Chapter 58. PLANNING

Article VI. TRANSFER OF DEVELOPMENT RIGHTS

Division 2. CEDAR GROVE AGRICULTURAL AREA

§ 58-271. Organization of the bank.

Latest version.

The bank shall be directed and managed by a bank board to consist of five members who shall be residents of Fulton County, nominated by the department and approved by the Fulton County Board of Commissioners. Specifically, one member shall be experienced in the banking or financial industry, one member shall be a private landowner in the Cedar Grove Agricultural Area, one member shall be experienced in the legal industry, one member shall represent a conservation organization, and one member shall be a representative from the real estate development industry. The terms of office for the bank board members shall be four years and staggered.

Three members shall constitute a quorum. A majority vote shall be required for any action before the bank board.

The bank board may adopt procedural and substantive rules to govern its powers, duties and functions. Staff support shall be provided by the department.

(1)

Empowerments. The bank board shall be empowered to:

Enter into agreements for professional services, e.g. consulting, appraising, accounting, subject to available funding;

Apply for and accept grants or loans for the bank board's authorized purposes;

Purchase, receive, sell or hold TDRs;

Purchase properties in fee simple to preserve them through conservation easements and resell the restricted properties at fair market value; and

Do all other things necessary to carry out the functions and operations of the Bank.

(2)

Authority and compensation. The members of the bank board shall receive no compensation from the bank except reimbursement for expenses incurred for the performance of their duties as board members.

(3)

Registry of TDRs. For the purposes of tracking and marketing transfer of development rights, a central registry of available transfer of development rights certificates shall be established by the bank or the department in the event the bank is not established.

(4)

Acquisition priorities. The following priorities shall be considered by the bank board for purchasing TDRs:

Properties adjacent to the living working area (outside the 300-foot rural protection setback);

Properties that border the Chattahoochee River, its tributaries, and any associated water features such as wetlands.

Development pressures on the land;

Price of the development rights;

Pre-existing perpetual restrictions against development;

Proximity to other properties with easement restrictions for the purpose of creating large, contiguous tracts of conserved land;

Environmental assessments; and

Other factors of public interest determined by the bank board.

(5)

Purchase, sale and value of TDRs. To determine purchase and/or sales price of development rights, the bank board may negotiate, use a competitive bid process, or any other method deemed fair and equitable by the bank board.

Purchase and sale prices must be supported by an appraisal paid for by the bank board.

Any eligible landowner may approach the bank board with an offer to sell TDRs. The bank board shall have 60 days to consider and respond to such offers.

Landowners shall follow the procedures and requirements for certification of TDRs as prescribed by this division.

All transactions through the bank board must follow the recordation requirements prescribed by this division.

The bank board may, as a preservation measure, acquire fee simple interest in sending area parcels on a competitive basis in the open market.

The intent of a purchase is to place a perpetual conservation easement on a property and then resell the restricted parcel for fair market value. Purchase and resale of sending area parcels is limited to those parcels where development pressures or the prospects of a change of the use of the property are high and/or whose location and/or quality are such that the property's preservation is important to the continued viability of the Cedar Grove Agricultural Area.

(6)

Right of first refusal. The bank board shall have the authority to enter into right of first refusal agreements with sending area landowners for the purchase of either TDRs or property in fee simple.

The right of first refusal agreement is an instrument that is recorded in the chain of title for the subject property, and is to be effective concurrent with the ownership of the signer(s) of the agreement and to be renewed by immediate family members who may become successive owners.

In the event that all or a portion of the TDRs or property may be sold to someone other than an immediate family member or developed or subdivided, notification by the landowner to the bank board shall be required.

Within 90 days of notification, the bank board may exercise the right of first refusal by acquiring either the development rights or the property in fee simple at a price which is equal to any bona fide offer which has been tendered to the landowner or the appraised fair market value, if an offer has not been tendered, plus $1.00.

(Res. No. 07-0912, 4-2-08)

