MINUTES GREENVILLE CITY PLANNING COMMISSION 10 th Floor Council Chambers City Hall April 16, 2015 4:00 PM Meeting Notice Posted on April 10, 2015 Members Present: Members Absent: Staff Present: Carmella Cioffi, Michael Allen, Jason Tankersley, Kelli Wilder, Matt Johnson and Jonathan Pait David Keller Michael Kerski, Planning and Development Manager; Nathalie Schmidt, Development Planner; Abbie Rickoff, Development Planner; Dwayne Cooper, City Engineer; Michael Pitts, City Attorney; NOTICE OF MEETING: Pursuant to Section 30-4-80 of the S.C. Code of Laws, annual notice of this Commission s Meetings was provided on January 1, 2015 via the Greenville City Website. In addition, the Agenda for this Meeting was posted outside the meeting place (City Council Chambers in City Hall) and was emailed to all persons, organizations, and news media requesting notice. Notice for the public hearings was published in the Greenville News, posted on the properties subject of public hearing(s), mailed to all surrounding property owners, and emailed to all persons, organizations, and news media requesting notice pursuant to Section 6-29-760 of the S.C. Code of Laws and Section 19-2.2.9 of the Code of the City of Greenville. CALL TO ORDER: Matt Johnson, Chairman, called the meeting to order at 4:00 PM APPROVAL OF MINUTES: The Minutes of the March 19, 2015 Meeting were approved. ACCEPTANCE OF AGENDA: The agenda was approved. CONFLICT OF INTEREST: There was conflict of interest noted for application SD 15-168 by Jason Tankersley. NEW BUSINESS: A. SD 15-121. Application by Arbor Engineering for a SUBDIVISION with 8 lots in R-6, Single-family and multifamily residential district, and 1 lot in C-3, Regional Commercial district, on 3.5 acres located at WADE HAMPTON BLVD and MOHAWK DR (TM# 018801-11-00400). Abbie Rickoff presented the staff report. The subject property is vacant and is proposed to be subdivided into 8 lots for single family homes and 1 commercial lot. The parcel is split-zoned with R-6, Single-family residential district, along Mohawk Drive and C-3, Regional commercial district, along Wade Hampton Boulevard. Richland Creek runs through the property and is generally the dividing line between the R-6 and C-3 zoning districts. The site slopes down from Mohawk Drive to the centerline of the creek, which is located in the floodplain. The preliminary plat has been revised since the initial submittal. Changes include a one-way shared drive instead of individual driveways to provide adequate site distance on Mohawk Drive, which was a concern of City staff. A proposed vegetative screen is now shown along Wade Hampton to help buffer noise, views, and stormwater runoff, and stormwater management devices are proposed on the northern and southern edges of the subdivision. A full landscape plan shall be submitted during the permit review process and shall comply 1
with the Sections 19-6.9, Single-family residential infill standards, and Section 19-6.2, Landscaping, buffering, and screening, of the Land Management Ordinance. No structures will be located in the floodplain. Staff Recommendation: Planning staff recommends approval with staff s comments. Commissioner Wilder asked for an explanation of what a stormwater level spreader is. Abbie Rickoff explained that it is like a mole hill that the water goes over then spreads down so that it can be absorbed in to the ground easier. There are going to be two (2), one at the northern edge and one at the southern edge that will be maintained by the owners covered by the subdivision covenants. Jay Martin with Arbor Engineering presented the information for the application. He made the following points about the development: Each lot will be a minimum of 50ft in width They will comply with the residential infill ordinance They will maintain as many of the existing trees as possible They will work with REWA to get sewer to each lot; REWA also has plans to replace the sewer line that runs through the site Wooded buffer will protect Richland Creek Level spreaders will address stormwater management and prevent concentrated erosion Two points of access but one is a one-way in only; driveway will be one-way in front of lots 1-6; entrances will need to comply with site distances Will provide curb and sidewalk along Mohawk Adding an evergreen screen on the C-3 property to buffer the residences from Wade Hampton and to help with blocking visibility and noise The homes will be between 3000-3600sf in the price range of $400-$500K Commissioner Tankersley asked about the landscape screen/planting strip that will be along Wade Hampton. Jay Martin stated that they will be planting a screen at the top of the slope that will grow plenty tall to provide a screen into the site. Commissioner Allen inquired what the width of the driveway is going to be. Jay Martin responded that the main drive will be 16 wide and they will be adding about 4 cobble stone fill on one side of the drive which will allow parking along the portion of the driveway. Joe Ashley, next door neighbor to the proposed subdivision expressed concern about the view from his house. He requests that Arbor Engineering straighten