfield
Township
164 acres with no
more than 983
residential units and
250,000 square feet of
commercial area
with 1,000 parking
spaces
South 2
RZ18-06/
U18-01
O-I (Office-Institutional)
Conditional and Use Permit
for Private School
Milton Montessori School
3,287 sq. ft./acre
Existing structure and
new 9,500 sq.ft.
building
Further
South
3
T-5 Limited
IMT Deerfield
12 units/acre
3 stories
Further
South
4 T-5 Limited
Fairview Townhomes
6.25/acre
South
and West
5
RZ02-105
TR (Townhouse Residential)
Conditional
Hidden Forest
4.99 units/acre
1,500 sq. ft. attached
2,000 sq. ft. detached
Northwest 6
Z99-136
TR (Townhouse Residential)
Conditional
Spring Valley
7.86 units/acre
2 stories
1,200 sq. ft.
Further
Northwest
7
RZ97-115
TR (Townhouse Residential)
Conditional
Windcrest Park
6.76 units/acre
1,500 sq. ft.
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 proposal will not adversely affect the existing use
or usability of the adjacent properties as described above if approved with
the Recommended Conditions. The applicant has provided a detailed
buffer plan including cross section of the buffer to demonstrate the 35-foot
proposed buffer adjacent to Hidden Forest Subdivision. The proposed
development is within the range of existing approved densities and uses in
the area.
Prepared by the Community Development Department for the
City of Milton Planning Commission Meeting on February 27, 2019
2/22/2019 Page 21 of 25
R/A RZ08-08/U08-04
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 AG-1
(Agricultural) for single family residential and TR (Townhouse Residential)
with a Use Permit for senior housing.
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?
The proposed development may have some impact on existing streets,
transportation facilities and schools. The roundabout that is under
construction at the entrance of the project as well as the additional
entrance on the northern portion of the site will help ameliorate the
increase in traffic in and out of the subject site. All three schools will be
impacted by the proposed development. This area is currently zoned for
Cambridge High, Hopewell Middle, and Cogburn Woods Elementary and
all schools are currently over building capacity and the project will increase
the number over capacity as indicated in the Development Impact
Statement below.
Prepared by the Community Development Department for the
City of Milton Planning Commission Meeting on February 27, 2019
2/22/2019 Page 22 of 25
R/A RZ08-08/U08-04
5. Whether the proposal is in conformity with the policies and intent of the land
use plan?
Future Land Use Plan Map: MFR (Multi Family Residential) and HDR-2 (High
Density Residential) 5 units per acre or more
Proposed use/density: Townhomes at 6.38 units per acre/Consistent
The proposed development is in conformity with the following plan policies
(objectives):
• Accommodate our diverse population by encouraging a compatible
mixture of housing types, densities and costs within the City.
• Encourage development of housing opportunities that enable residents
to have easier access to commercial services and employment
opportunities.
• Encourage housing policies, choices and patterns that increase
opportunities for people to move into affordable owner-occupied
housing.
• Support appropriate residential and non-residential infill development
and redevelopment in ways that complement surrounding areas.
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?
Since the last approval for a Senior Housing Use Permit in 2008 at a density
of 19.84 units per acre, the applicant has included additional acreage, but
the amount of flood plain has increased on the site. The proposed density is
6.48 units per acre which is a significant decrease from the existing
approved zoning. In addition, there is a mixed-use development under
construction on the east side of Bethany Bend in Forsyth County which
includes apartments, single family homes, and future commercial uses
directly across the street from the site. Lastly, there is a roundabout under
construction which will serve as the primary entrance and exit for the
development. Therefore, it is Staff’s opinion that these changed conditions
affect the use and development of the property which supports the
recommended approval of the proposed rezoning.
Prepared by the Community Development Department for the
City of Milton Planning Commission Meeting on February 27, 2019
2/22/2019 Page 23 of 25
R/A RZ08-08/U08-04
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 will 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 open space requirements.
