TO: Glynn County Board of Commissioners. Eric Landon, Planner II. ZM2773 Peppertree Crossing Phase II

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1 COMMUNITY DEVELOPMENT DEPARTMENT Planning and Zoning Division 1725 Reynolds Street, Suite 200, Brunswick, GA Phone: /Fax: TO: Glynn County Board of Commissioners MEMO FROM: SUBJECT: Eric Landon, Planner II DATE: April 22, 2014 BACKGROUND: ZM2773 Peppertree Crossing Phase II REQUEST: Consider a request to amend a Planned Development Zoning District Text for a property consisting of acres known as Peppertree Crossing Phase II. APPLICANT: Larry Bryson, agent for PC2 LLC, owner. PARCEL NUMBERS: , , , through and through CURRENT ZONING: PD (Planned Development) PROPOSED ZONING: PD (Planned Development) COMPREHENSIVE PLAN LAND USE DESIGNATION: This site is located in Central Glynn on Future Development Map. The adopted Future Land Use Map shows this site as being located in a Regional Center. EXISTING LAND USE: Vacant lots with existing infrastructure for development. PROPOSED LAND USE: Detached single-family development. PLANNING: The proposed request is to amendment the Peppertree Planned Development to permit detached single family dwellings. The current text allows for duplex and row house development only. The proposed request will allow detached units on a minimum of 6,000 square foot lots as shown on the attached preliminary layout plan.

2 FINDINGS 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 request will not be a detriment to the adjacent property owner(s). The proposed use is consistent with the surrounding properties at will result in a decrease in the density of the overall project. Whether the zoning proposal will adversely affect the existing use or usability of adjacent or nearby property. The proposed change will not adversely affect the use of the adjacent property. Whether the property to be affected by the zoning proposal has a reasonable economic use as currently zoned. Yes, the existing zoning allows for duplex and row house development. However this property has remained vacant for several years with existing infrastructure in place. 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. None, the street and utilities have previously been approved. Whether the zoning proposal is in conformity with the policy and intent of the Comprehensive Land Use Plan. Yes, this property is identified as being located in a Regional Center Future Land Use Map. Whether there are other existing or changing conditions affecting the use and development of the property, which give supporting grounds for approval or disapproval. None. ALTERNATIVES: 1. Approve the request as submitted. The development of the property may proceed. 2. Deny the request as submitted. 3. Defer the request at the request of the applicant or at the request of staff. STAFF RECOMMENDATION: Staff recommends approval of application ZM2773 to amend the PD (Planned Development) for Peppertree Crossing.

3 MPC RECOMMENDATION: At the April 1, 2014 regular meeting of the Mainland Planning Commission the following motion was made: Motion: Second: Vote/Aye: Vote/Nay: Mr. Tom Boland recommended approval of ZM2773 to amend the Planned Development for Peppertree Crossing, Phase II. Buddy Hutchinson Tom Boland, Buddy Hutchinson, Bill Brunson, Larissa Harris, Buddy Hutchinson, Gary Nevill, John Williams None RECOMMENDED MOTION: I move to approve application ZM2773 to amend the PD (Planned Development) for Peppertree Crossing. ATTACHMENTS: APPENDIX A - LOCATION MAP APPENDIX B PD TEXT APPENDIX C PRELIMINARY LAYOUT PLAN

4 MR R12 LC LC GC M20 R20 LC M20 GC ALTAMA SCRANTON COMMERCE KEVIN YORKTOWN CARTER BAYBRIDGE PEPPERTREE CROSSING GLYNNMARSH MARKET KENSINGTON CAMELIA APTS CORMACS DRIVEWAY DOVER CAMELIA APTS ALTAMA Feet 4 ZM2773

5 Planned Development Zoning District Amendment For Peppertree Crossing Subdivision Phase Two and Phase 2, Revised Acres, Glynn County, Georgia Parcel ID: , , , Through Through Map Reference No: See Glynn County Owner Parcel Information Submitted to: Glynn County Planning Commission and Glynn County Board of Commissioners By: PC2, LLC Revised March, 2014

