SC - City of Greenville: Planning Commission Agenda

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Planning Commission Agenda

Planning Commission Official Agenda

. PLANNING COMMISSION AGENDA Regular Meeting 4:00 PM September 19, 2019 10th Floor Council Chambers, City Hall
Tagged Passions:planning and boards and commissions

1.
Call to Order 2. Welcome and Opening Remarks from the Chair 3. Roll Call 4. Approval of minutes a. August 14, 2019 Agenda Workshop b. August 15, 2019 Public Hearing 5. Call for Public Notice Affidavit from Applicants 6. Acceptance of Agenda 7. Conflict of Interest Statement 8. Old Business

No additional detail provided

Tagged Passions:business and hearing

A.
Z-4-2019 Application By Flournoy Development Group For A REZONE Of 10.675 Acres Located At 500 CONGAREE RD From C-3, Regional Commercial District To PD, Planned Development District Woods Crossing PD (TM 0260000100400)

No additional detail provided

Tagged Passions:development, zoning, Development, and commercial

Z-4-2019 PC AGENDA PACKET_09.19.19.PDF

B. Z-10-2019 Deferred Until October 17, 2019, Meeting Application By County Of Greenville For A PD MAJOR MODIFICATION REZONE Of Approximately 40 Acres Located At UNIVERSITY RIDGE, THURSTON ST, HOWE ST, S CHURCH ST, PRESIDENT ST, And WAKEFIELD ST From PD, Planned Development District To PD, Planned Development District (TM S 0091010700100, 0091010700200, 0069000300300, 0069000300303, 0091010100100, 0091010200100, 0069000300301)
Tagged Passions:development, zoning, church, Development, and university

.. 9. New Business

Tagged Passions:business

A.
AX-9-2019 Application By John Dillard For An ANNEXATION Of 0.347 Acre At Approximately To 411 E Bramlett Rd And REZONE From I-1, Industrial District, In Greenville County To I-1, Industrial District, In The City Of Greenville (TM 0138000100100)

No additional detail provided

Tagged Passions:industrial, zoning, and annexation

AX-9-2019 PC AGENDA PACKET_09.19.19.PDF

B.
SN 19-656 Application By Austin Allen For A STREET NAME Located At 607, 611, And 617 N MAIN ST (Subdivision SD 18-032 Approved 01/17/19) (TM S 0004000102100; 0004000101800; 0004000101900)

SN 19-656 PC AGENDA PACKET_09.19.19.PDF

Tagged Passions:streets and subdivision

C.
SD 19-012 Application By William James Taylor III For A SUBDIVISION Of 0.375 Acre Located At 401 HOUSTON ST From 1 LOT To 3 LOTS (TM 0091020504000)

SD 19-012 PC AGENDA PACKET_09.19.19.PDF

Tagged Passions:subdivision

D.
Z-12-2018 FDP Phase 1 Application By Seamon Whiteside For A FINAL DEVELOPMENT PLAN Of 2.926 Acres Located At BUTLER AVE AND BUNCOMBE ST In The Holbrook Planned Development (TM S 0019000100100; 0019000100500; 0019000102700)

Z-12-2018 FDP PHASE 1 PC AGENDA PACKET_09.19.19.PDF

Tagged Passions:development and Development

E.
Z-16-2019 Application By Doug Day For A REZONE Of 0.149 Acre Located At 7 LANDWOOD AV From R-6, Single-Family Residential District To C-3, Regional Commercial District (TM 0265000103000)

No additional detail provided

Tagged Passions:zoning and commercial

Z-16-2019 PC AGENDA PACKET_09.19.19.PDF

... 10. Other Business A. Monthly Comp Plan Update B. Upcoming Dates: 1. 12:00 PM Tuesday, October 15, 2019 - PC Agenda Workshop 2. 4:00 PM Thursday, October 17, 2019 - PC Public Hearing 11. Adjournment

Tagged Passions:business and hearing

City of Greenville Planning and Development 864-467-4476

. Documents: . . . . . . Documents: . . . . Documents: . . . . Documents: . . . . Documents: . . . . Documents: . . . . Planning Commission Official Agenda . PLANNING COMMISSION AGENDA Regular Meeting 4:00 PM September 19, 2019 10th Floor Council Chambers, City Hall
Tagged Passions:planning, boards and commissions, development, and Development

1.
Call to Order 2. Welcome and Opening Remarks from the Chair 3. Roll Call 4. Approval of minutes a. August 14, 2019 Agenda Workshop b. August 15, 2019 Public Hearing 5. Call for Public Notice Affidavit from Applicants 6. Acceptance of Agenda 7. Conflict of Interest Statement 8. Old Business

No additional detail provided

Tagged Passions:business and hearing

A.
Z-4-2019 Application By Flournoy Development Group For A REZONE Of 10.675 Acres Located At 500 CONGAREE RD From C-3, Regional Commercial District To PD, Planned Development District Woods Crossing PD (TM 0260000100400)

No additional detail provided

Tagged Passions:development, zoning, Development, and commercial

Z-4-2019 PC AGENDA PACKET_09.19.19.PDF

B. Z-10-2019 Deferred Until October 17, 2019, Meeting Application By County Of Greenville For A PD MAJOR MODIFICATION REZONE Of Approximately 40 Acres Located At UNIVERSITY RIDGE, THURSTON ST, HOWE ST, S CHURCH ST, PRESIDENT ST, And WAKEFIELD ST From PD, Planned Development District To PD, Planned Development District (TM S 0091010700100, 0091010700200, 0069000300300, 0069000300303, 0091010100100, 0091010200100, 0069000300301)
Tagged Passions:development, zoning, church, Development, and university

.. 9. New Business

Tagged Passions:business

A.
AX-9-2019 Application By John Dillard For An ANNEXATION Of 0.347 Acre At Approximately To 411 E Bramlett Rd And REZONE From I-1, Industrial District, In Greenville County To I-1, Industrial District, In The City Of Greenville (TM 0138000100100)

No additional detail provided

Tagged Passions:industrial, zoning, and annexation

AX-9-2019 PC AGENDA PACKET_09.19.19.PDF

B.
SN 19-656 Application By Austin Allen For A STREET NAME Located At 607, 611, And 617 N MAIN ST (Subdivision SD 18-032 Approved 01/17/19) (TM S 0004000102100; 0004000101800; 0004000101900)

SN 19-656 PC AGENDA PACKET_09.19.19.PDF

Tagged Passions:streets and subdivision

C.
SD 19-012 Application By William James Taylor III For A SUBDIVISION Of 0.375 Acre Located At 401 HOUSTON ST From 1 LOT To 3 LOTS (TM 0091020504000)

SD 19-012 PC AGENDA PACKET_09.19.19.PDF

Tagged Passions:subdivision

D.
Z-12-2018 FDP Phase 1 Application By Seamon Whiteside For A FINAL DEVELOPMENT PLAN Of 2.926 Acres Located At BUTLER AVE AND BUNCOMBE ST In The Holbrook Planned Development (TM S 0019000100100; 0019000100500; 0019000102700)

Z-12-2018 FDP PHASE 1 PC AGENDA PACKET_09.19.19.PDF

Tagged Passions:development and Development

E.
Z-16-2019 Application By Doug Day For A REZONE Of 0.149 Acre Located At 7 LANDWOOD AV From R-6, Single-Family Residential District To C-3, Regional Commercial District (TM 0265000103000)

No additional detail provided

Tagged Passions:zoning and commercial

Z-16-2019 PC AGENDA PACKET_09.19.19.PDF

... 10. Other Business A. Monthly Comp Plan Update B. Upcoming Dates: 1. 12:00 PM Tuesday, October 15, 2019 - PC Agenda Workshop 2. 4:00 PM Thursday, October 17, 2019 - PC Public Hearing 11. Adjournment

Tagged Passions:business and hearing

City of Greenville Planning and Development 864-467-4476

. Documents: . . . . . . Documents: . . . . Documents: . . . . Documents: . . . . Documents: . . . . Documents: . . . .
Tagged Passions:planning, development, and Development

Planning Staff Report to Greenville Planning Commission

Tagged Passions:planning and boards and commissions

September 13, 2019 for the September 19, 2019 Public Hearing

Docket Number: Z-4-2019 Applicant: Ryan Foster, Flournoy Development Group Property Owner: AHC Woods Crossing LLC Property Location: Congaree Road, Woods Crossing Road, Gladys Drive Tax Map Number: 0260000100400 Acreage: 10.675 acres Zoning: C-3, Regional Commercial District Proposal: REZONE 10.675 acres from C-3, Regional Commercial District, to PD,

Tagged Passions:taxes, Taxes, development, zoning, Development, property, hearing, and commercial

Planned Development Staff Recommendation: Recommend Approval with Comments and Conditions

Applicable Sections of the City of Greenville Code of Ordinances: Sec. 2-372, Function, Powers, and Duties of the Planning Commission Sec. 19-1.3, Purpose and Intent Sec. 19-2.1.2, Planning Commission Powers and Duties Sec. 19-6.5, Design Standards for Nonresidential Development Sec. 19-6.8, Design Standards for Multifamily Residential Sec. 19-2.3.3, Planned Development District

Tagged Passions:planning, ordinance, boards and commissions, development, and Development

Project Overview The applicant proposes to rezone a 10.675-acre parcel, situated between Congaree Road and Gladys Drive, from C-3, Regional Commercial District, to PD, Planned Development. The proposed PD consists of:

Tagged Passions:streets, development, zoning, Development, property, and commercial

