C-1 (COMMUNITY BUSINESS) - 4,683.4 SQUARE FEET PER ACRE BUSINESS PARK I-285 (WEST SIDE): FEET OF FRONTAGE PARCEL SIZE 10.

Transcription

1 PETITION No. 2005Z SFC PROPOSED ZONING PROPOSED USE EXISTING ZONING EXISTING USE LAND USE MAP LOCATION C-1 (COMMUNITY BUSINESS) - 4,683.4 SQUARE FEET PER ACRE PERSONAL CARE HOME - 92 BEDS, 46,834 SQUARE FEET C-1 (COMMUNITY BUSINESS) - 97Z SFC 97Z SFC - PERSONAL CARE HOME PERSONAL CARE HOME - 63 BEDS BUSINESS PARK RESEARCH CENTER ATLANTA DRIVE (EAST SIDE): FEET OF FRONTAGE I-285 (WEST SIDE): FEET OF FRONTAGE PARCEL SIZE 10.0 ACRES SMALL AREA 507 LL247, DISTRICT 14 COMMISSION DISTRICT 7 OWNER PETITIONER REPRESENTATIVE ARBOR TERRACE CASCADE LLC THE INTEGRAL GROUP LLC STEVE ROTHMAN APPLICANT'S INTENT To expand an existing 42,174 square foot, 63-bed personal care home to 46,834 square feet with 92 beds on 10.0 acres for an overall density of 4,683.4 square feet per acre. MW P:\PlanAna!ysis\Planners\Cases\05Z-062S.Q8) Pfinted:8;30/05 R/A Z SFC BOC Meeting: 09/07/05

2 Department of Environment and Community Development Recommendation APPROVAL CONDITIONAL: 2005Z SFC Community Zoning Board Recommendation APPROVAL CONDITIONAL: 2005Z SFC MW(P:\P!anAnalysis\Planners\Cases\O5Z-O62S.O8) Petition: 2OO5Z SFC R/A Z SFC Primed;8/30/05 BOC Meeting: 09/07/05 8-2

3 SUBJECT SITE AND SURROUNDING AREA: SUBJECT SITE: Located on the west side of and the east side of Research Center Atlanta Drive, just north of South Utoy Creek and Cascade Road, the 10.0 acre site is zoned C-1 {Community Business) and is developed with a 63-bed personal care home. The subject site is also located within the boundaries of the Cascade Road Overlay District. NEARBY AND ADJACENT PROPERTIES/ZONINGS: NON-RESIDENTIAL ** North - Use: Home Depot (Existing) Petition: Z SFC Zone: M-1 (Light Industrial) Density: Not Stated Height: 1-story ** Further North - Use: Perimeter West Atlanta Office Park (Existing) Petition: Z SFC Zone: M-1 (Light Industrial) Density: Not Stated Height: 1-story ** South - Use: BP/Amoco Station (Existing) Petition: Z SFC Zone: C-1 (Community Business) Density: Not Stated Height: 1-story ** Further South - Use: KFC Restaurant (Existing) Petition: Z SFC Zone: C-1 (Community Business) Density: Not Stated Height: 1-story ** Further South - Use: Elijah Waters Golf Range (Existing) Petition: Z SFC Zone: C-1 (Community Business) Density: Not Stated Height: Not Stated ** Further Southwest - Use: Shell Station (Existing) Petition: Z SFC Zone: C-1 (Community Business) Density: 4,965 square feet per acre Height: 1-story MW(P:\PlanAnalysi5\P!anners\Cases\O5Z-O62S.O8) Petition: 200BZ SFC R/A Z SFC printed:e/30/05 BOC Meeting: 09/07/05 8-3

