701 G Street Brunswick, Georgia Phone: (912) Fax: (912)

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1 GLYNN COUNTY BOARD OF COMMISSIONERS MEMO TO: Glynn County Board of Commissioners 701 G Street Brunswick, Georgia Phone: (912) Fax: (912) FROM: SUBJECT: Kristina L. Wright, Planner I ZM1199 (ZM (M)) Dover Hall DATE: August 13, 2008 BACKGROUND: REQUEST: Consider a request to rezone from Forest Agriculture (FA) to Planned Development (PD), including approval of a Planned Development Master Plan and Planned Development Text for property located on the south side of SR 99, generally between Buffalo Creek and Green Creek and north of the Turtle River. The property consists of 5, acres. The purpose of this request is to allow a development of up to 9,051 residential units and up to 1.16 million s.f. of commercial development. HISTORY: A workshop was held for this project on March 25, 2008 at the Joint Planning Commission Meeting prior to the submittal of this request. At that time, Thomas and Hutton, agents for Dover Hall presented an overview of the project to staff and planning commission members. As part of this submittal, the following studies have been included: Phase I Environmental Assessment, Threatened and Endangered Species Report, Cultural Resource Overview, and Traffic Report. Staff received recommendation from the Coastal Georgia Regional Development Center (CGRDC) on April 24, Since that time, staff has met with Thomas and Hutton as well as representatives for the owner/applicant regarding water and sanitary sewer provision. At the request of staff and the Brunswick-Glynn Joint Water and Sewer Commission (BGJWSC), recommendation from ATM, consultants for BGJWSC, is required. APPLICANT: Thomas and Hutton, agent for Dover Hall Plantation, LLC, owner PARCEL NUMBER(S): and CURRENT ZONING: FA- Forest Agricultural PROPOSED ZONING: PD- Planned Development

2 COMPREHENSIVE PLAN LAND USE DESIGNATION: Agricultural/Forestry and Undeveloped/Unused. EXISTING LAND USE: Vacant PROPOSED LAND USE: Mixed-Use Residential, Commercial and Public. As to the proposed use of the land, the applicant states that: The Dover Hall PD will be a mixed use residential community that will offer various residential housing opportunities, civic uses, shopping avenues, recreational activities, and other amenities. The project will develop over a period of twenty (20) to thirty (30) years. It is anticipated (that) the first resident could occupy a home in early The intent of the Dover Hall PD is to create an active residential community complete with amenities and recreational opportunities. The Master Plan envisions five neighborhoods located throughout the property. The neighborhoods will be established based on natural features of the site which create logical neighborhood edges. All neighborhoods will be linked by a system of main roads and pedestrian trail systems. The residential neighborhoods within Dover Hall will offer residents a choice of lot sizes and home types. The Mixed use designation is for the development of an active commercial and retail area to serve Dover Hall and the surrounding area. Elements of the Mixed Use Area may include a government center, shopping centers, church sites, a school site, a 10-acre park, a variety of housing types and back-of-thehouse (office warehouse) uses. The Mixed Use Area is planned to be open to the public. Amenity and Recreation areas are generally located on the conceptual Master Plan and will offer residents central locations to congregate and share in the recreational activities. Activities at the recreation areas may include pavilions, tennis courts, (an) aquatic center, playgrounds, community centers, or site(s) that all residents can use to access the tidal waters of the Turtle River, Buffalo Creek, White Oak Creek and Green Creek. SITE DESCRIPTION: The site is adjacent to, and south of GA Hwy 99. The site is generally between Buffalo Creek and Green Creek and north of the Turtle River. The property will be accessed from GA Hwy. 99. The total property is approximately 5, acres consisting of 3, acres of uplands, acres of freshwater wetlands, and 1, acres of salt marsh. Maps were submitted depicting the land and its marsh, wetland and flood prone areas (see GA DNR marsh/upland boundary survey (Exhibit A), USACOE survey depicting freshwater wetlands, and Exhibit A depicts the property s flood zones X, AE and VE according to FIRM No x Panel No. 0100C, 0200C and 205C dated September 6, Together the wetlands and marsh comprise approximately 39% of the total property ( acres wetlands acres saltwater marsh = acres/ 5, acres=.3902). The site has over 13,864 linear feet of frontage on GA Highway 99. PLANNING: Community Development has received the letter of recommendation for the Development of Regional Impact (DRI) from the Coastal Georgia Regional Development Center dated April 24, 2008 (see attached), staff awaits the recommendation of the Water and Sanitary Sewer Master Plan from ATM, consultants for the Brunswick Glynn Joint Water and Sewer Commission. In summary, the Master Plan for this development is proposing a maximum of 9,051 dwelling units proposed within three (3) residential districts: Creekside ( acres), Marshside ( acres) and Riverside ( acres) with an average density of