out the property line on the corner of Lot 1 and also move the house on Lot #1 back so that it is not directly in front of his home. He showed the Commission on his plat how site line is over lapped and if a fence is installed it would also be a hazard to traffic. Bob Bainbridge, 36 E Hillcrest Dr. stated that the revised plans shown at the hearing have done a good job in addressing concerns over the driveways. He did express concern that there isn t access provided for maintenance equipment to get behind the homes; even for maintaining the trees on the property. He suggested adding a 10 access way to use as an emergency access only. Having no one else wishing to address the application, the Commission closed the public comment portion of the hearing. Commissioner Johnson commented on the infill ordinance and the shortcomings of the Commission s ability to review applications. He asked whether the applicant was aware of the staff s recommended conditions of approval. Mr. Martin confirmed that he was aware of the conditions. 2
Abbie Rickoff requested that the Commission include the condition that the landscape buffer along Wade Hampton be approved by the City Urban Designer during the permitting process and that they need to comply with the subdivision landscaping requirements and the infill landscaping requirements. Commissioner Tankersley made a motion to approve the application subject to staff recommended conditions (displayed on the overhead screen). Commissioner Wilder seconded the motion. The motion was approved by a vote of 6-0. B. Z 12-2015. Application by Ed Wilson to REZONE multiple properties intersecting ACADEMY ST and CROOK ST from RM-2, Single- & Multi-Family Residential District to C-4, Central Business District. (TM# 005600-06-00601, 005600-07-00200, 005600-04-02100, 005600-04-00300, 005600-04-00400, 005600-04- 00500, 005600-04-00600, 005600-04-00700, 005600-04-00800, 005600-05-00600, 005600-05-00700, 005600-06-00600, 005600-06-00700, 005600-07-00100, 005600-04-00200, 005600-04-00201, 005600-04- 02200, 005600-04-02300, 005600-04-02400, 005600-04-02500, 005600-04-02600, 005600-04-02700, 005600-04-00100, 005600-04-00900, 005600-04-01700). Michael Kerski presented the staff report. The subject properties are located in the West End of the Downtown area. They were originally excluded from several expansions of the C-4 district because of property owner objections. The area is surrounded by C-4 and now the majority of the property owners are requesting a rezoning to allow possible future redevelopment of the area. The C-4 designation is appropriate since it will allow additional design controls over this section of this neighborhood and ensure orderly redevelopment since several City streets and utilities cross the site. Staff Recommendation: Staff concludes that the request to rezone the property from RM-2 to C-4 is consistent with the Standards enumerated at Sec 19-2.3.2(E) (2) and recommends approval. Edward Wilson, applicant and real estate broker representing two of the property owners, Don McCall and Refuge Temple, presented the information for the application. He stated that the purpose of the rezoning is to increase the marketability of the properties. Having no one else wishing to address the application, the Commission closed the public comment portion of the hearing. Commissioner Tankersley made a motion to approve the request to rezone the properties to C-4, Central Business District, subject to approval by City Council. Commissioner Pait seconded the motion. The motion was approved by a vote of 6-0. C. Z 36-2014(a). Application by the City of Greenville to REZONE city-owned properties west of Downtown Greenville to be consistent with the vision of the City s Comprehensive Plan (From S-1 to R-6: TM# 0055000200101; 0055000200600; 0055000100204; 0055000100203; 0055000100205; 0055000100200; 0055000100300; 0055000100303; 0055000100400; 0055000100401; 0055000100501; 0052000400401; 0053000400200; From S-1 to RM-2: 0055000100201; 0055000100202; 0055000100213; 0052000500600; 0052000500700; 0052000500800; 0052000500900; 0052000501100; 0052000501200; 0052000501300; From S-1 to RDV: 0055000100302; 0055000100100; 0055000100101; 0055000100210; 0055000200300; 0055000200102; From S-1 to OD: 0056000300200; 0055000200601; 0055000200601; From S-1 to RM-1: 0055000303300; From S-1 to C-2: 0055000200105; From S-1 to PD: 0051000102600; PIN ALLEY2 (behind 0055000300800) remove zoning designation to be consistent with other public rights-of-way, or change from S-1 to RDV). Michael Kerski presented the staff report. These are City-owned properties that were inadvertently omitted from the original public notice on this rezoning application. Parcel 0051000102600 at the corner of West Broad and Westfield Streets was inadvertently left out of Water System PD. We are just correcting these oversights. 3
