HomeMy WebLinkAboutResolutions R25-05-737 - 05/05/2025 - Arnold Mill Rd Small Area Plan within AMR Hamlet OverlaySTATE OF GEORGIA
COUNTY OF FULTON
RESOLUTION NO. R25-05-737
RESOLUTION OF THE CITY OF MILTON ACCEPTING ARNOLD MILL ROAD
SMALL AREA PLAN TO GUIDE CONSIDERATION OF FUTURE REGULATION OF
PARCELS WITIDN ARNOLD MILL ROAD HAMLET OVERLAY
WHEREAS, the City of Milton , Georgia ("City") is a duly formed political subdivision of
the State of Georgia, with all the powers attendant thereto ; and
WHEREAS , the Comprehensive Plan 2040 directed the city to exp lore developing a small
area plan for the Arnold Mill Road character area; and
WHEREAS , during 2024, the City hired a consultant and identified stakeho ld ers to be
involved in the process of small area planning for future development along the Arnold Mill Road
in Milton; and
WHEREAS, pub I ic meetings were conducted on March 21, 2024, June 13 , 2024 , and
August I , 2024, to get input with respect to the preparation of a concept plan for the Arnold Mill
Ro ad character area; and
WHEREAS , as a result of the input from the public meetings , the identified stakeholders
recommended acceptance of the draft Arnold Mill Small Area Plan , to provide a guide to
consideration of future regulation of development within the District;
NOW THEREFORE, BE IT RESOLVED ,
1. The City of Milton does hereby accept the attached Arno ld Mill Small Area Plan
in order to guide the City 's consideration of future regulations in the Arnold Mill
Road Hamlet Overlay.
2. It is ackn ow ledged that the Sma ll Area Plan does not provide any expres s
regulation s o r restrictions witho ut future ado pti o n and /or refere nc e by City
Ordinance .
_, M
SO RESOLVED , the pu bli c health , safety and we lfare demanding it , this Q day of
M~ .202s.
Approved:
~~----
DRAFT - 04.28.25
A Small Area Plan for the Arnold Mill Character Area
Prepared for the City of Milton
To Be Adopted May 5, 2025
DRAFT - 04.28.25
DRAFT - 04.28.25
Acknowledgments
2 Acknowledgments and Table of Contents
Consultant Team
»Caleb Racicot, Principal-in-Charge
»Tom Walsh, Founding Principal
»Jia Li, Project Manager and Planner
»Nick Johnson, Planner
»Saloni Shah, Planner
City of Milton
Mayor and Council
»Peyton Jamison, Mayor
»Andrea Verhoff, District 1/Post 1
»Carol Cookerly, District 1/Post 2 and Mayor
Pro Tem
»Juliette Johnson, District 2/Post 1
»Doug Hene, District 2/Post 2
»Jan Jacobus, District 3/Post 1
»Phil Cranmer, District 3/Post 2
City Staff
»Diana Wheeler, Interim Community
Development Director
»Robert Buscemi, Director of Special Projects
»Shubhangi Jangam, Principal Planner
»Robyn Macdonald, Zoning Manager
DRAFT - 04.28.25
DRAFT - 04.28.25
Table of Contents
Arnold Mill Small Area Plan 3
1 Introduction
2 Arnold Mill Today
3 Community Input
4 Small Area Plan
5 Implementation
5
13
27
39
59
DRAFT - 04.28.25
DRAFT - 04.28.25
1
Arnold Mill Small Area Plan 5DRAFT - 04.28.25
INTRODUCTION
6 Introduction DRAFT - 04.28.25
This plan’s study area covers the entire length of
Arnold Mill Road that falls within the City of Milton,
a total distance of 3.1 miles. The road’s northern
boundary is the Little River, which follows the
Cherokee County line. Arnold Mill Road becomes
Hickory Flat Highway a short distance north from this
boundary.
While Arnold Mill Road extends south into Roswell,
the study area stops just north of the Crabapple
shopping center located at the northeast corner of
Arnold Mill Road and Crabapple Road.
The study area’s western and eastern boundaries
follow the character area boundary for Arnold
Mill Road outlined in the City of Milton’s 2040
Comprehensive Plan. All parcels included in the study
area have direct frontage along Arnold Mill Road, with
three exceptions: the Chadwick Road Landfill, and the
residential development clustered where Green Road
intersects with Arnold Mill Road, and one small parcel
just south of Old Holly Road without direct access to
Arnold Mill Road.
Several landmarks along Arnold Mill Road are found
within the study area, including the Chadwick-
McConnell House, Ebenezer United Methodist
Church, and Legacy Park. The vast majority of
properties, however, are minimally developed or
undeveloped. These are the properties that lend
Arnold Mill Road its uniquely rural character.
In many ways, Arnold Mill Road represents the
tension between the Atlanta region’s continuous
growth and its rural history. Located along the City
of Milton’s southwestern border, this 3-mile road and
its surrounding pastoral landscape serves as a gateway
into the City of Milton’s thriving downtown district,
better known as “Crabapple,” and is a key connector
between three additional jurisdictions: Cherokee
County to the north and the City of Roswell to the
west and south. As such, Arnold Mill Road handles
a tremendous amount of traffic every day, especially
during peak times, and is reaching maximum capacity.
It is also, incidentally, a state highway—State Route
140—managed by the Georgia Department of
Transportation (GDOT).
Despite being confronted with the consequences
of growth, Arnold Mill has remained a unique rural
corridor. The road itself is a meandering two-lane
road, sometimes featuring a center turn lane at key
intersections. Flanking both sides of the roadway are
large tracts of agricultural land and equestrian facilities
Milton is known for, interspersed with historic homes,
forested parcels, churches, and some additional
uses. A mixture of land use policies, infrastructure
limitations, and preservation has preserved this rural
character, even while the surrounding area continues
to grow.
The City of Milton commissioned this Small Area Plan
to explore the multifaceted future of Arnold Mill.
Drawing from the 2014 Visioning Study developed for
the corridor, this plan will address which aspects of
Arnold Mill Road can accommodate change while still
maintaining its rural character.
Study Area Overview
WELCOME TO ARNOLD MILL
Arnold Mill Small Area Plan 7DRAFT - 04.28.25
Figure 1.1: The Arnold Mill Road Small Area Plan Study Area
8 Introduction DRAFT - 04.28.25
These recommendations support a unified conception
of Arnold Mill Road as predominantly rural, with some
flexibility to accommodate modest growth and relieve
some of the pressure to develop the remaining rural
areas.
In 2014, the City of Milton partnered with the Atlanta
Regional Commission to develop a Visioning Study
for the Arnold Mill Road corridor. Ten years later,
the Visioning Study remains a relevant document that
captures the community’s vision and priorities for the
Arnold Mill Road study area. Several aspects of the
Visioning Study, including the study area boundary,
were carried forward for this plan.
One significant recommendation made by the
Visioning Study was to guide new development to one
to two small nodes along the corridor, which could be
governed by a design-oriented zoning overlay. Given
the immense amount of development pressure the
corridor has seen over the last ten years, this is still
a top priority for the City of Milton. By absorbing
some of this pressure through clustered development,
the rest of Arnold Mill Road could be reserved for
rural, agricultural, and low-density residential uses.
Determining the locations of these future “activity
nodes” was a key objective during the community
input sessions for this Small Area Plan.
Other recommendations from the Visioning Study
included:
»Respect the corridor’s rural character
»Preserve open space
»Avoid strip commercial and office development
»Avoid the standard “pod” model of subdivision
development
»Avoid dense townhomes and apartments
»Apply design standards to new development to
align with rural preservation goals
»Preserve historic and environmental resources
along the corridor
Changes Since the 2014 Study
Although Arnold Mill Road mostly has retained its
rural character, the area has seen some changes.
