HISTORY OF LAND USE IN CHATT HILLS
South Fulton Scenic Byway: The community's first effort to "Keep it Rural"
From: South Fulton Scenic Byway Corridor Management Plan (Oct 7, 1998)
From: South Fulton Scenic Byway Corridor Management Plan (Oct 7, 1998)
Before the City of Chattahoochee Hills incorporated in 2007, this area was a part of unincorporated Fulton County, Georgia.
In the Winter of 1996-1997, the Fulton County Planning and Economic Development Department held a series of community meetings to discuss the update of the Fulton County Comprehensive Plan (2010 Land Use Plan). During those meetings, a vocal and concerned community in the extreme southwest portion of the County (now Chatt Hills) expressed a desire to preserve their rural character and natural setting.
At that time, the newly formed Georgia Scenic Byways Program was introduced to the community as a possible tool to direct activities along the three major roadways in the area consistent with their expressed desires. It was agreed that a Scenic Byways nomination, in conjunction with the land use plan, would help to protect and preserve the scenic and rural nature of the roads.
Over the course of the next year, the County facilitated discussions that resulted in an inventory of intrinsic qualities the community wanted to preserve, a corridor management plan for the 29-mile loop around Campbellton-Redwine Rd, Hutcheson Ferry Rd and Cochran Mill Rd; and a Historic Context that documented the history of the area as well as a survey of historic structures. On October 7, 1998, the 29-mile South Fulton Scenic Byway was adopted as the first scenic byway in Georgia's program.
In the Winter of 1996-1997, the Fulton County Planning and Economic Development Department held a series of community meetings to discuss the update of the Fulton County Comprehensive Plan (2010 Land Use Plan). During those meetings, a vocal and concerned community in the extreme southwest portion of the County (now Chatt Hills) expressed a desire to preserve their rural character and natural setting.
At that time, the newly formed Georgia Scenic Byways Program was introduced to the community as a possible tool to direct activities along the three major roadways in the area consistent with their expressed desires. It was agreed that a Scenic Byways nomination, in conjunction with the land use plan, would help to protect and preserve the scenic and rural nature of the roads.
Over the course of the next year, the County facilitated discussions that resulted in an inventory of intrinsic qualities the community wanted to preserve, a corridor management plan for the 29-mile loop around Campbellton-Redwine Rd, Hutcheson Ferry Rd and Cochran Mill Rd; and a Historic Context that documented the history of the area as well as a survey of historic structures. On October 7, 1998, the 29-mile South Fulton Scenic Byway was adopted as the first scenic byway in Georgia's program.
Zoning
As is evident from Map 2, the majority of the areas adjacent to and surrounding the Scenic Byway are zoned for Agricultural uses (AG-1). The Fulton County Zoning Resolution allows one house per acre on a paved road and one house per 3 acres on an unpaved road in the AG-1 Category. This category also allows timber harvesting. Most of the existing residential uses within the AG-1 category are large farmhouse or large lot single family homes. There is only one area adjacent to SR 70 at Capps Ferry Road that was zoned many years ago for R2 (two house per acre). This site remains undeveloped. The Fulton County Zoning Resolution specifically prohibits commercial billboards on all areas designated for residential and/or agricultural use.
Three sites exist along the Byway that are zoned for small commercial. The site at the intersection of SR 70 and SR 92 and the site at the intersection of SR 70 and Rico Road are established businesses. The site at the intersection of Cedar Grove Road and Cochran Mill Road is zoned commercial but has not been developed. The established commercial sites (gas stations with food shops) will provide a benefit for visitors to the Byway. The Fulton County Zoning Resolution specifically prohibits commercial billboards on all areas designated for commercial use. The community and Fulton County do not want to segment out these zoned commercial areas from the Scenic Byway designation. It is important to note tht the Future Land Use Plan for the area (Map 1) designated these commercially zoned areas for future residential uses. In other words, if the zoned commercial areas were submitted for development or redevelopment they would be recommended for denial since the future land use plan dictates a residential use for the sites. Due to the Future Land Use designation of these sites for residential use, the County does not wish to segment these sites out of the Scenic Byway designation.
