701 G Street Brunswick, Georgia Phone: (912) Fax: (912) York L. Phillips, AICP, Planning & Zoning Division Manager

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1 GLYNN COUNTY BOARD OF COMMISSIONERS MEMO TO: Glynn County Islands Planning Commission 701 G Street Brunswick, Georgia Phone: (912) Fax: (912) FROM: SUBJECT: York L. Phillips, AICP, Planning & Zoning Division Manager ZM1373 (I) - Old Stables Tract Frederica Road and Sea Island Road DATE: November 6, 2008 BACKGROUND: REQUEST: This is a request to amend in its entirety the PD text and master plan for a property consisting of acres located on the north side of Sea Island Road, west of its intersection with Frederica Road. The property has approximately 650 feet of frontage on Frederica Road and approximately 2,000 feet of frontage on Sea Island Road. The current zoning is known as the Sea Island Support Campus Planned Development. The proposed change would permit retail commercial, hotel, and residential uses, and would reduce the area devoted to hotel and resort support activities. APPLICANT: Sea Island Company, agent for Sea Island Company and JLV-VASI, LLC, owners. PARCEL NUMBER(S): , , , and CURRENT ZONING: PD (Planned Development), known as the Sea Island Support Campus Planned Development PROPOSED ZONING: PD (Planned Development), to be known as the Old Stables Tract Planned Development. COMPREHENSIVE PLAN LAND USE DESIGNATION: This site is located in the St. Simons/Sea Islands Future Development Area. This designation permits residential, small commercial, hotel, and resort uses, including, master planned resort communities. EXISTING LAND USE: Sea Island support activities for resort uses, including employee parking, day care center, computer facility, vehicle maintenance, etc. resort. PROPOSED LAND USES: Shopping center, hotel, residential, and support operations for the PLANNING: The proposed use is consistent with historic development trends in the area. This

2 intersection serves as a commercial node to support the north half of St. Simons Island. The proposed PD text allows a neighborhood scale shopping center, hotel, and residential uses, along with a continuation of the support campus at a reduced scale. The proposed text accommodates some flexibility to adjust the quantities of particular uses without dramatically changing the nature of the mix. The proposed mix includes: residential with not more than 150 units, hotel with not more than 100 sleeping rooms, commercial with not more than 150,000 square feet, and resort operations support facilities with not more than 80,000 square feet of building area and 500 parking spaces. ENGINEERING: Engineering notes that more detailed review will occur at the site plan level, and will address issues of traffic circulation and drainage. TRANSPORTATION: Sea Island Road carried 11,900 average daily trips (ADT) in 2002 and will carry 14,600 in 2030, according to the 2030 Long Range Transportation Plan (LRTP) adopted in Frederica Road had 9,100 ADT in 2002 and will have 13,600 in Both of these roads are projected to operate at Level of Service F in 2030, although the LRTP calls for studies to identify improvements which can be made to roads in this area. Based on Institute of Traffic Engineers (ITE) data, the proposed uses (shopping center, hotel, residential, and support facilities) in this project will yield approximately 8,900 daily trips. this estimate may be high, since no adjustment is made for internal (or capture ) trips (i.e.: trips that go from one use to another use within the project). In addition, staff does not have an estimate of the number of trips currently generated by the uses on this site. Note that consideration is given to the possible development of a roundabout at the Frederica Road/Sea Island Road intersection. Land for this project would be provided from this site. UTILITIES: The site is served by public water and sewer. SCHOOLS: Based on current County averages, the residential portion of the project will generate 81 school age children. Current enrollment and capacity data is presented in the following table: School Name Current Capacity (including portables) Current Enrollment (October, 2008) Oglethorpe Point Elementary School Glynn Middle School Glynn Academy 1,675 1,605 FIRE / POLICE: N/A FINDINGS In conformance with Section 1103 of the Glynn County Zoning Ordinance, the following findings of fact are to be considered in making a decision on a request for rezoning: Whether the zoning proposal will permit a use that is suitable in view of the use and development of adjacent and nearby property. The proposed development is consistent with development in the area. Whether the zoning proposal will adversely affect the existing use or usability of adjacent or nearby property. The proposed development is consistent with developments in the area and will not adversely affect the usability of nearby property.