First and foremost, traffic counts have continued to
increase. Arnold Mill Road regularly sees over 20,000
trips per day. At peak times, this leads to significant
traffic queues that last for hours. Arnold Mill Road
isn’t the only street affected; Cox Road, Ranchette
Road, and others also experience these delays. While
this challenge is not new, the continued pressure on
Arnold Mill’s transportation infrastructure is worth
noting.
2014 Visioning Study
March 2014 DRAFT
City of Milton • Atlanta Regional Commission
Arnold Mill Road Visioning Study
Arnold Mill Small Area Plan 9DRAFT - 04.28.25
Arnold Mill Road has seen several positive
developments as well, with various institutions
and organizations investing in new community
development projects within the study area, especially
near the intersection of Cox Road. Ebenezer United
Methodist Church is building a new community center,
providing significant new programmable space within
Milton. Facilities include an indoor performance space,
a community kitchen, meeting rooms, and more.
Additionally, the City has acquired new property along
Cox Road across from Legacy Park. Future use for
this property has not yet been determined, though it
could be used for community greenspace.
Farther north on Arnold Mill Road, a new commercial
area—which includes a gas station and additional
small-footprint retail storefronts—is under
construction. Through the approval process, the City
successfully ensured the development will abide by
design guidelines and other regulations intended to
uphold a rural aesthetic.
Lastly, the residential community at the intersection of
Arnold Mill Road and Green Road was built in 2018.
As one of the few areas along Arnold Mill Road with
municipal sewer infrastructure, these parcels were
included in the area governed by the Crabapple Form
Based Code, which allows for denser development
following comprehensive design guidelines. It should
be noted that the entire study area falls outside the
Urban Growth Boundary.
Image: Compass Realty DRAFT - 11.14.24
DRAFT - 04.28.2510 Introduction
Goals and Objectives
Many of the challenges facing Arnold Mill Road
ten years ago remain today. Consequently, the
community’s vision and goals for the corridor’s
improvement and preservation of the surrounding
area also remain. Through this Small Area Plan, the
City of Milton has an opportunity to lay out the steps
necessary to implement this vision.
This plan seeks to accomplish four primary goals:
»Validate community goals from the 2014 study
»Update existing conditions based on changes
within the character area
»Expand upon recommendations for proposed
activity nodes
»Provide guidance for implementation through
design guidelines and changes to land use policy
Arnold Mill Road Widening
For years, there have been discussions about whether
to widen Arnold Mill Road or explore other major
capacity expansion measures for the corridor. The
prevailing sentiment is that some improvements must
be made, and that road widening—potentially in
combination with other measures—is likely the most
efficient method for relieving traffic pressures on
Arnold Mill Road.
However, questions remain about the timeline and
impact of these expansion projects, especially road
widening. This plan explores options for how to
resolve the area’s traffic headaches, and also provides
guidance for how Arnold Mill can remain rural in spite
of infrastructure expansion.
MEETING DATE LOCATION
Public Kickoff March 21, 2024 Milton City Hall
(2006 Heritage Walk, Milton, GA 30004)
Design Workshop June 13, 2024 Ebenezer Baptist Church
(12900 Arnold Mill Road Roswell, GA 30075)
Open House August 1, 2024 Milton City Hall
(2006 Heritage Walk, Milton, GA 30004)
Public Adoption Hearing Pending Milton City Hall
(2006 Heritage Walk, Milton, GA 30004)
Table 1.2: Public Engagement Opportunities
DRAFT - 04.28.25 Arnold Mill Small Area Plan 11
Planning Process
these meetings were open to all Milton residents,
advertisement for the meetings was focused
to residents of Arnold Mill and the immediate
surrounding area.
Phase 3: Guide the Future
During Phase 3, the project team focused on
developing recommendations for the Arnold Mill
study area. Updates to the City code, as well as
design guidelines, governing development within
the activity nodes will follow this plan as part of its
implementation process.
Figure 1.3 shows the timeline for the project,
which kicked off in February and concluded in late
November.
The Arnold Mill Small Area Plan followed three major
phases of work.
Phase 1: Initiate and Understand
During Phase 1, the project team analyzed existing
conditions, taking stock of changes since 2014. The
team also discussed upcoming projects and any
planned development taking place around the study
area in other jurisdictions as well.
Phase 2: Engage and Discover
Phase 2 included the bulk of the team’s engagement
efforts, listed in Table 1.2. Three public meetings
were held between March and August. While
Figure 1.3: Project Timeline
FEB MAR APR MAY JUN JUL AUG SEPT OCT NOV
Initiate & Understand
Engage & Discover
Guide the Future
Public Kickoff Design
Workshop
Public
Open House
Draft Plan
Code & Design
Guidelines
2024
DRAFT - 04.28.25
Arnold Mill Small Area Plan 13
ARNOLD MILL TODAY
2
DRAFT - 04.28.25
DRAFT - 04.28.2514 Arnold Mill Today
Community Landmarks
still remains uncertain. The Georgia Trust for Historic
Preservation named the structure as one of nine
“2023 Places in Peril.” In 2024, the City of Milton
purchased this property.
Ebenezer United Methodist Church
While this church was established in 1853, church
historians believe the building currently found at the
corner of Cox Road and Arnold Mill Road was built
in 1930, after a fire destroyed the original. As of this
plan’s adoption, Ebenezer UMC is in the process of
constructing a state-of-the-art community center with
abundant space for gatherings, performances, and
other services.
The study area features several landmarks worth
noting for their historical value or place of prominence
within the community.
McConnell-Chadwick Homestead
Located just south of the Little River on the east
side of Arnold Mill Road, the McConnell-Chadwick
Homestead is one of Milton’s oldest structures, dating
back to the 1830s. It is also known as the Arnold-
Chamblee-Chadwick house.
The house was initially identified as historic during
surveys conducted in the mid-1990s, which described
its condition as poor. Since then, restoration efforts
have continued steadily, though the structure’s future
rural aesthetic and existing agricultural, equestrian,
and estate residential land uses are recognized and
reinforced. The plan does list several other land
uses that would be appropriate for Arnold Mill,
including Low Density Residential, Medium Density
Residential, Retail and Service, and Parks, Recreation,
and Conservation. However, the plan also states that
develpoment should follow the guidance from other
planning efforts, such as the 2014 Visioning Study,
which describe the need for design guidelines and
thoughtful transitioning between higher density areas
back to residential and agricultural settings.
Another provision listed in the Comprehensive Plan’s
description for Arnold Mill includes the addition of
some clustered, mixed-use development in strategic
locations. Clustering development in this way can
preserve open space and protect environmentally
sensitive features. As will be explored in Chapter
3, this goal of clustering mixed-use development
at an appropriate scale for Arnold Mill is generally
welcomed by community members.
Over the past several years, the area surrounding
Arnold Mill Road —especially in Cherokee County
to the north and Milton’s neighboring cities to the
west and south—has experienced steady growth
following suburban development patterns. The study
area, meanwhile, has remained rural, in keeping with
the City of Milton’s vision. This section will review
the study area’s physical features as well as current
policy guidance that governs and maintains Arnold Mill
Road’s rural character.
The Arnold Mill Character Area
The boundaries for the Arnold Mill Character
Area were established in the City of Milton’s
first Comprehensive Plan, adopted in 2011, and
carried forward through the most recent 2040
Comprehensive Plan, adopted in 2021. The
Comprehensive Plan provides policy recommendations
and guidance for future land use across the city.