281 residential units in four apartment buildings 13 retail-work suites, divided across the ground floors of three of the apartment buildings 12 multifamily units in three carriage-style buildings 12 garage spaces in two garage buildings 8,400 square feet of leasing office, fitness center, and amenity area Site amenities, which include a pool, playground, and dog park 502 parking spaces (36 garage spaces and 466 surface spaces) 35 bicycle parking spaces

The property is situated near Haywood Mall, across from the Shops at the Mall retail center, a divided driveway entrance into the mall and several restaurants, each with its own driveway. The property also includes frontage at the intersection of Congaree Road and Woods Crossing Road. Gladys Drive, which is proposed as a secondary access point into the development, provides connectivity to both Woods Crossing Road and Halton Road. The property is not located in a special emphasis neighborhood, overlay zone, or special planning area. However, the parcel is surrounded on three sides by properties in Greenville County.
Tagged Passions:planning, leasing, streets, pets, development, restaurants, zoning, Development, property, commercial, Bicycles, neighborhood, parking, and bicycles

Staff Analysis Section 19-3.2.2(N) of the Land Management Ordinance (LMO) outlines the standards and criteria applicable to PD zoning requests. The purpose of a PD is to encourage innovative land planning and site design concepts that conform to community quality-of-life benchmarks and that achieve a high level of aesthetics, high-quality development, environmental sensitivity, energy efficiency, and other community goals by:

Tagged Passions:planning, ordinance, development, zoning, environment, Development, government efficiency, and energy

(a) Reducing or eliminating the inflexibility that sometimes results from strict application of zoning and development standards that were designed primarily for individual lots;

No additional detail provided

Tagged Passions:development, zoning, and Development

Staff comment: The site is a large parcel (nearly 11 acres) with multiple extensive and highly visible road frontages in a largely developed and high-trafficked commercial area. The site, therefore, presents several unique opportunities to engage the street and create a vibrant new urban mixed-use community. Multiple buildings are proposed, several with mixed-use units on the ground floor, along with shared site amenities and interconnected interior drives and parking lots. Staff agrees that the site should be developed under a comprehensive plan and that a PD zoning designation is appropriate.

Tagged Passions:strategic, zoning, property, commercial, and parking

C-3 zoning district setbacks are 10 front, 3 side, and 10 rear, and the maximum building height allowed is 40 feet. However, additional building height may be permitted if the required setbacks are increased above the minimum requirements. The proposed PD setbacks are 5 front, 5 side, and 5 rear, with a maximum building height of 55 feet.

(b) Allowing greater freedom in selecting the means to provide access, light, open space, and design

Tagged Passions:zoning

amenities; Staff comment: Under the current C-3 zoning, the developer is required to meet the building

orientation and design standards in the Land Management Ordinance. The PD zone allows for greater flexibility in building layout and creativity in site design in order to maximize site amenities and usable open space. The site layout and regulating plan are approved as part of the rezone process for each PD and may be approved upon compliance with ordinance requirements and development standards of the City of Greenville. Staff also advocates sound planning principles and quality urban design in all PD projects. For site access, the PD proposes access driveways from Woods Crossing Road and Gladys Drive. The primary access to the site is proposed across from a divided driveway that serves Haywood Mall. According to the submitted statement of intent, this access point was chosen to provide a better view shed into the new development, to avoid placement of residential units near undesirable land uses farther down Congaree Road, and to improve pedestrian safety and connectivity within the development. The traffic study indicates that the left turn at the Congaree Road-Woods Crossing Road intersection currently operates at a Level of Service (LOS) E in the midday afternoon peak hours, and will worsen to LOS F under no-build scenarios by 2022. The same is true for vehicles turning left from the Haywood Mall driveway across from the proposed PD entrance; this lane currently operates at an LOS E and will worsen to LOS F by 2022, even without the Woods Crossing development. According to the traffic report, current daily traffic volumes support signalization of the intersection at Congaree Road and Woods Crossing Road. Staff supports signalization of this intersection and the applicant has agreed to this as part of the PD development. In meetings with the developer to prepare this proposal for submittal to the Planning Commission, staff recommended increased connectivity and cross-access between the subject site and adjacent parcels. The developer s Statement of Intent identifies safety concerns as a reason not provide cross-connectivity. Instead, the PD proposes cross- connectivity with pedestrian ways between the various parcels. (c) Allowing greater freedom in providing a mix of land uses in the same development, including a mix of housing types, lot sizes, and densities;

Tagged Passions:planning, ordinance, boards and commissions, development, zoning, Development, property, commercial, compliance, Pedestrian, traffic, and housing

Staff comment: The applicant could develop a mixed-use project under the current C-3 zoning classification. However, staff understands that this project is only feasible with the increased density afforded by the PD zone designation. The integration of live-work units into multifamily buildings has proven successful in other areas of Greenville, including Riverplace and Poinsett Corners. In addition, the PD proposes a mix of building styles: the carriage-house style, along Woods Crossing Road and Congaree Road, is substantially different than the other multifamily buildings. According to the statement of intent, the carriage houses are proposed to provide transition in massing from the street and are designed to follow the curve in the road. The carriage houses also help screen the development s main parking lot from public view.

While the carriage houses play an important role in the context of the overall development, staff has concerns about the architecture and style of the carriage-style buildings as currently shown, finding the design to be inconsistent the main multifamily buildings on- site. As a condition of approval, staff requests that the design be improved to achieve parity with the other multifamily buildings, with final design being approved by PC during the Final Development Plan stage. (d) Promoting quality urban and traditional neighborhood design and environmentally sensitive development by allowing development to take advantage of special site characteristics, locations, and land uses; and
Tagged Passions:development, zoning, Development, commercial, neighborhood, and parking

Staff comment: The Statement of Intent explains the rationale behind the site layout, building orientation, and architecture. The proposed project will establish a system of pedestrian sidewalks and other amenities internal to the development. The live-work units are positioned around the exterior of the site to ensure visibility and easy access from the public street. The building layout is intended to create a more urban feel and to create more interest in the spaces between buildings. This urban character will be achieved primarily by the four-story buildings within the site and along Gladys Drive. The carriage house style buildings along the curve and intersection of Woods Crossing Road and Congaree Road are smaller in height and mass and serve as transitional buildings between the public street and larger buildings within the development.

Tagged Passions:streets, development, Development, and Pedestrian

In response to Planning staff recommendations to seek a more urban look and feel, the applicant has converted the interior access road between Building 1 and Woods Crossing Road into a raised pedestrian and auto plaza. Such a pedestrian plaza was also requested by the Design Review Board, which provided informal comments on the PD proposal. This area may be used to park food trucks and hold events for residents and the public alike. Staff believes this simple modification will provide a more activated and engaged street presence and help inform future redevelopment efforts in the area.

No additional detail provided

Tagged Passions:planning, streets, transportation, events, parks, food trucks, and Pedestrian

In addition, the applicant has shifted the locations of the carriage house buildings slightly in order to add a pedestrian entrance plaza connecting the development to the proposed lighted intersection at Congaree and Woods Crossing Road. This plaza is to be urban in character and must be approved by the Planning Commission at the FDP stage.

(e) Encouraging quality urban and traditional neighborhood design and environmentally sensitive development by allowing increases in base densities or floor area ratios when such increases can be justified by superior design or the provision of additional amenities such as public open space. Staff comment: As previously mentioned, the number of residential units proposed in the PD exceed the base density allowances of the C-3 zoning district. The buildings are oriented and designed to provide courtyard areas, open space, and other amenities throughout the development. Staff could not identify a firm open space commitment or ratio in the PD application. At a minimum, the project must meet the open space requirement for a multifamily development in Section 19-6.8 of the LMO. The inclusion of several courtyards, a playground, pool area, and dog park within the proposal provide additional amenities that will benefit future residents. Increases in density may also be considered when the PD incorporates superior design into the project. The following excerpt from the developer s Statement of Intent explains the architecture selected for the site: Since much of the surrounding land around this community is developed, we wanted to create something other than a typical garden style community. We stated this by way of the site plan and how the buildings lay out on the site. With the addition of an architectural style that ties more traditional suburban qualities with more contemporary urban design, we have successfully designed a more transitional community that is compatible with surrounding community. The architectural style is intended to bridge the more historic residential warmth of Greenville with the more commercialized feel of the area surrounding the PD. Traditional exterior materials of brick and siding are creatively combined for a more contemporary look, blending seamlessly with the commercial storefronts, retail canopies, and signage at the retail/live/work units along Gladys Drive and Woods Crossing Road. Masonry and detailing at the street level will provide pedestrian scale and interest, inviting the surrounding community into the development. Staff worked with the applicant to improve the architecture and detailing of the four-story buildings. Staff has continued concerns about the design of the three carriage-style buildings and recommends a revised design be submitted as part of the Final Development Plan. The Purpose paragraph of Section 19-3.2.2(N)(1) concludes: In return for flexibility in site design and development, planned developments (PDs) are expected to include exceptional design that preserves critical environmental resources; provides above-average open space and recreational amenities; incorporates creative design in the layout of buildings, open space, and circulation; ensures compatibility with surrounding land uses and neighborhood character; and, provides greater efficiency in the layout and provision of roads, utilities, and other infrastructure.
Tagged Passions:planning, boards and commissions, pets, utility, development, historic, Utility, zoning, materials, advertising, signage, environment, parks, Development, commercial, government efficiency, Pedestrian, neighborhood, and recreation

Design Review Board Comments Per Section 19-2.3.3(D), new PD requests shall be presented to the Design Review Board for advice and comment regarding the appropriateness of the design prior to the Planning Commission public hearing. The Woods Crossing PD was presented at the DRB Neighborhood Panel on August 1, 2019. The Board discussed the layout of the property and how that may be influencing some of the architectural considerations. They noted that the carriage-style buildings seemed out of place and needed more design articulation, given their proposed prominence on the arch of the roadway. They suggested that the developer pull the main building, on the north side of the entrance drive from Woods Crossing, closer to the roadway with a pedestrian plaza in front of the shops and eliminate the parallel parking section. The Board also appreciated the effort to save established trees, provided the trees saved are in good health.