CONCLUSION
It is Staff’s opinion that the proposed rezoning from TR (Townhouse Residential)
and AG-1 (Agricultural) to TR (Townhouse Residential) to develop 54 townhomes
is consistent with the 2016 Future Land Use Plan Update and Plan Policies as well
as providing an appropriate transition from lower density to higher densities to the
north and east. Staff recommends APPROVAL CONDITIONAL of RZ18-14 and
APPROVAL CONDITIONAL VC18-09, PART 1 AND DENIAL OF VC18-09, PARTS 2 AND
3.
Prepared by the Community Development Department for the
City of Milton Planning Commission Meeting on February 27, 2019
2/22/2019 Page 24 of 25
R/A RZ08-08/U08-04
RECOMMENDED CONDITIONS
If this petition is approved by the Mayor and City Council, it should be TR
(Townhouse Residential) 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) Townhouse attached dwellings and accessory uses and structures.
b) No more than 54 total dwelling units at a maximum density of 6.38
units per acre, whichever is less, based on the total acreage zoned.
Approved lot/unit totals are not guaranteed. The developer is
responsible through site engineering (at the time of application for a
Land Disturbance Permit) to demonstrate that all lots/units within the
approved development meet or exceed all the development
standards of the City of Milton. The total lot/unit yield of the subject
site shall be determined by this final engineering.
2) To the owner’s agreement to abide by the following:
a) Substantial compliance with the revised site plan received by the
Community Development Department on January 16, 2019 and
whereby the exact layout of the project may contain minor
deviations approved by the Community Development Director
provided the deviations remain consistent with the purpose and
intent of the Council’s approval of the petition. Notwithstanding the
contents of the site plan, the project must meet or exceed the
requirements of the Zoning Ordinance, all other applicable city
ordinances and these conditions. The site plan may be revised with
the approval of the Community Development Director in order to
comply with city codes and zoning conditions. Unless otherwise
noted herein, compliance with all conditions shall be in place prior to
the issuance of the first Certificate of Occupancy.
b) All areas which are not part of an individual lot and held in common
shall be maintained by a mandatory homeowners association,
whose proposed documents of incorporation shall be submitted to
the Director of Community Development for review and approval
prior to the recording of the first final plat.
Prepared by the Community Development Department for the
City of Milton Planning Commission Meeting on February 27, 2019
2/22/2019 Page 25 of 25
R/A RZ08-08/U08-04
3) To the owner’s agreement to the following site development
considerations:
a) Provide a 35-foot landscape buffer adjacent to property zoned TR
(Townhouse Residential) (Hidden Forest Subdivision) and a 50-foot
undisturbed stream buffer adjacent to property zoned TR
(Townhouse Residential) (Hidden Forest Subdivision). Design and
plant selection shall be approved by the City Arborist.
(VC18-09, Part 1)
b) Provide a fence along the property line abutting single family
residential structures within Hidden Forest Subdivision as approved by
the Design Review Board.
4) To the owner’s agreement to abide by the following requirements, dedication,
and improvements:
a) Access to the site and frontage improvements 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) and frontage
improvements shall conform to Chapter 48 Streets, Sidewalks and
Other Public Places of the City of Milton Code of Ordinances.
b) Provide sidewalks internal to development and along entire Bethany
Bend frontage connecting to existing infrastructure on adjacent
parcels as required and approved by City of Milton Department of
Public Works.
Page is too large to OCR.
Page is too large to OCR.
