The Board of Commissioners. Cayce Dagenhart, AICP, Planner II. ZM3393 The Enclave at Gateway Center

Transcription

1 COMMUNTY DEVELOPMENT DEPARTMENT Planning and Zoning Division 1725 Reynolds Street, Suite 200, Brunswick, GA Phone: /Fax: TO: FROM: The Board of Commissioners Cayce Dagenhart, ACP, Planner MEMO SUBJECT: ZM3393 The Enclave at Gateway Center DATE: February 8, 2017 BACKGROUND: REQUEST: Consider a request to amend the Planned Development Text for the Enclave at Gateway Center located on Glynco Parkway across from the Notting Hill Subdivision. The primary purpose of this request is to remove the site plan currently associated with the text, update the owner information, and adjust development areas and the density associated with the individual areas. APPLCANT: Chris Amos with CSEC, nc., agent and applicant for Corn House Creek Holdings, LLC, and Enclave Capital, LLC, owners. PARCEL Ds: & CURRENT ZONNG: Planned Development (PD) PROPOSED ZONNG: Planned Development (PD) COMPREHENSVE PLAN LAND USE DESGNATON: The adopted Future Land Use Map shows the parcel as Regional Center. EXSTNG LAND USE: Currently undeveloped PROPOSED LAND USE: Multi-family Homes PLANNNG: The proposed request is to amend the Planned Development Text most recently approved as ZM1342 Enclave at Gateway Center, by the Board of Commissioners on February 5, t was originally part of the Golden sles Gateway District. The approval of the zoning changes in 2009 removed it from the Golden sles Gateway Center and made it a separate Planned Development. 1

2 REQUESTED CHANGES: The applicant has requested that the site plan originally approved with this Planned Development Text (pages 6-8 in Appendix B) be replaced with the master plan and survey provided in Appendix C. A new site plan for Parcel B has been submitted to the county and is currently under staff review. This site plan will require approval by the Mainland Planning Commission. The applicant has requested approval of the following proposed changes to the Enclave at Gateway Center PD Text: 1. Title page: The applicant has updated the owners names and contact information; 2. Page 1: Ownership information has been updated, consistent with the title page; 3. Page 2, C (1)( A): Statement removed from the first paragraph: A maximum of 288 residential dwelling units are allowed on the acres associated with phase, the remaining acres will reserved as future development. The density stipulated on page 3, F. 4. Page 3: i. C(2)(e) has been removed: As a result, C(2)(f) now becomes C(2)(e). ii. iii. iv. STAFF RECOMMENDATON CHANGE : n the new C(2)(e) staff recommends that the statement be adjusted to read Site Coverage- Maximum 60% Site coverage does not include lakes, detention/retention ponds or wetlands. D(2) has been removed. As a result, D(3) now becomes D(2). The Development Table E has been adjusted as follows: Total District Area acres 100% Development Area - Phase acres 89.30% C.O.E. Jurisdiction Area acres 10.30% Access Easement.159 acres 0.40% Development Area Parcel A acres 71.95% Development Area Parcel B acres 28.05% Jurisdictional Wetlands Parcel A 4.22 acres 10.67% Jurisdiction Wetlands Parcel B 1.48 acres 3.74% v. F. Density: Statement has been adjusted. t eliminates the maximum 288 residential dwelling within phase 1 and replaces it with an overall density for the development instead, again, not changing the maximum of 398 dwelling units for this development. 2

3 5. Page 4: i. H. Open Space: STAFF RECOMMENDATON CHANGE: Modify the last sentence, which currently reads The area of the lakes is part of the development area to be used in the calculations for density. to read Development area shall be defined consistent with the Glynn County Zoning Ordinance. Development area stated by the Glynn County Ordinance states: All land used in the calculations for Density and Site Coverage. Development Area shall not include Waters of The State as defined by the Georgia Department of Natural Resources, Jurisdictional Wetlands as defined by the Army Corps of Engineers, areas seaward of the Beach and Dune Development Setback Line as defined in section 727, public or private right-of-ways, access easements or accessways as appropriate. ii. iii.. Utilities: The water and sewer provider has been updated to read Brunswick- Glynn County Joint Water and Sewer Commission. J. 2. Site Vehicular Access and Circulation: The exact location of the second entrance from Glynco Parkway has been modified as well as the guaranteed third access point to Canal Road. The following statement has also been added to this section: When the development plans for parcel A are finalized in the future, a third driveway onto Canal Road will be investigated. This driveway will require a wetland impact permit from the US Army Corps of Engineers and may not be feasible. 6. STAFF RECOMMENDED ADDTON: Staff recommends that following statement should be added to the text as section K : FNDNGS: K. Airport Concerns: Prior to the approval of the site plan, the property owner will coordinate with the Glynn County Airport Commission to perform an obstruction evaluation and to determine if an Avigation Easement needs to be established. n 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 proposal will permit a use that is suitable in view of the use and development of adjacent and nearby property. Staff comment: The proposed use is suitable in view of the use and development of adjacent and nearby property. 2. Whether the zoning proposal will adversely affect the existing use or usability of adjacent or nearby property. Staff comment: The zoning proposal would not adversely affect the existing use or usability of adjacent or nearby properties. 3

