Columbia County Planning Commission Proposed Agenda for May 4, 2017 at 6:00 P.M

Columbia County Planning Commission Proposed Agenda for May 4, 2017 at 6:00 P.M. Evans Government Center Auditorium Evans, Georgia

Planning Commissioners: Countywide - Jim Cox District 1 – Chris Noah District 3 – Richard Henderson, Sr. Vice-Chairman – Donald Skinner District 4 – Dewey Galeas

A. CALL TO ORDER ...... Chairman Cox

B. INVOCATION ...... Chairman Cox

C. PLEDGE OF ALLEGIANCE ...... Chairman Cox

D. ROLL CALL / QUORUM ...... Chairman Cox

E. APPROVAL OF THE MINUTES OF PREVIOUS MEETING ...... Chairman Cox 1. April 20, 2017

F. APPROVAL OF THE AGENDA ...... Chairman Cox

G. PRESENTATION ...... Chairman Cox

H. DEBATE AGENDA ...... Chairman Cox

1. Unfinished Business ...... Chairman Cox a. Rezoning 1. None

b. Variance 1. None

2. New Business ...... Chairman Cox a. Massage Operator’s License

1. Massage Operator’s License - (Public Hearing), Christina Palmer, 4573 Cox Road. Staff Assignment Erin Hall.

2. Massage Operator’s License - (Public Hearing), Diane Spencer-Carr, 548 Blackburn Drive. Staff Assignment Erin Hall.

b. Conceptual Plan 1. Champions Overlook, located off of Riverwood Parkway, zoned PUD (Planned Unit Development), 8 lots, 11.31 +/- acres, Tax Map 065 Parcel 678, Commission District 3. Staff Assignment Danielle Bolte.

2. Jones Mill, located off of Furys Ferry Road, zoned R-1 and R-2 (Single Family Residential), 62 lots, 54.8 +/- acres, Tax Map 077 Parcels 078 and 061Q, Commission District 1. Staff Assignment Danielle Bolte.

Information provided to the Board of Commissioners is subject to open records laws as defined in Official Code of Georgia 50-18-70. Page 1 of 3 c. Preliminary Plat 1. Mitchell Park V, located off of Riverwood Parkway, zoned PUD (Planned Unit Development), 30 lots, 14.1 +/- acres, Tax Map 065 Parcel 673, Commission District 3. Staff Assignment Nayna Mistry.

2. Crestwood, Phase 2, revised, located off of Hereford Farm Road, zoned R-2 (Single Family Residential) and R-2/RCO (Single Family Residential with Residential Cluster Overlay), 122 lots, 61.4 +/- acres, Tax Map 060 Parcel 968D and Tax Map 061 Parcels 011B and 011D, Commission District 3. Staff Assignment Nayna Mistry.

3. Somerset at Williamsburg VIII, located off of Hardy McManus Road, zoned R-2 (Single Family Residential), 18 lots, 16.65 +/- acres, Tax Map 065 Parcels 1347 and 1054 and Tax Map 065A Parcel 1044, Commission District 3. Staff Assignment Nayna Mistry.

d. Final Plat 1. Individual Plat – Barbara and Floyd Payne, located off of Payne Drive, zoned R-A (Residential Agriculture), 2 lots, 5.08 +/- acres, Tax Map 021 Parcel 036, Commission District 4. Staff Assignment Nayna Mistry. e. Plan Revision 1. None f. Public Hearing 1. RZ17-05-01, (Public Hearing), Rezone from C-1 (Neighborhood Commercial) / R-2 (Single Family Residential) to S-1 (Special District) for a Senior Living Facility. Tax Map 078 and Parcel 073, 7.13+/- acres, located near intersection of Fury’s Ferry Road and Evans to Locks Road. Commission District 1. Staff Assignment Danielle Bolte.

2. RZ17-05-02, (Public Hearing), Master Sign Plan. Tax Map 082 and Parcels 065C, 065D, 065E, 065F, and 065G, 6 +/- acres, located at 563, 569, 575, 581, and 587 Fury’s Ferry Road. Commission District 1. Staff Assignment Danielle Bolte.

3. RZ17-05-03, (Public Hearing), Rezone from R-3 (Single-family Residential District) to P-1 (Professional District), for Hair Salon and Office, Tax Map 082A Parcel 101, 0.7+/- acres, located at 104 Bellewood Drive. Commission District 1. Staff Assignment Will Butler.

4. VA17-05-01, (Public Hearing), Variance to Section 90-139 Buffers, Tax Map 082A Parcel 101, 0.7+/- acres, located at 104 Bellewood Drive. Commission District 1. Staff Assignment Will Butler.

5. RZ17-05-04, (Public Hearing), Rezone from R-A (Residential Agricultural District) to S-1 (Special District), for Wireless Telecommunications Facility, Tax Map 041 Parcel 096, 0.23+/- acres, located at 6023 Harriss Hammond Road. Commission District 4. Staff Assignment Will Butler.

6. RZ17-05-05, (Public Hearing), Rezone from R-1 (Single-family Residential District) to R-2 (Single-family Residential District), (Portion of) Tax Map 077 Parcel 078, 11.53+/- acres, located off Fury’s Ferry Road. Commission District 1. Staff Assignment Danielle Bolte.

7. RZ17-05-06, (Public Hearing), Major S-1 (Special) Plan Revision for a Picnic Shelter, youth center, and storage building, Tax Map 067 Parcel 117B, 44.4+/- acres, located at 4921 Columbia Road. Commission District 3. Staff Assignment Will Butler.

Information provided to the Board of Commissioners is subject to open records laws as defined in Official Code of Georgia 50-18-70. Page 2 of 3 g. Items Added (which need immediate action or have not gone before Committee) 1. None

I. LEGAL MATTERS ...... County Attorney Driver 1. None

J. STAFF AND COMMISSIONER COMMENTS ...... Chairman Cox 1. None

K. PUBLIC COMMENTS AND PARTICIPATION ...... Chairman Cox

The next scheduled Planning Commission meeting is May 18, 2017 at 6:00 P.M. in the Auditorium of Building A at the Evans Government Center.

Information provided to the Board of Commissioners is subject to open records laws as defined in Official Code of Georgia 50-18-70. Page 3 of 3

May 4, 2017 CONCEPT PLAN Champions Overlook

Property Information Subdivision Name Champions Overlook Location/address Off Riverwood Parkway

Tax Map / Parcel Tax Map 065 Parcel 678 Total Acreage 11.31 +/- acres Number of lots/units 8 Zoning PUD (Planned Unit Development) Engineer Bryant Engineering Commission District District 3 (Richardson) Recommendation Approval

Summary and Recommendation Riverwood Land, LLC, has submitted for consideration a conceptual plan for a single family subdivision off of Riverwood Parkway currently known as Champions Overlook. The site includes one parcel, Tax Map 065 Parcel ID 678, zoned PUD (Planned Unit Development).

This property is part of the Riverwood PUD, the original zoning for which was approved in 1997 (RZ97-02-03) with a subsequent major revision in 1998 (RZ98-08-01) which now serves as the primary zoning file. There have been multiple subsequent major and minor revisions to this zoning file, but none affecting the property involved in this conceptual plan.

This parcel was designated PR-3 under the approved PUD plan for single family residential use. The applicant is proposing to develop 8 larger lots on this parcel that will be accessed from Riverwood Parkway via four shared driveways. Riverwood Parkway at this point is a private road, but is considered a collector within the subdivision. Limiting access points onto a collector road is preferred, and the shared driveways under consideration should have less impact on the collector road than providing driveways for each individual lot. Additionally, the applicant has stated an intent to frame these driveways with low brick walls and gas lanterns to continue to provide an attractive streetscape along this main road, with a 50-foot buffer from the Parkway proposed.

This property does adjoin the Champions Retreat Golf Course to the rear; a 25-foot golf course buffer already in place on this property and a 50-foot minimum building line from the golf course is proposed.

