HomeMy Public PortalAbout120_010_Pine St laundry 1of2 UPDATE — When the Planning Commission considered this item at the May 21st meeting the request
was for a private laundry and storage on the ground level and two tourist homes on the second level. On
June 4th Gary Sanders (agent for DeSoto Beach Properties, LLC) submitted a revised plan for the
property. The revised Site Plan Approval request for the June 13th City Council meeting is for a one-
story building with storage to be used as a private commercial laundry by the owners. The revised plan
eliminated questionable issues and brought the number of required parking spaces into compliance, for
which City Attorney Bubba Hughes advised the amended plan did not need to return to the Planning
Commission for reconsideration.
The required setbacks for a commercial use in zone C-2 are 10-feet front, 6-feet rear and sides. The
footprint of the proposed Lot 46 building is not as large as that code allows. Instead, the front and the
sides are to be 20-feet and 10-feet respectively. A 17 foot, 10-1/2 inch setback is provided on the rear.
The revised plan is for a 900 square foot commercial building. Per the off-street parking ordinance, the
required number of parking spaces is one per 200 square feet. The required 4.5, rounded to 5, parking
spaces have been provided on the site plan received June 4th. There is one van accessible handicap
space, three standard spaces, and one bike rack.
The original Staff Report for this project is below. It was written prior to the plan changes referenced
above.
This Staff Report was updated by Dianne Otto on 06/07/2013.
R
PLANNING COMMISSION STAFF REPORT
FOR THE PLANNING COMMISSION MEETING OF: May 21, 2013
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FOR THE CITY COUNCIL MEETING OF: June 13, 2013
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LOCATION: Lot 46 Pine St. PIN: 4-0003-02-008
APPLICANT: DeSoto Beach Properties,LLC OWNER: same
EXISTING USE: vacant PROPOSED USE: private laundry and 2 tourist homes
ZONING: C-2 USE PERMITTED BY RIGHT: Yes, after Site Plan Approval
COMMUNITY CHARACTER MAP: Arts,Eats,Eco-Business Corridor
APPLICATION: The request is Site Plan Approval of a mixed use building.
PROPOSAL
The applicant is requesting approval to construct a new mixed use building. The ground floor would be a private
laundry operated by and for Desoto Beach Properties,LLC. The second floor would be two tourist homes.
ANALYSIS
The submittal for this request refers to the second floor use as two tourist homes. Tourist home is a Use Permitted
by Right after Site Plan Approval in zoning districts C-1 and C-2. Article 2 of the Land Development Code does
not include a definition for tourist home. The general meaning is a dwelling at which overnight accommodations
1
are provided for transient guests for compensation. Similar to a bed and breakfast, it may or may not be occupied
by an owner.
The commercial uses to the west and the south of Lot 46 are zoned C-2. One is a vacation rental management
company and the other is an ice vending machine and a billboard. To the east of Lot 46 is a vacant C-2 lot. To the
north of the subject lot, across unopened Pine Street, are single-family homes zoned R-1-B. The protective
screening requirements of Section 3-160 are not applicable based on the current uses of the abutting properties.
The ground level of the proposed building will be dry floodproofed to 1-foot above the Base Flood Elevation of 11
as allowed for commercial uses by FEMA and Tybee Island. The tourist homes on the second level would also
meet Tybee's 1-foot freeboard requirement.
The uses allowed in the C-2 zone are listed in Section 4-050(F) of the Land Development Code. A previous Site
Plan Approval request for a similar private laundry only at 407 First Street was approved in September of 2011.
The required setbacks for a commercial building in the C-2 zone is 10-feet front, 6-feet rear and sides [Section 3-
090(B)]. The proposed ground level portion of the structure complies with the setback requirements. The two
tourist homes, if viewed as commercial uses, also comply with the C-2 setbacks. Except for the access stairs to the
southern unit on the second floor,the residential portion of the structure complies with the required R-2 setbacks of
20-feet front, 10-feet rear and sides.
