planning commission meeting - 04.15.2010
TRANSCRIPT
** 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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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
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 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
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 3 of 20
Location Map
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U10-001
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 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
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 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
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 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
Riverside Dr. 3.50 acres 1 unit 0.29 units/acre
Southwest R-1 Residence @ 6696
Riverside Dr. 4.97 acres 1 unit 0.20 units/acre
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U10-001
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 7 of 20
Zoning Map
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RZ07-038/CV07-028/U07-015
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 8 of 20
Future Land Use Map
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U10-001
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 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
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 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
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 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
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 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
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 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
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 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
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 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
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 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
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AN
D D
EV
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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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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
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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
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 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
Page 25 of 49
U10-001
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 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.
Page 26 of 49
U10-001
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 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.
Page 27 of 49
U10-001
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 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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1965Z -0103A-Oc
RZ09-002C-1c
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1971Z -0034TRc
1969Z -0060R-2c
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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
R-2
R-3
R-3
R-2
R-3
R-3
R-4
R-3
R-3
R-2
R-3
R-3
R-3
R-3
R-2
R-3
R-3
R-4
R-3
R-4
R-3
R-3
R-4
R-3
R-3
2005Z-0024CUPc
2005Z-0050C-1c
R-3
R-2
1986Z -0194Ac
R-2
R-4
R-3
R-2
1997Z -0027CUPc
R-2
1965Z -0091A-1c
R-4
R-4
R-2
R-2
R-3
1969Z -0078Ac
R-3
1993Z -0089A-Lc
R-4
1971Z -0153TRc
1960Z-0025A-1c
1997Z -0051NUPc
1961Z-0027R-2Ac 1965Z -0070
A-1c
1963Z -0052A-1c
R-3
1987Z -0162A-Lc
1975Z -0028Ac
1962Z -0083A-1c
1997Z -0122C-1c
1989Z -0032A-Lc
1989Z -0082A-Lc
1988Z -0084C-1c
1963Z -0018A-1c
R-3
1997Z -0109NUPc
1998Z -0086TRc
R-4
R-4
1971Z -0038TRc
1966Z -0046A-Lc
R-2
1984Z -0241R-2Ac
1985Z -0115NONE
1987Z -0157R-2Ac
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]