TABLE 1

TRANSPORTATION IMPACT FEE CALCULATION

CIP Number	Project	1994	1995	1996	1997	1998	1999	2000— 2011	Total Cost
Service Area 4101
391	Glenridge Perimeter Connector Extension	534,200	534,200	1,200,458	1,237,930	0	0	0	$3,506,788
193	West Sandy Springs Loop	215,403	380,027	0	0	0	0	0	595,430
195	Peachtree-Dunwoody Widening	0	378,635	1,041,107	0	0	0	0	1,419,742
311	Glenridge Drive Widening	0	0	0	681,120	671,616	546,480	0	1,899,216
Improvement Cost									$7,421,176
Projected New Vehicle Trips									119,855
Cost Per Trip									$61.92
Fee (cost + 3% administration expense)									$63.78
Service Area 5001
289	Abbotts Bridge Road (SR 120) Widening	0	0	0	0	239,502	798,336	0	$1,037,838
295	Medlock Bridge Road Widening**	0	217,442	217,442	217,442	567,442	567,442	1,086,123	2,873,333
Improvement Cost									$3,911,171
Projected New Vehicle Trips									68,733
Cost Per Trip									$30.00
Fee (cost + 3% administration expense)									$30.90
Service Area 5003
423	Haynes Bridge Road	160,000	196,000	486,000	585,000	0	0	0	$1,427,000
159/167	Old Alabama Road Widening**	0	366,083	366,082	1,768,231	1,533,417	0	0	4,033,813
Improvement Cost									$5,460,813
Projected New Vehicle Trips									191,347
Cost Per Trip									$28.54
Fee (cost + 3% administration expense)									$29.39

* Adjusted cost per trip represents a fee reduction to insure the fee remains competitive.

** ;hg;Estimated costs for Medlock Bridge Road and Old Alabama Road widenings incorporate a reduction to account for the portion of the project that serves existing deficiencies, or is already widened, respectively.

TABLE 2: GROSS TRANSPORTATION IMPACT FEE RATE SCHEDULE

FEES (IN DOLLARS) PER
DEVELOPMENT UNIT
TRANSPORTATION SERVICE AREA

LAND USE CODE	LAND USE		Avg. Daily Trip (ADT) Per Unit/Sq. Ft.	% New Trips	Adjusted ADT	4101 $63.78	5001 $30.90	5003 $29.39
110	LIGHT INDUSTRIAL	sq. ft.	0.006970	92	0.006412	0.41	0.20	0.19
120	HEAVY INDUSTRIAL	sq. ft.	0.001500	100	0.001500	0.10	0.05	0.04
121	HEAVY INDUSTRIAL	acres	6.750000	100	6.750000	430.52	208.58	198.38
130	INDUSTRIAL PARK	sq. ft.	0.006970	100	0.006970	0.44	0.22	0.20
150	WAREHOUSE	sq. ft.	0.004880	92	0.004490	0.29	0.14	0.13
151	MINI-WAREHOUSE	sq. ft.	0.002610	92	0.002401	0.15	0.07	0.07
210	SINGLE-FAMILY DETACHED RESIDENTIAL	units	9.550000	100	9.550000	609.10	295.10	280.67
211	SINGLE-FAMILY DETACHED RESIDENTIAL (SUTTON)	units	9.550000	100	9.550000	609.10	295.10	280.67
220	MULTI-FAMILY RESIDENTIAL	units	6.470000	100	6.470000	412.66	199.92	190.15
221	MULTI-FAMILY RESIDENTIAL (SUTTON)	units	6.470000	100	6.470000	412.66	199.92	190.15
230	CONDO/TOWNHOUSE RESIDENTIAL	units	5.860000	100	5.860000	373.75	181.07	172.23
240	MOBILE HOME PARK	units	4.810000	100	4.810000	306.78	148.63	141.37
250	RETIREMENT COMMUNITY	units	3.300000*	100	3.300000	210.47	101.97	96.99
252	CONGREGATE CARE FACILITY	units	2.150000	100	2.150000	137.13	66.43	63.19
270	RESIDENTIAL PUD	units	7.440000	100	7.440000	474.52	229.90	218.66
310	HOTELS AND MOTELS	rooms	8.700000	92	8.004000	510.50	247.32	235.24
312	BUSINESS HOTELS	rooms	7.270000	100	7.270000	463.68	224.64	213.67
400	GENERAL RECREATION	acres	3.635000	100	3.635000	231.84	112.32	106.83
430	GOLF COURSE	acres	8.330000	90	7.497000	478.16	231.66	220.34
444	MOVIE THEATER	sq. ft.	0.098929*	85	0.084090	5.36	2.60	2.47
520	ELEMENTARY/MIDDLE SCHOOL	sq. ft.	0.010720	80	0.008576	0.55	0.26	0.25
530	HIGH SCHOOL	sq. ft.	0.010900	90	0.009810	0.63	0.30	0.29
560	CHURCH/SYNAGOGUE	sq. ft.	0.009320	90	0.008388	0.53	0.26	0.25
565	DAY CARE CENTER	sq. ft.	0.079260	74	0.058652	3.74	1.81	1.72
610	HOSPITAL	sq. ft.	0.016780	77	0.012921	0.82	0.40	0.38
620	NURSING HOME	beds	2.600000	75	1.950000	124.37	60.26	57.31
630	CLINIC	sq. ft.	0.023790	100	0.023790	1.52	0.74	0.70
710	GENERAL OFFICE	sq. ft.	SEE SEPARATE TABLE
720	MEDICAL-DENTAL OFFICE	sq. ft.	0.034170	77	0.0263109	1.68	0.81	0.77
760	RESEARCH CENTER	sq. ft.	0.007700	100	0.007700	0.49	0.24	0.23
770	BUSINESS PARK	sq. ft.	0.014370	100	0.014370	0.92	0.44	0.42
812	BLDG MATERIALS/LUMBER STORE	sq. ft.	0.030560	81	0.024754	1.58	0.76	0.73
817	NURSERY (GARDEN CENTER)	sq. ft.	0.036080	81	0.029225	1.86	0.90	0.86
820	SHOPPING CENTER	sq. ft.	SEE SEPARATE TABLE
831	QUALITY SIT DOWN RESTAURANT	sq. ft.	0.096510	82	0.079138	5.05	2.45	2.33
833	FAST FOOD REST. W/O DRIVE-THRU	sq. ft.	0.786220	41	0.322350	20.56	9.96	9.47
834	FAST FOOD REST. W/DRIVE-THRU	sq. ft.	0.632120	41	0.259169	16.53	9.01	7.62
841	NEW CAR SALES	sq. ft.	0.047910	79	0.037849	2.41	1.17	1.11
844	SERVICE STATION	station	748.000000*	25	187.000000	11,926.86	5,778.30	5,495.93
847	CAR WASH—SELF SERVICE	stall	108.000000	67	72.360000	4,615.12	2,235.92	2,126.66
850	SUPERMARKET	sq. ft.	0.125500*	81	0.101655	6.48	3.14	2.99
851	CONVENIENCE STORE—24 HRS.	sq. ft.	0.737990	25	0.184498	11.77	5.70	5.42
852	CONVENIENCE STORE—NOT 24 HRS.	sq. ft.	0.619048*	25	0.154762	9.87	4.78	4.55
860	WHOLESALE MARKET	sq. ft.	0.006730	100	0.006730	0.43	0.21	0.20
911	WALK-IN BANK	sq. ft.	0.140610	53	0.074523	4.75	2.30	2.19
912	DRIVE-THRU BANK	sq. ft.	0.265210	53	0.140561	8.96	4.34	4.13

