PLANNING COMMISSION STAFF REPORT

COMMUNITY DEVELOPMENT DEPARTMENT Planning and Zoning Division 1725 Reynolds Street, Suite 200, Brunswick, GA 31520 Phone: 912-554-7428/Fax: 1-888-252-3726 PLANNING COMMISSION STAFF REPORT DATE: January 27, 2017 Application Type Site Plan Case Number SP3409 Applicant Chris Amos with CSEC, Inc., agent for Enclave Capital, LLC, owner. Name of Project Enclave at Gateway Center Property Address 1130 Glynco Parkway, Brunswick Georgia Parcel ID 03-12106 Area of Property 11.085 acres Existing Zoning Planned Development (ZM3393 the Enclave) Existing Land Use Undeveloped Proposed Land Use Multi-family Homes Proposed Building(s) Size Four residential buildings and an Office/Clubhouse, 45,104 total square feet Proposed Density (Res. Only) 96 Units (8.66 units per acre) GENERAL INFORMATION: PROJECT DESCRIPTION: The proposed site plan for Parcel B of the Enclave at Gateway Center Planned Development is for the development of a gated multifamily community with an office / clubhouse and an on-site pool. The four (4) residential buildings each have three (3) floors. BACKGROUND/CONTEXT: Amendments to the Planned Development Text for this property (update the owner information, remove the current site plan associated with the PD Text, adjust the development areas and the density associated with these areas) received recommendation for approval from the Mainland Planning Commission at the January 3, 2017 meeting. The zoning amendment will be presented to the Board of Commissioners on February 16, 2017. Section 619.7 of the Glynn County Zoning Ordinance allows for the site plan review to proceed concurrent with the rezoning request; however, no site plan filed in conjunction with an application for rezoning shall be deemed approved prior to final action by the Board of Commissioners. The property is currently undeveloped and is located on Glynco Parkway, approximately ½ mile east of Golden Isles Parkway. Notting Hill subdivision is located across Glynco Parkway from the subject property. The proposed entrance to the apartment complex will align with Charring Cross Road. 1

ZONING DISTRICT STANDARDS: Min. Lot Size NA Min. Lot Width NA Setbacks Max Height 55 Front 30 Side 15 Rear 15 FINDINGS: In conformance with Section 619.4 (a) of the Glynn County Zoning Ordinance, the Planning Commission review shall be guided by the following standards and criteria (staff comments in bold): 1. The application, site plan and other submitted information contain all the items required under this Section. 2. The proposed uses, buildings and structures are in accordance with the requirements of this Ordinance and other ordinances of Glynn County. The proposed use of multifamily residential units is consistent with the permitted uses within the Enclave at Gateway Center Planned Development Text (ZM3393). 3. Adequate provisions are made for ingress and egress, off-street parking, loading and the flow of traffic, which may reasonably be anticipated. Ingress/Egress Point(s): For this portion of the development, the proposed ingress/egress is located across from the Notting Hill subdivision on Glynco Parkway. Pending the findings of a traffic study, the developer has agreed to make necessary improvements on Glynco Parkway, as noted on the site plan. Parking Spaces Loading Spaces Required: 203 Required: None Provided: 206 Provided: None 4. Adequate provisions are made to control the flow of storm water from and across the site. Proposed stormwater system: Stormwater will be managed via onsite detention Site Coverage allowed: 60% Site Coverage proposed: 32% 2

5. Adequate provisions are made to protect trees that are selected to remain as depicted on the site plan. Trees to Remain: There will be an existing wooded area that will remain between the apartment building 4 and Glynco Parkway. 6. Adequate provisions are made to buffer intensive uses and to screen all service areas from view of the adjacent properties and streets. Buffer(s) Required: A Type D Buffer is required around the dumpster pad. Buffers(s) Provided: A Type D Buffer is shown around the dumpster pad. 7. Adequate provisions are made to control the location, intensity and direction of all outdoor lighting so that it will not have an adverse effect upon adjoining properties. The applicant will submit a lighting plan with the building permit application and all lighting will comply with Glynn County ordinances and regulations. 8. Open space, as required, has been provided and appropriate means are proposed to assure maintenance of common areas and facilities. Open Space Required: None Open Space Provided: Two (2) ponds, and an existing wooded area Proposed maintenance of common areas and facilities: All improvements will be privately owned and will be maintained by the owner with the exception of public utilities 9. Adequate provisions are made for water supply, fire protection and sewage collection and treatment. Proposed water and sewer: Proposed size and location of lines have been approved by BGJWSC Proposed Fire Hydrants: Four (4) hydrants are proposed for this development; the locations of which have been approved by the Fire Marshall. 3

