Northeast Georgia Regional Commission Development of Regional Impact Supplemental Information Checklist

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1 Typesfuses,acreagesfeachtypeuse NrtheastGergiaReginalCmmissin DevelpmentfReginalImpact SupplementalInfrmatinChecklist ArcadeMeadws DRIApplicatin NEGRCSupplementalChecklist LandUse TtalLandArea Acres % Residential % CityCenter 65 4% Cmmercial 64 4% Flexible(CmmercialrResidential) 125 8% Envirnmental/OpenSpace % Schls 24 1% WastewaterTreatmentPlant 6 0% Rads 137 9% MajrEnergyEasements 41 3% Ttal 1, % Detailedsummaryfhusingunitsincluding: Numberfnewhusingunits 3,999unitsprpsed Upt4,810unitsprpsediftheFlexibleLandUseisdevelpedasall residential. TheareasdesignatedasFlexiblelandusewereriginallyplannedfrmedium andhighdensityresidentialuses;hwever,thecityprefersthattheseareasbe usedfradditinalcmmercialrinstitutinaluses.theapplicantwillexplre, andifpracticable,develptheseareasfradditinalcmmercial,ffice,r institutinalusesasrequested.anyareasdesignatedasflexiblelandusethat canntfeasiblybeputintcmmercial,ffice,rinstitutinalusesmaybe redesignatedinwhlerinpartasresidential. Dwellingtypes Singlefamily,twnhmes,senirhusing,andmultifamilyunits Numberfbedrmsfreachtype Thatlevelfdetailhasntbeendeterminedatthistime Estimatedvaluefreachtype Thatlevelfdetailhasntbeendeterminedatthistime Squareftagefreachtype LwDensityResidential=minimumf1,000sq.ft.perunit MediumDensityResidential=minimumf1,000sq.ft.perunit HighDensityResidential=minimumf600sq.ft.perunit(senirhusingis excludedfrmtheminimum) AppendixF.1

2 ArcadeMeadws DRIApplicatin NEGRCSupplementalChecklist AppendixF.2 Typesfcmmercial,industrial,ranytherusesandsquareftagebyuse CityCenter=65acres Cmmercial=64acres(minimumrequirement) Flexible(cmmercialand/rresidential)=125acres Apprximately4.1millinsquarefeetfnnresidentialareaisavailableiftheFlexible landuseareasaredevelpedasallnnresidential.(nte:thetrafficstudyestimated apprximately3.8millinsq.ft.fcmmercialdevelpment.) Apprximately1.9millinsq.ft.isavailableiftheFlexiblelanduseareasaredevelped asallresidential. TheareasdesignatedasFlexiblelandusewereriginallyplannedfrmediumandhigh densityresidentialuses;hwever,thecityprefersthattheseareasbeusedfr additinalcmmercialrinstitutinaluses.theapplicantwillexplre,andif practicable,develptheseareasfradditinalcmmercial,ffice,rinstitutinaluses asrequested.anyareasdesignatedasflexiblelandusethatcanntfeasiblybeputint cmmercial,ffice,rinstitutinalusesmayberedesignatedinwhlerinpartas residential. Estimatedcmpletindate(mnth,year)freachphaseandsquareftagebyusefreach phase Thedevelpmentisprpsedtbecnstructedinmultiplephaseswithananticipated buildutf15 30years.Thephaseswillbedictatedbythemarketandcurrent demand. Numberfdisplacedhusingunitsandrangefvaluefranydisplacedstructures Theprpseddevelpmentwillntdisplaceanyactivelylivedinhusingunits.There areseveralldhmesitesandpreviuslivestckperatinareasscatteredthrughut thesite.thehmesitescntainhmesinvariusstagesfdisrepair. Detailedsummaryfslidwasteserviceincluding Ptentialslidwasteprviders TheCitycurrentlyhasafiveyearcntractwithWastePrlcatedinAthens, Gergia.WastePrisrespnsiblefrdispsingfthetrashandlcatinga landfill. Anticipatedreceivinglandfill WasteistransprtedfrmArcadetatransferstatininJeffersn,Gergia. Frmtherethewastegestthreepssiblelandfills:neinClarkCunty, Gergia;R&BinGainesville,Gergia;rneinHlmer,Gergia. Remainingcapacityfreceivinglandfill ClarkCuntyLandfillcapacity Thelandfillcurrentlyhasacapacityf68years. Staffisintheprcessfnegtiatinganexpansinfthelandfillwhichwuld increasethelifet1418years. R&BLandfillcapacity Estimatedcapacityf1520years Hlmercapacity Estimatedcapacityf1520years

3 ArcadeMeadws DRIApplicatin NEGRCSupplementalChecklist AppendixF.3 Receivinglandfillexpansinplans(dateandexpansincapacity) ClarkCuntylandfill Staffisintheprcessfnegtiatinganexpansinfthe landfillwhichwuldincreasethelifet1418years. Descriptinfanynsiteprvisinsfrrecyclingwaste TheCitydesn tcurrentlyhaverecyclingfacilitiesbutarepursuing implementingservicesthrughwastepr.thecitywuldliketencurage recyclingasthedevelpmentmvesfrward. Percentagefsitetbeimperviussurfaceatbuildut Thesitewillhaveapprximately39%imperviussurfacesatbuildut Amuntftreecanpytbereduced,andpercentageftreecanpywithin5yearsf buildutandattreematurity 1,085acresfexistingtreecanpy(67%fthesite) Estimated300acresftreecanpyin5years(19%fthesite) Estimated430acresftreecanpyin20years(27%fthesite) Inrdertestimatethedensityfthetreesnsite,treesampleareasweresurveyed.In FebruaryandMarchf2010,seventeen100 x100 squareswerelcated,andthetree typesandsizesineachsquareweredetermined.thetreesquareswerelcatedinareas representativetthevarietynsite,includingundevelpedfrestedareas,pasture landsclserttheexistinghmesteads,streambuffers,andplantedpines. Thediameteratbreastheight(DBH)inincheswithinthetreesquaresrangedfrm147 inchesinthelwestdensitysquaret496inchesinthehighest. PertheCityfArcadedefinitinsfspecimentrees,therewerenlyfivehardwd specimentrees,ver20smalltreespecimentrees,andnsftwdspecimentrees withinall17squares. Thisiscnsistentwiththeprpertybeingclearedfrfarmlandand/rplantedfr timberingperatins.themajrityflder,largetreeswerefundwithinthestream buffers,whichwillbeprtectedduringdevelpment. Detailedsummaryfreceivingschlsincluding: Affectedschldistrictincluding JacksnCuntySchlSystemandJeffersnSchlSystem Nameandaddressfdistrictsuperintendent JacksnCuntySuperintendentisDr.ShannnAdamslcatedat1660Winder Highway,Jeffersn,Gergia. JeffersnCitySchlsSuperintendentisDr.JhnJacksnlcatedat575 WashingtnStreet,Jeffersn,Gergia. Receivingpublicschls TheschlsmstaffectedbytheprpsedArcadeMasterPlandevelpment aresuthjacksnelementary,kingsbridgemiddle,andeastjacksncunty CmprehensiveHighSchlwithintheJacksnCuntySchlDistrict.Adjacent