In the latest plan, the Arnold Mill Character Area’s
A RURAL CORRIDOR
Arnold Mill Small Area Plan 15DRAFT - 04.28.25
Character Images
Single-family house on Arnold Mill Road McConnell-Chadwick Homestead
Ebenezer United Methodist Church Agricultural/equestrian land uses
Agricultural/equestrian land usesNonresidential use along Arnold Mill Road
DRAFT - 04.28.2516 Arnold Mill Today
The most prevalent existing land uses within the
Arnold Mill Study Area include Agriculture/Equestrian
(31.2 percent), Forested/Undeveloped (30.1 percent),
and Industrial (24.2 percent).
The Agriculture/Equestrian parcels consist of
agricultural holdings between 1 to 39 acres in size,
with the majority under 10 acres. This reflects the
guidance provided by Milton’s AG-1 zoning category,
the most common district applied to these agricultural
and equestrian uses. For the most part, these uses
directly face Arnold Mill Road.
The Forested/Undeveloped areas within the study
area are generally larger and, in many cases, set
back from the roadway. One cluster of undeveloped
parcels in the center of the study area roughly follows
a utility easement extending from Arnold Mill Road
east to New Providence Road. Another major area
of undeveloped property is located around the
intersection with Cox Road.
In contrast to the other major existing land use
categories, the Chadwick Road Landfill comprises the
entire industrial land use presence in the study area.
Other notable land uses include the cluster of
institutional/civic uses at Cox Road and Arnold Mill
Road, where Ebenezer United Methodist Church
is located, the fire station located at Arnold Mill
Road and New Providence Road, and the power
station which comprises the lone Transportation/
Communications/Utility land use.
Existing Land Use
The vast majority of parcels in the Arnold Mill Road
character area are zoned AG-1 (Agricultural), which
is consistent with the area surrounding the character
area as well (Figure 2.3, pg. 19). Portions of about four
parcels adjacent to Chadwick Road Landfill are zoned
R-2A, which also allow for single-family residential
with slightly different dimensional and use standards.
Two areas within the northern half of the corridor—
one located between the Chadwick Road Landfill
and Arnold Mill Road, and another located at the
corner of Arnold Mill Road and Lackey Road—are
designated for commercial. The latter of these areas
was zoned commercial while under Fulton County’s
jurisdiction, and thus grandfathered in as commercial
following the City of Milton’s incorporation. The other
area is currently being developed into a gas station,
convenience store, and additional commercial space.
At the southern end of the study area, the recently
developed residential is zoned T4 and T5. These
categories are specific to the Crabapple Form Based
Code, which allows for denser residential and mixed
use development befitting the “downtown” feel of that
central district.
Despite its name, the AG-1 district allows for a
variety of uses either by right or by special use permit.
Agricultural operations and equestrian barns and
riding areas are both permitted by right, as are plant
nurseries, greenhouses, public schools, and single-
family homes with a 1-acre minimum lot size.
Arnold Mill Road also falls within the Rural Milton
Overlay, which outlines additional restrictions on
permitted uses; for a full list of permitted uses, see
Table 2.2 on page 18. The Rural Milton Overlay also
sets development standards for residential and non-
residential uses, with the goal of establishing the
form of new development to maintain a rural quality.
The overlay allows three architectural styles—Greek
Revival, Queen Anne, and Craftsman—though these
only apply to residential structures.
Zoning
Arnold Mill Small Area Plan 17DRAFT - 04.28.25
Figure 2.1. Existing Land Uses in the Arnold Mill Study Area
ETRI
SRDHOLLYRDCAGLE RD
SI LVE
R
FOXCT
W ILD E GRE E N D R
E B E N EZER RD
Alpharetta
Roswell
EbenezerUnited Methodist Church
Mill Springs Academy
Capital City Club Crabapple
Lahkapani Preserve
Legacy Park
Milton
N E W P R O V ID E N C E R O A D
D O R R I S R O A D
P R O VI DENCE
P
L
A
NTAT I O N DRIVE
NEW PROVIDENCE ROADNEWPROVI
DE
N
C
E
R
O
A
D
HOLLYROADA R A BIAN AVENUE
WATERS IDE DRI
VESW EETAPPLERO AD
C O X R O A D PROVID
E
NCELAKEDRIVEGUNSTONHALLCIRCLE
RANCHETTE ROAD
Chadwick RoadLandfill
A
RNOLDMILLROA
D
Existing Land Use
Existing LandUse Class
Agriculture/Equestrian
LDR
MDR
HDR
CommunityFacilities
Institutional
Industrial
PublicRecreation
PrivateRecreation/Golf Course
Forested/Undeveloped
Reservoir
Right of Way
TransportationComms /Utility
Arnold MillStudy Area
Arnold MillRoad
City of MiltonBoundary
0 1,000 2,000500
Feet´
DRAFT - 04.28.2518 Arnold Mill Today
Commercial Uses Agricultural Uses Institutional Uses Single-Family
Uses Other Uses
Allowed by
right or with
admin. permit
(A)
Animal care (indoor) Agricultural
operations Golf courses (A)
Single-family
homes, 1 acre
minimum lot size
Accessory barns
Greenhouses, larger
than 5000 square feet
Barns or riding
areas Private open spaces (A)Guesthouses (A)
Roadside stands Composting Private recreational
courts (A)
Non-commercial
greenhouses
Plant nurseries Public school (K-12)Outdoor storage and
display
Public uses Private swimming
pools (A)
Recycling center
collecting
Allowed by
Use Permit*
Aircraft landing areas Farm winery Cemeteries/
mausoleums
Alternative senior
housing
Accessory
manufactured homes
Amphitheaters Rural or agricultural
event facilities
Churches, temples, or
other places of worship
Group residence
(5-8 children)
Landfill, inert waste
disposal
Artist studios Lodge, retreat, or
campground Senior housing
Bed and breakfast inns
or country inns
Private or special
school
Day care facilities
associated with church
or private school
Recreational fields
Driving ranges
Equine garment
fabrication
Festivals or events,
indoor or outdoor
Keeping of exotic or
wild animals
Landscape businesses
Racetracks
Skywalks
Stadium associated
with private school
Table 2.2. Permitted Uses within the AG-1 Zoning District
*Any proposal to develop or use the property for one of the purposes allowed by “use permit” involves a public hearing process
set forth by the City of Milton’s Unified Development Ordinance. This process is to ensure the proposed use in question adheres to
specific guidelines that enable the spirit of the AG-1 district to be upheld.
Arnold Mill Small Area Plan 19DRAFT - 04.28.25
Figure 2.3. Current Zoning in the Arnold Mill Study Area
DRAFT - 04.28.2520 Arnold Mill Today
Crabapple Road. As the roadway continues north, it
follows a gradual descent up to the Little River, which
carves a steep valley between Fulton County and
Cherokee County. Certain parcels within the activity
nodes include some steep slopes, but not enough for
the challenge of development—especially in keeping
with Arnold Mill’s character—to be significant.
Floodplains
Arnold Mill Road is not crossed by very many
waterways, yet several small creeks and tributaries
can be found along the backside of parcels adjacent to
the roadway. As a result, a very small portion of the
study area—just 19.3 acres, which comprises 3.6% of
the study area—is covered by 100-year floodplains.
These floodplains are widest around the Little River.
The only other significant 100-year floodplain in the
study area includes a pond along the eastern edge of
13235 Arnold Mill Road, currently home to a private
residence.