4 Further Southwest - Use: Southern Friends Car Wash (Existing) Petition: Z SFC Zone: C-2 (Community Business) Density: Not Stated Height: 1-story Further Southwest - Use: Fulton County Southwest Regional Library (Existing) Petition: Z SFC Zone: C-2 (Community Business) Density: 8,205 square feet per acre Height: 1-story West - Use: Vincent Charles Pre-school (Existing) Petition: Z SFC Zone: M-1 (Light Industrial) Density: Not Stated Height: 1-story Further West - Use: Undeveloped Petition: Z Zone: M-1 (Light Industrial) Density: 5,990 square feet per acre Height: None RECENT DENIALS IN AREA: Northwest - On November 3, 1999, pursuant to 99Z -120 SFC, the Board of Commissioners denied the applicant's request to rezone 5.00 acres from M-1 (Light Industrial) to O-l (Office-Institutional) for a 168-bed Independent Senior Living Facility at a density of 23,000 square feet per acre on Research Center Atlanta Drive. East - On March 5, 2003, pursuant to 2002Z SFC, the Board of Commissioners denied the applicant's request to rezone acres from C-1 (Community Business) to C-2 (Commercial) for a Car Wash/Retail facility at a density of 8, square feet per acre on Cascade Road at I-285. West - On August 4, 2004, pursuant to 2004Z SFC, the Board of Commissioners denied the applicant's request to rezone acres from M-1 (Light Industrial) to C-2 (Commercial) for a Retail Service Commercial facility (Wal-Mart) at a density of 4, square feet per acre west of Research Center Atlanta Drive. MW{P:\PlanAnalysis\Planners\Cases\O5Z-O62S.O8} Petition; 2005Z SFC R/A Z SFC Printed:8/30/05 BOG Meeting: 09/07/05 8-4

5 MISCELLANEOUS USES AND ZONINGS IN THE AREA: ** Interstate Highway 285 lies east of the subject site. ** The Fulton County Southwest Regional Library lies further to the southwest of the project site. SITE PLAN ANALYSIS: Based on the applicant's site plan submitted to the Department of Environment and Community Development on June 28, 2005, Staff offers the following considerations: LAND USE AND DENSITY The applicant is requesting to rezone from C-1 (Community Business) at 4,217.4 square feet per acre to C-1 (Community Business) at 4,683.4 square feet per acre in order to expand an existing 42,174 square foot 63-bed personal care home to a 46,834 square foot 92-bed facility. The Comprehensive Land Use Map suggests Business Park and Commercial/Retail use along the northern and southern portions of Cascade Road from I-285 west to Fairburn Road. Commercial and retail uses are contiguous along this corridor and include the subject site which is zoned C-1 {Community Business) and has been developed as a 63- bed personal care home, pursuant to 97Z SFC and 97U SFC. The applicant's request to construct a 2-story 4,660 square foot 29-bed addition to the existing 2-story facility on the 10.0 acre project site would result in a density increase of 466 square feet per acre. Staff is of the opinion that this represents a nominal increase that would not adversely impact the surrounding areas, especially since larger commercial developments with greater density are present in the immediate vicinity, including the Home Depot located just north of the subject site. Therefore, Staff recommends the applicant's petition be APPROVED CONDITIONAL- BUILDING SETBACKS Pursuant to 97Z SFC, Condition 3.a. specified a 100-foot building setback along the eastern property line of the subject site, adjacent to the right-of-way of Interstate 285. The site plan submitted by the applicant indicates that two right rear corners of the multi-walled 4,660 square foot proposed addition will intersect the building setback line boundary at tangential points but will not encroach upon the setback area. Therefore, the location of the proposed addition will be within the allowed buildable portion of the project site. LANDSCAPE STRIPS AND BUFFERS The Fulton County Zoning Resolution requires the following landscape strips: MW(P:\PlanAnalysis\Planners\Cases\05Z-062S.08> R/A Z SFC Prmted:8/30/05 BOC Meeting: 09/07/05 8-5