Tagged Passions:planning, health, boards and commissions, trees, property, hearing, Pedestrian, neighborhood, and parking

Neighborhood Meeting The applicant conducted a neighborhood meeting on March 6, 2019, as required by Section 19-2.2.4 of the Land Management Ordinance. In addition to city staff, one person was in attendance who did not express any concerns with the proposed development. Outside of the neighborhood meeting, the applicant also had communications with the owner of Twigs (located at the corner of Gladys Drive and Woods Crossing Road), who also did not object to the proposed development. The applicant indicated that he discussed a landscape buffer between the Twigs store and the new parking lot. Construction schedules and potential noise concerns were also discussed.

STAFF RECOMMENDATION: APPROVE WITH COMMENTS AND CONDITIONS
Tagged Passions:ordinance, construction, streets, development, Development, communications, buildings and grounds, commercial, Communications, noise, neighborhood, and parking

Planning Comments and Conditions Comments: 1. Throughout the review process, Planning staff asked the applicant to consider placing the primary

No additional detail provided

Tagged Passions:planning

entrance at the new Congaree/Woods Crossing Road lighted intersection. The applicant, for reasons set forth in the statement of intent, requests approval of the layout as submitted. The traffic report indicates that signalization of the Woods Crossing and Congaree Road intersection will divert much of the traffic from the Mall s Dillards-Belk side driveway, providing relief at the current proposed driveway location. The city s Engineering division has reviewed the traffic study and finds no technical basis by which the City can require placement of the access point at the new signalized intersection. Staff believes future master planning efforts should consider this area, as the area around the Mall has experienced unprecedented growth in recent years.

Tagged Passions:planning, streets, commercial, traffic, and growth

2.
In meetings with the developer to prepare this proposal for submittal to the Planning Commission, staff recommended increased connectivity and cross-access between the subject site and adjacent parcels. The developer s Statement of Intent identifies safety concerns as a reason not provide cross- connectivity. Instead, the PD proposes cross-connectivity with pedestrian ways between the various parcels.

No additional detail provided

Tagged Passions:planning, boards and commissions, property, and Pedestrian

3.
Since the previous submittal, the applicant has modified the PD plan in response to staff comments and recommendations. Staff encouraged the developer to consider introducing elements that would provide a urban look and feel to the development, especially as it interplays with the adjacent streets and newly lighted intersection. Adding the raised pedestrian-auto plaza as well as the pedestrian entrance plaza achieves this goal and will create a more active and dynamic mixed-use development.

Tagged Passions:streets, development, transportation, Development, commercial, and Pedestrian

Conditions: 4. The raised pedestrian and auto plaza between Building 1 and Woods Crossing Road shall incorporate

materials and design elements (e.g. pavers and removable bollards) to distinguish it from a standard asphalt drive and which will enable this area to support public gathering and social opportunities. This plaza should be urban in character and form, with the design to be presented to the Planning Commission during the FDP approval stage.

Tagged Passions:planning, boards and commissions, streets, transportation, materials, and Pedestrian

5.
The proposed pedestrian plaza leading to the signalized intersection of Woods Crossing Road and Congaree Road shall be urban in character and form, with the design to be presented to the Planning Commission during the FDP approval stage.

Tagged Passions:planning, boards and commissions, streets, and Pedestrian

6.
The parking lot and interior sidewalk layout shall be modified to provide a more direct and clearly marked route from Building 1 to the pedestrian entrance plaza. The modified layout shall be presented for approval as part of the Final Development Plan.

No additional detail provided

Tagged Passions:streets, development, Development, Pedestrian, and parking

7.
The newly lighted intersection shall include pedestrian crosswalks that meet Engineering standards. 8. The design and architecture of the carriage-style buildings shall be improved to achieve design parity

with the other multifamily buildings while providing appropriate transition in scale and mass from the public street to interior of the development.
Tagged Passions:streets, development, Development, and Pedestrian

9.
The proposed blade sign is too large and shall be reduced to be consistent with the adopted sign dimensional standards in Section 19-6.6.

10.
The mature trees along Woods Crossing Road and Congaree Road shall be retained and protected throughout the construction process. Any of these trees requiring removal must be indicated as part of the Final Development Plan.

Tagged Passions:construction, streets, development, trees, and Development

11.
Parks Rec has noted that the required trees along Gladys Drive appear to exceed the 40-foot spacing requirement. A Landscape Plan meeting the requirements of the Land Management Ordinance shall be submitted during the FDP and permitting stage.

City Engineer Comments Recommend: Approve w/ Conditions

Tagged Passions:ordinance, parks, trees, and buildings and grounds

Comments: Zoning approval is subject to the applicant satisfying the conditions and requirements of the Civil, Environmental, and Traffic Engineering Divisions. The development will be subject to approval of a traffic

Tagged Passions:development, zoning, environment, Development, and traffic

impact study and implementation of any improvements recommended by the study and as required by the City. Improvements to Gladys Drive will be required to accommodate the traffic accessing the development.

Civil Engineer Comments Recommend: Approve w/ Conditions Comments: 1) All proposed public and private improvements shall meet the requirements of Section 19-6.7 Site Development and Related Infrastructure of the City s Land Management Ordinance. The design and construction of the public and private infrastructure shall conform to all applicable federal and state regulations and the requirements of the City s design and specifications manual.

Tagged Passions:regulation, ordinance, construction, development, Development, and traffic

2) All improvements proposed within the City s public right of way shall be subject to the requirements of Articles I and II of Chapter 36 Streets, Sidewalks and Other Public Places of the City of Greenville Code of Ordinances. As required, all improvements or construction activity performed within the public right of way require an approved encroachment permit.

Tagged Passions:ordinance, construction, streets, encroachment, and Pedestrian

3) A Site Plan Permit will be required for the development detailing the demolition, grading and stormwater, utility improvements and site access.

No additional detail provided

Tagged Passions:utility, development, Utility, Development, demolition, grading, and stormwater

4) The improvements shall comply with Chapter 11 of the International Building Code for site accessibility. Per Section 1104, a minimum of one accessible route shall be provided from each site arrival point (public transportation stops, accessible parking, accessible passenger loading zones and public streets or sidewalks) to the accessible building entrance served. Additionally, an accessible route shall be provided within the site to connect accessible buildings, facilities, elements and spaces on the site.

5) Gladys Drive will serve as a key secondary access point to the development. Gladys Drive shall be improved to meet the City s standard for local collector street standard along the development side of the street from the intersection of Halton Road to limits of the property frontage. Right of way shall be dedicated as necessary for the street improvements.
Tagged Passions:streets, development, zoning, transportation, streetscape, Development, property, Pedestrian, building codes, and parking

6) As shown on the site plan, sidewalk interconnectivity with the adjacent parcels is being provided.

Environmental Engineer Comments Recommend: Approve w/ Conditions Comments: A. For safety concerns, the new pedestrian entry plaza needs to have a traffic light installed at that intersection.
Tagged Passions:streets, environment, property, Pedestrian, and traffic

B.
The sanitary sewer capacity restrictions must be resolved before a site plan permit is submitted. The sanitary sewer on this sight will be split. Part of the site will be connecting with a main extension to a Metropolitan sewer line and part of the sight will be connecting with a main extension to a City of Greenville sewer line. The Design Engineer is working out the details with each sanitary sewer authority.

1) Wastewater Wastewater service for the development will be subject to the following conditions: The developer must confirm that the existing sewer system/treatment plant has available flow from the City, Metropolitan Sewer, and ReWa.
Tagged Passions:sewer, utility, development, Utility, plant, and Development

a.
The wastewater permitting and acceptance process shall meet those requirements set forth in the City of Greenville Design and Specifications Manual Chapter 8.

No additional detail provided

Tagged Passions:sewer

b.
Each building shall have a separate and direct connection to the City s sanitary sewer main.

No additional detail provided

Tagged Passions:sewer, utility, and Utility

c.
Prior to using an existing lateral, the existing lateral must be tested to ensure that it conforms to City of Greenville performance requirements. Provide a video documenting the condition of the existing service connection prior to its reuse. A new lateral will be required if the existing lateral is in poor condition. The final Certificate of Occupancy will not be issued until the lateral is shown to be in good condition or a new lateral is installed.

No additional detail provided

Tagged Passions:performance and poverty

d.
Each building shall require a new service fee through ReWa. 2) Stormwater Management The development is considered a larger common plan and must be

No additional detail provided

Tagged Passions:development, Development, and stormwater

performed in conformance with the City s stormwater ordinance (Article 19-7: Stormwater Management). Specifically, you will need to have a Professional Engineer prepare a non-single family site plan for the development and it will be subject to the following conditions:

No additional detail provided

Tagged Passions:ordinance, development, Development, and stormwater

a.
A stormwater plan is required to be submitted with the non-single family site plan permit. Submit the major, minor or the soil erosion and sediment control stormwater plan as appropriate.