COMPLETION OF THE APPLICATION FOR SITE PLAN Staff has reviewed the site plan and determined it satisfactorily complies with all applicable codes and ordinances. ACTIONS: Pursuant to Section 619.4(b) of the Glynn County Zoning Ordinance, the Planning Commission shall take the following action: 1. Approve the site plan as presented; 2. Approve the site plan with conditions. In approving a site plan the Planning Commission may impose conditions and restrictions so long as the intent of the Zoning Ordinance is carried out and the zoning district regulations established herein are not varied so as to make them less restrictive. If the Planning Commission so acts, then it shall specifically state those requirements which must be met before an applicant may be granted final site plan approval and a building permit. The applicant shall submit a site plan revised in accordance with the decision of the Planning Commission to the Community Development Department for approval before a building permit can be granted. The Community Development Director may elect to resubmit the plan to the Planning Commission for final approval; 3. Defer action. When there are concerns about approval of a site plan, action may be deferred; 4. Deny Approval; Approval of the site plan may be denied based upon findings that the proposed plan fails to comply with the requirements for approval. There shall be no waiting period required for submittal of a new site plan after a site plan has been denied, however it shall be considered a new application and shall be submitted with all required information and fees. MOTIONS: I move to approve application SP3409, as presented; I move to approve application SP3409, subject to any necessary modifications the nature of which shall be indicated on the Site Plan or attached to it in writing; I move to deny the Site Plan based on its failure to comply with (state the section of 619.4(a) of the Zoning Ordinance with which the application fails to comply); or I move to defer application SP3409. 4

ATTACHMENTS: APPENDIX A: LOCATION MAP APPENDIX B: PROPOSED SITE PLAN APPENDIX C: REVIEW HISTORY 5

R6 LC SP3409 Appendix A: Location Map TURTLE CREEK DR FC MILLENNIUM BLVD SUMMIT WAY CHARING CROSS R20 BAYSWATER RD VENTURE DR PERRY LANE RD GC INTERSTATE 95 ON RAMP KINGS CROSS BAYSWATER RD GLYNCO PKWY SUMMIT DR GOLDEN ISLES PKWY MH6 R12GR NC HORSESHOE LN VOGEL RD SP3409 M12 GLASS CIR MCCORMICK DR GATCH LN MH ROSEWOOD DR GI HC G FA LI R9 M20 µfeet 0 305 610 1,220 1,830 2,440

SHEET 1 DATE: PROJ NO. : 12/13/16 2016-5002 1"=50' ACA APPROVED BY : SCALE : ACA CHECKED BY : SITE PLAN PROJECT LOCATION : GLYNN COUNTY, GEORGIA PREPARED FOR: WAYNE MOXLEY ENCLAVE AT GATEWAY CENTER PARCEL B 29 CORAL PARK WAY BRUNSWICK, GEORGIA 31520 PH 912.265.3851 FAX 912.264.7273 Civil & Structural Engineering Consultants JWH JWH ISSUED FOR APPROVAL ISSUED FOR MPC APPROVAL 2 3 NOT RELEASED FOR CONSTRUCTION UNTIL DATED AND SEALED BY THE ENGINEER. JWH BY ADDRESSED REVIEW COMMENTS REVISIONS 1 NO. PROPOSED 96 UNIT APARTMENTS - ENCLAVE AT GATEWAY CENTER JWH VICINITY MAP DRAWN BY : 01-06-17 01-24-17 12-13-16 DATE 01-24-17

GLYNN COUNTY COMMUNITY DEVELOPMENT REVIEW HISTORY for SP3409 Enclave @ Gateway Center as of 01/27/2017 3:42 pm Intake Desk Telephone 912 279-2946 Review # Assigned To Result Result By Due Completed 16532 Drainage 1 Ben Pierce Compliant Pierce 12/20/2016 12/19/2016 16641 Drainage 2 Ben Pierce 01/16/2017 16528 Engineering 1 Stacy Culbreath NOT Compliant Dagenhart 12/20/2016 01/10/2017 NC to generate new reviews 16637 Engineering 2 Stacy Culbreath Compliant With Comments Culbreath 01/16/2017 01/20/2017 drive aisle for the pool is 20'. needs to be able to have two way traffic copy of wetlands permit will be needed at construction plan review How will traffic be managed at intersection of the four parking areas? the three (3) parking spaces at the intersection may need to be relocated. 16704 Environmental Health 1 Brant Phelps Not Applicable Dagenhart 01/16/2017 01/24/2017 Need to be included when the Pool application is submitted. 16529 Fire Department 1 Fred Johnson NOT Compliant Johnson 12/20/2016 12/19/2016 Plans do not show any Fire Hydrants or water lines. 16638 Fire Department 2 Fred Johnson Compliant With Comments Johnson 01/16/2017 01/16/2017 If a gate is installed a Knox switch must be installed on Gate control panel. 16674 Fire Department 3 Fred Johnson Compliant Johnson 01/16/2017 01/24/2017 16533 GIS Address 1 Leigh Newton NOT Compliant Newton 12/20/2016 12/12/2016 1. The proposed new road is not named. In naming this road, it should match the name of the complex. Because "Enclave at Gateway Center" is long, Enclave Rd, Dr or Av would be acceptable. We already have an Enclave Ln and Way in the county, so those should not be used. 2. Because addressing is assigned with even numbers on the right and odd numbers on the left, please change BLDG 1 to #2 and BLDG 2 to #1. I will assign 4 digit numbers to each individual unit. Please contact me with questions. 3. Charing Cross Rd shown on the site plan is incorrect. It should be "Charing Cross" only without Rd. 16642 GIS Address 2 Leigh Newton NOT Compliant Newton 01/16/2017 01/11/2017 I apologize for missing this on the first review. However, the access road leading to the office/club house and pool must also be named for 911 addressing purposes. Enclave would also be allowed because this is an intersecting street. Because Enclave Ln (on St. Simons) and Enclave Dr (here) are already used, please choose a different suffix for this road if Enclave is chosen. The comments from my first review have been addressed. Print Date: 1/27/2017 Page 1 of 3