6 10-foot landscape strip along Research Center Atlanta Drive and Interstate 285 (front yards) (Article ) 5-foot landscape strip along the north and south property lines (side yard) (Article ) The site plan submitted by the applicant indicates compliance with these requirements. In addition, the conditions of zoning pursuant to 97Z SFC and 97U SFC specified a 100-foot building setback adjacent to the right-of-way of Interstate 285, with a 50-foot undisturbed buffer and a 10-foot improvement setback located within the 100- foot setback. A 25-foot undisturbed buffer with a 10-foot improvement setback adjacent to the north property line was also specified. These requirements will be carried forward and listed in the Recommended Conditions of the current petition. PARKING Article of the Zoning Resolution requires health care facilities (hospitals, outpatient clinics, convalescent homes and nursing homes) to provide a minimum of one parking space for every four beds plus one parking space for every three employees. Therefore, a total of 32 parking spaces will be required if this application is approved by the Board of Commissioners, 23 spaces as a result of the 92-bed capacity and 9 spaces because 25 staff-persons will be employed. The site plan submitted by the applicant indicates that the 41 parking spaces currently available at the existing facility will be retained. However, because of the location of the proposed addition, several of the existing parking spaces will be repositioned to areas on the east and west sides of the new building and accessed by sidewalks around the building's perimeter as required in Article of the Fulton County Zoning Resolution. Handicapped parking spaces for 2 cars and 1 van will also be provided. ENVIRONMENT AND STREAM BUFFER PROTECTION The Environmental Site Analysis Report is sufficient and satisfies the requirement of the Fulton County Zoning Resolution. A field survey of the site was conducted by County Staff to verify areas addressed in the ESA report. The proposed facility fits within the disturbed development footprint of the existing facility. The ESA, County GIS and field survey identified a stream (South Utoy Creek) and wetlands on the southern portion of the property. The proposed building expansion is not in, on or near the stream or wetlands area. The southern portion of the property is located within a 100-year and 500-year floodplain according to County GIS, however, no development is proposed in this area. A noise study was performed to determine the existing ambient noise levels due to the proposed site being located within 500 ft. of I-285. A sound attenuation plan was also presented in the report that will reduce interior noise levels to less than 50 dba as required by the County. The applicant shall comply with the sound attenuation measures resulting from the noise study. Compliance with County wetlands requirements, stream buffer requirements, floodplain regulations and erosion control guidelines would mitigate developmental impacts to adjacent properties. The site does not contain steep slopes, MW(P:\PlanAna!ysis\Planners\Cases\05Z-062S.Q8> R/A Z SFC Pfimed:8/30/05 BOC Meeting: 09/07/05 8-6

7 historical sites or sensitive plant and animal species. No adverse environmental impacts due to the proposed use were observed. OTHER CONSIDERATIONS The subject site lies within the boundaries of the Cascade Road Overlay District and the applicant will be required to comply with all applicable developmental standards specified within this portion of the Fulton County Zoning Resolution before the issuance of a Land Disturbance Permit, Building Permit or Sign Permit. In addition, pursuant to 97Z SFC and 97U SFC, the Board of Commissioners previously approved the development of a 63-bed Personal Care Home on the subject site. Conditions 3.a. through 3.i. concerning site development considerations will therefore be carried forward and applied to the current petition. FINDINGS: (Article ) Planning Staff shall, with respect to each zoning application, investigate and make a recommendation with respect to factors A. through G., below, as well as any other factors it may find relevant. A. WHETHER THE ZONING PROPOSAL WILL PERMIT A USE THAT IS SUITABLE IN VIEW OF THE USE AND DEVELOPMENT OF ADJACENT AND NEARBY PROPERTY, FINDING: Given the existing use of the subject site and its location in proximity to similar zoning classifications, Staff is of the opinion that the personal care home use is appropriate for the area. B. WHETHER THE ZONING PROPOSAL WILL ADVERSELY AFFECT THE EXISTING USE OR USABILITY OF ADJACENT OR NEARBY PROPERTY. FINDING: In Staff's opinion, the proposed development will not have an adverse effect on the use or usability of adjacent and nearby properties if developed in accordance with the Recommended Conditions. C. WHETHER THE PROPERTY TO BE AFFECTED BY THE ZONING PROPOSAL HAS A REASONABLE ECONOMIC USE AS CURRENTLY ZONED. FINDING: The subject site may have a reasonable use as currently zoned. D. WHETHER THE ZONING PROPOSAL WILL RESULT IN A USE WHICH WILL OR COULD CAUSE AN EXCESSIVE BURDENSOME USE OF EXISTING STREETS, TRANSPORTATION FACILITIES, UTILITIES, OR SCHOOLS. FINDING: Staff does not anticipate the proposed use will have a significant impact on the facilities and utilities serving the area. MW(P:\P1anAnalysis\P!anners\Cases\O5Z-062S.08) R/A Z SFC prmted:8/3o/05 BOC Meeting: 09/07/05 8-7