Lastly, one small site on State Route 70 and Old Hamilton Road is currently zoned for industrial use (M-1) but has not been developed. The Fulton County Zoning Resolution does allow commercial billboards in an M-1 designation. Fulton County and the community acknowledge that designation of a route as a Scenic Byway will subject the roads to certain federal restrictions on outdoor advertising. It is understood that new billboards will be prohibited along those portions of a route designated as Federal Aid Primary, National Highway System, or Interstate Highway systems routes.
The community has consistently expressed a desire for these routes to remain agriculture in nature. New commercial sites are strongly discouraged. Proposed re-zoning of property in the area has been infrequent. Recently, the Board of County Commissioners approved the conversion of two existing single-family homes into Bed and Breakfasts along Hutcheson Ferry Road. The Board’s approval provides an indication of what is deemed to be compatible for the area; however, the community’s expressed opposition to those uses provided an indication of their conviction with respect to any quasi-commercial uses.
As is evident from Map 2, the majority of the areas adjacent to and surrounding the Scenic Byway are zoned for Agricultural uses (AG-1). The Fulton County Zoning Resolution allows one house per acre on a paved road and one house per 3 acres on an unpaved road in the AG-1 Category. This category also allows timber harvesting. Most of the existing residential uses within the AG-1 category are large farmhouse or large lot single family homes. There is only one area adjacent to SR 70 at Capps Ferry Road that was zoned many years ago for R2 (two house per acre). This site remains undeveloped. The Fulton County Zoning Resolution specifically prohibits commercial billboards on all areas designated for residential and/or agricultural use.
Three sites exist along the Byway that are zoned for small commercial. The site at the intersection of SR 70 and SR 92 and the site at the intersection of SR 70 and Rico Road are established businesses. The site at the intersection of Cedar Grove Road and Cochran Mill Road is zoned commercial but has not been developed. The established commercial sites (gas stations with food shops) will provide a benefit for visitors to the Byway. The Fulton County Zoning Resolution specifically prohibits commercial billboards on all areas designated for commercial use. The community and Fulton County do not want to segment out these zoned commercial areas from the Scenic Byway designation. It is important to note tht the Future Land Use Plan for the area (Map 1) designated these commercially zoned areas for future residential uses. In other words, if the zoned commercial areas were submitted for development or redevelopment they would be recommended for denial since the future land use plan dictates a residential use for the sites. Due to the Future Land Use designation of these sites for residential use, the County does not wish to segment these sites out of the Scenic Byway designation.
Lastly, one small site on State Route 70 and Old Hamilton Road is currently zoned for industrial use (M-1) but has not been developed. The Fulton County Zoning Resolution does allow commercial billboards in an M-1 designation. Fulton County and the community acknowledge that designation of a route as a Scenic Byway will subject the roads to certain federal restrictions on outdoor advertising. It is understood that new billboards will be prohibited along those portions of a route designated as Federal Aid Primary, National Highway System, or Interstate Highway systems routes.
The community has consistently expressed a desire for these routes to remain agriculture in nature. New commercial sites are strongly discouraged. Proposed re-zoning of property in the area has been infrequent. Recently, the Board of County Commissioners approved the conversion of two existing single-family homes into Bed and Breakfasts along Hutcheson Ferry Road. The Board’s approval provides an indication of what is deemed to be compatible for the area; however, the community’s expressed opposition to those uses provided an indication of their conviction with respect to any quasi-commercial uses.
Land Use
As stated previously, the Scenic Byways designation was first discussed at a scheduled meeting to update the Fulton County’s Comprehensive Plan (Year 2010 Land Use Plan – see Map 1). Residents expressed a desire for assurances that the area remain residential and agricultural in nature. As is evident from MAP1, the majority of the areas along the Byway are designated for future Agricultural land use. Undeveloped sites zoned for commercial or industrial are also designated for future agricultural use. In other words, despite the old zoning attached to the property, the land use planned for the area is agricultural and residential. The other main category for future use is for 1 residential until (single family home) or less per acre. In the middle of the Byway area is a great County resource, the 800-acre Cochran Mill Park, designated on the land use plan as Parks, Recreation and Conservation.