No additional detail provided

Tagged Passions:stormwater

b.
At a minimum, a stormwater plan should include: i. Proposed layout. ii. Appropriate erosion control best management practice standard details. iii. A construction entrance. iv. A concrete washout. v. Silt fence

No additional detail provided

Tagged Passions:construction and stormwater

c.
The plan should also show any drainage details needed to ensure the development will not adversely impact adjacent properties and will adequately control runoff from offsite.

No additional detail provided

Tagged Passions:development, Development, and stormwater

a.
If the proposed development creates a new impervious surface greater than or equal to 0.25 acres, water quantity will be required for the 2,10 25 year 24 hour storm event with no significant increase in the 100 year 24 hour storm event.

Tagged Passions:utility, development, Utility, events, water, and Development

b.
Any stormwater drainage system conveying offsite water shall be designed in compliance with the Stormwater Ordinance.

No additional detail provided

Tagged Passions:ordinance, utility, Utility, water, compliance, and stormwater

c.
Water quality treatment is required when either: The proposed development has a total impervious surface area ratio of 60 or

greater and disturbs 50 or more of the parcel or larger common plan over a five year period; or; The proposed development creates a new impervious surface greater than or equal to 0.25 acres.

Tagged Passions:utility, development, Utility, water, Development, and property

3) Floodplain A portion of the subject property is not located in a FEMA floodplain as determined

Tagged Passions:property and FEMA

utilizing 2014 Flood Insurance Rate Maps.

Traffic Engineer Comments Recommend: Approve w/ Conditions Comments: Statement of Intent states that the main drive location was chosen because it is the safest and most logical place to enter and exit the site . Traffic Engineering disagrees with this, and maintains the position of aligning the main driveway with the proposed signal at Congaree Rd. Parks Recreation Comments Comments: It appears the tree spacing along Gladys Drive exceeds the required 40 spacing. Fire Department Comments Recommend: Approve w/ Comments

Tagged Passions:fire departments and districts, insurance, flooding, parks, trees, traffic, and recreation

Comments: The Fire Marshal s office has no objection to the proposed development. I am attaching our general comments for new buildings as a reminder of what we will need to see when you submit plans for construction. We will also need to see drive aisle widths, FDC and Fire hydrant locations and you will need to identify that you have provided fire vehicle access to within 150 of the most remote portion of all buildings on your site. *1. Emergency Responder Radio Coverage Requirements. Section 510 of the International Fire Code, 2015 Edition requires that new buildings shall have approved radio coverage for emergency responders within the building. Shall have a test conducted to verify radio coverage and if required, shall install equipment to meet required radio signal strengths. An electronic permit application shall be submitted along with drawings and documents for review and approval prior to installation. System shall be P25 compliant. A copy of Proof of Compliance shall be provided prior to Certificate of Occupancy. *2. If the building is required to have an automatic sprinkler system installed for fire protection, shall provide a stamped SC LLR Fire Sprinkler Specification Sheet with building permit application. The Fire Prevention Bureau will not approve building permit until received. *3. Separate fire protection submittal/permit applications including drawings and documents shall be submitted for review electronically on line utilizing the Fire Permit Application at the City of Greenville s website. Fire protection permits may include: a. Automatic Sprinkler System. b. Standpipe System. c. Fire Underground Piping. d. Fire pump. e. Fire Alarm System. f. Emergency Responder Radio Coverage. g. Automatic extinguishing systems. *4. When submitting automatic sprinkler system/fire underground piping permit applications with drawings and documents, shall include South Carolina Fire Marshal s LLR Approval Letter. An approved permit will not be issued until received. *5. Fire hydrants shall be within 100 feet of the Fire Department Connection and within 500 feet of all portions of the building. *6. Shall install Knox Box in approved location.

Tagged Passions:construction, equipment, radio, development, fire departments and districts, emergency, Development, compliance, and building codes

1
=50'

Z0-1 ZONING OVERVIEW MAP A PRO JECT M A N A G ER: D RA W N BY: PRO JECT D A TE: SCA LE: JO B N o.: PLO T D A TE: SH EET - - - - - - - 2/18/19 2019-004-P4-D JG .dw g WOODS CROSSING ROAD CONGAREE ROAD CITY OF GREENVILLE, SOUTH CAROLINA REG D JG 01-23-19 2019004
Tagged Passions:zoning

0
100'

200' S C A LE N SITE LO CA TIO N M A P N .T.S. 'C-3' - REG IO N A L CO M M ERCIA

L
D ISTRICT

'S-1' - SERV ICE D ISTRICT 'O -D

' - O FFICE

IN STITU TIO N A L D ISTRICT 'C-2' -LO CA L CO M M ERCIA

L
D ISTRICT

CLUB LEASING / 8,621 SF
Tagged Passions:leasing

1
=50'

CM -1 CONTEXTUAL SITE VICINITY MAP A PRO JECT M A N A G ER: D RA W N BY: PRO JECT D A TE: SCA LE: JO B N o.: PLO T D A TE: SH EET - - - - - - - 2/19/19 2019-004-P4-D JG .dw g WOODS CROSSING ROAD CONGAREE ROAD CITY OF GREENVILLE, SOUTH CAROLINA REG D JG 01-23-19 2019004
Tagged Passions:streets

0
100'

200' S C A LE N SITE LO CA TIO N M A P N .T.S. H A YW O O D SH O PS BY TH

E
M A

LL M A LL V ERIZO NSTEA K NM O N TERREY T-M O BILE M cA LISTERS TH E CLO CK SH A KE TW IG S BEN EFITFO CU S EN G IN EERIN G

10
STA R

FITN ESS JU N IO RS SPO RTS BA R FLU O R RA FFERTY'S M Y BU RG ER 101 M ED ICA L O FFICE PA RK CA SU A L LIV IN G H EN RY SCH EIN W O O D S CRO SSIN G RO AD GLADYS DRIVE HALTON ROAD MALL CONNECTOR ROAD HIGHW AY 385 CONGAREE ROAD CONGAREE ROAD HALTON ROAD PRO JECT SITE Woods Crossing Planned Development Applicants Response to Section 19-3.2(N) General Development Parameters
Tagged Passions:streets, development, Development, and commercial

1.
Describe the ways in which the proposed Planned Development provides a mix of uses. The Woods Crossing PD provides a mix of uses by including multifamily residential with retail and/or live/work units within the development. It s important to note that the mix of uses is a true mix in that the live/work/retail units are integrated into the residential buildings and not mixed by way of outparcels. Though we have many outparcels surrounding the proposed development with uses including office, restaurants, fitness centers, boutique shops, and other retail, we have chosen to integrate some of these uses into the residential buildings to provide a true mix of uses. The retail/live/work units front Gladys Drive and Woods Crossing Road which are the more visible and more traveled roads surrounding the property.

Tagged Passions:streets, travel, development, restaurants, Development, and property

2.
Describe the ways in which the proposed Planned Development utilizes cluster or traditional neighborhood development principles to the greatest extent possible that is

interrelated and linked by pedestrian ways, bike ways, and transportation system. The Woods Crossing PD creates a unique opportunity in that this property fronts three roadways (Woods Crossing Road, Gladys Drive, and Congaree Road) and nearly half of the property s perimeter fronts one of these three roadways. This has allowed us to pull the buildings closer to the roadways so they relate the roadway and more closely and at the same time create opportunities for the retail/live/work units to be visible and easily accessible from these roadways. By pulling the buildings facades closer to the roadways we were also able to hide a majority of the parking behind the buildings and have been able to avoid expansive parking lots. Due to the nature of the buildings being pulled closer to the main roadways, we have taken this opportunity to not only have a comprehensive internal network of sidewalks that connects all our internal open spaces, but we have also have planned sidewalks around the entire exterior of the site to facilitate connectivity between our site and the public open space we have created as well as the endless number of surrounding businesses and services adjacent to the property, including the Route 16 Greenlink stop which is just 600 feet from the property s front entrance.
Tagged Passions:business, streets, development, transportation, services, Development, property, Bicycles, Pedestrian, neighborhood, parking, and bicycles

3.
Describe the ways in which the proposed Planned Development results in land use patterns that promote and expand opportunities for public transportation and an efficient

and compact network or streets, etc. As referenced in the previous question, due to the surrounding roadway network, the site allows us to create an internal roadway system that connects to the existing roadway network in four different locations which creates maximum connectivity to the surrounding neighborhood. In addition, with the use of U- Shaped buildings and L-shaped buildings, we were able to weave the internal roads in and around the buildings with smaller pocket parking areas broken up by buildings or other natural features. With such extensive connectivity to the external roadway system via
Tagged Passions:streets, development, transportation, Development, neighborhood, and parking

roadway connections and sidewalk connections, a more complex external sidewalk system would allow better connectivity to the myriad of surrounding businesses and services.

No additional detail provided

Tagged Passions:business, streets, services, and Pedestrian

4.
Describe the ways in which the proposed Planned Development will be compatible with the character of surrounding land uses and maintain and enhance the value of

Tagged Passions:development and Development

surrounding properties. The nature of the surrounding area is currently predominantly commercial and office. The Woods Crossing PD property has historically been a restaurant which has been out of business and in a dilapidated condition for many years. Due to the commercialized nature of the surrounding area, there are only a handful of properties in the area that are residential in nature. By redeveloping this property and adding new additional residential housing to the area, the surrounding businesses will benefit from the residents living here which likewise will benefit the residents by providing services and entertainment that is truly walkable or within a very short drive. In addition to the residential component, with the inclusion of retail/live/work units, the project taps into a sector of the retail/office market that is rarely seen. The retail/live/work units we are providing are retail or office units that are connected internally to a residential unit above. This configuration allows an individual to own a business and live upstairs in the same unit. We have also designed the units to allow for an individual not interested in a residential unit to lease a space and open a business.