8 E. WHETHER THE ZONING PROPOSAL IS IN CONFORMITY WITH THE POLICIES AND INTENT OF THE LAND USE PLAN. FINDING: The proposed commercial development and use is consistent with the policies and intent of the Comprehensive Plan, provided the Recommended Conditions are incorporated into the development. LAND USE PLAN MAP: Business Park Proposed use/density: Personal Care Home - 92 Beds, 46,834 square feet The Comprehensive Land Use Map suggests Business Park development along both sides of Research Center Atlanta Drive, immediately to the north, south and northwest of the subject site. Commercial/Retail development is suggested along both sides of Cascade Road from west to Fairburn Road, immediately to the south, southwest and west of the subject site. PLAN POLICIES: To encourage the development of a diverse mix of housing types, housing sizes, and prices/rents in response to the current and projected needs of County residents. To expand housing opportunities in and near activity nodes and corridors. Encourage development in areas where basic public facilities exist or are being improved, and discourage development in areas which would require inefficient or uneconomical extension of public facilities. Encourage appropriate building heights which are compatible with the surrounding area and are consistent with transitional and other land use policies. F. WHETHER THERE ARE OTHER EXISTING OR CHANGING CONDITIONS AFFECTING THE USE AND DEVELOPMENT OF THE PROPERTY WHICH GIVE SUPPORTING GROUNDS FOR EITHER APPROVAL OR DISAPPROVAL OF THE ZONING PROPOSAL. FINDING: Previous Board approval on the site supports the approval of the petition. G. WHETHER THE ZONING PROPOSAL WILL PERMIT A USE WHICH CAN BE CONSIDERED ENVIRONMENTALLY ADVERSE TO THE NATURAL RESOURCES, ENVIRONMENT AND CITIZENS OF FULTON COUNTY. FINDING: The proposed use is not considered environmentally adverse affecting natural resources, the environment, or the citizens of Fulton County. MW{P:\PlanAn3lysis\Planners\Cases\05Z-062S.08» R/A Z SFC Printed:a/30/05 BOC Meeting: 09/07/05

9 CONCLUSION: Provided Staff's Recommended Conditions are incorporated into the development of the site, the proposed personal care home is consistent with the policies and intent of the Comprehensive Plan and with approved zonings in the area. Therefore, Staff recommends this petition be APPROVED CONDITIONAL subject to the attached Recommended Conditions. MW<P:\PlanAnalysis\Planners\Cases\05Z-062S.O8) R/A SFC Printed:8/30/05 BOC Meeting: 09/07/05 8-9

10 RECOMMENDED CONDITIONS If this petition is approved by the Board of Commissioners, it should be APPROVED C-1 (Community Business) 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 Board of Commissioners. 1. To the owner's agreement to restrict the use of the subject property as follows: a. 92-bed Personal Care Home, at a maximum density of 4,683.4 gross square feet per acre zoned or a total of 46,834 square feet. c. Limit the height of the building(s) to no more than 2 stories. 2. To the owner's agreement to abide by the following: a. To the site plan received by the Department of Environment and Community Development on June 28, Said site plan is conceptual only and must meet or exceed the requirements of the Zoning Resolution and these conditions prior to the approval of a Land Disturbance Permit. In the event the Recommended Conditions of Zoning cause the approved site plan to be substantially different, the applicant shall be required to complete the concept review procedure prior to application for a Land Disturbance Permit. Unless otherwise noted herein, compliance with all conditions shall be in place prior to the issuance of the first Certificate of Occupancy. b. Obtain an operating permit for a Personal Care Home from the Georgia Department of Human Resources and file a copy of said permit with the Director of the Development Services Department prior to the issuance of a Certificate of Occupancy or the connection of permanent power for any building. 3. To the owner's agreement to the following site development considerations: a. Provide a 100-foot building setback adjacent to the right-of-way of Interstate 285. (97Z SFC, 97U SFC) b. Provide a 15-foot high masonry privacy wall as depicted on the site plan referenced in Condition 2.a. (97Z SFC, 97U SFC) c. Provide a natural buffer, undisturbed except for approved access and utility crossings, improvements, and replantings where sparsely vegetated and subject to the approval of the Fulton County Arborist, adjacent to the following property lines and in the widths shown: MW(P:\P!anAnalysis\P!anners\Cases\05Z-062S.08> R/A Z SFC Primed:8/30/05 BOC Meeting: 09/07/

