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Planning commission approves major PUD amendment for Turpin Hill area after changes to lot coverage
Summary
The commission approved a major modification to a Planned Unit Development that allows mixed‑use redevelopment near Turpin Hill, revising density and lot coverage limits and attaching 20 conditions including building heights, buffers and pedestrian improvements.
The Augusta Planning Commission approved a rezoning amendment submitted by Anesta Real Estate Group LLC to revise conditions for a planned mixed‑use development near the Turpin Hill neighborhood, allowing increased residential and commercial intensity across roughly 24 acres.
Kevin Boyd, Development Services Manager, summarized the application and noted the site contains previously vacant parcels that once hosted a cotton mill; a 2023 phase‑2 environmental study found levels did not trigger state notification under the Hazardous Site Response Act (HSRA). The new general development plan divides the property into three pods: Pod A (heavier mixed‑use), Pod B (lighter mixed‑use and townhomes) and Pod C (single‑family detached and limited neighborhood commercial).
The conceptual buildout includes multifamily buildings with ground‑floor retail, structured parking, townhomes, single‑family lots, a central park, clubhouse and event spaces. Boyd told commissioners the total proposed parking is 549 spaces and that some surface parking will serve multifamily and commercial uses; utilities staff confirmed water and sewer mains are present in the area but will need specific accommodations during site plan review. Stonewater (stormwater reviewer) noted limited detention shown on the plan and that additional mitigation will be required.
The commission approved the rezoning with 20 conditions (staff’s list), including limits on building heights (up to 72 feet / six stories in Pod A), parking ratios (multifamily 1.5 spaces/unit; single‑family 2 spaces/unit; attached townhomes 2 spaces/unit plus 0.25 guest space), minimum 15% public open space, setback and buffer standards, sidewalk and curb cut requirements, and design review for final elevations. During discussion the petitioner requested and staff accepted an amendment to increase the maximum lot coverage for single‑family lots to 50% (from a proposed 40%); Director Delaney stated staff was comfortable with a higher allowance for an urbanized development.
Burton Fine of Cranston Engineering, representing Anesta, said the general development plan is intentionally conceptual to allow flexibility as the developer markets blocks to investors; he outlined phased construction with single‑family lots first to provide rooftops, followed by mixed‑use and multifamily areas. He also said the developer is commissioning an updated phase‑2 environmental study because prior industrial uses may require remediation mainly along the railroad corridor.
The commission’s approval included administrative provisions allowing minor plan adjustments to be approved by the planning director while major changes would require Augusta Commission approval. Staff repeatedly cautioned that approval of the zoning amendment does not authorize construction without separate site plan and building permit approvals.
The developer accepted the staff conditions (with the amended lot‑coverage change) and the commission approved the amendment in a roll call vote.
