Bluffton Tidal Cottages application documents

5/21/2018 Bluffton Tidal Cottages application documents

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MEMORANDUM

TO: Planning Commission MembersFROM: Patrick M. Rooney, ASLA, Senior Planner

RE: DP-6-14-7722 Tidal Cottages, 24 Thomas Heyward StreetPreliminary Development Plan

DATE: July 23, 2014

BACKGROUND On July 15, 2014, the Development Review Committeereviewed application DP-6-14-7722. With this application, the Applicant, Mr.Sean Barth requested approval of a subdivision of 1.61 acres into 9 single-family home sites, infrastructure and required open space (see attached siteplan and narrative). As part of the technical review comments provided tothe Applicant, the Planning Commission members serving on the DRC,requested that this application be forwarded to the full Planning Commissionfor review at the next regularly scheduled meeting on July 23, 2014.

The authority to make such a request is founded in the Planning CommissionResolution Delegating Development Plan Review Authority to the

Development Review Committee. In that Resolution, the PlanningCommission reserved the right to forward any Development Plan applicationfrom the DRC to the full Planning Commission for any reason. Specific to thisApplication, the request was made as a result of concerns about circulation,interconnectivity, lot configuration and impacts to adjacent properties. Theattached DRC Staff Report outlines the technical review comments providedto the Applicant and specifically notes those items that are not compliantwith the UDO.

As of the writing of this memorandum, the Applicant has not had adequatetime or the opportunity to respond to the comments provided at the DRC

meeting. If the Applicant provides a timely response to the DRC comments,then the Town Staff will review and provide additional comments as part ofthe verbal report to the Planning Commission.

PLANNING COMMISSION ACTIONS As granted by the powers and duties setforth in Section 2.2.6.C.5 of the Unified Development Ordinance and thePlanning Commission Resolution Delegating Development Plan ReviewAuthority to the Development Review Committee, the Planning Commission


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has the authority to take the following actions with respect to thisapplication:

1. Approve the application as submitted by the Applicant;2. Approve the application with conditions;3. Deny the application as submitted by the Applicant; or4. Remand the application back to the DRC for continued review and

action.

REVIEW CRITERIA Town Staff and the Planning Commission are required toconsider the criteria set forth in Section 3.10.3 of the Unified DevelopmentOrdinance in assessing an application for a Preliminary Development Plan.These criteria are provided below followed by a Staff Finding(s) based uponreview of the application submittals to date.

1. Section 3.10.3.A. The proposed development must be in conformancewith applicable provisions provided in Article 5, Design Standards.

2. Section 3.10.3.B. The proposed development shall be in conformancewith any approved Development Agreement, PUD Concept Plan, PUDMaster Plan, Subdivision Plan, or any other agreements or plans thatare applicable.

3. Section 3.10.3.C. If the proposed development is associated with apreviously approved Master Plan, then the traffic and access plansshall adhere to the previously approved traffic impact analysis orassessment, where applicable. If an application is not associated witha previously approved PUD Master Plan, then a traffic impact analysisshall be required at development plan submittal.

4. Section 3.10.3.D. The proposed development must be able to beserved by adequate public services, including, but not limited to,water, sanitary sewer, roads, police, fire, and school services. Fordevelopments that have the potential for significant impact oninfrastructure and services the Applicant shall be required to providean analysis and mitigation of the impact on transportation, utilities,and community services.

5. Section 3.10.3.E. The phasing plan, if applicable, is logical and isdesigned in a manner that allows each phase to fully function

independently regarding services, utilities, circulation, facilities, andopen space irrespective of the completion of other proposed phases.

6. Section 3.10.3.F. The application must comply with applicablerequirements in the Application Manual.

STAFF RECOMMENDATION As noted in the DRC Staff Report, the applicationis not currently compliant with all of the requirements of the UDO. However,the Applicant is making a demonstrated effort to provide an application that


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will be compliant. As a result, Staff recommends the Planning Commissionprovide specific direction to the Applicant and remand the application back tothe DRC for final review and approval.