TABLE 3: SUPPLEMENT COMMERCIAL AND OFFICE IMPACT FEE SCHEDULE: PER SQUARE FOOT
5/18/94

					TSA 4101 $63.78/TRIP		TSA 5001 $30.90/TRIP		TSA 5003 $29.39/TRIP
SQUARE FEET	COMMERCIAL AVERAGE DAILY TRIPS	% NEW TRIPS	OFFICE AVERAGE DAILY TRIPS	% NEW TRIPS	COMMERCIAL	OFFICE	COMMERCIAL	OFFICE	COMMERCIAL	OFFICE
2,500	705	49	86	92	8.81	2.02	4.27	0.98	4.06	0.93
5,000	1,087	49	146	92	6.79	1.71	3.29	0.83	3.13	0.79
7,500	1,400	49	198	92	5.83	1.55	2.83	0.75	2.69	0.71
10,000	1,676	49	246	92	5.24	1.44	2.54	0.70	2.41	0.67
30,000	3,330	49	565	92	3.47	1.11	1.68	0.54	1.60	0.51
50,000	4,583	49	831	92	2.86	0.98	1.39	0.47	1.32	0.45
75,000	5,904	49	1,129	92	2.46	0.88	1.19	0.43	1.13	0.41
100,000	7,067	63	1,403	92	2.84	0.82	1.38	0.40	1.31	0.38
125,000	8,125	63	1,661	92	2.61	0.78	1.27	0.38	1.20	0.36
150,000	9,106	63	1,907	92	2.44	0.75	1.18	0.36	1.12	0.41
175,000	10,027	63	2,142	92	2.30	0.72	1.12	0.35	1.06	0.33
200,000	10,899	75	2,370	92	2.61	0.70	1.26	0.34	1.20	0.32
225,000	11,732	75	2,590	92	2.49	0.68	1.21	0.33	1.15	0.31
250,000	12,530	75	2,805	92	2.40	0.66	1.16	0.32	1.10	0.30
275,000	13,300	75	3,015	92	2.31	0.64	1.12	0.31	1.07	0.30
300,000	14,043	79	3,220	92	2.36	0.63	1.14	0.31	1.09	0.29
350,000	15,463	79	3,618	92	2.23	0.61	1.08	0.29	1.03	0.28
400,000	16,809	80	4,002	92	2.14	0.59	1.04	0.28	0.99	0.27
500,000	19,325	81	4,737	92	2.00	0.56	0.97	0.27	0.92	0.26
600,000	21,809	81	5,438	92	1.88	0.53	0.91	0.26	0.87	0.25
700,000	24,505	81	6,110	92	1.81	0.51	0.88	0.25	0.83	0.24
800,000	27,108	81	6,759	92	1.75	0.50	0.85	0.24	0.81	0.23
900,000	29,632	81	7,388	92	1.70	0.48	0.82	0.23	0.78	0.22
1,000,000	32,089	81	8,001	92	1.66	0.47	0.80	0.23	0.76	0.22

