Planning Commission Meeting

PLANNING COMMISSION MEETING TUESDAY, AUGUST 23, 2022 | 6 PM The Planning Commission will meet at 6:00 p.m. at the Mauldin City Hall at 5 East Butler Road in the Council Chambers. Please note that members of the public may attend this meeting in-person or remotely through Zoom. Please visit the City’s website at https://cityofmauldin.org/your-government/meeting-minutes-agendas/ to access the meeting remotely. Any person with comments about a specific item on the agenda may e-mail their comments to the Mauldin Business & Development Services Director, David Dyrhaug, at DDyrhaug@MauldinCitySC.com. Comments about specific agenda items received prior to 4:00 p.m. on the day of the meeting will be shared during the Public Comment section of that agenda item.  Mauldin Planning Commission Meeting ••• PLANNING COMMISSION AGENDA AUGUST 23, 2022 1. Call to Order Chairman, Jonathan Paulsen 2. Roll Call Staff, David Dyrhaug 3. Pledge of Allegiance 4. Opening Remarks Chairman, Jonathan Paulsen 5. Reading and Approval of Minutes a. Planning Commission Meeting: July 26, 2022 6. Old Business None 7. New Business a. Docket: PC-2022-11-RZ ±5.8 acres at 25 Old Mill Rd. Rezone from I-1 to S-1 b. Docket: PC-2022-12-PD ±20 acres at 30-50 Tanner Rd. Planned Development 8. Other Business None 9. Adjourn 1  25 Old Mill Rd I-1 DR Zoning & ER ST E S-1 RR DR Property Map S-1 FO K BI S-1 -L PA O R BL VD S S-1 S-1 0 E Feet 400 RR-ROW S-1 Legend NM Subject Property I-1 Municipal Boundary A IN OL ST D M IL L I-1 RD Subject Property L TM #M008.04-01-002.03 GAL Rezone to S-1 RR-ROW Created on August 11, 2022 AH E Reproduction of this map is prohibited without permission from the City of C-2 R CI I-1 Mauldin. DISCLAIMER: The information R contained herein is for reference purposes only. The City of Mauldin S-1 makes no warranty, express or implied, nor any guarantee as to information provided herein. The City of Mauldin S-1 I-1 explicitly disclaims all presentations I-1 and warranties. The City of Mauldin C-2 S-1 assumes no liability for any errors, R-20 omissions, or inaccuracies in the information provided herein. Greenville County GIS Division, Greenville, South Carolina 29601  Verdin Rd C-3 C-2 & Tanner Rd S-1 DO C-3 C-3 WA C-2 D C-1 Annexation Y RR EEK R D C-3 IX DR C-1 R ST E ROCK Y C Map PR A WO C-2 C-1 C-1 OD C-1 R UF C-2 F RD FEA HENDR C-2 S-1 C-1 C-2 LOU C-2 C-1 E IS V IL L ED R C-1 C-2 E LN R-M10 C-1 R-S ASH GRO Feet 0 400 V Subject Property RD Legend D IN C-1 Subject Property VER AY Municipal Boundary N W S-1 LI ER ST EA R-12 S-1 S-1 E O-D NN Created on July 14, 2022 TA D RR O-D Reproduction of this map is prohibited without permission from the City of Mauldin. BROO C-1 KF IEL DISCLAIMER: The information D PK W C-2 contained herein is for reference Y D R ER purposes only. The City of Mauldin makes no warranty, express or implied, L S-1 T C-1 nor any guarantee as to information U B PD O-D provided herein. The City of Mauldin E R-S explicitly disclaims all presentations S-1 PD and warranties. The City of Mauldin S-1 C-1 R-12 assumes no liability for any errors, omissions, or inaccuracies in the information provided herein. Greenville County GIS Division, Greenville, South Carolina 29601  ER NN TA RO AD WOO DRUF F RO SITE AD 10 ’-0 ”L AN DS CA PE BU FF ER ” FE NC E 6’-0 TRASH C2 G VICINITY MAP UFF ER SITE INFORMATION ISTU RBE DB DOG G 10’ -0” LAN PARK DSC AP UND TOTAL SITE AREA (APPROX.) : 20.9 AC EB UFF G ER ENTRY / G EXIT PROPOSED ZONING : PD TH LEGEND D TAN ROA TH NER TH CH 10’ -0” LAN DSC AP RO AD DIN MULTIFAMILY EB 4 STORY (TYPE VA) UFF ER VER ” FE E CH M NC 6’-0 TOTAL UNITS : 365 (MAXIMUM) UFF ER CH AVG. NUMBER OF BEDS PER UNIT : 1.3 - 1.4 (APPROX.) ISTU RBE TH TOTAL PARKING : 566 SPACES (INCLUDING GARAGES) POND DB M UND TH AMENITIES C1 PROPOSED MULTIFAMILY CLUB / LEASING R UFFE M TOTAL : 12,000 SF (APPROX.) PE B POOL SCA COURTYARD AND 0” L PROPOSED MAINTENANCE / DOG WASH C1 10’- C2 M LW TOTAL : 950 SF (APPROX.) TH WORK SPACE LW TH C1 ENTRY / GROUND FLOOR WORK SPACE : EXIT W 14 UNITS (MAXIMUM) NCE LW TOTAL : 16,000 SF (APPROX.) ” FE 6’-0 TH TOWNHOMES LW 2 & 3 STORY TOWNHOMES : TH ER DB UFF M 100 UNITS (MAXIMUM) AVG. NUMBER OF BEDS PER UNIT : RBE UND TH ISTU 2.2 - 2.4 (APPROX.) M SERVED BY 1 CAR GARAGE & TANDEM SPACE ENTRY / EXIT TH GARAGES 6 BAY GARAGES G FFER NO. OF GARAGES : 4 TH NDS CAP TOTAL GARAGE PARKING : 24 SPACES E BU 0” L A CARRIAGE HOMES OAD 10’- 2 STORY UNITS ABOVE 6 BAY GARAGES : TH CH DIN 8 UNITS (MAXIMUM) R AVG. NUMBER OF BEDS PER UNIT : 2.0 (APPROX.) VER TOTAL GARAGE PARKING : 18 SPACES TOTAL UNITS : 473 (MAXIMUM) AN ON-SITE STORMWATER MANAGEMENT FACILITY WILL BE DESIGNED TO MEET GREENVILLE COUNTY STANDARDS AND SHALL ATTENUATE PEAK FLOW RATES FROM THE DEVELOPMENT TO LESS THAN PRE-DEVELOPMENT CONDITIONS. TANNER ROAD DEVELOPMENT GREENVILLE COUNTY, SOUTH CAROLINA PRELIMINARY DEVELOPMENT PLAN • 08-10-2022 © COPYRIGHT 2022 DYNAMIK DESIGN  DARK GRAY GRAY BRICK GRAY BOARD & WHITE STANDING SEAM WHITE CEMENTITIOUS PANEL BATTEN CEMENTITIOUS PANEL ROOF CEMENTITIOUS PANEL TANNER ROAD DEVELOPMENT GREENVILLE COUNTY, SOUTH CAROLINA PRELIMINARY DEVELOPMENT PLAN • 08-10-2022 © COPYRIGHT 2022 DYNAMIK DESIGN WHITE BOARD & WHITE DARK GRAY GRAY BOARD & GRAY BRICK WHITE BOARD & DARK GRAY BATTEN CEMENTITIOUS PANEL CEMENTITIOUS PANEL BATTEN BATTEN CEMENTITIOUS PANEL TANNER ROAD DEVELOPMENT GREENVILLE COUNTY, SOUTH CAROLINA PRELIMINARY DEVELOPMENT PLAN • 08-10-2022 © COPYRIGHT 2022 DYNAMIK DESIGN  Tanner Road Mixed Use Community Statement of Intent City of Mauldin, SC August 2022 Table of Contents General Overview 2-3 Multifamily Residential Units 3 Work Space 3 Property Maintenance 4 Development Schedule 4 Roadways and Interconnectivity 4 Impact on Public Facilities 5 Garbage Collection 5 Fire Protection 5 Design Style 6 Landscape and Screening 6-7 Signage 7 Site Lighting 7-8 Example Reference Photos 9-16 1 General Overview This Statement of Intent describes in detail a proposed mixed use community, at the intersection of Verdin Road and Tanner Road. The site is approximately 20.99-acres and will be described in this Statement of Intent as the Tanner Road Mixed Use Community. The site has approximately 1,000 feet of frontage on Tanner Road which is the northern boundary of the site, and approximately 725 feet of frontage on Verdin Road which is the eastern boundary of the site. The site consists of three parcels currently zoned R-S in Greenville County, TMS 0547030104300, 0547030104301, and 0547030104302 and are currently owned by the Ayscue and Farmer (0547030104300) and Jones (0547030104301 and 0547030104302) families. Combined, these three parcels comprise the ~20.99-acre site discussed herein. The existing property is currently surrounded by or is in close proximity to a mixture of uses including an office park, heavy commercial, neighborhood retail, assisted living development, a carwash, self-storage, attached single family, a bank, and other heavy commercial uses like a gas station. The property is currently in Greenville County and is used for agricultural though surrounded by commercial and office uses. Flournoy Development Group, who has successfully purchased and developed or is in- process of developing 5 other properties in Greenville, will be the master developer of the Tanner Road Mixed Use Community. This site was chosen due to its centralized location in the region with convenient proximity to an abundance of employment opportunities, shopping, services, entertainment options, a robust roadway network, and the opportunity for this development’s future residents to support and be part of the surrounding community. The site is truly a location where its residents can live, work, and play within an activated environment. The Tanner Road Mixed Use Community will encompass a mix of uses including both multifamily residences and townhomes, along with live/work units integrated into select buildings that front the main drive accessing the community from Verdin Road. The development will include no more than 365 multifamily residences, 100 townhomes, 8 carriage homes, and 14 work spaces. These work spaces will be physically connected to the residential unit above to allow the tenant to combine the work space with the residential unit above to become what we describe as a live/work unit. For clarity in this Statement of Intent, when describing density or number of units, we will divide these live/work units into live space (i.e., an apartment unit) and work space(s). By way of example, if we describe having 14 