The features that contribute to Arnold Mill Road’s
rural character, especially its scenic viewsheds, are
treasured by residents. While much of the land along
the corridor has been shaped by landowners for
agricultural, equestrian, or other purposes, Arnold
Mill’s natural resources still contribute to the pastoral
feel of the study area. The proposed activity nodes
mentioned in Chapter 1 must be designed so that
new development and nature can coalesce together.
Tree Canopy
Although several parcels are reserved for agricultural
use, and have thus been cleared over the years, the
study area boasts a lush tree canopy thanks to its
remaining undeveloped land. Many large tracts also
feature vegetative buffers to screen agricultural and
other uses from the roadway.
Topography
The study area’s topography consists of rolling hills,
especially in its central and southern sections closer to
Environmental Conditions
Arnold Mill Small Area Plan 21DRAFT - 04.28.25
Figure 2.4. Floodplains and Topography
DRAFT - 04.28.2522 Arnold Mill Today
peak times. Table 2.5 shows the 2023 Average Annual
Daily Traffic (AADT) figures measured by GDOT
at specific points along the roadway. The roadway
operates at a Level of Service of “D” which indicates
the roadway is approaching an unstable flow of
traffic. At peak times, vehicles often travel at speeds
lower than the posted limits (ranging from 35 to 45
miles per hour) and are required to queue at key
intersections.
Traffic is especially congested where specific roadways
converge, leading to spillover congestion along
other roadways. This is particularly true for Cox
Road, which backs up significantly during peak times.
Ranchette Road, which serves as a cut-through for
surrounding neighborhoods and also witnesses heavy
traffic, is also affected in the evening peak hours.
This congestion is the primary motivating factor
behind the proposed project to widen the roadway.
Sewer
There is no municipal sewer system for the majority
of the Arnold Mill Study Area, with the exception
of the denser area adjacent to Downtown Milton’s
Crabapple District. The 2014 Visioning Study
identified this lack of sewer infrastructure as “one of
the greatest impediments to development” along the
roadway. As of this planning process, there are no
plans to extend municipal sewer infrastructure along
Arnold Mill Road.
Due to its rural character, Arnold Mill Road’s public
infrastructure is limited. Infrastructure, in this case,
refers to physical systems that convey or facilitate
conveyance of fundamental goods and services. These
include electricity, water, wastewater, and broadband
Internet, as well as transportation systems like roads,
trails, and sidewalks.
The Arnold Mill Road study area’s access to electricity
and broadband Internet is substantial. Water
systems are usually derived from private wells, while
wastewater is managed by private septic tanks. The
most significant challenge facing Arnold Mill Road
includes mounting traffic and worsening congestion.
Traffic
Although it is a State Route, Arnold Mill’s character
is more reflective of a “winding road” typology than
a state highway. For the majority of its length within
the study area, Arnold Mill consists of two 12-foot
lanes, one running north and one running south. The
actual roadway right of way varies throughout the
study area, ranging from approximately 50 feet as its
narrowest to approximately 80 feet. The right of way
widens significantly as Arnold Mill Road approaches
the Little River; however, much of this expanded right
of way consists of steep slopes.
Arnold Mill Road sees an overwhelming amount of
traffic and struggles to adequately convey traffic at
Infrastructure
NUMBER LOCATION TRAFFIC COUNT
1 Arnold Mill Road between Lackey Road and Holly Road 23,100
2 Arnold Mill Road between Green Road and Edenwilde Drive 20,100
3 (off map)Crabapple Road between Green Road and Arbor North Drive 19,500
4 (off map)Crabapple Road between Sweet Apple Circle and Houze Road 11,000
Table 2.5: Study Area Traffic Counts (2023)
Arnold Mill Small Area Plan 23DRAFT - 04.28.25
Figure 2.6. Traffic Counts within the Study Area
DRAFT - 04.28.2524 Arnold Mill Today
Transportation Improvements
Widening Arnold Mill Road could alleviate traffic
pressures on the roadway, as well as introduce fixes
that make Arnold Mill Road more rural and livable.
It should be noted, however, that GDOT has not
scheduled or budgeted for this project as of this
report’s publication.
Current Zoning
Though they are a constraint, the AG-1 regulations
also offer a chance to introduce new uses and
development that uphold the rural Milton character.
Undeveloped Land
Significant portions of the study area are undeveloped.
Residents appreciate the scenic viewsheds these
undeveloped properties provide; however, they also
offer an opportunity to promote development of
two activity nodes, as described in the 2014 Visioning
Study. Channeling development to these areas can
encourage new residential units and amenities while
keeping the rest of the corridor untouched.
Opportunities
Building the Future
This existing conditions analysis reveals a handful of
constraints, as well as opportunities, for the future of
the Arnold Mill Road corridor, especially in relation to
the goals laid out in this plan. In this case, “constraints”
are not necessarily negative, nor are “opportunities”
Constraints
Infrastructure
Residents generally agree that the Arnold Mill
corridor should stay rural (Figure 3.6, pg. 36). Yet the
roadway’s excessive traffic, spurred by development
in surrounding jurisdictions, already takes away
from the corridor’s rural character. Improving the
transportation infrastructure, including widening
Arnold Mill Road (pg. 42), could reinforce the rural
character if designed thoughtfully and intentionally.
Similarly, the lack of municipal sewer in this area is
a constraint for new development. This constraint
reinforces the desire the majority of the corridor
rural; however, it limits the type of development
within the activity nodes.
necessarily positive. Rather, the constraints listed
here tend to limit change, while opportunities tend
to promote change. Some are listed as both to
reflect that they may align with priorities in some
cases, but not align in others.
Current Zoning
The agricultural zoning district (AG-1) that governs
most of the study area permits land uses and
establishes form elements (such as lot size, street
frontage, and height) that are appropriate for rural
zones in Milton. The study area is also governed by
the Rural Milton Overlay, which provides additional
regulations for both permitted land uses and built
form.
These constraints are intentional, designed to
reinforce Milton’s—and Arnold Mill Road’s,
specifically—rural character through wide buffers
along Arnold Mill Road and ensuring lot sizes
appropriate for rural uses.
Arnold Mill Small Area Plan 25DRAFT - 04.28.25
Figure 2.7. Future Activity Nodes
DRAFT - 04.28.25
Arnold Mill Small Area Plan 27
COMMUNITY INPUT
3
DRAFT - 04.28.25
DRAFT - 04.28.2528 Community Input
Engagement Program
Milton City Council will be briefed on this plan during
an October work session. A public hearing considering
the plan’s adoption is scheduled for December.
To date, three meetings have been held, all of which
were advertised and open to the public. The latest
meeting consisted of the Arnold Mill Small Area Plan
Open House, in which Milton residents were invited
to review the plan’s recommendations and provide
feedback. Details for these meetings are provided in
Table 3.1.
Throughout the development of this Small Area
Plan, the project team has benefited from steady
public feedback. Several themes emerged, particularly
the importance of Arnold Mill Road’s unique rural
character; the locations, desired use mix, and visual
aesthetics of two future activity nodes; and future
transportation improvements to the corridor.
This chapter provides greater detail on the
engagement program for the plan, including a
description of activities available at each meeting and
general trends observed through community input. A
summary of the results from the Community Survey,
open from late March to late April, is also provided.
