COMMUNITY DEVELOPMENT DEPARTMENT Planning and Zoning Division 1725 Reynolds Street, Suite 200, Brunswick, GA 31520 Phone: 912-554-7428/Fax: 1-888-252-3726 TO: Glynn County Board of Commissioners MEMO FROM: SUBJECT: Karl Bursa, AICP - Planner II ZM3153 Plumbroke Road DATE: February 8, 2016 BACKGROUND: REQUEST: Consider a request to rezone seven (7) parcels at 2312 & 2314 Demere Road; 115, 117, 128, & 142 Plumbroke Road, and all additional undisclosed addresses on Plumbroke Road from MR Medium Residential to R-9 One-Family Residential. APPLICANT: David Hainley, RLA, ASLA, agent, for Glynn County Board of Commissioners, applicant; William Duncan, Orion Douglass, Mary Hicks, Robert Neal, Mary Wilson, Gloster & Celia Buchanan, owners. PARCEL ID: 04-02260; 04-02312; 04-02313; 04-02314; 04-14489; 04-14488; 04-02258 CURRENT ZONING: MR Medium Residential PROPOSED ZONING: R-9 One-Family Residential COMPREHENSIVE PLAN LAND USE DESIGNATION: The adopted Future Land Use Map shows the parcels as Commercial Mixed Use (CMU) and Medium- Density Residential (MDR). EXISTING LAND USE: Single-Family Residential and Undeveloped PROPOSED LAND USE: Single-Family Residential 1
PLANNING: The proposed request is to rezone seven (7) parcels at 2312 & 2314 Demere Road; 115, 117, 128, & 142 Plumbroke Road; and all additional undisclosed addresses on Plumbroke Road from MR Medium Residential to R-9 One Family Residential. The purpose of the request is to provide a more appropriate density for a minor street. The street contains multiple residential lots, each having one (1) single-family residence on them. There are several properties that are undeveloped on this street. There are twenty-three (23) recorded lots of record on these properties. This zoning change will eliminate two-family dwellings, cluster dwellings, multi-family dwellings, golf courses, row house dwellings, and timeshares as permitted uses on this property; It will also increase the minimum lot square footage from 4,000 (cluster dwellings) / 6,000 (multi-family dwelling) / 8,000 (other uses) square feet to 9,000 square feet. The proposed street is a minor street terminating in a cul-de-sac. This type of street is recommended to have 250 average daily trips (ADT) per standards set forth in the ITE manual. The existing lots will yield 210 ADT; and the undeveloped lots have the potential to yield a total of 270 ADT for single family residential use, which would exceed the recommended cap. The total number of trips increases exponentially when factoring in the potential for multi-family development on these properties with existing zoning. 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: 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 rezoning request is considered suitable for this area. 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. The surrounding properties are commercial and residential in nature; and the applicant is not proposing a change of use. 3. Whether the property to be affected by the zoning proposal has a reasonable economic use as currently zoned. Staff comment: The properties to be affected by the zoning proposal have reasonable economic use as they are 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. 2
Staff comment: The proposal will not result in any excessive or burdensome use of existing streets, transportation facilities, utilities or schools. 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 these properties as Commercial Mixed Use (CMU) and Medium-Density Residential (MDR). There is no proposal to change the use on these properties. This area was not subject to the Comprehensive Plan Appendix modification that reduced recommended density. Please note that this proposed change will lower the maximum dwelling units per acre on the properties from 16 to 4. 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: The properties are currently zoned MR Medium Residential. Allowing the proposed zoning change will provide a more appropriate density for a minor street. COMPLETION OF THE APPLICATION FOR REZONING Staff believes this application is complete and contains all the information required by the Glynn County Zoning Ordinance. Pursuant to Section 1106.1(l) of the Glynn County Zoning Ordinance, the Planning Commission shall take one of the following formal actions: (i) (ii) (iii) (iv) Recommend approval of the proposed zoning decision as presented; Recommend approval of the proposed zoning decision with modifications or conditions; Defer action of the proposed zoning decision upon motion of the Planning Commission or at the request of the applicant. The applicant may revise the proposal based on the comments at the meeting and resubmit it for formal action at a future meeting. Provided, however, that if formal action is deferred at the request of the applicant, he or she shall be responsible for additional costs as provided by 1105.3; or Recommend denial of an ordinance amendment or proposed zoning decision. RECOMMENDATION: Staff recommends approval of rezoning application ZM3153 to change the zoning of the subject parcel from MR Medium Residential to R-9 One-Family Residential. 3
ISLANDS PLANNING COMMISSION RECOMMENDATION: At their regular meeting on December 12, 2015, the Islands Planning Commission recommended, to the Board of Commissioners, approval of application ZM3161 to rezone the subject parcel from MR Medium Residential to R-9 One-Family Residential. Motion: Second: Aye: Nay: Mr. Stan Humphries Ms. Karen Ward Mr. Preston Kirkendall; Ms. Desiree Watson; Mr. Joel Willis; Mr. Robert Ussery; Mr. Stan Humphries; Ms. Karen Ward; Mr. William Lawrence. None RECOMMENDED MOTION: I move to approve rezoning application ZM3153 Plumbroke Road to change the zoning of the subject properties from MR Medium Residential to R-9 One-Family Residential. ATTACHMENTS: APPENDIX A - LOCATION MAP 4
APPENDIX A ZM3153 Location Map WALMAR GROVE BROCKINTON DR WALMAR GROVE SHADY BROOK CIR SHADY BROOK CIR BLAIR RD LONGVIEW RD OLIVER LN ZM3153 Subject Parcels QUAMLEY WELLS DR REDFERN VLG WATER LINE ESMT - 15' SANITARY SEWER ESMT - 20' PRIVATE DR PLUMBROKE RD DEMERE RD DEMERE RD SIDEWALK ESMT 20' DRAINAGE ESMT - 30' UTILITY ESMT - 20' MEDINAH MEDINAH UTILITY ESMT - 20' DRAINAGE ESMT - 5' WATER LINE ESMT - 15' µ Feet 0 105 210 420 630 840