TO: Glynn County Islands Planning Commission. Karl W. Bursa, AICP, Planner II. PP3105 Stillwater Phase III. DATE: November 10, 2015

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1 COMMUNITY DEVELOPMENT DEPARTMENT Planning and Zoning Division 1725 Reynolds Street, Suite 200, Brunswick, GA Phone: /Fax: TO: Glynn County Islands Planning Commission FROM: Karl W. Bursa, AICP, Planner II MEMO SUBJECT: PP3105 Stillwater Phase III DATE: November 10, 2015 BACKGROUND: REQUEST: Consider approval of a preliminary plat for a fifty-one (51)-lot subdivision on acres. The proposed subdivision is located in the Stillwater Subdivision, along Lake Stillwater Drive. APPLICANT: St. Simons Holdings, Inc., applicant and owner. PARCEL ID: CURRENT ZONING: Forest Agricultural PROPOSED ZONING: No change EXISTING LAND USE: Undeveloped PROPOSED LAND USE: Subdivide the property into fifty-one (51) lots. PLANNING: The preliminary plat for Phase III proposes to subdivide a acre parcel in the Stillwater Subdivision in order to create fifty-one (51) separate lots, each intended for a one-family dwelling. 1

2 PRELIMINARY PLAT REQUIREMENTS: Section 703 of the Subdivision Regulations The Preliminary Plat shall consist of a map or maps, drawn at a scale of not less than one (1) inch in two hundred (200) feet, depicting the following: 1. The proposed name of the subdivision and proposed street names which shall not duplicate or too closely approximate phonetically the name of other subdivisions or streets in Glynn County. If shown to the contrary, the Planning Commission or Geographic Information System (GIS) office may refuse to accept such subdivision and street names. Must indicate whether the streets are to be public or private. 2. Name, address and telephone number of the owner of record. 3. Name, address and telephone number of the subdivider. 4. Date of survey, north point and graphic scale, source of data, date of plat drawing and space for revision dates. 5. Preliminary Plat Certificates and Statements as follows: a) Certificate of Preliminary Design I hereby certify that the preliminary plat and layout of the proposed lots, blocks, streets and other features included in this proposed Preliminary Plat have been prepared by me or under my direct supervision. By: Land Surveyor No. Date: 2

3 b) Certificate of Preliminary Plat Approval All requirements of the Glynn County Subdivision Regulations relative to the preparation and submittal of Preliminary Plats have been fulfilled, approval of this plat is hereby granted, subject to further provisions of said regulations. This Certificate shall expire (date). Date of Approval Chairman, Glynn County Islands Planning Commission PRELIMINARY PLAT - DO NOT RECORD 6. A vicinity map locating the subdivision in relation to the surrounding area with regard to well-known landmarks such as major streets and thoroughfares, rail road rights-of-way, rivers, streams and other named bodies water. Vicinity maps may be drawn in freehand and at a scale sufficient to show clearly the information required, but not smaller than one inch to one mile. 7. Name of former subdivision(s), if any. Staff Comment: N/A. 8. Exact boundary lines of the tract or parcel to be subdivided, indicated by a heavy line giving length and bearings and total subdivision land area in acres. The boundary lines shall apply to the entire tract to be subdivided. 9. Natural features within the proposed subdivision, including drainage channels, bodies of water, flood plain, wetlands and other significant features. 10. Cultural features within the proposed subdivision, including rights-of-way widths, names of existing and proposed streets and alleys, existing structures, existing easements, buildings, city and county lines, zoning districts and boundaries, and other significant information. 3

4 11. Proposed layout including lot lines with rough dimensions, lot numbers, block letters, street and alley lines, and sites reserved through covenants and dedications or otherwise for public uses. 12. Location of existing water and sewer utilities, if a connection to these public systems is proposed. Staff Comment: Based on the letter from the Brunswick-Glynn Joint Water and Sewer Commission dated October 13, 2015, the system currently lacks the capacity to handle the addition of any residential units other than those already platted. Due to this finding, the proposed preliminary plat is not in compliance with Glynn County Subdivision Regulations. Per Section 606.1, Subdivisions within the unincorporated area of Glynn County shall be served by public water and sanitary sewer systems in compliance with Environmental Protection Division of Georgia Department of Natural Resources regulations and all local ordinances, including Section of the Glynn County Code of Ordinances which pertains to water and sewer utilities... unless the County Commission may find the conditions are such that one or both of these installations may not be necessary. The applicant does have the option of requesting a Water/Sewer Variance, but as of this time, no such request has been received; therefore, the proposed preliminary plat does not meet the requirements of this criterion. 13. Proposed unit division or stage of development, if any, by the subdivider. Staff Comment: Phase III of Stillwater Subdivision. 14. The names of owners of record and zoning of land adjacent to the tract to be subdivided. 15. F.I.R.M. Panel Number and flood zone designation. 16. Building setback information per Zoning Ordinance, including setback lines on odd shaped lots. COMPLETION OF THE APPLICATION Staff believes the submitted preliminary plat does not meet all ordinance requirements necessary for approval. 4

5 ACTIONS: 1. Approve the Preliminary Plat; 2. Approve the Preliminary Plat, subject to any necessary modifications the nature of which shall be indicated on the Preliminary Plat or attached to it in writing; or 3. Deny the Preliminary Plat or any portion thereof in which case the Planning Commission shall so notify the applicant in writing, stating the reasons therefore. MOTIONS: I move to approve application PP3105 Stillwater Phase III, subject to the preliminary plat meeting the requirements of all applicable codes and regulations; I move to defer application PP3105 Stillwater Phase III; or I move to deny application PP3105 Stillwater Phase III. ATTACHMENTS: APPENDIX A LOCATION MAP APPENDIX B PROPOSED PRELIMINARY PLAT APPENDIX C REVIEW HISTORY 5