Ai SOUTHERN RED OAK
i' BRACKENS BROWN MAGNOLIA
4
SWEETBAY MAGNOLIA
EASTERN REDBUD
SERVICEBERRY
CERRY LAUREL
SOUTHERN WAX MYRTLE
toBURFORD HOLLY
-Am
CIVIL ENGINEERING PLANNING LANDSCAPE ARCHITECI
50 Warm Springs Circle
Roswell Georgia 30075
(770) 641-1942 www.aecad.com
SECTION A -A1
HIDDEN FOREST
SECTION 13-131
MILLIEU
.a•
I �rOOo
I�
do
211111111T.Wba�rr
MILLIEU
LANDSCAPE
CROSS SECTIONS
HIDDEN FOREST
SECTION C -C1
MILLIEU
MILTON, GEORGIA
I2
M
PROJECT INFORMATION
PROJECT NO.: 18-4211.00
DATE: JANUARY 17, 2019
SCALE: V = 10'
FILE NAME: AEC -CROSS SECTIONS.dwg
DESIGN/DRAWN: SLR/TPB
AMERICAN HOLLY
t
TULIP POPLAR
JAPANESE CRYPTOMERIA
BRODIE EASTERN RED CEDAR
'j
LOBLOLLYPINE
SWEETBAY MAGNOLIA
EASTERN REDBUD
SERVICEBERRY
CERRY LAUREL
SOUTHERN WAX MYRTLE
toBURFORD HOLLY
-Am
CIVIL ENGINEERING PLANNING LANDSCAPE ARCHITECI
50 Warm Springs Circle
Roswell Georgia 30075
(770) 641-1942 www.aecad.com
SECTION A -A1
HIDDEN FOREST
SECTION 13-131
MILLIEU
.a•
I �rOOo
I�
do
211111111T.Wba�rr
MILLIEU
LANDSCAPE
CROSS SECTIONS
HIDDEN FOREST
SECTION C -C1
MILLIEU
MILTON, GEORGIA
I2
M
PROJECT INFORMATION
PROJECT NO.: 18-4211.00
DATE: JANUARY 17, 2019
SCALE: V = 10'
FILE NAME: AEC -CROSS SECTIONS.dwg
DESIGN/DRAWN: SLR/TPB
Proposed Buffer Plantings
Millieu
City of Milton
AEC, Inc.
January 18, 2019
Native Tree
American Holly
Ilex opaca
AEC, Inc.
2
Height: 40’-50’
Spread: 20’-40’
Sun: Full sun-partial shade
Soil: Flood resistant and drought tolerant
Attributes: Red berries that attract birds,
somewhat toxic for humans to consume,
cream colored flowers with pleasant smell
Color: Green year-round
3
Native Tree- Small
Emerald Green Arborvitae
Thuja occidentalis‘Smaragd’
Height: 15’
Spread: 3’-5’
Sun: Full sun
Soil: well drained soils
Attributes: Prized for it’s foliage and texture
Color: Evergreen- green
AEC, Inc.
Native Tree
Brodie Eastern Red Cedar
Juniperus virginiana‘Brodie’
AEC, Inc.
4
Height: 15’-20’
Spread: 10’-20’
Sun: Full sun
Soil: Wide range of soils
Attributes: Flowers are fragrant; attractive to
bees, butterflies, and birds
Color: Evergreen
Danger: All parts poisonous if ingested
Native Tree
Southern Magnolia
Mganolia grandiflora
AEC, Inc.
5
Height: 60’-80’
Spread: 40’
Sun: Full sun and partial shade
Soil: Wide range of soils, flood and drought
tolerant
Attributes: Flagrant creamy white flowers,
blossoms throughout summer months, yields
fruit that attracts birds
Color: evergreen
Native Tree
Sweetbay Magnolia
Magnolia virginiana
AEC, Inc.
6
Height:’ 30-50’
Spread: 40’
Sun: Full sun and partial shade
Soil: Wide range of soils, flood and drought
tolerant
Attributes: Flagrant creamy white flowers,
blossoms throughout summer months, yields
fruit that attracts birds
Color: semi evergreen
Tree
Cryptomeria
Cryptomeria japonica
AEC, Inc.
7
Height:’ 40-80’
Spread: 40’
Sun: Full sun and partial shade
Soil: Wide range of soils, flood and drought
tolerant
Attributes: Thick hearty evergreen, good for
screening
Color: Dark Green
Native Tree
Southern Red Oak
Quercus falcata
AEC, Inc.
8
Height: 50’-80’
Spread: 60’-70’
Sun: Full sun and
Soil: wet, well drained
Attributes: produces acorns that attract
wildlife,
Color: copper during fall
Native Tree
Loblolly Pine
Pinus taeda
AEC, Inc.