11 25 feet wide adjacent to the north property line, with an additional setback for all improvements of 10 feet or as may be approved by the Director of the Department of Environment and Community Development. (97Z SFC, 97U SFC) d. Provide a 50-foot wide natural undisturbed buffer, except for approved access and utility crossings, improvements, and replantings where sparsely vegetated adjacent to the right-of-way of Interstate 285 and within the 100- foot building setback. In addition provide a 10-foot improvement setback along the entire length of this 50-foot buffer. Where sparsely vegetated within the 10-foot improvement setback for a distance of 360 feet beginning at the intersection of the north and east property lines plant a single row of minimum 6-foot tall Deodar Cedar 15 feet on center. The remaining length of the 10-foot improvement along this 50-foot buffer need not be planted with additional plantings. (97Z SFC, 97U SFC) e. No disturbance shall be permitted within the limits of the 100 year flood plain of South Utoy Creek. (97Z SFC, 97U SFC) f. No disturbance shall be permitted within the limits of the 100 year flood plain of South Utoy Creek. The flood plain area shall be maintained as a natural buffer. (97Z SFC, 97U SFC) g. Provide noise attenuation measures that assure that the maximum interior noise level shall not exceed 50 DNL (24 hour day/night average decibel level). h. No more than one exit/entrance on Research Center Atlanta Drive and driveway shall be located outside the 100 year flood plain of South Utoy Creek. Curb cut location and alignment are subject to the approval of the Fulton County Traffic Engineer. (97Z SFC, 97U SFC) i. No access shall be allowed from Interstate 285. (97Z SFC, 97U SFC) 4. To the owner's agreement to abide by the following requirements, dedication and improvements: a. Dedicate at no cost to Fulton County along the entire property frontage, prior to the approval of a Land Disturbance Permit, sufficient land as necessary to provide the following rights-of-way, and dedicate at no cost to Fulton County such additional right-of-way as may be required to provide at least 10.5 feet of right-of-way from the back of curb of all abutting road improvements, as well as allow the necessary construction easements while the rights-of-way are being improved: 30 feet from centerline of Research Center Drive. MW P:\PlanAna]ysis\Planners\Cases\05Z-062S.08) Petition: 2O05Z SFC R/A Z SFC Primed:8/30/05 BOC Meeting: 09/07/

12 Dedicate right-of-way of Interstate 285 as required by the Georgia Department of Transportation. b. Improve roadway along the entire property frontage with curb and gutter per Fulton county standards. c. Provide a deceleration lane for each project entrance or as may be required by the Fulton County Traffic Engineer. d. The developer shall be responsible for complying with the requirements of the document entitled "Fulton County Driveway Manual" adopted by the Fulton County Board of Commissioners on May 18, To the owner's agreement to abide by the following: a. Prior to submitting the application for a (LDP) with the Department of Environment and Community Development, Development Review Division, arrange to meet with the Fulton County Traffic Engineer. A signed copy of the results of these meetings will be required to be submitted along with the application for a Land Disturbance Permit. b. Prior to submitting the application for an LDP, arrange an on-site evaluation of existing specimen trees/stands, buffers, and tree protection zones within the property boundaries with the Fulton County Arborist. A signed copy of the results of these meetings will be required to be submitted along with the application for an LDP. c. Prior to submitting the application for an LDP, the developer/engineer shall contact the Public Works Department, Water Services Division, and arrange to meet on-site with an engineer from the Surface Water Management Program (SWMP), who is responsible for review of Storm Water Concept Plan submittals. d. Prior to submitting the application for an LDP, the developer and/or engineer shall submit to the SWMP, through the Development Review Division, a project Storm Water Concept Plan. This concept plan shall indicate the preliminary location of the storm water management facilities intended to manage the quality and quantity of storm water. The concept plan shall specifically address the existing downstream off-site drainage conveyance system(s) that the proposed development surface runoff will impact, and the discharge path(s) from the outlet of the storm water management facilities to the off-site drainage system(s) and/or appropriate receiving waters. As part of the Storm Water Concept Plan submittal, a preliminary capacity analysis shall be performed by the engineer on the off-site drainage system(s) points of constraint. The capacity analysis shall determine the capacity of all existing constraint points, such as pipes, culverts, etc. from the point of storm water discharge at the proposed development site boundary MW(P:\P!anAnalysis\P!anners\Cases\05Z-062S.08) Petition: 2OO5Z SFC R/A Z SFC printed:s/30/05 BOC Meeting: 09/07/