The proposed location of the sewer line at the rear minimum building line has raised some concerns among staff; an easement will be required over this sewer line, which will increase the effective rear setback of these lots by at least ten feet. Additionally, water utility has indicated that fences will not be

A Community of Pride…A County of Vision…Endless Opportunity Page 1 May 4, 2017 CONCEPT PLAN Champions Overlook allowed to cross the easement and will be limited to the portion of the lot in front of the sewer easement to ensure access to the sewer line.

Staff recommends approval of the conceptual plan as submitted

Staff Review

Comments

Environmental: Proposed storm line at rear of lots will have to be private due to these lots being located behind the gates

Fire Marshal: Applicable fire code requirements apply.

GIS: Please correct the parcel number shown on the Champions Overlook Existing Conditions .pdf file that was submitted. The drawing shows Parcel #065 673. It appears that the correct parcel number should be 065 678.

Water and Sewer: The sanitary sewer main should be 10 to 15 feet off of the MBL depending on the depth of the main

A Community of Pride…A County of Vision…Endless Opportunity Page 2 May 4, 2017 CONCEPT PLAN Jones Mill

Property Information Subdivision Name Jones Mill Location/address Off Furys Ferry Road

Tax Map / Parcel Tax Map 077 Parcels 078 and 061Q Total Acreage 54.8 +/- acres Number of lots/units 62 R-1 (Single Family Residential) and R-2 (Single Zoning Family Residential) Engineer Southern Partners, Inc. Commission District District 1 (Duncan) Recommendation Approval with Conditions

Summary and Recommendation Crowell & Company Inc., has submitted for consideration a conceptual plan for an expansion of the Jones Mill single family subdivision located off of Furys Ferry Road. The site includes portions of two parcels, Tax Map 077 Parcel IDs 078 and 061Q, 54.8 acres currently zoned R-1 and R-2 (Single Family Residential).

One of the parent parcels, 077 061, was rezoned to R-2 in 2012 (RZ12-07-02). There were no conditions adopted as part of this rezoning request. The other parent parcel has remained R-1 and has no zoning history, although it is the subject of a current rezoning request for R-2 (RZ17-05-05) in order to match the remainder of Jones Mill.

There are two stub outs provided into the parent parcels from the existing phases of Jones Mill, one at the end of Millstone Drive and one at the end of Pump House Road. The applicant is proposing to utilize only the stub out from Pump House Road to avoid crossing back over the creek to access the additional stub at Millstone Drive. The conceptual plan therefore contemplates the extension of Pump House Road into a large loop road serving all 62 lots. There will be additional traffic calming measures required along this road as noted in the Traffic comment below. Additionally, the design could better accommodate the stub out remaining at the end of Millstone Drive and provide access from the extension of Pump House Road back across the creek; this could be in the form of an access easement, but should be wide enough to accommodate a future road.

There are existing wetlands and state waters on the property that the applicant is proposing to avoid, with the exception of the road crossing, as well as a Georgia Power easement. The site plan notes a total of 17.92 acres of open space; it is not clear if the power easement is included in this calculation, but per the revised definition of open space utility easements such as this one cannot be counted towards open space unless they are part of a trail system or other amenity. In this case, utilizing this

A Community of Pride…A County of Vision…Endless Opportunity Page 1 May 4, 2017 CONCEPT PLAN Jones Mill easement for a trail would provide a more direct connection to the future Euchee Creek Greenway along Furys Ferry Road.

The required dissimilar zoning buffers are not shown on the concept plan nor defined in the narrative. These buffers will be required where the properties adjoin R-1 and PUD properties. The required natural buffer from the R-1 parcels is 25 feet, while the required natural buffer from the PUD properties is 30 feet. These buffers must remain undisturbed during construction. The applicants have not indicated in their narrative if they will be pursuing major site grading, but it should be noted that if so there will be a 50-foot undisturbed buffer required around the perimeter of the development.

Staff recommends approval with conditions of the conceptual plan as submitted. This approval is contingent on the rezoning being approved by the Board of Commissioners, and any adopted conditions being addressed.

Staff Review

Comments

Environmental: 1. Floodplain and floodway will need to be drawn according to topography. 2. Crossing of wetlands and State Waters will require a permit from USACE.

Fire Marshal: Applicable fire code requirements apply.

GIS: 1. Please show addresses once assigned. Addressing will be assigned once an AutoCAD DWG meeting all requirements has been submitted. 2. Although not required at this stage of review, a CD or digital copy of the AutoCAD drawing files including the Cover Sheet and Lot Layout are required to be submitted during preliminary plan review. The drawing files need to be in state plane (Georgia, East Zone, NAD 83 coordinate system) including at least two benchmarks showing state plane coordinates and a benchmark or temporary benchmark referencing NAVD88 elevation. A drawing file submission may be made via email ([email protected]) prior to preliminary plan review if desired

Planning: 1. Lots should be renumbered to be sequential. Lot numbers should not repeat. 2. The calculation for the open space area will need to be verified prior to preliminary plat approval. Per the County definition of open space, utility easements and stormwater infrastructure may not typically be counted towards open space. 3. Consideration should be provided for a connection to the stub out at Millstone Drive.

A Community of Pride…A County of Vision…Endless Opportunity Page 2 May 4, 2017 CONCEPT PLAN Jones Mill

Traffic: Several areas warrant traffic calming devices. Provide detailed designs and revised layout to Traffic Engineering Dept prior to Site Plan submittal. They include: 1. Center island between lots 16/17 & 20/21. This will not impact driveways and reduce speeds for the straight section. Remove the unneeded s-curve between lots 17 and 15. 2. Center island between lots 12 & the shared property line of 26/27. This island will not impact driveway and will slow down vehicles coming from the north along the downhill gradient. 3. Increase horizontal curve radii in front of lot 33 and add a center island in the GPC easement. This will improve site distance and reduce speeds. 4. Add a center island between lots 10/11 and 37/38 or sharpen horizontal curve to meet calming criteria. 5. Any landscaped island must be excluded from public right-of-way. Concrete islands may be included in public right-of-way.

A Community of Pride…A County of Vision…Endless Opportunity Page 3 May 4, 2017 PRELIMINARY PLAT Mitchell Park V

Property Information Subdivision Name Mitchell Park V Location/address Off Riverwood Parkway

Tax Map / Parcel Tax Map 065 Parcel 673 (portion of) Total Acreage 14.1 acres Number of lots/units 30 Zoning PUD (Planned Unit Development) Engineer Bryant Engineering Commission District District 3 (Richardson) Recommendation Approval

Summary and Recommendation

Riverwood Land, LLC, seeks preliminary plat approval for 30 residential lots on 14.1 acres located off Riverwood Parkway. The property is zoned PUD (Planned Unit Development) as part of the Riverwood development. The conceptual plan for this development was approved February 18, 2016.

The average residential lot size is 9,765 square-feet with a minimum lot size of 7,635 square-feet, which meets the requirements of the PUD. The lots will have a minimum 20-foot setback from the right of way. Each lot will have minimum 5-foot side setbacks and 10-foot rear setbacks.

Sidewalks are required on both sides of the streets and will connect to the walking trail along Riverwood Parkway. 5 acres of open space is provided, including buffers from Riverwood Parkway and a large central park area.

There is additional environmental permitting required for this project. The preliminary plat will not be released until permits are received and all other departmental comments are addressed.

Staff recommends approval.

A Community of Pride…A County of Vision…Endless Opportunity Page 1 May 4, 2017 PRELIMINARY PLAT Crestwood Phase 2, Revised

Property Information Subdivision Name Crestwood Phase 2, Revised Location/address Off Hereford Farm Road Tax Map 060 Parcel 968D Tax Map / Parcel Tax Map 061 Parcels 011B and 011D Total Acreage 61.4 acres Number of lots/units 122 R-2 (Single Family Residential) and R-2/RCO Zoning (Single Family Residential with Residential Cluster Overlay) Engineer Bluewater Engineering Commission District District 3 (Richardson) Recommendation Approval

Summary and Recommendation

Hereford Development Co., LLC, seeks approval of a revised preliminary plat for 122 residential lots on 61.4 acres located off Hereford Farm Road. The property is zoned R-2 (Single Family Residential) with a portion zoned for RCO (Residential Cluster Overlay).

