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Staff Presentation to the Golf Course Subcommittee on October 5, 2006
Horry County senior planner, John Danford, gave a PowerPoint presentation to the Golf Course subcommittee on the planning staffs efforts and recommendations directed towards possible rezoning of five, so far, selected golf courses.
The sub-committee discussed the staff recommendation on each course, although, Mr. Danford tells me that there were no votes or actions taken at that time nor will there be until after an early December public input for the involved parties.
The five courses so far selected with the staff recommendations to the committee were:
Heron Point
Diamond Back
Indian Wells
River Hills
Wicked Stick
Salient characteristics of zoning district abbreviations:
GR is General Residential -- allows residential of almost any type including multifamily buildings with heights up to 120 feet R designations are single family residential with minimum lot sizes of one-half, one-quarter, one-third, one-fourth acre depending on the numeral suffixes: e.g. R2 requires lot sizes of at least one-half acre, R3, one-third acre, etc., R7 allows duplexes as well -- R7 requires a minimum lot size of 6,000 square feet for a single family residence and 8,000 square feet for a duplex MR designations have the same requirements as R designations except they allow mobile homes HC is Highway Commercial and allows buildings as high as 120 feet. PR1 is a class of Office Professional with a 36 feet height maximum GR7 disallows building heights exceeding 65 feet. PDD (not included above) is Planned Development District. It requires a 25 foot buffer around it, but allows building heights of 180 feet unless contracted for less in the approved plan. CFA is Commercial Forest/Agriculture. In addition to residential, it allows numerous commercial uses. (CFA is the zoning recommended to remain in place for River Hills Golf & Country Club and The Knolls at River Hills.
For more details on zoning district requirements, click here.
Mr. Danford confirmed that my earlier text description of the boundaries between the new proposed Wicked Stick zoning districts matched staff recommendations as far as he could tell, and I believe the above matches my earlier description, just in fewer words. Mr. Danford also wrote: "Please note that the exact locations of the district's are not set in stone (no metes and bounds exist as of yet)."
The following presents the text of the PowerPoint presentation excepting table details which I have been unable to work in satisfactorily with my software program. Instead, I intend to summarize the tabular information in italics.
Project Methodology
Staff compiled an inventory of golf courses in unincorporated portions of the County.
The inventory includes the following: TMS #s Acreage Zoning Adjacent Zoning Adjacent Housing Staff notes and other comments
Project Methodology
Courses with PDD or PUD zoning were removed from the study because their development requires a public hearing. Courses presently in litigation or a stage of redevelopment were removed from the study. Selections were made based on Staffs knowledge of a course, surrounding development and zoning.
Project Methodology
Selected courses were studied using Geographic Information Systems (GIS). 30-foot buffers were created around a golf course perimeter. A layer was created from the buffer that isolated those parcels that were within the 30-foot buffer. Each parcel was categorized according to either the land use classification or zoning, in some cases both were used. A random sample generated a set of parcels, from which lot width and lot area information was gathered to determine overall characteristics of the surrounding neighborhoods.
Agenda
5 Courses for today:
Click the golf course name in underlined blue text above to skip to more particulars for that course.
170.33 Acres Zoning GR Adjacent Zoning GR FA
Heron Point Golf Course
Myrtle Beach Golf & Yacht Club, currently zoned GR, Nine of the twelve sampled were patio homes, the other three single family residences. All the sampled lots were smaller than R7. All of this is allowed under the current GR zoning. (A pictorial showing the location of the randomly selected lots within the development was included on this and in subsequent similar PowerPoint slides. ) Selection 2 All nine of the sampled lots were patio homes, only one of these lots was large enough to be zoned R7.
Cypress River Plantation, currently zoned GR, One patio home not large enough to be zoned R7, one vacant lot smaller than R7, of the other six sampled lots: four were large enough for R3, two for R5. Cypress River Plantation & Ashley Cove, currently zoned GR, Selection 4 Four built: two to R4, one to R6, one to R7; three vacant two R3, one R2
Heron Point Recommendations & Analysis Planning Staff recommends an R-7 holding zone. The R-7 zoning classification is consistent with some of the adjacent development, although there is surrounding development that corresponds with densities found in R-2, R-3 and R-4 zoning districts. Requirements: Minimum Area: 6,000 SF Single-Family 8,000 SF Multi-Family Minimum Lot Width: 60 feet Setbacks: Front: 20 Side: 10 Rear: 15 Maximum Height: 35 feet
186.12 Acres Zoning MR-4 Adjacent Zoning NC FA MR-4
Woodland Valley Subdivision All ten lots sampled qualified for R4
Diamondback Recommendations & Analysis
Planning staff recommends R-4 zoning
Woodland Valley will be developed as single family detached stick built.