4 3. Whether the property to be affected by the zoning proposal has a reasonable economic use as currently zoned. Staff comment: The property to be affected by the zoning proposal has a reasonable economic use as it is currently zoned. 4. 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. Staff comment: The proposal will not change the overall number of dwelling units already approved for this location. There needs to be a traffic analysis performed before the Site Plan is approved for this development. The applicant will coordinate with the Glynn County Traffic Engineer to determine the elements that should be included in this study. 5. Whether the zoning proposal is in conformity with the policy and intent of the Comprehensive Land Use Plan. Staff comment: The Future Land Use Map (FLUM) categorizes this property as a regional center. Multi-family residential development in this area will help contribute to the activity required for a regional center. 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. Staff comment: There are no other existing or changing conditions affecting the use and development of the property, which give supporting grounds for approval or disapproval. MANLAND PLANNNG COMMSSON RECOMMENDATON On February 7, 2017, at the regularly scheduled meeting, the Mainland Planning Commission held a public hearing regarding the rezoning application ZM3393 Enclave at Gateway Center. After the close of the public hearing, a motion was made by Ms. Larissa Harris and seconded by Mr. Tim Murphy to recommend approval of the application with the recommended changes noted in the staff s report. Motion: Second: Aye: Absent: RECOMMENDATON: Ms. Larissa Harris Mr. Tim Murphy Mr. Gary Nevill (Chair), Mr. Tom Boland, Ms. Larissa Harris, Mr. Tim Murphy, Mr. John Williams Ms. Mary Hunt Staff recommends approval of application ZM

5 RECOMMENDED MOTONS: move to approve rezoning application ZM3393 with the recommended staff additions included. ATTACHMENTS: APPENDX A - LOCATON MAP APPENDX B - PROPOSED TEXT WTH CHANGES MARKED APPENDX C - PROPOSED MASTER PLAN AND SURVEY APPENDX D - REVEW HSTORY 5

6 ZM3393 Appendix A: Location Map LC NESTNG CV G EDGE WATER DR EAGLE CREST DR M12 KALA CT CATE RD R6 TURTLE CREEK DR FC NTERSTATE 95 R20 BAYSWATER RD GC PERRY LANE RD KNGS CROSS BAYSWATER RD VOGEL RD ZM3393 NTERSTATE 95 MH6GRNC GATCH LN MH G FA BOSWELL LN HC SHEPARD DR OLD JESUP RD L GLOVER DR OGDEN DR TODD DR WALKER RD R9 N GOODBREAD RD OC TOLEDO ST KELL RD R12 ARMSTRONG AV M20 CARTER DR µfeet KNOX DR ,000 2,000 3,000 4,000

7 Enclave AT GATEWAY Center A Residential Use PLANNED DEVELOPMENT DistrictPD-R August 22, 2008 Revised October 24, /4/16 Prepared for: Enclaveat GatewayCenter LLC e/o James E. Alexander 11/4/ SawgrassVillageDrive, #131 PoRte Vedra FL CornHouse CreekHoldingsLLC 201 PendletonStreet Waycross, Georgia EnclaveCapitalLLC 324 S. Fifth Street Jesup, Georgia Prepared by: Kern Coleman& Co, LLC P.O. BO /4/16 SavaRRah, GA 3141 CSEC, nc. 29 CoralPark Way Brunswick, Georgia 31520

8 Table of Contents A. General Description B. Ownership C. Land Usesand Development Standards 1. Land Uses 2. Development Standards D. Exceptions or Variations to the ZoningOrdinance E. Development Table F. Dwelling UnitsDensity G. Land Dedicated to PublicUse H. OPenSpace. Utilities J. Miscellaneous Provisions 1. Buffers 2. SiteVehicularAccess and Circulation 3. Sidewalks 4. SiteLighting 5. Signage