ATTACHMENTS1. Proposed Site Plan2. Project Narrative3. 7/15/2014 DRC Staff Report


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ATTACHMENT 2


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July 15, 2014

DEVELOPMENT REVIEWCOMMITTEESTAFF REPORTDepartment of Growth Management

MEETING DATE: July 15, 2014PROJECT: DP-14-7722: Tidal Cottages, LLC Subdivision

PROJECT MANAGER: Kendra Lelie, AICP, Principal PlannerThe Town of Bluffton has reviewed the above-referenced application from Sean Barth forapproval of a Subdivision Plan to subdivide a 1.61 acre tract into 9 residential lots and 3open space lots. The property is located at 24 Thomas Heyward Street within the

Neighborhood General Historic District (NG-HD). An existing drainage easement whichdischarges to the Verdier Cove is located along the southern property line. Although amobile home once occupied the subject parcel, the property is currently vacant andcontains a moderately dense existing tree canopy. The applicant is proposing a newprivate roadway for access to the lots which will connect to an existing cul-de-sac withthe Stock Farm development. The proposed lots range in size from 2,562 to 3,286square feet and are designed with a 40 foot lot width, which will permit a cottagebuilding type in accordance with the historic district building type regulations.

Aerial of Subject Parcel NTS

Commercial

ResidentialResidential

Residential

ATTACHMENT 3


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July 15, 2014

The Application has been reviewed for conformance with the following documents: Townof Bluffton Unified Development Ordinance (UDO), Town of Bluffton Stormwater DesignManual and the 2012 International Fire Code (IFC).

The Town of Bluffton submits the following comments:

Growth Management1. Tree Conservation and Replacement:

a. Protected Trees: In accordance with Section 5.3.3 A(1), protected treesidentified as trees that are eight (8) inches DBH or greater and all AmericanHolly, Dogwood, Redbud, Southern Magnolia and Red Buckeye trees thatare four (4) inches DBH or greater must be protected. Although theapplicant is preserving the majority of trees on site, there are a few treesthat appear to require removal for the construction of the private road. Theremoval of the protected trees meets the following review criteria:

i Roads, parking areas, drive aisles, paths and other site features havebeen designed around the canopies of the protected trees to thegreatest extent possible.ii The removal allows the preservation of other, healthier hardwoodtrees on the property.iii Adjustments to the site plan cannot be made to save the tree withoutlosing lots or floor area.iv The tree is not located within a required setback or buffer area.

The applicant must depict the trees to be removed. Additionally, inaccordance with Section 5.3.3 D(1), the tree protection zone must also be


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delineated on the Final Development Plan. While the applicant has madeefforts to preserve the majority of the significant trees, several will beimpacted by the proposed private road especially the 34 and 38 inch Oakslocated at the entrance of the property. Town Staff recommends theapplicant incorporate the following revisions to the Final Development Plan:

Provide pervious pavement for the roadway within the drip line of theprotected and significant trees.

Restudy the proposed road and utility line locations to avoid the drip lineof the protected and significant trees.

Set proposed finished road elevations above existing grade, in thevicinity of the specimen trees, to minimize excavation within the rootzones.

38 Live Oak 34 Turkey Oak

b. Tree Replacement: Pursuant to Section 5.3.3 F(4), one replacement treefor each protected tree removed must be provided. The applicant mustdepict the location, size and species of the replacement trees required on

the Final Development Plan.c. Tree Canopy Coverage: In accordance with the Development Plan

Application Checklist, the applicant provided a tree canopy coverage chart.However, the percentage of canopy cover is only provided for the proposednine (9) residential lots. The applicant must provide a canopy coverageschedule for the entire parcel for pre and post construction conditions.


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2. Street Trees: Pursuant to Section 5.3.7 A(1), all roadways on which developmentis proposed must include large canopy street trees planted no greater than 50 feetapart. Although there are some existing significant trees located adjacent to theproposed roadway, there are some gaps along the road that require the additionof street trees. Proposed street trees must be depicted on the Final DevelopmentPlan.

3. Wetlands: In accordance with Section 5.4 and 5.5.2, the applicant is not relievedof compliance with obtaining the appropriate permits from United States ArmyCorps of Engineers and/or the State of South Carolina as it relates to anydevelopment activity within wetlands, wetland buffers and areas within 100 feet ofthe Ocean and Coastal Resource Management (OCRM) Critical Line associated withtidal wetlands and waterways. The drainage easement located along the southernproperty boundary contains some open water areas and discharges to the VerdierCove. The applicant must provide evidence of the presence or absence ofwetlands, wetland buffers and the OCRM Critical Line.