One of the main explanations for the land use plan to show low density development for the area is the lack of water and sewer infrastructure availability. Most existing development is served by septic tanks and private wells. The community opposes extension of water and sewer infrastructure as it is deemed to attract development. Currently the County has no plans or justification for the extension of water and sewer infrastructure.
However, the County is continuing to implement construction of a major transportation corridor that affects the adjacent areas of the Scenic Byway. South Fulton parkway is a rural two-lane roadway that traverses the Scenic Byway at Campbellton Redwine Road and Cochran Mill Road. The parkway extends from the Douglas County Line at Capps Ferry Road to I-85. Construction has commenced on the last segment from Rivertown Road to Capps Ferry Road. While the Parkway traverses the community, safeguards are in place via an Interim Overlay District Ordinance that regulates the setbacks, types of structures, design, appearance, buffer and landscaping along the Parkway.
The County’s Environment and Community Development staff will hold an additional series of public meetings to update the Comprehensive Plan (Year 2010 Land Use Plan). The process is anticipated to be completed by December 1998. The South Fulton Scenic Byway has been incorporated into the land use planning process at all the relevant meetings in the area. The community has expressed support for the designation and seeks to recommend land use implementation tools to protect and preserve the resources on the Byway. The recommendations will move forward with the Board of Commissioners adoption of the Comprehensive Land Use Plan in December. Therefore, the South Fulton Scenic Byway not only had its start in the land use planning process but is also becoming institutionalized into the land use planning process.
As stated previously, the Scenic Byways designation was first discussed at a scheduled meeting to update the Fulton County’s Comprehensive Plan (Year 2010 Land Use Plan – see Map 1). Residents expressed a desire for assurances that the area remain residential and agricultural in nature. As is evident from MAP1, the majority of the areas along the Byway are designated for future Agricultural land use. Undeveloped sites zoned for commercial or industrial are also designated for future agricultural use. In other words, despite the old zoning attached to the property, the land use planned for the area is agricultural and residential. The other main category for future use is for 1 residential until (single family home) or less per acre. In the middle of the Byway area is a great County resource, the 800-acre Cochran Mill Park, designated on the land use plan as Parks, Recreation and Conservation.
One of the main explanations for the land use plan to show low density development for the area is the lack of water and sewer infrastructure availability. Most existing development is served by septic tanks and private wells. The community opposes extension of water and sewer infrastructure as it is deemed to attract development. Currently the County has no plans or justification for the extension of water and sewer infrastructure.
However, the County is continuing to implement construction of a major transportation corridor that affects the adjacent areas of the Scenic Byway. South Fulton parkway is a rural two-lane roadway that traverses the Scenic Byway at Campbellton Redwine Road and Cochran Mill Road. The parkway extends from the Douglas County Line at Capps Ferry Road to I-85. Construction has commenced on the last segment from Rivertown Road to Capps Ferry Road. While the Parkway traverses the community, safeguards are in place via an Interim Overlay District Ordinance that regulates the setbacks, types of structures, design, appearance, buffer and landscaping along the Parkway.
The County’s Environment and Community Development staff will hold an additional series of public meetings to update the Comprehensive Plan (Year 2010 Land Use Plan). The process is anticipated to be completed by December 1998. The South Fulton Scenic Byway has been incorporated into the land use planning process at all the relevant meetings in the area. The community has expressed support for the designation and seeks to recommend land use implementation tools to protect and preserve the resources on the Byway. The recommendations will move forward with the Board of Commissioners adoption of the Comprehensive Land Use Plan in December. Therefore, the South Fulton Scenic Byway not only had its start in the land use planning process but is also becoming institutionalized into the land use planning process.
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