3 approximately +/- 3 du/ac, in addition to proposing a Traditional Neighborhood District ( acres) that will feature a higher density of approximately +/- 4 du/ac. In support of the proposed residential development, 1.16 million s.f. of commercial development is proposed to serve the area and acres will be conveyed for Government/Civic Use. Likewise, the Resort Community District ( acres) with a proposed density of approximately +/- 6.8 du/ac, Mixed Use District ( acres) and the Open Space/ Amenity District ( acres) will provide additional services and amenities to serve the district. According to the CGRDC report (see attached) in response to the demands on public infrastructure including roads, water and wastewater, the report provides the following: GDOT has determined that the project s impacts on the surrounding infrastructure will be significant and will need to be addressed in the local Metropolitan Planning Organization s Long Range Transportation Plan update due in Please be advised that subject to the Georgia Department of Community Affairs Rules for Developments of Regional Impact, Glynn County and the water supply/ wastewater treatment provider for this project may be required to submit future DRI applications pertaining to the additional water supply intake facilities and wastewater treatment facilities that will serve this project. Furthermore, staff is requesting the applicant to determine the needs for public educational facilities. As for the justification for the request to rezone the property, the applicant has responded to the following: The project would be in harmony with the Character of the Neighborhood because: The property is located west of Interstate 95 in a Growth Corridor of Glynn County and will compliment future and existing residential neighborhoods. The project would not be detrimental to the property or persons in the area because: The community will add value to adjacent properties, and provide planned/controlled growth. ENGINEERING: Previous review comments were responded to, in detail, by the applicant, and there are no further engineering comments. TRANSPORTATION: The definition for Average Daily Traffic (ADT) contained within the Glynn County Subdivision Regulations Section 501 describes the number of trips generated during a twenty-four hour period based on the total number of residential units have access to the street, and states that Ten (10) trips per day per residential unit shall be used for design purposes in this Ordinance. The Preliminary Traffic Projections report (Exhibit H) demonstrates a prorated amount due to the projected amount of internal circulation. As a result, staff accepts the calculations as submitted with the requirement that all impacted roads shall maintain a Service Level of C. UTILITIES: Water system Dover Hall shall be responsible for the design and phased construction of a water system that will provide 1000 gpm at 20 psi residual pressure at the most remote fire hydrant in any phase of development. As a part of preliminary plat approval, the applicant shall demonstrate the compliance with this performance standard. The method to demonstrate modeling compliance shall be mutually agreed upon by the applicant and BGJWSC. No preliminary plat or site plan shall be approved without demonstrating compliance with this requirement.

4 Sewer system Dover Hall is proposing to connect into a system that was not planned to carry flows from this part of the County. The specific transmission line was constructed using a mixture of public and private funds to which also allocated capacity within that line to carry waste flows from specific projects. Dover Hall was not included in these calculations. Therefore, there is not enough planned capacity in the public system at full build-out of the committed projects. In the interim there may be some capacity based upon projected building schedules. The BGJWSC master plan consultant is looking at the location and construction need for a new North Glynn treatment plant. Until the time the report is complete the ultimate waste load allocation from this development cannot be addressed. The applicant should look at an interim use of onsite treatment and disposal using spray quality effluent standards until the study is completed and then implement all required improvements to pump and transmit the wastewater to the designated connection point in the public system. SCHOOLS: It is anticipated that this development will generate approximately 4,888 school age children (9,051 DU X.54 students/du 4,888). Schools currently serving this site include: School Name Current Capacity (including portables) Current Enrollment (October, 2007 data) Glyndale Elementary School Jane Macon Middle School Brunswick High School 1,775 1,694 FIRE / POLICE: Fire review approved as submitted. FINDINGS: A workshop was held with Thomas and Hutton, agents and staff on March 25, At that time, the agents for the project provided an overview of the master plan and planned development text and discussed possibilities for water and sanitary sewer provision. This workshop was followed by a meeting held on April 21, 2008 between staff, BGJWSC and agents for the project to explore, in detail, water and sanitary sewer opportunities that exist and potential solutions for the development at full build-out. For example, Thomas and Hutton discussed the possibility of utilizing the Academy Creek Plant in lieu of on-site treatment due to the soils onsite. As a result of this meeting, staff and BGJWSC is seeking the recommendation of their consultants at ATM. In conformance with Section 1103 of the Glynn County Zoning Ordinance, the following findings of fact are to be considered in making a decision on a request for rezoning: Whether the zoning proposal will permit a use that is suitable in view of the use and development of adjacent and nearby property. The proposed project is surrounded by the Turtle Creek CID and the future Hopewell Creek project. As a result, the proposal to combine residential development with commercial development to serve the area will result in a development that is suitable in view of the use and development of adjacent and nearby properties. Whether the zoning proposal will adversely affect the existing use or usability of adjacent or nearby property. The request to rezone this property to a Planned Development will allow for greater usability and compatibility of design within the site and throughout the surrounding areas.

