Planning Commission Meeting - 04.15.2010

** Meeting Codes: CZIM - Community Zoning Information Meeting; DRB - Design Review Board; CDRM - Community/Developer Resolution Meeting; PC - Planning Commission; MCC - Mayor and City Council

Planning Commission April 15, 2010

7:00 p.m.

Sandy Springs City Hall, 7840 Roswell Road, 500 Building

Morgan Falls Office Park, Sandy Springs, GA 30350

Planning Commission Agenda

Agenda Item Council District

Meeting Dates** Staff Recommendation Planning Commission

Recommendation

APPROVAL OF AGENDA

PUBLIC COMMENT Approval of previous meeting’s minutes – 03/18/10 USE PERMITS

1. U10-001/U10-002/CV10-003

6700 Riverside Drive Applicant: Catholic Society of Religious & Literary Education A Use Permit for expansion of the

existing Retreat Facility, a Use Permit to establish a Cemetery (columbaria), and Concurrent Variance(s).

3

CZIM – 2/23/10 DRB – N/A CDRM - 3/24/10 or 3/25/10 PC – 4/15/10 MCC – 5/18/10

U10-001 – Approval Conditional U10-002 – Approval Conditional CV10-003 #1 – Approval Conditional CV10-003 #2 – Approval Conditional CV10-003 #3 – Approval Conditional

TBD

ORDINANCES

2. An Ordinance to Adopt the CoSS Zoning Map

City Wide

PC – 4/15/10 MCC – 5/18/10

Approval TBD

ADJOURNMENT

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Planning Commission March 18, 2010

Meeting Minutes

Board Members Present Lee Duncan (Chair), Susan Maziar, David Rubenstein, Steve Tart and Al Pond

Board Members Absent Wayne Thatcher (Vice Chair), Roger Rupnow

Staff Present Nancy Leathers, Chris Miller, Patrice Ruffin, Cesar Geraldo, Doug Trettin, Linda Abaray, Gloria Goins, Mark Moore, David Schmid, and Terry Robinson

CALL to Order Lee Duncan called the meeting to order at 7:00 p.m.

APPROVAL OF AGENDA

ACTION: Pond moved to approved Agenda. Rubenstein seconded. (4-0, Maziar, Pond, Rubenstein, and Tart for; Duncan not voting; Thatcher and Rupnow absent).

PUBLIC COMMENT – No Public Comment

PREVIOUS MINUTES

ACTION: Tart moved to approve the previous month's minutes amended to read as follows: Item # 1 “Recommendation for a 60 day deferral to allow the applicant time to provide additional and/or revised information. Denied (0-5, Thatcher, Pond, Maziar, Rupnow, and Rubenstein against; Duncan not voting; Tart abstaining)”. Pond seconded. Approved as amended (4-0, Maziar, Pond, Rubenstein, and Tart for; Duncan not voting; Thatcher and Rupnow absent).

REZONING

1.

RZ10-001/CV10-001

5815 Mountain Creek Road SUMMARY/STAFF PRESENTATION: To rezone the subject property from O-I (Office and Institutional District) conditional to O-I (Office and Institutional District) conditional, with concurrent variance(s), to initially allow a Group Residence with a future transition into a Personal Care Home. Applicant Presentation: Nathan V Hendricks, 6085 Lake Forrest Dr Suite 200, Atlanta, Ga. 30328 Carol Reynolds, 5800 Mountain Creek Rd, Sandy Springs, GA. 30328 (Invitation for public comment in support of and in opposition to the petition) ● Support for the Petition:

Cathy Coone-McCrary, 1253 Westover Trace, NW, Acworth, GA. 30102 ● Against the Petition:

Sharon Luger, 5795 Mountain Creek Rd, Sandy Springs, GA. 30328 Barbara Kesler, 5805 Mountain Creek Rd, Sandy Springs, GA. 30328 (Close of public hearing. Planning Commission questions and discussion) ACTION: Pond moved to recommed approval subject to staff conditions and with concern over the residence's ability to properly house up to 8 people. Rubenstein seconded. Approved (4-0, Maziar, Pond, Rubenstein, and Tart for; Duncan not voting; Thatcher and Rupnow absent).

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2. RZ10-002/CV10-002

5790 & 5800 Mountain Creek Road SUMMARY/STAFF PRESENTATION: To rezone the subject property from O-I (Office and Institutional District) conditional to O-I (Office and Institutional District) conditional, with concurrent variance(s), to initially allow a Group Residence with a future transition into a Personal Care Home. Applicant Presentation: Nathan V Hendricks, 6085 Lake Forrest Dr Suite 200, Atlanta, Ga. 30328 Carol Reynolds, 5800 Mountain Creek Rd, Sandy Springs, GA. 30328 (Invitation for public comment in support of and in opposition to the petition) ● Support for the Petition:

Cathy Coone-McCrary, 1253 Westover Trace, NW, Acworth, GA. 30102 ● Against the Petition:

Sharon Luger, 5795 Mountain Creek Rd, Sandy Springs, GA. 30328 Barbara Kesler, 5805 Mountain Creek Rd, Sandy Springs, GA. 30328 (Close of public hearing. Planning Commission questions and discussion) ACTION: Pond moved to Recommend approval subject to staff conditions and with concern over the residences' ability to properly house up to 16 people. Rubenstein seconded. Approved (4-0, Maziar, Pond, Rubenstein, and Tart for; Duncan not voting; Thatcher and Rupnow absent).

TEXT AMENDMENT

3. TA10-001

An Ordinance to Amend Article 12B, Sandy Springs Overlay District, of the Sandy Springs Zoning Ordinance

ACTION: Maziar moved to recommend approval. Tart seconded. Approved (4-0, Maziar, Pond, Rubenstein, and Tart for; Duncan not voting; Thatcher and Rupnow absent).

4. TA10-002

An Ordinance to Amend Article 33, Signs, of the Sandy Springs Zoning Ordinance ACTION: Tart moved to recommend approval. Rubenstein seconded. Approved (4-0, Maziar, Pond, Rubenstein, and Tart for; Duncan not voting; Thatcher and Rupnow absent).

RESOLUTION

5.

A Resolution to Amend the Local Roadway Functional Classification Map of the City of Sandy Springs Transportation Master Plan ACTION: Tart moved to recommend approval. Rubenstein seconded. Approved (4-0, Maziar, Pond, Rubenstein, and Tart for; Duncan not voting; Thatcher and Rupnow absent).

Meeting Adjournment The meeting was adjourned at 7:40 p.m.

Approval Signatures

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PAGE 3 OF 3

Date Approved 04-15-10

Lee Duncan, Chairman

Patrice Ruffin, Assistant Director of Planning and Zoning

Gloria Goins, Administrative Coordinator/Transcriber

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PC Board Member AttendancePC 2010

NAME 1/21 2/18 3/18 4/15 5/20 6/17 7/15 8/19 9/16 10/14 11/18 12/18

Total

Meetings

Total

Absences

Roger Rupnow Post 1 Term Exp: 1/31/12 1 1 0 2 1Lee Duncan Post 2 Term Exp: 1/31/12 1 1 1 3 0Wayne Thatcher Post 3 Term Exp: 1/31/12 1 1 0 2 1Al Pond Post 4 Term Exp: 1/31/13 1 1 1 3 0David Rubenstein Post 5 Term Exp: 1/31/13 1 1 1 3 0Don Boyken Post 6 Term Exp: 1/31/10 1 1 0Steve Tart Post 6 Term Exp: 1/31/14 1 1 2 0Susan Maziar Post 7 Term Exp: 1/31/14 0 1 1 2 1

1 = Present 0 = Absent * = MTG Cancelled ** = Special Called MTG

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Prepared by the City of Sandy Springs Department of Community Development for the Planning Commission Hearing on April 15, 2010

DT 3.25.10 Page 1 of 20

Rezoning Petition No. U10-001/U10-002/CV10-003

HEARING & MEETING DATES Community Zoning

Information Meeting Community Developer

Resolution Meeting Planning Commission

Hearing Mayor and City Council

Hearing February 23, 2010 March 25, 2010 April 15, 2010 May 18, 2010

APPLICANT/PETITIONER INFORMATION Property Owners Petitioner Representative

Catholic Society of Religious & Literary Education

Catholic Society of Religious & Literary Education

T.R. “Ted” Benning, III

PROPERTY INFORMATION

Address, Land Lot, and District

6700 Riverside Drive Land Lot 130 & 169, District 17

Council District 3

Frontage and Area 862 feet of frontage along the north side of Riverside Drive. The subject property has a total area of 17.29 acres (753,152.4 square feet).

