TO: Glynn County Mainland Planning Commission. Eric Lee Johnson, Planning Division Manager. PP2944 McKenzie Gardens. DATE: November 20, 2014

Transcription

1 MEMO COMMUNITY DEVELOPMENT DEPARTMENT Planning and Zoning Division 1725 Reynolds Street, Suite 200, Brunswick, GA Phone: /Fax: TO: Glynn County Mainland Planning Commission FROM: Eric Lee Johnson, Planning Division Manager SUBJECT: PP2944 McKenzie Gardens DATE: November 20, 2014 BACKGROUND: REQUEST: Consider preliminary plat approval for a 73 lot subdivision on a portion of a acre parcel, located on the north side of McKenzie Lane. APPLICANT: Gene Brockington, agent for Jill Brockington and C.L. Tankersley, owners. PARCEL ID: CURRENT ZONING: PD Planned Development PROPOSED ZONING: No change. EXISTING LAND USE: Undeveloped land. PROPOSED LAND USE: Subdivide the property into multiple lots in anticipation of one-family dwellings (townhouses). PLANNING: In 2007, the Board of Commissioners approved an application (ZM ) to rezone the subject property from FA Forest Agricultural to PD Planned Development in anticipation of 99 dwelling units, but subject to the recommendations provided by staff regarding the traffic on McKenzie Drive. At this time, staff has determined that these traffic issues can be effectively addressed during the construction plans submittal/review phase of the project and prior to approval of the final plat.

2 This preliminary plat proposes 73 lots for one-family (attached) dwellings. Although only a portion of the property is proposed for subdivision at this time, the entire parcel would have a 10-foot buffer wide along the perimeters as required by the Development Text. One (1) point of ingress/egress is proposed on McKenzie Lane. 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 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. 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. 13. Proposed unit division or stage of development, if any, by the subdivider. 14. The names of owners of record and zoning of land adjacent to the tract to be subdivided. 15. FIRM Panel Number and flood zone designation. 16. Building setback information per Zoning Ordinance, including setback lines on odd shaped lots. ALTERNATIVES: 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. Disapprove the Preliminary Plat or any portion thereof in which case the Planning Commission shall so notify the applicant in writing, stating the reasons therefore. RECOMMENDATION: Staff recommends approval of application PP2944, subject to the preliminary plat meeting the requirements of all applicable codes and regulations. RECOMMENDED MOTION: I move to approve application PP2944, subject to the preliminary plat meeting the requirements of all applicable codes and regulations. 4

5 ATTACHMENTS: APPENDIX A LOCATION MAP APPENDIX B PROPOSED PRELIMINARY PLAT APPENDIX C DEVELOPMENT TEXT APPENDIX D REVIEW HISTORY 5

6 PP2944 Appendix A: Location Map OLD JESUP RD GI BI GISCO RANGE RD GODLEY RD WILLIE LN FA WILLIAMS RD NEW JESUP HWY LC M12 R12 GREEN SWAMP RD CHRIS RD RIPPLE LN KARA LN GC NEW JESUP HWY HIGHWAY 99 PD DEPRATTER LN GRANTS FERRY RD LANE WAY PP2944 EDNA WAY SAVINA DR MCKENZIE DR HC CAPALLTON DR CLINTON DR NEW STERLING RD PDR BRADLEY DR CP SAMS LN BRIAN DR GR FERNWOOD DR KEITH DR SWAN ST FINCH ST CALLAWAY CT CURRY LN R9 HOLTZ RD ELIZA LN CHARITY CIR MH Milesµ