Page 1 of 7 Woods Crossing PD
Tagged Passions:business, leasing, market, restaurants, services, property, commercial, and housing

A.
Statement of Intent

1.0 Introduction This Statement of Intent will describe in detail a proposed Planned Development in the City of Greenville, bound by Woods Crossing Road, Congaree Road, and Gladys Drive near the Haywood Mall. The parcel is approximately 10.67 acres and will be described in this Statement of Intent as the Woods Crossing Planned Development (PD). The parcel has approximately 350 feet of frontage on Congaree Road which is to the east, 500 feet of frontage on Woods Crossing Road to the north, and 600 feet on Gladys Drive to the west. The site is one parcel, TMS 0260000100400, and is currently owned by AHC Woods Crossing, LLC. Flournoy Development Group, who has successfully developed 4 other properties in the City of Greenville,

Tagged Passions:streets, development, zoning, Development, property, and commercial

will be the master developer of the Woods Crossing PD. This site was chosen due to its centralized location

and proximity to an abundance of jobs, shopping, services, and entertainment options.

The Woods Crossing PD will include a mix of uses which will include both multifamily residences along with retail/live/work spaces integrated into select buildings that front Woods Crossing and Gladys Drive. The development will include approximately 293 multifamily residences and 13 retail/live/work spaces, which currently meets the technical criteria necessary for a Planned Development according to staff.

Tagged Passions:development, services, Development, and jobs

It is the desire of Flournoy Development Group for the subject property to be rezoned to the PD: Planned

development district zoning classification. Per the Zoning Classification descriptions found on
Tagged Passions:development, zoning, Development, and property

greenvillesc.gov, PD: Planned development district is defined as intended to encourage innovative land

planning and site design concepts that conform to community quality-of-life benchmarks and that achieve a high level of aesthetics, high-quality development, environmental sensitivity, energy efficiency, and other community goals. Woods Crossing PD has been designed to promote community and walkability, while
Tagged Passions:planning, development, environment, Development, government efficiency, and energy

effectively exceeding the design standards of a typical garden style apartment property that may be

found in other zoning classifications where multi-family is permissible, such as C-3. Examples of where Woods Crossing PD exceeds design standards and criteria: Open Space- Code requirements call for 200 square feet/unit. With the proposed 293 units, code would
Tagged Passions:zoning and property

require 58,600 square feet of open space. Woods Crossing PD has been designed to include a total of

approximately 89,250 square feet of open space/public parks, which far exceeds the minimum

Tagged Passions:parks

requirements. Through the additional green space provided, we have created a more inviting and

environmentally friendly community compared to surrounding commercial uses and their seas of asphalt. High level of aesthetics- Designed to be aesthetically pleasing, high quality building materials will be used and exceed what code allows such as inexpensive cultured stone or synthetic stucco. The project is designed to include 36 brick and 64 cementitious panel. Additionally, to enhance the overall aesthetics of the project, we have designed mechanical/AC units to be installed on the roof concealed by parapets,
Tagged Passions:materials and commercial

as opposed to on the ground and openly visible. The majority of utility meters are found within building

walls as well. Page 2 of 7 Fa ade requirements- To promote healthy lifestyle, the project has been designed and the buildings have been laid out to allow for substantial natural light and ventilation. Woods Crossing PD is designed to have
Tagged Passions:utility and Utility

45
street facing fa ade, which exceeds code requirements by 25 .

Tagged Passions:streets

Promotion of Pedestrian Activity- We have designed the site to promote connectivity, while providing a

safe environment for pedestrians, walking, jogging or biking. Code minimum requires 14 spaces, where Woods Crossing PD provides 25 spaces. It is our goal to create a welcoming community; one that is open to the public and one where people ultimately decide they want to live here We believe through promoting pedestrian activity, we will develop a project people want to be a part of and one they can be proud of.
Tagged Passions:Conservation, environment, and Pedestrian

Diverse living options for a diverse community- Through the offering of one, two, three-bedroom units

with elevator access, as well as carriage homes, live-work units, and retail storefronts, Woods Crossing PD provides an array of options for various stages of life, incomes, and lifestyles. We believe that by offering several dwelling options, this enhances the quality-of-life and achieves community goals as stated above in the PD zoning classification description. 2.0 Existing Zoning and Site Conditions The Woods Crossing PD is primarily surrounded by retail and other services. To the north and west of the

Tagged Passions:zoning, services, and commercial

site is the Haywood Mall, Twigs (a boutique specialty shop), a Verizon Wireless store, The Shops by the

Mall, several restaurants, and an office building. To the south of the site are offices, a sports bar, and a fitness gym. Prior to its demolition back in 2015, the site was home to the Nippon Center, a Japanese Cultural Center and restaurant. After closing its doors back in 2001, the property remained unoccupied for years and ultimately succumbed to the elements as well as vandals. After being purchased, the dilapidated cultural center and two residential structures along Gladys Drive were demolished. Though the building was removed, the foundation, underground utilities, asphalt parking lots, and other derelict remains from the
Tagged Passions:arts, utility, restaurants, Utility, Telecommunications, purchasing, telecommunications, property, demolition, commercial, wireless, Wireless, sports, and parking

cultural center still remain.

The property is currently zoned C3 and all adjacent parcels are zoned either C3 or S1. Adjacent parcels zoned for C3 are heavy commercial uses, such as Haywood Mall. While C3 does allow for multi-family, we believe the intent and overall design of Woods Crossing PD fits much more appropriately within the PD zoning classification as defined in the description above.
Tagged Passions:arts, zoning, property, and commercial

3.0 Off-Site Transportation Existing Conditions Planned Improvements

As discussed previously, the site currently has frontage on Congaree Road, Woods Crossing Road, and Gladys Drive. All three roadways are two lane roads with Congaree and Woods Crossing having a paved center median currently being used as a center turning lane in and out of surrounding businesses. Page 3 of 7 The main entrance will be located across from the secondary entrance to the mall, adjacent to The Shops by the Mall. This location was chosen because it is the safest and most logical place to enter and exit the

Tagged Passions:business, streets, zoning, transportation, and commercial

site while also maximizing the efficiency of the land and site plan layout including roads, utilities and other

necessary infrastructure. After completing the traffic study and signal warrant analysis, it was determined that a traffic signal is currently warranted at the intersection of Woods Crossing and Congaree Roads. After several meetings and discussions with staff, it was determined that the current layout of the Woods Crossing PD is acceptable if a traffic signal is installed at Woods Crossing and Congaree Roads. As a result, we acknowledge and agree to take full responsibility for the installation of either a traffic signal or a round-

Tagged Passions:streets, utility, Utility, public safety, government efficiency, and traffic

about (should Flournoy and the city find this feasible).

In addition to the main entrance, we have also planned three ingress/egress points off Gladys Drive. There will also be on-street parallel parking on Gladys which will support the storefront retail/live/work units. The intent is for these units to create a vibrant and welcoming environment open to the public. We expect the retail/live/work spaces to attract many different types of users and will likely be occupied by desirable

Tagged Passions:streets, Conservation, environment, commercial, and parking

tenants such as chic boutiques, art and photography studios, dessert and coffee shops, entrepreneur s

No additional detail provided

Tagged Passions:arts and rental

sales office, etc. While these types of businesses typically do not require high amounts of parking, parallel

parking solely on Gladys will not be sufficient to support these businesses. The additional entrances off Gladys drive are critical in providing supplemental parking and easy access for the retail/live/work spaces
Tagged Passions:business, sale, and parking

and their viability. Business hours for each storefront will vary, but we intend to be selective in who

occupies these spaces and plan to have an appealing mixture of tenants who will create a healthy presence along Gladys Drive. Existing sidewalks are located along only half of the Congaree Road frontage. Though Congaree Road
Tagged Passions:business, streets, zoning, rental, commercial, and Pedestrian

continues as Woods Crossing, the sidewalk was not continued any further. The Woods Crossing PD will

however have one continuous sidewalk along Congaree and Woods Crossing as well as from property line to property line along Gladys Drive in order to promote connectivity between the on-site residences and

Tagged Passions:streets, property, and Pedestrian

retail/live/work and the many surrounding commercial and retail uses, including 10 Star Fitness and Henry

Schein. Vehicular cross-connectivity between the Woods Crossing PD and adjacent properties has been discussed. Due to safety concerns surrounding commercial and office users cutting through a highly residential

Tagged Passions:commercial

community, it was determined that an internal sidewalk connection along with permanent bike racks

would be a more appropriate solution which has now been implemented into the current site plan. Related to vehicular cross-connectivity, there has been much discussion with staff on the location of the main entrance and the possibility of lining up our entrance with Congaree Road (where the new traffic signal is proposed). We have heavily considered this idea and have concluded it is not practical to have the main entrance at this location. We desire for Woods Crossing PD to have connectivity to surrounding

Tagged Passions:streets, Bicycles, Pedestrian, traffic, and bicycles

parcels, but the safety of pedestrians within the community is critical. We feel we have achieved the

Tagged Passions:property and Pedestrian

promotion of pedestrian activity and connectivity through the use of sidewalks, bike racks, and green

Tagged Passions:streets, Bicycles, Pedestrian, and bicycles

open spaces, and it is of the utmost importance that we maintain a safe walking environment throughout

the community. This cannot effectively be achieved by bisecting the site with a main drive aisle through the main entrance. Vehicular access into the property must be mitigated by minimizing straight shots Page 4 of 7 into the property. An example would be a vehicle exiting the north side of Haywood Mall (near Applebee s), traveling south on Congaree Rd, and continuing through the intersection (assumed green light) into Woods Crossing while maintaining existing speeds. Many design hours and thousands of dollars

Tagged Passions:travel, Conservation, environment, property, and commercial

have been spent on developing a site plan that is true to the vision and overall intent of the project, while

Tagged Passions:strategic

maintaining financial feasibility, practical functionality, and pedestrian safety of the community.