4 ArcadeMeadws DRIApplicatin NEGRCSupplementalChecklist schlsthatmaybeaffectedwuldbethejeffersnschlsystem(allfur schls),bentnelementary,andjacksncuntyhighschl Nameandaddressfschls principal SuthJacksnElementary PrincipalsPamJhnsandDr.JaneScales 8144JeffersnRad,Athens,GA30607 KingsBridgeMiddle PrincipalDebraMrris 1630KingsBridgeRad,Athens,Gergia30607 EastJacksnCmprehensiveHigh PrincipalDrPatriciaStueck 1435HdsMillRad,Cmmerce,Gergia30529 Capacityfreceivingschl SuthJacksnElementary=600students KingsBridgeMiddle=450students EastJacksnCmprehensiveHigh=1,800students IdentifyriversrstreamsnandadjacenttthesubjectprpertythatarentheGergia 305(b)/303(d)List AprtinfthesiteiswithinnemileftheMulberryRiver,whichislistednthe 305(b)/303(d)List.ATMDLwascmpletedfrFecalClrifrmin2002and2007,andfr Bitaimpacted MacrinvertebrateCmmunityin2002. Summaryfaffectedfireandemergencyservicesincludinginfrastructure,equipment,and capacityavailabletserviceprpseddevelpment TheCityfArcadeisthecurrentserviceprviderfremergencyservicesandJacksn Cunty is the prvider fr fire services.the site is primarily within the Arcade Fire DistrictandasmallprtiniswithintheSuthJacksnFireDistrict.Btharevlunteer firedepartments.map5.2identifiesthefiredistrictswithinjacksncunty. ThenearestfirestatinislcatedtwmilesfrmArcadeMeadwsnSwann RadjustfffHighway82andHighway129. Therespnsetimeisapprximatelyfiveminutes. Thestatinincludesthefllwing Twengines Onemediumrescuetruck Onewatertanker The cnsulting firm CH2MHill created an ecnmic mdel t identify the financial benefits and impacts that the develpment will have n infrastructure services and a varietyftherfactrs.theecnmicmdelverifiesthatthedevelpmentwillsupprt cntinuedservicettheareaandwillprvideadditinalrevenueasthedevelpment grws.additinally,asitewillbeprvidedasemergencyservicesarerequiredinthe area. AppendixF.4

5 ArcadeMeadws DRIApplicatin NEGRCSupplementalChecklist AppendixF.5 Detailedsummaryfreceivingwastewaterandsewagetreatmentfacilityincluding Design/PermittedCapacity Water=JCWSAhasanallcatinf13.5MGDfrmtheBearCreekReservir Wastewater=atfullbuildutthetreatmentfacilitywillhaveapermitted capacityf2mgd AverageDailyDemand Water=2.4MGDatbuildut Wastewater=1.2MGDatbuildut Plannedexpansinanddatefexpansin Water=Thedevelpmentwillntrequireexpansinfthefacility Wastewater=Awastewatertreatmentplanthasbeenpermittedfrtheprject Descriptinfanynsitebicyclerpedestrianfacilities Pedestrian/BicycleTrailsareincludedaspartfthetransprtatinsystem.They functinasbthtransprtatinsystemsandrecreatinalsystemsandareintendedt cnnectthedifferentpartsfthecmmunity. Pavedtrailsshallbeaminimumf8 wideandtieintthepedestriancirculatinsystem ntheradwaynetwrk. Allsidewalksmustbepavedandaminimumf5. A12milemultiusetrailislcatedwithinthegreenwayandtraversestheentiretyfthe site. Prximitytpublictransit Publictransititntcurrentlyavailableinthearea Identifyanybestmanagementpracticesfrwaterqualityprtectinthatwillbeutilized Thedesignguidelinesfrthedevelpmentencuragelcalwaterqualityandquantity treatmentwithanemphasisnavarietyfsiteapprpriatelidtechniques.examples includestrmwaterdetentinpnds,uncncentratedverlandflw,grassswales,level spreaders,perviuspavement,discnnectingrfdrains,andraingardens.water qualitytreatmentwillbeintegratedwithbulevardsthrughbiretentinstripsand swaleswillbeusedwhereapprpriate. IdentifyanyrequiredLEEDcertifiedbuildingmaterialsthatprmteenvirnmentalprtectin andenergyefficiencythatwillbeutilized. Sustainabledevelpment,includingLEEDpractices,isencuragedbutntrequiredin thedevelpment sdesignguidelines. TheprpsedprjectwillfllwmanydesignpracticesidentifiedbyLEED.Smefthe strategiesprpsedtbeimplementedare: LwImpactDesignStrmwatertechniques Decentralizedstrmwater Strmwaterdetentinpnds Uncncentratedverlandflw Grassswales

6 ArcadeMeadws DRIApplicatin NEGRCSupplementalChecklist AppendixF.6 Levelspreaders Perviuspavement Discnnectingrfdrains Raingardens Preservingnaturalresurces Develpingutsidefsteepslpes Reducingvehiclemilestraveled Mixeduse,cmpactdevelpmentdesign TrafficSummary TripGeneratinAnalysis AfulltrafficanalysiswascmpletedbyStantecinMay2011 AMPeakHur 3,205twwaytrips PMPeakHur 4,023twwaytrips 24hr2wayADT 41,670 ITELandUseCdeused TheITEcdesusedinclude210,220,230,252,312,411,520,560,565,710, 720,733,and820. TrafficVlumesfexistingrads Thetrafficvlumeftheradiscurrently15,800(2010cuntnUS129). Plannedradimprvements TheTrafficStudy srecmmendatinsarelargelydependentnthenumberf sitetripsgeneratedbythedevelpment.thenumberfsitetripsisbasedn theprpsedlanduseswhicharepreliminaryandmaybelargelydrivenby marketcnditins.thismeansthatthelandusesaresubjecttchangeand therefreitshuldbentedthatasignificantchangeinprpsedlanduse culdaltertherecmmendedimprvements. Atbuilduttheradwayswithintheprpseddevelpmentwillinclude rundabutsrtrafficsignalsattwdrivewaysaswellassignaltimingand phasingptimizatintadjustfrchangingtrafficpatterns.thecmpletetraffic analysis,includedasanattachment,identifiesanyimpactsandadditinal prpsedimprvementsthatwuldbeneededtsupprtthedevelpment. AdditinalInfrmatin EcnmicDevelpment EstimatedValueatBuildOut:

7 ArcadeMeadws DRIApplicatin NEGRCSupplementalChecklist Amarketanalysiscmpletedduringtheplanningphaseindicatedthattheexistinguses prpsedfrtheareawuldntmeetthemarketsdemandsduetanversupplyf largelt,traditinalsuburbansubdivisins.thisfactcupledwiththecity sdesirefr jbgeneratingmixedusedevelpment,helpedtdevelpthefundatinfrthe prpseddesignfthesite.whilenfrmalappraisalhasbeendneftheprperty cnsideringbththeresidentialandnnresidentialdevelpment,themarketanalysis indicatesthattheprpseddevelpmentplanwillmaketheprpertyfeasiblefr develpment. Estimatedannuallcaltaxrevenueslikelytbegeneratedbytheprpseddevelpment: Inrdertestimatetheannuallcaltaxrevenueslikelytbegeneratedbythe develpmentprpertytaxesaregenerallyused.hwever,thecityfarcadedesnt impseaprpertytax.prpertytaxesareremittedtjacksncuntybasednthe assciatedfiredistrictandmillagerate.thecurrentmillagerateis33.44frresidentsin thecityfarcade.thecitydeshwever;cllectsalestax,insurancepremiumtax, franchisefees,andalchlbeveragetax.thecumulativelcaltaxrevenuebyyear2034 frthennresidentialusesinthsecategriesareanticipatedasfllws: SalesTax:$3.2mil, InsurancePremiumTax:$900,000, FranchiseFees:$280,000,and AlchlBeverageTax:$180,000. TheSpecialpurpselcalptinsalestax(SPLOST)andlcalptinsalestax(LOST)are alstaxrevenuescllected,splostisearmarkedandlostiscappedat2.96%. AppendixF.7