Staff Recommendation: Staff concludes that the rezoning proposal is consistent with the Standards enumerated at Sec. 19-2.3.2(E) (2) and recommends approval. Having no one wishing to address the application, the Commission closed the public comment portion of the hearing. Commissioner Cioffi made a motion to approve the request to rezone the properties as indicated subject to approval by City Council. Commissioner Tankersley seconded the motion. The motion was approved by a vote of 6-0. Commissioner Tankersley stepped down from the dais and left the room due to a conflict of interest with the next item. D. SD 15-168. Application by Three Falls, LLC for a SUBDIVISION of 8.197 acres located at 300 E MCBEE AV into 5 lots in the C-4, Central Business District (TM# 006300-06-00305). Michael Kerski presented the staff report. He stated that the DRB has already approved the design of the building that will be constructed there. The proposed subdivision is comprised of 8.197 acres that will be subdivided into five parcels consisting of: Lot 1, 2.27 acres for the existing SunTrust/GHS Building and surrounding access and parking; Lot 2, 0.83 aces, which will serve as a new private street that will serve the entire development; Lot 3, 2.27 acres, for surface parking; Lot 4, 1.92 acres, which will be the location of a new parking garage; and Lot 5, 0.91 acres, which will be the new location of the EP3 Office Building. The Design Review Board approved the overall design of this development. These require Planning Commission approval due to subdivision requirements (Article 19-2.3.13(A) Land Development Subdivision of the City of Greenville s Land Management Ordinance). Staff Recommendation: Staff concludes that the proposed subdivision plat complies with the City s standards for a major subdivision and is subject to staff recommended conditions Charles Taylor representing 22 property owners at 400 and 500 E. McBee (City Homes), adjacent to the proposed project, spoke in support of the application. He did express concern about the Church St. underpass and asked that the property owner provide landscaping and install a pathway that would safely connect E. McBee and Broad Street. Jackson Hughes, Hughes Commercial Properties presented the information for the application. He stated that they will be improving the park area and lighting located under the Church St. Bridge. Mr. Hughes stated that he is available to answer questions from the Commission. The Commission had no questions for the applicant. Having no one wishing to address the application, the Commission closed the public comment portion of the hearing. Commissioner Pait made a motion to approve the application subject to staff recommended conditions. Commissioner Wilder seconded the motion. The motion was approved by a vote of 5-0. (Tankersley recused) Commission Tankersley returned to the dais. E. SD 15-183. Application by Reid Hipp for a SUBDIVISION of 8 lots located at 212 TOWNES ST EXT, between West Mountainview and West Hillcrest, zoned R-6, Single-Family Residential District (TM# 017800-05-02601; 017800-05-03100; 017800-05-04100; 017800-05-04200; 017800-05-04300; 017800-05-04400; 017800-05-04600; 017800-05-04700; 017800-05-04800; 017800-05-04900). 4
Michael Kerski presented the staff report. The subject property is slightly more than 2 acres and is currently vacant. The site is currently subdivided into 10 lots for single-family homes. The Applicant is proposing to subdivide the property into 8 lots with a dedicated public street under 19-5.2.11 using the Cluster Subdivision. Since this is a Cluster Subdivision the Infill Standards do not apply. The applicant is proposing to not impact the two existing alley areas that are currently heavily wooded and protect these areas during construction. They will provide sidewalks on the new street along with required street trees. A cluster subdivision has an open space requirement where the open space shall consist of a minimum of 25 percent of the total acreage of the tract (and not less than one-half acre). Maintenance of the open space land and insurance that it remains permanent shall be ensured via the recordation of covenants or similar documents and noted on the final plat. The developer has proposed a Homeowners Association that will assume all maintenance responsibilities and has provided an outline of HOA Covenants and Restrictions that may address some neighborhood concerns. Staff Recommendation: Staff concludes that the proposed cluster subdivision plat, subject to the conditions included below, complies with the City s standards for a major subdivision. Reid Hipp, applicant, presented the information for the application. He stated that they have agreed to incorporate HOA restrictions in order to address some of the concerns of the neighbors. Andy Sherard, Site Design and civil engineer for the project, informed the Commission that stormwater will be captured by the road and go into an underground detention system that will tie into the City s storm drainage system. The HOA will be responsible to maintain the stormwater detention on the site. Significant trees on the site that are removed will be replaced per the tree ordinance. Tracy Holtzclaw, owner of 24 W. Mountainview, expressed support of the application but wondered whether crossing the 10-foot alley way for utilities had been properly addressed, since ownership of the alley is unknown. Steve Mills, 41 W. Hillcrest, stated