No additional detail provided

Tagged Passions:finance and Pedestrian

4.0 Drainage and Utilities Existing Conditions and Planned Improvements

The Woods Crossing PD is adequately served by its respective providers. Water service is available to the

Tagged Passions:utility, Utility, water, and stormwater

site from Greenville Water mains along Congaree Road and Woods Crossing. Existing sanitary sewer lines

are owned by the City of Greenville on Woods Crossing Road as well as Metro Connects Sewer along
Tagged Passions:sewer, streets, utility, Utility, Public Transit, and water

Congaree Road and Gladys Drive. Duke Energy will be providing electrical service and if gas is needed,

Piedmont Natural Gas or propane would be utilized.

Tagged Passions:streets, electric, natural gas, and energy

Currently, storm water on the property flows to the north. The Woods Crossing PD will maintain the

existing condition of this storm water flow pattern. There is an existing small aboveground detention pond
Tagged Passions:utility, Utility, water, property, detention, and stormwater

along Congaree Road which does not have capacity to address water quality or water quantity

No additional detail provided

Tagged Passions:streets, utility, Utility, and water

requirements. The Woods Crossing PD will capture all storm water runoff from the site to an on-site

Tagged Passions:utility, Utility, water, and stormwater

underground detention system and will address both water quality and water quantity before being

Tagged Passions:utility, Utility, water, and detention

discharged to the existing outfall storm pipe into Congaree Road.

5.0 Development Concept The Woods Crossing PD is a 10.67-acre parcel that will be redeveloped to create a walkable, welcoming and vibrant place for people to live, work, and play. The site is currently surrounded by commercial and retail uses which extend out from the site quite a distance. Due to the high concentration of commercial and retail surrounding the site, it is our vision to weight the redevelopment efforts more towards
Tagged Passions:strategic, streets, development, Development, property, and commercial

multifamily housing and simultaneously integrating retail/work space into three of the four main larger

No additional detail provided

Tagged Passions:housing

buildings within the development. By incorporating the retail/live/work units into the same buildings as

the multifamily residences, we feel we are creating an innovative plan that is unique to the immediate area and to Greenville as a city. The site plan was intentionally designed to account for the relationship between the buildings within the
Tagged Passions:development and Development

site as well as the relationship between the buildings on-site and the surrounding properties and

roadways. There were several different ways to go about designing the site. One way would be to

internalize all the buildings and have all the parking on the exterior to buffer the site from the

surrounding commercial uses. Another way would be to put all the buildings on the outside and have a large parking field internal to the site. In the end, we felt like the best way to go about designing the site was to utilize different building shapes and heights to create a plan where all buildings on the site relate

Tagged Passions:commercial and parking

to both the internal aspects of the site as well as the external aspects. As seen on the site plan, the main

Page 5 of 7 leasing office as well as the retail/live/work units all front the more highly visible roadways surrounding the site and are fronted with parallel parking to allow the spaces to actively engage the streetscape and the more public portions of the property. The use of L-shaped and U-shaped buildings also allow for more interesting spaces between buildings, creates a slightly more urban feel, allows for the integration of
Tagged Passions:leasing, streets, streetscape, property, and parking

courtyards throughout the site to create more relaxed spaces for residents to enjoy, and breaks up much

of the parking into smaller pockets of parking. The four main larger buildings are all four stories and contain a total of 281 one, two, and three-bedroom multifamily residences. These buildings also contain the 13 retail/work spaces that front Gladys Drive and Woods Crossing Road. The last residential building type used in the PD is a carriage house townhome. This building contains garages on the ground level with direct access to a two-story townhouse above. Each building contains 8 garages, with 4 townhouse units above for a total of 12 townhouse units. The use of these buildings was also very intentional. Their use creates a good transition of height from the 4 story internal buildings to the retail buildings across
Tagged Passions:streets and parking

Congaree Road and Woods Crossing Road. The fact that these buildings are shorter also allow for them

No additional detail provided

Tagged Passions:streets

to more closely follow the curvature in Woods Crossing Road and Congaree Road which allows them to

No additional detail provided

Tagged Passions:streets

be used to shield the parking behind them. Several accessory buildings are also planned on site including

No additional detail provided

Tagged Passions:parking

a
maintenance and dog wash building as well as several detached garage buildings.

No additional detail provided

Tagged Passions:pets

Staff has provided feedback of disliking the massing of buildings on the edges, referring to the carriage

buildings lining Woods Crossing/Congaree Road. While the purpose of these carriage buildings is stated

No additional detail provided

Tagged Passions:streets

above, it should be understood that it is not economically practicable for us to build many units lining

Woods Crossing/Congaree. These units will not have a desirable view of commercial uses (Steak N Shake, T-Mobile, Mexican restaurant) across Woods Crossing/Congaree, and unwanted traffic noise will be a factor that makes these units less desirable. In the past when we ve built units similar to these, we have had to market the units below market rent for the purposes of leasing them. Our hope is that the
Tagged Passions:leasing, market, restaurants, Telecommunications, telecommunications, commercial, noise, and traffic

development of Woods Crossing PD will help spark some newer and fresher development into the

Tagged Passions:development and Development

immediate area. However, we must recognize what is existing today and how long such uses have been

here. We simply cannot design our project based on speculation and hope of newer development
Tagged Passions:recognition, development, and Development

following in the near future.

The landscaping and hardscape aspects of the PD is an important part of this plan being exceptional in

design. While a C3 Zoning classification allows for 100 coverage of the site, Woods Crossing PD has been designed to provide more open space and park areas to promote community access and pedestrian activity. The intent of the landscape design will not only be to create an aesthetically pleasing community for the residents living and working within the PD, but also to create a plan that is pleasing to the public who may be visiting, walking by, biking, or just driving near the site. In addition to the landscaping being used to create buffers and screening around the site where necessary, it will also help improve transitional spaces between commercial and residential and help reduce storm water runoff. In the same way the buildings have been designed to complement every aspect of the development (both internally and externally), so shall the landscaping aspect of this PD. The final landscape plan within the PD will follow the following guidelines: Plant material will be used in and around parking lots, for screening and buffers, for building foundation plantings, in courtyards, and along all public roadways. Page 5 of 7 leasing office as well as the retail/live/work units all front the more highly visible roadways surrounding the site and are fronted with parallel parking to allow the spaces to actively engage the streetscape and the more public portions of the property. The use of L-shaped and U-shaped buildings also allow for more interesting spaces between buildings, creates a slightly more urban feel, allows for the integration of

Tagged Passions:leasing, utility, development, Utility, zoning, water, streetscape, plant, Development, property, buildings and grounds, commercial, Pedestrian, parking, and stormwater

courtyards throughout the site to create more relaxed spaces for residents to enjoy, and breaks up much

of the parking into smaller pockets of parking. The four main larger buildings are all four stories and contain a total of 281 one, two, and three-bedroom multifamily residences. These buildings also contain the 13 retail/work spaces that front Gladys Drive and Woods Crossing Road. The last residential building type used in the PD is a carriage house townhome. This building contains garages on the ground level with direct access to a two-story townhouse above. Each building contains 8 garages, with 4 townhouse units above for a total of 12 townhouse units. The use of these buildings was also very intentional. Their use creates a good transition of height from the 4 story internal buildings to the retail buildings across
Tagged Passions:streets and parking

Congaree Road and Woods Crossing Road. The fact that these buildings are shorter also allow for them

No additional detail provided

Tagged Passions:streets

to more closely follow the curvature in Woods Crossing Road and Congaree Road which allows them to

No additional detail provided

Tagged Passions:streets

be used to shield the parking behind them. Several accessory buildings are also planned on site including

No additional detail provided

Tagged Passions:parking

a
maintenance and dog wash building as well as several detached garage buildings.

No additional detail provided

Tagged Passions:pets

Staff has provided feedback of disliking the massing of buildings on the edges, referring to the carriage

buildings lining Woods Crossing/Congaree Road. While the purpose of these carriage buildings is stated

No additional detail provided

Tagged Passions:streets

above, it should be understood that it is not economically practicable for us to build many units lining

Woods Crossing/Congaree. These units will not have a desirable view of commercial uses (Steak N Shake, T-Mobile, Mexican restaurant) across Woods Crossing/Congaree, and unwanted traffic noise will be a factor that makes these units less desirable. In the past when we ve built units similar to these, we have had to market the units below market rent for the purposes of leasing them. Our hope is that the
Tagged Passions:leasing, market, restaurants, Telecommunications, telecommunications, commercial, noise, and traffic

development of Woods Crossing PD will help spark some newer and fresher development into the

Tagged Passions:development and Development

immediate area. However, we must recognize what is existing today and how long such uses have been

here. We simply cannot design our project based on speculation and hope of newer development
Tagged Passions:recognition, development, and Development

following in the near future.