9 A. General Description This planned development district (the district) is a acre tract bounded by Glynco Parkway to the north and west, a county owned drainage canal to the south and Canal road to the southeast located east of nterstate 95. The site is currently in the "The Golden sles Gateway" planned development district zoned Planned Development General (PDG) with an allowed Highway Commercial use. This development scheme removes the site from "The Golden sles Gateway" district and provides for the creation of a new Planned Development Residential district to be called "Enclave at Gateway Center". The district plan allows for a medium density residential development with club house facilities, pools and other accessory uses incidental to the residential use. Limitations on site coverage and building height and minimum requirements for yards and parking are outlined in this text. A maximum of 398 residential dwelling units are allowed in the development. References to "The Zoning Ordinance" and the definition of terms used in this document are found in the Glynn County Zoning Ordinance" as amended and revised through lpril QQ7. October 24, /4/16 B. Ownership 11/4/16 Owner: ~RclatJe at (;ateway CeRter, LLC. Parcel A Corn House Creek Holdings, LLC 201 Pendleton Street Waycross, Georgia Parcel B Enclave Capital, LLC 324 S. Fifth Street Jesup, Georgia ASBress: &/o Jaffles lle*areler 1 2Q Sawgrass Village Dri.. e, #161 PoRte )eel re 8eaet:i, FL 32Q82 1

10 C. Land Uses and Development Standards 1. Land Uses: a. All permitted uses listed in the Medium Residential District (MR) - as defined in the "Zoning Ordinance". Uses include the listed conditional and special uses as allowed under the provisions of Section 904 of the zoning ordinance. A FRa)(iFRl:FR ef 288 resielertial ElwelliRg l.rits are allewee er tt:le 28.9 aeres asseeiatea witt: pt:lase. Tt:le refrairirg aeres.viii reserves as fl.lt1:1re ele 1elepFReRt. 11/4/16 b. Accessory Uses - the following uses are allowed as accessory uses incidental to the residential development: Club House Fitness Center Rental and Administrative Offices Maintenance Buildings Garages and Carports Swimming Pool Playgrounds Gazebos and Pavilions Compactor and Dumpster Enclosures Outdoor Gathering Areas Tennis Courts c. Temporary Uses - as allowed in "Section 905 Temporary Uses" of "The Zoning Ordinance". 2. Development Standards a. Off- Street Parking -shall be required as described in "Section 611 Off-Street Parking Requirements" of "The Zoning Requirements". b. Off-Street Loading Spaces -no off-street loading shall be required for multi-family development. c. Building Heights -The Maximum Building Height shall be 55 feet. d. Minimum Setback Requirements From north and south district boundaries -minimum 30 feet From eastern district boundary -minimum 10' 2

11 From internal property lines that may be created by subdivision -as listed in Section 707 MR Medium Density Residential of the zoning ordinance. e. PaviAg Setlaaeks elefiaeel as tl:!e elistaaee laetweea a 19re19ert' liae aael aa'/ 19aveel s1:11iaee iaeh.ieliag areas Aet Aeeessaril'l 19a 1eel sblel:! as 19arkiAg areas, reaels, 19aties aael eleeks. QefiAeel aeeess aael egress 19eiAts are exelbleleel frem tl:!is reeibliremeat. e. --- f. Site coverage -Maximum 60%. Site coverage does not include lakes or detention/retention ponds. 11/4/16 D. Exceptions or Variations from the Zoning Ordinance 1. The maximum height allowed in the District is 55'. The maximum height allowed in Medium Residential zoning districts is 45'. 2. Pa liag set laaeks are im19eseel at tl:!e Qistriet 8eb1Aelaries tl:!at are Aet reeiblireel ia MeeliblFR ResieleAtial ZeAiAg Qistriets. 11/4/ Maximum site coverage of 60% is set for the development. The site coverage standard replaces the open space requirement of 20% for Medium Residential Zoning Districts located on the Mainland. E. Development Table 11/4/16 Total District Area acres 100.0% Qevele19meAt Area Pl:!ase 29.9 aeres ~ ~.Q.!. JblriselietieA ia,rea 4.-G+& acres ~% ia1eeess l!asemeat.1 9 aeres ~ Development Area Parcel A acres 71.95% Development Area Parcel B acres 28.05% Jurisdictional Wetlands Parcel A 4.22 acres 10.67% Jurisdictional Wetlands Parcel B 1.48 acres 3.74% F. Density 288 resieleatial elwelliag blaits are alleweel fer tl:!e 29.9 ae asseeiateel witl:! Pl:!ase. The build-out density of the project (both parcels) will be units per acre. 11/4/16 G. Land Dedicated for Public Use There is not any land dedicated to public use within the district. 3