7

8 GLYNN COUNTY COMMUNITY DEVELOPMENT REVIEW HISTORY for PP2944 McKenzie Gardens as of 11/24/ :27 pm Intake Desk Telephone Review # Assigned To Result Result By Due Completed Drainage 1 Ben Pierce Compliant Pierce 11/12/ /18/ Engineering 1 Robert Bowen NOT Compliant Bowen 11/12/ /19/2014 Violates SD ordinance---cul-de-sac road must be less than 1200ft Engineering 2 Robert Bowen Compliant Bowen 11/25/ /24/2014 After reading the PD text and talking to P. Andrews the following must be worked out: ZM was approved with the following: The applicant needs to work with County Engineering staff to provide a plan for resolving access. County Engineering and Public Works will need to determine if the existing street can provide adequate and safe access. No building permits or platting can be approved until adequate access to the site is approved by County Engineering The PP as it is does not address the provision of PD. It almost looks like additional R/W needs to be obtained to smooth out or eliminate corner and address the following provisions of the SD regulations. The approach redesign will be needed to allow project to comply with SD regulations a, b, c & d Fire Department 1 Fred Johnson Compliant Johnson 11/12/ /05/ Fire Department 2 Fred Johnson Compliant Johnson 11/12/ /05/2014 Must install fire hydrants every 500 feet GIS Address 1 Jimmie Hurlbut NOT Compliant Hurlbut 11/12/ /06/ McKenzie Drive will not work. We already have a McKenzie Drive and McKenzie Lane in this immediate area within the same ESN zone. Suggestion: Rename Subdivision and the entry road should carry the name of the subdivision. 2. Addresses are not on the plat GIS Address 2 Leigh Newton Compliant Newton 11/25/ /21/2014 Gardens Drive is compliant with the Addressing Ordinance per the plat revision dated 11/20/14. Shupe can contact GIS for addresses when they are ready GIS Mapping 1 Marilyn Proper NOT Compliant Proper 11/12/ /05/2014 PP2944 McKenzie Gardens Not Compliant. - Glynn County regulation requires the total subdivision land area in acres. - The adjoining parcel ELV INVESTMENT,LLC is zoned PDR. Please correct in both listings. The information submitted on has been entered into the data base GIS Mapping 2 Marilyn Proper 11/25/2014 Print Date: 11/24/2014 Page 1 of 2

9 Review # Assigned To Result Result By Due Completed Intake Desk 1 Denise Keller Compliant Keller 11/04/ JWSC 1 Elizabeth Burns Compliant Burns 11/12/ /06/ Planners Pre-Review 1 Cayce Dagenhart Compliant Dagenhart 11/05/ /05/2014 Ok to put on the agenda Planning and Zoning 1 Eric Johnson NOT Compliant Johnson 11/12/ /06/2014 Indicate the name, address, and telephone number of the owner of record Section In the box for Certificate of Preliminary Design, please include a space to insert the date Section Question: With respect to the new parcels that aren t assigned a lot number, are they common areas? Under Note 14, indicate the size of the entire parcel (total subdivision land area in acres Section 703.8). This will help in determining project density. Under Note 14, indicate, The minimum width on each dwelling unit after division of the building into individual dwelling units shall be no less than 16 feet. Under Note 15, please indicate that No building may be any closer than 14 feet from any other building. Also, graphically depict the rear and side (end unit only) setback lines to ensure compliance with this PD Text. Graphically depict a 10-foot wide buffer along all exterior property lines PD Text. The PD Text stipulates there will be a minimum of 20% green space within the development, which may include parks and wetland area. Please indicate by note the proposed green space to ensure compliance with the aforementioned. Indicate location of existing water and sewer utilities, if a connection to these public systems is proposed Section Indicate proposed unit division or state of development (project phasing), if any Section Question: The PD Text stipulates that each unit of a building will have two (2) off-street parking spaces. I assume this will be accomplished via tandem parking (1-car garage and a 1-car driveway)? Planning and Zoning 2 Eric Johnson Compliant Johnson 11/25/ /21/2014 Approved contingent upon the determination of County Engineering and Public Works determining existing street can provide adequate and safe access Resubmit 1 Denise Keller Compliant Keller 11/20/ Traffic 1 Ben Pierce Compliant Pierce 11/12/ /18/2014 Approved pending inhouse traffic counts and generation study. Pavement section may not be able to support this development. Number of Reviews 16 Print Date: 11/24/2014 Page 2 of 2