9
Height: 40’-90’
Spread: 20’-40’
Sun: Full sun
Soil: Adaptable, but prefers moist, sandy
mildly acidic soils
Attributes: Extremely fast-growing;
attracts birds and butterflies
Color: Evergreen
Native Tree
Serviceberry
Amelanchier canadensis
AEC, Inc.
Height: 20’-30’
Spread: 12’-15’
Sun: Sun to partial shade
Soil: Prefers medium-moisture, well-drained
soil. Tolerates a variety of soil conditions.
Attributes: Produces edible berries
Color: Dark green foliage; orange-red in
autumn
Native Tree Cultivar
Bracken's Brown Beauty Magnolia
Magnolia grandiflora 'Bracken's Beauty'
AEC, Inc.
Height:
Spread:
Sun:
Soil:
Attributes:
Color:
Native Tree Cultivar
Little Gem Dwarf Southern Magnolia
Magnolia grandiflora ‘Little Gem’
AEC, Inc.
22
Height: 20’-25’
Spread: 10’-15’
Sun: Full sun
Soil: Wide range of soils, flood and drought
tolerant
Attributes: Showy, fragrant flowers,
blossoms from late spring through summer,
blooms later in cooler regions
Color: evergreen
Native Tree Cultivar
Hightower Willow Oak
Quercus phellos 'Hightower'
AEC, Inc.
13
Height: 55’-65’
Spread: 30’-45’
Sun: Full sun
Soil: acidic
Attributes: Drought and flood-tolerant;
very resilient; more straight and uniform
branching than species; excellent “street
tree”
Color: Dark green; yellow in autumn
Native Tree Cultivar
Emerald City Tulip Poplar
Liriodendron tulipifera 'Emerald City'
AEC, Inc.
14
Height: 40’-55’
Spread: 25’-40’
Sun: Sun to Partial Shade
Soil: Neutral to mildly acidic; moist and
well-drained
Attributes: Pollen-producing; straighter
and more upright and compact than
species; fast growth rate
Color: Deep green; yellow in autumn;
orange flowers in spring
Native Tree Cultivar
Autumn Brilliance Serviceberry
Amelanchier x grandiflora 'Autumn Brilliance'
AEC, Inc.
Height: 15’-25’
Spread: 15’-25’
Sun: Sun to partial shade
Soil: Prefers medium-moisture, well-drained
soil. Tolerates a variety of soil conditions.
Attributes: Produces white flowers in April
and edible berries in June. Attracts birds.
Color: Dark green foliage; orange-red in
autumn
Native Tree- Small
Eastern Redbud
Cercis canadensis
AEC, Inc.
16
Height: 20’-30’
Spread: 25’-35’
Sun: Full sun and partial shade
Soil: Variety of soils, well drained
Attributes: Pink flowers bloom in April,
produces brown pods, attracts insects and
butterflies, provides shelter for birds
Color: leafs emerge red, turn green in
summer and yellow in fall.
Native Shrub
Southern Wax Myrtle
Myrica cerifera
AEC, Inc.
17
Height: 6’-12’
Spread: 8’-10’
Sun: Full Sun and partial shade
Soil: Variety of slightly moist
Attributes: Produces honey, leaves are aromatic,
berries occur when male and female plants are next
to each other, fragrant leaves
Color: Evergreen
Adapted Shrub - Large
Nellie R. Stevens Holly
Illex x 'Nellie R. Stevens'
AEC, Inc.
Height: 15’-20’
Spread: 8’-12’
Sun: Full sun to partial shade
Soil: Prefers slightly acidic, medium-
moisture, well-drained soils
Attributes: Attracts bees, butterflies,
and birds
Color: Evergreen
Non-Native Shrub
Dwarf Burford Holly
Ilex cornuta 'Dwarf Buford'
AEC, Inc.
19
Height: 6’-8’
Spread: 8’-10’
Sun: Full sun to partial shade
Soil: medium moisture, well-drained
soils
Attributes: Attracts birds; heat and
drought tolerant
Color: green
Location Map
Not to Scale
19-01-16-01
Bethany Bend
Arborist Report City
of Milton
Reference Unified Development Code
City of Milton, Georgia
All of the following information is based upon visual field observations and 30 years of practical horticultural
experience. No scientific or lab tests have been performed. I certify that all information in this report is true and
inclusive to the best of my knowledge and is prepared in good faith.
