5970 Golden Isles Parkway (Bergen Woods) Property Address. Planned Development (PD) Golden Isles Gateway Tract (GC-16-00) Existing Land Use
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1 COMMUNITY DEVELOPMENT DEPARTMENT Planning and Zoning Division 125 Reynolds Street, Suite 200, Brunswick, GA Phone: /Fax: BOARD OF COMMISSIONERS STAFF REPORT MEETING DATE: June, 2018 Application Type Zoning Map Amendment (Rezoning) Case Number ZM356 Applicant Dwight Development Group Name of Project 590 Golden Isles Parkway (Bergen Woods) Property Address 590 Golden Isles Parkway Parcel ID Area of Property 48.9 acres Existing Zoning Planned Development (PD) Golden Isles Gateway Tract (GC-16-00) Existing Land Use Undeveloped Proposed Zoning MR Medium Residential Proposed Land Use Multi-family Comp Plan Future Land Use HDR High Density Residential GENERAL INFORMATION: BACKGROUND: The applicant is interested in rezoning the property from Planned Development (PD) to MR Medium Residential to allow a multi-family dwelling complex. The applicant would like to construct 252 multi-family dwelling units within nine buildings on the property. The applicant has applied for site plan approval (SP355, Bergen Woods), which will be scheduled for a future Mainland Planning Commission meeting. The current proposal is to develop the 252 units on acres of the total 48.9 acre site. The PD zoning on the property allows residential at a lower density than the applicants desire for the site. The current PD is the Golden Isles Gateway Tract (amended per GC ) which covers several thousand acres of property. The original Golden Isles Gateway Tract PD outlines several residential areas, and this site is within one residential tract, the R6 tract. The PD stipulates that 25% of the residential areas can be developed as multi-family, which equates to 64 developable acres according to the PD text. The multi-family density allowed is 10 units per acre. The 48.9 acre site could potentially have 489 units. The MR zone maximum density for multi-family units is 8,000 square feet per unit and 16 units per acre. The 48.9 acre site could potentially have 83 units. 1
2 Noticing Requirements: A public hearing notice was published in The Brunswick News on April 23, 2018, and mailed on April 24, 2018, to property owners within 200 feet of the subject property. Notification of the June, 2018, Board of County Commissioners meeting was posted on the subject property on April 24, FINDINGS: In conformance with Section 1103 of the Glynn County Zoning Ordinance, the following factors are to be considered in making a decision on a request for rezoning: (Staff s comment is shown in bold). 1. Whether the zoning decision will permit a use that is suitable in view of the use and development of adjacent and nearby property. The Glynn County Public Safety Facility and the Georgia Department of Transportation offices are adjacent and to the north of the property. A funeral home is existing on the west side of Golden Isles Parkway, and I-95 runs along the east side of the property. The I-95 Toyota car dealership and pad sites for future commercial uses are to the south of the property. The property is close to the I-95 Exit 38 and the cluster of commercial uses near the interchange. 2. Whether the zoning decision will adversely affect the existing use or usability of adjacent or nearby property. The PD for Golden Isles Parkway is several thousand acre tract with a mix of residential, commercial, and other uses. This portion of the PD was planned for residential but at a lower density (10 units per acre). Initially, the Golden Isles Parkway PD was a master planned development of former timberland. Since the initial PD was approved, parcels have been transferred to new ownership, and in some cases, the new owners plans differ from the approved master plan. The nearby uses are commercial or office uses, and the uses could provide services or employment to future residents of the multi-family complex. 3. Whether the property to be affected by the zoning decision has a reasonable economic use as currently zoned. The property has a reasonable economic use as currently zoned. 4. Whether the zoning decision will result in a use, which will or could cause an excessive or burdensome use of existing streets, transportation facilities, utilities or schools. The property will remain residential. The current proposal is for 252 units. The MR zone maximum density for multi-family units is 8,000 square feet per unit and 16 units per acre. The 48.9 acre site could have a maximum of 83 units on the site. 5. Whether the zoning decision is in conformity with the policy and intent of the Comprehensive Land Use Plan. 2