Per plan page A1.0,the square footage of Lot 46 is 4,494 square feet. Section 3-090(A) lists a minimum lot size of
6,750 square feet for construction of a duplex in an R-2 zone. While the TBR ordinance (see below) states a
requirement for compliance with R-2 setbacks for residential construction in C-2, it does not state a requirement for
compliance with the R-2 minimum lot sizes. If the two tourist homes are viewed as commercial uses, the R-2
minimum lot size would not be applicable.
Land Development Code Section 4-050(H) allows a C-2 lot to be developed as residential:
TBR transitional business-residential district. The purpose of this district is to create an area,
contiguous with the commercial-two (highway commercial district) where residential, professional,
institutional and light business (i.e., certain kinds of convenience shopping, retail sales and services) are
permitted by right and can be intermixed and concurrently protect the neighborhood from blight and slum
conditions. This district shall only be established in older sections of the community where intermixing
currently exists and is found to be necessary and desirable, creating a buffer zone between two districts of
varying uses. It is further stipulated that, when this provision is invoked for the purpose of allowing a
residential use within the 200 foot commercial strip, then the setbacks for R-020 contained in section 3-
090 shall apply.All commercial uses require site plan approval.
(1) Uses permitted after special review and site plan approval. In a TBR transitional business-
residential district, land may be used and buildings or structures may be erected or used for the
land uses listed below after a site plan has been submitted to the zoning administrator, a public
hearing has been held by the planning commission, and the mayor and council has granted
approval at a regularly scheduled meeting. At these public meetings, the proposed land is
reviewed under criteria for both site plan approval and special review.
a. Off-street parking lots, used by C-020 businesses,for the purpose of meeting the minimum
parking requirements as specified by this Land Development Code.
The proposed square footage for each tourist home unit is 877 square feet. Section 3-080(B)(1)requires at least two
off-street parking spaces per residential unit. The proposed site plan meets that requirement. If the hotel/motel
parking requirements of Section 3-080(D)(5) are applied to the two tourist homes, the required number of off-street
parking spaces would be one space per each guest unit without a kitchen and/or two parking spaces for each guest
unit with a kitchen. If applicable, a manager's unit requires two parking spaces and one space is required per every
two employees. If the parking requirements are calculated the same as a residential bed and breakfast, the number
of spaces needed would be one per rental unit plus two for the owners [Section 3-060(A)(5)]. Without a detailed
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floor plan for the tourist homes the required number of parking spaces using commercial requirements cannot be
calculated.
For the ground floor, Section 3-080(D)(1) requires one parking space per each 200 square feet of retail or
commercial gross leasable floor area. When this code was brought to the attention of the agent preparing the plans
for DeSoto Beach Properties, a revised site plan was submitted that changed the "private commercial laundry unit"
from 886 square feet to 200 square feet with 490 square feet of storage. Staff then communicated to the agent that
"commercial gross leasable floor area" included storage areas. A revised plan has not been received. The site plan
as submitted provides one off-street parking space for the commercial space. The parking requirement for an 886
square foot commercial space is 4.43, rounded to 5 parking spaces. The requirement for a 690 square foot
commercial business is 3.45, rounded to 4 parking spaces. Section 3-080(D)(6) allows a rack able to accommodate
eight bicycles to be substituted for one required parking space. As currently proposed, a Variance for parking is
needed.
A series of emails related to this project are attached to this Staff Report. As of this writing, the most recent
response from the applicant's agent to the comments by the City's consulting engineer is his May 7th email. A
response from city's Fire Chief has not been received. Police Chief Bob Bryson has responded that he has no issues
with the proposed plan.
The following table shows how the project fits with the Recommended Development Strategies of the Arts, Eats,
and Eco-Business Character Area as outlined in the Comprehensive Plan.
Comprehensive Plan Section 1.2.1 —Arts, Eats&Eco-Business Corridor
Recommended Development Strategies
Strategy Meets Strategy
Y/N or N/A
1 New development, redevelopment and restoration should be consistent N
with existing character of the area in terms of mass, scale,use and density.