13 downstream to the confluence of the receiving drainage course at a point where the drainage area is at least ten times the proposed development site area and the next downstream drainage area having a drainage area of fifty acres or more. The critical capacity points shall be selected based upon the engineer's field observation, professional judgment, and limited field survey data. The analysis shall identify the downstream properties pre and postdevelopment 100-year water surface elevations, and for any postdevelopment water surface elevation increase exceeding 0.05 feet, the developer shall acquire the applicable off site drainage easement to accommodate the 100-year storm flow through impacted properties. Where Fulton County has completed a model of the basin, it shall be used by the developer in the analyses. e. Where storm water currently drains by sheet flow and it is proposed to be collected to and/or discharged at a point, such that the discharge from the storm water management facility outlet crosses a property line, such discharge shall mimic pre-development sheet flow conditions. A description of the method proposed to achieve post-development sheet flow conditions shall be provided as part of the Storm Water Concept Plan. Should the method to achieve sheet flow across an external property line be unsuccessful, the developer shall acquire an easement(s) from the point of discharge to a point down gradient at a live dry weather stream sufficient to contain the 25 year storm flow or other location as approved by the Director of Public Works. This condition will not apply when the storm water management facility is designed and approved to discharge directly to a stream or watercourse. f. A draft of the Inspection and Maintenance Agreement required by Fulton County Code Section shall be submitted to the Department of Public Works with the Storm Water Concept Plan. g. The Inspection and Maintenance Agreement shall provide that all storm water management/detention facility outlet control structures shall be inspected, photographed, and cleaned, if necessary, on a monthly basis, by the owner. The Inspection and Maintenance Agreement shall require that the design engineer shall prepare an operation and maintenance guidance document, for use by the owner and/or any professionals retained by the owner, to plainly describe the basic operational function of the facility(ies), including a description of a permanent marker post(s) which shall indicate that the level of sediment which, if exceeded, requires sediment removal. The Inspection and Maintenance Agreement shall require an annual operation and maintenance report for all storm water management/detention facilities be prepared by a licensed design professional and submitted to the SWMP. The annual report shall include monthly inspections, photographs, and documentation of the cleaning of storm water management/detention facilities outlet control structure(s) as well as an operational assessment of the facilities indicating that they do, or do not, function as described in the MW(P:\PlanAnalysis\Planners\Cases\05Z-O62S.O8) Petition: 2OO5Z SFC R/A Z9? SFC Prinied:8/30/05 BOC Meeting: 09/07/