COMMUNITY INPUT
MEETING DATE LOCATION ATTENDANCE*
Public Kickoff March 21, 2024 Milton City Hall—Council Chambers 22 attendees
Design Workshop June 13, 2024 Ebenezer United Methodist Church 23 attendees
Open House August 1, 2024 Milton City Hall—Council Chambers 25 attendees
MEETING DATE LOCATION
City Council Work Session pending (October)Milton City Hall—Council Chambers
City Council Adoption Hearing pending (December)Milton City Hall—Council Chambers
Table 3.1: Public Engagement Opportunities
Table 3.2: City Council Meetings
Arnold Mill Small Area Plan 29DRAFT - 04.28.25
Community Meetings
Public Kickoff
The Public Kickoff meeting introduced the plan to the
greater Milton community. Through a presentation
as well as informational boards, the project team
shared the plan’s goals, expected challenges, timeline,
and scope, as well as background information on the
reason for developing a plan addressing the entire
Arnold Mill Road corridor. In the second half of the
presentation, the project team led the participants
through an interactive survey exercise; following the
kickoff meeting, the survey link was then shared on
the City of Milton’s websites and disseminated to
residents. The survey remained open for six weeks,
acquiring over 260 responses.
Design Workshop
For the project’s second community meeting, the
team led a highly interactive Design Workshop
where residents could provide live critique on
design concepts for the two proposed activity
nodes they helped identify. The workshop began
with a presentation that explained in further detail
some of the challenges facing Arnold Mill related to
transportation and infrastructure capacity. The project
team showed several draft designs for roadway
sections, depicting a widened version of Arnold Mill
Road that maintained a rural character. An exercise
was also led to help the project team determine
appropriate architectural elements for any new
development in the proposed activity nodes. Following
the presentation, community members were invited
to provide direct feedback to the design team on their
draft concepts, specifically related to form, scale, and
proposed land uses within the activity nodes.
DRAFT - 04.28.2530 Community Input
Community Meetings
Open House
At the final Open House, the project team shared
draft recommendations and final design concepts
for the activity nodes. Recommendations were
categorized into three major topics: transportation,
activity nodes, and design guidelines. Based on
community feedback acquired throughout the planning
process, these three topics emerged as the most
important topics for this plan to address. The Open
House agenda was structured similarly to the kickoff
meeting, beginning with a presentation followed by
open discussion. Informational boards were provided
for community members to review and leave
feedback.
Community Survey
In addition to the three meetings, the Arnold
Mill Small Area Plan Community Survey was an
instrumental vehicle for determining community
preferences for the Arnold Mill corridor. The survey
consisted of the following seven questions:
»When you envision a “rural” place, what features
do you see?
»What unique qualities should be preserved along
the Arnold Mill Corridor?
»What challenges does the Arnold Mill Corridor
face?
»How rural should Arnold Mill feel?
»Which uses are appropriate for future “activity
nodes” along Arnold Mill?
»Which uses, if any, are appropriate for areas
outside the activity nodes?
»Which housing types are appropriate for the
“activity nodes?”
More than 260 responses were logged and analyzed
alongside feedback received at public meetings. The
major trends are discussed in the next section.
Arnold Mill Small Area Plan 31DRAFT - 04.28.25
Throughout the course of this plan, the project team
has received a wealth of feedback from the public.
Comments have followed a few consistent trends:
Traffic is terrible, and a solution for alleviating it
must be explored.
Arnold Mill Road’s rural character should not be
compromised.
Any new development should be limited to
specific areas and designed in keeping with City
of Milton aesthetics.
These trends were the impetus for the project
team to focus on three main categories of
recommendations proposed in this plan:
transportation, activity node development, and
design guidelines. These are explored further in
Chapter 4: Small Area Plan (pg. 39).
Some comments followed secondary trends. These
are trends the project team observed that were not
necessarily shared by everyone, but were prominent
enough to merit mention.
New development should provide community
benefits and avoid uses that would bring
significant noise and long operating hours.
The landfill should be transformed into a public
amenity.
Transportation facilities that would allow for safe
biking, running, and walking (e.g. trails) would be
welcomed, even if it doesn’t directly address the
traffic problem.
Some community members would welcome
density along Arnold Mill Road and questioned
whether municipal sewer should be extended
throughout the corridor.
A summary of each meeting’s comments can be found
on the following pages. Each item has been sorted into
one of the three major themes, or a miscellaneous
category if it fell outside of those theme areas.
Feedback Summary
DRAFT - 04.28.2532 Community Input
Public Kickoff
»Traffic is a major concern for attendees who live along or near the
Arnold Mill Road corridor. Travel becomes arduous along Arnold
Mill at peak times (6:00-8:00am, 3:00-7:00pm). Any plans for the
corridor must address this.
»Some attendees asked about whether the road would be widened,
with some in favor of a future widening project and some against.
Attendees agreed that if widening were to be pursued, effort
should be made to mainta its rural character.
»Several attendees expressed interest in seeing new development
along Arnold Mill Road.
»Some participants were curious whether the existing development
of the gas station (located in the C-1 district at the north end of
the corridor) was part of this plan. The project team said it was
not, but that this plan does contemplate creating new “activity
nodes” at specific places along Arnold Mill Road.
»Attendees asked about whether sewer service would be expanded
along the corridor. The project team responded that there are no
plans to extend municipal sewer lines along Arnold Mill Road, but
that development would have to look at other solutions.
Transportation
Activity Node Development
Design Guidelines
»During the interactive
activity, some participants
stressed the need for new
development to maintain
the City of Milton’s rural
character, in both details and
scale.
Secondary Themes
»Some attendees were
curious about the status
of the landfill. City staff
confirmed that the landfill is
closed.
Feedback Summary
Arnold Mill Small Area Plan 33DRAFT - 04.28.25
Design Workshop
»The project team shared that road widening is the most plausible and effective solution for alleviating
Arnold Mill Road’s traffic, stressing that this plan is an opportunity to commit to a future vision of the
right-of-way that incorporates rural design elements. Attendees responded favorably to this idea and were
focused on determining a course of action that would make a “rural parkway” concept successful.
»Community members responded positively to the draft roadway sections (pg. 43-44) for a widened
Arnold Mill Road. Each concept featured different dimensions based on the constraints of the roadway
throughout its length.
»The concepts showed a trail running along the eastern side of the roadway. Some community members
questioned who would use the trail and how it would be used. The project team explained that it
would serve more as an amenity and alternative way to access future activity nodes than a primary
transportation route.
»The project team showed two locations along Arnold Mill that would be suitable for future activity nodes
(Figure 2.7, pg. 25). These proposed locations match those recommended in the 2014 Visioning Study.
Reception by attendees was generally positive, though several asked about traffic impacts.
»Many attendees were in favor of the draft activity node designs (pg. 49-55), citing how they seemed to
contribute to the rural experience already present along Arnold Mill Road.
»Others were hesitant to add more residential along the corridor, expressing concern that this could lead
to other development in the future that would impact natural resources and result in the loss of the
corridor’s rural character.
Transportation
Activity Node Development
Design Guidelines
»Attendees participated in an interactive exercise to determine
the most appropriate architectural styles for new development in
the proposed activity nodes. Only architectural styles permitted
in other areas of Milton were shown, including: Vernacular, Greek
Revival, Italianate, Gothic, Colonial Revival, Queen Anne, Adam/
Federal, along with the modern farmhouse aesthetic. Of these,
Greek Revival, Queen Anne, and Colonial Revival emerged as the
top choices.
Secondary Themes
None
DRAFT - 04.28.2534 Community Input
Feedback Summary
Open House
»The project team shared recommendations
related to the design of a widened roadway,
as well as ideas for new connector streets
from Arnold Mill Road to New Providence
Road. These were received favorably.
Cox Road Concepts (pg. 49-53)
»Many attendees were in favor of the draft activity node designs, citing how they seemed to contribute to
the rural experience already present along Arnold Mill Road.
