We Requested a Site Plan Revision, But Came Away With a Rezoning

Not Just a Rezoning, But a Down-Zoning!

The owners of the Marshall Square site are extremely disappointed with the decision by the Columbia County Board of Commissioners. The four voting Commissioners ignored the fact that the Planning Commission unanimously approved the site plan revision, with a recommendation to remove one residential building with 50 units. The owners and developers very clearly communicated to members of the Board of Commissioners, Planning Board, and Planning Staff during numerous meetings over the past several months that 350 units were required to make the residential project economically feasible. The developer even agreed to change 6 first-floor units in each of the two buildings (12 units total) adjacent to the public square for retail use, for a total of 338 residential units. It was our hope that the Commissioners would appreciate the economics of the matter and grant approval. Instead, they completely rezoned the property from its Planned Unit Development (PUD) zoning in one vote.

During the presentations before the vote by the Commissioners, a document was submitted to the Commissioners for review, along with the claim that there was a limit of 150 apartment units on the site. This figure did not come from any documents regarding zoning or density. The permitted density was always up to 34 units per acre on all acres south of the Ronald Reagan Drive extension. The figure of 150 units came from a letter sent from the owners to the Commission Chairman asking for assistance in extending Ronald Reagan Drive, acknowledging the requirement to build a storm water retention pond, and completing the development of Evans Town Center Boulevard. The letter included an illustration to show how the development of the site would increase the county tax revenues, and included a hypothetical scenario demonstrating the tax revenue from 150 units, along with other development, and in no way suggested a new density limit or rezoning. Incidentally, that request for assistance was denied. The 2004 zoning narrative is the still the only operative document, and it clearly states that apartments and condominiums are approved and at a density of 34 units per acre.

Click here to view the zoning narrative. The residential density is included near the top of the second page.

Another important fact is that this density came from the County's Planning Staff, and it was approved by the Commissioners in July 2004. The County Attorney even stated before the Planning Commission vote on April 16th, that in a PUD, the 14 units per acre limit on apartments was not operative, and the Planning Board approved 5-0 a higher density, though still not at the level of economic feasibility. While some details in the layout of the site plan have indeed changed, this zoning narrative has been in effect the entire time – at least until the County Commission vote last week. Many of those expressing opposition to the apartments claim that the Marshall family has changed the plan many times, which is not true. However, a large number of changes were, in fact, directed by the County.

No other specifics regarding density have ever been submitted or approved by the County, including in the 2007 site plan. During meetings with the Planning Staff in January to request site plan changes, the Planning Staff never questioned the 34 units per acre density. Instead, they concluded that it was merely a change in the character of the residential units, because the apartments were consolidated into residential buildings rather than over the retail shops. The Planning Board had the same response. Having these assurances, the owners and developer agreed to all 16 conditions levied by the Planning Board and Planning Staff to seek the Commissioners’ approval, with the full knowledge on all sides that this was for a 350 unit project. The owners believed the County leadership would honor the approved density, and spent millions of dollars on development costs to move ahead with plans for the residential developer, Miller-Valentine, to begin construction. Neither the owners nor the developer would have agreed to all of those conditions or spent that much money to develop the site if there had been any indication that the Commissioners would limit the density to 14 unit per acre. PUD zoning allows flexibility for higher density than other types of zoning. The County Commissioners ignored the recommendations of their Planning Board and Planning Staff, and in effect, completely threw out the PUD zoning by adding the restriction for normal Apartment Residential (AR) density. The developer was actually seeking a unit count equating to a density of 27 units per acre, rather than the previously approved 34, for 13 acres located to the south of Ronald Reagan Drive extension. Additionally, when dividing the 338 residential units by the total acreage of the Marshall Square site, the result is actually a density of less than 6 units per acre. The remainder of the 2009 site revision clearly shows that the rest of the Marshall Square site would be for retail and office uses.