Existing Zoning and Use

AG-1 (Agricultural District) conditional under Fulton County zoning Z91-030/CV91-36. The subject property is currently developed with a religious retreat facility.

Overlay District N/A

2027 Comprehensive Future Land Use Map Designation

R0-1 (Residential 0 to 1 units per acre), Protected Neighborhood

Proposed Use

Use Permit for expansion of the existing retreat facility and a use permit to establish two (2) columbaria.

INTENT A USE PERMIT FOR THE EXPANSION OF THE EXISTING RETREAT FACILITY, A USE PERMIT TO ESTABLISH A

CEMETERY (COLUMBARIA), AND CONCURRENT VARIANCE(S). This is a use permit for the expansion of the existing retreat facility (U10-001). The expansion would include a new 3,675 S.F. administration building and an addition to the existing retreat house/residence of 8,649 S.F. (12,049 S.F. total). This is also a use permit to establish two (2) new columbaria (U10-002). Three (3) concurrent variances are also being requested as follows:

1. Variance from Section 19.4.28.B.2 of the Zoning Ordinance to permit curb cut access derived from a local street, and

2. Variance from Section 19.4.28.B.9 of the Zoning Ordinance to permit 91 parking spaces where 189 are required, and

3. Variance from Section 11.11 of the Development Regulations to eliminate the required sidewalk

construction.

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U10-001


DT 3.25.10 Page 2 of 20

DEPARTMENT OF COMMUNITY DEVELOPMENT RECOMMENDATION U10-001 – APPROVAL CONDITIONAL U10-002 – APPROVAL CONDITIONAL

CV10-003#1 – APPROVAL CONDITIONAL CV10-003#2 – APPROVAL CONDITIONAL CV10-003#3 – APPROVAL CONDITIONAL

PLANNING COMMISSION RECOMMENDATION U10-001 – TBD U10-002 – TBD

CV10-003#1 – TBD CV10-003#2 – TBD CV10-003#3 – TBD

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U10-001


DT 3.25.10 Page 3 of 20

Location Map

Page 11 of 49

U10-001


DT 3.25.10 Page 4 of 20

BACKGROUND The site is located northwest of the intersection of Riverside Drive and North Harbor Drive. The property is zoned AG-1 (Agricultural District) under Z91-30/CV91-36 and conditioned as follows: 1. To the owner's agreement to restrict the use of the subject property as follows:

a. Retreat facility and accessory uses and structures.

b. No more than three (3) buildings at a maximum density of 1,840 sq. ft/acre (18,396 square feet per 10 acres) or a total of 32,009 square feet, whichever is less, based on the total acreage zoned, as shown on the site plan as referenced in 2.a. (V91-036).

c. Limit the height of the buildings to no more than two (2) stories.

2. To the owner's agreement to abide by the following:

a. To the Site Plan received by the Zoning Department on April 2, 1991 and to submit to the Director of Public Works for approval, prior to the approval of a Land Disturbance Permit, a revised Site Plan based on a certified boundary survey of the entire property zoned, incorporating the stipulations of these conditions of zoning approval and meeting or exceeding the requirements of the Zoning Resolution.

3. To the owner's agreement to the following site development considerations:

a. No more than two (2) exit/entrances on Riverside Drive; one (1) entrance only and one (1) exit only Curb cut. Location and alignment are subject to the approval of the Fulton County Traffic Engineer.

b. Provide a minimum of 70 parking spaces on site. No offsite parking or street parking will be allowed (V91-036 NFC).

c. Provide a minimum 50 foot undisturbed natural buffer with an additional 10 foot improvement setback buffer adjacent to all peripheral property lines except along Riverside Drive as shown on the site plan referenced in condition 2a.

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 Riverside Drive.

b. Improve Riverside Drive along the entire property frontage, commencing from the southernmost curb-cut northward, 14.5 feet from the center of road to back of curb, or as may be approved by the Fulton County Traffic Engineer.

c. Provide a deceleration lane for each project entrance or as may be approved by the Fulton County Traffic Engineer.

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U10-001


DT 3.25.10 Page 5 of 20

5. To the owner's agreement to abide by the following:

a. To contact the Director of Public Works, prior to the application for a Land Disturbance Permit, to arrange with the County Arborist an on-site evaluation of existing specimen trees/stands, buffers, and tree protection zones within the property boundaries.

b. To maintain as a minimum, the tree density requirements as prescribed by the Fulton County Tree Preservation Ordinance Administrative Guidelines, either through the retention of existing trees, or tree replacement, in perpetuity.

The subject property contains 17.29 acres and is currently developed with a religious retreat facility having 26,000 S.F. of heated floor space at a density of 1,503.76 S.F./acre. The existing heated floor area is as follows:

Retreat @ 20,550 S.F.

Retreat House/Residence @ 3,400 S.F.

Chapel @ 1,600 S.F.

Trailer @ 450 S.F.

EXISTING LAND USE AND ZONING OF ABUTTING PROPERTY

SUBJECT PETITION

U10-001/ U10-002 CV10-003

Current Zoning

Proposed Use Land Area

(Acres)

Square footage or Number of

Units/Rooms

Density (Square footage or Units/Rooms per

Acre)

AG-1 Retreat having two (2)

Columbaria

17.29 acres

37,874 gsf

2,190.52 sf/ac

Location in relation to

subject property

Zoning Use Land Area

(Acres) Square Footage or Number of Units

Density (Square Feet or Units Per

Acre)

Northwest ------- Chattahoochee River -------- --------- ---------------

Northeast R-2A

Z90-110 Vacant 1.71 acres ---------- -------------

Northeast R-2A

Z78—100 & Z90-110

Residence @ 50 Pointe Ridge Dr.

1.11 acres 1 unit 0.90 units/acre

Southeast R-2

Z67-122 Residence @ 6747

Riverside Dr. 1.09 acres 1 unit 0.92 units/acre

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U10-001


DT 3.25.10 Page 6 of 20

South R-3

Z66-035

Residence @ 600 North Harbor Dr.

4.47 acres 1 unit 0.22 units/acre

South R-1 Residence @ 6695


Southwest R-1 Residence @ 6696


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U10-001


DT 3.25.10 Page 7 of 20

Zoning Map

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RZ07-038/CV07-028/U07-015


DT 3.25.10 Page 8 of 20

Future Land Use Map

Page 16 of 49

U10-001


DT 3.25.10 Page 9 of 20

Photographs

Subject Property (looking northwest) Subject Property (looking northwest)

Subject Property (looking north) Subject Property (looking northeast)

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U10-001


DT 3.25.10 Page 10 of 20

Subject Property (looking north @ 50 Pointe Ridge Dr.)

Subject Property (looking southeast)

Subject Property (looking southeast) Southeast of the Subject Property (6747 Riverside Drive)

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U10-001


DT 3.25.10 Page 11 of 20

Subject Property (looking southwest @ 6696 Riverside

Dr.) Subject Property (looking west)

Subject Property (looking west) Sign

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U10-001


DT 3.25.10 Page 12 of 20

SITE PLAN ANALYSIS The site plan provided by the applicant indicates the following:

Total Site Area: 17.29 acres (753,152.4 S.F./100%)

Building (existing & proposed) 37,874 S.F. (5.03%)

Total Impervious Surface (existing & proposed): 2.12 acres (92,348 S.F./12.26%)

Landscaping (proposed): 0.09 acres (4,000 S.F./0.53%)

Undeveloped and/or Open Space (proposed): 15.08 acres (656,804.4 S.F./87.21%)

35 existing parking spaces ENVIRONMENTAL SITE ANALYSIS The Environmental Site Analysis Report is sufficient and satisfies the requirements of the Sandy Springs Zoning Ordinance. The reporting on all items of the analysis stated either positive, minimal, or no environmental issues, with the exception of the following: The subject property is within the Chattahoochee River Corridor, wetlands exist on the subject property, a floodplain exists on the subject property, and there are existing slope(s) exceeding 25 percent over a 10-foot rise in elevation. USE PERMIT CONSIDERATIONS The applicant is requesting a use permit to expand an existing retreat facility and a use permit to establish two (2) columbaria. Per Article 19.2.4, Use Permit Considerations, the City Council shall consider each of the following: A. Whether the proposed use is consistent with the Comprehensive Land Use Plan and/or Economic Development

Revitalization plans adopted by the City Council;

Finding: The staff is of the opinion that the proposed uses are consistent with the Future Land Use Map,

which designates the property as R0-1 (Residential 0 to 1 units per acre), Protected

Neighborhood. The policies of Protected Neighborhoods include the protection of the character and integrity of existing neighborhoods, while meeting the needs of the communities. Within the City, there are several examples of religious uses having cemeteries within residential neighborhoods. Additionally, the vision, character areas, and future land use chapter in the Comprehensive Plan includes a section dedicated to a category called Public-Institutional as follows:

This category applies to state, federal or local government uses, and institutional land

uses. Government uses can include city halls, police and fire stations, libraries, prisons,

post offices, schools, military installations, etc. Institutional uses include colleges,

schools, churches, cemeteries, hospitals, etc. In Sandy Springs, public and private

schools, several churches, and the cemetery north of Mt. Vernon Highway comprise the

largest acreages designated in this category. This category can be implemented with a

wide variety of zoning districts, since churches and schools can under appropriate

conditions be located in most if not all residential zones, albeit some with a conditional

use permit. B. Compatibility with land uses and zoning districts in the vicinity of the property for which the Use Permit is

proposed;

Finding: The staff is of the opinion the proposed uses are compatible with the land uses and zoning districts in the vicinity of the property. The property is located within an area that features similar developments.