»Among those in favor of the Cox Road concepts, each concept—“Traditional Subdivision” and “Rural
Hamlet”—received about the same level of support.
»Those who preferred the “Traditional Subdivision” concept appreciated the usage of standard 1-acre
lots and reduced commercial footprint. They expressed concern about the orientation of some of the
residential uses, especially those positioned around a shared central greenspace.
»Those who preferred the “Rural Hamlet” concept appreciated the larger vegetative buffer between the
neighborhood and Arnold Mill Road, as well as the extra acres set aside for greenspace preservation.
These attendees didn’t cite major concerns about the “Traditional Subdivision” concept, only speaking in
favor of the “Rural Hamlet” concept.
Chadwick Gateway Village (pg. 54-55)
»Comments on the Chadwick Gateway Village concept were mostly positive. Several attendees had
a special interest in the preservation of the McConnell-Chadwick house and were pleased to see it
incorporated into the concept.
General Feedback
»One attendee expressed disappointment at the Cox Road concepts’ low net density, while another
described the market challenges of constructing the Cox Road concepts as shown due to their low
density (approximately 1 unit per acre).
Transportation
Activity Node Development
Design Guidelines
»Using the results from the Design Workshop, the
project team sought feedback on fewer architectural
styles that would be appropriate for Arnold Mill’s
activity nodes. Attendees overwhelmingly favored
Craftsman and Queen Anne styles.
Secondary Themes
None
»Some attendees asked for clarification on the feasibility of the design
concepts. Still, those who expressed their appreciation for the designs
remained in favor of the concepts shown.
»The project team stated that the maximum density permitted
under the current AG-1 zoning is 1 unit per acre and that the lack
of municipal sewer places a cap on the overall density that can be
supported by these activity nodes.
Arnold Mill Small Area Plan 35DRAFT - 04.28.25
The Arnold Mill Small Area Plan Community Survey
was published on March 21, 2024 and made its debut
as an interactive exercise during the Public Kickoff
meeting. From there, a link to the survey was posted
on the City of MIlton’s webpage specific to this plan.
The survey was promoted through social media posts,
physical signage, and other methods throughout the
period in which it was open. The survey closed on
April 30, 2024.
As mentioned earlier, the survey garnered 260
responses, the majority of which emphasize the
community priority to keep Arnold Mill Road a rural
corridor.
This section provides a summary of the results. It
should be noted that some questions enabled multiple
answer choices per participant, hence why the total
number of responses exceeds 260 in some cases.
Community Survey
250
200
150
100
50
0
Farms/
Farmland
Open
Space
Scenic
Views
Wildlife Forests Farm-
houses
Historic
Houses
Country
Stores
Single-
Family
Houses
Something
Else
225
195 187
161 160
135
111 99
64
8
Figure 3.3: Features of a “Rural” Place
Figure 3.4: Appropriate Uses for
Activity Nodes
Figure 3.5: Appropriate Uses Outside of
Activity Nodes
43%
33%
19%
5%
53%
30%
12%
5%
Single-family
houses on large lots
Cottage
courts
Live/work
Townhouses
Small stores with
familiar design
Downtown
development
(like Crabapple)
Mixed use
villages (like
Birmingham
Crossing)
Suburban
shopping areas
DRAFT - 04.28.2536 Community Input
Community Survey
The survey included two open-ended questions
related to aspects of Arnold Mill Road. The first
question (Figure 3.6) asked community members
about what they would like to see preserved, while
the next (Figure 3.7) polled respondents about
challenges the roadway currently faces.
Figure 3.6: Qualities to Preserve
Figure 3.7: Challenges to Address
Arnold Mill Small Area Plan 37DRAFT - 04.28.25
OPTION RANKS
1ST 2ND 3RD 4TH
A 74 24 21 12
B 66 63 6 0
C 21 19 62 0
D 8 2 8 83
Table 3.8: Preferred Visions of Arnold Mill Road
Respondents were asked to rank four different
potential visions of Arnold Mill Road based on the
picture shown in Figure 3.9. Each panel shows a
roadway with land uses of varying intensity along
it. This question was designed to understand which
elements of these streetscapes were most important
to work into future roadway designs.
the existing rural character. These are explored in
greater detail on pg. 42-45.
Lastly, some community members see an opportunity
for Arnold Mill to increase density and advocated
for the activity node designs—particularly the Cox
Road designs—to accommodate more units than the
concepts shown on pg. 49-53. This desire is somewhat
at odds with other community feedback as well as
existing infrastructure challenges. The concepts shown
in Chapter 4 attempt to showcase how thoughtful
development of activity nodes can contribute to
Arnold Mill’s rural atmosphere while working within
the infrastructure and regulatory constraints present
along the corridor.
Several themes emerged from the various engagement
activities. Most notably, there is a strong desire to
honor and preserve the existing rural character and
associated land uses along Arnold Mill Road. While
there is appetite for some additional development,
participants noted that it should be channeled into
the designated activity nodes while the rest of the
corridor remains as is.
Regarding transportation, community members
embraced road widening as a method for alleviating
traffic issues along Arnold Mill Road and some
connecting streets like Cox Road and New Providence
Road. However, community members are strongly
supportive of roadway designs as long as they maintain
Conclusions
Figure 3.9: Streetscape Survey Graphic
DRAFT - 04.28.25DRAFT - 04.28.25
SMALL AREA PLAN
4
Arnold Mill Small Area Plan 39DRAFT - 04.28.25
DRAFT - 04.28.2540 Small Area Plan
Vision
Based on community input, in combination with the
existing conditions analysis, three main priorities
emerged for the Arnold Mill Road Small Area Plan:
»Alleviate the significant transportation bottlenecks
occuring on the roadway.
»Channel opportunities for development into
specific areas, while keeping the remainder of the
corridor rural.
»Ensure that the form, scale, and aesthetic of all
development matches Milton’s classic, rural style.
These priorities form the backbone of the policy and
design recommendations for this Small Area Plan,
which follow three central themes: transportation,
activity node development, and design guidelines.
This chapter establishes a vision for how each main
theme can be addressed. It also proposes design and
regulatory solutions for how to advance that vision.
It should be noted that other concerns did emerge
during community engagement that fall outside these
themes, including repurposing the landfill, preserving
the McConnell-Chadwick homestead, and reducing
noise. These concerns have been included in Chapter
5 as part of this plan’s implementation steps.
RURAL BY DESIGN
TRANSPORTATION
Vision: Relieve traffic congestion along
Arnold Mill Road without losing its
pastoral charm.
ACTIVITY NODES
Vision: Concentrate new development
along the Arnold Mill Road corridor
within two mixed-use activity nodes.
DESIGN GUIDELINES
Ensure all new development reinforces
the classic, rural aesthetics found
throughout Milton.
Design Framework
RURAL PARKWAY
Widened version of Arnold Mill Road that
incorporates rural streetscape elements
NEW CONNECTIONS
Add roadways in strategic locations near
activity nodes to promote connectivity
INTERSECTION DESIGN
Leverage new development to improve
existing troublesome intersections
ACTIVITY NODES
Design new villages that incorporate
residential and limited commercial uses
at scale with surrounding rural land
DESIGN GUIDELINES
Update code to regulate location and
aesthetics of new development
1
2
3
4
5
Arnold Mill Small Area Plan 41DRAFT - 04.28.25
Figure 4.1: Arnold Mill Road Framework Plan
1 2
2
3
4
4
DRAFT - 04.28.2542 Small Area Plan
Three proposed solutions could significantly reduce
traffic issues along Arnold Mill Road while also
upholding its pastoral character.