8 1.0 GeneralInfrmatin ArcadeMeadws DevelpmentfReginalImpact Applicatin ThispackagecntainsaDevelpmentfReginalImpact(DRI)applicatinfrapprximately1,604acres flandwithinthecityfarcade.anannexatinandrezningapplicatinarerunningcncurrentlywith thisdriapplicatin.therezningapplicatinprpsestchange1,604acresfrmplannedcmmunity Develpment (PCD) within the City f Arcade, and Lw Density Single Family Residential (R1) and Agricultural Residential (AR) within Jacksn Cunty t Planned Cmmunity Develpment (PCD).The annexatinapplicatinprpsestannexthe366acrescurrentlywithinjacksncuntyintthecity; 0.48acreswillremainundertheCunty sr1zningdesignatin. The prpsed prject is lcated apprximately three miles sutheast frm the center f the City f Arcade,JacksnCunty,Gergia.ItisbrderedbyUSHighway129tthenrth,B.WhitfieldRadt thenrthwestandhlidaycemeteryradtthesuthwest.4wfarmsradbrderstheprpertyn theeasternedgealngwithredstnecreek.thesuthernprtinftheprpertyisbisectedbyb. WhitfieldRadandbrderedbyaresidentialneighbrhdtthenrthandwded,privatelywned landstthesuth.thelcatinmapisincludedasfigure1.1. The applicant is creating an innvative and sustainable develpment that highlights the unique envirnmental characteristics f the site. The Arcade Meadws develpment will create a mixeduse cmmunity cntaining a city center fr cmmunity events; a cmmercial center with ffice, research facility,cmmercial,andretailpprtunities;andamultitudeflifecyclehusingptinstsatisfythe cmmunity s needs.all f these uses will be linked thrugh a multimdal transprtatin netwrk prvidingasystemfgreenways,parks,andtrails. Theresidentialcmpnentfthemixedusedevelpmentwillincludeavarietyfhusingtypesand price ranges t meet the husing needs f a fully functining cmmunity. The hme sites cnsist f single family, twnhmes, senir husing, and multifamily husing. The residential areas will be designed t ensure cmpatibility with the existing residential areas immediately adjacent t the develpment. Additinally, tw elementary schl sites are prpsed t be integrated int the residential neighbrhds. By incrprating the schl sites in the develpment, the schls will becmeanessentialpartfthecmmunityandaidincreatingasensefplace.studentswillbeablet safelywalktandfrmschlwhichmanystudiesshwisadesirableamenityfrdevelpments.itwill alsaidinreducingthenumberfvehiclemilestraveled. TheCityCenterincrpratesmanydifferentusesinapedestrianfriendlyatmsphereandprvidesjb pprtunities within walking distance f the residences.uses within the City Center include ffices, shps, civic uses, live / wrk space, a hspitality area and pen spaces.a gathering space will be prvidedintheheartfthecitycenterfrspecialfunctins.thegatheringspaceprvidesacmmunity identity and creates a sense f place fr the develpment.buildings in the City Center range frm 1.1

9 ArcadeMeadws DevelpmentfReginalImpact Applicatin midrisemultiusecmmercial,ffice,andretailusesttwnhmes,senirlivinghusing,andlive/wrk spaces. The tw cmmercial centers prvide ffice, research facility, cmmercial, retail, and recreatinal pprtunitiesclsetestablishedneighbrhds,thusreducingtrafficcngestinaswellasreducing Vehicle Miles Traveled (VMT). The cmmercial centers will be linked thrugh an internal netwrk f bicycle trails, pedestrian ways and / r multiuse facilities t further reduce VMT s and integrate the develpment within the existing fabric f the City f Arcade.Thrugh this integrated transprtatin netwrk, residents lcated bth within existing neighbrhds and the prpsed Arcade Meadws develpmentwillhavedirectaccesstthecmmercialcenteraswellascivicandrecreatinareas. The natural areas, the rganizing element f the site, are enhanced by cnnecting the natural envirnment with greenways, parks, and trails prviding residents with pprtunities fr a healthier lifestyle.theparksystemincludesactiverecreatinfieldsincludingmultipurpsefields,pcketparks, andneighbrhdparks.inadditinttheparksthereareclubhusesprpsedwithintheresidential areaswhichwillhaveavarietyfactivitiesincludingplaygrunds,pls,tenniscurts,andtheractive recreatinpprtunities.allftheserecreatinareaswillbelinkedthrugha12milemultiusetrail systemcntainingnaturalmaterials,gravelandpavedprtins.themultiusetrailislcatedwithinthe greenway system which aligns with the unique envirnmental areas, and alng with the pedestrian ways, serves as the cnnectin between the develpment and the recreatin areas.they prvide residentsandvisitrsthepprtunityttraversethedevelpmentwithuteverhavingtgetintheir cars. A summary f the Nrtheast Gergia Reginal Cmmissin Develpment f Reginal Impact SupplementalInfrmatinchecklistisincludedasAppendixFfthisreprt. 1.2

10 2.0 PrjectSummary ArcadeMeadws DevelpmentfReginalImpact Applicatin TheArcadeMeadwsdevelpmentwillcntainamixfresidentialuses;aCityCenterwithcivicuses, retailandcmmercialuses,residentialunits,senirhusing,andahspitalityarea;thecmmercialuses willrangefrmlargescaleusessuchasbigbxretailtlcalneighbrhdusessuchasveterinarians fficesrdrycleaners;theflexibleuseareahasthepprtunitytdevelpascmmercialrablendf cmmercialandresidentialuses;andtheruseswillincludeenvirnmentalandpenspace.theseuses will be functinally integrated int a chesive develpment and cnnected by a multimdal transprtatin system cmprised f pedestrian paths, bicycle paths, and multiuse trails.table 2.1 identifiestheprpsedlanduseanddevelpmentsummary.acnceptplanidentifyingthecnceptual prpsedlayutisincludedasfigure2.1. Table2.1:LandUseandDevelpmentSummary TtalLandArea LandUse Acres % Residential % CityCenter 65 4% Cmmercial 64 4% Flexible(CmmercialrResidential) 125 8% Envirnmental/OpenSpace % Schls 24 1% WastewaterTreatmentPlant 6 0% Rads 137 9% MajrEnergyEasements 41 3% Ttal 1, % Buildut is anticipated t be cmpleted in years.the develpment will be cnstructed in multiplephaseswhichwillbedeterminedbymarketdemand. In rder t maintain the existing fabric f the area and the unique envirnmental characteristics, limitatins and ther special requirements have been placed n the residential and nnresidential develpment.aspartfthserequirementsdesignguidelineswerecreatedandsubmittedwiththe rezning applicatin.the Guidelines are intended t prvide directin n the implementatin and appearancefthedevelpment. Thedensityintheresidentiallanduseareaswillbelimitedtamaximumf3,999newdwellingunits. Residentialunitswillincludelwdensity,mediumdensity,andhighdensityunits.Thelwdensitylts cntainamixfestateltsandthersinglefamilyltsizesvaryinginsizewithaminimumltsizef 6,900sq.ft.Mediumdensityltswillcntainamixfsinglefamilyltsvaryinginsizewithaminimum ltsizef4,400sq.ft.highdensityltsareprpsedtincludetwnhmes,senirhusing,andmulti 2.1