Scott Hall, RLA, Certified Arborist
On Site Specimen Evaluation Date: January 21, 22, 2019
Report Date: January 23, 24
Revised Date:
Outdoor Spaces, LLC
Scott Hall, Owner
RLA, Certified Arborist
Certificate Number: SO-5434A
404-328-6561 Cell
678-965-4784 Fax
scottandcyrena@bellsouth.net
scottandcyrena@bellsouth.net
Disclaimers:
Although, the arborist report will determine whether or not a tree is a specimen; it is provided as best judgment
opinion. Ultimately, the governing body’s (City of Milton) arborist or representative shall determine whether a tree
is classified as a specimen or not.
All specimen tree locations shall be approximate. The provided tree locations will be GPS located, however in no
manner shall the provided tree location plan be used or represented as a tree survey. It is the sole responsibility of the
OWNER to have all tagged specimen trees located by a Certified Land Surveyor.
No warranties express or implied are made with respect to the report of aforementioned specimen trees. It is
understood the OWNER makes use of this report by the ARBORIST at OWNER’s sole risk and that the report
is provided as best judgment opinion. In no manner does this report guarantee the life or imply any length of
life span of the trees that are determined to be specimens.
Arborist Note:
Due to certain species and undesirable traits, some trees shall be considered in poor condition if the following
is true. Numerous trees grown in a native setting may appear to grow as multi-trunk; however this is not
desirable in most trees. Most trees that have multi-trunks at the base are usually created when two separate
trees grow together or the tree branches off at an early age and they become Co-Dominate Leaders. Either
scenario is an undesirable condition for most trees because they both create weak crotches, included bark
and/or a prime place for debris and water to get trapped that will always cause decay. In this case these trees
become a life safety issue and can not be considered specimen trees.
Some trees are an exception to this rule, such as, but not limited to:
Crape Myrtles, Birches, Wax Myrtles, Red Buds, Fringe Trees, Dogwoods, Hollies, Cedars, Sourwoods,
Sweet Bay Magnolias, Red Bays and Live Oaks.
These are an exception because they naturally create sucker growth from the roots and/or trunk or do not
typically have the life safety issues because they are not large growing trees.
Reference: Sinclair, Wayne A., 1936. Diseases of Trees and Shrubs / Wayne A.
Sinclair and Howard H. Lyon.-2nd ed. Published 2005
Unified Development Code –City of Milton
Chapter 60 – VEGETATION
ARTICLE II. - TREE PRESERVATION
DIVISION 1. - TREE CONSERVATION
Sec. 60-21. - Definitions.
Caliper means the standard for trunk measurements for new plantings. Caliper of the trunk is the
diameter in inches measured six inches above the ground level.
City arborist means the agent(s) of the City of Milton assigned to the community development
department having the primary responsibilities of administration and enforcement of the tree
conservation ordinance.
D.B.H. means diameter-at-breast-height is a standard measure of tree size, (for trees existing on
site) and is a tree trunk diameter measured in inches at a height of four and one-half feet above the
ground.
Tree:
(1) Tree means any self-supporting woody perennial plant which has a trunk diameter of two
inches or more measured at a point six inches above the ground level and which normally
obtains a height of at least ten feet at maturity, usually with one main stem or trunk and
many branches.
(2) Heritage tree means a tree which is designated upon approval by the city council to be of
notable historical value or interest because of its age, size, or historical association.
(3) Protected tree means any tree equal to or over 15 inches DBH that is in fair or better
condition and any tree required as a condition of zoning, variance or permit approval.
(4) Specimen tree means any tree which has been determined by the city arborist to be of high
value because of its type, size, age, or other professional criteria, and has been so designated
according to administrative standards contained in this document.