Based on existing traffic counts, widening Arnold Mill
Road is the single most effective improvement that
could be made. Ensuring that the widened version of
the road incorporates rural features—such as lush
vegetation, a landscaped median, and appropriate
adjacent land uses—can maintain the rural charm of
the corridor while reducing traffic.
Widening Arnold Mill Road should be coupled with
new street connections in strategic locations. While
these will not necessarily alleviate traffic on their own,
expanding the number of route options can reduce
bottlenecks in specific areas.
Lastly, improvements should be made to key
intersections that currently hinder traffic flow. One
of these intersections is Arnold Mill Road and Cox
Road; improvements could take place alongside new
development of the adjacent activity node.
TRANSPORTATION
Reduced congestion on
Arnold Mill Road
Maintain rural character of the
roadway
Principal Needs Proposed Solutions
New street connections
Widened roadway: four lanes,
with landscaped median
Intersection improvements
1
2
3
The greatest challenge facing Arnold Mill Road’s future
streetscape is to stay committed to the design
principles outlined in this report. Arnold
Mill Road is a state route, managed by the Georgia
Department of Transportation (GDOT); thus, the
City of Milton does not have sole jurisdiction over the
roadway’s ultimate design. GDOT has an established
set of design standards for rights-of-way it maintains,
which do not necessarily consider each roadway’s
surrounding context.
As the widening project moves forward, the City of
Milton will need to stay apprised of the proposed
designs and advocate for the option presented in
this plan or a similar one. Emphasizing that the rural
design elements highlighted in this plan are preferred
by residents of the Arnold Mill Road corridor (and the
City of Milton at large) is a crucial step for maintaining
the rural character of this area.
Rural Streetscape Design
Arnold Mill Small Area Plan 43DRAFT - 04.28.25
The intention behind the roadway designs shown is
to encourage maintaining Arnold Mill Road’s rural
character by keeping natural buffers and low intensity
land uses. The center median depicted in these
sections is intended to follow the centerline of the
existing road. A multi-use trail has been added along
the northern/eastern side of the roadway. Because
some of Arnold Mill Road is bordered on the west/
south by the City of Roswell, widening certain
stretches of the roadway may also require discussions
with some adjacent property owners on Arnold Mill’s
northern and eastern side, depending on the right-of-
way dimensions. This mostly applies to the portion of
Arnold Mill south/southeast of Legacy Park.
Three different design concepts for widening Arnold
Mill Road are recommended, all of which incorporate
similar elements that uphold and enhance the rural
character of the area. Each concept shows a different
width to reflect the right-of-way fluctuations along the
corridor’s 3-mile length, although several elements are
represented across all three:
»20-foot landscaped center median
»11-foot travel lanes with header curb
»Adjacent rural land uses
»Multi-use trail on east side
»Classic Milton fence
1 Widened Roadway
Figure 4.2: Arnold Mill Street Section 1: 120-Foot Right of Way
13’22’20’22’30’12’1’
120’
Figure 4.2 shows the widest section of Arnold Mill
Road, with a right-of-way of 120 feet. This section
is intended for the most rural sections of Arnold
Mill. The wide right-of-way allows for an expanded
vegetative buffer between the travel lane and the
proposed multi-use trail.
Landscaped, 20-foot median
30-foot vegetated buffer between roadway and
trail
Milton horse fence
Adjacent rural land uses
A
B
C
D
A B
C
D
DRAFT - 04.28.2544 Small Area Plan
TRANSPORTATION
Figure 4.3. Arnold Mill Street Section 2: 110-Foot Right of Way
Figure 4.4. Arnold Mill Street Section 3: 100-Foot Right of Way
13’22’20’22’16’12’5’
110’
13’22’20’22’6’12’5’
100’
Section 2 is intended for
areas with some right-
of-way constraints, yet
still enough space to
accommodate a generous
buffer between the
roadway and multi-use
trail. It would work well
adjacent to the activity
nodes, especially Cox
Road.
Landscaped, 20-foot median
16-foot vegetated buffer between roadway and trail
A
B
C
D
A
B
C
D
Milton horse fence
Adjacent rural land uses
Section 3 is intended for
areas of Arnold Mill Road
which face the greatest
right-of-way constraints
due to the location of
existing buildings or steep
topography. As a result,
the vegetated buffer on
the eastern side of the
section is reduced to
5 feet, while the trail
and classic Milton fence
remain.
Landscaped, 20-foot median
Safe, pedestrian access
A
B
C
D
Milton horse fence
Existing buildings
A
B
C
D
Arnold Mill Small Area Plan 45DRAFT - 04.28.25
Figure 4.5. Widened Roadway Section Locations
DRAFT - 04.28.2546 Small Area Plan
The intersection where Cox Road meets Arnold Mill
Road backs up down both roads several hundred feet
at peak times of day, blocking traffic for extended
periods. Improving this intersection would have
immediate benefits, but also would support modest
development in the proposed activity node without
placing additional burdens on Arnold Mill Road’s
infrastructure.
Figure 4.6 shows a conceptual roundabout for this
intersection. The northeastern entrance feeds into
the proposed activity node, while the other entrances
represent the existing roadways. Figure 4.8 on pg.
53 shows this roundabout in context with the
surrounding development.
While widening Arnold Mill Road will provide the
greatest traffic relief for the corridor, there are a few
key opportunities to add new connections between
Arnold Mill Road and surrounding roads. In general,
road networks can more flexibly accommodate
traffic when more connections—and therefore, more
routes—are available for drivers to choose from. In
a suburban context, it is even more important to
expand connectivity given that traditional single-family
subdivisions often provide only one entrance and exit
route, funneling all cars onto a single collector road.
In this case, Arnold Mill Road is that collector road. It
collects traffic from smaller neighborhood streets like
Holly Road, Sweet Apple Road, and Cagle Road, as
well as connector streets like Lackey Road, Cox Road,
Ranchette Road, and New Providence Road.
This plan proposes two new streets that expand
route options for drivers on the Milton side of the
Arnold Mill Road corridor. Ideally, these streets would
take advantage of new development occurring in
adjacent areas. Actual routes may vary depending on
final designs.
Arnold Mill Road to New Providence Road
(north of Sweet Apple Road)
A new street roughly following the utility easement
that already runs between Arnold Mill and New
Providence could allow travelers to more quickly
access the future Chadwick Village activity node by
bypassing Cox Road where traffic backs up now.
Cox Road “Extension”
The concepts for the Cox Road activity node both
propose extending a new connection between the
Arnold Mill Road - Cox Road intersection and New
Providence Road.
2 New Connections
TRANSPORTATION
3 Intersection Improvements
A
B
C
Figure 4.6. Conceptual Roundabout for Arnold Mill
Road - Cox Road Intersection
Arnold Mill Small Area Plan 47DRAFT - 04.28.25
Figure 4.7. Proposed Roadways and Intersection Improvements
A
B
C
DRAFT - 04.28.2548 Small Area Plan
In the 2014 Visioning Study, two locations were
identified for potential “activity nodes”—small areas
within the corridor where new development along
Arnold Mill could be concentrated. Channeling
development to specific places provides new
residential units and amenities for nearby Miltonians,
while reducing pressure on the rest of Arnold Mill
to accommodate the growth pressure coming from
surrounding communities.
Through community engagement activities, the
locations of these nodes were validated from the
original 2014 study. The project team took these
recommendations a step further, designing master
plans for each site to show what new development
coud look like, keeping the community’s preferences
related to scale and aesthetics in mind. These designs
were vetted by the community and adjusted based on
the feedback received at the Design Workshop and
the Open House.