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U10-001


DT 3.25.10 Page 13 of 20

C. Whether the proposed use may violate local, state and/or federal statutes, ordinances or regulations governing

land development;

Finding: When the applicant complies with all columbarium registration regulations as required by the

Secretary of State of the State of Georgia, the staff is of the opinion the proposed uses would not violate any local, state, and/or federal statutes, ordinances, or regulations.

D. The effect of the proposed use on traffic flow, vehicular and pedestrian, along adjoining streets;

Finding: The staff is of the opinion that the proposal will not result in a use that will cause an excessive or burdensome use of the existing infrastructure. Public Works does not anticipate that the proposed use permits will cause an excessively burdensome use of existing streets or transportation facilities.

E. The location and number of off-street parking spaces;

Finding: The subject property currently has 35 existing parking spaces. For the 26,000 S.F. of existing

floor area, 130 parking spaces are required.

Section 19.4.28.B.9 of the Zoning Ordinance, requires a minimum amount of parking spaces for Retreats having an accessory cemetery as follows:

One parking space per lodging unit or five (5) per 1000 square feet of floor area, whichever is greater.

The applicant has provided the following parking calculations:

The proposed total lodging units is 53 X 1 = 53 spaces required

37, 874 S.F. of floor area (5 spaces/1000 S.F.) = 189 spaces required

The greater number of parking spaces required based on the above is 189. Therefore, the applicant is requesting a concurrent variance to allow 91 spaces where 189 are required.

Staff is of the opinion the parking requirements within the Zoning Ordinance contemplate a wide range of operations that may be considered Lodge, Retreat and/or Campground facilities. Even though the gross square footage of buildings on the site, including a chapel, would require 189 spaces, the quantity of parking actually needed would be driven by the number of people taking part in a retreat, involved in the retreat’s daily operation, and attending the columbaria. The applicant has provided a functional parking matrix that shows how many parking spaces are actually needed versus the 91 spaces proposed as follows:

53 proposed retreat rooms: 53 spaces

Administration Building (@ 5 spaces/1,000 S.F.): 18 spaces

Columbaria Daily Attendance: 6 spaces

The staff has reviewed the information provided and is of the opinion approximately 77 parking

spaces, at most, would be needed on a daily basis, where 91 spaces are proposed.

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U10-001


DT 3.25.10 Page 14 of 20

F. The amount and location of open space; Finding: The applicant provided a site plan indicating the following:

Landscaping (proposed): 0.09 acres (4,000 S.F./0.53%)

Undeveloped and/or Open Space (proposed): 15.08 acres (656,804.4 S.F./87.21%) Staff notes the majority of the Open and Landscaped Spaces proposed are around the perimeter of the property and are the majority of the subject property.

G. Protective screening;

Finding: The proposed uses and associated structures are well screened from surrounding properties

with the majority of the development located at the center of the 17 acre site.

H. Hours and manner of operation;

Finding: The hours and manner of operation would not be modified from the current manner of

operation thereof and are consistent with other overnight religious retreats and cemeteries. I. Outdoor lighting; and Finding: Any modification to or addition of outdoor lighting will not adversely impact adjacent and/or

surrounding properties. J. Ingress and egress to the property. Finding: Ingress and egress to the property will not be modified as current ingress and egress to the

property is adequate for the use and the proposed use thereof. VARIANCE CONSIDERATIONS Article 22 of the Zoning Ordinance indicates the following are considerations in granting variances, of which only one has to be proven:

A. Relief, if granted, would be in harmony with, or, could be made to be in harmony with, the general purpose and intent of the Zoning Ordinance; or,

B. The application of the particular provision of the Zoning Ordinance to a particular piece of property, due to extraordinary and exceptional conditions pertaining to that property because of its size, shape, or topography, would create an unnecessary hardship for the owner while causing no detriment to the public; or,

C. Conditions resulting from existing foliage or structures bring about a hardship whereby a sign meeting minimum letter size, square footage and height requirements cannot be read from an adjoining public road.

The applicant is requesting three (3) concurrent variances as follows:

1. Variance from Section 19.4.28.B.2 of the Zoning Ordinance to permit curb cut access derived from a

local street.

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U10-001


DT 3.25.10 Page 15 of 20

The applicant has indicated this variance will not result in any harm to the health and safety of the general public and that application of the requirement would place a hardship on the applicant. The applicant has indicated that this variance is in harmony with the area and in harmony with the general purpose and intent of the Zoning Ordinance. The staff is of the opinion the variance request is in harmony with the intent of the Zoning Ordinance and the proposal will not pose a detriment to the public because the curb cut(s) are existing and sufficiently serve the subject property without impacting the surrounding area. Therefore, based on these reasons, the staff recommends APPROVAL of the variance to permit curb cut access derived from a local street.

2. Variance from Section 19.4.28.B.9 of the Zoning Ordinance to permit 91 parking spaces where 189 are

required. The applicant has indicated this variance will not result in any harm to the health and safety of the general public and that application of the requirement would place a hardship on the applicant. The applicant has indicated that this variance is in harmony with the area and in harmony with the general purpose and intent of the Zoning Ordinance. The staff is of the opinion the variance request is in harmony with the intent of the Zoning Ordinance and the proposal will not pose a detriment to the public because of the following:

The parking requirements within the Zoning Ordinance contemplate a wide range of operations that may be considered Lodge, Retreat and/or Campground facilities. Even though the gross square footage of buildings on the site, including a chapel, would require 189 spaces, the quantity of parking actually needed would be driven by the number of people taking part in a retreat, involved in the retreat’s daily operation, and attending the columbaria. The applicant has provided a functional parking matrix that shows how many parking spaces are actually needed versus the 91 spaces proposed as follows:

53 proposed retreat rooms: 53 spaces

Administration Building (@ 5 spaces/1,000 S.F.): 18 spaces

Columbaria Daily Attendance: 6 spaces

The staff has reviewed the information provided and is of the opinion approximately 77 parking spaces, at most, would be needed on a daily basis, where 91 spaces are proposed. Therefore, based on these reasons, the staff recommends APPROVAL of the variance to permit 91 parking spaces where 189 are required.

3. Variance from Section 11.11 of the Development Regulations to eliminate the required sidewalk

construction. The applicant has indicated this variance will not result in any harm to the health and safety of the general public and that application of the requirement would place a hardship on the applicant. The applicant has indicated that this variance is in harmony with the area and in harmony with the general purpose and intent of the Zoning Ordinance. The staff is of the opinion the variance request is in harmony with the intent of the Zoning Ordinance and the proposal will not pose a detriment to the public because the topography at this location creates an unnecessary hardship for the owner. Therefore, based on these reasons, the staff recommends APPROVAL of the variance to eliminate the required sidewalk construction.

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U10-001


DT 3.25.10 Page 16 of 20

DEPARTMENT COMMENTS The staff held a Focus Meeting on March 3, 2010 at which the following departmental comments were provided:

BU

ILD

ING

AN

D D

EV

EL

OP

ME

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DIV

ISIO

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Sandy Springs Engineering Plan Reviewer

Any permit applications involving site development shall comply with applicable stormwater management, and erosion control ordinances.

This proposal is currently under review by ARC. The following are ARC’s issues in general:

1. As a technical point, ARC wants us to go through approval again due to the 1-1.5 s.f. transfer ratios. ARC said the methodology looks sound so there wouldn’t be a problem regarding the impervious area square footage shown on the plan. 2. ARC wants us to show limits of disturbance based on construction practices and show a 5’ minimum off of any improvements as the disturbance limits. The calculations on the site plan show that this should not be an issue. 3. ARC wants a note added stating no trails are being added in the 150’ impervious buffer / river setback and that the current trails are existing.