live/work units, this would equate to 14 apartment units and 14 work spaces. As outlined above, the development will have no more than 14 work spaces which can be combined with their associated living space above. The work portion of these units will generally range from approximately 700 square feet to approximately 1,200 square feet or larger. The work spaces are intended to be used for small office spaces or small-scale neighborhood retail uses and are primarily geared towards entrepreneurs, small businesses, and professionals. Examples of uses that may be seen in a live/work unit are an accountant, architect, artist/artisan, attorney, computer software and multimedia related professional, consultant, engineer, a coffee shop, fashion designer, clothing boutique, graphic designer, interior designer, hair stylist, home-based office worker, insurance agent, real estate or travel agent, one-on-one instructor, photographer, and other 2 similar occupations. Uses that are not intended for this type of space include, for example, vehicle repair or maintenance, adult businesses, massage parlors, large commercial restaurants utilizing a commercial kitchen, and uses that create excessive noise, dust, heat, smoke, and odors that are considered a nuisance or are unsafe for other residents or employees. Lastly, and in order to protect against changes in marketplace demand, the work spaces may allow for future conversion over to standard apartment units should the space sit vacant due to changing marketplace conditions. It is the desire of Flournoy Development Group for the subject property to be rezoned to Planned Development (PD), to allow for a development that is innovative in its land planning and site design concepts to create a high quality of life for its residents. We intend for the development to achieve a high level of aesthetics and be a development that exemplifies quality while promoting community, connectivity, and walkability across a variety of dynamic uses and residential product types. Multifamily Residential Units The total acreage of the site is approximately 20.99-acres and we are proposing no more than 473 multifamily residential units including the townhomes and carriage homes. The units will have a mixture of sizes, including 1, 2, and 3 bedroom dwellings. Units will vary in size from approximately 600 square feet up to approximately 1,600 square feet or more across the various product types previously described. Buildings will range from 2 stories to 4 stories in height. The exteriors will be constructed with a variety of materials but will consist primarily of masonry and fiber cementitious board. In addition to the multifamily units, residents will also have access to a plethora of amenities which are proposed to include but not be limited to upscale club space, meeting rooms for residents who work from home, co-working space, fitness and wellness rooms, a dog park, mail kiosk, package lockers, a swimming pool courtyard, and other courtyards containing outdoor entertainment spaces, grills, firepits, and other amenities. Work Space The work spaces previously described are also a part of the approximate 20.99-acre site. These spaces will not be separate buildings and are designed to be vertically incorporated into several of the main buildings located along the main drive entering the community on the ground level of the buildings, with the intention to create an activated “main street” feel at this primary community entry. Work spaces will range in size from approximately 700 square feet to 1,200 square feet or larger. Due to these spaces being incorporated into the main multifamily buildings, the building heights are the same as the multifamily residential buildings. Parking for these units will be available in front of the buildings along the main entry drive as well as around the side and behind the buildings. Due to the nature of the work space, we anticipate that almost all the spaces will be occupied during normal working hours. 