(5) Stand of specimen trees means a contiguous grouping of trees which has been determined
to be of value by the city arborist:
a. A relatively mature even aged stand.
b. A stand with purity of species composition or of a rare or unusual nature.
c. A stand of historical significance.
d. A stand with exceptional aesthetic quality.
e. A stand which is located on a site otherwise devoid of trees.
Sec. 60-47. - Specimen tree standards.
Some trees on a site warrant special consideration and encouragement for preservation. These
trees are referred to as "specimen trees". Trees unique due to age, size, species or historic relevance are
to be identified during the survey process and special consideration shall be made to work around them.
Cost effective building, site, hardscape and landscape designs will be strongly encouraged to conserve
such specimen trees. These trees are to be identified and highlighted on the tree protection plan. Design
of buildings, hardscapes and utilities are to be developed with consideration to preserving and featuring
specimen trees.
Tree density unit credits are given for existing trees that are saved during the site development
process, with greater credits given to specimen trees saved. In order to encourage the preservation of
specimen trees and the incorporation of these trees into the design of projects, additional density credit
will be given for specimen trees which are successfully saved by a design feature specifically designated
for such purpose. Credit for any specimen tree thus saved for such purpose would be two times the
assigned unit value.
Specimen tree is any tree which equals or exceeds the following diameter sizes:
Tree Type Tree Diameter Size Examples
Large hardwoods 27″ d.b.h. Oak, Hickory, Poplar, Sweetgum, etc.
Large hardwood 24″ d.b.h. Beech
Large softwood 27″ d.b.h. Pine
Small native flowering 8″ d.b.h. Dogwood, Redbud, Sourwood
...and a tree in fair or better condition must meet the following minimum standards:
• A life expectancy of greater than ten years.
• A relatively sound and solid trunk with no extensive decay or hollow, and less than 20 percent
radial trunk dieback.
• No more than one major and several minor dead limbs (hardwoods only).
• No major insect or pathological problem.
• A lesser sized tree can be considered a specimen if it is a rare or unusual species, of
exceptional quality, or of historical significance.
• A lesser sized tree can be considered a specimen if it is specifically used by a builder,
developer, or design professional as a focal point in a project or landscape.
Specimen tree stands: A contiguous grouping of trees which has been determined to be of value by the
city arborist. Determination is based upon any one or more of the following criteria:
• A relatively mature, even-aged stand.
• A stand with purity of species composition or of a rare or unusual nature.
• A stand of historical significance.
• A stand with exceptional aesthetic quality.
• A stand on a site which is otherwise devoid of trees.
Tree #Size/ Species Health
Condition
Structural
Condition Specimen Comments Photo # (See
Attached)
City of Milton's
Assessment
358 38" Water Oak Fair Fair Yes Needs corrective pruning.
359 41" Water Oak Fair Fair Yes Needs corrective pruning.
360 31" Chestnut Poor Poor No
Trunk gall, an indication of trunk rot.
Numerous main limbs dead/ gone. 2
Co-Dominate Leaders with decay in
crotch. Due the species, a multi-stem
tree at or near the base of the tree is
undesirable.
1-3
361 30" Chestnut Poor Poor No
Main limbs and minor limbs dead/
gone. 3 Co-Dominate Leaders with
included bark and weak crotches. Due
the species, a multi-stem tree at or near
the base of the tree is undesirable.
4-5
362 29" Tulip Poplar Fair Fair Yes
587 36" Tulip Poplar Fair Fair Yes
588 35" Pine Fair Poor No
2 Co-Dominate Leaders 40' up with
weak crotches and included bark. Due
the species, a multi-stem is
undesirable.
6
590 31" Red Maple Poor Poor No
Severe trunk canker indicating
possible trunk rot. Several limbs dead/
gone
7
363 27" Tulip Poplar Fair Poor No Several wounds at base exposing
heartwood with radial dieback. 8-10
555 34" Red Maple Fair Poor No
3 Co-Dominate Leaders with decay in
crotch. Due the species, a multi-stem
tree is undesirable.
11
561 30" Water Oak Poor Poor No Symptoms of Hypoxylon Canker with
numerous main limbs dead/ gone 12-13
364 13" Dogwood Good Good Yes
565 39" Water Oak Poor Poor No
Symptoms of Hypoxylon Canker with
numerous main limbs dead/ gone.