It appears as though some of the Commissioners may not know zoning law well enough to make an informed decision. A specific site plan revision was presented for approval, and they did not actually ever vote for or against that plan. Instead, they approved to a portion of the plan, then added a new and conflicting zoning (AR) on another portion. PUD zoning requires an approved and specific site plan in order to begin development. As of May 5th, there is no specific site plan for Marshall Square with a residential density of 14 units per acre. Also, all of the conditions added by the Planning Staff and Planning Board were based on a 338 unit residential development. There was no agreement to build a public square or other County directed site amenities for 182 units. Residential apartment developers don’t usually work on projects with a small number such as 182 units, unless it's for a very low quality development, such as a Section 8 project. The developer simply could not spread the cost of recreational amenities and high-end construction across that small number of units. Rezoning the site has not only killed the residential project, but it considerably reduced the value of the entire property.

Whether or not you like the idea of apartments on Marshall Square, please consider the way this issue was handled by a few members of the Board of Commissioners. They added a drastic and financially damaging change to the site zoning in a motion immediately before they voted, despite months of previous discussions with the site owners and developer. Also, the four Commissioners who voted on the revision and the County Attorney met before the 6:00 PM meeting on May 5th to plan the wording for the motion to change the zoning and determine their votes for the site plan revision, rather than hold those discussions during the open session with debate as is normally done. If you own property, and especially if you are a business owner with dreams of future expansion, you should expect more support from County leaders when trying to build something positive for the entire county, especially in these tough economic times. The secret discussions and last minute change by a few of the Commissioners demonstrate that this is not how they currently operate. Their actions have certainly inflicted financial harm on the Marshall family and Miller-Valentine. They have also sent a negative message to other businesses and companies who may have been considering investment in Evans Town Center.

Bringing a High Quality Lifestyle Center to Columbia County

The vote by the County Commissioners on the future development of Marshall Square is just two days away. If you would like to see some pictures and information of a similar development in Charlotte, NC, that shares the same vision as Marshall Square, check out the web site for Blakeney Center. This nearly completed development already has high-end shops, a park, apartments and a professional center. Residents and neighbors of this center are already enjoying the many amenities, including families and people of all ages enjoying outdoor concerts on the greens. The luxury apartments are an integral part of this thriving community. We can have this in downtown Evans, for everyone in Columbia County and surrounding areas to enjoy. For more information on Blakeney Center, and to get a better idea of the quality we want for Marshall Square, please visit Blakeny's web pages:

Blakeney Center:
http://www.shopblakeney.com/

Stores:
http://www.shopblakeney.com/go/mallEvents.cfm

Apartments:
http://www.liveatblakeney.com/

Professional Park:
http://www.shopblakeney.com/info/CorporateCenter.cfm

Let's Get Started!

It's almost time for the Columbia County Commissioners to vote on the plans for the future of Marshall Square. The vote will be on Tuesday, May 5th at 6:00 pm in the Evans Government Center Auditorium.

If you would like to see Marshall Square move forward, we would be very grateful if you would send an email expressing your support to the County Commissioners before Tuesday. Simply copy and paste the sentence below into the body of your email and use "I Support Marshall Square" as the subject, and send to your respective commissioner.

I support seeing Evans and the town center come alive through the development of Marshall Square.

Ron Thigpen - rthigpen@columbiacountyga.gov
Trey Allen - tallen@columbiacountyga.gov
Scott Dean - sdean@columbiacountyga.gov
Charles Allen - callen@columbiacountyga.gov
Ron Cross - rcross@columbiacountyga.gov

While we are confident that the Commission will understand the many economic benefits this project will bring to Evans and Columbia County, we do not take their support for granted, and understand there will be some at the meeting who oppose this development. Your letters of support will help the members of the Commission understand that there are also many supporters in the community.