The preliminary plat for phase 2 of Crestwood was approved August 20, 2015. At that time, two lots at the rear of the development were not serviced by sanitary sewer and were established as septic lots, which required them to be larger in area. Since the approval of the preliminary plat, sewer service to these lots has been established, and the applicant is proposing to subdivide these two lots into a total of 5 lots. The proposed additional lots meet the requirements of the R-2 zoning district.

The average residential lot sizes in this section are 9,263 square feet for the RCO lots and 15,970 square feet for the R-2 lots, with minimum lot sizes of 7,459 square feet and 11,953 square feet respectively. Front setbacks are a minimum of 55 feet from the centerline for the R-2 lots and a minimum of 40 feet from the centerline for the RCO lots. Side setbacks are a minimum of 5 feet in the RCO section and a minimum of 10 feet in the R-2 section. The minimum rear setback is 10 feet for all lots.

Sidewalks are required on one side of the street and 16.5 acres of open space has been provided within the development.

When this plat was approved in 2015, conditions were included requiring sidewalk to be extended along Stablebridge Way to the amenity area and requiring all sidewalks and curb ramps outside of

A Community of Pride…A County of Vision…Endless Opportunity Page 1 May 4, 2017 PRELIMINARY PLAT Crestwood Phase 2, Revised

building lots to be installed prior to the acceptance of the infrastructure by the County. Since 2015, the policy for installation of open space sidewalks and curb ramps has changed to require these to be installed by the end of the warranty period rather than prior to final plat or as-built approval. Because of this policy change, staff would recommend approving the revised preliminary plat without this condition. The requested additional sidewalk is also now shown on the plat, and a condition is no longer required.

Staff recommends approval of the revised preliminary plat for Crestwood, Phase 2, 122 residential lots on 61.4 acres located off Hereford Farm Road.

A Community of Pride…A County of Vision…Endless Opportunity Page 2 May 4, 2017 PRELIMINARY PLAT Somerset at Williamsburg VIII

Property Information Subdivision Name Somerset at Williamsburg VIII Location/address Off Hardy McManus Road Tax Map 065 Parcels 1347 & 1054 Tax Map / Parcel Tax Map 065A Parcel 1044 Total Acreage 16.65 acres Number of lots/units 18 Zoning R-2 (Single Family Residential) Engineer EMC Engineering Services Inc. Commission District District 3 (Richardson) Recommendation Approval

Summary and Recommendation

James and Caleb, Inc., seeks preliminary plat approval for 18 residential lots on 16.65 acres located off Hardy McManus Road. The property is zoned R-2 (Single Family Residential). The conceptual plan for this development was approved December 15, 2016.

This is the last phase of the Somerset at Williamsburg neighborhood and is located at the rear of the development adjacent to Euchee Creek. The average residential lot size is 17,789 square-feet with a minimum lot size of 12,398 square-feet. The lots will have a minimum 55-foot setback from the centerline. Each lot will have minimum 10-foot side and rear setbacks.

Since this section of the neighborhood was subject to the revised major site grading ordinance, sidewalks are required on both sides of the streets and street trees will be required.

Staff recommends approval. The preliminary plat will not be released until all departmental review comments are addressed.

A Community of Pride…A County of Vision…Endless Opportunity Page 1 May 4, 2017 INDIVIDUAL PLAT Barbara and Floyd Payne

Property Information Location/address Payne Drive

Tax Map / Parcel Tax Map 021 Parcel 036 Total Acreage 5.08 acres Number of lots/units 2 Zoning R-A (Residential Agriculture) Engineer H & C Surveying Commission District District 4 (Morris) Recommendation Disapproval

Summary and Recommendation

Barbara and Floyd Payne, Jr., request an individual subdivision plat and variance to the minor plat requirements in Chapter 74 to subdivide one lot off of Payne Drive, Tax Map 021 Parcel 036, into two 2.54 acre parcels.

This request was originally presented to Planning Commission at the June 18, 2015 meeting and was disapproved. Payne Drive is a private drive off of County Line Road and does not meet the standards of improvement for County roadways. The subdivision code prohibits providing access to more than four lots from an unimproved road; there are currently five lots sharing access from Payne Drive, although one of them also has frontage on County Line Road. Approving the requested subdivision would result in six lots sharing ownership and access from Payne Drive.

The applicants are requesting a variance to these requirements in order to subdivide the subject parcel into two 2.54 acre tracts in order to build a house on one of the resulting parcels. There is an existing mobile home on the parent tract that would remain; although secondary dwellings are permitted in R-A, mobile homes may not be used as such. Therefore in order to construct a house on the larger parcel, the new residence would either have to be smaller than and clearly secondary to the mobile home or the mobile home would have to be removed, and could be replaced with a modular or stick built home.

Since Payne Drive does not meet County road standards and the subdivision of this property would create a fifth lot accessing solely from this road, staff recommends disapproval of this request.

A Community of Pride…A County of Vision…Endless Opportunity Page 1 REZONING May 4, 2017 FILE : RZ17-05-01 R-2/C-1 to S-1

Property Information Tax Map/Parcel ID Tax Map 078 Parcel 073 (portion of)

Address/Location Furys Ferry Road

Acreage (+/-) 7.13 +/- acres R-2 (Single Family Residential) and C-1 (Neighborhood Current Zoning Commercial) Existing Use Vacant

Request S-1 (Special)

Commission District District 1 (Duncan)

Recommendation Approval with Conditions

Summary and Recommendation

Owner Miles O Sprouse and applicant Blue Sky Communities request a rezoning from R-2 (Single Family Residential) and C-1 (Neighborhood Commercial) to S-1 (Special) for a 7.13 +/- acre portion of Tax Map 078 Parcel 073, 8.77 +/- acres located off Furys Ferry Road, for an independent senior living development.

The subject property is located at the intersection of Evans to Locks and Furys Ferry Road behind the existing Walgreens building. The property is triangular in shape, and is bordered to the north by R-2 parcels and to the south by the Steeplechase townhome development, zoned T-R (Townhouse Residential). This property is located within the Evans to Locks / Furys Ferry Node Protection Overlay District.

The applicant is requesting the rezoning in order to develop the larger portion of the property for independent senior apartments; the approximately 1.25 acres between Preakness Drive and Furys Ferry Road will be subdivided for future development. The applicant is proposing a single T-shaped building on the remaining portion of the site, with the cross of the ‘T’ paralleling Preakness Drive. This building would house 80 apartment units for residents 55 years and older who are capable of living independently. While there would be a full time manager employed for the property, there will not be any skilled nursing staff as would be found in an Assisted Living facility. The applicants do partner with local health providers for monthly health screenings for the residents, and provide monthly classes on topics such as credit counseling and managing diabetes.

The age restriction on these apartments would be enforced through the lease agreement, which requires lessors to be over 55 and prohibits permanent residents under the age of 38 in any apartment. The applicant is also applying for Low Income Housing Tax Credit funding from the Georgia Department of Housing Affairs; therefore, the Georgia Department of Community Affairs would also periodically inspect the property to ensure compliance with the age restriction. In order to A Community of Pride…A County of Vision…Endless Opportunity Page 1 of 5 REZONING May 4, 2017 FILE : RZ17-05-01 R-2/C-1 to S-1 comply with the LIHTC requirements, the project will also be limited to individuals whose income is less than 60% of the Area Median Income. Finally, the S-1 zoning applied for is a site plan and use- specific zoning; in this case the request is specific to age-restricted apartments. If approved, a major revision would still be required to permit the applicants to lease apartments to individuals not meeting the specified age restriction.

The applicants have worked with staff to address comments and concerns regarding the character of the development and its location in a Node, and have modified the site plan to comply with the intent of the Node Overlay by bringing the building parallel to the street with a smaller front setback and locating the parking behind the building. The applicants have left a large portion of the rear of the property undeveloped to provide space for a potential future access road from Evans to Locks Road through this property to Walgreens Drive.

The existing sidewalk along Preakness Drive will remain, with multiple points of pedestrian access to the building from this sidewalk. Additional walking trails and sidewalks will be provided within the development and will connect to this existing sidewalk on both sides of the building. A pavilion and outdoor gathering area is provided as an amenity for the residents.