3 Whether the property to be affected by the zoning proposal has a reasonable economic use as currently zoned. Yes. Whether the zoning proposal will result in a use, which will or could cause an excessive or burdensome use of existing streets, transportation facilities, utilities, or schools. The proposed use will not significantly impact existing county infrastructure. Attention will need to be given to traffic circulation during the site plan process to ensure smooth traffic flow. Whether the zoning proposal is in conformity with the policy and intent of the Comprehensive Land Use Plan. This site is located in the St. Simons/Sea Islands Future Development Area. This designation permits residential, small commercial, hotel, and resort uses, including, master planned resort communities. Whether there are other existing or changing conditions affecting the use and development of the property, which give supporting grounds for approval or disapproval. No. ALTERNATIVES: 1. Approve the request as submitted. 2. Deny the request as submitted. 3. Defer the request at the request of the applicant or at the request of staff. RECOMMENDATION: Staff recommends approval of application ZM1373 for PD (Planned Development), including the PD Text and the PD Master Plan. RECOMMENDED MOTION: I move to recommend to the Board of Commissioners approval of application ZM1373 for PD (Planned Development), including the PD Text and the PD Master Plan. ATTACHMENTS: APPENDIX A LOCATION MAP APPENDIX B PD CONCEPTUAL MASTER PLAN APPENDIX C PD TEXT APPENDIX D STAFF COMMENTS

4 ZM1373 Old Stables Tract CP CP R9 CP RR CP R20 PDG PDG RE PDG RR RE PDG OC PDG RE PDG R9 R20 R9 CP PDG PDG PDG R9 R9 PC PDG PDG LC CP LC LC R9 PDG PDG R9 R9 RE LC PDG R9 CP CP CP CP R , Feet

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8 PLANNED DEVELOPMENT DISTRICT ZONING AMENDMENT for the OLD STABLES TRACT SAINT SIMONS ISLAND, GEORGIA August, 2008 (edited ) Applicant SEA ISLAND COMPANY

9 TABLE OF CONTENTS Formal Application for a PD District Written Zoning Text Requirements 1 I. General Description of Proposal 3 II. Statement of Ownership and Legal Description 3 III. Proposed Land Uses and Development Standards 3 A. Development Plan Concept 3 B. Permitted Uses 4 1. Residential Uses Residential Dwelling Unit Maximum Density and Allowed Lot Configuration Other Requirements for Residential Uses Residential Accessory Uses Other Requirements for Accessory Uses Hotel/Motel Uses Hotel/Motel Unit Maximum Density Other Requirements for Hotel/Motel Uses Hotel/Motel Accessory Uses Mixed Commercial Uses Mixed Commercial Maximum Density Other Requirements for Mixed Commercial Uses Mixed Commercial Accessory Uses Other Requirements for Mixed Commercial Accessory Uses Sea Island Company Support Facilities Sea Island Company Support Facilities Maximum Density Other Requirements for Sea Island Company Support Facilities Sea Island Company Support Facilities Accessory Uses Other Requirements for Sea Island Company Support Facilities Accessory Uses Temporary Uses 17 i

10 C. Site Design and Development Standards Article VI., General Provisions Additional Exceptions or Variation from the Requirements of the Zoning Ordinance 19 a. Tree Protection 19 b. Bike Path 19 IV. Development Summary, Phasing and Density Conversion 20 V. Proposed Dedication of Land for Public Use 21 VI. Open Space Development 22 VII. Utilities 22 VIII. Vehicle Access 23 IX. Buffers 23 X. Exterior Lighting 24 XI. Signage 25 XII. Development Schedule 25 XIII. Statement of Assurance 25 Appendices 26 ii

11 Appendices Appendix A Glynn County Zoning Ordinance Article V, Application of Regulations Appendix B Glynn County Zoning Ordinance Article VI, General Provisions Appendix C Glynn County Zoning Ordinance Article VIII, Signs Exhibits Exhibit A Exhibit B Exhibit C Exhibit D Exhibit E Exhibit F Planned Development District Zoning Amendment for the Sea Island Support Campus: North, St. Simons Island, Georgia PD District Boundary Map Conceptual Development Plan A Conceptual Development Plan B Preliminary Traffic Report Deeds and Legal Descriptions iii