11 ArcadeMeadws DevelpmentfReginalImpact Applicatin familyunitswithaminimumltsizef2,160sq.ft.allresidentiallttypeswillbeallwedwithinany areadesignatedasresidential. TheCityCenteriscentrallylcatedinthecmmunity;isprpsedtccupyapprximately65acres; andwillincludeffices,shps,civicuses,live/wrkspace,ahspitalityarea andpenspaces.the designfthecitycenterisintendedtincrprateelementsthatcreateavibrantstreetedgesuchas fund in a traditinal Main Street. Buildings range frm midrise multiuse cmmercial, ffice, and retailusesttwnhmes,senirlivinghusing,andlive/wrkspaces.cnvenientpedestriantrailsand rutescnnectthecitycenterandtheresidentialneighbrhd. Thecmmerciallanduseareaswillcntainaminimumf64acresandwillincluderetail,ffice,and ther similar uses. It is intended t be a mre intensive cmmercial use than the City Center. The CmmercialareaprvidesmaximumpedestrianaccmmdatinaswellascntrlledaccesstHighway 129andHlidayCemeteryRad.Thereiscnvenientaccessfrvehicles,pedestrians,andbicyclest traversetandfrmresidentialareas. TheplanningareasdesignatedasFlexiblelandusentheCnceptPlanwereriginallydesignatedfr medium and high density residential uses.the City prefers that these areas be used fr additinal cmmercialrinstitutinaldevelpment.theapplicant(anditssuccessrsininterest)willexplreand if practicable, develp these areas fr additinal cmmercial, ffice r institutinal use.any areas designatedasflexiblelandusethatarentbeingputtacmmercial,fficerinstitutinalusemaybe redesignated in whle r in part as Residential and develped in accrdance with the standards identifiedbythearcademeadwsplannedcmmunitydevelpmentdesignatin. Based n the prpsed plan, including the City Center and the Flexible land use areas, the site can accmmdatever3millinsquarefeetfretailandcmmercialuses. 2.1 AdjacentUses TheadjacentareatthewestfthesubjectsiteisB.WhitfieldRadandHlidayCemeteryRadwith residentialareasandfrestedlandaswellasascatteringfcultivatedfields.ushighway129frmsthe nrthernbundaryfthesubjecttractwiththeadjacentlandinthisareadminatedbyagricultureand frestwithminrintermixedresidentialandcmmercialuses.theadjacentareaseastandsuthfthe siteareresidential,agricultural,frestedlandwithbrckradbeyndtthesuthandushighway129 curvingarundttheeast.theareatthewestisagriculturalwithamixfresidentialneighbrhds. Overall,themajrityfthesurrundingareaisagriculturalandfrestedland. 2.2

12 Table2.2:AdjacentUses ArcadeMeadws DevelpmentfReginalImpact Applicatin ExistingUses FutureLandUseDesignatins ZningDistricts Agriculture,frest, RetailSalesandServices,Agriculture/Frest Nrth CityC2,RR1 residential,cmmercial /OpenField Residential,agricultural, CuntyAgriculture/Frestry,Intensive Suth CuntyPCFD,A2 frested Agriculture,Residential Residential,agricultural, East CuntyAgriculture/Frestry,Residential CuntyA2 frested LwDensityResidential,ResidentialEstate, CuntyR1,A2 West Residential,frested CuntyAgriculture/Frestry,Residential CityRR1,RR2 Surce:Stantec,2011 Aspreviuslymentinedtheadjacent prpertyis mstlyagriculturalandfrestedland withamixf smeresidentialandcmmercialareas.theprpseddevelpmenthasbeendesignedinamannert ensurecmpatibilitywiththeadjacentandnearbyexistinguses.intensiveuseswillbefcusednthe interir f the site near the existing radways f US Highway 129 and Hliday Cemetery Rad.Less intensivecmpnentsfthedevelpmentwilltransitinintandcnvergewiththeexistingresidential andagriculturalareas;therebyminimizinganyimpactstadjacentresidences. The prject will enhance the existing use and usability f the adjacent and nearby prperties by prvidingadditinalcmmercialcenters,retailareas,andavarietyfjbandhusingpprtunitiesfr residents in the area. Instead f having t drive miles away frm their hmes, the prpsed develpmentwillfferlive,wrk,andplaypprtunitiesfrcitizenstenjywithinclseprximityt theirwnhmes.adjacentprperties,particularlytheestablishedresidentialneighbrhds,willbe abletcapitalizentheprpseddevelpmentandwillbefferednewandexcitingpprtunitiesfr shpping,entertainment,emplyment,andrecreatin. 2.3

13 3.0 EcnmicDevelpment ArcadeMeadws DevelpmentfReginalImpact Applicatin TheCityfArcade currentlyhasalimited ecnmyand dependsnnearby citiesand thereginfr emplymentandservices.themajrityfthelabrfrcelivinginarcadewrkutsidethecitylimits. Increaseddevelpmentwithinthecitywillprvidejbsandecnmicpprtunities.Theprximityf ArcadetAthensClarkeCunty,Gainesville,Interstate85andthe129BypassbetweenJeffersnand AthensgegraphicallypsitinArcadewithanpprtunitytdrawfrmasufficientlcalandreginal wrkfrcetfillthedemandcreatedbytheprpsedprject. Thesiteprpsedfrdevelpmentiscurrentlyusedprimarilyfragriculturepurpses.Thereareals severalldhmesitesandpreviuslivestckperatinareasscatteredthrughutthesite.thehme sitescntainhmesinvariusstagesfdisrepair.thelivestckareasareinasimilarstatefdisrepair withsmecntainingabandnedbuildingsandtherscntainingactivestragespaces.theprpsed develpmentwillallwtheagriculturalusestcntinueasbuildutprgresses. Amarketanalysiscmpletedduringtheplanningphaseindicatedthattheexistingusesprpsedfrthe area wuld nt meet the markets demands due t an versupply f large lt, traditinal suburban subdivisins.thisfactcupledwiththecity sdesirefrjbgeneratingmixedusedevelpment,helped tdevelpthefundatinfrtheprpseddesignfthesite.althughnfrmalappraisalhasbeen dne f the existing value f the prperty, under the market cnditins that currently exist and are expectedtcntinue,marketanalysisindicatesthattheprpertycanntbefeasiblydevelpedwiththe existingzningrestrictins.becausetheprpertycanntbefeasiblydevelpedaszned,theprperty willremainundevelped andunprductive.hwever,ifdevelpedinaccrdancewith theprpsed rezninganddriapplicatins,itisfeasiblefrthedevelpmenttbecmeprductive. Typically,prpertytaxesareusedtdetermineannuallcaltaxrevenue.Hwever,theCityfArcade desntimpseaprpertytax.prpertytaxesareremittedtjacksncuntybasedntheassciated FireDistrictandmillagerate.TheCitydeshwever;cllectsalestax,insurancepremiumtax,franchise fees,andalchlbeveragetax.thecumulativelcaltaxrevenuebyyear2034frthennresidential usesinthsecategriesareanticipatedasfllws: SalesTax:$3.2mil InsurancePremiumTax:$900,000 FranchiseFees:$280,000 AlchlBeverageTax:$180,000 The Special purpse lcal ptin sales tax (SPLOST) and lcal ptin sales tax (LOST) are als tax revenuescllected,splostisearmarkedandlostiscappedat2.96%. 3.1