Encourage commercial and mixed-use infill development and
2' redevelopment along the Highway 80 commercial corridor.
Down zoning within the Highway 80 commercial corridor should be
3' discouraged. N/A
Establish a set of standards for a maximum percentage of residential use
4' on a per parcel basis to encourage mixed-use. N/A
5. Enhance pedestrian movement through streetscape improvements. N/A
6 Support the continued development of the Tybee Island bikeway including N/A
bike lanes and multi-use trails.
Establish standards and design guidelines for signage. Develop a"theme"
7. for signage to ensure that it is consistent and fits with the character of the N/A
area and the Island as a whole.
8 Allow for an appropriate mix of retail,residential, and tourism-related
uses consistent with the vision of the Plan.
9. Implement traffic calming measures and parking improvements. N/A
10. Establish noise and sight buffers between the commercial uses and the I,
adjacent residential areas.
The proposed use is in keeping with the C-2 District as outlined in the Land Development Code Sec. 4-050(F):
The purpose of this district is to provide central locations for city businesses and services to meet the
market needs of Tybee Island residents and visitors. The focus of the C-2 highway business land use
district is to provide for commercial land uses that support and complement the motorized consumer.
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STAFF FINDING
Staff finds additional parking is required for the ground floor of the proposed structure. Parking requirements for
the second floor tourist homes are not clear. If R-2 setback requirements are applied to the second floor, the access
stairs for the southern unit encroach into the required 10-foot side setback. The proposed mixed use development is
in keeping with the intent of the Comprehensive Plan.
This Staff Report was prepared by Dianne Otto.
ATTACHMENTS
A. Application(2 pages)
B. Emails dated May 2nd to May 7th(2 pages);
a. Emails dated June 4th to June 6th added for June 13th Council packet(3 pages)
C. Photograph of existing conditions(1 page)
D. SAGIS map(1 page)
E. Survey of Lot 46 and adjacent lots (1 page)
F. Site plan of ground level(1 page)
G. Floor plan of elevated duplex(1 page)not applicable for June 13th Council packet
H. Elevation of front of proposed structure(1 page)
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MAYOR Rr CITY MANAGER
Jason Buelterman
y+�a; � Diane Schleicher
CITY COUNCIL • ` CLERK OF COUNCIL
Wanda Doyle,Mayor Pro Tern � Janet LeViner
Barry Brown ,
Jan Fox 'x CITY ATTORNEY
Bill Garbett
es Edward M. Hughes
Tom Groover �i WOO�r•'
Paul Wolff
CITY OF TYBEE ISLAND
City Council Agenda Item Request
Agenda Item Requests and supporting documentation must be submitted to the Clerk of Council by
4:00PM on the Thursday prior to the next scheduled Council meeting. If this form is received after the
deadline,the item will be listed on the next scheduled agenda.
Council Meeting Date for Request: June 13, 2013
Item: Public Hearing
Explanation: Site Plan Approval–DeSoto Beach Properties, LLC–private laundry
Lot 46 Pine Street; zone C-2
Budget Line Item Number(if applicable): N/A
Paper Work: Attached*
Audio/Video Presentation**
—
* Electronic submissions are requested but not required. Please email to
jleviner @cityoftybee.org,
** Audio/video presentations must be submitted to the IT department at City Hall
by 4:00PM on the Thursday prior to the scheduled meeting.