3 The future land use map updated in 2015 indicates this area is designated as High Density Residential and MR zoning is in conformance with this designation. The future land use text for High Density Residential states that this area is suitable for dwelling units per acre, and it is designed to serve as a transitional area between more intensive and less intensive uses. 590 Golden Isles Parkway 6. Whether there are other existing or changing conditions affecting the use and development of the property, which give supporting grounds for approval or disapproval of the zoning decision. The initial Golden Isles Gateway PD was a master planned development, and the economy as well as ownership of many of the parcels has changed since the PD was created. This application will return the property to conventional zoning.. For a zoning decision involving the grant of a special use or conditional use permit, the Planning Commission shall include comments on those matters identified in Section of the Zoning Ordinance. Not applicable. 8. Such other matters as the Planning Commission deems relevant. The Planning Commission did not recommend conditions or stipulations of the rezone. 3
4 COMPLETION OF THE APPLICATION FOR REZONING Staff determined this application is complete and contains all the information required by the Glynn County Zoning Ordinance. PLANNING COMMISSION ACTION The Mainland Planning Commission held a duly noticed public hearing on May 15, 2018, and unanimously (6-0), with one commissioner absent, recommended to the Board of Commissioners approval of ZM356. BOARD OF COMMISSIONERS POSSIBLE ACTION Pursuant to Section of the Glynn County Zoning Ordinance, the Board of Commissioners shall take one of the following formal actions: (i) (ii) (iii) (iv) Approve the ordinance amendment or proposed zoning decision as presented; Approve the ordinance amendment or proposed zoning decision with modifications or conditions; Defer action on the ordinance amendment or proposed zoning decision; or Deny the ordinance amendment or proposed zoning decision. STAFF RECOMMENDATION: Staff recommends approval of application ZM356. RECOMMENDED MOTION: I move to recommend to the Board of Commissioners approval of application ZM356. ATTACHMENTS 1. Staff Report 2. Aerial / Zoning Map 3. Review History 4. Existing Zoning PD Text: Golden Isles Gateway Tract (GC-16-00) 5. MR zoning district section from zoning code (proposed zoning) 6. Site Plan 4
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6 GLYNN COUNTY COMMUNITY DEVELOPMENT REVIEW HISTORY- Last Review Only per ReviewType for ZM356 Bergen Woods as of 05/08/2018 5:21 pm Review # Assigned To Result Result By Completed Planners Pre-Review 1 Keller Compliant Keller 04/06/ Resubmit 1 Keller Compliant Keller 04/24/ Drainage 1 Vicent Compliant Vicent 04/19/ Engineering 1 Culbreath Compliant Culbreath 04/18/ Fire Department 1 Johnson Compliant Johnson 04/09/ GIS Address 1 Newton Compliant Newton 04/10/ GIS Mapping 2 Proper Compliant Proper 04/24/2018 The revised application is compliant and has been entered into the data base JWSC 1 Patel Compliant Patel 04/1/ Planning and Zoning 2 Leif Compliant Leif 05/0/ Traffic 1 Vicent Compliant Vicent 04/19/2018 Print Date: 5/08/2018 Page 1 of 1
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14 Section 0. MR Medium Residential District 0.1 Intent of District. It is the intent of this section that the MR Zoning District be developed and reserved for medium density residential purposes. The regulations which apply within this district are designed to encourage the formation and continuance of a stable, healthy and compatible environment for various types of dwelling units, and to provide conveniently located housing while prohibiting encroachment by commercial, industrial or other uses which would detract from the residential character of the area. 0.2 Permitted Uses. The following uses shall be permitted in any MR Zoning District: 1) One-family dwelling. 2) Publicly owned or operated use, facility or land. 3) Unlighted, regulation size or par three golf course. 4) Customary home occupation established under the regulations of Section ) Two-family dwellings. 6) Multi-family dwellings. ) Cluster housing. 8) Group dwellings. 9) Townhouse in compliance with Section 0.4. (#O ) 10) Timesharing use or facility. 0.3 Conditional Uses. The following uses may be permitted in any MR Zoning District subject on a conditional basis, subject to the conditions set forth in Section 904: 1) Church, synagogue, temple or place of worship, provided that it is located on a lot fronting an arterial or collector street.