14 ArcadeMeadws DevelpmentfReginalImpact Applicatin Acmmnlyusedassessmentftheimpactsfthedevelpmentnthelcalgvernmenttdetermine iftheyarecapablefadequatelyprvidingnewfacilities/servicesisthecstfcmmunityservicesand thecmparisnftherevenuesandexpenditures.theestimatedannualcstfcmmunityservicest theresidentialandcmmercialareasinarcademeadwsisapprximately$5.7millinby2034.the estimated annual revenue ver the same twenty year buildut is $6.3 millin.cumulative excess revenuesverexpendituresareprjectedtbe$3.8millin.additinally,theprpseddevelpmentis prvidingawastewatertreatmentfacility,internalradcnstructin,publicparksandpenspace,n site strmwater management, and pprtunities fr tw elementary schl sites.lastly, thrugh crdinatinwiththegergiatransmissincrpratinandtheprpertywner,a30.4acreelectric substatinsitewascnstructedndedicatedlandthatwaspreviuslyaprtinfthesite. 3.2

15 4.0 EnvirnmentalQuality ArcadeMeadws DevelpmentfReginalImpact Applicatin Thefllwingsectinaddressesthemajrenvirnmentalcharacteristicsfthesite.Thedevelpmentis nt lcated within nr is it likely t affect any f the fllwing resurces: water supply watersheds, significantgrundwaterrechargeareas,prtectedmuntains,andprtectedrivercrridrs.hwever, any impacts t wetlands, fldplains, surface waters, trees, and histric resurces will be discussed belw. 4.1 SiteDescriptin Thesubjectsiteis1,604acreslcatedintheCityfArcadeandJacksnCunty,Gergiaandislcated apprximatelythreemilessutheastfrmthecenterfthecityfarcade,jacksncunty,gergia.it isbrderedbyushighway129tthenrth,b.whitfieldradtthenrthwestandhlidaycemetery Radtthesuthwest.4WFarmsRadbrderstheprpertyntheeasternedgealngwithRedstne Creek.The suthern prtin f the prperty is bisected by B. Whitfield Rad and brdered by a residentialneighbrhdtthenrthandwded,privatelywnedlandstthesuth. Thesitecntainsseveralsurfacewaterbdiesinadditinttwnamedwaterbdies.DavisLakeisa nineacrelakelcatedinthenrthcentralprtinftheprperty.redstnecreekflwseasttwest thrughthesuthernprtinftheprperty.thereareadditinalthersmalltributariesandunnamed pndslcatedthrughuttheprperty. Thereareseveralldhmesitesandpreviuslivestckperatinareasscatteredthrughutthesite. Thehmesitescntainhmesinvariusstagesfdisrepair.Thelivestckareasareinasimilarstatef disrepairwithsmecntainingabandnedbuildingsandtherscntainingactivestragespaces. The site cntains tw pwer line easements and ne gas line easement.the 100 Gergia Pwer CmpanyEasementcntainsGergiaTransmissinCrpratinpwerlinesthatrunnrthtsuthin the central prtin f the site.the 125 WinderHartwell transmissin line runs frm west t east thrugh the suthern prtin f the site.there is als a 40 maintained natural gas line wned by AtlantaGasLightthatrunsthrughthenrthwestcrnerfthesubjecttract,parallelsHlidayCemetery Rad nsite, crsses Hliday Cemetery Rad and runs parallel t the rad ffsite, crsses Hliday Cemetery Rad again and cuts thrugh the suthwestern prtin f the tract.this gas line is in a maintainedeasement,althughneasementhasbeenrecrded.bththegergiapwereasement andthegaslineeasementarebeingrelcatedincrdinatinwiththedevelpment. 4.2 Wetlands StanteccnductedsitevisitsinFebruaryandMayf2010.TheNRCSSilSurveyandNatinalWetland Inventry(NWI)mapsdidntprvetbeaccurateindicatrsfthewetlandsfundinthereviewarea. 4.1

16 ArcadeMeadws DevelpmentfReginalImpact Applicatin In mst cases thrughut the review area, they underestimated the hydric sils and/r the wetland extents. Attalfthirtyeightseparatewetlandswerebservedntheprpertyfrattalfapprximately25 acres. The wetlands are identified n Figure 4.1. Many ptential wetland areas, especially thse cnfinedtthefldplainswhsesurcewuldhavebeengrundwatercnnectintthestream,n lngerexhibitedwetlandhydrlgyduetsevereincisinfmanyfthestreamchannels.nislated wetlands were discvered n the prperty. One basic Cwardin classificatin system f wetland, palustrine,wasbserved(cwardin,etal.,1979).thepalustrinewetlandswerealllcatedeitherinthe fldplains, in the headwaters f varius stream types, r alng the fringes f the nsite pnds. Palustrine wetlands are defined as all nntidal wetlands dminated by trees, shrubs, persistent emergents,emergentmssesrlichens,andallsuchwetlandsthatccurintidalareaswheresalinity due t cean derived salts is belw 0.5%. Palustrine wetlands can best be described as having such namesasmarsh,swamp,bg,fen,andprairie. Thewetlands,alngwiththesurfacewatersdescribedbelw,willbepreservedtthemaximumextent pssible.itistheiruniqueandpristinecharacterthatmakesthesitesuchaspecialplace.thewetlands will be incrprated int the greenways and pen space areas in rder t prvide prtectin and additinalbufferingfrmadjacentdevelpment.perthecityfarcaderequirements,a50 bufferwill be maintained arund the nsite wetlands.passive recreatin, such as nsite trails will be allwed withinthewetlandbuffers. Minr impacts are anticipated arund the dam n Davis Lake.Because the dam is nt structurally sund, it will need t be redesigned and updated. These updates culd impact the wetlands surrunding the lake.any wetlands that will be impacted by the dam redesign will be restred r mitigated. Indevelpingtheradnetwrk,carewastakentminimizeimpactststreamsandwetlands.Where pssible,radcrssingshavebeenprpsedinareaswheretherearenwetlands.onlyminrimpacts twetlandsareanticipatedfrmthecnstructinftheinternalradnetwrk. 4.3 Fldplains A prtin f the Arcade Meadws site is lcated within Fld Zne A as identified n the Federal EmergencyManagementAgency sfldinsuranceratemaps(map#13157c0275c).zneaisdefined as Areaswitha1%annualchanceffldinganda26%chanceffldingverthelifefa30year mrtgage. TheareasthathavebeenidentifiedasZneAareprimarilymadeupfstreamsandbuffers andcurrentlythereisndevelpmentprpsedinthselcatins.thelcatinswillremainasnatural areasandwillbecmethegreenwaysthatcnnecttheneighbrhds.refertfigure4.1framapf thefldplains. 4.2

