Land Development Process
Gilbert Quinones
Land Development Manager
Johns Creek, GA 30097
The Land Development plan review staff reviews land disturbance permit (LDP), construction drawings, final plats, and storm system as-builts to ensure compliance with applicable city codes and standards as well as state and federal regulations.
Land Development review specifically evaluates the project’s site layout, stormwater management design, environmental and tree protection components, landscaping requirements, and ensures conformance with the Georgia Plat Act.
Permitting Process
Prior to submitting for a LDP, all applicants are required to attend a Pre-Application meeting, which provides an opportunity for applicants, engineers, and developers to meet with the review staff to discuss about the project scope, appropriate permit submittal and application requirements.
These meetings are held every Thursday on a first come, first serve basis, and can be requested on the Customer Self-Service (CSS) portal by searching for Pre-Application Meeting for Land Development on the Application Assistant page. The meeting will be scheduled by the Land Development Administrative Assistant based on availability.
Step 1: Plan Review
Submitted plans that are verified complete by land development staff are concurrently reviewed by the City’s land development manager, transportation engineer, planner, arborist, GIS analyst, and the fire marshal to ensure compliance with applicable codes and City ordinances.
Step 2: Issuance
Once plan review has been completed, the following requirements must be fulfilled and submitted to the land development division prior to issuance of an LDP and establishing the ability to schedule a pre-construction meeting/site visit:
- Permit calculation fees
- Stormwater Facilities Maintenance Agreement
- Applicable bonds
- Contractor information
After the above requirements have been submitted and confirmed for accuracy, then a pre-construction meeting/site visit can be held with the land development staff. This meeting is for staff to issue the permit, go over project requirements, and explain the required field inspections based on the workflow in CSS.
Field inspections of permitted work are performed to confirm conformance with the land development codes and City ordinances and ensure that proposed erosion & sedimentation controls and construction practices are being executed on-site until final closeout of the development.
Step 3: Closeout
A permitted project is closed out and considered ‘Complete’ under three (3) conditions:
- Permit Holder has requested for a final site inspection and passed;
- Permit Holder has submitted all required documentation for approval; or
- Work has not commenced within 180 days from permit issuance, or work has been abandoned for 180 days per City Ordinance, Sec. 105-52 (f)(1).
Step 4
Once the LDP is approved and development is complete, plan review staff will review either the final plat/as-built for residential developments documents or the as-built end of development documents for commercial documents for official recording or issuance of certificate of completion. Any applicable agreements, maintenance and/or performance sureties, and other documents should be submitted at this time.
Plans are concurrently reviewed by the City’s land development manager, transportation engineer, planner, arborist, GIS analyst, and the fire marshal to ensure compliance with applicable codes and City ordinances. A site inspection is also conducted by land development inspectors to note any deficiencies that need correcting and to ensure the plat and/or as-built conforms to the city approved land disturbance plans.
Step 5: Plat Recording
Once the final plat has been reviewed and approved by the plan review staff, and signed by the Community Development Director, the applicant is required to record the approved plat with Fulton County. Once recorded, a digital copy of the recorded plat must be provided to Land Development staff for City records.