Sandy Springs Building Plan Reviewer

The Building Department has no comments on the items from the 3/3/10 focus meeting.

Sandy Springs Landscape Architect/Arborist

This lot is heavily wooded and has some steep slopes. The proposed additions are located within areas that have already been

disturbed. The property is in the River Corridor.

FIR

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EP

T.

Sandy Springs Fire Protection Engineer

No fire hydrants are shown on the building site. Refer to 120-3-3, modification to the 2006 IFC, “508.5.1 Where required. Where a portion of the facility or building hereafter constructed or moved into or within the jurisdiction is more than 500 feet (152 m) from a hydrant on a fire apparatus access road, as measured by an approved route around the exterior of the facility or building, on-site fire hydrant mains shall be provided where required by the local Fire Chief and /or Fire Code Official of the responding fire department or agency. “Exceptions: “1. For group R-3 and Group U occupancies, the distance requirement shall be 600 feet (183 m). “2. For buildings equipped throughout with an approved automatic sprinkler system installed in accordance with Section 903.3.1.1 or 903.3.1.2, the distance requirement shall be 600 feet (183 m).”

TR

AN

SP

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Sandy Springs Department of Transportation, Planning Engineer

Public Works does not anticipate that the proposed use permit will cause an excessively burdensome use of existing streets or transportation facilities.

Public Works does not object to the concurrent variance request to waive sidewalk construction due to the extreme topography at this location.

Right-of-way dedication: 40’ from centerline of Riverside Drive

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U10-001


DT 3.25.10 Page 17 of 20

PUBLIC INVOLVEMENT Required Meetings The applicant attended the following required meetings:

Community Zoning Information Meeting held February 23, 2010 at the Sandy Springs City Hall

Community/Developer Resolution Meeting was held March 25, 2010 at the Sandy Springs City Hall Public Comments The public comments received regarding this case include the topics of concern written below.

That the height of the proposed columbaria would be too tall. (The above concern has been addressed in item 1.c. of the staff recommended conditions)

The proposed columbaria would negatively affect the values of surrounding properties.

Negative impact on traffic in the area.

Cultural beliefs creating a physiological aversion to having columbaria across the street and north. Notice Requirements The petition was advertised in the Daily Report on April 8, 2010 and April 22, 2010. The applicant has posted a sign issued by the Department of Community Development along the frontage of Riverside Drive on March 12, 2010. Public Participation Plan and Report The applicant will meet the Public Participation Plan requirements. The applicant was required to submit the Public Participation Report seven (7) days prior to the Mayor and City Council Hearing on May 18, 2010. The Public Participation Report will be submitted on or before May 11, 2010.

Georgia Department of Transportation

No comments

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U10-001


DT 3.25.10 Page 18 of 20

CONCLUSION TO FINDINGS It is the opinion of the staff that the petition for Use Permits for the expansion of the existing retreat facility and to establish a cemetery (columbaria) is in conformity with the policies of the Comprehensive Plan and the intent of the Future Land Use Map. Therefore, based on these reasons, the staff recommends APPROVAL

CONDITIONAL of the petition for the Use Permits, with concurrent variances, subject to conditions.

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U10-001


DT 3.25.10 Page 19 of 20

STAFF RECOMMENDED CONDITIONS Should the Mayor and City Council decide to grant the Use Permit and Concurrent Variances, the staff recommends that the approval be subject to the following conditions. The applicant’s agreement to these conditions would not change staff recommendations. These conditions shall prevail unless otherwise stipulated by the Mayor and City Council.

1. To the owner’s agreement to restrict the use of the subject property as follows:

a. To a Retreat Facility and accessory uses and structures at a maximum density of 2,190.52 square feet per acre or 37,874 gross square feet, whichever is less. (U10-001).

b. The retreat house/residence shall be limited to no more than fifty-three (53) single occupancy lodging units.

c. To two (2) Columbaria at a maximum height of no greater than three (3) feet. (U10-002).

d. Limit the height of the buildings to no more than two (2) stories.

2. To the owner’s agreement to abide by the following:

a. To the site plan submitted to the Department of Community Development received February 2, 2010 (the “Site Plan”). Said Site Plan is conceptual only and must meet or exceed the requirements of the Zoning Ordinance and these conditions prior to the approval of a Land Disturbance Permit. Unless otherwise noted herein, compliance with all conditions shall be in place prior to the issuance of a Certificate of Occupancy.

3. To the owner’s agreement to provide the following site development standards:

a. No more than two (2) exit/entrances on Riverside Drive; one (1) entrance only and one (1) exit

only Curb cut. Location and alignment are subject to the approval of the Director of Public Works.

b. Provide a minimum 50 foot undisturbed natural buffer with an additional 10 foot improvement setback buffer adjacent to all peripheral property lines except along Riverside Drive.

c. Variance from Section 19.4.28.B.2 of the Zoning Ordinance to permit curb cut access derived

from a local street. (CV10-003) (Variance #1).

d. Variance from Section 19.4.28.B.9 of the Zoning Ordinance to permit 91 parking spaces where 189 are required. No offsite parking or street parking will be allowed. (CV10-003) (Variance #2).

e. Variance from Section 11.11 of the Development Regulations to eliminate the required sidewalk

construction. (CV10-003) (Variance #3).

f. The owner/developer shall dedicate forty (40) feet of right-of-way from centerline of Riverside Drive Road along the entire property frontage or ten and one-half (10.5) feet from back of curb, whichever is greater, to the City of Sandy Springs.

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U10-001


DT 3.25.10 Page 20 of 20

g. The owner/developer shall Improve Riverside Drive along the entire property frontage, commencing from the southernmost curb-cut northward, 14.5 feet from the center of road to back of curb, or as may be approved by the Director of Public Works.

h. The owner/developer shall provide a deceleration lane for each project entrance or as may be

approved by the Director of Public Works.

i. The owner/developer shall contact the City Arborist, prior to the application for a Land Disturbance Permit, to arrange an on-site evaluation of existing trees/stands, buffers, and tree protection zones within the property boundaries.

j. The owner/developer shall maintain as a minimum, the tree density requirements as prescribed

by the City of Sandy Springs Tree Conservation Ordinance, either through the retention of existing trees, or tree replacement, in perpetuity.

k. To reduce the zoning regulations to the extent necessary for all the existing non-conforming

(grandfathered) structure(s) to comply in accordance with the site plan received by the Department of Community Development on February 2, 2010.

l. The owner/developer shall comply with all cemetery registration regulations as required by the

Secretary of State of the State of Georgia before issuance of a Land Disturbance Permit.

Attachments Letter of Intent received March 19, 2010 Applicant Use Permit Considerations dated February 2, 2010 Site Plan(s) received February 2, 2010 Letter Fulton County Dept. of the Environment & Community Development received March 19, 2010 Letter City of Atlanta Department of Watershed Management received March 19, 2010 Letters of opposition dated received March 30, 2010