15 2) Public utility substation or other essential service provided that: a) Such use is enclosed by a painted or chain-linked fence or wall at least six (6) feet in height above finished grade; b) There is neither office nor commercial operation nor storage of vehicles or equipment on the premises; and c) A landscaped buffer as determined by the Building Official is planted and suitably maintained around the facility. 3) Industrialized Dwelling, provided: a) The home is installed on a permanent foundation consisting of a concrete slab, pilings or piers, or masonry, and comparable in composition, appearance, and durability to the exterior siding commonly used in conventional residential construction with venting adequate to meet Federal Emergency Management Agency (FEMA) requirements; b) The structure bears a DCA insignia; and c) No industrialized dwelling may be installed in the St. Simons Village Preservation District as outlined in Section 09; Special Uses 1) Private child care center, kindergarten or pre-school nursery provided: a) Buildings or structures shall have a minimum of thirty-five (35) square feet per child of useable space within the building; b) Outdoor play areas shall have a minimum of one hundred (100) square feet per child and a fence four (4) feet high; c) All facilities shall meet state and local requirements and codes for the operation of child care centers; and d) The plans for such facilities shall receive the written approval of the Georgia Department of Human Resources and the County Fire Chief prior to the issuance of any permits for construction and operation,
16 e) copies of such approval shall be attached to the building permit and be retained in the files of the Building Official. 0.4 Other Requirements. (#O ) 1) Maximum Density: Sixteen (16) units per net acre 2) Maximum Height: Forty-five (45) feet 3) Minimum Yard Requirements: a) Minimum Lot Area: Cluster dwelling 4,000 sq. ft. Multi-Family dwelling 8,000 sq. ft. Townhouse unit Mainland 2,000 sq. ft. Townhouse interior unit - SSI 2,000 sq. ft. Townhouse end unit - SSI 2,300 sq. ft. Townhouse end unit that abuts a street or abuts neighboring property - SSI 3,100 sq. ft. Other uses 6,000 sq. ft. b) Minimum Lot Width: One-Family dwelling Two-Family dwelling Cluster dwelling Multi-Family dwelling Townhouse unit Mainland Townhouse interior unit - SSI Townhouse end unit - SSI Townhouse end unit that abuts a street or abuts neighboring property SSI c) Minimum Front Yard: Multi-Family Townhouses Mainland Townhouses - SSI Other uses d) Minimum Side Yard: Multi-Family Townhouses Mainland Townhouse interior unit - SSI Townhouse end unit - SSI Townhouse end unit that abuts a street or abuts neighboring property - SSI Other uses 60 feet 60 feet 40 feet 80 feet 16 feet 16 feet 23 feet 31 feet 30 feet 20 feet 25 feet 20 feet 15 feet feet 0 feet feet 15 feet feet
17 e) Minimum Rear Yard: Multi-Family 15 feet Townhouses Mainland feet Townhouse unit - SSI 15 feet Townhouse end unit that abuts a street or abuts neighboring property - SSI 2 feet Other uses feet 9) Townhouse Development - Mainland: a) The front shall be staggered at the front building line, singly, in pairs, or in threes, but at least four (4) feet; b) No more than ten (10) contiguous townhouses nor fewer than three (3) shall be built in a row; c) Maximum height and density shall not exceed that allowed in the district; d) Each townhouse lot shall have one rear or side yard which is private or reasonably secluded from streets or neighboring property. Such yards shall not be used for any accessory building; and e) All parking shall be off-street. 10) Townhouse Development St. Simons Island: a) The front shall be staggered at the front building line, singularly, in pairs or in threes by at least four (4) feet; b) No more than five (5) contiguous townhouses shall be built in a row; c) Each townhouse lot shall have one rear or side yard which is separated from streets or neighboring property by a Type A buffer or Type A alternate buffer as described in Section 613. Such yards shall not be used for any accessory building; d) Notwithstanding any provision in this subsection 0.4 to the contrary, the side yard setback for a townhouse end unit that abuts a street or neighboring property may be reduced to seven () feet provided that sufficient undeveloped common area or undeveloped buffer exist between the side lot line of the end unit and the property line of the neighboring property or street to make the total distance from the building line to the property line of the neighboring property or street at least 15 feet; e) Notwithstanding any provision in this subsection 0.4 to the contrary, the rear yard setback for a townhouse end unit that abuts a street or neighboring property may be reduced to 15 feet provided that sufficient undeveloped common area or undeveloped buffer exist between the rear lot line of the end unit and the property
18 line of the neighboring property or street to make the total distance from the building line to the property line of the neighboring property or street at least 2 feet; f) Street, as used in this subsection 0.4, does not include an interior street within a townhouse development. Neighboring property, as used in this subsection 0.4, means property that is outside the townhouse development or subdivision and that is not part of the same common plan of development; g) All parking shall be off-street. 11) Existing Structures: No existing structure, or structure for which a valid building permit has been issued and construction commenced prior to adoption of this amendment, need conform to the above; or shall any such structure be considered a non-conforming use. 12) Notwithstanding any other provision of this Section, areas of the Medium Residential Zoning Districts that are located on St. Simons Island shall be subject to all conditions concerning lot size and density set forth in Section 802(e) of the Glynn County Subdivision Regulations.