10 GLYNN COUNTY COMMUNITY DEVELOPMENT REVIEW HISTORY for PP2944 McKenzie Gardens as of 11/21/2014 1:59 pm Intake Desk Telephone Review # Assigned To Result Result By Due Completed Drainage 1 Ben Pierce Compliant Pierce 11/12/ /18/ Engineering 1 Robert Bowen NOT Compliant Bowen 11/12/ /19/2014 Violates SD ordinance---cul-de-sac road must be less than 1200ft Engineering 2 Robert Bowen NOT Compliant Bowen 11/25/ /21/2014 After reading the PD text and talking to P. Andrews the following must be worked out: ZM was approved with the following: The applicant needs to work with County Engineering staff to provide a plan for resolving access. County Engineering and Public Works will need to determine if the existing street can provide adequate and safe access. No building permits or platting can be approved until adequate access to the site is approved by County Engineering The PP as it is does not address the provision of PD. It almost looks like additional R/W needs to be obtained to smooth out or eliminate corner and address the following provisions of the SD regulations. The plat also appears to violate SD regulations a, b, c & d. These would seem to be fatal flaws to PP approval Fire Department 1 Fred Johnson Compliant Johnson 11/12/ /05/ Fire Department 2 Fred Johnson Compliant Johnson 11/12/ /05/2014 Must install fire hydrants every 500 feet GIS Address 1 Jimmie Hurlbut NOT Compliant Hurlbut 11/12/ /06/ McKenzie Drive will not work. We already have a McKenzie Drive and McKenzie Lane in this immediate area within the same ESN zone. Suggestion: Rename Subdivision and the entry road should carry the name of the subdivision. 2. Addresses are not on the plat GIS Address 2 Leigh Newton Compliant Newton 11/25/ /21/2014 Gardens Drive is compliant with the Addressing Ordinance per the plat revision dated 11/20/14. Shupe can contact GIS for addresses when they are ready GIS Mapping 1 Marilyn Proper NOT Compliant Proper 11/12/ /05/2014 PP2944 McKenzie Gardens Not Compliant. - Glynn County regulation requires the total subdivision land area in acres. - The adjoining parcel ELV INVESTMENT,LLC is zoned PDR. Please correct in both listings. The information submitted on has been entered into the data base GIS Mapping 2 Marilyn Proper 11/25/2014 Print Date: 11/21/2014 Page 1 of 2

11 Review # Assigned To Result Result By Due Completed Intake Desk 1 Denise Keller Compliant Keller 11/04/ JWSC 1 Elizabeth Burns Compliant Burns 11/12/ /06/ Planners Pre-Review 1 Cayce Dagenhart Compliant Dagenhart 11/05/ /05/2014 Ok to put on the agenda Planning and Zoning 1 Eric Johnson NOT Compliant Johnson 11/12/ /06/2014 Indicate the name, address, and telephone number of the owner of record Section In the box for Certificate of Preliminary Design, please include a space to insert the date Section Question: With respect to the new parcels that aren t assigned a lot number, are they common areas? Under Note 14, indicate the size of the entire parcel (total subdivision land area in acres Section 703.8). This will help in determining project density. Under Note 14, indicate, The minimum width on each dwelling unit after division of the building into individual dwelling units shall be no less than 16 feet. Under Note 15, please indicate that No building may be any closer than 14 feet from any other building. Also, graphically depict the rear and side (end unit only) setback lines to ensure compliance with this PD Text. Graphically depict a 10-foot wide buffer along all exterior property lines PD Text. The PD Text stipulates there will be a minimum of 20% green space within the development, which may include parks and wetland area. Please indicate by note the proposed green space to ensure compliance with the aforementioned. Indicate location of existing water and sewer utilities, if a connection to these public systems is proposed Section Indicate proposed unit division or state of development (project phasing), if any Section Question: The PD Text stipulates that each unit of a building will have two (2) off-street parking spaces. I assume this will be accomplished via tandem parking (1-car garage and a 1-car driveway)? Planning and Zoning 2 Eric Johnson Compliant Johnson 11/25/ /21/2014 Approved contingent upon the determination of County Engineering and Public Works determining existing street can provide adequate and safe access Resubmit 1 Denise Keller Compliant Keller 11/20/ Traffic 1 Ben Pierce Compliant Pierce 11/12/ /18/2014 Approved pending inhouse traffic counts and generation study. Pavement section may not be able to support this development. Number of Reviews 16 Print Date: 11/21/2014 Page 2 of 2