12 H. Open Space Man-made Lakes are part of the development scheme and will be treated as an amenity to be enjoyed and viewed by residents of the development. The lakes will also serve the storm water retention needs for the development. The area of the lakes is part of the development area to be used in the calculations for density.. Utilities Water and Sewer will be provided by GlyRR Ce~rnty the Brunswick-Glynn County Joint Water & Sewer Commission. Electrical service will be provided by Georgia Power. Telephone and Cable television are available to the site. 11/4/16 J. Miscellaneous Provisions 1. Buffers: A minimum of a 10 foot wide planted buffer on the district side of the property line adjoining the Fairhaven Elder care center is required at the time of any land clearing within 100 feet of this boundary. 2. Site Vehicular Access and Circulation: Three entrances are planned into the development. The primary vehicular entrance point to the development shall be opposite the entrance to the "Notting Hill" subdivision on Glynco Parkway. The second entrance will be located approximately 12QQ' te to the east on Glynco Parkway are tl::ie tl::iire will ~e ~rer=i CaRal Reas ir tl::ie ~1::1t1::1re. When the development plans for Parcel A are finalized in the future, a third driveway onto Canal Road will be investigated. This driveway will require a wetland impact permit from the US Army Corps of Engineers and may not be feasible. 11/4/16 3. Side Walks: Paved Pedestrian walk ways are to be provided through the development area to connect the major project components and to the Glynco Parkway Right-of-Way. 4. Site Lighting: Parking lot lighting, roadway lighting, security lighting and other outdoor lighting should be arranged in a manner which will protect neighboring properties and roadways from direct glare. Lighting levels should be minimum required fir safety purposes. 5. Signs: Development identification signs are allowed at each entrance with the following specifications: two sided illuminated or non illuminated sign not exceeding 8 feet in 4

13 ... ' height including the base and not exceeding 32 square feet per side. t shall be setback from the right of way a minimum of 3 feet. Signs for Work under Construction are allowed in compliance with of the "The Zoning Ordinance". Real Estate Signs are allowed in compliance with of "The Zoning Ordinance". nstruction/information signs are allowed in compliance with of "The Zoning Ordinance". Three flags located at the community/sales center in compliance with section of "The Zoning Ordinance" will be allowed. Other signs in compliance with section 805 "Signs Permitted in Residential Districts" of "The Zoning Ordinance" will be allowed. 5

14 <., / / / / 6

15 .. m... :.... ~.:::.::. ::::: ;:.:. / / /., FU11JRB MULT W!Jl.X Sll'E i!uc O ljall (7 A ~Kt... _ -== ==~== --,. -.. ""..._._... -,. :.=..-;- --.., ,.... Ja... v ::u...::.-::~w:... ti.w11u.11111,_...,._.,......, '""_, ~ts--...,_~... -~:.-=::.=:::=:.: _ =---.,..,.,_ "".- ~~~.::::::= :...wi... ~ t&t _...,._. a...--.c...un "--~ _....._... ll ~ ~c-.~ _,..._ - ~Qr.Oll.... ~ -... ~ ----~......_...,.,.,~... ~._..._.w...,.-.--ia ~...,._,.., ,...."""' ~oi..---r~.--.;aa..:==-:::..-...,..,.~ _ ~ )lffllo i """' ~ ~ ""'._, ,,.,..., C...1tl'A'tCl:llT'llk.., ( ~~ J... ~:.~, - 7