17 4.4 SurfaceWaters ArcadeMeadws DevelpmentfReginalImpact Applicatin StanteccnductedsitevisitsinFebruaryandMayf2010.Surfacewaterswithintheprjectareaare lcated in the Redstne Creek watershed f the Ocnee River Basin. Redstne Creek is a perennial streamnthejeffersnusgstpgraphicquadranglemapandflwswestwardalngandthrughthe suthern prtin f the subject prperty. Davis Lake is lcated in the nrthcentral prtin f the prpertyandisartificiallyimpunded.inadditintdavislake,thesubjectprpertyalscntainsfur smaller,unnamedpnds.theyareidentifiedinfigure4.1. Sixmajrstreamnetwrks(StreamA,StreamC,StreamD,StreamE,StreamF,andStreamsH/G/D) cnsisting f varius unnamed tributaries exist n the prperty. Many jurisdictinal streams were mappedwithintheprpertybundary. StreamA(RedstneCreek),isthelargestsystemintermsfflwvlume.Itsgeneralflwdirectinis frmnrtheasttsuthwestthrughthesutheasterncrnerfthereviewarea. TwadditinalstreamsarelcatednthewesternprtinfthetractandaretributariesttheMiddle OcneeRiverwhichisalspartftheUpperOcneeRiverBasin.StreamDisanephemeralchannelat thenrthwestcrnerftheprpertyandisntjurisdictinalandisntshwnnanymaps.streamc flwswestfrmthecenterfthewesternprtinfthetractandleavestheprpertyatthewestern prpertycrner.streamdalsflwswestfrmthelwerwesternprtinfthetract.bthstreamc anddriginatentheprpertyandhaveashrtintermittentsectinbefrebecmingperennialnear large headcuts. Bth streams have steep valleys with small fldplains. Areas f streambank ersin werebserved. Stream E, riginates n the prperty frm a wetland and braided ephemeral channels just suth f Highway 129 n the nrtheastern crner f the prperty. It flws int Stream D dwnstream f the cnfluencefstreamfandstreamd.thissystem sintermittentrigin,likethatfstreamfislcated insidetheprpertyline. StreamFriginatesupstreamfDavisLakeandcntinuesdwnstreamfthelake sdamandflwsint StreamDattheapprximatecenterfthesite.Thissystem sintermittentriginislcatedinsidethe prpertyline. Stream H/G/D crsses Highway 129 and flws int the prperty frm the nrth, discharging int the unnamedpndatthenrthwesterncrnerftheprpertyandeventuallyflwingdwnstreamfrm thepnd sdamintredstnecreek.thisstreamisperennialwhenitenterstheprperty. Numerusunnamedtributariescnvergewitheachfthesystemsdescribedabve.Avarietyfstream typesexistntheprperty.smesmallerstreamsarecnfinednlytthefldplainsflargerstreams 4.3

18 ArcadeMeadws DevelpmentfReginalImpact Applicatin whilethersriginateinpasturesasephemeral,multithreadsystemsandflwthrughhighlyincised valleysdwnstreambefretheycnvergewiththelargerstreamsystem.smefthetributarieshave shrtephemeralchannelsandshrtintermittentsectins,whilethershavelngephemeralchannels withnintermittentsectins.manyftheshrtertributariesaredrainingwetlandsattheirheadwaters. AprtinfthesiteiswithinnemileftheMulberryRiver,whichislistednthe305(b)/303(d)List.A TMDLwascmpletedfrFecalClrifrmin2002and2007,andfrBitaimpacted Macrinvertebrate Cmmunityin2002. Pastlanduse,mstlikelymixedagricultural,hascausedsignificantchannelincisin(averagef46feet) andsedimentdepsitin.thelevelfbankersinwithinthesystemiscausinghighsedimentladsin thestreambed.mstfthereachesnsitearecurrentlyinanintermediatestagefchannelsuccessin. Mstarestillincisedandactivelyerding,hweverafewfthestreamsnsitearerelativelystable. Thenumberfstreamcrssingshasbeenlimitedasmuchaspssible,andwherestreamcrssingsare requiredcarehasbeentakentselectlcatinsthatwuldminimizeimpacts.impactswillbemitigated either thrugh a mitigatin bank r with nsite stream and wetland remediatin.per the City f Arcade regulatins, the streams nsite will have a 50 buffer cnsisting f a 25 impervius buffer in additintthe25 staterequiredbuffer. LwImpactDesign(LID)andtherinnvativetechniquessuchaspenswales,reducedradwaywidths, decentralizedstrmwatermanagement,andwaterqualitycntrlswillbeusedtensurethatthesite retainsitsenvirnmentalcharacter. 4.5 Trees Inrdertestimatethedensityfthetreesnsite,treesampleareasweresurveyedinFebruaryand Marchf2010.Seventeen100 x100 squareswerelcated,andthetreetypesandsizesineachsquare weredetermined.thetreesampleareasandspecimensareincludedinappendixa.thetreesquares were lcated in areas representative t the variety nsite, including undevelped frested areas, pasture lands clser t the existing hmesteads, stream buffers, and planted pines. The diameter at breast height (DBH) in inches within the tree squares ranged frm 147 inches in the lwest density squaret496inchesinthehighest.perthecityfarcadedefinitinsfspecimentrees,therewere nlyfivehardwdspecimentrees,ver20smalltreespecimentrees,andnsftwdspecimentrees withinall17squares.thisiscnsistentwiththeprpertybeingclearedfrfarmlandand/rplantedfr timberingperatins.themajrityflder,largetreeswerefundwithinthestreambuffers,which willbeprtectedduringdevelpment. Basedntheinfrmatinprvidedinthetreesurvey,specimentreesandexistingvegetatinwillbe preserved when pssible. Revegetatin will include the replicatin f lcal and reginal plant 4.4

19 ArcadeMeadws DevelpmentfReginalImpact Applicatin cmmunities. Dense arrangements f vegetatin will adequately supply shade and prvide wildlife habitatwithinthemicrclimate. Inadditintrevegetatin,aclseplantingftreeswillbeusedtcreateacanpythatwillprvide shadeandclthepavement.thiswillreducethe heatislandeffect whileprvidinganaesthetically pleasurableenvirnment. In rder t further encurage sustainable landscaping and t prvide aesthetic enhancements and envirnmentalbenefits,thefllwinglandscapedesigncnceptswillalsbeapplied: 1. CreategreencnnectinstthereginalecsystemandpublicamenitiesthatcnnectstheCity Centerwithsurrundingneighbrhds. 2. Prvidebidiversityandhabitatpreservatin/restratininthegreenwaynetwrk. 3. Pairinfrastructurewithparkandpenspacepprtunities. 4. Manage strmwater and infiltratin as clse t the surce as pssible t restre the natural hydrlgicalpatterns. 5. Hnrreginalismandseasnalitywiththeusefnativeplantmaterialintheirhabitat. 4.6 HistricResurces There are three cemeteries lcated n r adjacent t the site. One cemetery is lcated n the suthernmsttract,justnrthfb.whitfieldrad.asecndcemeteryislcatedwithintherightf waynthesuthsidefhlidaycemeteryrad,adjacentttheprpsedsite.thethirdcemeteryis lcatedinthenrtheastcrnerftheprpsedsitebetweenthefrkftwcreeks.theirlcatinwill bepreservedandaccesswillbeprvidedasthedevelpmentbuildsut. In2008apreliminaryarchaelgicalinvestigatinwascnductednthesite.Theinvestigatinincluded researchnreginalarchaelgyandhistry,asearchfarchaelgymaps,recrdfrms,andtechnical reprtsrelevantttheprjectsiteandvicinity.therecrdsindicatedthatthereweresitespreviusly identified,andallwerelcatedadjacenttredstnecreek.afullsitesurveywillbecmpletedduring subsequentfederalpermittingfrfuturedevelpmentactivitiesifrequired. 4.5