Landscaping will comply with County code requirements. There is a large buffer shown to remain on the south side of the property adjacent to the Georgia Power easement, and much of the rear of the site is to remain undeveloped. However, along the north property line the applicant is requesting that a 20-foot buffer be permitted. Currently the adjacent parcels are zoned residential, however, they are vacant and, given their location in the node, it is possible that they will not remain residential. That being said, additional plantings will be required in this buffer area to ensure a complete visual screen is established as required in Section 90-139.

This property is located in the Evans to Locks Activity Center on the future land use map. This center is designated a Commercial Center and is intended for the development of neighborhood services, shops, restaurants, and civic uses. While the proposed use is not commercial in nature, the higher density residential development proposed supports the intended commercial development of the center and the walkable development identified in the Node Protection Overlay District by putting residents within walking distance of the commercial services found in this location.

Overall, staff is comfortable with the request but does have comment, as well as some minor concerns. In reviewing this request, staff was primarily concerned with the use as age restricted multi- family. Columbia County has utilized a study titled “Multi-Family Housing in Columbia County” as a guide for addressing multi-family development. It is from this report that the allocation of multi-family units permitted per year is derived. The issue is whether or not the proposed development constitutes multi-family or can it be considered independent or senior housing. Upon review of the study, its intent, the companion 2012 “Retirement Report” also prepared by the County, as well as existing County Code, staff is comfortable recommending that this does not constitute “multi-family” and is more in line with an independent living facility due to the age restriction and in-home medical screening provided to the residents, as well as statements remarking that retirement communities were not included in the “Multi-Family Housing in Columbia County” report. However, staff does recognize that there may be an attempt to utilize the S-1 Special zoning classification to bypass the established unit limits per year. In staff’s opinion, a typical, stand-alone apartment complex is not

A Community of Pride…A County of Vision…Endless Opportunity Page 2 of 5 REZONING May 4, 2017 FILE : RZ17-05-01 R-2/C-1 to S-1 suited for S-1 under current Code and should be limited to A-R or A-R10 classifications or as part of a traditional Planned Unit Development or Planned Residential Development.

The largest concern with the site plan is the existence of a water line along Preakness Drive, which will require the building to be moved back further than indicated on the current site plan and narrative. The proposed setback from Preakness Drive is 10 feet, which meets the intent of the Node Overlay but will encroach into the 20-foot setback required for any permanent structure from a water line. This in no way prohibits the development, but the locations of the building, landscaping, and signage will require careful attention during site plan preparation and review.

Staff recommends approval with conditions of the request for a rezoning from R-2 (Single Family Residential) and C-1 (Neighborhood Commercial) to S-1 (Special) for a 7.13 +/- acre portion of Tax Map 078 Parcel 073, 8.77 +/- acres located off Furys Ferry Road, for an independent senior living development.

Interdepartmental Review

A copy of this staff report, including a list of all recommended zoning conditions, is sent to the applicant and owner of the property in question prior to the public hearing.

Conditions:

Planning: 1. Additional landscaping may be required within the 20-foot buffer along the northern property line in order to meet the intent of Section 90-139. A structural element (fence, wall, etc.) will be required with the reduced buffer width. 2. Buffers are to remain undisturbed with the exception of any utility crossings.

Water and Sewer: There is a 24” water main and utility easement along Preakness Drive which causes several issues with the submitted concept plan. These conditions will apply: 1) No permanent structures (including signs) are allowed within the easement. 2) No trees or large shrubs are allowed within the easement. 3) No permanent structure is allowed within 20 feet of any public water main. 4) Any water connections to the 24” water main must be 6 inches or larger.

Comments:

Environmental: Wetlands and Waters of the U.S. are present on the property. Columbia County strongly encourages that a Jurisdictional Determination be procured from the U.S. Army Corps of Engineers for this project. If any disturbances to the wetlands or waters of the U.S. are proposed, Columbia County will require an approved JD that must be accompanied by correspondence from the U.S. Army Corps of Engineers stating permit coverage has been obtained or permit coverage is not needed.

A Community of Pride…A County of Vision…Endless Opportunity Page 3 of 5 REZONING May 4, 2017 FILE : RZ17-05-01 R-2/C-1 to S-1

Fire Marshal: Applicable fire code requirements apply. The fire department access road does not appear to comply with appendix d of the IFC and reach within 150' of all portions of the building or have adequate maneuvering space for a ladder truck with a 245" wheelbase.

Health Department: This project should be on county water and sewer, therefore, the Health Department does not need to be contacted prior to advancement of the project and there are no specific comments or conditions.

Planning: Conditions supplement but do not eliminate other code requirements which pertain to site development. No variances from Code have been expressed or implied. In case of conflicts, the more restrictive item shall prevail over the less restrictive item.

Stormwater Management: 1. The site improvements will disturb more than one acre, therefore the proper NPDES permit and associated fees must be submitted to the Georgia Environmental Protection Division (EPD) and Columbia County 14 days prior to land disturbance. 2. Stormwater detention will be required unless site improvements result in no net increase in runoff. 3. Stormwater quality will be required

Traffic: 1. The subject property currently has access from two locations. Access 1 is Walgreens Dr @ Furys Ferry (State Route 28) in the form of a right-in/right-out drive with a raised median to prevent left turns. Access 2 is Preakness Dr @ Evans To Locks Rd (County Road 1236) in the form of a full access drive, to include left and right turn lanes. For Access 2, the distance from the SR 28 / ETL intersection to Preakness Dr is 375ft. Attached is an excerpt from the SR28 widening Traffic Study, indicating a need for future dual left turn lanes on ETL heading northbound on SR28. The second left turn lane will come from the elimination of the existing left turn lane from ETL onto Preakness Dr. The future ETL widening will also include a raised median to separate the east and westbound ETL thru lanes. At this point, left turns will not be allowed in and out of Preakness Drive. Furthermore, the ETL widening will likely require additional right-of-way and/or easements along the subject properties frontage on ETL Rd.

Based on the above, the developer is encouraged to plan for an internal access connection to the common property line of parcels 078 074H and 078 074E. This will allow for a future connection to ETL Rd as a full access driveway. The developer is also encouraged to plan for future right-of-way impacts along the ETL Rd frontage.

2. Proposed placement of building and street trees against Preakness Dr may require upgrades, relocations, and/or easements of existing public and private utilities.

Water and Sewer: Water service is available to the property from a 12” main on Evans To Locks Road or from a 6” main on Preakness Drive. Sewer service is available, but will require a sewer main extension from the

A Community of Pride…A County of Vision…Endless Opportunity Page 4 of 5 REZONING May 4, 2017 FILE : RZ17-05-01 R-2/C-1 to S-1 adjoining subdivision. If a sewage lift station is required, it and the force main will remain private. The Owner/Developer is responsible for all costs to provide water and sewer service to the development.

Criteria for Evaluation of Rezoning Proposal

1. Whether the zoning proposal will permit a use that is suitable in view of the use and development of adjacent and nearby property. Adjacent properties are zoned for residential and commercial use, including the existing Steeplechase townhome neighborhood to the rear of this property and the Camelia Walk assisted living facility on the opposite side of Evans to Locks Road. The proposed use for independent senior living is compatible with the existing uses in this area.

2. Whether the zoning proposal will adversely affect the existing use or usability of adjacent or nearby property. The proposal should not adversely impact adjacent or nearby properties.

3. Whether the property to be affected by the zoning proposal has a reasonable economic use as currently zoned. The property does have a reasonable economic use as 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. It is not anticipated that the proposed use will cause a burden on existing streets, utilities, schools, or transportation facilities.

5. If the local government has an adopted land use plan, whether the zoning proposal is in conformity with the policy and intent of the land use plan. The subject property is located in the Evans to Locks Activity Center on the future land use map, a commercial center providing neighborhood services, shops, restaurants, and civic uses. Activity centers are characterized by compact, walkable, higher density developments providing employment opportunities and supporting residential uses that contribute to the live- work-play environment but may not be compatible with rural or suburban development patterns. The proposed use is a residential use whose character may not be compatible with rural or suburban lower density development patterns. Providing higher density residential in this area meets the intent of providing walkable, higher density residential development within activity centers.