Review # Assigned To Result Result By Due Completed 16673 GIS Address 3 Leigh Newton Compliant Newton 01/16/2017 01/18/2017 16534 GIS Mapping 1 Marilyn Proper NOT Compliant Proper 12/20/2016 12/13/2016 SP3409 Enclave at Gateway Center Not Compliant. - Glynn County regulation 619.2(a)5 requires a General Location Map. - Not all of the adjoining building zones are listed for the Glover subdivision. List and show them. The information submitted on 12-07-16 has been entered into the data base. 16643 GIS Mapping 2 Marilyn Proper NOT Compliant Proper 01/16/2017 01/10/2017 SP3409 Enclave at Gateway Center Not Compliant. - Some of the adjoining property owners have incorrect zoning on the parcels. o Romey D. Smith Sr. is Zoned FA o Jim Al Miers is Zoned FA o John P. Rombaut is Zoned FA o Romey D. Smith Sr. is Zoned R12 o Willene Smith is Zoned FA o Romey D. Smith Jr. is Zoned R12 - Adjust the labeling of the 15 Building Setback Line on the southwest and south setback lines. They seemed to have bunched up and do not run along the line. The information submitted on 01-10-17 has been entered into the data base. 16672 GIS Mapping 3 Marilyn Proper Compliant Proper 01/16/2017 01/18/2017 The information submitted on 01-17-17 is compliant and has been entered into the data base. 16518 Intake Desk 1 Denise Keller Compliant Keller 12/08/2016 16527 JWSC 1 Elizabeth Burns NOT Compliant Burns 12/20/2016 12/16/2016 Site plan must show existing and proposed water and sewers. Please re-submit. 16636 JWSC 2 Elizabeth Burns NOT Compliant Burns 01/16/2017 01/19/2017 1. Proposed sewers for Bldg 4 & 2 not shown 2. Proposed sewers for the Office & Clubhouse not shown 3. Proposed Sewer for Pool/Bath House not shown 4. Delete dead end water main - Show water main looping back to the 12" water main on Glynco Parkway 16519 Planners Pre-Review 1 Cayce Dagenhart Compliant Dagenhart 12/09/2016 12/12/2016 16530 Planning and Zoning 1 Cayce Dagenhart NOT Compliant Dagenhart 12/20/2016 12/12/2016 1. We need the phone numbers for the owner and developer. 2. The project title should indicate the phase, or the parcel identified in the PD Text that this site plan is for. 3. There needs to be a general location map. 4. Since you are only showing this parcel for site plan approval at this time, please adjust the numbers for the "Parcel Area" to be for just this parcel. 5. Please indicate for Parcel A the zoning, owner and current use. 6. Please indicate what the large space between the Glover Subdivision and this site is. 7. There don't appear to be any ADA parking spaces. 8. Please show the calculation of the parking for the Office and Clubhouse. 9. Please show all trees with a trunk diameter of 24 inches or more measured 4.5 feet up from the ground. 10. Please show a type D Buffer around the dumpster. Print Date: 1/27/2017 Page 2 of 3

Review # Assigned To Result Result By Due Completed 11. Please show the proposed location of the community's sign (which is permitted separately from the site plan process) 12. Please provide a "key" to differently shaded areas. 13. Where are the additional 14 spaces? 14. Please make a statement as to how the common areas are to be provided and maintained; as with the right of ways and the street - if it will be private. 16639 Planning and Zoning 2 Cayce Dagenhart NOT Compliant Dagenhart 01/16/2017 01/24/2017 Legal description should be updated to agree with the actual size of the parcel - 11.008 16732 Planning and Zoning 3 Cayce Dagenhart Compliant Dagenhart 01/16/2017 01/27/2017 16634 Resubmit 1 Denise Keller Compliant Dagenhart 01/10/2017 Plans attached in INFOR 16531 Traffic 1 Ben Pierce NOT Compliant Pierce 12/20/2016 12/19/2016 A traffic analysis needs to be performed to determine the needed offsite roadway improvements. 16640 Traffic 2 Ben Pierce 01/16/2017 Number of Reviews 24 Print Date: 1/27/2017 Page 3 of 3