NOTE: This table is for illustration of specific size projects.
Exact calculations will be made for each application using the formulas below.
ITE 5TH EDITION: TRIPS FOR OFFICE BUILDINGS AND SHOPPING CENTERS

820 Shopping Center	<570,000 sq. ft.	•exp ((•ln(sq. ft.) 0.625) + 5.985)
820 Shopping Center	>570,000 sq. ft.	•exp ((•ln(sq. ft.) 0.756) + 5.154)
710 Office		•exp ((•ln(sq. ft.) 0.756) + 3.765)

TABLE 3: SUPPLEMENT COMMERCIAL AND OFFICE IMPACT FEE SCHEDULE: TOTALS
5-18-94

					TSA 4101 $63.78/TRIP		TSA 5001 $30.90/TRIP		TSA 5003 $29.39/TRIP
SQUARE FEET	COMMERCIAL AVERAGE DAILY TRIPS	% NEW TRIPS	OFFICE AVERAGE DAILY TRIPS	% NEW TRIPS	COMMERCIAL	OFFICE	COMMERCIAL	OFFICE	COMMERCIAL	OFFICE
2,500	705	49	86	92	22,033	5,046	10,674	2,445	10,153	2,325
5,000	1,087	49	146	92	33,971	8,567	16,458	4,150	15,654	3,948
7,500	1,400	49	198	92	43,753	11,618	21,197	5,629	20,162	5,354
10,000	1,676	49	246	92	52,379	14,435	25,376	6,993	24,136	6,652
30,000	3,330	49	565	92	104,070	33,153	50,420	16,062	47,956	15,277
50,000	4,583	49	831	92	143,229	48,761	69,391	23,624	66,000	22,469
75,000	5,904	49	1,129	92	184,513	66,247	89,392	32,095	85,024	30,527
100,000	7,067	63	1,403	92	283,962	82,325	137,573	39,884	130,850	37,935
125,000	8,125	63	1,661	92	326,474	97,463	158,169	47,219	150,440	44,911
150,000	9,106	63	1,907	92	365,892	111,898	177,267	54,212	168,604	51,563
175,000	10,027	63	2,142	92	402,899	125,687	195,196	60,893	185,657	57,917
200,000	10,899	75	2,370	92	521,354	139,066	252,584	67,374	240,241	64,082
225,000	11,732	75	2,590	92	561,200	151,975	271,889	73,629	258,603	70,030
250,000	12,530	75	2,805	92	599,373	164,591	290,383	79,741	276,193	75,844
275,000	13,300	75	3,015	92	636,206	176,913	308,228	85,710	293,165	81,522
300,000	14,043	79	3,220	92	707,573	188,942	342,804	91,538	326,052	87,065
350,000	15,463	79	3,618	92	779,122	212,296	377,467	102,853	359,021	97,826
400,000	16,809	80	4,002	92	857,662	234,828	415,518	113,769	395,213	108,209
500,000	19,325	81	4,737	92	998,364	277,956	483,685	134,663	460,049	128,083
600,000	21,809	81	5,438	92	1,126,692	319,089	545,857	154,591	519,183	147,037
700,000	24,505	81	6,110	92	1,265,972	358,520	613,336	173,695	583,364	165,207
800,000	27,108	81	6,759	92	1,400,448	396,602	678,486	192,145	645,330	182,755
900,000	29,632	81	7,388	92	1,530,842	433,510	741,659	210,026	705,416	199,763
1,000,000	32,089	81	8,001	92	1,657,776	469,479	803,156	227,452	763,908	216,337

820 Shopping Center	<570,000 sq. ft.	•exp ((•ln(sq. ft.) 0.625) + 5.985)
820 Shopping Center	>570,000 sq. ft.	•exp ((•ln(sq. ft.) 0.756) + 5.154)
710 Office		•exp ((•ln(sq. ft.) 0.756) + 3.765)