5 Whether the property to be affected by the zoning proposal has a reasonable economic use as currently zoned. No. Currently, the property is zoned as FA (Forest Agricultural) and would not allow for this level of intensity, featuring a mixture of residential and commercial development. Whether the zoning proposal will result in a use, which will or could cause an excessive or burdensome use of existing streets, transportation facilities, utilities, or schools. Yes, the project will produce a substantial increase in the average daily vehicle trips, and will increase the impacts upon utilities and schools. As a result, the applicant is proposing to make contributions towards the water and sewer infrastructure and roadways, and is proposing to contribute over acres to the County for public services. Whether the zoning proposal is in conformity with the policy and intent of the Comprehensive Land Use Plan. The Future Land Use Map shows the area as Agriculture/Forestry and Undeveloped/Unused. Whether there are other existing or changing conditions affecting the use and development of the property, which give supporting grounds for approval or disapproval. The proposal consists of a mixture of housing types, commercial development and additional community services allowing this Development of Regional Impact to advance the level of services and amenities in West Glynn County. CONCLUSIONS: In summary, the Coastal Georgia Regional Development Center found the project to be compliant with the Development of Regional Impact (DRI) requirements with conditions. At this time, staff awaits the recommendation of ATM, consultants for the BGJWSC, regarding the provision of water and sanitary sewer for this development of regional impact. ALTERNATIVES: 1. Approve the request as submitted. 2. Deny the request as submitted. 3. Defer the request at the request of the applicant or at the request of staff. RECOMMENDATION: Staff recommends approval of the rezoning request and acceptance of the Master Plan for ZM1199 Dover Hall from FA (Forest Agricultural) to PD (Planned Development), subject to the following conditions: 1. The developer and staff shall work together with the Glynn County School Board. 2. Traffic: The applicant shall maintain the level of service in place at the time a site plan or subdivision is submitted for all proposed roads within the development and intersections of proposed streets or driveways with SR99. The lowest Level of Service within the development shall be C. Due to the size of the development, it is anticipated that it will have a significant impact on SR 99, adjacent to the development and for some distance to the intersection with state

6 routes, which provide an east/west connection. The County shall take traffic counts on at least an annual basis when the development begins to establish a proportional division of the increased traffic on these routes from the development. When a roadway improvement project is defined, the applicant shall be responsible for their proportional share of the required improvements, including any additional built capacity that accrues, benefiting the applicant. Should the County adopt impact fees for transportation improvements, the applicant may request credit for expenditures made to SR 99 associated with adding capacity but not associated with required improvements for entrances or intersections. The amount of the credit shall not exceed the cost to construct the improvements so long as the cost is of equal or greater value than that which would have been collected through the payment(s) of the road component of the impact fees as determined by the County Engineer. Once the sum total amount of the credit exceeds the cost of the improvements, as determined by the County Engineer, the applicant shall thereafter commence paying the impact fee as set forth in any adopted Impact Fee Ordinance. For the purposes of this condition, the costs, as approved by the County Engineer, shall include, but not be limited to, the cost of right-of-way acquisition, engineering costs, costs of relocating utilities and actual costs of construction (including labor, materials, and overhead) ( Work ). Before any Work is performed, the applicant shall receive prior written approval by the County Engineer and County Administrator for the improvements and any credit amount. 3. A recommendation is required for the Water and Sanitary Sewer Master Plan from ATM, consultants of The Brunswick Glynn County Water and Sewer Commission while addressing the following criteria with regards to water and sewer provision: Water system Dover Hall shall be responsible for the design and phased construction of a water system that will provide 1000 gpm at 20 psi residual pressure at the most remote fire hydrant in any phase of development. As a part of preliminary plat approval, the applicant shall demonstrate the compliance with this performance standard. The method to demonstrate modeling compliance shall be mutually agreed upon by the applicant and BGJWSC. No preliminary plat or site plan shall be approved without demonstrating compliance with this requirement. Sewer system Dover Hall is proposing to connect into a system that was not planned to carry flows from this part of the County. The specific transmission line was constructed using a mixture of public and private funds to which also allocated capacity within that line to carry waste flows from specific projects. Dover Hall was not included in these calculations. Therefore, there is not enough planned capacity in the public system at full build-out of the committed projects. In the interim there may be some capacity based upon projected building schedules. The BGJWSC master plan consultant is looking at the location and construction need for a new North Glynn treatment plant. Until the time the report is complete, the ultimate waste load allocation from this development cannot be addressed. The applicant should look at an interim use of onsite treatment and disposal using spray quality effluent standards until the study is completed and then implement all required improvements to pump and transmit the wastewater to the designated connection point in the public system. GLYNN COUNTY MAINLAND PLANNING COMMISSION ACTION: At its meeting of July 1, 2008 the Mainland Planning Commission recommended approval of the rezoning, along with the Planned Development Master Plan and Text with the staff recommended conditions, as follows: Motion: Second: Bill Brunson William Buck Crosby

7 Aye: Bill Brunson, Jason Counts, Eric Croft, William Buck Crosby, Leman L. Buddy Hutchinson, Gary Nevill Nay: Abstaining: Absent: None None Wayne Stewart ADDENDUM TO MAINLAND PLANNING COMMISSION ACTION: At a workshop meeting on August 12 the Mainland Planning Commission discussed conditions recommended for larger projects, such as this one. The consensus was to have Chairman Gary Nevill forward a letter to the Board of Commissioners reflecting the discussion. The letter is attached to this report (Attachment A1) and contains suggestions for modifying the conditions as originally recommended. RECOMMENDED MOTION: The following motion shows modifications suggested in the attached letter from the Chairman: I move to approve the rezoning request and accept the Master Plan for ZM1199 Dover Hall from FA (Forest Agricultural) to PD (Planned Development), subject to the following conditions: 1. The developer and staff shall work together with the Glynn County School Board. 2. Traffic: The applicant shall maintain the level of service in place at the time a site plan or subdivision is submitted for all proposed roads within the development and intersections of proposed streets or driveways with SR99. The lowest Level of Service within the development shall be C. Due to the size of the development, it is anticipated that it will have a significant impact on SR 99, adjacent to the development and for some distance to the intersection with state routes, which provide an east/west connection. The County shall take traffic counts on at least an annual basis when the development begins to establish a proportional division of the increased traffic on these routes from the development. When a roadway improvement project is defined, the applicant shall be responsible for their proportional share of the required improvements, including any additional built capacity that accrues, benefiting the applicant. Should the County adopt impact fees for transportation improvements, the applicant may request credit for expenditures made to SR 99 associated with adding capacity but not associated with required improvements for entrances or intersections. The amount of the credit shall not exceed the cost to construct the improvements so long as the cost is of equal or greater value than that which would have been collected through the payment(s) of the road component of the impact fees as determined by the County Engineer. Once the sum total amount of the credit exceeds the cost of the improvements, as determined by the County Engineer, the applicant shall thereafter commence paying the impact fee as set forth in any adopted Impact Fee Ordinance. For the purposes of this condition, the costs, as approved by the County Engineer, shall include, but not be limited to, the cost of right-of-way acquisition, engineering costs, costs of relocating utilities and actual costs of construction (including labor, materials, and overhead) ( Work ). Before any Work is performed, the applicant shall receive prior written approval by the County Engineer and County Administrator for the improvements and any credit amount.