19 9. EXTERIOR LIGHTING WILL COMPLY WITH 622 OF THE GLYNN COUNTY ZONING ORDINANCE. 10. SIGNAGE FOR THIS SITE WILL BE COMPLIANT WITH 811. OF THE GLYNN COUNTY ZONING ORDINANCE. 11. DENSITY CALCULATION (252 UNITS/22.38 ACRES) = 11.3 UNITS PER ACRE PER ZONE "MR" ORDINANCE: 16 UNITS PER ACRE PERMITTED 16 UNITS x ACRES = 358 UNITS ALLOWED FOR BERGEN WOODS 11.3 UNITS PER ACRES x ACRES = 252 UNITS. PROPERTY BOUNDARY MATCH LINE 15' BUILDING SETBACK VICINITY MAP 15' BUILDING SETBACK FIRE HYDRANT 15' 15' MAINTENANCE BBQ AREA BLDG. # POOL R35' 3.95' R6' R35' 30' TS * ER 6 22 R 6 BERGEN WOODS DRIVE FIRE HYDRANT 30' BUILDING SETBACK 15 R6' GARAGES (TYP.) 8 SPACES BLDG. # 5 21 BLDG. # 4 21 PROPERTY BOUNDARY WET POND / DETENTION AREA 12 COMPACTOR AREA WITH TYPE "D" BUFFER 4 BERGEN WOODS CIRCLE ' R14 STORM WATER DISCHARGE POINT TYPE A BUFFER WET POND / DETENTION AREA TURN LANE TO MEET GDOT REQUIREMENTS 24.00' BLDG. # 6 PLAY AREA 11 ADJACENT PARCEL ACCESS ROAD R100' FIRE HYDRANT 4 R6' TAP INTO EXISTING WATER MAIN 21 6 R6' BERGEN WOODS CIRCLE MAIL AND STORAGE R6' 0' R125' FIRE HYDRANT 9 BLDG. # 1 6 BLDG. # 2 BLDG. # 3 15' BUILDING SETBACK PREPARED FOR: DWIGHT DEVELOPMENT GROUP 21 SITE PLAN STOP SIGN WATER METER 8 BERGEN WOODS CIRCLE BACKFLOW DEVICE BERGEN WOODS WAY SIGN R3' BERGEN WOODS CIRCLE BLDG. # 8 BLDG. # 14 PROPERTY BOUNDARY 6 POOLHOUSE & BATTHROOMS ROXIMATE LOCATION EXISTING SANITARY 15' R OPFFICE / CLUBHOUSE / FITNESS TYPE E BUFFER B TYPE A BUFFER BERGEN WOODS GLYNN COUNTY,GA SEWER TAP INTO EXISTING FORCEMAIN FIRE HYDRANT E NGINEERING PRIVATE PUMP STATION N E PROPERTY BOUNDARY E A N RO I ROBERTS CIVIL ENGINEERING, PC 301 SEA ISLAND ROAD, SUITE 10 ST. SIMONS, GA OFFICE FAX TOTAL SPACES REQUIRED: 9 BUILDINGS x 28 UNITS EACH = 252 UNITS 252 UNITS x 2 SPACES/UNIT = 504 SPACES REQUIRED. TOTAL SPACES PROVIDED = 515 SPACES G 4/30/18 8. ACCORDING TO FEMA FLOOD INSURANCE RATE MAP 1312C0100H AND 1312C0115H, BOTH DATED , THE SITE IS LOCATED IN ZONE "X" WHICH IS NOT IN A SPECIAL FLOOD HAZARD AREA. DEVELOPMENT STANDARDS : ZONING: MR-MEDIUM RESIDENTIAL MINIMUM LOT SIZE: 8,000 SF MAXIMUM BUILDING HEIGHT: 45 FEET MINIMUM LOT WIDTH: 80 FEET SETBACKS: FRONT YARD: 30 FEET SIDE YARD: 15 FEET REAR YARD: 15 FEET N growth by design 6. E TH O B E R T S 3. PARKING