In this economy, to have a well established company, Miller-Valentine, willing to invest $40 million in Columbia County, offering opportunities to local subcontractors and suppliers, presents an incredible opportunity. The luxury apartments now, to be followed soon by live-work condominiums, high-end retail establishments, restaurants, greenscapes and gathering spaces with extensive landscaping will be an asset to Evans Town Center and all adjoining properties. The economic impact will be substantial, providing an ongoing stream of sales and property tax revenue. There were 500 applicants for jobs at the Chili’s restaurant, so the employment opportunities provided by Marshall Square will also be significant. The new luxury residential units, including upscale apartments and live-work condominiums, will attract retired seniors and young professionals to downtown Evans. New retailers and restaurants interested in Marshall Square and Evans Town Center will certainly see these high-income residents living nearby as an incentive to invest.

We’re ready to start building, and all we need now is a positive vote from the County Commissioners.

To see more about the history and plans for Marshall Square, visit our website at:

http://www.marshallsquareaugusta.com/

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Thank you Columbia County!

We are so thankful to the Planning Commission who voted in favor of the plans for Marshall Square, with a vote of 5-0. See the newest site map on the website!

A few answers about Marshall Square

 

Dan Marshall Jr. 

Guest Colulmnist

A fantastic mixed-use development of retail, restaurant, office and upscale multifamily residential units is coming to Evans. It will create jobs, excitement, a new shopping environment that will be second-to-none in the area, and a town center that will be the envy of our peers in the Southeast.

In any endeavor so complex, some questions will naturally arise as the project evolves. For this reason, we would like to provide a few facts about the current status of the development.

Marshall Square, located at the intersection of North Belair Road and Evans Town Center Boulevard, is a planned unit development (PUD). This type of zoning requires approval by the county for the layout of the buildings and roads. No rezoning currently is taking place, but rather a revision of the approved site plan that involves a different layout and configuration of the residential and mixed-use buildings on the south end of the development.

In doing so, we are simply following the PUD zoning requirement to seek county approval for each revised layout. Apartments and condominiums were specifically mentioned and allowed in the original plan unanimously approved by the county commission nearly five years ago. The approved 2004 zoning narrative allowed up to 34 residential units per acre south of Ronald Reagan Drive. The 2009 site plan revision includes only 27 units per acre, on less than 13 acres south of Ronald Reagan Drive.

These are not just any apartments. This $40 million residential project will create the highest-quality luxury apartments in the metro Augusta area. They will be marketed to senior citizens and young professionals, already an important part of the Evans area.

Developed by Miller Valentine Group, the luxury rental units in Marshall Square will set new standards for quality. Proposed rents start at $850 per month for a one-bedroom unit and go up to more than $1,200 per month. This rental range compares with mortgage payments for $190,000 to $270,000 homes. The on-site population from these rental units will help to speed and encourage the central retail development on the site, and will immediately benefit nearby retail establishments.

The buildings throughout Marshall Square will be Williamsburg style, consistent with the county Justice Center and library buildings across Evans Town Center Boulevard. Landscaping and green space also will be of the highest quality. With county approval, the site plan calls for an extension of Ronald Reagan Drive through the site to create a "Main Street" area for restaurants and shops.

Most interestingly, our revised plan includes a large public square, providing a central gathering place for our community. Additionally, there will be first-floor retail space in two residential buildings adjacent to the square. We have endeavored to include substantial input from the community and the county planning staff, and these are two of many improvements that resulted from that process.

Each four-story residential building will have elevators and secure access. Other unique features include nine-foot ceilings with crown molding, garden tubs in the master bathrooms, security systems and garage parking. The proposed mix will include primarily one- and two-bedroom units for our senior and young professional market. As families with children are not the target demographic, three-bedroom units will make up only 12 percent of the units.

The high quality level of the buildings will allow the developer the option to convert some or all units to condominium ownership when the housing market improves. In a related project, 24 live/work condominium units are also proposed for frontage facing the park on Evans Town Center Boulevard, south of Ronald Reagan Drive. Live/work means business owners will be able to live above their businesses.

Research has shown that these luxury apartments will have a strong appeal to our target market: senior citizens who would prefer not to have the responsibilities of owning and maintaining a home, and young professionals such as those affiliated with the Medical College of Georgia and SRS, as well as civilian and military professionals associated with the expanding operations at Fort Gordon.