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2000Z -0024O-Ic

R-1

R-2

AG-1

R-3

R-3

1964Z -0061A-1c

1995Z -0035CUPc

1971Z -0076C-1c

R-2

2003Z -0124CUPc

1972Z -0048TRc

1995Z -0050CUPc

R-1

1975Z -0004O-Ic

R-1

1996Z -0080MIXc

1989Z -0104A-Lc

R-1

1962Z-0028R-3c

2004Z-0138TRc

1962Z-0041R-2Ac

R-1

1983Z -0185O-Ic

AG-1

1977Z -0017R-2Ac

1955Z-0010R-3c

R-3

1978Z -0130Ac

R-2

1986Z -0200C-1c

R-2

1979Z -0084Ac

1964Z -0001R-2Ac

R-3

1966Z -0042A-Oc

AG-1

1986Z -0132C-2c

1985Z -0172O-Ic

R-2

1983Z -0067M-1c

1981Z -0055TRc

R-2

1971Z -0026R-2c

1995Z -0054O-Ic

R-2

R-1

R-1

1969Z -0078Ac

1985Z -0071O-Ic

AG-1

R-1

2000Z -0023TRc

1966Z -0001R-2c

1969Z -0088C-2c

1981Z -0104Ac

R-2

R-3

R-2

1989Z -0065A-Lc

R-2

R-1

1985Z -0087R-1c

1989Z -0150O-Ic

R-2

AG-1

R-2

R-2

R-2A

1981Z -0017C-1c

1981Z -0020Ac

1962Z -0003R-3c

1997Z -0020C-1c

1999Z -0101MIXc

1969Z -0030Ac

1982Z -0104R-2c

AG-1

1996Z -0119C-1c

1964Z -0060A-1c

2005Z-0087NUPc

1980Z -0146O-Ic

1990Z -0041O-Ic

1978Z -0012R-2Ac

R-2

1955Z-0014R-2c

R-2

1976Z -0081C-1c

R-3

AG-1

1976Z -0078R-3c

1997Z -0037A-Lc

1958Z-0025C-1c

1968Z -0017C-1c

1983Z -0083TRc

1981Z -0130Ac

1958Z-0011C-1c

1982Z -0035R-3Ac

1962Z-0069R-3c

1960Z-0025A-1c

R-2

1995Z -0049CUPc

1984Z -0032O-Ic

1971Z -0078O-Ic

R-2

1993Z -0040A-Lc

R-3

1975Z -0003C-2c

1966Z -0035R-3c

AG-1

1964Z -0074C-1c

1979Z -0016R-2Ac

1987Z -0158R-3c

1973Z -0051R-2Ac

1987Z -0114A-Lc

1963Z -0044CUPc

R-3

1984Z -0072R-3Ac

1975Z -0003C-2c

1972Z -0076Ac

1982Z -0012Ac

2003Z -0161MIXc

R-1

R-3

1971Z -0130O-Ic

1972Z -0002TRc

R-2

R-2

1966Z -0032A-Oc

2000Z-0100MIXc

1961Z-0035R-2Ac

R-2

1987Z -0162A-Lc

1959Z-0061R-2Ac

1996Z -0117NUPc

1983Z -0132C-1c

1988Z -0198O-Ic

RZ06-055MIXc

AG-1

1963Z-0044CUPc

RZ06-041R-2Ac

RZ08-036C-2c

1994Z -0009A-Lc

1964Z-0001R-2Ac

1969Z-0043R-3c

1971Z -0092R-2c

1969Z -0046R-2c

1958Z-0022R-2c

1967Z -0152C-1c

1981Z -0063A-Lc

R-3

R-4

1966Z -0032A-Oc

1962Z -0083A-1c

1990Z -0096TRc

R-2A

R-2

R-3

1998Z -0035NUPc

1978Z -0100R-2Ac

2005Z-0087NUPc

1989Z -0082A-Lc

R-1

R-1

2001Z-0057MIXc

1985Z -0119O-Ic

1984Z -0249O-Ic

1962Z -0003R-3c

R-2

1965Z -0064C-1c

R-1

1996Z -0039O-Ic

1977Z -0017R-2Ac

1994Z -0050C-1c

1988Z -0215A-Lc

1984Z -0063O-Ic

R-2

1955Z-0010R-3c

RZ08-014O-Ic

R-1

1996Z -0074C-1c

R-2

1971Z -0026R-2c

R-1

RZ06-051Ac

1997Z -0171NUPc

1971Z -0024TRc

1959Z-0023R-2c

R-2

1963Z-0044CUPc

1988Z -0032O-Ic

R-1

C-1

R-2

1970Z -0119O-Ic

1969Z -0101O-Ic

1959Z-0062R-2Ac

R-3

1962Z -0036R-2Ac

2002Z -0033NUPc

R-3

1959Z-0061R-2Ac

R-3

1966Z -0020R-2c

R-2

R-1

1997Z -0037A-Lc

R-3

1962Z-0041R-2Ac

AG-1

1985Z -0049O-Ic

1985Z -0103O-Ic

R-1

1959Z-0004C-1c

1997Z -0133C-2c

R-2

R-1

1969Z -0099C-2c

R-1

1991Z -0046R-2Ac

R-3

2003Z -0144R-4c

1965Z -0053R-2Ac

R-2

1997Z -0077TRc

1986Z -0116O-Ic

1967Z -0139A-1c

2005Z-0076C-1c

1975Z -0059O-Ic

2003Z -0179O-Ic

R-2

1981Z -0016TRc

1986Z -0116O-Ic

1981Z -0151O-Ic

R-3

R-2

R-1

R-2

C-1

R-3

1958Z-0017R-2c

AG-1

R-2

1959z-0018 R-3

1966Z -0115R-2c

1955Z-0014R-2c

1965Z -0039R-2c

1965Z-0020CUPc

1978Z -0094C-1c

1977Z -0073R-3c

1999Z -0133C-2c

2003Z -0074R-2c

1978Z -0011R-2Ac

1955Z-0021R-3c

1979Z -0093R-3Ac

1980Z -0067R-3Ac

1978Z -0136R-2c

1972Z -0045R-2c

1986Z -0117CUPc

1981Z -0047R-3Ac

1973Z -0050R-3c

R-2

1958Z-0017R-2c

RZ06-034TRc

1980Z -0087R-3Ac

1984Z -0076CUPc

1980Z -0125R-4Ac

1962Z -0014R-3c

1993Z -0091Ac

1993Z -0090R-3Ac

1979Z -0049CUPc

R-4

1955Z-0021R-3c

1962Z -0086R-2Ac

1982Z -0035R-3Ac

1966Z -0025R-2c

1961Z-0044R-2Ac

R-4

1984Z -0076CUPc

1962Z -0069R-3c

1996Z -0120CUPc

1958Z-0022R-2c

1962Z -0041R-2Ac

1978Z -0117R-3Ac

1955Z-0010R-3c

1977Z -0059R-2Ac

1972Z -0159Ac

AG-1

1967Z -0066R-2c

2001Z -0059CUPc

1962Z -0090R-3c

1998Z -0036R-3Ac

1962Z -0014R-3c

R-2

2001Z -0015CUPc

2000Z -0078CUPc

1993Z -0089A-Lc

R-2

1979Z -0060CUPc

R-4

1980Z -0129R-4Ac

1997Z -0044CUPc

1982Z -0148R-3c

1986Z -0208O-Ic

1971Z -0004C-1c

1962Z -0086R-2Ac

1963Z -0045R-3c

2000Z -0083CUPc

1984Z -0077R-3Ac

1965Z -0053R-2Ac

1992Z-0053R-3Ac

R-2

1966Z -0003R-2c

1958Z-0017R-2c

1962Z -0086R-2Ac

2005Z-0056MIXc

1998Z -0084MIXc

R-1

1988Z -0223R-3Ac

1998Z -0032CUPc

1985Z -0089R-2Ac

1978Z -0014CUPc

1966Z -0020R-2c

1985Z -0034R-2Ac

R-2

2001Z -0055CUPc

1962Z -0067R-2Ac

1983Z -0133R-2Ac

1979Z -0049CUPc

R-3

CUP

1966Z -0014R-2c

1959Z-0061R-2Ac

1997Z -0081C-1c

1966Z -0003R-2c

1976Z -0027M-1c

1962Z -0067R-2Ac

1977Z -0033R-3c

1979Z -0042R-3c

1987Z -0051R-4Ac

1988Z -0122R-4c

1962Z-0069R-3c

R-2

1956Z-0004R-3c

1963Z -0044CUPc

1984Z -0038O-Ic

1997Z -0051NUPc

R-4

1975Z -0001TRc

1955Z-0010R-3c

1963Z -0052A-1c

1971Z -0148TRc

R-3

1963Z -0084R-2Ac

1970Z -0091R-2Ac

1964Z -0055C-1c

1966Z -0003R-2c

1963Z-0044CUPc1962Z-0069

R-3c

1979Z -0049CUPc

1979Z -0008R-4c

RZ06-034TRc

1962Z -0071R-2c

1970Z -0107R-2Ac

1965Z -0080R-2Ac

1976Z -0012AG-1c

R-1

1985Z -0157R-3Ac

1962Z-0028R-3c

1979Z -0035Ac

1994Z -0071R-3Ac

1982Z -0035R-3Ac

1972Z -0221R-2c

1962Z -0090R-3c

1977Z -0020CUPc

1980Z -0014Ac

1988Z -0135R-3c