4. Open Space:a. Area Requirement: Pursuant to Section 5.6.3 and 5.6.4, a minimum of

30% of the gross acreage must be identified and developed for open spacepreservation, which for the subject parcel, represents 21,039 square feet(0.48 acres). The applicant indicates on Table 2: Site Data Chart that 0.35acres is designated as open space, which does not comply with theminimum open space area required. The applicant must provide anadditional area of open space totaling approximately 5,793 square feet. Itappears there is adequate area on the lot containing the stormwatermanagement basin to provide additional open space.

b. Type of Open Space: In accordance with Section 5.6.5 B, the proposedopen space areas for residential use must be balanced between active andpassive recreational areas and the type of open space must be specificallydesignated in accordance with Section 5.6.5 B(1-7). Although the applicantprovided a statement indicating the type of open space envisioned for thedevelopment, the open space types must be designated and clearlydepicted on the Plan including the open space area measurement.

c. Access: Pursuant to Section 5.6.5 C, open space areas must be accessiblefrom all parts of the development via pathways. The applicant must depictthe proposed pathway network providing adequate access to the proposedopen space areas.

d. Ownership: In accordance with Section 5.6.6, common open space areasmust be owned and maintained by a public agency, property ownersassociation or in deed-restricted private ownership. The applicant mustprovide the necessary covenants and agreements assigning the partyresponsible for the open space areas for the Final Development Plan.

5. Safe Access: Pursuant to Section 5.7.4 A(5), the subdivision design must providefor safe access for fire and other emergency equipment. The applicant must


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provide information confirming the proposed roadway design can accommodatethe Town of Bluffton emergency services vehicles.

6. Walkways: In accordance with Section 5.7.6, pedestrian walkways may berequired to provide safe and convenient access to adjacent roadways. A walkwaymust be provided along one side of the proposed private roadway permittingpedestrian access from Thomas Heyward Street to the Stock Farms Cul-de-Sac.In addition, a new wider sidewalk should be provided along the lot frontageabutting Thomas Heyward Street.

7. Infrastructure:a. The applicant should provide the necessary easement information to

connect to the Stock Farm cul-de-sac.

b. Beaufort Jasper Water and Sewer Authority has a lift station located onStock Farms lot 1A adjacent to the western property boundary. Theapplicant should determine the feasibility of connecting the sewer utility

with the existing pump station.

8. Subdivision Design:a. Town staff recommends that the applicant test the proposed lots with

building footprints to ensure that the lot layout will realisticallyaccommodate the desired dwelling units. Lots 2 through 4 appear to beespecially difficult to develop considering all setback requirements.

b. Town staff questions the viability of the proposed 30 ROW to accommodatethe required street, roadside swales and sidewalks. The applicant must

provide a street section illustrating the how this can be accomplished withina 30 ROW. In addition, a 20 street width will likely be required toaccommodate the fire truck access.

Engineering: See attached memo form Karen Jarrett and Jeremy Ritchie dated July 10,2014

Police Department: The Bluffton Police Department requests consideration on thefollowing recommendations related to this project:

1. Consider providing Bluffton Police Department with legal authority to enforcetraffic regulations on the new private roadway, per Sections 56-5-6310 and 56-5-6340 of the Code of Laws of South Carolina (1976), as amended.

2. Establish rental guidelines including process for evaluating potential renters, aswell as ramifications for lease violations.

Bluffton Township Fire District: No comments submittedPlanning Commission: No comments submitted


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Theodore D. Washington Municipal Building

20 Bridge Street P.O. Box 386 Bluffton, South Carolina 29910

Telephone (843) 706-4500 Fax (843) 757-6720

www.townofbluffton.sc.gov

Lisa SulkaMayor

Council Memb

Ted Huffman Fred HamiltMayor Pro Tempore Karen Lav

Larry Toom______________________ ______________________

Anthony Barrett Sandra LuncefTown Manager Town Cle

To: Pat Rooney

From: Jeremy Ritchie and Karen Jarrett

Re: DRC Comments 25 Thomas Heyward St Tidal Cottages

DP-6-14-7722

Date: July 10, 2014

1. Provide a boundary survey with bearings and distances of all property lines that is signedand sealed by a Registered Land Surveyor. Development Plan Application Checklist

2. This project shall comply with Section 5.10 of the UDO, as well as the BlufftonStormwater Design Manual. UDO 5.10.1.A.6

3. Provide a standard roadway type. Eighteen feet is too narrow for application. UDO5.9.3.J

Final Development Plans will require:

Encroachment Permit from Town for tie in to Thomas Heyward.

Easement agreement and access easement for tie to Guilford Place and creating a public

access drive.

Bluffton Tidal Cottages application documents

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