that they are relying on the Commission to protect the neighborhood. He expressed concern over the significant loss of trees, increase in runoff, and feels the development pattern does not match the character of the neighborhood. He provided pictures of surrounding homes and development. Bob Bainbridge, 36 E. Hillcrest, stated that the proposed cul-de-sac does not match the grid of streets in the neighborhood and also causes five homes to have a street in the front and rear. Also there is an awkward and dangerous intersection being created across from Orange St that needs appropriate site distance triangles. He expressed concern that the runoff, particularly during construction, may be a problem that needs indemnification against damages that the runoff could cause. He also requested that a tree planting plan be submitted and approved by the City s Landscape Architect / staff. Donna Cantrell, 31 W. Hillcrest Dr, expressed concern that the new road will be behind her back yard. She would like to know what will happen if the developer comes across underground rock deposit (such as the adjacent subdivision) or a water spring when they start clearing the site, because the developer has indicated that fewer homes would make the project financially infeasible. Meeting the City s technical specifications doesn t mean the development meets the character of the neighborhood. Laura Maxwell, 28 W. Mountainview, is also concerned about the runoff and flooding during construction and the potential damage to existing properties. She questioned the solvency of an HOA maintaining the stormwater system, which is new and untested. She would also like to see Mr. Hipp continue to respond to residents suggestions and incorporate them in the HOA restrictions when possible. Pete Cantrell, 31 W. Hillcrest, stated that the neighbors haven t heard back from Mr. Hipp regarding the latest comments to the HOA restrictions. 5
Helen Graben, 23 W. Hillcrest Dr, stated that it appears to be too little space between the new homes and the properties on W. Mountainview to allow proper capture of stormwater. She also expressed concern that the property values are going to be greatly diminished due to the development. Ms. Graben asked the audience members in opposition to the application to stand. About 15 people stood up. Dustin Wombeck, W. Mountainview, asked the Commission to require the developer to provide a risk assessment of the financial security of both the construction and maintenance for up keep of the stormwater system, since it appears to be a large cost for 8 homeowners to bear. Heidi Hertz, 27 W. Hillcrest stated that the lots are tiny compared to the other lots in the neighborhood. Also there is not space to plant heritage trees which are common in the area. Need to protect the area so that people do want to live in the downtown and invest in the future of downtown Greenville. In rebuttal Andy Sherard made the following points: The underground detention system is not un-tested and has been used in new construction in Greenville for about 8 years. It is an option to open detention ponds Sediment control will be diverting runoff to a connection into the City s system and will be one of the first steps in the construction process The 8 lots are smaller due to the 25% of required open space surrounding them There will be a new tree plan to address the Ordiance and to replace the trees that are removed Commissioner Wilder asked Andy Sherard if he has installed other underground stormwater systems and have there been any issues with them. Andy Sherard responded that there is one on Augusta Street and a private company inspects it twice a year and there have been no issues that he is aware of. Dwayne Cooper informed the Commission that the City inspects these systems once a year as well. Commissioner Cioffi asked if low impact development had been considered around the homes. Andy Sherard responded yes, but now will pipe all gutters to underground system. Reid Hipp clarified that his intention is and has been to be property owner, developer and builder. Commissioner Allen asked if they have a landscaping plan. Reid Hipp responded that they do not have a landscaping plan at this time; however his intent is to save as many trees as possible and replace the ones removed. Commissioner Wilder inquired how the HOA will be able to maintain such an expensive system. Reid Hipp responded that the developer must put in a retainer, money in escrow, until a certain amount of money is collected by dues from the homeowners. A service contract will be put in place immediately as well. Having no one else wishing to address the application, the Commission closed the public comment portion of the hearing. Commissioner Johnson asked the staff about tree requirements in cluster subdivisions. Michael Kerski responded that a tree survey is required for the 25% open space; it is 4 to 1 replacement if they cut any heritage trees down. Staff will inspect after the survey has been submitted and make sure they meet the requirement of the ordinance. 6