3 Property Maintenance Due to the nature of this development, the property will remain one parcel and is not intended to be subdivided or sold to separate owners. As a result, no property owner’s association will be needed, as all maintenance for this community will be performed by the owner or their property management company. This includes private drive aisles, parking, storm water systems, sidewalks, landscaping, trash pickup, and all other aspects of the community needing maintenance. There will also be a single automobile wash area for resident use only as well as a maintenance building and trash compactor. Development Schedule Planning and due diligence are currently in progress for the subject site and will continue until the property is fully rezoned. Once rezoning is complete, construction documents will be developed and submitted for permitting. Once permits are received and the property is closed, it is anticipated that construction will begin. We anticipate this to occur during the first quarter of 2023. The project will be completed in one phase with each building turning over at different times in a planned sequence. We anticipate our first building to open around the third or fourth quarter of 2024 and construction to be complete by late 2024 or early 2025. Roadways and Interconnectivity The Tanner Road Mixed Use Community currently has three proposed main points of ingress and egress. One is from Tanner Road and two from Verdin Road. All roadway improvements will be internal to the development and will be private. A traffic impact study has been completed by a South Carolina licensed engineer and is currently under review by SCDOT. Based upon this traffic impact study, any increased traffic is expected to be spread out amongst driveways and road systems, and outside of potential traffic signal optimization at the Woodruff Road/Verdin Road intersection, no additional roadway improvements or traffic mitigation measures are recommended or warranted (per the traffic impact study). Sidewalks (5’) will be installed along Tanner Road as well as Verdin Road in order to promote walkability and connectivity to the surrounding community and larger public sidewalk system. In addition to this sidewalk, the internal sidewalk system within this development is designed to connect to the sidewalks along Tanner Road and Verdin Road, which creates convenient permanent connectivity to the vacant adjacent parcel. Relative to parking: the current design meets or exceeds the City of Mauldin minimum parking requirements for multiple-family dwellings (multifamily units and townhomes) and live/work units. In addition, minimum parking per industry standard will be provided based upon the final unit mix. The parking spaces will typically be 9’ x 18’ for all parking spaces whether back-to-back or adjacent to a curb or sidewalk. Handicap spaces will also be 9’x 18’. 4 Impact on Public Facilities Sanitary Sewer New sewer lines will be installed within the community itself by the developer and dedicated to the appropriate Sewer Sub-district. Sewer service is available and capacity analysis and sanitary sewer connections are currently being studied and reviewed. Water Water service is available from Greenville Water, and all necessary lines and connections will be installed by the developer as a private water main system to serve the project for water supply and fire service. Electricity Electricity is available from Laurens Electric, and underground power lines will be installed within the community. Storm Drainage Stormwater Management for the project will provide a permanent on-site storm drainage system and stormwater detention facility which will serve both water quality and water quantity. These systems will be designed to meet or exceed all local, state and federal regulations involving stormwater flows as well as an extensive erosion and sedimentation control plan for construction. Stormwater will continue to be released onto adjacent properties and will be designed to maintain the current existing flow pattern and direction without any adverse impact on downstream features. The stormwater system, including the detention ponds, will be maintained by the developer/owner. Garbage Collection Garbage collection will be by private contract carrier. All garbage will be collected in an enclosed trash compactor which will serve the entire community and can also be accessed by all residents and work space tenants. The compactor will be enclosed and hidden by an opaque building material which will complement the materials used within the development. Fire Protection Mauldin Fire District will provide fire protection within the community. 