8 3. A recommendation is required for the Water and Sanitary Sewer Master Plan from ATM, consultants of The Brunswick Glynn County Water and Sewer Commission while addressing the following criteria with regards to water and sewer provision: Water system Dover Hall shall be responsible for the design and phased construction of a water system that will provide 1000 gpm at 20 psi residual pressure at the most remote fire hydrant in any phase of development. As a part of preliminary plat approval, the applicant shall demonstrate the compliance with this performance standard. The method to demonstrate modeling compliance shall be mutually agreed upon by the applicant and BGJWSC. No preliminary plat or site plan shall be approved without demonstrating compliance with this requirement. Sewer system Dover Hall is proposing to connect into a system that was not planned to carry flows from this part of the County. The specific transmission line was constructed using a mixture of public and private funds to which also allocated capacity within that line to carry waste flows from specific projects. Dover Hall was not included in these calculations. Therefore, there is not enough planned capacity in the public system at full build-out of the committed projects. In the interim there may be some capacity based upon projected building schedules. The BGJWSC master plan consultant is looking at the location and construction need for a new North Glynn treatment plant. Until the time the report is complete, the ultimate waste load allocation from this development cannot be addressed. The applicant should look at an interim use of onsite treatment and disposal using spray quality effluent standards until the study is completed and then implement all required improvements to pump and transmit the wastewater to the designated connection point in the public system. ATTACHMENTS: APPENDIX A1 AUGUST 12 LETTER FROM CHAIRMAN GARY NEVILL APPENDIX A2 LOCATION MAP APPENDIX B ZONING MASTER PLAN APPENDIX C PLANNED DEVELOPMENT TEXT APPENDIX D COASTAL GEORGIA REGIONAL DEVELOPMENT CENTER RESPONSE LETTER APPENDIX E STAFF COMMENTS APPENDIX F APPLICANT RESPONSE LETTERS

9 Aug :22p p.2 August 12,2008 Glynn County Board of Commissioners 701 G Street Brunswic~ GA Dear Commissioners; The Glynn County Mainland Planning Commission met today with David Hainley, York Phillips and some ofthe owners, developers and representatives connected with the Dover Hall (ZM 1199) rezoning and the Northwest Quadrant (ZM 1270) rezoning. Both ofthese projects have been approved by the MPC. The discussion centered on the conditions attached to the recommendation for approval ofthe rezoning which were principally the same for both projects. The Dover Hall rezoning was approved by the Mainland Planning Commission with the conditions attached while the Northwest Quadrant was approved with deletions and modifications to the conditions, The meeting raised questions and concerns about the implementation and legality of condition No.2, Traffic. While not formerly approved by a vote, it was the consensus and recommendation of the MPC that you approve the Dover Hall rezoning as we did but with the same deletions and revisions we applied to the Northwest Quadrant approval. They were as follows: Condition No.1 (School Board): Approve as submitted. Condition No.2 (Traffic): Delete condition in entirety. Condition No.3 (Water and Sewer): Strike all but a portion ofthe first sentence to read as follows. "A recommendation is required for the Water and Sanitary Sewer Master Plan From ATM, consultants of the Brunswick - Glynn Joint Water and Sewer Commission." I would like to commend David Hainley and his staff for looking out for Glynn County and its transportation funding needs. If you have any questions please do not hesitate to call. ~~DCerelY' JL;<[} Gary C. Nevill an, MPC

10 W FA 144 FA FA FA 127 FA FA FA CP 109 FA BLADEN 145 FA HIGHWAY 99 JAMAICA ZM1199 (ZM (M)) Dover Hall FA FA PDG FA FA PDG PDG PDG 110 OAK GROVE ISLAND PDG RE PDG CP PDG PDG SHIPMASTER PDG PDG PDG PDG 146 BOGIE CP PDG FA FA CP PDG CP ,450 2,900 5,800 Feet³

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12 DOVER HALL Glynn County, Georgia PLANNED DEVELOPMENT REZONING APPLICATION April 2, 2008 Revised May 22, 2008 Revised June 11, 2008 Prepared for: Dover Hall Plantation, LLC 1299 Thompson Drive Douglas, GA Prepared by: Atlantic International Design Studio 5 Dunmore Court, Suite 2 Hilton Head, SC (843) Thomas & Hutton Engineering Co. P.O. Box 2727 Savannah, GA (912) Submitted to: The Glynn County Planning Commission and The Glynn County Board of Commissioners