ACTIVITY NODES
Keep rural land uses along the
majority of Arnold Mill
Add new development befitting
Milton’s rural character
Principal Needs Proposed Solutions
Validate node locations from
2014 study
Channel new development into
two activity nodes at strategic
locations
Design concepts to enhance
rural elements
1
2
3
Arnold Mill Road and Cox Road
Two plans were produced for the activity node at
Arnold Mill Road and Cox Road. Both versions of the
plan incorporate 31 new single-family houses, a limited
commercial district, and connectivity between Cox
Road and New Providence Road. The second concept
(pg. 51) adjusts certain lot dimensions to allow for
more greenspace and to preserve the rural viewshed
along Arnold Mill Road.
Chadwick Village
One plan was produced for the Chadwick Village
activity node, which incorporates several features the
property owner is currently interested in pursuing.
Rather than a neighborhood, this activity node would
serve more as a rural entertainment destination, with
cottages for rent, an amphitheater, and a restaurant.
In this concept, the Chadwick-McConnell Homestead
has also been preserved.
Arnold Mill Small Area Plan 49DRAFT - 04.28.25
Despite its current transportation challenges, the area
surrounding the intersection of Arnold Mill Road and
Cox Road could be a suitable location for a future
activity node for several reasons:
»Between Ebenezer United Methodist Church,
Legacy Park, Porter Academy, and the Georgia
Golf Center, there are already points of interest
around this intersection that draw visitors.
»The new community center being built next to
Ebenezer UMC reflects new investment in the
community.
»Several undeveloped tracts line the northern side
of the intersection.
»As much as they are a hindrance, the traffic counts
here support demand for retail and civic uses.
Node at Arnold Mill Road and Cox Road
Two concepts were developed for this activity node,
one that follows a traditional subdivision design (pg.
50) and another oriented into a rural hamlet (pg. 51).
The Traditional Subdivision concept follows the design,
form, and lot size guidelines permitted under the
existing agricultural zoning (AG-1).
The Rural Hamlet concept alters certain form
guidelines permitted under AG-1 while maintaining
the minimum lot sizes. Some single-famliy houses are
placed closer together to leave additional room for
greenspace and wider buffer zones that preserve the
rural viewshed along this stretch of Arnold Mill.
Both concepts show a small amount of commercial at
the entrance to the subdivision along Cox Road.
DRAFT - 04.28.2550 Small Area Plan
Concept 1: Traditional Subdivision
ACTIVITY NODES
31 single-family lots, all one acre
The 1-acre lot size is required under the AG-1
zoning district, both for aesthetic purposes but
also to allow enough space for a septic drain
field.
60-foot rural viewshed along Arnold
Mill, with frequent curb cuts
This 60-foot buffer is the minimum required
under AG-1.
A
B
B
D
A
E
Features
14,900 square feet of nonresidential
A small commercial village sits at the gateway
of this activity node and would accommodate
boutique retail or small offices.
10.2 acres of potential open space
This property has been newly acquired by the
City of Milton.
Connectivity to New Providence Road
This back entrance to the activity node offers
an alternative route to access the neighborhood
and commercial area.
C
C
D
E
Arnold Mill Small Area Plan 51DRAFT - 04.28.25
Concept 2: Rural Hamlet
B
A A
E
D
31 single-family lots, all one acre
Though they are configured differently, all of the single-family lots in
this concept are also one acre in size. The lot width, lot depth, and
street frontage dimensions have been adjusted to allow for more
communal greenspace.
Greater vegetative buffer preserved, between 150-200
feet except at key intersections
This concept expands the vegetative buffer significantly, up to 200
feet in some sections. By reconfiguring the single-family lots and
expanding the buffer, this further enhances the rural character of the
activity node, especially when observed from Arnold Mill Road.
A C
Features
15,200 square feet
of nonresidential
10.2 acres of
potential open
space
Connectivity to New
Providence Road
B
D
E
C
DRAFT - 04.28.2552 Small Area Plan
Intersection with Cox Road
traffic and turning traffic from Cox onto Arnold
Mill. Figure 4.8 and 4.9 provide two different views
of this potential roundabout and the surrounding
development from the Rural Hamlet concept to show
how the roadway, trail, and sidewalks all interact.
It is important to note that these designs are
conceptual only; an in-depth traffic study would
be needed to ensure the viability of this potential
solution.
Arnold Mill Road is not the only roadway that
experiences traffic delays within or adjacent to
the study area. Cox Road, where it meets Arnold
Mill Road, backs up several hundred feet during
peak times, especially in the afternoon. In order
for development to be feasible at this location,
intersection improvements at this location must also
be considered.
One potential solution could be a two-lane
roundabout to effectively manage both through
ACTIVITY NODES
4.9
4.8
Arnold Mill Small Area Plan 53DRAFT - 04.28.25
Figure 4.8. Bird’s-Eye View of Cox Road Activity Node Model
Figure 4.9. Street-Level View of Cox Road Activity Node Model
DRAFT - 04.28.2554 Small Area Plan
ACTIVITY NODES
This area, right on the border with Cherokee County,
provides another prime location for a potential activity
node that serves as a gateway into the City of Milton.
Several aspects of this site are appealing for a node:
»The McConnell-Chadwick Homestead and its
preservation could offer a chance to learn about
Milton history right at the front door to the
community.
»Though it is currently more of a constraint than
an opportunity, the landfill could present a unique
Chadwick Farm Bouelvard
opportunity for future educational greenspace
once remediation is complete (25+ years).
»A new activity node could tie into the gas station
and small retail plaza currently under construction
at the corner of Arnold Mill Road and Chadwick
Farm Boulevard.
One concept was produced for this activity node,
which shows a future rural retail and hospitality
destination. This approach was pursued due to the
narrow dimensions of the site and its location close to
the Cherokee County border.
N
Arnold Mill Small Area Plan 55DRAFT - 04.28.25
Concept 1: Gateway Village
D
This rural hospitality
complex shows a country
inn, 16 country cottages
that would be available for
rent, as well as an outdoor
entertainment venue.
A
B
Two options for gateway
signs are shown: one
at the entrance of the
hospitality area and one
closer to the McConnell-
Chadwick Homstead.
The McConnell-Chadwick
Homestead is shown as
preserved, with new office and
potential retail uses nearby.
C
Approved prior to the start of this
planning process, this commercial
village is under construction. Many
of the development’s approved
design features would also be
appropriate for the other parts of
this concept.
DRAFT - 04.28.2556 Small Area Plan
To ensure that development in the activity node
follows and reinforces Milton’s classic, rural aesthetic,
new guidelines are recommended for Arnold Mill
Road. These guidelines can govern architectural styles,
colors, and other ornamental features, but they
can also be written into new zoning language that
governs aspects related to lot size, street frontage, and
other elements of the proposed designs that do not
currently align with AG-1 zoning.
Though these guidelines are still in development,
residents have provided consistent feedback on the
preferred aesthetics for Arnold Mill Road. Certain
styles—such as Vernacular, Colonial Revival, Queen
Anne, Greek Revival, and Craftsman—are appealing
for Arnold Mill Road, while others allowed in nearby
districts (e.g. Crabapple) are less preferred.
DESIGN GUIDELINES
Define a unique character for
Arnold Mill Road corridor
Ensure development fits a
consistent aesthetic
Principal Needs Proposed Solutions
Provide new standards through
overlay specific to activity nodes
Provide appropriate
architectural style options for
new development1
2
Character Imagery
Vernacular Colonial Revival
Arnold Mill Small Area Plan 57DRAFT - 04.28.25
Queen Anne
Greek Revival
Craftsman