12 FORMAL APPLICATION FOR A PD DISTRICT WRITTEN ZONING TEXT REQUIREMENTS The following application is submitted in conformance with Section 723, PD Planned Development District of the Glynn County Zoning Ordinance. As such, this application constitutes a proposed amendment to the Zoning Ordinance. Accordingly, with the exception of proposed modifications, revisions and/or additions as stated herein, all other requirements of the Glynn County Zoning Ordinance (as of the date of final acceptance by the Glynn County Board of Commissioners) shall apply. The following itemizes the compliance of this application with Section 723.3(c)-1 of the Zoning Ordinance: (a) (b) (c) (d) (e) (f) (g) A general description of the proposal; Refer to Section I. A statement of the present Ownership and a legal description of the property; Refer to Section II. Proposed land uses and development standards, density and height limitations, yard requirements all of which shall be compatible with other nearby uses within or without the proposed district and in keeping with the intent of the Glynn County Comprehensive Plan. Refer to Section III. A listing of permitted uses for each separate tract within a particular PD District. The uses permitted in the district shall be restricted to those listed, approved, and adopted by the Board of Commissioners. Refer to Section III., B. Exceptions or variations from the requirements of the Zoning Ordinance, if any are being requested; Refer to Section III., C. Tables showing the total number of acres in the proposed development and the percentage designated for each proposed type of land use, including public facilities; Refer to Section IV. Tabulations showing the maximum number, type and density of dwelling units proposed for each building site; Refer to Section IV

13 (h) (i) (j) (k) Proposed dedication or reservation of land for public use, including streets, easements, parks and school sites; Refer to Section V. Proposed uses or development standards for open space, courts, walks and common areas; Refer to Section VI. Information pertaining to the provision for utilities, including water, sewer and drainage facilities including projected demands; Refer to Section VII. Plans for parking, loading, access ways, signs, buffers and means of protecting adjacent areas from lighting and other potential adverse effects; Refer to Sections III., IX., X. (l) A development schedule indicating the approximate date when construction of each site or phase of development can be expected to begin and be completed; Refer to Section XI. (m) (n) A statement regarding landscaping and tree preservation. Refer to Section III., C., 3. A statement or restrictive covenants defining the manner in which the County Commission is to be assured that all improvements are to be installed and maintained including but not limited to: (1) Recreation areas, (2) Private streets and parking areas, (3) Common open space, (4) Lift stations, (5) Buffers and landscaping, (6) Site lighting, (7) Drainage ponds, (8) Signage, etc. Refer to Section XII

14 I. GENERAL DESCRIPTION OF THE PROPOSAL The Planned Development District Zoning Amendment for the Old Stables Tract, St. Simons Island, Georgia replaces in its entirety the Planned Development District Zoning Amendment for The Sea Island Support Campus: North, St. Simons Island, Georgia which was approved by the Glynn County Board of Commissioners in January, Consisting of a total of a total of acres (3.264 acres of jurisdictional wetland, acres of marsh and acres of upland) the tract is located at the intersection of Sea Island and Frederica Roads on St. Simons Island, Georgia. The tract fronts on Frederica Road approximately 650 and approximately 2000 along Sea Island Road. Existing improvements include a furniture store, the site of the old Sea Island Stables, and the following Sea Island Company Support Facilities: employee parking lots, garage and motorpool, landscape construction offices, housekeeping offices, and information technology center and a day-care center. (Please see Exhibit B for the location of existing improvements.) In response to a revised development concept, the Old Stables Tract PD enables land uses and development standards not currently allowed within the existing Support Campus: North PD. The existing PD, presently in force, was conceived to accommodate support facilities and services for Sea Island Company while allowing for the potential transition of land uses and development standards at this strategic location on St. Simons Island. The proposed Old Stables Tract PD District fulfills that objective. The Planned Development District Zoning Amendment for The Sea Island Support Campus: North, St. Simons Island, Georgia is attached for reference. (See Exhibit F ). II. STATEMENT OF OWNERSHIP AND LEGAL DESCRIPTION All property within the Old Stables Tract PD District is either solely owned by Sea Island Company or by JLV-VASI, LLC. (See Exhibit F ). III. PROPOSED LAND USES AND DEVELOPMENT STANDARDS A. Development Plan Concept The Old Stables Tract PD District is intended to be a planned mix of residential, hotel/motel, and mixed commercial land uses, together with a smaller component of Sea Island Company support services located along the western edge of the tract