13 TABLE OF CONTENTS i. Formal Application for a PD Written Zoning Text Requirements (Sec (c)) Section 1 Introduction and Description of Proposal Page A. The Property 1 B. Property Ownership and Legal Description 1 C. Intent of Dover Hall PD 1 D. Planned Development Process 2 E. Zoning Master Plan and Development Schedule 2 F. Storm Water Management 3 G. Wetlands and Salt Marsh 3 H. Water and Sewer Services 3 I. Site Access and Traffic 6 J. Environmental and Cultural Resource Studies 6 K. Dedications to Glynn County 6 L. Restrictive Covenants 7 M. Development Standards 7 Section 2 Dover Hall Land Use Designation, Development Standards, and Definitions A. Introduction 8 B. Allowed Density and Transfer of Density Between Planning Districts 8 C. Allowed Land Uses and Development Standards 9 D. Dover Hall Development Standards Table 14 E. Exceptions to Glynn County Zoning and Subdivision Ordinances 15 F. Definitions of Land Use Terms and Density Terms 15 Exhibits Exhibit A Plat of Dover Hall Plantation Exhibit B Corps of Engineers Wetland Jurisdictional Determination Approval/Georgia Department of Natural Resource Salt Marsh Letter Exhibit C The Dover Hall Conceptual Master Plan Exhibit D The Dover Hall 2006 Aerial Photograph Exhibit E The Dover Hall Topographic Map Exhibit F The Dover Hall Digital Elevation Model Exhibit G The Dover Hall Water and Sewer Demands Exhibit H The Dover Hall Traffic Report Exhibit I Phase I Environmental Site Assessment Exhibit J Cultural Resource Overview Exhibit K Threatened and Endangered Species Report Appendices Appendix A - Glynn County Zoning Ordinance Appendix B - Glynn County Subdivision Regulations

14 Formal Application for a PD Written Zoning Text Requirements Sec (c): A written Zoning Text shall also be submitted for review and approval and shall include: a) A general description of the proposal; Refer to Section 1 A. and C. b) A statement of the present ownership and a legal description of the property; Refer to Section 1 B. c) Proposed land uses and development standards, density and height limitations, yard requirements all of which shall be compatible with other nearby uses within and without the proposed district and in keeping with the intent of the Glynn County Comprehensive Plan. Refer to Section 2 C. and D. d) A listing of permitted uses for each separate tract within a particular PD. The uses permitted in the district shall be restricted to those listed, approved, and adopted by the Board of Commissioners. Refer to Section 2 C. e) Exceptions or variations from the requirements of the Zoning Ordinance, if any are being requested; Refer to Section 2 E. f) Tables showing the total number of acres in the proposed development and the percentage designated for each proposed type of land use, including public facilities; Refer to Section 2 B. and the Concept Plan. g) Tabulations showing the maximum number, type and density of dwelling units proposed for each building site; Refer to Section 2 B. and the Concept Plan. h) Proposed dedication or reservation of land for public use, including streets, easements, parks and school sites; Refer to Section 1 J. i) Proposed uses or development standards for open space, courts, walks and common areas; Refer to the Concept Plan and Section 2 F. 2. and 11. j) Information pertaining to the provision for utilities, including water, sewer and drainage facilities including projected demands; Refer to Section 1 F. and H. k) Plans for parking, loading, access ways, signs, buffers and means of protecting adjacent areas from lighting and other potential adverse effects; Refer to Section 1 and Section 2. l) A development schedule indicating the approximate date when construction of each site or phase of development can be expected to begin and be completed; and Refer to Section 1 E. m) A statement regarding landscaping and tree preservation. Refer to Section 2 F. 2., 11., and 15. i.

15 SECTION 1 INTRODUCTION AND DESCRIPTION OF PROPOSAL A. The Property The Dover Hall Planned Development is located in south-western Glynn County. The property is currently zoned agriculture. The site is adjacent to GA Highway 99 which links to Interstate 95 at I-95 Exit 42. The site is bounded to the north by GA Highway 99 and to the east by Buffalo Creek and on the west by Green Creek and to the south by the Turtle River. Boundary Surveys of the property prepared by Thomas & Hutton Engineering Company are included as Exhibit A. The total property is approximately +/-5,245 acres consisting of +/-3,198 acres of uplands, +/-292 acres of freshwater wetlands, and +/-1,754 acres of salt marsh. The Georgia DNR marsh/upland boundary delineating the salt marsh has been surveyed and is shown on the Boundary Survey (Exhibit A). The freshwater wetlands have been surveyed and approved by the United States Army Corps of Engineers Jurisdictional wetlands approval. Exhibit A also includes the flood zones for the property which includes Zone X, Zone AE and Zone VE according to FIRM No Panel No. 0100C, 0200C and 205C dated September 6, B. Property Ownership and Legal Description The Dover Hall property is comprised of two Tracts. The largest tract (+/- 5,345 acres) is owned by Dover Hall Plantation, LLC and a smaller tract (+/- 100 acres) is owned by Dover Hall Tract 100, LLC. Exhibit B contains the property deeds and legal descriptions. The property is currently being used for silviculture. Exhibit D is a 2006 photo of the property and illustrates the amount of pine plantation that occupies the property. Exhibit E and Exhibit F are topographic maps of the property. The topography is based on aerial digital information collected and processed to obtain one (1) foot contour intervals. The information has an accuracy of +/- six inches over ninety percent of the property and is adequate for use in planning the property. Elevations on the property range from elevation 6 to 15 NGVD (1929 datum). C. Intent of the Dover Hall PD The intent of the Dover Hall PD is to create an active residential community complete with amenities and recreational opportunities. The Master Plan envisions five neighborhoods located throughout the property. The neighborhoods will be established based on natural features of the site which create logical neighborhood edges. All neighborhoods will be linked by a system of main roads and pedestrian trail systems. The residential neighborhoods within Dover Hall will offer residents a choice of lot sizes and home types. The Mixed Use designation is for the development of an active commercial and retail area to serve Dover Hall and the surrounding area. Elements of the Mixed Use Area may include a government center, shopping centers, church sites, a school site, a 10 acre park, a variety of housing types and back-of-the-house (office warehouse) uses. The Mixed Use Area is planned to be open to the public. Amenity and Recreation areas are generally located on the Conceptual Master Plan and will offer residents central locations to congregate and share in the recreational activities. Activities at the recreation areas may include pavilions, tennis courts, aquatic center, playgrounds, community centers, or site(s) that all residents can use to access the tidal waters of the Turtle River, Buffalo Creek, White Oak Creek and Green Creek. The impact on the Glynn County school system is difficult to determine. The targeted market for Dover Hall will be retirees and empty nesters. Certainly, active families with children will also be a component of the neighborhood. Approximately 25 acres has been reserved for a school site. The general location of the school site is depicted on the Conceptual Master Plan. Dover Hall Plantation, LLC or its successor shall work with the 1