5 Design Style The design style of the Tanner Road Mixed Use Community begins first with the site plan, which was intentionally designed to account for the relationship between the buildings within the site as well as the relationship between the buildings on-site and the surrounding properties, views, and roadways. As reflected on the site plan, the main leasing office as well as the live/work units all front the main entry drive entering the site from Verdin Road. This was done intentionally in order to create a more active, public, and engaging streetscape by tapping into a “main street” style look for residents and visitors as they enter the community. The use of L-shaped and U-shaped buildings also allows for more interesting spaces between buildings, creating a slightly more urban feel and allowing for the integration of courtyards throughout the site to produce more relaxed spaces for residents to enjoy. The architecture of the project is also highly intentional and complimentary to the site plan as well. Since much of the surrounding land around the site is developed, our intention is to create a development that goes above-and-beyond a standard apartment community. With the addition of an architectural style that ties more traditional suburban qualities with a slightly more modern urban design, we have successfully designed a more transitional community that is not only compatible with, but also adds a fresh look to the surrounding community. The architectural style of all the buildings and amenities is intended to bridge the more historic residential warmth of the city with the more commercialized feel of the area surrounding the site. Traditional exterior materials of brick and cementitious siding are creatively combined for a more modern look, blending seamlessly with the commercial storefronts, retail canopies or awnings, and signage at the live/work units along the main entry drive. Masonry and detailing at the street level will create a more pedestrian scale and interest, inviting the surrounding community into the development. Landscaping and Screening The Tanner Road Mixed Use Community will have a large array of different types of landscape depending upon the site area in question. Frontage along Tanner Road and Verdin Road will consist of street trees and other decorative landscaping around monument signs and the site entrances while a 10’ landscape buffer is maintained on these road frontages. In addition, and in response to feedback from the adjacent neighborhood, we have agreed to provide a minimum 10’ existing vegetative buffer yard along the western property line that will only be accessed and disturbed in order to construct an opaque privacy fence along the property. We are also responding to the neighboring community’s concerns by agreeing to also install a 6’ privacy fence as a buffer in order to prevent foot traffic through the adjacent neighborhood. In addition to the privacy fence and existing vegetative buffer along the western property line, in areas where the existing vegetative buffer is non-existent, we will supplement the existing vegetation with evergreen shrubs which will be of a variety that will grow a minimum of 14’ tall. These will be installed approximately 10’ apart. The detention pond, which will also serve as a natural deterrent to foot traffic entering the neighboring community to the west, as well as the dog park will be surrounded by a 4-rail wooden fence with horse wire, similar to the one in the example photos enclosed within this Statement of Intent. 6  In addition to the landscaping and buffers, the interior of the property will follow the below landscaping guidelines:  Plant material will be installed in parking lot islands, around all building foundations, in courtyards, and along all public roadways.  Where powerlines are present and large canopy trees cannot be planted, lower understory trees will be selected from Duke Energy’s approved plant list.  