Town center projects are often joint public/private partnerships where the county pays for some of the infrastructure cost. The Marshall Square project has been funded entirely by the owners and developers. In fact, the Marshall Square project is already benefiting Columbia County taxpayers by providing the county access to our retention pond from several off-site locations.

The Columbia County Growth Management Plan produced in 2005 identifies the Evans Town Center area, including Marshall Square, as a "Tier 1 node," in which high-density development and multifamily housing are appropriate. Additionally, in 2001, the county produced a planning document identifying five sites that could potentially be developed as a town center for Evans, one of which was the Marshall Square site.

Big-box retail stores now anchor the other four sites. As residents of Columbia County, we'd like to see this last site, Marshall Square, become a beautiful town center and not another giant retailer location.

For more information about Marshall Square, please visit www.Marshall SquareAugusta.com.

(Dan Marshall Jr. is an Appling resident.)

Buy the land, or step aside

By Barry L. Paschal

Publisher

Discussions about the future of the Marshall Square property in Evans have taken a turn for the absurd - especially when they don't take place at all.

It's way past time for common sense to get a foothold in this thing. So inexplicably hot is this development potato that just a discussion about it scheduled during a recent Columbia County Planning and Zoning Commission meeting - just talk, with no action planned - abruptly was yanked from the table when county staffers received "numerous" phone calls from the public. Gasp.

Those calls came after The Chronicle accurately reported that a discussion of the project was listed on the agenda. Those calls spooked the planning staffers, who nixed the discussion.

The Marshall Square plans are supposed to be back on the floor Tuesday for a Planning Commission work session. If they don't chicken out again, perhaps the latest twist in this project can take another step toward being settled.

Here's why it should: Marshall Square is private property.

That concept seems to surprise a lot of people, but it's true. Believe it or not, Marshall Square is not the collectively owned property of the residents of nearby neighborhoods.

Marshall Square also is not owned by the Planning Commission or the County Commission. It isn't owned by the county's planning staff, or the U.S. Army Corps of Engineers, or any other government agency.

Marshall Square is owned by the Marshall family, which has sunk millions into preparing the site for development. Thus far they've landed a Chili's restaurant, sitting like a lonely outpost at the edge of a 47-acre frontier.

But it's the latest revisions to the plan for the site that have staffers running for cover. They include a request to shift around the apartments already approved for another part of the development.

Let me repeat: The revisions are for apartments that already have been approved for the site. Apartments have always been a part of the Marshall Square plans. Even if the developers made no revisions, the complex still would have hundreds of apartments.

Historically, I oppose construction of new apartments. They're a tremendous burden on schools, and Sheriff Clay Whittle often points out crime problems drawn to them.

And while the county has backed itself into a corner, I think they could have been even bolder in opposing new apartment rezonings.

Snobbery? Fine. Sue me. I worry that apartments cheapen the theoretical entry fee for new residents to the county, which ultimately means a lower median income, which eventually means a less-attractive community. Schools suffer, crime increases, and some day the folks who call such an attitude elitist will look around and say, "Who let this happen?"

But whatever my feeling on apartments, the fact is that the Marshall Square apartments are already on the books. They're coming whether I or any other non-owner of the project wants them or not. The proposed revisions to the plan amount to little more than moving around puzzle-pieces to get what the private property owner believes is the best fit.

The development of a "downtown" in Evans has been a long time coming, and the best chance of getting it is a combination of the county's government complex and new parks and the Marshall Square project across the street from them - which, like it or not, is going to include apartments. Because that's what the owners of the private property want to build.

As long as they're obeying the law and meeting the county's construction codes, they have a right to do that - and anyone who respects the right to private property in their own back yard should respect the Marshall family's private property rights, too.

This nonsense has gone on long enough. Approve the plans and get out of the way - or buy the land yourself.

(Barry L. Paschal is publisher of The Columbia County News-Times. E-mail comments to barry.paschal at newstimesonline.com.)