The landscaping and hardscape aspects of the PD is an important part of this plan being exceptional in

design. While a C3 Zoning classification allows for 100 coverage of the site, Woods Crossing PD has been designed to provide more open space and park areas to promote community access and pedestrian activity. The intent of the landscape design will not only be to create an aesthetically pleasing community for the residents living and working within the PD, but also to create a plan that is pleasing to the public who may be visiting, walking by, biking, or just driving near the site. In addition to the landscaping being used to create buffers and screening around the site where necessary, it will also help improve transitional spaces between commercial and residential and help reduce storm water runoff. In the same way the buildings have been designed to complement every aspect of the development (both internally and externally), so shall the landscaping aspect of this PD. The final landscape plan within the PD will follow the following guidelines: Plant material will be used in and around parking lots, for screening and buffers, for building foundation plantings, in courtyards, and along all public roadways. Page 6 of 7 The Gladys Drive streetscape will be planted with canopy street trees to complement the parallel parking and activate the sidewalk and patio areas around the retail/live/work units. The Congaree Road and Woods Crossing Road streetscapes will utilize canopy trees that will exceed the city s minimum requirement by adding additional trees and plantings to soften the

Tagged Passions:utility, development, Utility, zoning, water, streetscape, plant, Development, buildings and grounds, commercial, Pedestrian, parking, and stormwater

edge between the residential townhomes and the commercial/retail uses across the road to the

north and east. Where powerlines conflict with larger canopy trees, lower understory trees approved by Duke Energy will be utilized. 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 erosions, and create an aesthetically pleasing landscape for the residents and the public. Mulch will also be used throughout to promote healthy plants,
Tagged Passions:streets, electric, natural gas, plant, trees, buildings and grounds, commercial, and energy

reduce erosion, and to help reduce water consumption.

All landscape 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

Tagged Passions:utility, Utility, water, Conservation, plant, and buildings and grounds

will be utilized in the community as well.

Hardscape material will also be utilized throughout the community to promote an aesthetically pleasing community and to delineate spaces that are more public spaces and spaces that are more socially active. A mixture of pavers, concrete, and other materials will be utilized to this end. The architecture of the project is also very intentional. Since much of the surrounding land around this community is developed, we wanted to create something other than a typical garden style community. We started this by way of the site plan and how the buildings lay out on the site. With the addition of an architectural style that ties more traditional suburban qualities with more contemporary urban design, we have successfully designed a more transitional community that is compatible with surrounding

Tagged Passions:materials

community. The architectural style is intended to bridge the more historic residential warmth of

Tagged Passions:historic

Greenville with the more commercialized feel of the area surrounding the PD. Traditional exterior

materials of brick and siding are creatively combined for a more contemporary look, blending seamlessly

with the commercial storefronts, retail canopies, and signage at the retail/live/work units along Gladys Drive and Woods Crossing Road. Masonry and detailing at the street level will provide pedestrian scale and interest, inviting the surrounding community into the development. Architectural staff comments were made via telephone conference with the architect on June 17th, 2019. These comments have been addressed and noted on the architectural renderings within this submittal package. Page 7 of 7 6.0 Development Schedule The Woods Crossing PD will develop all in one phase. Site demo and grading is anticipated to begin in fourth quarter 2019. Vertical construction will begin approximately 5 months later and continue for
Tagged Passions:construction, streets, development, materials, advertising, signage, Development, commercial, Pedestrian, and grading

approximately 17 months. Construction is anticipated to be complete by the fourth quarter of 2021.

WOODS CROSSING MULTIFAMILY GREENVILLE, SC PD SUBMITTAL 08-29-2019 FDC2018-01 8,621 SF LEASING / CLUB W O O DS C RO SS IN G R O AD GLADY S DRIVE CONG AREE R OAD TO FRONTAGE ROAD TRASH STORAGE MALL ENTRY DRIVE

Tagged Passions:construction, leasing, streets, zoning, and commercial

MAINTENANCE/ CAR WASH/ DOG WASH

Tagged Passions:pets

CLUB/FITNESS ON GROUND FLOOR

POOL GARAGE G2 PLAY GROUND DOG PARK RETAIL-WORKRETAIL-WORK LIVE-WORK PARKING BUILDING 1 RESIDENTIAL APARTMENT BUILDING 5 RESIDENTIAL APARTMENT LEASING OFFICE ON GROUND FLOOR
Tagged Passions:leasing, pets, and parking

BUILDIN G 4

CARRIA GE HOM ES BU ILD CA RRI AG E H OM ES BU ILD IN G

2
CA RR

IA GE H OM ES GARAGE G1 COURTYARD COURTYARDCOURTYARD SITE BUILDING 6 RESIDENTIAL APARTMENT BUILDING 7 RESIDENTIAL APARTMENT RETAIL-WORK RETAIL-WORK

RETAIL-WORK LEASING, CLUB, FITNESS AND AMENITIES

RETAIL / WORK RESIDENTIAL APARTMENT GARAGES
Tagged Passions:leasing

SIDEWALK TO EXISTING FITNESS FACILITY

Tagged Passions:facility, streets, and Pedestrian

SIDEWALK TO EXIS TING OFFICE PARK

ING WOODS CROSSING PD SITE DATA EXISTING ZONING C3 TOTAL DEVELOPMENT 10.67 AC BUILDING DATA FOUR LEVELS TYPE VA MULTIFAMILY 4 RESIDENTIAL BUILDINGS 281 UNITS 3 CARRIAGE HOMES 12 UNITS TOTAL UNIT COUNT 293 UNITS
Tagged Passions:development, zoning, parks, Development, and Pedestrian

LEASING/CLUB/FITNESS 8,400 SF

RETAIL-WORK SUITES 13 SUITES 15,000 SF 8,621 SF LEASING / CLUB RA IS ED P ED ES TR IA N / A UT O P LA ZA PEDESTRIAN ENTRY PLAZA WOODS CROSSING MULTIFAMILY GREENVILLE, SC PD SUBMITTAL 08-29-2019 FDC2018-01 8,621 SF LEASING / CLUB W O O DS C RO SS IN G R O AD GLADY S DRIVE CONG AREE R OAD TO FRONTAGE ROAD TRASH STORAGE MALL ENTRY DRIVE MAINTENANCE/CAR WASH/ DOG WASH ONE STORY
Tagged Passions:leasing, streets, pets, zoning, commercial, and Pedestrian

BUILDING 7 4 LEVEL (50 ) TYPE VA

WOOD FRAME RESIDENTIAL GARAGE G2 ONE STORY LIVE-WORK PARKING (7)

Tagged Passions:parking

BUILDING 6 4 LEVEL (50 ) TYPE VA

WOOD FRAME RESIDENTIAL

BUILDING 5 4 LEVEL (50 ) TYPE VA

WOOD FRAME RESIDENTIAL

BUILDING 1 4 LEVEL (50 ) TYPE VA

WOOD FRAME RESIDENTIAL

BUILDIN G 4

No additional detail provided

3
LEVEL (40 ) TY

PE VA CARRIA GE HOM ES BU ILD

3
L EV

EL (40 ) T YPE VA CA RRI AG E H OM ES BU ILD IN G

2
3 L EV

EL (4

0
) TY

PE V A CA RR IA GE H OM ES GARAGE G1 ONE STORY LIVE-WORK PARKING (7) LI VE -W O RK PA RK IN G (1 6) LI VE -W O RK PA RK IN G (1 2) BIKE PARKING (5) BIKE PARKING (5) BIKE PARKING (5) BIKE PARKING (5) BIKE PARKING (5) LO A DIN G LO A DIN G ENTRY ENTRY
Tagged Passions:Bicycles, parking, and bicycles

SIDEWALK TO EXISTING FITNESS FACILITY

SID EW ALK AN D C URB LA WN RESIDENTIAL PARKING (452)
Tagged Passions:facility, streets, Pedestrian, and parking

SIDEWALK TO EXIS TING OFFICE PARK

ING UNIT TYPE QTY SIZE ONE BED ROOM 124 580 - 810 SF TWO BED ROOMS 142 1070 - 1420 SF THREE BED ROOMS 27 1370 - 1500 SF TOTAL 293 WOODS CROSSING UNIT DATA EXISITNG PROPOSED C3 PD SETBACKS FRONT 10' 5' SIDE 3' OR 0' 5' REAR 10' 5' MAX. BUILIDNG HEIGHT 40' 55' 8,621 SF LEASING / CLUB BIKE PARKING (5) BIKE PARKING (5) PARKING REQUIRED 1.5 SPACES PER UNIT 440 SPACES 4 PER 1,000SF RETAIL /WORK 60 SPACES TOTAL PARKING REQUIRED 500 SPACES
Tagged Passions:leasing, streets, Bicycles, Pedestrian, parking, and bicycles

GARAGE PARKING 36 SPACES SURFACE PARKING 466 SPACES PARKING PROVIDED 502 SPACES

BICYCLE PARKING REQUIRED 10 OF FIRST 100, AND 1 REMAINING 14 SPACES BICYCLE PARKING PROVIDED 35 SPACES RA IS ED P ED ES TR IA N / A UT O P LA ZA PEDESTRIAN ENTRY PLAZA