16 school district to determine school needs and a preferred location of a site within the property if it is determined a school is needed. The property is located in the following school districts: Glyndale Elementary School Jane Macon Middle School Brunswick High School. D. Planned Development Process The Planned Development Process is based on the Glynn County Zoning Ordinance. The following process will be established for submittal and approval of the Dover Hall PD. 1. The review and approval of the Planned Development Zoning Master Plan (rezoning) is by the Glynn County Planning Commission, and subsequently Glynn County Commission. The Conceptual Master Plan establishes the framework for development of Dover Hall over an extended time frame. Land uses, density, environmental quality, utility service are described in this document. 2. Development Plans consist of: Preliminary and Final Plats for single family residential, and Site Plans for traditional neighborhood, amenity recreation areas, and/or neighborhood commercial tracts. 3. The Development Plans will be submitted for approval to the County for each portion/phase of the tract to be developed. The Development Plans will describe specific development in detail as studies and designs are prepared. Specific development standards for individual lot setbacks, buffers, minimum lot area, lot coverage, road design standards, building heights and other development standards shall be in accordance with those established in this document or as amended by the Owner and accepted by Glynn County. Specific subdivisions (final plats), Multi-family, Amenity Recreation areas, and commercial site plans will be submitted to the County for development approval. Supporting documentation of the appropriate detail is required at each level of approval. E. Zoning Master Plan and Development Schedule The Dover Hall Planned Development is anticipated to be constructed in multiple phases (neighborhoods) over a period of approximately 20 to 30 years. Development will occur in accordance with the Conceptual Master Plan (Exhibit C) as set forth in this document or amended in the future. The Conceptual Master Plan outlines the general scope of the development including number of units, development standards, open space and other issues. The Conceptual Master plan is non-specific in regard to the final location of land uses and location of residential development to allow flexibility in the future. Actual development may yield significantly less density. Based on changing market conditions over the time of development of Dover Hall, reduction of density shall be allowed. Additionally, allowing a particular land use or amenity does not obligate Dover Hall, LLC or its successors to provide them. The goal of the development is to produce a high quality, environmentally sensitive community. The large tract of land provides an opportunity for a mix of land uses that may be developed over a long period of time. The PD designation is necessary to accommodate the mix of land uses and provide for the responsible planning and development of the property over a long time frame. The Dover Hall property is currently used for timber production. A commitment to forestry will be maintained as part of the Master Plan, with silviculture exemptions for applicable regulations and taxes remaining in place until such time as a particular tract of land is platted for subdivision. The Conceptual Master Plan (refer to Exhibit C) for the Dover Hall project shows a maximum development density of 3.0 du/upland acres or 9,051 dwelling units, 1,160,000 square feet of commercial, and 260,000 square feet of institution, government, and civic uses. Additionally the concept plan shall allow for the conversion of commercial acreage to residential. A cap of 400 DU s shall be placed on the residential to commercial conversion. Refer to Section 2 B. for conversion specifics. Proposed land uses in the development are detailed under Section 2 Land Use Designation, Development Standards, and Definitions. The land uses 2