16 LEGEND COMMERCAL/ RETAL RES DENTAL P.A. W.S. WLDLFE DSTRCT lls O[ l~ LONG TERM TMBER MANAGEMEN T DELNEATED WETLANDS HGHLAND ' ' ',, ', ' '..., MASTER PLAN FOR THE GOLDEN SLES GATEWAY TRACT GLYNN COUNTY, GEOR GA P.A. W.S. WLDLFE DSTRCT CORRDOR ', 1.,,_ A company of NTERNATONAL@PAPER PREPARED BY: THOMAS & HUTTON ENGNEERNG CO. SA VANNAH. GEORGA WLLAM CHRSTAN a AS SOCA TC:S ECONOMC a DC:VC:LOPMC:NT CONSUL TNG SHUPE: SURVEYNG COMPANY, PC C:NVRONMC:NTAL SC:RVCC:S, NC / ~ -- - M --- -,'-', ' JOB NO. J-/2999 DAT : OCTOBER 7, 1999 ACREAGE SUMMARY TRACT NO. WETLAND UPLAND TOTAL T AC AC AC AC AC AC. P.A.W.S. WEST 562 AC. 424 AC. 986 AC. P.A.W.S. EAST 386 AC. 285 AC. 671 AC. P.A. W.S. CORRDOR 14 AC. 254 AC. 268 AC. 962 AC. 963 AC AC. R-1 4 AC AC. 116 AC. R AC. 156 AC. 231 AC. R AC. 74 AC. 144 AC. R AC. 557 AC. 734 AC. R-4W 85.2 AC AC. 441AC. R AC. 743 AC. 876 AC. R AC. 333 AC. 430 AC. R-8 92 AC. 394 AC. 486 AC. R AC. 245 AC. 342 AC. R AC. 44 AC. 59 AC. LAKE RESDENTAL 21 AC. 124 AC. 145 AC AC AC AC. 0 G.YNCO ( HOf"WYL PLANTATON ) (STATE Of" GEORGA} +."/ ~<.; c;,t' """ ( /"' '-HOFWYL PLANTATON"',,o ) CR- 1 9 AC. 36 AC. 45 AC. CR-2 0 AC. 9 AC. 9 AC. CR AC. 13 AC. 13 AC. CR AC. 44 AC. 62 AC. CR- 5 5 AC. 9 AC. 14 AC CR-6 22 AC. 84 AC. 106 AC. CR-7 20 AC.W 84 AC. 104 AC. CR AC AC. 78 AC. CR AC. 183 AC. 186 AC AC AC. 617 AC. GRAPHC SC ALE AC. 63 AC. 83 AC AC 295 AC. 375 AC. 100 AC. 358 AC. 458 AC. NOTE: THS MAP LLUSTRATES A GENERAL PLAN OF THE DEVELOPMENT WHCH S FOR DSCUSSON PURPOSES ONLY, DOES NOT LMT OR BND THE OWNER, AND S SUBJECT TO CHANGE AND REVSON WTHOUT PROR WRTTEN NOTCE TO THE HOLDER. DMENSONS, BOUNDARES AND POSTON LOCATONS ARE FOR LLUSTRATVE PURPOSES ONLY AND ARE SUBJECT TO AN ACCURATE SURVEY AND PROPERTY DESCRPTON. - ( N FEET ) inch = 2000ft ~-~ 4000 SCHOOL 4. 5 AC. 51 AC AC. PARK 21 AC. 132 AC. 153 AC. ANMAL SHELTER 9 AC. 16 AC. 25 AC. TOTAL 2347 AC AC AC. 8

17

18

19 GLYNN COUNTY COMMUNTY DEVELOPMENT REVEW HSTORY for ZM3393 Gateway Center as of 12/22/2016 3:29 pm ntake Desk Telephone Review # Assigned To Result Result By Due Completed Drainage 1 Ben Pierce Compliant Pierce 11/15/ /13/ Engineering 1 Stacy Culbreath NOT Compliant Culbreath 11/15/ /01/2016 will traffic impacts require roadway improvements Engineering 2 Stacy Culbreath Compliant With Comments Culbreath 11/15/ /02/2016 traffic impacts will be studied at the site plan submittal Fire Department 1 Fred Johnson Compliant Johnson 11/15/ /08/ GS Mapping 1 Marilyn Proper Compliant Proper 11/15/ /18/2016 The information submitted on is compliant and has been entered into the data base ntake Desk 1 Denise Keller Compliant Dagenhart 11/07/ Both Applications need signatures. 2. There is no Agent Authorization form for the Corn House Creek Holdings Application JWSC 1 Elizabeth Burns Compliant Burns 11/15/ /02/ Planners Pre-Review 1 Cayce Dagenhart Compliant Dagenhart 12/06/ /06/ Planning and Zoning 1 Cayce Dagenhart Compliant Dagenhart 11/15/ /22/ Traffic 1 Ben Pierce NOT Compliant Pierce 11/15/ /13/2016 A traffic analysis and report needs to be submitted for approval. Number of Reviews 10 Print Date: 12/22/2016 Page 1 of 1