14 design guidance document (described above), and if they do not, a description of the specific actions to be taken to allow the facilities to function as intended. h. The required Inspection and Maintenance Agreement shall be recorded with the Clerk of Superior Court prior to issuance of an LDP, Grading Permit, or Building Permit associated with the development. i. The engineer/developer is required to submit, along with the application for an LDP, signed documentation verifying approval of the Storm Water Concept Plan. j. Where paved parking areas (including access aisles) are proposed to exceed 5,000 square feet, the storm water management facilities shall be designed to reduce pollutants such as oil, grease and other automobile fluids that may leak from vehicles. A general description, or concept, of the storm water management facilities proposed to achieve the removal of such pollutants shall be submitted with the Storm Water Concept Plan. A detailed design of such facilities shall be included in applicable documents for a land disturbance permit. k. With the application for an LDP, provide documentation (such as channel cross-sections, centerline profile, etc.) describing the geometry of those existing natural streams, creeks, or draws within the proposed development boundary which in the design engineer's judgment are at risk of erosion due to increased flow, provide a description of the basis utilized in judging areas to be at risk, and provide details on the Storm Water Management Plan of the post-development channel bank protection measures. I. The developer/engineer shall demonstrate to the County by engineering analysis submitted with the LDP application, that the discharge rate and velocity of the storm water runoff resulting from the development is restricted to seventy-five percent (75%) of the pre-development conditions for the 1-year frequency storm event, up to and including the ten (10)-year frequency storm event. m. Drainage from all disturbed areas shall be collected and conveyed to a storm water management facility provided as part of the development. The Storm Water Concept Plan shall identify any proposed areas with incidental and minor release of storm water not conveyed to such facilities, subject to the approval of the Director of Public Works. Plans for any land disturbance permit shall show all proposed drainage patterns for the proposed development after its completion. Any incidental release of unmanaged or untreated storm flows from any disturbed portion of the developed property shall be allowed only with the approval of the Director of Public Works. Other than minimal incidental flows shall be specifically approved by the Director of Public Works. Bypass flows will not be permitted except from MW(P:\PlanAnalysis\Planners\Cases\O5Z-O62S.O8) R/A Z SFC Pnnted:8/30/05 BOC Meeting: 09/07/

15 undisturbed areas within a buffer or other protected easement. Final plans shall provide for collection, conveyance and treatment of all approved incidental flows from developed lots or parcels, individual residences or building structures. Storm water management facility(ies) volumes shall be designed to achieve water quality treatment, channel protection, over bank flood protection and extreme flood protection, in accordance with the Georgia State Storm water Manual, except that the duration of release for water quality treatment shall be 48 hours. MW(P:\PlanAnalysis\Planners\Cases\05Z-062S.08) R/A Z SFC Printed;8/30/05 BOC Meeting: 09/07/

16 COMMENTS ON PUBLIC SERVICES AND UTILITIES APPENDIX NOTE: Various Fulton County departments or divisions that may or may not be affected by the proposed development provide the following information. Comments herein are based on the applicant's conceptual site plan and are intended as general non-binding information and in no manner suggest a final finding by the commenter. All projects, if approved, are required to complete the Fulton County Plan Review process prior to the commencement of any construction activity. TRANSPORTATION FACILITIES: Road name: Research Center Atlanta Drive Classification: Local Street Level of Service: C or better Road name: Classification: Interstate Anticipated Traffic Generation Rates: Average: 245 trips per day Peak Hour: 13 AM trips; 20 PM trips HEALTH DEPARTMENT: The Fulton County Health Department recommends that the applicant be required to connect the proposed development to public water and public sanitary sewer available to the site. Since this proposed development is a food service facility, the owner must submit kitchen plans for review and approval by this department before issuance of a building permit and beginning construction. The owner must obtain a food service permit prior to opening. The Fulton County Health Department recommends this facility meet all permit requirements for child care facilities under DHR Rules and Regulations. WATER AND WASTEWATER (SEWER): WATER: Anticipated water demand: 4,028 gallons per day This project is within the Atlanta jurisdiction. Comments: This information does not guarantee that adequate water volume and pressure are available at this time or will be adequate upon application of permits. Please contact the Department of Public Works for more information. SEWER: Basin: Utoy Creek Treatment Plant: Utoy Creek Anticipated sewer demand: 3,625 gallons per day The nearest wastewater pipeline to this project is onsite located in Land Lot 247, District 14. Comments: This information does not guarantee that adequate sewer capacity is available at this time or will be available upon application of permits. Please contact the Department of Public Works for more information. MW{P:\PlanAna!ysis\P!anners\Cases\05Z-062S.08) R/A Z SFC Printed:8/30/05 80C Meeting: 09/07/