1958Z-0017R-2c

1979Z -0088R-2Ac 1961Z-0025

R-2Ac

1998Z -0013NUPc

1988Z -0159A-Lc

1995Z -0103NUPc

1989Z -0019R-4Ac

1976Z -0078R-3c

1999Z -0004NUPc

1965Z-0020CUPc

R-3

1981Z -0058O-Ic

1984Z -0054R-2Ac

1963Z -0044CUPc

1988Z -0101O-Ic

1969Z-0043R-3c

1985Z -0052R-3Ac

1967Z-0159R-2c

1965Z -0080R-2Ac

1967Z -0169R-2c

1997Z -0080C-1c

1961Z-0028R-2Ac

1968Z -0009A-Oc

1971Z -0003Ac

1971Z -0077O-Ic

1972Z -0096R-2c

1972Z -0054R-3c

2004Z -0142MIXc

1962Z-0028R-3c

1963Z -0061Ac

R-3

1978Z -0046R-2Ac

1979Z -0032R-2Ac

1955Z-0021R-3c

R-3

1978Z -0017R-2Ac

1988Z -0156R-2Ac

1964Z-0087C-1c

1976Z -0078R-3c

1991Z -0042TRc

1998Z -0048NUPc

1972Z -0120R-2c

1994Z -0119A-Lc

R-1

1998Z -0097TRc

1979Z-0016R-2Ac

1977Z -0033R-3c

R-1

1987Z -0014R-2Ac

1982Z -0135R-4c

1955Z-0010R-2c

1995Z -0134NUPc

1978Z -0017R-2Ac

1957Z-0002R-3c

1963Z-0044CUPc

1962Z-0028R-3c

1966Z -0038R-3c

1997Z -0109NUPc

1958Z-0017R-2c

1977Z -0021CUPc

RZ06-052C-1c

1976Z -0001Ac

AG-1

1967Z-0159R-2c

1992Z -0065O-Ic

1962Z -0014R-3c

1979Z -0049CUPc

1964Z-0001R-2Ac

1964Z -0041R-2Ac

R-3

1955Z-0021R-3c

1962Z -0014R-3c

R-2

1973Z -0050R-3c

R-1

2003Z -0013TRc

1965Z -0041R-2Ac

1987Z -0040O-Ic

1972Z -0165R-2Ac

1986Z -0254R-2Ac

1971Z -0038TRc

1998Z -0052NUPc

1969Z -0052R-2Ac

R-4

1987Z -0092O-Ic

1979Z -0011Ac

1974Z -0001O-Ic

AG-1

1998Z -0046C-2c

2000Z -0005O-Ic

1996Z -0053R-5c

1981Z -0019R-4c

1979Z -0049CUPc

1962Z-0069R-3c

R-1

R-2A

1984Z -0241R-2Ac

2001Z -0130NUPc

1973Z -0051R-2Ac

1961Z-0025R-2Ac

1999Z -0153R-5c

1977Z -0021CUPc

1972Z -0221R-2c

1967Z-0159R-2c

1990Z -0026A-Lc

1977Z -0020CUPc

R-1

1962Z -0090R-3c

1956Z-0004R-3c

1987Z -0157R-2Ac

1984Z -0067C-2c

R-2

1966Z -0103CUPc

1994Z -0095R-4Ac

1989Z -0057A-Lc

1995Z -0059R-4Ac

1981Z -0101R-3c

R-2

1983Z -0025R-2Ac

1979Z -0072R-4Ac

1966Z -0023R-2Ac

1984Z -0160R-2Ac

1975Z -0060C-1c

1984Z -0155R-3c

1982Z -0097R-2Ac

1995Z -0079R-3Ac

1973Z -0052R-2c

1996Z -0072NUPc

1983Z -0155R-3c

2000Z -0093O-Ic

1993Z -0028R-4c

1969Z -0129CUPc

R-2

1984Z -0201R-3Ac

1977Z -0101R-2Ac

1996Z -0014NUPc

1978Z -0066R-3Ac

1964Z -0025C-1c

1985Z -0211R-2Ac

1974Z -0147C-1c

1997Z -0107NUPc

R-1

R-1

1966Z -0020R-2c

2005Z-0052NUPc

1995Z -0075R-4Ac

1988Z -0047R-4c

1985Z -0084O-Ic

2001Z -0011R-5Ac

2000Z -0033NUPc

1995Z -0122R-4c

R-2

2003Z -0182NUPc

1984Z -0052R-2Ac

R-1

R-2

R-2

1977Z -0081R-2Ac

2002Z -0034O-Ic

1962Z -0071R-2c

1988Z -0199A-Lc

1978Z -0100R-2Ac

2001Z-0040R-2c

1978Z -0007Ac

1980Z -0015Ac

1957Z-0002R-3c

1965Z -0080R-2Ac

1978Z -0079R-3Ac

1959 Z-0062R-2Ac

1980Z -0067R-3Ac

1982Z -0143TRc

1997Z -0126NUPc

1989Z -0068R-2c

1972Z -0127TRc

1962Z-0028R-3c

1962Z -0017R-2Ac

1986Z -0279R-4c

RZ08-013O-Ic

1969Z -0046R-2c

1964Z -0017R-2Ac

2003Z -0096TRc

1955Z-0013R-3c

1994Z -0131C-2c

1988Z -0029R-2c

R-1

1977Z -0017R-2Ac

1988Z -0022R-3c

1993Z -0021O-Ic

1980Z -0147TRc

1966Z -0035R-3c

2003Z -0153NUPc

1971Z -0092R-2c

1981Z -0018R-3c

1999Z -0032TRc

1979Z -0030CUPc

1985Z -0031R-2Ac

R-O-W

1984Z -0024O-Ic

R-3

1997Z -0139R-3c

R-2

1971Z -0073C-2c

1972Z -0014R-2Ac

1978Z -0017R-2Ac

1955Z-0010R-3c

1985Z -0163R-5c

1972Z -0164TRc

1977Z -0072R-3c

1962Z -0069R-3c

1985Z -0081R-5c

R-3

1967Z -0122R-2c

1994Z -0086R-4Ac

1955Z-0010R-3c

2005Z-0032A-Lc

R-2

1979Z -0069O-Ic

1966Z -0035R-3c

R-2

1971Z-0003Ac

1995Z -0094R-5c

1987Z -0057R-3c

R-2

R-2

1982Z -0016Ac

RZ07-013C-2c

1993Z -0013TRc

1994Z -0014R-4c

1985Z -0195A-Lc

1981Z -0077R-3Ac

1992Z -0064O-Ic

1966Z -0038R-3c

1996Z -0050R-4Ac

R-3

1988Z -0161R-2Ac

1987Z -0099O-Ic

RZ06-042R-2c

2000Z -0092NUPc

C-1

1970Z -0124R-2Ac

1977Z -0072R-3c

1983Z -0128R-2c

2001Z -0019R-5Ac

1976Z -0061R-6c

1978Z -0066R-3Ac

1998Z -0006O-Ic

1999Z -0144C-1c

2004Z -0110R-5Ac

1969Z -0060R-2Ac

1990Z -0110R-2Ac

2000Z -0081O-Ic

1957Z-0026R-3c

1968Z -0155R-2c

RZ06-057R-2c

1986Z -0289C-1c

1985Z -0098O-Ic

1973Z -0049R-2Ac

1988Z -0012R-3Ac

1958Z-0152Ac

1982Z -0089O-Ic

1983Z -0021TRc

1978Z-0117R-3Ac

1958Z-0017R-2c

1975Z -0057Ac

1997Z-0142O-Ic

1984Z -0078R-2c

1963Z-0044CUPc

R-2

C-1

1977Z -0033R-3c

1986Z -0012R-3c

2001Z -0114R-5Ac

1962Z -0014R-3c

1979Z -0032R-2Ac

1995Z -0036R-2Ac

RZ06-024C-1c

1967Z -0056R-3c

1995Z -0133O-Ic

1984Z -0163O-Ic

1994Z -0074R-2c

1983Z -0159TRc

1987Z -0106R-2Ac

2001Z -0138R-3c

2000Z -0059TRc

1970Z -0124R-2Ac

1975Z- 0053TRc

R-2

1982Z -0043O-Ic

1985Z -0155O-Ic

1962Z -0041R-2Ac

1985Z -0102O-Ic

1989Z -0158C-2c

1977Z -0073R-3c

1993Z -0003O-Ic

R-2

1962Z -0068R-3c

1981Z -0023CUPc

R-1

RZ06-001O-Ic

1979Z -0121R-3c

1972Z -0054R-3c

1974Z -0028R-3c

R-3

2004Z -0139R-5Ac

1993Z -0024O-Ic

1992Z -0028O-Ic

1961Z-0028R-2Ac

1980Z-0129R-4Ac

R-2

1957Z-0014R-3c

1989Z -0166O-Ic

2004Z -0039A-Lc

1983Z-0107REVR-2c

1987Z -0054R-2c

1969Z -0003R-2c

1999Z -0046TRc

1994Z -0094R-2Ac

2000Z -0111R-5Ac

1994Z -0069R-2c

1972Z -0081R-2c

1984Z -0159O-Ic

2000Z -0079TRc

R-2

1985Z -0166O-Ic

RZ07-029R-2c

1971Z -0151O-Ic

1988Z -0137R-3c

1962Z-0069R-3c

1986Z -0288R-3c

1988Z -0121C-2c

1989Z -0140TRc

R-2

1985Z -0074O-Ic

1981Z -0053R-2Ac

R-2

C-1

1976Z -0078R-3c

