MORE PROPOSED GROWTH IS COMING TO THE LULA AREA

WHICH WILL HAVE LONG TERM EFFECTS ON OUR COMMUNITY

IT’S YOUR CITY GET INVOLVED .

Meeting apparently rescheduled to Wednesday Nov 9th at 6 PM, the city was not given any notice of date and time change

Growth is coming to our city and north Hall, the community needs to be diligent in understanding the opportunities these issues of growth bring to our area, positively and negatively. There is a new proposed project coming to North Hall County and specifically the Lula area which will have a significant impact on the community . The application is coming from CBD Investments, LLC to rezone a 303 +/- tract of land located Cornelia Hwy (SR365), Lula Rd (SR52), and Athens Street from Agricultural/ Residential to Planned Commercial Development /Planned Industrial, which is just outside the City of Lula’s jurisdiction.

Having the potential for Industrial development, this proposal will have a significant impact on the traffic for our city, Hall County and Banks County. Couple this with the Inland Port Development being constructed on HWY 365 will bring significant auto and truck traffic to the area. The impact of this additional industrial traffic is likely to cause extreme difficulties for the residents of Lula. The city strongly recommends that the community become familiar with the proposed development and let your views be heard with Hall County as they consider approval or denial.

Hall County’s Planning Commission will hear this request at 5:15 on Monday, September 19, 2022, in the 2^nd Floor Meeting Room, Hall Government Center, 2875 Browns Bridge Road, Gainesville, GA 30504, and make a recommendation to the Board of Commissioners for its approval or denial.

The Board of Commissioners will then hold a public hearing for the final determination of the request at the meeting scheduled for 6:00 p.m. on NOW November 9th at 6 PM ? in the 2^nd Floor Meeting Room, Hall Government Center, 2875 Browns Bridge Road, Gainesville, GA 30504.

Read more by following the links below.

https://www.hallcounty. org/1097/Online-Meetings.

Please read the city’s detailed report below

City of Lula

August 2022

DRI Comments for

Project Narrative for Inland 365 Business Park

The comments submitted by the City of Lula are an effort to address specific issues related to this proposal with the hope and intent that if this proposed development were to go forward that the public’s interest is assured to the best of the ability of data and supporting information. Whereas the City of Lula, North Hall, Banks and Habersham County obviously have the opportunity to benefit regarding economic development with expansion of proposed projects such as this, the public interest is first and foremost and how the communities are impacted positively and negatively must be accurately stated. Lula’s comments are an attempt to address areas of omission, and or lack of clarity in our review, our hope is that these areas can be addressed in a timely manner collectively with all affected governments playing a responsible role in the final outcome with this development and future economic developments.  The city comments found throughout the documents can be found in BOLD type below.

LOCATION -Old Cornelia Hwy (SR 365), Lula Rd (SR 52) & Athens St., Lula, GA 30554

ACREAGE-302.39 acres+/-

APPLICANT- CBD Investments, LLC

Summary

The accompanying application seeks zoning district change from AR-IV to PID for 302.39 acres+/- of undeveloped property located on Old Cornelia Highway (SR 365), Lula Road (SR 52) and Athens Street in east Hall County. The intent is to develop a mixed use business park that will serve industrial, light commercial, highway business and office-institutional uses. This narrative will propose a unified set of standards for project. Where can these “Unified set of Standards be found/ listed, in this document? It appears the specifics are vague and can be altered by the developer and or the end user- (see  Conceptual Master Plan  That states “ Modifications to the locations and arrangement of buildings, roads, and other improvements that do not conflict with specific standards and requirements of these conditions may be made by the Developer or End User”.

This Proposal conflicts with current and future land use plans as adopted by the City of Lula, with regards to  supporting transportation needs infrastructure and surrounding existing and future land use.