SUPPLEMENTAL RETAIL GROSS IMPACT FEES

FEES (IN DOLLARS) PER
DEVELOPMENT UNIT
TRANSPORTATION SERVICE AREA

ITE COD	LAND USE		Avg. Daily Trip (ADT) Per Unit/Sq. t.	% New Trips	Adjusted ADT	4101 $63.78	5001 $30.90	5003 $29.39
814	SPECIALTY RETAIL CENTER	sq. ft.	0.004067	100	0.004067	0.26	0.13	0.12
815	DISCOUNT STORE	sq. ft.	0.007013	61	0.004278	0.27	0.13	0.13
816	HARDWARE/PAINT STORE	sq. ft.	0.051290	40	0.020516	1.31	0.63	0.60
818	NURSERY (WHOLESALE)	sq. ft.	0.039000	100	0.039000	2.49	1.21	1.15
832	HIGH-TURNOVER (SIT DOWN) RESTAURANT	sq. ft.	0.205360	82	0.168395	10.74	5.20	4.95
861	DISCOUNT CLUB	sq. ft.	0.078020	100	0.078020	4.98	2.41	2.29
890	FURNITURE STORE	sq. ft.	0.004340	81	0.003515	0.22	0.11	0.10

Source: Institute of Transportation Engineers Trip
Generation Rate Manual, 5th Edition

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ATTACHMENT A

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ATTACHMENT B

CALCULATED AND PROJECTED MILLAGE EQUIVALENTS OF EXPENDITURES FOR TRANSPORTATION

CALCULATED	1981	1982	1983	1984	1985	1986	1987	1988	1989	1990
NET ASSESSMENT	5,846,149,516	6,098,385,801	6,301,732,185	7,485,427,045	8,891,853,697	9,758,466,153	11,511,793,284	13,202,429,027	13,895,522,901	15,483,727,388
VALUE OF ONE MILL	5,846,150	6,098,386	6,301,732	7,485,427	8,691,854	9,758,466	11,511,793	12,605,414	13,802,928	15,114,206
LEASE SQUARES PROJECTION	4,900,000	6,000,000	7,100,000	8,200,000	9,300,000	10,400,000	11,500,000	12,600,000	13,700,000	14,800,000
TRANSPORTATION EXPENDITURES
DEBT	370,000	814,000	1,005,000	1,080,000	1,232,000	1,393,000	2,451,000	2,845,000	2,927,000	1,637,000
CAPITAL FUND	27,000	2,000	13,000	142,000	0	407,000	0	202,000	96,000	0
TOTAL	397,000	816,000	1,018,000	1,222,000	1,232,000	1,800,000	2,451,000	3,047,000	3,023,000	1,637,000
LEAST SQUARES PROJECTION	550,000	900,000	1,050,000	1,300,000	1,550,000	1,800,000	2,050,000	2,300,000	2,550,000	2,800,000
CALCULATED MILLS	0.07	0.13	0.16	0.16	0.14	0.18	0.21	0.24	0.22	0.11
MILLS FROM PROJECTIONS	0.11	0.13	0.15	0.16	0.17	0.17	0.18	0.18	0.19	0.19
	_____
PROJECTED	1991	1992	1993	1994	1995	1996	1997	1998	1999	2000
VALUE OF ONE MILL
LEAST SQUARES PROJECTION	15,900,000	17,000,000	18,100,000	19,200,000	20,300,000	21,400,000	22,500,000	23,600,000	24,700,000	25,800,000
TRANSPORTATION EXPENDITURES
LEAST SQUARES PROJECTION	3,050,000	3,300,000	3,550,000	3,800,000	4,050,000	4,300,000	4,550,000	4,800,000	5,050,000	5,300,000
PROJECTED MILLS FOR TRANSPORTATION	0.19	0.19	0.20	0.20	0.20	0.20	0.20	0.20	0.20	0.21
	_____
	2001	2002	2003	2004	2005	2006	2007	2008	2009	2010
VALUE OF ONE MILL
LEAST SQUARES PROJECTION	26,900,000	28,000,000	29,100,000	30,200,000	31,300,000	32,400,000	33,500,000	34,600,000	35,700,000	36,800,000
TRANSPORTATION EXPENDITURES
LEAST SQUARES PROJECTION	5,550,000	5,800,000	6,050,000	6,300,000	6,550,000	6,800,000	7,050,000	7,300,000	7,550,000	7,800,000
PROJECTED MILLS FOR TRANPORTATION	0.21	0.21	0.21	0.21	0.21	0.21	0.21	0.21	0.21	0.21

                    
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