A mixture of deciduous canopy trees and evergreen trees will be planted throughout the community in tree islands and courtyards to create different spaces throughout the community for residents and visitors to enjoy. Grasses and ground covers will be used throughout the community to reduce heat, prevent erosion, and create an aesthetically pleasing landscape for the residents and the public. Mulch will also be used throughout to promote healthy plants, reduce erosion, and to help reduce water consumption.  All landscaping will be maintained regularly, and an irrigation system will be used to assist in keeping plant material vibrant and healthy. For water conservation, rain sensors and soil moisture sensors will be utilized in the community as well. Hardscape material will also be utilized in certain areas of the site to promote an aesthetically pleasing community and to delineate spaces that are more public in nature and spaces that are more socially active. A mixture of pavers, concrete, and other materials will be utilized to this end. Signage Signage will meet the City of Mauldin Sign Ordinance. Monument signs or a blade sign will be used at the main entrances. Monument signage (if utilized) along Verdin Road will not exceed 10’ in height, and one smaller single faced monument sign along Tanner Road that will not exceed 8’ in height. The monument sign will include our property name and may also include the name of the work space tenants. Materials shall be the same or similar in nature to the main building materials and the design will complement the architecture of the community. The sign will be either internally lit, back-lit, or lighted with a ground mounted light. No neon or scrolling/moving text shall be used. There may also be signage in front of or above the main entry of each work space in order to identify each individual business. This signage will either be part of an awning over each entry or a sign that is hung perpendicular on the side of the building. See example photos enclosed on later pages of this Statement of Intent for additional reference. The leasing office will also have signage in front of the space or above the entry in order for visitors to identify the main entry point into that space. Directional signage will also be incorporated throughout the development to assist visitors and emergency vehicles in navigating the property efficiently. Site Lighting Lighting for the Tanner Road Mixed Use Community will vary depending on the application it is being used for. Along interior streets and parking, where buildings are nearby, and pedestrian activity is highest, decorative lantern type streetlights with a mounting height of 7 no more than 18’ will be used to light the community. Due to feedback from the neighboring community, we are also minimizing lighting along the western property line and where present and within 50’ of the western property line, will reduce the height of those light poles to 12’. In limited areas where we have more than one row of parking, or near property lines, downlight shoebox type fixtures will be used to light these more open areas and will have a mounting height of no more than 20’ in height. Specialty areas on-site, like courtyards and around the pool, may possibly incorporate roughly 4’ high bollards for more localized lighting. Bollard lights will be full cutoff. Building lighting will also be incorporated into select areas of the buildings to introduce lighting to patios, balconies, and entry points into the buildings. All lighting near property lines will be full cut-off fixtures to prevent light from bleeding onto the adjacent properties. 8  Example Reference Photos Example of 4 rail wooden fence with horse wire. Also, an example of “lantern” type light poles. Example of “lantern” lighting and ground level bollard lighting (full cutoff). 9 Examples of courtyard design. 10 Example of courtyard amenities. Example of Live/Work space. 11 Examples of Live/Work space. 12 Examples of Monument Signs. 13 Example of Monument Sign. Example of Live/Work Space signage. 14  Example of Live/Work Space signage. Examples of full cutoff Shoebox Light (per Laurens Electric Cooperative, Inc.). Subject development intends to utilize similar fixtures. 15 Example of full cutoff Lantern Pole Light (per Laurens Electric Cooperative, Inc.). Subject development intends to utilize similar fixtures. Example of wooden fencing/privacy fence. 16