Several cavities with decay.2 Co-
Dominate Leaders with weak crotches
and included bark. Due the species, a
multi-stem is undesirable.
14-15
566 38" Water Oak Poor Poor No Symptoms of Hypoxylon Canker with
numerous main limbs dead/ gone. 16-17
567 42" Water Oak Poor Poor No
Symptoms of Hypoxylon Canker with
numerous main limbs dead/ gone.
Several cavities with decay.2 Co-
Dominate Leaders with weak crotches
and included bark. Due the species, a
multi-stem is undesirable.
18-19
568 29" Red Maple Poor Poor No
Deep hollow cavity at base. 2 Co-
Dominate Leaders weak crotches and
included bark. Due the species, a multi-
stem is undesirable.
20
563 32" Red Oak Fair Good Yes
562 31" Water Oak Poor Poor No Dead leader causing decay in trunk 21
560 29" Water Oak Fair Poor No
Farm equipment grown into trunk at
base compromising the structure of
tree.
22
556 32" Pine Poor Poor No Large cavity at base.23
19-01-16-01 Bethany Bend Arborist Report City of Milton
Tree #Size/ Species Health
Condition
Structural
Condition Specimen Comments Photo # (See
Attached)
City of Milton's
Assessment
19-01-16-01 Bethany Bend Arborist Report City of Milton
559 35" Pine Good Good Yes
557 29" Pine Good Good Yes
558 31" Pine Poor Poor No
2 Co-Dominate Leaders 30' up with
weak crotches and included bark. Due
the species, a multi-stem is
undesirable.
24
569 37" Water Oak Fair Fair Yes Minor trunk gall. Needs corrective
root pruning
570 36" Pine Poor Poor No
Trunk gall, an indication of trunk rot.
Symptoms of Pine Borers with borer
holes, pitch tubes and thinning foliage.
25-26
571 39" Water Oak Fair Poor No
3 Co-Dominate Leaders with weak
crotches and included bark. Due the
species, a multi-stem is undesirable.
27
572 31" Pine Poor Poor No
Cavity with decay. Symptoms of Pine
Borers with borer holes, pitch tubes
and thinning foliage.
28-29
573 29" Pine Poor Poor No Dead.30
574 28" Pine Poor Poor No
Symptoms of Pine Borers with borer
holes, pitch tubes and thinning foliage.
2 Co-Dominate Leaders 40' up with
weak crotches and included bark. Due
the species, a multi-stem is
undesirable.
31-32
575 (25"-24"-21")
Sweet Gum Fair Poor No
3 Trees grown together creating 3 Co-
Dominate Leaders with weak crotches
and included bark. Due the species, a
multi-stem is undesirable.
33
576 30" Pine Fair Fair Yes
577 43" Water Oak Fair Fair Yes Needs corrective pruning.
578 39" Water Oak Fair Poor No
2 Trees grown together creating 2 Co-
Dominate Leaders with weak crotches
and included bark. Due the species, a
multi-stem is undesirable.
34
365 29" Sweet Gum Poor Poor No
2 Co-Dominate Leaders with weak
crotches and included bark. Wire
grown into crotch. Minor trunk
damage. Structural root plate impact
by drive way. Due the species, a multi-
stem is undesirable.
35-37
366 29" White Oak Poor Poor No
Large cavity with decay and fruiting
bodies. Several trunk canker
indicating possible trunk rot.
38-40
Untagged 29" Red Oak
(estimated)Poor Poor No Unable to access due to animals.
Large hollow cavity at base 41
367 29" Pine Poor Poor No Symptoms of Pine Borers with borer
holes, pitch tubes and thinning foliage.42
368 27" Pine Poor Poor No
2 Co-Dominate Leaders with 1 dead
large cavity in other. Due the species,
a multi-stem is undesirable.
43
580 36" Pine Poor Poor No
Symptoms of Pine Borers with borer
holes, pitch tubes and thinning foliage.