Commissioner Johnson commented that trees will at least be planted and will grow over time. The runoff will be handled by professionals to protect the neighbors. This development deals with awkward properties and the layout of 8 lots appears much better than the earlier proposal of 12 lots. He hopes the developer will do a good job and the neighbors will be satisfied with the result. Commissioner Cioffi commented that the stormwater detention system is well-tested and should work well. Considering the difficulty of the site, this proposal appears to be a reasonable outcome. Commissioner Pait commented that everyone in a community has property rights and it is sometimes difficult to balance the interest of the neighborhood and the requirements of the law. He acknowledged that the proposal does not follow a traditional neighborhood pattern. Commissioner Wilder made a motion to approve the application subject to staff recommended conditions. Commissioner Cioffi seconded the motion. The motion was approved by a vote of 6-0. F. Z 16-2015. Application by DST Development to REZONE 6.1 acres located at Ramsey Drive to a PD, Planned Development District (TM# 019904-01-00100, 019904-01-00200, 019904-01-00300, 019904-01- 00400, 019904-01-00500, 019904-01-00600, 019904-01-00700, 019904-01-00800, 019904-01-00900, 019904-01-01000, 019904-01-01100, 019904-01-01300, 019904-01-01400, 019904-01-01500, 019904-01- 01600, 019904-01-01700, 019904-01-05000). Michael Kerski presented the staff report. In 2011 the Heritage Planned Development was amended to provide a specific plan for 20 duplexes, 40 senior apartment units, and 25 single-family home sites. The current applicant proposes a new layout which will incorporates 12 duplexes, 48 senior apartment units. 28-33 of the originally-platted single-family home sites will be maintained. The PD must be amended because of the new design and shift in unit counts. A U -shaped, three-story, senior apartment building is proposed between Ramsey Drive and Wesley Drive, near Greenacre Road. The U -shape incorporates a landscaped courtyard fronting Ramsey Drive, with parking located in the rear of the building facing Wesley Drive. The one-story duplexes will front Wesley Drive. The Design Review Board suggested the U -shaped building should front the duplexes for better relationship between the two. They also suggested that the connection of Wesley Drive to Greenacre Road be maintained. Staff Recommendation: Approval, subject to Planning Staff approving final materials/colors, and subject to the comments/conditions of Engineering and Parks & Recreation. Andy Sherard, representing the applicant, presented the information for the application. He stated that this is part of the redevelopment of the Old Jesse Jackson townhomes which began in 2005. The demand for senior housing is what has driven the amendment of the PD. He described the site changes. Some concerns from the neighborhood included the placement of duplexes at the rear of existing single-family homes. Ivory Mathews, Executive Director of the Greenville Housing Authority, stated that they have been working closely with the Nicholtown Neighborhood to address their concerns. Sylvia Palmer, 5 Roosevelt Ave and member of Nicholtown Neighborhood Association, stated that they are supportive of the project after considerable neighborhood involvement. They look forward to the development being completed. Rodney Acker, 14 Allendale Lane, spoke in opposition to the application. He stated that he doesn t believe the development matches the existing neighborhood which is single-family homes and would prefer that development remains single family homes. The neighborhood is high poverty and needs positive actions and more housing may not be what is needed for the neighborhood. 7
Having no one else wishing to address the application, the Commission closed the public comment portion of the hearing. The Commission asked for more clarification of the changes from the original PD. Drew Schaumber, developer, responded that originally the PD was going to be single-family lots. Another part of the PD was developed several years ago with a one-story, 40-unit senior building and some duplexes. This proposal adds units based on efficiency of funding and is a response to the type of housing that is needed. Commissioner Tankersley made a motion to approve the application subject to Staff approving final materials/colors and conditions of Engineering and Parks & Recreation. Commissioner Wilder seconded the motion. The motion was approved by a vote of 6-0. G. Z 15-2015. Presentation of the City s 2016-2020 Capital Improvement Program for recommendation by Planning Commission to City Council. Matt Efird, OMB presented the information for the 2016-2020 CIP. Having no one wishing to address the application, the Commission closed the public comment portion of the hearing. Commissioner Tankersley made a motion to recommend approval of the 2016-2020 CIP subject to approval by City Council. Commissioner Cioffi seconded the motion. The motion was approved by a vote of 6-0. Chairman Johnson signed a resolution stating the recommendation of approval. ADJOURNMENT: Upon motion duly made and seconded, the Meeting adjourned at 5:50 P.M. 8