6 PP3105 Appendix A - Location Map CHAMPNEY CHAMPNEY PDG PDG CP PP3105 RICE MILL STILLWATER DR TRICE LN STILLWATER DR PD Water Line Esmt - 20' HAMPTON POINT DR PDG 4 PDG Feet ,000 2,000 MARLIN LN <Double-click to enter text> DRAINAGE & UTILITY ESMT - 20' DRAINAGE & UTILITY ESMT - 20' DRAINAGE & UTILITY ESMT - 20' CP DRAINAGE & UTILITY ESMT - 20'

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8 GLYNN COUNTY COMMUNITY DEVELOPMENT REVIEW HISTORY for PP3105 Stillwater Phase III as of 09/30/ :55 am Intake Desk Telephone Review # Assigned To Result Result By Due Completed Drainage 1 Ben Pierce Compliant Pierce 09/02/ /01/2015 recommend draiange easments to wetland areas in order to drain roadside Engineering 1 Paul Andrews NOT Compliant Keller 09/02/ /15/2015 NC in order to input resubmittal Engineering 2 Paul Andrews NOT Compliant Andrews 09/23/ /22/2015 Plans reviewed were stamped by P&Z on 15sept2015 Non-Compliant 1. Drainage and water quality will have to be accommodated. The wetlands area cannot be used for water quality. 2. The wetland and CMPA lines should be updated. 3. Curve data should be included for the right-of-way. Paul Andrews 22sept2015 Note: Use of the 50-ft right-of-way will require that the drainage system be designed so that the 10-ft reduction is available. Drainage from the rear of the lots may be an issue. The final plat will have to include drainage easement as needed to accommodate it. 4. Use of the stub streets will require careful design of the end driveways. It is the experience of the county that without easements or other means of maneuvering, it may be difficult to exit the lots at the end Fire Department 1 Fred Johnson Compliant Johnson 09/02/ /08/ GIS Address 1 Leigh Newton NOT Compliant Newton 09/02/ /28/2015 OLD STILL DRIVE: THIS IS A BAD NAME BECAUSE OF OLD MONUMENT RD IN THE SAME ESN ZONE, 185. I'M SUGGESTING NORTH LAKE STILL WATER DR SINCE THE ROAD IS ACUTALLY A CONTINUATION OF LAKE STILL WATER DR. OR, STILL DRIVE. ANY ROAD BEGINNING WITH THE WORK OLD IS A BAD CHOICE. THERE ARE 18 ROADS COUNTY WIDE AND 5 ON ST SIMONS BEGINNING WITH OLD. OR ANOTHER ALTENATIVE TO THE ROAD LABELED OLD STILL DR: CURRENTLY THERE ARE TWO HOMES UNDER CONSTRUCTION ON LAKE STILLWATER DRIVE. FOR 911 PURPOSES, I BELIEVE RENUMBERING THIS WHOLE STREET WOULD BE BEST FOR 911 IN THE FUTURE. 300 NUMBERS FOR THE CURRENTLY PLATTED LOTS ON LAKE STILLWATER. 400 NUMBERS FOR THE NEW CONTINUOUS SECTION AND USE THE NAME LAKE STILLWATER WITHOUT THE NORTH SUGGESTED ABOVE. RED CEDAR WAY: THIS IS A BAD NAME CHOICE. RED MAPLE CT ALREADY EXISTS IN THE SAME ESN IN FREDERICA TOWNSHIP. PLEASE CHOOSE ANOHTER NAME GIS Address 2 Leigh Newton Compliant Newton 09/23/ /16/ GIS Mapping 1 Marilyn Proper NOT Compliant Proper 09/02/ /26/2015 PP3105 Stillwater Phase III Not Compliant. - Note 12 states the minimum lot size = 20,000 square feet. The smallest lot in this phase does not appear to Print Date: 9/30/2015 Page 1 of 2

9 Review # Assigned To Result Result By Due Completed be lot 73, but lot 124. The information submitted on has been entered into the data base GIS Mapping 2 Marilyn Proper Compliant Proper 09/23/ /16/2015 The information submitted on is compliant and has been entered into the data base Intake Desk 1 Denise Keller Compliant Keller 08/21/ JWSC 1 Elizabeth Burns Compliant Burns 09/02/ /10/2015 Comments 1. Owner/developer must submit construction drawings for this Phase that meet current JWSC Construction Standards 2. The JWSC will submit the construction drawings to the EPD for review. Before the JWSC can approve the project in INFOR, written EPD approval is required. 3. Sanitary Sewer system reviews waivers from the EPD are on a case-by-case basis by the EPD. Before the project is compliant in INFOR, written notice from the EPD is required Planners Pre-Review 1 Compliant Bursa 08/24/ /25/ Planning and Zoning 1 Karl Bursa NOT Compliant Bursa 09/02/ /02/2015 Not Compliant. Note #12 is incorrect. Smallest lot is Lot 124 (22,500 SF). Also, Certificate of Prelminary Plat signature line should read "Chairman, Glynn County Islands Planning Commision" Planning and Zoning 2 Karl Bursa Compliant Bursa 09/23/ /24/2015 Preliminary Plat OK for hearing. KB Resubmit 1 Denise Keller Compliant Keller 09/15/ Traffic 1 Ben Pierce NOT Compliant Pierce 09/02/ /01/2015 Minor streets should carry no more than 250 ADT on Cul de sacs. This development is anticipated to carry 510 ADT. Per Minor Street definition of section Traffic 2 Ben Pierce Compliant Pierce 09/23/ /29/2015 Number of Reviews 16 Print Date: 9/30/2015 Page 2 of 2