17 anticipate development of residential communities with amenities, recreational facilities, and a commercial use area. The Conceptual Master Plan seeks to maintain significant areas of open space including neighborhood parks and open space corridors. The open space and amenities will be owned and maintained by the developer, homeowner s association, or other legally designated entity. Property deeded to a governmental entity becomes the maintenance responsibility of that entity. The Conceptual Master Plan constitutes an amendment to the current Glynn County Ordinances. The Master Plan introduces land uses that do not exist or have different requirements than those found in the current zoning documents. Land uses such as: Community Recreation and Community River Access are part of the Conceptual Master Plan. The provisions of the Conceptual Master Plan, Exhibits, and Appendices shall apply to development of the Dover Hall Planned Development. In the event of a conflict, the hierarchy of documents is this document and then the Zoning Ordinance of Glynn County or the Subdivision Regulations contained in this document as Appendices A and B. Future ordinance changes by Glynn County will not apply to this PD zoning. F. Storm Water Management The developer or his successors will prepare a storm water management plan for each phase of the Dover Hall project. The plan will address site hydrological characteristics, predevelopment conditions, post development runoff, and storm water management facilities for flood control and treatment. The storm water management plan will consider future construction, and it will detail the ability of the lagoon system to treat runoff and control release rates during storm events as required. As part of the development process, the Owners or its assignees will implement Best Management Practices (BMPs) for Storm Water Management. The BMPs dictate storm water management standards. Use of detention lagoons, where possible, is a practice of treating storm water prior to release to the receiving stream in order to meet water quality standards defined by local and state regulations. G. Wetlands Freshwater wetlands on the property are typical of coastal Georgia. Approximately 5 percent of the land area above mean high water consists of jurisdictional and isolated/non jurisdictional freshwater wetlands. The salt marsh and freshwater wetlands are shown on Exhibits A and B. The freshwater wetlands have been flagged, surveyed and verified by the Corps of Engineers (COE). H. Water and Sewer Services 1. General: The project site consists of an approximately 5,245-acre parcel located in southwestern Glynn County and is shown as Parcel ID Numbers and The site is adjacent to GA Highways 99 and 32, which link directly to Interstate 95 at exit 42. The approximate longitude and latitude for the site are 31º N, 81º W. The site presently is wooded and used for silviculture. The central portion of the site is transected by a right-of-way for the Colonel s Island Railroad. To the north of the site are GA Highways 99 and 32, and low density residential and agricultural/timber land. To the east are the marshes and waterway of Buffalo Creek, to the south are the marshes and waterway of the Turtle River, and to the west are the marshes and waterway of Green Creek. The Master Plan for the project consists of 2, upland development acres, divided into eight districts as follows: 3

18 TABLE 1: DOVER HALL DEVELOPMENT DISTRICTS Development District Upland Acres Open Space/Amenity District Mixed Use District Resort Community District Government/Civic District Traditional Neighborhood District Creekside Residential District Marshside Residential District Riverside Residential District TOTAL 2, Development type and density, and hence water demands and wastewater generation, will vary within each development district. The overall maximum development for the project will be 9,451 dwelling units, 640,000 square feet of commercial development, and 260,000 square feet of Institutional/Civic development. The estimated build-out timeframe for the project is twenty years to forty years. 2. Wastewater Generation Projections: Wastewater generation projections were estimated by using the unit loading rates presented in Table 2 as follows: TABLE 2: WASTEWATER UNIT LOADING RATES Development Type Residential* Commercial Institutional/Civic Ancillary, Municipal, Recreation** Unit Loading 350 GPD/Unit 200 GPD/1,000 SF 20 GPD/1,000 SF 25 GPD/Acre * For master planning purposes flow projections are based on Georgia EPD required 350 gpd per single residential lot. ** Total of acres of Open Space Corridor planned. Wastewater generation based on the unit loadings provided in Table 2 has been calculated for the development. Table 3 presents the anticipated build-out wastewater flows as follows: TABLE 3: BUILD-OUT WASTEWATER GENERATION PROJECTIONS Development Type Ave. Day Wastewater Generation (GPD) Peak Wastewater * Generation (GPD) Residential 3,307,850 8,269,625 Commercial 128, ,000 Institutional/Civic 5,200 13,000 Ancillary, Municipal, Recreation 4,635 11,588 TOTAL 3,445,685 8,614,213 *Peaking factor equals

19 3. Water Demand Projections: Water demands for the project were calculated based on projected land use and development as discussed previously. Unit loadings for water demands are as follows: TABLE 4: WATER UNIT LOADING RATES Development Type Residential * Commercial Institutional/Civic Ancillary, Municipal, Recreation** Unit Loading 400 GPD/Unit GPD/1,000 SF 26.7 GPD/1,000 SF 33.3 GPD/Acre * For master planning purposes flow projections are based on the Georgia EPD required 400gpd per single residential lot. ** Total of acres of Open Space Corridor planned. Water demand based on unit loading provided in Table 4 has been calculated for the development. Table 5 presents the anticipated build-out water demand as follows: TABLE 5: BUILD-OUT WATER DEMAND PROJECTIONS Development Type Average Day Water Demand (GPD) Peak Day Water * Demand (GPD) Peak Hour Water ** Demand (GPD) Residential 3,780,400 6,804,720 10,207,080 Commercial 170, , ,858 Institutional/Civic 6,942 12,496 18,743 Ancillary, Municipal, Recreation 6,174 11,113 16,670 TOTAL 3,964,204 7,135,567 10,703,351 * Peak Day factor equals 1.8. ** Peak Hour factor equals 2.7. Actual build-out demands may vary based on actual development and individual usage. 4. Water Supply and Wastewater Treatment/Disposal: It is proposed that the Dover Hall development be served by the newly formed Brunswick-Glynn Joint Water & Sewer Commission (BGJWSC) combined City/County water and sewer systems. The Developer desires to enter into a water and sewer agreement with the BGJWSC that specifies the Commission s commitment to serve the project and the associated cost responsibility of the Developer. The Developer wishes to work with the BGJWSC to determine the best method for wastewater treatment and disposal for the project and to develop a cost sharing program for the water and sanitary sewer systems. Existing BGJWSC water infrastructure does not extend to the immediate vicinity of the Dover Hall development. Infrastructure needed to meet water demands from the development under build-out conditions likely would include three water supply wells, each with a capacity of 2,000 GPM to 3,000 GPM at a connection pressure of approximately 80 PSI, an elevated water storage tank of a minimum 500,000-gallon capacity, and a network of water transmission and distribution mains throughout the development. The conceptual layout of the water supply system improvements at development build-out is shown on the Water Distribution System Master Plan (refer to Exhibit H). Actual water system requirements for the development will be determined from final design. Over time, it is expected that the 5