6 A. General Description of the Proposal: To amend the Planned Development Residential zoning of that portion of Phase Two of Peppertree Crossing Subdivision consisting of all of the property shown and described on the Final Plat of Peppertree Community acres, prepared by Atlantic Survey Professionals and certified by Ernest C. Johns, Georgia Registered Surveyor No (the Existing Plat ), EXCEPT for Lots 1, 2,10, 11, 12, 13, and 14, as shown on such Plat, to permit the creation of thirty-five single family lots, numbered 1-R-35-R. Lots 1-2 and Lots of Phase Two, as shown on the Existing Plat, are existing rowhouse or duplex lots not affected by this amendment. See attached master plan, Exhibit A, for description and layout of the newly created lots ( the Revised Lots ). B. Present Ownership & Legal Description of Revised Lots: 1. Current Owner is PC2, LLC acres on a plat of survey dated 06/29/00, prepared by Atlantic Survey Professionals and certified by Ernest C. Johns, Jr., Georgia Registered Land Surveyor No. 2774, LESS AND EXCEPT LOTS 1, 2, 10, 11, 12, 13 and 14 as shown on that certain Final Plat of Peppertree Crossing Phase II ( a Rowhouse Community), dated September 19, 2007, and recorded in the office of the Clerk of Superior Court, Glynn County, Georgia, in Plat Book 30, Map 473. See attached Final Plat, Exhibit B. A copy of the master plan for Peppertree Crossing, Phase 2, Revised, is attached hereto and made a part hereof for all purposes. See attached master plan, Exhibit A. C. Land Use and Development Standards, Density, Height Limitation, Yard Requirements and Restrictive Covenants: Each of the Revised Lots shall be used for the development and construction of a single family detached unit. The deed for each individual unit will convey fee simple title. All units in Phase One and those units in Phase Two, as originally platted, consisting of Lots 1-2 and Lots 10-14, are rowhouse or duplex units and all of the Revised Lots in Phase 2, Revised, are single family detached units. Phase One contains 75 units, Phase Two contains 7 rowhouse or duplex units and Phase 2, Revised, contains 35 single family detached units. Maximum density for the property will be (8) units/acre for Phase One and (8) units/ acre for Phase Two and Phase 2, Revised. Maximum height restriction is 45 feet. Each unit will have minimum set back of 10 ft. from any side street or 20 ft. from frontage street, 7 ft. from the rear property line and 7 ft. from any adjoining side property line. D. Total Number of Acres in the Proposed Development and Percentages Designated for Each Proposed Type of Land Use, Including Public Facilities: Phase 2, Revised 1 Total number of acres in this development is acres acres proposed for lots percent acres proposed for roads percent acres proposed for common area percent Acres of Development Area.

7 E. Tabulations Showing the Maximum Number, Type and Net Density of Dwelling Units, Proposed for Phase 2, Revised. 1. There are proposed 35 single family lots in Phase 2, Revised. The net density is 6.32 units per acre. 2. Each of the Revised Lots will have no more than one single family home. F. Proposed Dedication or Reservation of Land for Public Use, Including Streets, Easements and Park: ( This is a gated community). 1 There are acres of road in Phase One, Phase Two, and Phase 2, Revised. They are to remain private. 2 There will be reserved easements shown on the recorded map and plan of said subdivision including easements for street, utilities, drainage, water, sewer and such other easements as may be shown and depicted upon the map or plat. In addition to the easements shown and depicted there is hereby reserved unto the developer and its successors, an easement ten (10) feet in width on the side of each corner lot and ten (10) feet in width upon the front of each lot. These easements may be used for any lawful purpose including utilities and drainage and for access to any other easement. Additionally, each of the Revised Lots abutting a perimeter boundary line will have an easement for landscape purposes ten (10) feet in width on the rear of such Revised Lots. G. Plans for Open Space, Courts, Walks and Common Areas: 1 There will be open space in each yard. The yards will be maintained by the Property Owners Association. 2 There is a sidewalk proposed on each street which will be maintained by the Property Owners Association. 3 A Clubhouse, Community Building, Pool, Tennis Court, Putting Green and Walking Trails are planned or now exist and will be owned and maintained by the Property Owners Association for the benefit of Peppertree Crossing Phase 1, Phase 2, and Phase 2, Revised. 4 There are proposed common areas in Phase 2, Revised, of acres as indicated on the proposed master plan, to be owned and maintained by the Home Owners Association. H. Plans for the Provision of Utilities, Including Water, Sewer and Drains. 1 All utilities are run underground in the street right of way. 2 Drainage is by road gutter to drop boxes then into the area drainage ditch system as approved by Glynn County. I. Plans for Parking, Loading, Access Ways, Signs, Buffers and Light Protection: 1 Each unit will have a minimum of two off street paved parking areas, exclusive of garages. 2 No loading required except in drive ways. 3 Scranton Connector and Peppertree Crossing Avenue are the main access ways.

8 4. Only street signs and or entrance signs are allowed in the subdivision and one for sale or lease sign at the entrance for the developer only until all of Peppertree Crossing Subdivision is completely developed and sold out. 5. There are only residential type streetlights and small landscaping lights so there will be no adverse effects to surrounding areas. J. Development Schedule: The subdivision roads, water and sewer are complete in Phase 2, Revised, and sale of lots and development of Phase 2 will begin immediately upon approval of the amended zoning text and the approval and recording of a final subdivision Plot. K. Assurances for Development and Maintenance: Water and Sewer utilities through the private streets will be from public utilities through infrastructure constructed at the expense of the developer. Streets and rights-of-way will be private. All street improvements will be at the expense of the Developer. Streets and utilities will be engineered with approval of Glynn County and City of Brunswick prior to installation or modification. Access streets have been improved and paved at the expense of the developer and are maintained by the Peppertree Property Owners Association. All paving will be installed as engineered with approval of Glynn County Engineering Department and City of Brunswick prior to installation. L. Property Owners Association: The Property Owners Association is controlled by the Property Owners. M. Amendments: The Developer/ Applicant or Applicants Successors acknowledge that any changes to this planned development text will require approval of the Glynn County Board of Commissioners.

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