1966Z -0023R-2Ac

1981Z -0018R-3c

1972Z -0052TRc

2002Z -0013R-3c

1987Z -0016R-4Ac

1994Z -0073A-Lc

1985Z -0140O-Ic

1984Z -0262R-2c

1987Z -0193R-2Ac

R-3

2000Z -0050C-1c

1990Z -0002O-Ic

1976Z -0001Ac

1963Z -0044CUPc

2001Z -0134R-2c

1995Z -0071R-5c

1995Z -0003C-1c

1987Z -0013R-3c

1965Z-0053R-2Ac

1992Z -0014R-2c

1980Z -0043O-Ic

R-1

R-1

1974Z -0129R-2c

1959Z-0018R-3

2003Z -0142C-2c

1986Z -0254R-2Ac

1983Z -0208R-5c

1996Z -0132O-Ic

1989Z -0021A-Lc

1963Z -0044CUPc

1977Z -0034TRc

1986Z -0254R-2Ac

1989Z -0070A-Lc

1970Z -0124R-2Ac

1979Z -0010O-Ic

1966Z -0038R-3c

2004Z -0066R-3c

1984Z -0123TRc

1988Z -0068R-3Ac

1988Z -0145C-2c

1994Z -0094R-2c

R-4

1994Z -0132R-3Ac

2001Z-0053O-Ic

1977Z -0097R-3c

1977Z -0020CUPc

1999Z -0109R-4c

1977Z -0071R-3c

1999Z -0129R-5c

1987Z -0194C-1c

1978Z -0128O-Ic

1972Z -0095R-2Ac

2000Z -0070R-2c

1980Z -0057TRc

1988Z -0216R-2c

1965Z 0080R-2Ac

R-1

1967Z -0006R-2c

1970Z -0171Ac

1980Z -0142C-1c

2003Z -0043R-5Ac

1964Z-0041R-2Ac

1985Z -0038TRc

1985Z -0053R-2Ac

1983Z -0106TRc

2000Z -0006TRc

2001Z -0116TRc

1997Z -0028O-Ic

2001Z -0115TRc

1984Z -0202R-2c

1986Z -0189M-1c

1986Z -0006O-Ic

R-2

1965Z -0103A-Oc

RZ09-002C-1c

2001Z -0038A-Lc

1995Z -0070R-2c

1990Z -0027TRc

1970Z -0171Ac

1962Z -0086R-2Ac

1975Z -0039O-Ic

1968Z -0019C-1c

1958Z-0017R-2c

2004Z -0045R-2c

R-3

R-1

1991Z -0053R-5Ac

1968Z -0015C-1c

1996Z -0049R-2c

1985Z-0175R-2c

1999Z -0031R-2c

2001Z -0091R-2Ac

1979Z -0040Ac

1989Z -0023O-Ic

1979Z -0079CUPc

2004Z -0036R-3c

1966Z -0035R-3c

1979Z -0077R-2c

1988Z -0053R-3Ac

2004Z -0075R-5Ac

1967Z -0138C-2c

1994Z -0085R-2Ac

1986Z -0253R-2Ac

1999Z -0060R-2c

1996Z -0096O-Ic

RZ06-006R-4c

1981Z -0053R-2Ac

1983Z -0025R-2Ac

2005Z-0059R-3c

1998Z -0113R-4c

1997Z -0134R-2Ac

1986Z -0242R-3Ac

2003Z -0176R-2c

2001Z -0136TRc

1981Z -0102R-3c

1971Z -0034TRc

1969Z -0060R-2c

1964Z -0085R-2c

R-1

1959Z-0016C-1c

1982Z -0074R-2Ac

1997Z -0012R-3c

1980Z -0133O-Ic

R-2

1966Z -0020R-2c

1968Z -0070Ac

1974Z -0042CUPc

R-2

1994Z -0126C-2c

2000Z -0136R-2Ac

1987Z -0224R-2c

1972Z -0123C-1c

1977Z -0108C-1c

1991Z -0043TRc

1966Z -0034R-2c

1977Z -0094R-3c

1991Z -0027R-2Ac

1980Z -0135Ac

AG-1

1962Z-0069R-3c

1997Z -0043R-6c

1990Z -0087R-2Ac

1987Z -0213R-2c

1995Z -0097O-Ic

1981Z -0050O-Ic

1981Z -0019R-4c

1977Z- 0033R-3c

1998Z -0084MIXc

1959Z-0018R-3

1962Z-0069R-3c

2003Z -0037C-2c

1986Z -0238R-3Ac

1983Z -0198O-Ic

1979Z -0104O-Ic

1972Z -0052R-2c

1959Z-0062R-2Ac

2000Z -0058R-2c

1993Z -0001R-2Ac

1981Z -0018R-3c

1987Z -0143R-2Ac

1981Z -0089R-2c

1961Z-0002R-3c

1995Z -0131TRc

1988Z -0091R-5c

1957Z-0020C-1c

1977Z -0044R-2Ac

1989Z -0109M-1c

1971Z -0148TRc

RZ06-037C-1c

1984Z -0039O-Ic

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City ofSandy Springs

Douglas Co

Fulton CoClayton Co

Fayette Co Henry Co

Rockdale Co

DeKalb Co

Gwinnett Co

Fulton Co

Cobb Co

Cherokee Co

City of Atlanta

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R-4

1977Z -0101R-2Ac

1988Z -0018A-Lc

1982Z -0073TRc

1964Z -0094A-Oc

1967Z -0044Ac

R-4

1960Z-0022A-1c

2000Z -0092NUPc

1978Z -0094C-1c

R-3

C-1

1962Z -0081C-1c

1980Z -0084O-Ic

RZ07-019C-1c

R-4

1987Z -0015C-1c

1990Z -0108R-5c

RZ09-001O-Ic

1967Z -0044Ac

1962Z -0082A-1c

1988Z -0067A-Lc

1995Z -0058A-Lc

R-4

1962Z -0017R-2A

1981Z -0140O-Ic

1974Z -0077C-1c

1980Z -0025C-1c

R-3

RZ05-002C-1c

1996Z -0083TRc

1964Z -0084A-1c

1995Z -0080C-1c 1964Z -0005

A-Oc

2001Z -0009R-5c

1996Z -0007O-Ic

1965Z -0030A-Oc

2004Z -0132R-5c

1989Z -0023O-Ic

2004Z -0096TRc

1995Z -0018O-Ic

1960Z-0041A-1c

1992Z -0060O-Ic

1966Z -0005C-1c

1962Z -0020A-Oc

1979Z -0102O-Ic

R-2

RZ08-018O-Ic

1979Z -0073Ac

1983Z -0081O-Ic

RZ06-046O-Ic

1988Z -0018A-Lc

1984Z -0153TRc

1982Z -0060R-5c

1991Z -0060TRc

1989Z -0108R-5c

R-2

1967Z -0043O-Ic

2001Z-0047R-2Ac

1988Z -0091R-5c

C-1

1980Z -0103C-1c

1988Z -0062R-5c

1967Z -0043O-Ic

1982Z -0036TRc

1988Z -0109R-2Ac

2000Z -0021MIXc

1992Z -0068R-5Ac

1983Z -0009O-Ic

1972Z -0118O-Ic

2005Z-0027R-3c

1996Z -0118R-3c

1963Z -0006A-1c

2005Z-0023C-1c

RZ06-013R-2c

1968Z -0038C-1c

1964Z -0092C-1c

1978Z -0028TRc

1983Z -0113O-Ic

2003Z -0149O-Ic

1987Z -0043O-Ic

1987Z -0037C-1c

1972Z -0175O-Ic

1981Z -0039C-1c

1986Z -0131C-1c

1962Z -0037A-Oc

1960Z-0015A-1c

2003Z -0160O-Ic

1991Z -0065TRc

1963Z -0075A-1c

R-4

RZ06-050MIXc

1959Z-0048A-1c

1981Z -0145C-2c

1988Z -0133O-Ic

1995Z -0022C-1c

1965Z -0092R-6c

1987Z -0203O-Ic

1967Z -0015A-1c

1971Z -0055C-1c

1972Z -0119O-Ic

1983Z -0039C-1c

2003Z -0147R-2Ac

2002Z -0015O-Ic

R-4

2002Z -0051R-5Ac

1997Z -0063O-Ic

1986Z -0185O-Ic

1985Z-0027O-Ic

1998Z -0043O-Ic

1977Z -0039O-Ic

1996Z -0001C-1c

1982Z -0103C-2c

1998Z -0039C-2c

RZ06-032O-Ic

1965Z -0042C-1c

1974Z -0022C-1c

1988Z -0091R-5c1993Z -0044

C-1c 1988Z -0062R-5c

1986Z -0014O-Ic

C-1

1962Z -0042A-1c

1963Z -0034A-Oc 2001Z-0016

TRc

2002Z -0035C-1c

1965Z -0027A-Oc

RZ06-047O-Ic

1999Z -0137C-1c

1992Z -0008O-Ic

2001Z -0071R-5Ac

1991Z -0031C-1c

1990Z-0111O-Ic

1958Z-0020A-1c

1999Z -0137C-1c

1980Z -0112C-1c

1987Z -0002C-1c

1969Z -0134C-1c