Site Description

The site has approximately 3200 LF of frontage along Old Cornelia Highway (SR 365), 3400 LF along Lula Road (SR 52) and 3900 LF along Athens Street. A portion of the site along SR 365 and SR 52 is located within the Gateway Corridor Overlay District The site is comprised of multiple tax parcels and is rectangular in shape. The southeastern boundary of the site is coincidental with the City of Lula city limits. A Norfolk Southern rail line runs along a portion of the southern boundary. Several unnamed tributaries of Hagen Creek have been identified within the site. A 125′ Georgia Power Company easement runs northwest to southeast through the western portion of the site. The site is contains both cleared areas and a random stands of trees with rolling topography. Domestic water is provided by the City of Gainesville and is located in the Lula Road right-of-way. The site will be served by public sewer by Hall County. Please note this entire track proposed for development can be and should be served by an existing sewer line that serves the entire property by gravity, logically this remains the best alternative from both a capital standpoint and an operational standpoint. If the county is to provide sewer service to this development, they ( Hall County) or the developer, end user will have great expense to create sewer pump stations to the property which  will drive capital invest into the millions of dollars and create an annual operational cost in maintaining such pimp station. Currently if this property were to be served by Hall County sewer waste would have to be transported through 7 additional pump station 14 miles to a treatment facility , verses 1 mile treatment facility operated by the City of Lula. This issue should raise significant environmental concerns  for the project as well as unincorporated Hall County. Also please note NO mention of the previous sewer detention pond which exist in form today is addressed in this document  with regards to proposed surrounding property uses, this site has potentail to create a burden due to close proximity to the proposed uses, the cost of cleanup and removal and should not fall on the on the city to resolve and should be addressed in advance of any rezoning.  The proposed development’s sewage pump stations would be located in the Lake Lanier drainage basin. Any failures of these multiple pump stations would represent potential undesirable environmental consequences to an environmentally sensitive lake that serves as a drinking water supply to many people. (“The U.S. Army Corps of Engineers changed its rules in 2017 to let the lake be used for drinking water. The … water storage contract allows Gwinnett and Forsyth counties along with Buford, Gainesville and Cumming to pull drinking water from Lake Lanier as long as the lake exists.”)

The driveway to the building on Lot 9 crosses the driveway that currently provides access to the pond from Toombs Street (?). Will continued access be provided through the proposed driveway on Lot 9?

Storm Water Detention was not addressed as to who will be required to maintain these 13 stormwater detention ponds to this very sensitive environmental area by the proposed development and again should be addressed prior to any rezoning of the property.

 All other dry utilities are located within a reasonable distance for service extensions. There are no known impediments to its successful development for the purposes intended.

Adjacencies

The property is surrounded by residential zonings AR – IV, & PCD in Hall County and a variety of mostly residential zoning in the City of Lula. The obligation to recognize existing and future surrounding property uses with regards to residential uses has not been addressed in specifics as is the function of this DRI, Hall County was aware of a very recent DRI for the adjoining Moss Property on 202 acres and chose not to comment, nor does this proposed DRI address the impact this proposed rezoning will have on the Moss Development, environmentally or adjoining property use or the significant transportation impact as these proposed development coexist.  (SEE  Proximity to Other Uses) Potentail proposed setbacks and the opportunity to have a building height of 75 feet is considerable and can have a adverse impact on existing and future land uses and should be addressed.

Access

Access to the property is planned from Old Cornelia Highway (US 365) and Lula Road (SR 52), subject to GDOT approval and from Athens Street, subject to Hall County and City of Lula approval. The  failure of this transportation study to address the Moss Development and the Inland Port Development on 365 in the completed traffic study is a mockery of the information a DRI is supposed to address, the idea that the attached transportation study should even be considered without these factors is comical and should be represented with this pertinent information. For reference see the next comment regarding potentially closing through access on Burton /Mcleod Street to residential traffic when this is the only NON-truck route available to residential traffic, forcing residential traffic to commingle with truck traffic routes at the cost of residents. Additionally, a portion of Mcleod Street/Burton Drive may be abandoned in the future with cul-de-sacs places at both ends, subject to Hall County and City of Lula Approval.

Please note that Athens Street is currently closed to  truck traffic  by the City of Lula, Hall County Government and  Georgia DOT.This would create significant changes to Athens St as at least 6 proposed locations could additional locations on Lots 9 – 12 could  provide significant additional truck traffic along Athens Street moving both SE to I-85 and NW to SR365.

Providing additional road width for longer turn lanes to SR365 North and SR365 South and wider turn radius from SR365 North to Athens Street southeast will be difficult and costly due to the topography in the area and the severe drop-off from the road surface to drainage ditches upgraded by Hall County only last year.  Additional length of turn lanes will be required to provide a sufficient stack of truck traffic and residential traffic from the proposed subdivision Moss as well as current traffic following Athens Street and SR51 to and from Banks County

Proximity to Other Uses

• Nearest distance to undeveloped commercial property – parcel 09080 000003 zoned PCD, at the northwest corner of the site Existing and potentail development of over 600 homes in the surrounding properties.
• Nearest distance to developed commercial property – parcel 09081 000002 zoned PCD, at the northwest corner of the site
• Nearest distance to a single family home – a single family home at 5942 Savannah Lane is located within 70′ of the southeast boundary.
• Nearest distance to a subdivision – The Belton Manor S/D is located approximately 1200 LF east of the property. See inner city development and proposed Moss Development for true impact

Comprehensive Plan Consistency

The project is consistent with the “Activity Center” of the Future Land Use Map and the primary future land uses notes as: this statement as adopted remains very vague as to future uses and should address an extended list of desirable and prohibited uses prior to rezoning.