20

21 ArcadeMeadws DevelpmentfReginalImpact Applicatin 5.0 PublicFacilities 5.1 WaterSupply Theaveragedailyflwfrtheprjectatbuildutisestimatedtbe2.4millingallnsperday(MGD). TheJacksnCuntyWaterandSewerageAuthrity(JCWSA),theptablewaterserviceprvider,hasan allcatinf13.5mgdfrmbearcreekreservir.theyareusingapprximately1.9mgdandhave9 MGD f treated water available.based n current cnditins, at buildut, JCWSA will have excess capacity t accmmdate the prpsed develpment.a WillServe letter frm the Jacksn Cunty WaterandSewerageAuthrityisincludedasAppendixB. Treatedwastewater(reusewater)willbeusedtirrigatepublicareassuchasbulevardlandscaping, parks, fields, etc., which will reduce the demand n the ptable water system. The prpsed develpmentwillntrequirefacilityexpansinsrwaterlineextensins.waterlinescurrentlyexistn Highway129andHlidayCemeteryRad. 5.2 WastewaterDispsal In ttal, the prject is anticipated t generate 1.2 MGD f wastewater when buildut is reached.a cnservativegeneratinratef300gpd/unitwasusedinrdertestimatebthresidentialandnn residentialgeneratinrates. In rder t prvide treatment fr nsite flws, a wastewater treatment plant is prpsed fr cnstructinandwillbecrdinatedwiththecityfarcade.atfullbuildutthepermittedcapacityf thetreatmentfacilitywillbe2mgd.intheinterim,thefacilitywillbebuiltat0.5mgdincrements.the facilitywillbedesignedtallwfrreusewatertbeusedfrirrigatinnthesite.thecityfarcade planstreservecapacitywithinthefacilityfrpssiblefuturecnnectins. EPD has permitted a 0.25 MGD Land Applicatin System (LAS), which will allw treated effluent irrigatin, and apprved related Cnstructin Dcuments. Hwever, the riginal prpsed plant site wassldtgergiatransmissincrpratin(gtc)stheprpsedtreatmentfacilitywasrelcatedt a site just suth f the existing substatin.the updated cnstructin plans will be resubmitted fr apprval. A permit fr direct discharge t the Middle Ocnee River fr 2 MGD is als in prcess with EPD. MdificatinttheDrawings&PrjectManualareapprvedbyEPDwhichnwshwthecurrentsite andhighertreatmentcapacity.als,acllectinsewerandreuse/dischargefrcemainareincluded.t cmpletethedischargerequirements,thewatershedassessmentandwatershedprtectinplanhave been submitted t EPD fr cncurrence. Review cmments need t be addressed but are minimal. 5.1

22 ArcadeMeadws DevelpmentfReginalImpact Applicatin ThecurrentpermitsthathavebeenissuedfrthefacilityareincludedasAppendixC. 5.3 LandTransprtatin AfulltrafficanalysiswascmpletedbyStantecinMay2011tdeterminewhetherrnttransprtatin raccessimprvementswillbeneededtservetheprject.theitetripgeneratin8 th Editinrates andequatinswereusedtcalculatethenumberftripsexpectedtbegeneratedbytheprpsed develpment.theitecdesusedinclude210,220,230,252,312,411,520,560,565,710,720,733,and 820. Thetrafficvlumeftheradiscurrently15,800(2010cuntnUS129).Theprpseddevelpmentis expected t create 4,023 twway trips in the PM peak hur and 3,205 trips in the AM peak hur. Furtherdetailshwsthatat16accesspints,ninefwhichcurrentlyexistnUS129withtheremaining prpsednexistinglcalrutes,therewillbe1,335enteringand2,688existingnewvehicletripsinthe 4:00 5:00 PM weekday peak hur and apprximately 2,066 entering trips and 1,139 exiting new vehiculartripsinthe7:00 8:00AMpeakhur.The24hurtwwayAADTisestimatedat41,670new externaltripsatbuildut.thisassumesapprximately45%internalcapturewithinthesiteandpassby rdivertedtripsreductinfapprximately19%ftheretailtripsnly.apprximatelyhalffthenew tripswillaccessthesiteviaus129ineachdirectin. Currently there are n imprvements planned fr the existing radways.at buildut the radways within the prpsed develpment will include rundabuts r traffic signals at tw driveways n Highway129aswellassignaltimingandphasingptimizatintadjustfrchangingtrafficpatterns. Thecmpletetrafficanalysis,includedasAppendixD,identifiesanyimpactsandadditinalprpsed imprvements that wuld be needed t supprt the develpment. Additinally, the existing transprtatinnetwrkaswellasthefundedprtinftheapplicabletransprtatinplanmitigatesthe prjectimpacts.theprjectisalscnsistentwiththereginaltransprtatinplans.theprjectdes ntcurrentlyhaveaccesstpublictransit. Asanalternativetvehicles,bicyclelanes,sidewalks,andmultiusetrailswillbeprvidedthrughut thesite.themultiusetrailisa12milesystemlcatedwithinthegreenwaythattraversesthelengthf thesite.theprjectisalsprpsedtincludepavedsidewalksnthecllectrandinternalrads. This will prvide pprtunities fr residents and guests t walk r ride their bikes thrughut the develpment.bikelanesarealsprpsednmanyftheinternalrads.additinally,bicycleparking isprpsedtbeprvidedinthecitycenterandcmmercialareastfurtherencuragealternative mdesftransprtatin. 5.4 StrmwaterManagement Strmwater management will meet the standards f Sectin f the City f Arcade Land Use Management Cde dated May 8, 2006.The strmwater apprach is decentralized; each site will be 5.2

23 ArcadeMeadws DevelpmentfReginalImpact Applicatin lked at individually with regards t the strmwater design and will take int accunt the characteristicsfthesitesuchastpgraphy,sils,naturalvegetatin,expsure,anduse.thedesign guidelineswillencurageeachresidentiallttberespnsiblefrnsitewaterqualitytreatment. Additinally, the design guidelines fr the develpment encurage lcal water quality and quantity treatment with an emphasis n a variety f site apprpriate Lw Impact Develpment techniques. Examples include strmwater detentin pnds, uncncentrated verland flw, grass swales, level spreaders,perviuspavement,discnnectingrfdrains,andraingardens.waterqualitytreatmentwill beintegratedwithbulevardsthrughbiretentinstripsandswaleswillbeusedwhereapprpriate. 5.5 SlidWaste Anaveragef4.59pundsfslidwasteperpersnperdayisidentifiedinthe2009NrtheastGergia MultiJurisdictinal Slid Waste Management Plan ShrtTerm Wrk Prgram Update as the average generatin rate in Jacksn Cunty.The 2010 Census estimates the average husehld size within Jacksn Cunty t be 2.8 persns per husehld.based n the buildut f 3,999 units the ttal ppulatin generated by the develpment wuld be apprximately 11,197 peple. Using the generatinrateprvidedbythejacksncuntyslidwastemanagementplan,thedevelpmentwuld prduce51,394pundsperdayfslidwaster9,379tnsperyear. The City currently has a fiveyear cntract with Waste Pr lcated in Athens, Gergia.Waste Pr is respnsiblefrdispsingfthetrashandlcatingalandfill.theapplicanthascntactedwasteprand will crdinate with them t find the apprpriate lcatin fr slid waste generated by the site. Additinally,theShrtTermWrkPrgramUpdateincludesaletterfdispsalcapacityassurancefr the 10 Cunty Slid Waste Authrity frm 2009 t 2018 which includes Jacksn Cunty, attached as AppendixE. The City desn t currently have recycling facilities but are pursuing implementing services thrugh Waste Pr. The City wuld like t encurage recycling as the develpment mves frward. The develpmentdesntprpseanyusesthatwuldgeneratehazarduswaste. 5.6 RecreatinandOpenSpace Apprximately417acres,ver25%fthesite,willbededicatedtcmmnpenspaceuses.Allparks, recreatinalareas,trails,easements,lakes,greenspace,andtherlandscapeareasshallbedesignated aspenspace.openspacesshallbeusedfrscial,recreatinal,strmwatermanagement,and/r naturalenvirnmentalpreservatinpurpses.theusesallwedwithintheparkswillbeapprpriatet thecharacterfthepenspace,includingitstpgraphy,size,andvegetatin;aswellasthecharacter fthedevelpment. 5.3