REQUIREMENTS: ZONE MR - MULTI-FAMILY 2 SPACES PER UNIT AS PER ARTICLE No PROFESSIONAL A STORMWATER: A STORM PIPE SYSTEM WILL BE PROVIDED ONSITE AND ROUTED TO AN ON-SITE DETENTION AREA AND DISCHARGE TO AND EXISTING WETLAND LOCATED ON THE SOUTHWEST CORNER OF THE PROPERTY. PROPERTY ADDRESS: 590 GOLDEN ISLES PARKWAY BRUNSWICK, GA ORG I G SEWER: THE GRAVITY SEWER WILL BE CONNECTED TO A PRIVATE PUMP STATION THAT WILL BE CONNECTED BY A FORCEMAIN TO THE EXISTING SEWER SYSTEM LOCATED ALONG GOLDEN ISLES PARKWAY. 5. SITE DESCRIPTION: LEGAL DESCRIPTION: PORTION OF THE OSTROM PROPERTY TRACT R-6 GOLDEN ISLES GATEWAY OWNER/DEVELOPER: DWIGHT DEVELOPMENT GROUP 2024 HERSCHEL STREE JACKSONVILLE, FLORIDA TOM PURDIE (904) E A AC 8.69 AC ( 39%) AC ( 61%) N/A UTILITIES: WATER: THE WATER WILL TIE INTO THE EXISTING WATER LOCATED ON THE WEST SIDE OF GOLDEN ISLES PARKWAY * J OHN 1. INTENDED USE: THE BERGEN WOODS DEVELOPMENT LIES WITHIN PARCEL THE PROJECT WILL CONSISTS OF NINE APARTMENT BUILDINGS EACH HOUSING 28 APARTMENTS. THE DEVELOPMENT WILL INCLUDE A NEW PARKING LOT LAYOUT AND ASSOCIATED INFRASTRUCTURE TO BE CONSTRUCTED ON AC SITE COVERAGE: TOTAL AREA: TOTAL IMPERVIOUS: TOTAL PERVIOUS: SITE COVERAGE ALLOWED: REVISIONS : REVISED PER COUNTY COMMENTS : REVISED PER COUNTY COMMENTS GENERAL NOTES 5' WALKING PATH (TYP.) / DOG TRACK 5' SIDEWALK (TYP.) FIRE HYDRANT APARTMENT BUILDING FOOTPRINT (TYP.) 28 UNITS PROPERTY BOUNDARY 15' BUILDING SETBACK LEGEND WATER LINE SEWER LINE FORCEMAIN STORM DRAIN STORM PIPE ASPHALT PAVEMENT CONCRETE SEWER MANHOLE APPROXIMATE LOCATION OF EXISTING SANITARY SEWER FORCEMAIN N TYPE E BUFFER EXISTING ASPHALT PAVEMENT EXISTING OVERHEAD POWER PROPERTY BOUNDARY EXISTING UNDER COMMUNICATION EXISTING UNDER GROUND POWER EXISTING WATER MAIN BACKFLOW DEVICE WATER METER STOP SIGN SCALE: 1" = 60' EXISTING SEWER LINE EXISTING STORM PIPE EXISTING CONTOUR EXISTING TREE 0' 60' SCALE: 1" = 60' 120' 1 SHEET: SCALE: 1":60' (FOR 24"X36" PLOT) 15' BUILDING SETBACK CHECKED BY: JDR TYPE A BUFFER DRAWN BY:JWB MATCH LINE FUTURE ROAD CONNECTION TO ADJACENT PARCEL WASTE BASKET (TYP.) PROJECT NUMBER: 1108 FIRE HYDRANT SEWER TAP INTO EXISTING FORCEMAIN TAP INTO EXISTING FORCEMAIN 15' 15' DATE: PROPERTY BOUNDARY
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