• Cleveland Hwy/Brockton Lula – commercial uses serving local residents and proving employment opportunities; civic buildings/spaces
• Employment Activity Centers: Master planned business park or industrial park, mid-rise office
• Mixed Use Centers: Retail, office, higher density residential (including multi-family}, civic uses, open/park space

The project is consistent with the Goals, Policies and Objectives of the Comprehensive Plan and is not known or believed to be in conflict with any of the above. See future Lula Land Use Plan and Map.

Hall County Gateway Corridor Overlay District

A portion of the site lies within the Hall County Gateway Corridor Overlay District. The Applicant requests a waiver from Chapter 17.420 of the Hall County Code of Ordinances. The proposed waiver has not addressed, the reasoning behind such a request, should this not be addressed as a variance and allow for public input? The Applicant commits to subjecting the property to similar covenants that have been adopted for Gateway Industrial Centre, experience should tell everyone that commitments are not the same as specific obligations and should never be left up to the current developer or future owner.

See

The purposes of the sections of the County Code from which the Applicant seeks waivers (as stated within those Code sections) support the City’s comments.

“The purpose of the GCOD is:

1. To promote the general health, safety and welfare of the community.
2. To improve the efficient operation of traffic around the county.
3. To promote safe and efficient movement within the Overlay District for persons using all modes of travel – motorized vehicles, bicycles, and walking.
4. To create a sense of place that is aesthetically appealing and environmentally responsible.
5. To encourage innovative development projects that set standards for landscaping, community design and aesthetics.
6. To establish consistent and harmonious design standards for public improvements and private property development within the Overlay District so as to unify the distinctive visual quality of the Gateway Corridors.” Sec. 17.420.010, Hall County Code.

Hall County Tree Ordinance

The Applicant requests a waiver from Chapter 17.280 of the Hall County Code of Ordinances. The Applicant commits to subjecting the property to similar covenants that have been adopted for Gateway Industrial Centre. Again, another area / matter that should be addressed as a variance, so the reasoning and public input can be heard as defined by law. Developers should not be allowed to pick and choose which ordinances or specific requirements they choose to follow; this is left up to the governing body  for the benefit of the public through a specific process not at the whim of the applicant. “Growth and development in Hall County has resulted in the loss of innumerable trees in the area.  Tree roots hold soil in place and tree photosynthesis converts carbon dioxide to oxygen.  Tree loss has contributed to dramatically increased soil erosion and sedimentation.  High growth area, where natural green spaces are diminishing, have fewer trees to transform into oxygen the carbon dioxide or ever increasing harmful vehicular and industrial emissions, resulting in air degradation. . .” Section 17.280.010, Hall County Code.

SEE

The purposes of the sections of the County Code from which the Applicant seeks waivers (as stated within those Code sections) support the City’s comments.

“The purpose of the GCOD is:

1. To promote the general health, safety and welfare of the community.
2. To improve the efficient operation of traffic around the county.
3. To promote safe and efficient movement within the Overlay District for persons using all modes of travel – motorized vehicles, bicycles, and walking.
4. To create a sense of place that is aesthetically appealing and environmentally responsible.
5. To encourage innovative development projects that set standards for landscaping, community design and aesthetics.
6. To establish consistent and harmonious design standards for public improvements and private property development within the Overlay District so as to unify the distinctive visual quality of the Gateway Corridors.” Sec. 17.420.010, Hall County Code.

Proposed Uses

The project may contain a variety of uses consistent with those allowed in the PIO district (specifically H-B, 1-1 & 0-1} and the Project Dimensional Standards outline below. NON-existent as to allowed uses, this statement as adopted remains very vague as to future uses and should address an extended list of desirable and prohibited uses prior to rezoning.

Uses that will be specifically excluded include:

• Adult Establishments
• Junk Yards
• Asphalt emulsion (water based} plants

• Astrologers, clairvoyants, fortune tellers, palmists, phrenologists and related occupations

ORI/Traffic Impact Study

A DRI will be required for the site. A Traffic Impact Study has been commissioned but not completed at this time

Project Dimensional Standards

Maximum Height of 75’ is excessive considering the height of other buildings in the area and currently Hall County fire equipment capable of reaching above that height are not available in nearby Hall County Fire EMS Stations.

Conceptual Master Plan

The development of Inland 365 Business Park shall be controlled by the Conceptual Master Plan (the “Plan”) attached as exhibit “A”. The plan is considered conceptual in nature, and as such may require modifications during the engineering and development process. Modifications to the locations and arrangement of buildings, roads, and other improvements that do not conflict with specific standards and requirements of these conditions may be made by the Developer or End User, so long as such modifications do not change the land use, increase the overall density of the project or reduce any established exterior buffers or setbacks.

Our comments would recognize  that this statement above is rather imprecise  as to what is specifically allowed and what isn’t, this development can offer a great opportunity for quality managed growth which can be beneficial to the community and the surrounding region, specifics  as to future use and transportation impact  must be addressed and measured so to insure  the marketing of the property  reflects acceptable specific standards.