Submitted by: Dianne Otto
Phone/Email: (912) 472-5031 /dotto @cityoftybee.org
Comments:
Date given to Clerk of Council: June 7, 2013
* * *
P.O. Box 2749—403 Butler Avenue,Tybee Island, Georgia 31328-2749 *Certified
(866)786-4573—FAX (866) 786-5737 City of
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PLANNING COMMISSION
NOTICE OF DETERMINATION
Meeting date: May 21, 2013
Petitioner: DeSoto Beach Properties
Project Name/Description: New construction of M:xed use, building
Action Requested: Site Plan Approval
Special Review Subdivision:
Site Plan Approval X Sketch Plan Approval Conceptual
Zoning Variance Preliminary Plan Approval
Amendment to Zoning Map Final Plat Approval
Text Amendment to Land Development Code Minor Subdivision Major Subdivision
Petitioner has met all documentation requirements, all external approval requirements, and all code
requirements, except for the following:
VOTE FOR AGAINST COMMENTS
Bishop X Motion to approve with conditions—see below
Bramble X
Callahan X
Marion X Second
McNaughton X
Parks Chair
The Planning Commission recommends: ® Approval ❑ Denial ❑ Continued
• R-2 setbacks apply to second floor
• Parking be addressed—meets requirements and safety
Planning Commission Chair: f ‘ I Date: 01/3
Planning &Zoning Manager: C &it° Date: 6-7-(3
CITY OF TYBEE ISLAND Fee
SITE PLAN APPROVAL APPLICATION Commercial $570
Residential $250
Applicant's Name , E .50'I Q.A-G r-,; { Q1 4e_S',
Address and location of subject property 1.04- 9(p
PIN 9 c Oz—O0 0 Applicant's Telephone Number c(1`2_. S c 1 -S7 00
Applicant's Mailing Address PO /3 ff
Brief description of the land development activity and use of the land thereafter to take place on the property:
1;jed
Property Owner's Name s 9 S)-0 e+ Telephone Number °l l 2.- 5—�7 S 7 60
Property Owner's Address (\ 3 C- (+:Pi 4- i . ' J J ems .g/0_1 /3 •X
Is Applicant the Property Owner? '— Yes No
If Applicant is the Property Owner, Proof of Ownership is attached: 4/ Yes
If Applicant is other than the Property Owner, a signed affidavit from the Property Owner granting the
Applicant permission to conduct such land development is attached hereto. Yes
Current Zoning of Property =- ° r
g party Current Use \) <���:�,;���� L a T
Names and addresses of all adjacent property owners are attached: ✓Yes
If within two (2) years immediately preceding the filing of the Applicant's application for a zoning action, the
Applicant has made campaign contributions aggregating to more than $250 to the Mayor and any member of
Council or any member of the Planning Commission, the Applicant and the Attorney representing the Applicant
must disclose the following:
a. The name of the local government official to whom the campaign contribution or gift was made;
b. The dollar amount of each campaign contribution made by the applicant to the local government
official during the two (2) years immediately preceding the filing of the application for this zoning
action, and the date of each contribution;
c. An enumeration and description of each gift having a value of $250 or more made by the Applicant to
the local government official during the two (2) years immediately preceding the filing of the
application for this zoning action.
0214 i/ 3
Signature of Applicant Date
NOTE: Other specific data is required for each type of Site Plan Approval.
Fee Amount$ 5 00 . Cher*Number 2 3 50 Date 14--2 -I 3 C 2�
City Oft ial �� l
NOTE: This application must be accompanied by following information:
1 copy, no smaller than 11 x 17, of the proposed site plan and architectural renderings.
1 copy, no smaller than 24 x 36, of the engineered drainage and infrastructure plan.
rc ' dea F7+�) `�w'��V`- :� Cr..e I 1
IN 1 copy, no smaller than 11 x 17, of the existing tree survey and the tree removal and landscaping
plan.
Disclosure of Campaign Contributions
The Planning Commission may require elevations or other engineering or architectural drawings covering the
proposed development.
The Mayor and Council will not act upon a zoning decision that requires a site plan until the site plan has met
the approval of the City's engineering consultant. (Note: Section 5-080 (A) requires, "Once the engineer has
submitted comments to the zoning administrator, a public hearing shall be scheduled.")
The Applicant certifies that he/she has read the requirements for Site Plan Approval and has provided the
required information to the best of his/her ability in a truthful and honest manner.
yi 4I I3
Signature of Applicant Date
Dianne Otto
From: Gary Sanders [gary@sanderstrowell.com]
Sent: Tuesday, May 07, 2013 12:38 PM
To: Dianne Otto
Subject: Re: Michael Roach Property Lot 46 Pine Avenue
Hi Dianne,
I am addressing your comments,but in the interim you have permission to reproduce the drawings.