20 water system improvements constructed for the development would be connected to the BGJWSC water infrastructure through extensions along Highway Route 82 to the South and Highway Routes 99 and 341 to the north and east. Within the development, wastewater collection will be accomplished with a combination of gravity sewers, multiple regional sewer pump stations, and a master sewer pump station. The conceptual layout of the sanitary sewer collection system at development build-out is shown on the Sanitary Sewer System Master Plan (refer to Exhibit H). Actual sanitary sewer system requirements will be determined from final design. The master sewer pump station will pump wastewater from the development, and possibly from other offsite developments, to BGJWSC collection, treatment, and disposal facilities. Wastewater generated from interim development (first roughly 1,000 ERU) will be conveyed to the BGJWSC collection system, and ultimately to the Academy Creek Water Pollution Control facility for treatment and disposal. Preliminary calculations indicate that connection to the BGJWSC collection system will be accomplished through the installation of a 10-inch diameter force main along Highway Routes 99 and 341 with a manifold connection to an existing 10-inch diameter force main located along Highway Route 341. Beyond the initial +/-1,000 ERU, it is anticipated that sewer flows would reach the maximum capacities of the existing collection and conveyance system to the Academy Creek Water Pollution Control facility. Potential options to accommodate increased future wastewater flows from the development include the installation of a dedicated parallel force main along Highway 341 to the Academy Creek Water Pollution Control facility in conjunction with upgrades to existing pump stations, or installation of a force main to the planned North Mainland Water Pollution Control facility. I. Site Access and Traffic Access to Dover Hall will be from GA Highway 99. Three main entrances off GA Highway 99 are proposed. The main entries may be supplemented by limited access entries at six other locations along GA Highway 99. A copy of Exhibit H Preliminary Traffic Projections, J-18548, March 2008, includes traffic count projections for the project at build-out. J. Environmental and Cultural Resource Studies 1. Phase I Environmental Site Assessment Newbank s Environmental Team performed a Phase I Environmental Site Assessment. The assessment revealed no evidence of Recognized Environmental Conditions in connection with the Dover Hall PD site. Refer to Exhibit I for the complete study. 2. Cultural Resource Overview Brockington and Associates, Inc. conducted a preliminary cultural resource study for the Dover Hall PD site in April of The report identified locations where potential site of significance may be. Prior to the development within a master planned area of the site cultural resource issues shall be addressed with the appropriate government agencies and mitigation/preservation issues will be resolved as required by law. A copy of the Brockington report is included as Exhibit J. 3. Threatened and Endangered Species Report Sligh Environmental Consultants (SEC) was retained to conduct a survey of endangered plants and animals on the site. SEC concluded that the site affords little suitable habitat to support threatened or endangered species due to the historic timber management activities and lack of prescribed burning. No evidence of any listed endangered species was found. A copy of the full report is included as Exhibit K. 6

21 K. Dedications to Glynn County 1. Dedication of Roads and Storm Drainage Systems The Owner will construct all roads and storm drainage in accordance with Glynn County Standards. All roads that are accessible by the public will be dedicated to Glynn County. The Developer will establish a Home Owners Association (HOA) or other approved entity to own and maintain the roads and drainage system within any gated community. 2. Coordination of Water and Waste Water Systems The proposed water and waste water system will be designed and constructed to the standards of the Brunswick Glynn County Joint Water and Sewer Commission (BGCJWSC) specifications. The Developer will dedicate the completed and accepted systems to the BGCJWSC for ownership, maintenance, and operation. 3. Approximately 31 acres of land parallel to GA Highway 99 (100 depth) has been reserved for future road access considerations and a minimum 50 buffer zone. 4. Three government/civic sites are located within the Mixed Use Area and along Highway 99 consisting of approximately 35 acres of upland and 5 acres of wetland as indicated on the Conceptual Master Plan. Uses may include government offices, schools, police, fire station, well sites, water towers and EMC uses. The exact location of the government/civic sites shall be coordinated with the county and other appropriate county agencies. 5. The conveyance of the property to be dedicated to Glynn County and included as part of the government/civic district shall occur upon request from Glynn County within a mutually agreed upon time frame between the owners of Dover Hall and Glynn County. L. Restrictive Covenants The Owner will prepare Restrictive Covenants that will be applied to Dover Hall. The Restrictive Covenants will be recorded with the Glynn County Clerk of Superior Court and will be enforced by the Owner or its designee. M. Development Standards Site development within the Dover Hall PD will be controlled by the development standards that are established in Section 2 of this document and the Glynn County Water Resource Protection Ordinance. In the event of a conflict, the hierarchy of documents shall be this document and then the Glynn County Zoning Ordinance and Subdivision Regulations included as Appendices A and B. 7