6. Whether there are other existing or changing conditions affecting the use and development of the property which give supporting grounds for either approval or disapproval of the zoning proposal. Staff is not aware of any at this time.

7. Whether the proposal reflects a reasonable balance between the promotion of health, safety, and welfare against the right to unrestricted use of property. The proposal meets this test. A Community of Pride…A County of Vision…Endless Opportunity Page 5 of 5 REZONING May 4, 2017 FILE : RZ17-05-02 Master Sign Plan

Property Information Tax Map/Parcel ID Tax Map 082 Parcels 065C, 065D, 065E, 065F, 065G

Address/Location Furys Ferry Road

Acreage (+/-) 6.5 +/- acres

Current Zoning P-1 (Professional)

Existing Use Professional Office/Under Construction/Vacant

Request Master Sign Plan

Commission District District 1 (Duncan)

Recommendation Approval with Conditions

Summary and Recommendation

Owners SRD Properties, LLC, MFD Holdings, LLC, and Evans Plastic Surgery Properties, LLC, and applicant Duckworth Development, LLC, request the adoption of a master sign plan for multiple parcels, Tax Map 082 Parcels 065C, 065D, 065E, 065F, 065G, located off Furys Ferry Road, 6.5 +/- acres, currently zoned P-1 (Professional).

The subject properties are located on the east side of Furys Ferry Road, and are adjacent to the West Lake subdivision, zoned PUD (Planned Unit Development), which borders the parcels to the east and south. Property immediately to the north is also zoned P-1 (Professional). These parcels are located within the Furys Ferry Road Corridor Protection Overlay District.

The applicant is requesting the adoption of a master sign plan to permit a post and panel freestanding sign along Furys Ferry Road and individual projecting wall signs for each of the businesses in the center. The style of the signage is in keeping with the low country feel established by the architecture of the initial buildings on the site, and the size is in keeping with County code requirements. Additional wall signs meeting County code requirements may be allowed within the development, but only one freestanding sign and one directional sign will be provided at the shared entrance.

There is a water line located along the front of the property adjacent to Furys Ferry Road; the freestanding sign will be required to be located outside of the utility easement for this water line.

Staff recommends approval with conditions of the request for a master sign plan for multiple parcels, Tax Map 082 Parcels 065C, 065D, 065E, 065F, 065G, located off Furys Ferry Road, 6.5 +/- acres, currently zoned P-1 (Professional).

A Community of Pride…A County of Vision…Endless Opportunity Page 1 of 2 REZONING May 4, 2017 FILE : RZ17-05-02 Master Sign Plan

Interdepartmental Review

A copy of this staff report, including a list of all recommended zoning conditions, is sent to the applicant and owner of the property in question prior to the public hearing.

Conditions:

Water and Sewer: There is a 16 inch water main and utility easement along Furys Ferry Road. No permanent structures, including signs, are allowed within the utility easement. A 20’ separation from the water main may be necessary.

Comments:

Environmental: No comments.

Fire Marshal: Applicable fire code requirements apply.

Health Department: No comments or conditions.

Stormwater Management: No comments.

A Community of Pride…A County of Vision…Endless Opportunity Page 2 of 2 REZONING May 4, 2017 FILE : RZ17-05-03 R-3 to P-1

Property Information Tax Map/Parcel ID Tax Map 082A Parcel 101

Address/Location 104 Bellewood Drive

Acreage (+/-) 0.7 +/- AC

Current Zoning R-3 (Single Family Residential)

Existing Use Residential

Request Rezone to P-1 (Professional)

Commission District District 1 (Duncan)

Recommendation Approval with Condition

Summary and Recommendation

Owner and applicant Georgia Subcontracting Professionals, LLC request a rezoning from R-3 (Single Family Residential) to P-1 (Professional) for Tax Map 082A Parcel 101, 0.7 +/- acres, located at 104 Bellewood Drive. The applicant has provided a conceptual plan, as well as requested a variance to eliminate the buffer on the south side of the property (VA17-05-01). According to the applicant, the indicated uses are for a hair salon and office.

The subject property is located on the west side of Bellewood Drive, just north of its intersection with Baston Road. Property to the south is zoned R-3 and P-1, property to the east is zoned C-2 (General Commercial), property to the north is zoned R-3, and property to the west is zoned S-1 (Special) for the Augusta Christian School.

Overall, staff does not have any issues with the request. The request for P-1 is consistent with surrounding uses, as well as the Future Land Use Map. The proposed uses are both permitted under P-1 as well. There was some initial concern with the professional office use due to the applicant being in the construction business, but it has been discussed multiple times that this location can only have an office and not include any storage of material, equipment, or the like. The provided parking on the concept is over the maximum, but appears to provide enough parking for the stated uses. If the request is approved this parking will require administrative approval during site plan review. Further discussion on the parking and buffer requirements will be discussed in the companion variance (VA17-05-01). Due to the location of adjacent residential, staff does request a condition regarding lighting be included.

The subject property is located within the Baston Activity Center of the Vision 2035 Future Land Use Map. The intent of an Activity Center is to enhance and create concentrated commercial uses, employment centers, and mixed use development in defined areas that are served by a network of paths and streets. They are characterized by compact, walkable, higher density developments that

A Community of Pride…A County of Vision…Endless Opportunity Page 1 of 4 REZONING May 4, 2017 FILE : RZ17-05-03 R-3 to P-1 provide additional employment opportunities and support residential uses that contribute to a live- work-play environment. As a commercial center, this Activity Center anticipates primary future land uses that include neighborhood services, shops, restaurants, and civic uses. The requested rezoning is in keeping with the primary future land use since it provides a neighborhood service.

Staff recommends approval with condition of the request for a rezoning from R-3 (Single Family Residential) to P-1 (Professional) for Tax Map 082A Parcel 101, 0.7 +/- acres, located at 104 Bellewood Drive.

Interdepartmental Review

A copy of this staff report, including a list of all recommended zoning conditions, is sent to the applicant and owner of the property in question prior to the public hearing.

Condition:

Planning: Any outdoor lighting shall be shielded and directed away from the residential property to the north. A photometric plan shall be submitted at site plan review.

Comments:

Environmental: Wetlands and Waters of the U.S. may be present on the property. If wetlands are present on the property, Columbia County strongly encourages that a Jurisdictional Determination be procured from the U.S. Army Corps of Engineers for this project. If any disturbances to the wetlands or waters of the U.S. are proposed, Columbia County will require an approved JD that must be accompanied by correspondence from the U.S. Army Corps of Engineers stating permit coverage has been obtained or permit coverage is not needed.

State Waters may be present on the property. There is an established 25-foot buffer from the edge of wrested vegetation along all state waters. Any disturbances to the 25-foot buffer must be approved by the Georgia Environmental Protection Division prior to such disturbance taking place.

Fire Marshal: Applicable fire code requirements apply.

Health Department: The applicant must contact the Health Department to determine the suitability of an onsite sewage system for this project, before further advancement. A Community of Pride…A County of Vision…Endless Opportunity Page 2 of 4 REZONING May 4, 2017 FILE : RZ17-05-03 R-3 to P-1

Planning: Conditions supplement but do not eliminate other code requirements which pertain to site development. No other variances from Code have been expressed or implied. In case of conflicts, the more restrictive item shall prevail over the less restrictive item.

Stormwater Management: 1. Stormwater detention will be required unless site improvements result in no net increase in runoff. 2. Stormwater quality will be required if the impervious area is increased by 5,000 sq. ft. or greater.

Water and Sewer: The current residence is connected to County water. Sewer service is not available.

Criteria for Evaluation of Rezoning Proposal

1. Whether the zoning proposal will permit a use that is suitable in view of the use and development of adjacent and nearby property. Property to the south is currently zoned P-1 (Professional) and property to the east is zoned C-2 (General Commercial). Due to adjacent and nearby property being zoned for similar uses, the request will permit a use that is suitable.

2. Whether the zoning proposal will adversely affect the existing use or usability of adjacent or nearby property. The proposed use does have a code required 20’ structural buffer to the adjacent R-3 (Single- Family Residential) property to the north. The addition of the condition regarding lighting should provide for assurance that the residential property will be protected from the adjacent professional property.