Thank you so much, have a wonderful day.
Gary Sanders, NCARB, Architect
Sanders Trowell & Associates, Architecture
22 West Bryan St. #155
Savannah, GA 31401
912.323.1220 Tel
garygsanderstrowell.com
http://www.sanderstrowell.com
On May 6, 2013, at 3:04 PM, Dianne Otto wrote:
Dear Gary,
Below are comments from Downer Davis on the plans submitted for Pine Street Lot 46. Please let me know if you
would like to submit a response or revised plan, or if you would rather respond to these comments verbally at the
Planning Commission meeting on May 21St. Any written re-submittal for the Planning Commission packets would need
to be received by this office by noon this Wednesday, May Stn
It is very necessary that I be able to reproduce the submitted plans. They are copyrighted. Please provide written
consent for me to do so ASAP.
I do not agree that commercial gross leasable floor area does not include storage areas. When that term was added
to Section 3-080D it was slated to be added as a definition in Article 2 of the Land Development Code. That has not
been accomplished. Even so, the area of a commercial building designed for tenant occupancy would include storage
areas for a commercial business. A variance from Section 3-080 is needed for this proposed project.
Section 3-080D
Commercial off-street parking. Off-street parking facilities shall be provided and maintained for all structures or premises
being occupied or used in whole or in part for commercial activity as follows:
(1) One parking space per each 200 square feet of retail or commercial gross leasable floor area.
Sincerely,
Dianne K. Otto, CFM
City of Tybee Island
Planning & Zoning Manager
phone 912.472.5031
fax 912.786.9539
From: Downer Davis [mailto:dkdbus @gmail.com]
Sent: Thursday, May 02, 2013 9:27 AM
To: Dianne Otto
Subject: Michael Roach Property Lot 46 Pine Avenue
This lot and Lot 47 were discussed with Michael Roach when we met with him on January 29th. We subsequently met
again with he and John Wynn of the DNR-CRD at the site on February 4th. At the time Michael advised that he
intended to use the front (north) portion of Lot 46 as access to 47. Please document to Michael that this plan does not
appear to do so and that he will need to either extend Pine Avenue road pavement or route a private driveway to
connect to the existing edge of the Pine Avenue pavement. Due to recent changes in the City Code affecting driveways
that Michael may not be aware of, his position on driveway design may change.
Regarding Lot 46 and the layout shown on A1.0 by Gary Sanders, AIA on behalf of the Stoefflers, I offer the following
general comments:
1) The narrow drive access and maneuvering area to the rear duplex entrance is of concern to me. I defer to the Police
Chief and Fire Chief on this as it is a safety matter. While I request to be copied on their response, I do not intent to
comment further on this matter.
2) The west parking space at the south end of this lot appears to have a challenging turn requirement. I request the
Architect show how a 3-point turn can be used to navigate into this parking space.
3) If setback, greenspace and other zoning criteria do not prohibit the squaring off of the southeast corner of the
pavement at the rear, I recommend the additional pavement be added to allow more options for vehicle maneuvering.
4) This layout does not present barriers to normal drainage lot design. I understand that, due to the unusual layout
requiring Planning Commission and City Council approval, the Owner and the Applicant/Potential Buyer(the
Stoefflers)have requested the cost and effort of drainage design not be required until after site plan approval by the
City. I do not object to the drainage design being provided after City PC & CC approval and prior to the permit being
issued.
Please advise if you have any questions regarding this or when additional review of this project is requested.