24 ArcadeMeadws DevelpmentfReginalImpact Applicatin AsignaturefeaturefArcadeMeadwswillbetheparksandnaturalareaslinkedtgetherbymultiuse trails, greenways and sidewalks. The park system will include a minimum f 15 acres f active recreatinfieldsincludingmultiusefields;aminimumf2acresfpcketparks;andaminimumf28 acresfneighbrhdparks.apcketparkisasmall,lcalparkunderanacreinsizeandintendedt servetheneedsfaspecificneighbrhdwithina¼mileradius.aneighbrhdpark,pcketpark, and/r trail system will be lcated within a 15 minute walking distance r within 1,500 feet f a residentialneighbrhd. Inadditinttheparksthereareclubhusesprpsedwithintheresidentialareaswhichwillhavea variety f activities including playgrunds, pls, tennis curts, and ther active recreatin activities. The multifamily areas will als cntain their wn clubhuse facilities. All f these recreatin pprtunitieswillbelinkedthrughsidewalksaswellasa12milemultiusetrailsystemlcatedwithin thegreenwaythatweavesthrughuttheentiretyfthesite.thegreenwayandtrailsystemallwsfr interactinbetweentheurbanandtheruralwithutturningabackneither.itisthissynergybetween thenaturalandthebuiltenvirnmentthatwillmakearcademeadwsaspecialplace. 5.7 Schls JacksnCuntyhasthreeseparatePublicSchlDistrictswithintheCunty;theCuntysystem,Cityf Jeffersn, and the City f Cmmerce. Each system perates independently under the Gergia DepartmentfEducatin.TheJacksnCuntySuperintendentisDr.ShannnAdamsandislcatedat 1660WinderHighway,Jeffersn,Gergia.TheJeffersnCitySchlsSuperintendentisDr.JhnJacksn and is lcated at 575 Washingtn Street, Jeffersn, Gergia. The City f Cmmerce system was nt includedasitisntanticipatedtbeaffectedbytheprpsedarcademasterplandevelpment. The schls mst affected by the prpsed Arcade Master Plan develpment are Suth Jacksn Elementary(Principals:PamJhnsandDr.JaneScales),KingsBridgeMiddle(Principal:DebraMrris), andeastjacksncunty CmprehensiveHighSchl(Principal: Dr.PatriciaStueck).Adjacentschls thatmaybeaffectedwuldbethejeffersnschlsystem(allfurschls),bentnelementary,and JacksnCuntyHighSchl.SeeFigure5.1frtheschllcatinmap. Data was gathered frm the Web Sites fr the Jacksn Cunty Schl System, the City f Jeffersn Schl System and Jeffersn Cunty Gvernment. Additinal data was prvided by the Office f the Superintendant fr Jacksn Cunty Schl System, the Office f the Superintendant f the Jeffersn Schl system and Dennis Patrick frm the Jacksn Cunty Planning Department. All f the ffices cntactedwereunawarefanyhusinggeneratinratesthatwuldbeusedfrfrecastingstudent ppulatinsfrmprpseddevelpments. Impacts t lcal schl systems frm specific residential develpments can be calculated by using Husing Generatin Rates fr Public Schls (see table belw). This will apprximate the number f studentsfeacheducatinlevelbasednthenumberfhusingtypesplannedfrthedevelpment. 5.4

25 Theratesusedinthisreprtarederivedfrmurexperienceinasimilarlyruralcunty(PlkCunty FlridaPublicSchlSystem). Table5.1,belw,shwsthegeneratinratesfreacheducatinlevelbyhusingtype.Theestimated numberfstudentsgeneratedbythedevelpmentisshwnintable5.2. Table5.1:HusingGeneratinRatesfrPublicSchls TypefUnit Elementary Middle High SingleFamily MultiFamily Table5.2:EstimatedStudentGeneratin Prpsed Develpment NumberfUnits* Elementary Schl StudentGeneratin MiddleSchl HighSchl SingleFamily 2, MultiFamily Ttal 3, *The200senirhusingunitswereremvedfrmthecalculatins Table5.3:SchlCapacity Schl SuthJacksn Elementary Current Enrllment Permanent Capacity Cmmitted Capacity Students Generatedby Prject Capacity Availability, Y/N N KingsBridgeMiddle N EastJacksn Cmprehensive High 953 1, Y As identified in Table 5.3, additinal capacity will be needed fr bth elementary and middle schl students.theprpseddesignincludespprtunitiesfrtwelementaryschlsitestmitigatethe impactsfthedevelpment.frthemiddleschl,thereareptinstffsettheadditinalstudents generated:kingsbridgemiddleschlhasexistinglandsuitablefrexpansinrdistrictlinesculdbe redrawntredistributechildrenwhenthenewmiddleschliscnstructedinthenrthwestpartf JacksnCunty.

26 5.8 PublicServices The City f Arcade is the current service prvider fr emergency services and Jacksn Cunty is the prvider fr fire services.the site is primarily within the Arcade Fire District and a small prtin is withinthesuthjacksnfiredistrict.btharevlunteerfiredepartments.figure5.2identifiesthefire DistrictswithinJacksnCunty. ThecnsultingfirmCH2MHillcreatedanecnmicmdeltidentifythefinancialbenefitsandimpacts thatthedevelpmentwillhaveninfrastructureservicesandavarietyftherfactrs.theecnmic mdel verifies that the develpment will supprt cntinued service t the area and will prvide additinal revenue as the develpment grws.additinally, a site will be prvided as emergency servicesarerequiredinthearea.

27 ArcadeMeadws DevelpmentfReginalImpact Applicatin 6.0 Cnsistency 6.1 CityfArcade CmprehensivePlan The City f Arcade s visin includes the fllwing statement: New develpment is family riented, cmplimentstheruralsetting,andprvidesemplymentpprtunities,services,recreatin,parks,and shpping. Asdescribedbelw,ArcadeMeadwsiscnsistentwiththeVisinandtheintentftheCity farcade cmprehensiveplan CharacterAreas TheArcadeMeadwsdevelpmentfallswithinthefllwingcharacterareas:GatewayCrridrs,Twn Center, Traditinal Neighbrhd, andcnservatin / Recreatin. Refer t Figure 6.1: Future Plicies Map.Bththeimplementatinmeasuresandtheimplementingzningdistrictsfeachcharacterarea alignwiththeprpsedusesfthedevelpment. GatewayCrridr Alng the Jeffersn Bypass, n the nrtheastern prtin f the subject prperty lays the Gateway Crridrcharacterarea.Thisareaisintended tprvideanentrywayint thecity.asstatedinthe cmprehensive plan, Well designed cmmunity gateways evke a strng sense f place. The develpmentintendstextendthatprincipalthrughuttheentireprjectarea.thrughthedesign Guidelines,includedaspartftherezningapplicatin,thegatewaycrridrandtheentiretyfthe develpmentwillbeheldtahigherstandardandwillapplyadditinalaestheticsrequirements. TwnCenter ThetwncenterwillserveasthenewheartfArcade. Thischaracterarea,lcatedadjacenttthe Highway129Bypass,iswithinaprtinfArcadeMeadws.Thedevelpmenthasidentifiedthisarea as City Center.The uses will include a dense mix f retail, ffice, services and emplyment as the characterareadescriptinrequires.thetwncenterwillbecmetheplaceyugtmeetfriendsfr anafternnfshpping,spendthedaybythelakewithyurfamily,rhaveameetingwithyurlcal businesspersn.itwillbecmethehubfthecmmunity. TraditinalNeighbrhd The cmprehensive plan identifies the Traditinal Neighbrhd area as areas where pressures fr suburbanresidentialsubdivisinarethegreatest. ArcadeMeadwswillfulfillthisneedbyprviding ver 3,000 husing units with a variety f husing types including single family with varied lt sizes, twnhmes,multifamilyunits,andsenirhusing.thedensitieswillrangefrmlwdensitythigh densityandwillbespreadthrughutthedevelpmentwiththeaveragedensityfthedevelpment 6.1