3. Whether the property to be affected by the zoning proposal has a reasonable economic use as currently zoned. The property does have a reasonable economic use as 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. It is not anticipated that the proposal will result in a use which will or could cause a burden to existing streets, transportation facilities, utilities, or schools..

5. If the local government has an adopted land use plan, whether the zoning proposal is in conformity with the policy and intent of the land use plan. The subject property is located within the Baston Activity Center of the Vision 2035 Future Land Use Map. The intent of an Activity Center is to enhance and create concentrated commercial uses, employment centers, and mixed use development in defined areas that are served by a network of paths and streets. They are characterized by compact, walkable, higher density developments that provide additional employment opportunities and support A Community of Pride…A County of Vision…Endless Opportunity Page 3 of 4 REZONING May 4, 2017 FILE : RZ17-05-03 R-3 to P-1

residential uses that contribute to a live-work-play environment. As a commercial center, this Activity Center anticipates primary future land uses that include neighborhood services, shops, restaurants, and civic uses. The requested rezoning is in keeping with the primary future land use since it provides a neighborhood service.

7. Whether the proposal reflects a reasonable balance between the promotion of health, safety, and welfare against the right to unrestricted use of property. The proposal meets this test.

A Community of Pride…A County of Vision…Endless Opportunity Page 4 of 4 VARIANCE May 4, 2017 FILE : VA17-05-01 Variance to Section 90-139

Property Information Tax Map/Parcel ID Tax Map 082A Parcel 101

Address/Location 104 Bellewood Drive

Acreage (+/-) 0.7 +/- AC

Current Zoning R-3 (Single Family Residential)

Existing Use Residential

Request Variance to Section 90-139 Buffers & Screening

Commission District District 1 (Duncan)

Recommendation Approval

Summary and Recommendation

Owner and applicant Georgia Subcontracting Professionals, LLC requests a variance to Section 90- 139 Buffers & Screening for Tax Map 082A Parcel 101, located at 104 Bellewood Drive, 0.7 +/- acres, currently zoned R-3 (Single Family Residential) to eliminate the required buffer along the southern property line with 102 Bellewood Drive. The applicant has submitted a rezoning (RZ17-05-03) to P-1 (Professional) that will be heard prior to this application.

The subject property is located on the west side of Bellewood Drive, just north of its intersection with Baston Road. Property to the south is zoned R-3 and P-1 (Professional), property to the east is zoned C-2 (General Commercial), property to the north is zoned R-3, and property to the west is zoned S-1 (Special) for the Augusta Christian School.

As mentioned, the applicant is requesting to eliminate the required 20’ structural buffer to the R-3 property to the south at 102 Bellewood Drive. The applicant has stated that they are requesting the variance to allow for adequate space for parking. Due to the size of the lot and location of existing improvements, including a septic system, adequate space for parking does not exist. Further, the applicant has provided the justification that the lot requiring the buffer, 102 Bellewood, is zoned R-3, but is currently being used for parking for the adjacent professional office at 325 Baston Road. If the property is zoned P-1, there is not a required buffer to the property at 325 Baston Road due to it also being zoned P-1. Therefore, code would require a 20’ structural buffer to the property at 102 Bellewood and no buffer to 325 Baston Road.

Staff is in agreement with the rationale presented by the applicant for reduction of the buffer at 102 Bellewood Drive. The property at 102 Bellewood Drive is owned by Columbia County (purchased in 1994) and is currently in use as a parking lot. Due to this being government owned, the zoning classification is causing a hardship for 104 Bellewood Drive since local governments are not required by law to comply with zoning code. As a parking lot, the zoning classification could be any of the

A Community of Pride…A County of Vision…Endless Opportunity Page 1 of 3 VARIANCE May 4, 2017 FILE : VA17-05-01 Variance to Section 90-139 commercial classifications and it would be in compliance. Because of this issue, staff is comfortable with the request.

Staff would also like to comment on the combination of a rezoning and a variance. Typically, rezoning land for commercial use from a residential use and simultaneously requesting a variance is not viewed favorably. However, in instances where there is a legitimate request for a variance, as in this example, staff is more likely to view the request favorably. This does not imply that requesting variances to make a site work without a legitimate hardship will be viewed favorably in the future.

Staff recommends approval of the requested variance to Section 90-139 Buffers & Screening for Tax Map 082A Parcel 101, located at 104 Bellewood Drive, 0.7 +/- acres, currently zoned R-3 (Single Family Residential) to eliminate the required buffer along the southern property line with 102 Bellewood Drive.

Interdepartmental Review

A copy of this staff report, including a list of all recommended zoning conditions, is sent to the applicant and owner of the property in question prior to the public hearing.

Comments:

Environmental: No conditions or comments.

Fire Marshal: Applicable fire code requirements apply.

Health Department: No specific comments or conditions.

Stormwater Management: No conditions or comments.

Water and Sewer: No comments.

A Community of Pride…A County of Vision…Endless Opportunity Page 2 of 3 VARIANCE May 4, 2017 FILE : VA17-05-01 Variance to Section 90-139

Criteria for Evaluation of Variance Proposal

1. There are special circumstances or conditions unique to the property that do not generally apply to the district. To the south of the property is an existing professional office, zoned P-1, and a County owned property being used for a parking lot that is zoned R-3. Due to the County not having to comply with zoning, this property is “improperly” zoned. If it was zoned for the actual use it would be a classification that wouldn’t require a buffer.

2. The special circumstances or conditions are such that the strict application of the provisions of this chapter would deprive the applicant of any reasonable use of his land. Mere loss in value shall not justify a variance. There must be a deprivation of beneficial use of land. The applicant can still use the land. However, they would be at a disadvantage for utilizing the property as requested.

3. Topographical or other conditions peculiar and particular to the site are such that strict adherence to the requirements of this chapter would cause the owner unnecessary hardship, and would not carry out the intent of this chapter, and that there is no feasible alternative to remedy the situation. There are not any topographical or other conditions that apply to this site. This is purely a zoning issue.

4. If granted, the variance shall be in harmony with the general purposes and intent of this chapter, and shall not be injurious to the neighborhood or detrimental to the public welfare. In staff’s opinion the variance request is in keeping with the intent and general purpose of the Code.

5. In reviewing an application for a variance, the burden of showing that the variance should be recommended and/or granted shall be upon the person applying for the variance. In staff’s opinion the applicant has provided sufficient justification for the variance.

6. When recommending a variance, the planning commission, or board of commissioners, when granting a variance, may establish reasonable conditions concerning the use of the property, and may establish an expiration date for such variances. So noted.

7. Any variance recommended and/or authorized is to be set forth in writing in the minutes of the planning commission and the board of commissioners, as the case may be, with the reasons for which the departure was justified, and the conditions under which the variance was granted. So noted.

A Community of Pride…A County of Vision…Endless Opportunity Page 3 of 3 REZONING May 4, 2017 FILE : RZ17-05-04 R-A to S-1

Property Information Tax Map/Parcel ID Portion of Tax Map 041 Parcel 096

Address/Location East side of Harriss Hammond Road

Acreage (+/-) 0.23 +/- AC

Current Zoning R-A (Residential Agricultural)

Existing Use Agricultural Rezone to S-1 (Special) with Conditional Use for a Request Wireless Telecommunications Facility Commission District District 4 (Morris)

Recommendation Approval

Summary and Recommendation

Owner John M. Harriss and applicant Jonathan L. Yates request a rezoning from R-A (Residential Agricultural) to S-1 (Special) with a Conditional Use for a Wireless Telecommunications Facility for a portion of Tax Map 041 Parcel 096, 0.23 +/- acres, located on the East side of Harriss Hammond Road. Per the requirements of County Code, Chapter 18 Buildings and Building Construction, Article IX Wireless Telecommunications Facilities, the applicant has provided a detailed site plan, coverage analysis, technical documentation for the tower, and a photo simulation of the proposed 150’ monopole tower. For a point of clarification, the overall height is 150’ with 145’ of that being the monopole and the extra 5’ being an appurtenance.