Tagged Passions:Bicycles, Pedestrian, parking, and bicycles

WOODS CROSSING MULTIFAMILY GREENVILLE, SOUTH CAROLINA

PD SUBMITTAL 03-18-2019 PROJECT FDC2018-01 PERSPECTIVE - WOODS CROSSING ENTRY

WOODS CROSSING MULTIFAMILY GREENVILLE, SOUTH CAROLINA

PD SUBMITTAL 03-18-2019 PROJECT FDC2018-01 PERSPECTIVE - GLADYS ENTRY

WOODS CROSSING MULTIFAMILY GREENVILLE, SOUTH CAROLINA

PD SUBMITTAL 03-18-2019 PROJECT FDC2018-01 BUILDING 1 PERSPECTIVE FROM WOODS CROSSING

WOODS CROSSING MULTIFAMILY GREENVILLE, SOUTH CAROLINA

PD SUBMITTAL 03-18-2019 PROJECT FDC2018-01

BUILDING 1 SOUTH ELEVATION

BUILDING 1 NORTH ELEVATION

WOODS CROSSING MULTIFAMILY GREENVILLE, SOUTH CAROLINA

PD SUBMITTAL 03-18-2019 PROJECT FDC2018-01

BUILDING 1 WEST ELEVATION

BUILDING 1 EAST ELEVATION

WOODS CROSSING MULTIFAMILY GREENVILLE, SOUTH CAROLINA

PD SUBMITTAL 03-18-2019 PROJECT FDC2018-01 BUILDING 5 PERSPECTIVE

WOODS CROSSING MULTIFAMILY GREENVILLE, SOUTH CAROLINA

PD SUBMITTAL 03-18-2019 PROJECT FDC2018-01

BUILDING 5 EAST ELEVATION

BUILDING 5 WEST ELEVATION

WOODS CROSSING MULTIFAMILY GREENVILLE, SOUTH CAROLINA

PD SUBMITTAL 03-18-2019 PROJECT FDC2018-01

BUILDING 5 NORTH ELEVATION

BUILDING 5 SOUTH ELEVATION

WOODS CROSSING MULTIFAMILY GREENVILLE, SOUTH CAROLINA

PD SUBMITTAL 03-18-2019 PROJECT FDC2018-01 BUILDING 6/7 PERSPECTIVE

WOODS CROSSING MULTIFAMILY GREENVILLE, SOUTH CAROLINA

PD SUBMITTAL 03-18-2019 PROJECT FDC2018-01

BUILDING 6/7 EAST ELEVATION

BUILDING 6/7 WEST ELEVATION

WOODS CROSSING MULTIFAMILY GREENVILLE, SOUTH CAROLINA

PD SUBMITTAL 03-18-2019 PROJECT FDC2018-01

BUILDING 6/7 NORTH ELEVATION

BUILDING 6/7 SOUTH ELEVATION

WOODS CROSSING MULTIFAMILY GREENVILLE, SOUTH CAROLINA

PD SUBMITTAL 08-29-2019 PROJECT FDC2018-01 BUILDING 2/3/4 PERSPECTIVE

NOTE: CARRIAGE BUILDING DESIGN

TO BE FINALIZED AND PRESENTED

AS FINAL DEVELOPMENT PLAN

Tagged Passions:development and Development

WOODS CROSSING MULTIFAMILY GREENVILLE, SOUTH CAROLINA

PD SUBMITTAL 08-29-2019 PROJECT FDC2018-01 BUILDING 2/3/4 PRIVATE FACING ELEVATION BUILDING 2/3/4 PUBLIC FACING ELEVATION

BUILDING 2/3/4 END ELEVATION

NOTE: CARRIAGE BUILDING DESIGN TO BE FINALIZED AND

PRESENTED AS FINAL DEVELOPMENT PLAN
Tagged Passions:development and Development

EXAMPLE OF PEDESTRIAN ENTRY PLAZA

Tagged Passions:Pedestrian

NOTE: ENTRY PLAZA DESIGN TO BE FINALIZED

PRESENTED AS FINAL DEVELOPMENT PLAN
Tagged Passions:development and Development

WOODS CROSSING MULTIFAMILY GREENVILLE, SOUTH CAROLINA

PD SUBMITTAL 07-15-2019 PROJECT FDC2018-01 BUILDING 5/6 FRONT ELEVATIONBUILDING 5/6 END ELEVATIONBUILDING 5/6 REAR ELEVATION

WOODS CROSSING MULTIFAMILY GREENVILLE, SOUTH CAROLINA

PD SUBMITTAL 03-18-2019 PROJECT FDC2018-01 BROWN BRICKRED BRICK OFF-WHITE CEMENTITIOUS PANEL WITH REVEALS

BROWN CEMENTITIOUS PANEL / TRIM ASPHALT SHINGLES

BRONZE STOREFRONT

Tagged Passions:commercial

4' - 0

No additional detail provided

3' - 0

No additional detail provided

2
8

' -

No additional detail provided

0
6 1/2

1
4

1
WOODS CROSSING MULTIFAMILY GREENVILLE, SOUTH CAROLINA

PD SUBMITTAL 08-29-2019 PROJECT FDC2018-01 SIGNAGE SIMILAR AS SHOWN BLADE SIGNAGE - BUILDING ELEVATION BLADE SIGNAGE - PERSPECTIVE BLADE SIGNAGE - DETAILS
Tagged Passions:advertising and signage

NOTE: BLADE SIGNAGE SHALL BE REDUCED ON THE FINAL

Tagged Passions:advertising and signage

DEVELOPMENT PLAN TO BE CONSISTENT WITH ADOPTED

Tagged Passions:development and Development

SIGN DIMENSIONAL STANDARDS IN SECTION 19-6.6

19' - 8

No additional detail provided

2
' -

0
15' - 1

1
' -

6
WOODS CROSSING MULTIFAMILY GREENVILLE, SOUTH CAROLINA

PD SUBMITTAL 03-18-2019 PROJECT FDC2018-01 RETAIL SIGNAGE
Tagged Passions:advertising and signage

15' - 1

No additional detail provided

1
' -

6
19' - 8

2
' -

0
WOODS CROSSING MULTIFAMILY GREENVILLE, SOUTH CAROLINA

PD SUBMITTAL 03-18-2019 PROJECT FDC2018-01 RETAIL SIGNAGE - BUILDING 1 ELEVATION RETAIL SIGNAGE - BUILDING 1 PERSPECTIVE RETAIL SIGNAGE - TYPICAL CANOPY SIGNAGE RETAIL SIGNAGE - TYPICAL BUILDING SIGNAGE EXISTING TREE TO REMAIN, TYP. PUBLIC OPEN SPACE LEASING LIVE-WORK CLUB /FITNESS 8,621 SF LEASING / CLUB LIVE-WORK LIVE-WORK LIVE-WORK LIVE-WORK DOG PARK PLAYGROUND LIVE-WORK PARKING LIVE-WORK PARKING SIDEWALK TO EXISTING FITNESS FACILITY DOG WASH CAR WASH MAINT. COURTYARD COURTYARDCOURTYARD STORAGE COMPACTOR RECY. BU ILD IN G
Tagged Passions:facility, leasing, streets, pets, advertising, signage, trees, Pedestrian, and parking

2
BUI LDI

BUILDIN G 4

No additional detail provided

BUILDING 7BUILDING 6

GARAGE G1 GARAGE G2 LIVE-WORK LIVE-WORKLIVE-WORKLIVE-WORK LIVE-WORKLIVE-WORK LIVE-WORK LIVE-WORK

SIDEWALK TO EXIS TING OFFICE PARK

ING W O O D S C R O S S IN G R O A D GLADYS DRIVE SHADE ARBOR POOL STAMPED ASPHALT CROSSWALK, TYP. EXISTING TREE TO REMAIN, TYP. DOG PARK CONCRETE SIDEWALK, TYP. CONCRETE SIDEWALK, TYP. ACCENT AREA: COMBO OF PAVERS TEXTURED CONCRETE ACCENT AREA: COMBO OF PAVERS TEXTURED CONCRETE ACCENT AREA: COMBO OF PAVERS TEXTURED CONCRETE PLAYGROUND BENCH, TYP. BIKE RACK, TYP. FUTURE COURTYARD AMENITY AREA POOL COURTYARD: INTEGRAL COLOR CONCRETE POOL DECK FUTURE COURTYARD AMENITY AREA FUTURE COURTYARD AMENITY AREA SPEED TABLE SPEED TABLE CROSSWALK CROSSWALK RAISED PEDESTRIAN/ AUTO PLAZA SECURITY BOLLARD PEDESTRIAN ENTRY PLAZA BB B B B B B B B B B B B B B B B B B B B B B B B B B B B B B B B B B PASSIVE PARK
Tagged Passions:streets, pets, security, transportation, parks, trees, Bicycles, Pedestrian, and bicycles

LARGE CANOPY TREE 107 -

No additional detail provided

Tagged Passions:trees

LARGE EVERGREEN TREE 57 -

LARGE DECIDUOUS COLUMNAR TREE 12 -

Tagged Passions:trees

SMALL ORNAMENTAL TREE 33 -

No additional detail provided

Tagged Passions:trees

LARGE EVERGREEN SHRUB 382 -

No additional detail provided

MEDIUM DECIDUOUS SHRUB 579 -

No additional detail provided

LOW EVERGREEN SHRUB 1,256 -

No additional detail provided

LARGE DECIDUOUS SHRUB 95 -

No additional detail provided

MEDIUM ORNAMENTAL SHRUB 263 -

No additional detail provided

MEDIUM EVERGREEN SHRUB 1,519 -

No additional detail provided


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