MEMO 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 Mainland Planning Commission FROM: SUBJECT: Iris M Thielen Johnston, AICP, Planner III ZM2459 Planting Hammock DATE: September 24, 2012 BACKGROUND: REQUEST: This is a request to rezone by amending a PD, Planned Development Zoning District. The purpose of the amendment is to allow both detached and attached Single Family dwellings in Planting Hammock Subdivision, which consists of multiple parcels, located off I-95 at exit 29 near Satilla Marsh Elementary School on South Port Parkway. Multiple parcel numbers on file. APPLICANT: M. Bruce Garrett of BAGA, Inc., owner PARCEL NUMBERS: Lot 1: 03-17285; Lot 4: 03-17288; Lot 7: 03-17291; Lt 8: 03-17292; Lot 9: 03-17293; Lot 10: 03-17294; Lot 11: 03-17295; Lot 12: 03-17296; Lot 13: 03-17297; Lot 14: 03-17298; Lot 15: 03-17299; Lot 16: 03-17300; Lot 17: 03-17301; Lot 18: 03-17302; Lot 19: 03-17303; Lot 20: 03-17304; Lot 21: 03-17305; Lot 22: 03-17306; Lot 23: 03-17307; Lot 24: 03-17408; Lot 25: 03-17309; Lot 27: 03-17311; Lot 28:03-17312; Lot 29: 03-17313; Lot 37: 03-17321; Lot 38: 03-17322; Lot 39: 03-17323; Lot 40: 03-17324; Lot 41: 03-03-17325; Lot 42: 03-17326; Lot 43: 03-17327; Lot 44: 03-17328; Lot 45: 03-17329; Lot 46: 03-17330; Lot 47: 03-17331; Lot 48: 03-17332. CURRENT ZONING: PD (Planned Development) PROPOSED ZONING: Amend the existing PD (Planned Development) to allow single family units. COMPREHENSIVE PLAN LAND USE DESIGNATION: This site is located within an existing Activity Center on the Future Development Map. The adopted Future Land Use Map shows this site as located within a Regional Center. EXISTING LAND USE: Residential Subdivision Lots for Duplex Homes PROPOSED LAND USE: Residential Subdivision Lots for Single and Duplex Homes
PLANNING: This property was rezoned to Planned Development in 2004 from the Glynn County GR, General Residential Zoning District to the PD, Planned Development District and allowed duplexes to be built. The applicant is requesting an amendment to allow both single family residences, and to allow lots to be split and sold as two separate units, allowing one-half of the lot able to be subdivided per unit if desired. The PD text was streamlined from the 2004 version, by taking out extraneous verbiage that is no longer needed because the homeowners association is in place and the roads, utilities, and easements are conveyed. Setbacks were also revised to allow development on smaller or irregular lots. ENGINEERING: Not applicable for this PD text revision. UTILITIES: Not applicable for this PD text revision. FIRE / POLICE: Not applicable for this PD text revision. 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: Whether the zoning proposal will permit a use that is suitable in view of the use and development of adjacent and nearby property. The proposed request is consistent with its existing and surrounding development. Whether the zoning proposal will adversely affect the existing use or usability of adjacent or nearby property. The proposed change is consistent with the proposed land development pattern of the area. Whether the property to be affected by the zoning proposal has a reasonable economic use as currently zoned. Yes. 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. No, this was already reviewed with the 2004 rezoning and approved. Additionally, it will also reduce overall density. Whether the zoning proposal is in conformity with the policy and intent of the Comprehensive Land Use Plan. Yes, this property supports housing units at a slightly higher density as is appropriate within an Activity Center, close to a school and shopping areas. Whether there are other existing or changing conditions affecting the use and development of the property, which give supporting grounds for approval or disapproval. No.