The subject property is located on the east side of Harriss Hammond Road just north of its intersection with Louisville Road. The subject property and all adjacent parcels are zoned R-A (Residential Agricultural).

The applicant is requesting a 150’ monopole wireless telecommunications facility to be located on the subject property. According to the submitted site plan, the proposed facility would be approximately 605’ from Harriss Hammond Road to the west, 687’ to the existing residence at 6023 Harriss Hammond Road, 924’ to the northern property line, 753’ to the eastern property line, and 796’ to the southern property line. The lease area is proposed to be 0.23+/- acres in size. The lease area would be fenced in, has a proposed multi-tenant meter, and will also be screened with evergreens. According to documentation submitted by the applicant the monopole would not be lighted, nor is it required by the FAA.

The proposed monopole meets County requirements for height due to it being at the maximum of 150’. The setbacks for the facility are well within requirements since it is located significantly further than 150’ from any property line (605’ to the west, 924’ to the north, 753’ to the east, and 796’ to the south). Please note that setbacks are from property lines and the lease area is not considered a A Community of Pride…A County of Vision…Endless Opportunity Page 1 of 4 REZONING May 4, 2017 FILE : RZ17-05-04 R-A to S-1 property line. As mentioned, the applicant has provided all documentation required by County Code and it is satisfactory (this includes coverage maps, NIER levels, liability insurance, indemnification, site plans, engineered drawings, and verification letters).

Overall, staff is comfortable with the request. The applicant has been working with staff and the Georgia Department of Natural Resources, State Historic Preservation Office since June of 2016 regarding this site. The primary concern from both parties has always been visibility of the monopole and its impact on adjacent and nearby property. With the submitted visibility map, staff is in agreement that the proposed location is a good compromise for providing increased cell coverage to the area, while balancing the rural character of the area. As can be seen on the visibility map, the primary impact is to the subject property and a stretch of Louisville Road. Adjacent and nearby properties have negligible impacts due to visibility. Further, the applicant has provided sufficient justification for the location and has examined other sites, including County owned property, within a 4 mile area.

The subject property is located within the Grovetown-Harlem Area Rural Neighborhoods Character Area of the Vision 2035 Future Land Use Map. The intent of this character area is to preserve the established residential and rural character and to create a transition between Rural Areas and development Neighborhood Areas. These areas are characterized by low-density, single-family residential uses with deep setbacks from the road. Future development of this area should continue to reflect lower density detached single-family residential uses. Neighborhood design should incorporate a high percentage of open space. Future land uses include low density, single family residential uses, civic benefits such as schools, places of worship, community centers, parks, county services, and greenways. While this sort of use is not specifically enumerated in the future land use categories and does not appear in the Vision 2035 Comprehensive Plan, the use is consistent with the area since it has addressed the character of the area and met County Code requirements.

Staff recommends approval of the request for a rezoning from R-A (Residential Agricultural) to S-1 (Special) with a Conditional Use for a Wireless Telecommunications Facility for a portion of Tax Map 041 Parcel 096, 0.23 +/- acres, located on the East side of Harriss Hammond Road.

Interdepartmental Review

A copy of this staff report, including a list of all recommended zoning conditions, is sent to the applicant and owner of the property in question prior to the public hearing.

Comments:

Building Standards: Ensure all applicable codes provided by the International Building Code, National Electrical Code, International Mechanical Code, International Fuel Gas Code, International Plumbing Code, Life Safety Code and Columbia County ordinances are met. Special instructions are required on construction of tower and installation of antennas. All reports (compaction, concrete, fastener torqueing) must be submitted to Building Standards upon completion of the project.

A Community of Pride…A County of Vision…Endless Opportunity Page 2 of 4 REZONING May 4, 2017 FILE : RZ17-05-04 R-A to S-1

Broadband: Increased wireless data coverage is needed in this area due to current and future growth.

State Waters are present on the property. There is an established 25-foot buffer from the edge of wrested vegetation along all state waters. Any disturbances to the 25-foot buffer must be approved by the Georgia Environmental Protection Division prior to such disturbance taking place.

Fire Marshal: Applicable fire code requirements apply.

Health Department: No specific comments or conditions.

Stormwater Management: 1. If the site improvements will disturb more than one acre, then the proper NPDES permit and associated fees must be submitted to the Georgia Environmental Protection Division (EPD) and Columbia County 14 days prior to land disturbance. 2. Stormwater detention will be required unless site improvements result in no net increase in runoff. 3. Stormwater quality will be required if the impervious area is increased by 5,000 sq. ft. or greater.

Water and Sewer: Columbia County Water Utility does not service this parcel.

Criteria for Evaluation of Rezoning Proposal

1. Whether the zoning proposal will permit a use that is suitable in view of the use and development of adjacent and nearby property. All adjacent property is currently zoned R-A (Residential Agricultural). While this use is not permitted in R-A and requires the S-1 (Special) classification, staff is comfortable with the use due to its distance from adjacent uses. Because of this, the use is suitable in view of the use and development of adjacent and nearby property.

A Community of Pride…A County of Vision…Endless Opportunity Page 3 of 4 REZONING May 4, 2017 FILE : RZ17-05-04 R-A to S-1

2. Whether the zoning proposal will adversely affect the existing use or usability of adjacent or nearby property. The proposed use will be visible to the subject property and a section of Louisville Road. However, the location has minimal impact on nearby property. In terms of usability, the only property directly impacted by the physical location of the tower is the subject parcel. Staff is comfortable with this since the owner of the property has agreed to lease this area and therefore is bearing the burden of the majority of the impact.

3. Whether the property to be affected by the zoning proposal has a reasonable economic use as currently zoned. The property does have a reasonable economic use as 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. It is not anticipated that the proposal will result in a use which will or could cause a burden to existing streets, transportation facilities, utilities, or schools..

5. If the local government has an adopted land use plan, whether the zoning proposal is in conformity with the policy and intent of the land use plan. The subject property is located within the Grovetown-Harlem Area Rural Neighborhoods Character Area of the Vision 2035 Future Land Use Map. The intent of this character area is to preserve the established residential and rural character and to create a transition between Rural Areas and development Neighborhood Areas. These areas are characterized by low- density, single-family residential uses with deep setbacks from the road. Future development of this area should continue to reflect lower density detached single-family residential uses. Neighborhood design should incorporate a high percentage of open space. Future land uses include low density, single family residential uses, civic benefits such as schools, places of worship, community centers, parks, county services, and greenways. While this sort of use is not specifically enumerated in the future land use categories and does not appear in the Vision 2035 Comprehensive Plan, the use is consistent with the area since it has addressed the character of the area and met County Code requirements.

7. Whether the proposal reflects a reasonable balance between the promotion of health, safety, and welfare against the right to unrestricted use of property. The proposal meets this test.

A Community of Pride…A County of Vision…Endless Opportunity Page 4 of 4 REZONING May 4, 2017 FILE : RZ17-05-05 R-1 to R-2

Property Information Tax Map/Parcel ID Tax Map 077 Parcel 078 (portion of)

Address/Location Furys Ferry Road

Acreage (+/-) 11.53 +/- acres

Current Zoning R-1 (Single Family Residential)

Existing Use Vacant

Request R-2 (Single Family Residential)

Commission District District 1 (Duncan)

Recommendation Approval

Summary and Recommendation

Owner and applicant Metro Homesites, LLC, requests a rezoning from R-1 (Single Family Residential) to R-2 (Single Family Residential) for an 11.53 +/- acre portion of one parcel, Tax Map 077 Parcel 078, 19.66 +/- acres located off Furys Ferry Road.

The subject property is located to the east of Furys Ferry Road, at the rear of the existing Jones Mill subdivision, and is currently zoned R-1 (Single Family Residential). The existing phases of Jones Mill, to the southwest of this parcel, are zoned R-2 (Single Family Residential) as are properties to the northwest and southeast. The northeast side of the property borders the River Island PUD (Planned Unit Development).

The applicant is requesting to rezone a portion of the parcel for an extension of the Jones Mill subdivision. The parcel is bisected by a creek; the applicant is proposing to rezone the portion of the property southeast of this creek line. This property would be accessed from the adjacent R-2 parcel via an extension of Pump House Road according to the informational plan submitted with the rezoning request. A complete conceptual plan for this section of Jones Mill has been submitted and will be reviewed separately.