2 Co-Dominate Leaders 30' up with
weak crotches and included bark. Due
the species, a multi-stem is
undesirable.
44-45
Tree #Size/ Species Health
Condition
Structural
Condition Specimen Comments Photo # (See
Attached)
City of Milton's
Assessment
19-01-16-01 Bethany Bend Arborist Report City of Milton
581 28" Pine Fair Poor No
3 Co-Dominate Leaders 20' up with
weak crotches and included bark. Due
the species, a multi-stem is
undesirable.
46
582 31" Pine Poor Poor No
Severe trunk canker indicating
possible trunk rot. Symptoms of Pine
Borers with borer holes, pitch tubes
and thinning foliage.
47
369 8" Dogwood Poor Poor No 75% dead 48
370 27" Water Oak Good Good Yes
584 32" Water Oak Poor Poor No
2 Co-Dominate Leaders with trunk
gall and trunk distortion in crotch,
indicating possible trunk rot. Due the
species, a multi-stem is undesirable.
49
583 34" Water Oak Poor Poor No
Cavity with decay. Symptoms of
Hypoxylon Canker. Trunk sounds
hollow
50-52
585 16" Dogwood Poor Poor No Cavity at base. Numerous limbs dead/
gone 53
586 40" Red Oak Good Good Yes
2 Co-Dominate Leaders with trunk
gall in crotch, indicating possible
trunk rot. Other trunk galls on trunk.
Due the species, a multi-stem is
undesirable.
54-55
371 28" Pine Poor Poor No
Symptoms of Pine Borers with borer
holes, pitch tubes and thinning foliage.
2 Co-Dominate Leaders 30' up with
weak crotches and included bark. Due
the species, a multi-stem is
undesirable.
56-57
Dead main limb
Photo 1 Photo 2
Decay in crotch
Numerous trunk
galls
Photo 3 Photo 4
Included bark
Dead main limb
Photo 5 Photo 6
Poor leader union
Poor leader union
with severe trunk
canker
Photo 7 Photo 8
Trunk canker
Cavity exposing
heartwood with
radial dieback
Photo 9 Photo 10
Cavity exposing
heartwood with
radial dieback
Included bark
Photo 11 Photo 12
Numerous main
limbs dead/gone
Symptoms of
Hypoxylon Canker
Photo 13 Photo 14
Small cavities with
decay
Symptoms of
Hypoxylon Canker
Photo 15 Photo 16
Symptoms of
Hypoxylon Canker
Symptoms of
Hypoxylon Canker
Photo 17 Photo 18
Symptoms of
Hypoxylon Canker
Dead main limbs
Photo 19 Photo 20
Cavity with decay
Dead/ gone leader
creating cavity with
decay
Photo 21 Photo 22
Farm equipment
grown into trunk
Poor leader union
Photo 23 Photo 24
Cavity with decay
Trunk canker
Photo 25 Photo 26
Borer holes
Poor leader union
Photo 27 Photo 28
Cavity decay
Borer holes and
pitch tubes
Photo 29 Photo 30
Dead tree
Cavity with decay
Photo 31 Photo 32
Borer holes and
pitch tubes
3 separate trees
Photo 33 Photo 34
2 Trees
Wires grown into
union of main
leaders
Photo 35 Photo 36
Minor wounds to
tree
Root plate
impacting drive
Photo 37 Photo 38
Cavity with decay
and fruiting bodies
Trunk canker
Photo 39 Photo 40
Trunk canker
Hollow cavity
Photo 41 Photo 42
Borer holes
Hollow cavity
Photo 43 Photo 44
Poor leader union
Dead leader
Borer holes
Photo 45 Photo 46
Poor leader unions
Trunk canker
Photo 47 Photo 48
75% Dead
Severe trunk canker
Photo 49 Photo 50
Trunk canker
causing cavity
Cavity with severe
decay
Photo 51 Photo 52
Symptoms of
Hypoxylon Canker
Deep cavity with
decay
Photo 53 Photo 54
Cavity with decay
Trunk galls
Photo 55 Photo 56
Poor branch union
Borer holes and
pitch tubes
Photo 57