ALTERNATIVES: 1. Approve the request as submitted. The development of the property may proceed. 2. Deny the request as submitted. 3. Defer the request at the request of the applicant or at the request of staff. RECOMMENDATION: Staff recommends approval of application ZM2459 to rezone Planting Hammock Lots on file and listed in this report, by amending the PD text to allow single family development, as well as duplex development. GLYNN COUNTY MAINLAND PLANNING COMMISSION ACTION: The Mainland Planning Commission met to consider this request on October 2, 2012. A motion and vote were as follows: Motion: Buddy Hutchinson recommend approval of ZM2316 (M) to the Board of Commissioners to rezone Planting Hammock Lots on file and listed in the staff report, by amending the PD text to allow single family development, as well as duplex development. Second: Liane Brock Vote/Aye: Bill Brunson, Buddy Hutchinson, Liane Brock, Buck Crosby, Larissa Harris, and Tim Murphy. Vote/Nay: None Absent; None RECOMMENDED MOTION: I move to approve application ZM2459 to rezone Planting Hammock Lots on file and listed in this report, by amending the PD text to allow single family development, as well as duplex development. ATTACHMENTS: APPENDIX A - LOCATION MAP APPENDIX B PD TEXT AMENDMENT/MASTERPLAN APPENDIX C STAFF COMMENTS REPORT
HARMONY SUPERIOR TIMOTHY COLONELS LOCATION MAP BATEAU HURON MICHIGAN CAMDEN TISON HIGHWAY 82 ANCHOR BAUMGARDNER LIVE OAK BUCK SWAMP LAKE ERIE LESLIE DEER WOOD SAND DOLLAR TONYA PINTAIL WIDGEON DAWN LAKES BREWER SOUTH PORT DUSTY WELLINGTON ³ MIRANDA MAJESTIC OAKS PALISADE CANDLER LONG HIGHWAY 82 GALEMIST MARTIN PALMER F A BLYTHE ISLAND DUNGENESS FANCY BLUFF INTERSTATE 95 QUEENS LOPEROSA LOCATION MAP HIGHWAY 17 REGAL LOPER ELSA ROYAL WELLMAN ANGLE BOYKIN RIDGE STUTTS MCGINTY LEAH ZM2459 Planting Hammock ³ Feet 0 625 1,250 2,500 3,750 5,000
ZM2459 Amended Planned Development District Text for Planting Hammock Subdivision A) Planting Hammock is an existing platted and constructed fifty-three (53) lot subdivision, located between South Port Parkway and 1-95. This proposed text amendment is for thirty-six (36) lots numbered 1, 4, 7-25, 27-29, and 37-48. The proposed rezoning is requested to allow for each existing platted lot to contain either a single family or a two-family dwelling (two single family attached dwellings) for a maximum total of seventy-two (72) dwelling units for the area of this amendment and one-hundred and six (106) residences overall; the dwelling units may be sold by the individual unit, allowing lots to be split and sold as two separate units. All streets, utilities and other required improvements, necessary for the requested rezoning, have been constructed and accepted by the County and respective utility companies, This rezoning applies only to the platted previously referenced lots of the original fifty-three (53) lot portion of the recorded Planting Hammock plat and will not affect the existing roadway, utilities and/or easements. B) The present Owner of the property within the amendment area is BAGA Inc. C) The proposed land use of the subject property is for a maximum of thirty-six (36) single family or seventy-two (72) two-family dwellings units. The platted street rights-of-way are 40 ft. wide, with the exception of the 80 ft. wide entrance driveway. The proposed density for the property will be less than the previously approved 7.7 units/acre. All platted buffers and easements shall remain in effect. The maximum height and yard requirements shall be as per the requirements of the Glynn County GR, General Residential District. The setbacks will be as follows:
Lot # Front Setback Rear Setback Side Setback 16 10 7 7 15,17,18, 22, 24 15 7 7 1,4,7-14,19-25,27-29,37-48 20 7 7 D) The Planting Hammock Homeowners Association has been formed and recorded. E) The two-family units will be individually sold fee-simple, with a typical lot width of 79 ft. divided into two lots with a typical width of 39 +/-and allow for the variation of the setbacks as stated above. F) Total land area of recorded lots 8.66 acres G) All existing street right-of-ways have been dedicated for public use. H) The existing platted subdivision contains no open space area, courts, walks or common areas. I) All streets, utilities and drainage facilities have been constructed and accepted by Glynn County. J) All residential parking requirements shall be contained on the individual residential site, all recorded buffers shall remain as platted, and the approved and constructed entrance signage and lighting shall remain as constructed and approved. K) All required construction, except for the residential units, has been completed and accepted as of this date. L) Signage will conform to Article VIII, Glynn County Zoning Ordinance, Signs Permitted in Residential Zoning Districts.
Hansen Report Viewer / 1 Main Report GLYNN COUNTY COMMUNITY DEVELOPMENT REVIEW HISTORY for ZM2459 Planting Hammock as of 09/24/2012 4:23 pm Intake Desk Telephone 912 279-2946 Review # Assigned To Result Result By Due Completed 10570 Intake Desk 1 Denise Keller Compliant Keller 09/12/2012 10571 Planners Pre-Review 1 Iris Johnston Compliant Johnston 09/13/2012 09/14/2012 OK for review. 10580 Planning and Zoning 1 Iris Johnston Compliant The zoning is scheduled for MPC on October 2, and for BOC on November 1, 2012. Comments from staff were not forthcoming due to the fact the Planned Development Text is not a matter of Engineering, Fire, or Traffic review, now that the residential subdivision has been platted and the roads, untilities, and easements dedicated per their review during the subdivision process. Only with a change in use (increased intensity) or increased density (more units per acre) might these Departments review this application anew. Comments from GIS are addressed to some extent within the staff reports, with the lot numbers being listed with parcel numbers. The area difference from the stated total of 8.66 acres has not been addressed specifically with an acreage correction, but will be addressed by speific naming of the lot numbers to which the amendment applies, within the staff report, and as named in a list inserted into the application. i.e. the total acreage of each lot listed, is the total acreage. 10591 Engineering 1 Robert Bowen Not Applicable 10592 Fire Department 1 Fred Johnson Not Applicable 10593 Traffic 1 David Olson Not Applicable http://hansen/hanprod/core/reportviewerapplet/hansenreportviewer.aspx[9/24/2012 4:25:12 PM]