This parcel is in the Neighborhoods Character Area on the future land use map and is additionally surrounded by R-2 development. The Neighborhoods character area is intended to support existing residential developments and provide for new residential developments at densities between 1 and 4 units per acre. The proposed R-2 zoning meets the intent of the character area and is in keeping with the development of surrounding properties.

Staff recommends approval of the request for a rezoning from R-1 (Single Family Residential) to R-2 (Single Family Residential) for an 11.53 +/- acre portion of one parcel, Tax Map 077 Parcel 078, 19.66 +/- acres located off Furys Ferry Road.

A Community of Pride…A County of Vision…Endless Opportunity Page 1 of 3 REZONING May 4, 2017 FILE : RZ17-05-05 R-1 to R-2

Interdepartmental Review

A copy of this staff report, including a list of all recommended zoning conditions, is sent to the applicant and owner of the property in question prior to the public hearing.

Comments:

According to FEMA FIRM 13073C0153D, this property contains AE Zone and floodway. A Conditional Letter of Map Amendment based on Fill (CLOMR-F) must be approved by FEMA if modifications to the site result in fill within the floodplain/floodway limits.

Fire Marshal: Applicable fire code requirements apply.

Water and Sewer: Water and sewer service is available to Tracts “B” and “C”. Sewer service may require a private lift station for each lot. The water meter for each lot must be within the right of way of Millstone Drive.

A Community of Pride…A County of Vision…Endless Opportunity Page 2 of 3 REZONING May 4, 2017 FILE : RZ17-05-05 R-1 to R-2

Criteria for Evaluation of Rezoning Proposal

2. Whether the zoning proposal will adversely affect the existing use or usability of adjacent or nearby property. The proposal should not adversely impact adjacent or nearby properties.

3. Whether the property to be affected by the zoning proposal has a reasonable economic use as currently zoned. The property does have a reasonable economic use as currently zoned.

5. If the local government has an adopted land use plan, whether the zoning proposal is in conformity with the policy and intent of the land use plan. The subject property is located in the Neighborhoods character area on the future land use map. This area is intended primarily for the creation of new residential developments and the protection of existing neighborhoods. The subject property is located to the rear of an existing subdivision; if rezoned, the intent is to develop a new section of this residential development. This in keeping with the intent of the land use plan.

7. Whether the proposal reflects a reasonable balance between the promotion of health, safety, and welfare against the right to unrestricted use of property. The proposal meets this test.

A Community of Pride…A County of Vision…Endless Opportunity Page 3 of 3 th REZONING May 4 , 2017 FILE : RZ17-05-06 Major Plan Revision to S-1 Special

Property Information Tax Map/Parcel ID Tax Map 067 Parcel 117B

Address/Location 4921 Columbia Road

Acreage (+/-) 44.4 +/- AC

Current Zoning S-1 (Special)

Existing Use Place of Worship

Request Major Plan Revision

Commission District District 3 (Richardson)

Recommendation Approval

Summary and Recommendation

Owner Gregory J. Hartmayer, Roman Catholic Bishop of the Diocese of Savannah and applicant St. Teresa of Avila request a major plan revision to the existing S-1 (Special) zoning for a place of worship to revise the adopted plan to include a picnic shelter, storage building, and future youth building for Tax Map 067 Parcel 117B, 44.4 +/- acres, located at 4921 Columbia Road. The applicant has included a revised concept plan and narrative. The subject parcel was originally rezoned for the current use in 2002 (RZ02-04-04) with a revision in 2014 (RZ14-11-08) for the columbarium.

The subject property is located on the north side of Columbia Road. Properties to the north, east, and west are zoned PUD (Planned Unit Development) and include the Tyler Woods and Amherst developments. Property to the south is zoned R-1 (Single Family Residential).

As mentioned, the applicant is requesting a revision to the adopted plan to add an approximately 1,500 square foot picnic shelter, a future approximately 240 square foot storage shed, and a future approximately 40,000 square foot youth ministry building. The original site plan called for a Knights of Columbus Home to be constructed in the location of the proposed picnic shelter. The proposed picnic shelter will consist of a concrete slab floor with wood posts supporting a truss roof system and accommodate approximately 100 people. The applicant has indicated that the shelter will be used for parish picnics and cookouts, as well as shade due to the location to the on-site athletic fields Further, this picnic shelter would be available to parish families to reserve for birthday parties, family reunions, and the like. Hours of operation would be 9AM-9PM Sunday to Saturday.

Future plans also include a 40,000 square foot Youth Ministry Building and a 240 square foot storage shed. The Youth Ministry Building is proposed to be located behind the existing Parish Life Center and adjacent to the existing columbarium with proposed parking for the building. Elevations for the proposed building have not been submitted since this is still very much in the preliminary stages. The storage shed is proposed to be located on the eastern side of the property just north of the existing

A Community of Pride…A County of Vision…Endless Opportunity Page 1 of 4 th REZONING May 4 , 2017 FILE : RZ17-05-06 Major Plan Revision to S-1 Special maintenance building and next to existing parking. The applicant has not submitted any elevations for this proposed building.

Overall, staff is comfortable with the request. The picnic shelter is taking the place of the originally proposed Knights of Columbus building in an area that was always anticipated to have a structure within it. The additional storage building is not of concern due to the small size and its location. The future Youth Ministry Building is logical for a campus of this size and the location is acceptable. Staff also recognizes that due to it being a future building the applicant does not yet have elevations of the building. Staff encourages the applicant to continue the high level of design and aesthetics present on the existing buildings within the campus.

The subject property is located within the Evans Area Neighborhoods Character Area of the Vision 2035 Future Land Use Map. The intent of this character area is to preserve established neighborhoods and create quality new residential development at suburban densities. The primary future land uses are moderate density detached single-family uses, greenways and trails, and civic benefits such as community centers, libraries, places of worship, and schools. This proposed revision of a place of worship is in keeping with the intent and land uses of the Character Area.

Staff recommends approval of the request for a major plan revision to the existing S-1 (Special) zoning for a place of worship to revise the adopted plan to include a picnic shelter, storage building, and future youth building for Tax Map 067 Parcel 117B, 44.4 +/- acres, located at 4921 Columbia Road.

Interdepartmental Review

A copy of this staff report, including a list of all recommended zoning conditions, is sent to the applicant and owner of the property in question prior to the public hearing.

Comments:

A Community of Pride…A County of Vision…Endless Opportunity Page 2 of 4 th REZONING May 4 , 2017 FILE : RZ17-05-06 Major Plan Revision to S-1 Special According to FEMA FIRM 13073C0143D, this property contains AE Zone and floodway. A Conditional Letter of Map Amendment based on Fill (CLOMR-F) must be approved by FEMA if modifications to the site result in fill within the floodplain/floodway limits.

Fire Marshal: Applicable fire code requirements apply.

Health Department: No specific comments or conditions.

Water and Sewer: Water and sewer service is available from private lines within the parcel.

Criteria for Evaluation of Rezoning Proposal

1. Whether the zoning proposal will permit a use that is suitable in view of the use and development of adjacent and nearby property. Adjacent property is zoned PUD (Planned Unit Development) and R-1 (Single Family Residential). The proposed revision does expand the use, but 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 does not anticipate the proposed revision adversely affecting the use or usability of adjacent or nearby property. The 20’ landscape buffer should provide adequate separation from the adjacent neighborhood. In addition, the proposed picnic shelter is not immediately adjacent to any residences.

3. Whether the property to be affected by the zoning proposal has a reasonable economic use as currently zoned. The property does have a reasonable economic use as currently zoned. A Community of Pride…A County of Vision…Endless Opportunity Page 3 of 4 th REZONING May 4 , 2017 FILE : RZ17-05-06 Major Plan Revision to S-1 Special

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. It is not anticipated that the proposal will result in a use which will or could cause a burden to existing streets, transportation facilities, utilities, or schools.

7. Whether the proposal reflects a reasonable balance between the promotion of health, safety, and welfare against the right to unrestricted use of property. The proposal meets this test.

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