1970Z -0063C-1c

1971Z -0119C-1c

1967Z -0018C-2c

1965Z -0098C-1c

RZ09-003R-5Ac

17 0068

17 0067

17 0066

17 0093

17 0092

17 0094

17 006917 0091

GA 40

0

GROGANS

RD

NORTHRIDGE RD

VALLEY

VALEMONT D

R

ROSW

ELL R

D

DUNWOODY PL

NORTH RIVE

R DR

HIGHTOWER TL

CHER

OKEE

ST

WING

ST

HOPE

MEW

S CT

WY

WINDING RIVER DR

WIND

ING

RIVE

R DR

NORTHRIDGE PW

DUNWOODY CREEK CR

PEARLCOVE CT

SOME

RSET

CT

BUCK

HORN

E

NORTH RIVER PW

NORTH RIVER PW

CORBIN LAKE CT

DUNW

OODY

PL

ROBERTS DR

COLO

NEL D

R

WEDGE WAY HUNTCLIFF TR

RIVER RUN

HUNTCLIFF

GREEN WY

RDHANNOVER

WING

ST

HOPE

RD

FAIRWAY

HUNTCLIFF TR

HIGHTOWER TL

CT

VALLY CV

HUNTCLIFF TR

TRACEHUNTCLIF

F TR

TRAIL PT VIEW CT

FAUNA CT

AERIE

HUNTINGTON PLACE DR

PLACE

TOWE

RGAT

E

FORESTGATE

FERRY

CREEK

CT

SUGAR MILL RD

SUGAR MILL RD

HUNT

INGDO

N TL

TR

16TH

THE

WATERPINE

CT

CTGOLD

GRANTLEY

1965Z -0020CUPc

R-2

1971Z -0003Ac

1982Z -0038CUPc

1982Z -0128Ac

1971Z -0003Ac

1965Z -0020CUPc

1970Z -0090CUPc

1978Z -0054Ac

1965Z -0020CUPc

1972Z -0178Ac

1970Z -0090CUPc

1979Z -0108M-1c

RZ06-034TRc

1977Z -0006Ac

1977Z -0031Ac

1996Z -0076MIXc

RZ06-008Ac

1979Z -0108M-1c

1991Z -0035C-1c

R-2

1986Z -0208O-Ic

1971Z -0004C-1c

1989Z -0150O-Ic

1981Z -0017C-1c

1976Z -0027M-1c

1984Z -0032O-Ic

CUP

1972Z -0076Ac

1994Z -0009A-Lc

2002Z -0115A-Lc

1973Z -0164TRc

1971Z -0003Ac

1969Z -0101O-Ic

1984Z -0134O-Ic

1958Z-0022R-2c

1969Z -0099C-2c

1984Z -0167O-Ic

1975Z -0059O-Ic

1975Z -0060C-1c

1986Z -0073A-Lc

1972Z -0178Ac

1999Z-0064TRc

2002Z -0034O-Ic

RZ07-044C-1c

1984Z -0024O-Ic

1981Z -0146A-Lc

1979Z -0069O-Ic

R-2

1982Z -0061TRc

1974Z -0017C-2c

1983Z -0179O-Ic

1975Z -0057Ac

R-2

1965Z-0020CUPc

1990Z -0064C-2c

1984Z -0089O-Ic

1984Z -0159O-Ic

1981Z -0018R-3c

1986Z -0107O-Ic

R-2

1981Z -0067TRc

1980Z -0117O-Ic

C-1

1974Z -0045M-1c

1982Z -0136O-Ic

1987Z -0194C-1c

2002Z -0036AG-1c

1982Z -0058C-1c

1967Z -0155C-1c

1959Z-0015C-1c

1987Z -0041O-Ic

1997Z -0089C-1c

1983Z -0056C-1c

1994Z -0026C-2c

1984Z -0066C-1c

C-1

1981Z -0106C-2c

1984Z -0240C-1c

1996Z -0116C-2c

1980Z -0062C-1c

2001Z -0039O-Ic

1982Z -0122TRc

1995Z -0094R-5c

1981Z -0048TRc

1980Z -0142C-1c

1997Z -0148TRc

R-2

1982Z -0139TRc

R-2

1989Z -0109M-1c

1981Z -0132C-1c

1983Z -0027TRc

1996Z -0076MIXc

RZ06-054C-2c

1988Z -0222C-1c

1986Z -0110C-1c

1998Z -0116O-Ic

1990Z -0030C-2c

1958Z-0022R-2c

2001Z -0034TRc

1981Z -0048O-Ic

1957Z-0043C-1c

1994Z -0021C-2c

2003Z -0054TRc

1986Z -0291C-2c

2002Z -0029C-1c

1971Z -0017C-1c

1984Z -0069O-Ic

1979Z -0049CUPc

RZ06-008Ac

1975Z -0052C-2c

1964Z -0035C-1c

1965Z -0050C-1c

R-2c

1977Z -0063C-2c

C-1

1981Z -0093O-Ic

1984Z -0137C-1c

1957Z-0053C-1c

1954Z-0015C-1c

1982Z -0131C-1c

1974Z -0106C-1c

1992Z -0084O-Ic

1997Z -0005C-2c

1983Z -0048C-2c

1979Z -0108M-1c

1981Z -0018R-3c

1986Z -0073A-Lc

1982Z -0099O-Ic

1982Z -0139TRc

06 0364

06 0367

17 0028

18 0385

06 0371

18 0362

06 0370

06 0369

06 0368

06 0364

06 0363

17 0026

06 0367

17 0028

17 0025

18 0385

06 0361

17 0029

18 0386

18 0362

0 20.5 1 1.5 Miles

µZoningIncorporated December 1, 2005

LegendChattahoochee RiverLandlotsRiver CorridorParcelsSandy Springs Overlay District

ZoningAdopted from Fulton County

R-1 Single Family Dwelling DistrictR-2 Single Family Dwelling DistrictR-2A Single Family Dwelling DistrictR-3 Single Family Dwelling DistrictR-3A Single Family Dwelling DistrictR-4 Single Family Dwelling DistrictR-4A Single Family Dwelling DistrictR-5 Single Family Dwelling DistrictR-5A Single Family Dwelling DistrictR-6 Two Family Dwelling DistrictA - Medium Density Apartment District

A-L Apartment Limited Dwelling DistrictA-1 Apartment Dwelling DistrictA-O Apartment Office DistrictTR Townhouse Residential DistrictsO-I Office and Institutional DistrictC-1 Community Business DistrictC-2 Commercial DistrictMIX Mixed Use DistrictCUP Community Unit Plan DistrictNUP Neighborhood Unit Plan DistrictM-1 Light Industrial DistrictM-2 Heavy Industrial DistrictAG-1 Agricultural District

Prepared by the Sandy Springs Geographic Information Systems

January 27, 2008This map has been compiled from the most accurate source data from Fulton County and the City of Sandy Springs. However, this map is for

informational purposes only and is not to be interpreted as a legal document. The City assumes no legal responsibility for the information shown on this map.

For inquiries please contact the City of Sandy Springs.Copyright © 2006 City of Sandy Springs, GA 30338. All rights reserved.Maps may be reproduced or transmitted for personal and informational

purposes, but not for commercial use. No part of this work may bereproduced or transmitted for commercial purposes, in any form or by any

means, electronic or mechanical, including photocopying and recording, or byany information storage or retrieval system, except as expressly permittedin writing by the City of Sandy Springs. Requests should be made to the

City's GIS Department at (770) 730-5600 or [email protected]

Planning Commission Meeting - 04.15.2010

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