MR4 allows manufactured housing which is inconsistent with the product in Woodland Valley
Setbacks, height, lot widths and lot area remain the same, only the type of housing allowed changes
153.93 Acres Zoning R-7 Adjacent Zoning GR R-7 HC R-2 MR-4
Woodlake Village
The seven lots sampled in this community are zoned to R7 on lots large enough for R6 zoning (four), with each of the three others large enough for R4, R5 and R7 zoning. One slide precedes this one with graphics of Sweetwater at Indian Wells and Indian Wells Golf Villas with no text as to lot sizes.
Indian Wells Recommendations & Analysis
Planning Staff recommends no action by the subcommittee at this time.
Surrounding zoning is varied, including GR, R-7, HC, MHP, CFA and PDD.
Surrounding development mirrors the varied zoning classifications.
Woodlake Village: Single-Family detached, R-7
Indian Wells Golf Villas: Fee-Simple Condominiums, R-7
Sweetwater @ Indian Wells: Fee-Simple Condominiums, GR
Ocean Breeze Plantation: Mobile Home Park, MHP.
168 Acres Zoning CFA Grandfathered Adjacent Zoning CFA PDD MR-7 GR
River Hills Golf & Country Club The Knolls @ River Hills Both are currently zoned CFA. The sampled lots vary in size from those not large enough for R7 to R3.
Hidden Lakes Village Currently zoned PDD. The five sampled lot sizes are large enough for R5.
River Hills Recommendations & Analysis
Planning Staff recommends no action by the subcommittee at this time. CFA allows for commercial uses, however Staff is confident that any redevelopment proposal for River Hills will be for residential purposes. CFA zoning allows for ½ acre parcels, larger than the majority of residential lots adjacent to the Course.
Zoning GR HC 148.5 Acres R-7 Adjacent Zoning GR HC
Southwood Subdivision Eleven of the twelve lots sampled are built to R4, one to R5. Their current zoning is GR.
Deerfield Links Drive The six lots sampled on Deerfield Lakes Drive in the staff presentation were taken from the newly constructed and under-construction duplexes in a development completely on the only street for which there is room in the available area on the other side of Wicked Stick from Southwood. There are a number of yet vacant lots there. The built-out number of residences on the single street, Deerfield Links Drive, will only be a fraction of those already in Southwood, an established community of many years with 420 single family homes and many more abutting Wicked Stick than those to be abutting it on Deerfield Links Drive.
Wicked Stick Recommendations & Analysis
Planning Staff recommends a split zone including HC, GR-7 and PR-1.
Wicked Stick is located within a Township as defined by the Future Land Use Plan
Wicked Stick is also located along an Urban Corridor as defined by the Land Use Map
Townships are the largest activity centers with a regional significance. They are located at major junctures of the transportation system.
A basic strategy of the Future Land Use Element of the Comprehensive Plan is to direct as much of the County's growth as possible to planned centers located the Urban Service district.
Centers are comprised of a mixture of civic, commercial, and residential uses in proportions and are important in establishing a community's sense of place.
Urban corridors usually follow major transportation arteries, linking Centers and providing space for auto-oriented activities of commerce and industry. Corridors comprise a 1/4 mile to 1/2 mile depth along either side of a major highway.
HC Zoning
The Highway Commercial district is established for general business purposes and with particular consideration for the automobile-oriented commercial development either existing or proposed along roadways. The regulations which apply within this district are designed to encourage the formation and continuance of a compatible and economically healthy environment for business, financial, service, amusement, entertainment and professional uses which benefit from being located in close proximity to each other. Requirements Minimum Area in SF: 10,000 Minimum Lot Width: 60 feet Setbacks: Front: 50 Side: 10 Rear: 15 Maximum Building Height: 120 feet
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END OF PRESENTATION
Click here for explanations of other zoning district abbreviations.
A More Detailed Description of the Current (10/14/06) Understanding of County Staff's Proposed Zoning District Boundaries for Wicked Stick
The current staff proposal for Wicked Stick:
1. would not allow any Highway Commercial lots to directly abut any
Southwood residential lot (with the exception of one lot buffered by a lake),
2. requires that the Wicked Stick property that is now a golf course and
that is north of Coventry, south of the water channel, and east of Beaver Run
be rezoned PR1 -- a new office professional zoning category not yet codified
with building heights limited to a 36 feet maximum height that allows
administrative, financial, and professional offices; banks/savings & loans;
churches, educational institutions;
doctor/dentist/chiropractor/optometrist/podiatric offices and clinics except
drug & alcohol treatment centers; group homes except fraternity or sorority;
libraries; office parks; research and development centers and cemeteries,
3. requires that the Wicked Stick property that is now golf course south
of Coventry and east of 17 bypass for about two-tenths of a mile east to the
west edge of the first residential property (and just east of the lake that
extends south of Coventry at least the depth of that residential property) and
then
be roughly bounded on the west by a line, collinear with Heathmuir,
extending from the northwestcorner of that lake to the southern edge of
Wicked Stick remain zoned Highway Commercial.
4. requires all other Wicked Stick property to be zoned GR-7, a
designation that allows multifamily buildings with a maximum height of 65 feet
as opposed to the 120 feet maximum multifamily building height that is allowed
under the current zoning.
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