Downer Davis 912 695-7262
This email and any files transmitted with it are confidential and intended solely for the use of the individual or entity to whom they are addressed,If you are not the named
addressee you should not disseminate,distribute or copy this e-mail.Please notify the sender immediately by e-mail if you have received this e-mail by mistake and delete
this e-mail from your system.Please note that any views or opinions presented in this email are solely those of the author and do not necessarily represent those of The City
of Tybee Island.The recipient should check this email and any attachments for the presence of viruses.The City of Tybee Island accepts no liability for any damage caused
by any virus transmitted by this email.City of Tybee Island P.O.Box 2749 Tybee Island,GA 31328
2
Dianne Otto
From: Downer Davis [dkdbus @gmail.com]
Sent: Thursday, June 06, 2013 2:37 PM
To: Dianne Otto
Cc: Gary Sanders
Subject: Re: Pine Street Laundry Updated 6-4-13
Sent from my iPhone
On Jun 5, 2013, at 10:33, Downer Davis <dkdbus@gmail.com>wrote:
> I opened only Al and A3. The others I couldn't open.
>
>
>
> Diane,
>
> As this is not an engineered plan but only a site layout plan, I offer
>these limited comments.
>
> 1) It's my understanding that this is now only a commercial
> site. As such, I do not believe the residential required permeable
> driveway is required. It's allowed. I just don't want them to be
> under the belief it's still required unless you determine that zoning
> requires residential standards.
>
> 2) Handicapped space:
>
> a) We need to determine if a space is truly required. If this is
> accessory use to the motel, inn and other properties, it may not be.
> Please advise if you want me to look into this later today.
>
> b) If the HCPD space is required, a total of 16' wide is required
>to provide a van accessible space. 8' wide space and 8' wide access
> aisle is required.
>
> c) I do not believe the door swing across the handicapped access
> aisle is allowed.
>
> 3) I request more paving behind (north of) the two side parking
> spaces unless the designer shows a template verifying adequate
> maneuverability.
>
>4) The limits of Pine Street must be shown. On site turnaround
> does not appear practical. Pine Street paving may need to be extended
> east to allow vehicles to back out of the drive. Placement of this
> layout on the survey may show that this is not an issue.
>
1
> 5) I don't see bike rack's as a practical alternative to required
> parking for this type of commercial facility. Nor do I foresee a
> laundry of this type requiring 5 parking spaces. If the side parking
> is allowed in the 10' setback, stacked parking could be allowed. Not
> requiring the north (blocked) space to be paved would be in keeping
>with our "green ordinance" EPD initiative.
>
> 6) If a dumpster is not to be used, show the location of roll out
> dumpsters or waste cans with estimate of loading and size and
> description of receptacles to be used.
>
> Downer
>
>
> On Tue,Jun 4, 2013 at 4:06 PM, Dianne Otto <Dotto @cityoftybee.org>wrote:
>> I've got them. Thanks, Gary.
» Downer—attached are the latest revised Stoeffler private laundry
>> plans. I need to have the City Council packet submitted early
>>Thursday to the Clerk of Council. Do you have any comments/input to
» be included in the packet on these most recent plans?
» Dianne K. Otto, CFM
>> City of Tybee Island
>> Planning & Zoning Manager
>> phone 912.472.5031
»fax 912.786.9539
» From: Gary Sanders [mailto:gary @sanderstrowell.com]
>>Sent: Tuesday, June 04, 2013 2:17 PM
»To: Dianne Otto
» Subject: Pine Street Laundry Updated 6-4-13
» Hi Dianne,
» Please find attached the updated Pine street laundry.
2
>>This is he final plan for the City Council.
>> It is the same as the one I forwarded to you on Monday, but just
>> shifted forward on the lot. It all remains in the setbacks.
»Thank you so very much.
» Please don hesitate to contact me with any questions or concerns.
» All the Best,
>> Gary Sanders, NCARB, Architect
>>Sanders Trowell &Associates, Architecture
>> 22 West Bryan St. #155
>> Savannah, GA 31401
» 912.323.1220 Tel
>>gary @sanderstrowell.com
>> http://www.sanderstrowell.com
>> *********************************************************************
>> *******************************************************
»This email and any files transmitted with it are confidential and
» intended solely for the use of the individual or entity to whom they are addressed.
3
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