17 DRAINAGE: Flood Plain: FEMA Map No CO332E. Floodplain = approximately 67%. BOARD OF EDUCATION: No Comment. PARKS AND RECREATION: No Comment. TAX ASSESSOR: Property Tax ID#: LL Taxes on the subject property are up-to-date. FIRE MARSHAL: Fire Station: 23 Battalion: 3 Impact: Should not have an adverse effect. POLICE DEPARTMENT ZONING IMPACT STATEMENT: Beat: 41 Impact Statement on Beat: Current calls for service: 8,647 Projected calls for service: Unknown **** Current average response time: 8 minutes ** Increase in the number of residents: * Increase in E-911 calls for service (police, fire, E.M.S.): *** Increase in the number of traffic accidents: 4.7 PROJECTED IMPACT QN DEMAND FOR POLICE SERVICES: It is the policy of the Fulton County Police Department to answer all calls for service regardless of the impact of a particular development. However, two of the most noticeable indicators of the quality of police service will be as follows: As demands for service increase, police response time to calls will increase. Time available for proactive neighborhood/business patrol will decrease and crime prevention efforts will decline. The Police Department does not anticipate a significant impact on demand for police services. * Based on 1998 population of 222,794 and 1998 total calls for service of 584,054 (194,242 for police services). ** Based on average single family residence population of four, average apartment population of two and 1.96 persons per 1,000 gross square feet of space. *** Based on 1998 accident calls of 8,009. * * * * * * * * Based on average response time of 10.7 minutes (North Fulton) and 8 minutes (South Fulton). Based on average of two (2) cars per single family residence. MW(P:\PlanAnalysis\Planners\Cases\05Z-062S.08) R/A Z SFC primed:8;3o;05 B0C Meeting: 09/07/

18 Note: The demand for police service is determined by socio-economic, legislative and other forces which do not lend themselves to predictability. Therefore, projections are made from historical data only. (There has been a 13.96% increase in calls for police service from 1996 to 1997) EMERGENCY SERVICES: If zoning petition is approved there will be an increase in E911 call volume. The increase may negatively affect the Department's call answering speed and service level. Increase traffic volume without road improvements may increase response times of emergency response vehicles thereby reducing effective delivery of emergency services. Addressing of all proposed properties identified within the petitions must comply with the County's Addressing Standard to reduce the likelihood of delay in response time. CITY OF ATLANTA DEPARTMENT OF AVIATION {DOAJ The proposed project is located approximately 6.2 miles southwest of the Airport. Is the proposed project located under protected airspace for the Airport? Yes _X_ No If yes, the development will require the completion of Federal Aviation Administration (FAA) form , Notice of Proposed Construction or Alteration. Is the proposed project located within an area of significant (65 or higher DNL} aircraft noise exposure? Yes _J<_ No If yes, is the proposed land-use deemed compatible according to CFR Title 14, Part 150? Yes No For complete information regarding the location of the property in question relative to aircraft noise exposure and the aircraft operational environment please refer to the DOA NOMS Developer's Pack on file at the Fulton County Government Center, Department of Environment & Community Development, Zoning Division. MW(P:\PfanAnalysrs\Planners\Cases\O5Z-O62S.O8) R/A Z SFC printed:8/30/05 BOC Meeting: 09/07/

19 ftzi f Perimeter West Atlanta Office Park o Z M H > U F AT 2cond. 220 shoppy Center Fulton County Southwest Regional Library J ml Z77-85 TFteond Kentucky- Fried 41L* A-I COHO Z«7-MI 141 RCV. 4-1-CI K-6COMD ZO0-7fe 8-Z-oo UOO Z SFC

20 2005Z RESEARCH CENTER ATL DR DIST: 14TH LL: 247 I CZB: BOC: Lakes & Ponds Streams Buildings Roads Zoning Landlot I Parcel DEPARTMENT OF ENVIRONMENT AND COMMUNITY DEVELOPMENT 2005Z-0062 FULTON COUNTY

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