15 The PD Zoning text contains six (6) exhibits: A, Planned Development District Zoning Amendment for the Sea Island Support Campus: North, St. Simons Island, Georgia; B, Old Stables Tract PD District Boundary Map; C, Conceptual Development Plan A ; D, Conceptual Development Plan B ; E, Preliminary Traffic Report; and F, Deeds and Legal Descriptions. The Old Stables Tract PD District Boundary Map depicts the geographical limits of the Planned Development District Zoning Amendment. The Conceptual Development Plans are intended to depict potential or conceptual site improvements within the PD District. Their purpose is to convey images of future development alternatives. They are not intended to specifically fix future improvements such as buildings, roads, parking lots and amenity areas to specific locations. The overall density of the PD District shall not exceed 150 residential units, 100 hotel/motel sleeping rooms, 200,000 square feet of mixed commercial and Sea Island Company support facilities as specified herein. However, the PD shall allow conversion of residential units to mixed commercial square footage based upon criteria established herein. (See Section IV., Development Summary, Phasing and Density Conversion.) The applicant reserves the right to modify the pattern of improvements depicted on the Conceptual Development Plans consistent with detailed site and subdivision plans which shall be submitted for review by the Glynn County Island s Planning Commission and the Glynn County Board of Commissioners in compliance with the County ordinances and the development standards, as referenced herein. B. Permitted Uses The following land uses shall be permitted within the Old Stables Tract PD District: residential, hotel/motel, mixed commercial and Sea Island Company support facilities. The applicant is entitled, but not obligated, to develop these permitted uses within the PD District. Development of the Old Stables Tract PD will proceed on a phase by phase basis, driven by business strategies and market conditions. In addition, development may include any combination of uses permitted herein, provided that no allowed use shall exceed stated caps, as required herein. Residential, hotel/motel, and mixed commercial uses shall be permitted within all areas of Tract B of the PD District. Sea Island Company Support Facilities uses shall be limited to Tract A. (Please see the Old Stables Tract PD District Boundary Map, Exhibit B ). 1. Residential Uses - 4 -

16 This designation allows for the development of single-family detached, attached, and multi-family residential units. These may include any type of ownership and operation, including fee simple lots, condominiums, leased land, long and short term rentals, incremental ownership, and others. Specific minimum and/or maximum lot area, lot width, and maximum building heights are indicated on the tables below. Residential uses shall be permitted in all areas of Tract B of the PD District and shall conform to the following: 1.1 Residential Dwelling Unit Maximum Density and Allowed Lot Configuration (a) (b) The maximum number of residential dwellings shall not exceed one hundred and fifty (150) within Tract B of the Old Stables Tract PD Zoning District. (See Section IV. For allowed density conversion.) Residential dwellings shall be permitted based on the following lot configurations: (1) Detached Single Family Residential Lots shall be defined as fee simple parcels upon which only one (1) dwelling unit may be constructed. (2) Attached Single Family Residential Lots shall be defined as fee simple parcels upon which only one (1) dwelling unit may be constructed. However, such single unit may share one (1) or more common vertical walls with an adjacent unit, may have its own private entrance, and shall have no other residential units above or below (i.e., townhomes, townhouses, rowhouses, duplexes, triplexes, quadraplexes, etc). (3) Single Family Residential Patio Lots shall be defined as fee simple parcels containing only one (1) dwelling unit but distinguished from a Detached Single Family Residential Lot, as defined herein, by the following. Patio Lots may be designed such that the side wall of an adjacent structure may serve to enclose a courtyard or patio space within the abutting or neighboring yard. Accordingly, side yard setbacks may be reduced to zero (0) feet

17 (4) Multifamily Residential Lots shall be defined as fee simple parcels upon which single buildings containing multiple dwelling units may be constructed. Such units may share common vertical walls, ceilings or floors. Accordingly, they may have other residential units above and/or below. 1.2 Other Requirements for Residential Uses (a) The following minimum lot sizes and setbacks apply by Residential Use type: Minimum Lot Size Minimum Width Minimum Front Yard Setback Minimum Rear Yard Setback Minimum Side Yard Setback Type Detached 12,000 s.f Single Family Attached 2,000 s.f and 10 (1) Single Family Patio Lot 3,600 s.f and 10 (2) Multi-family Lot 8,000 s.f (3) Notes: (1) Setbacks apply to end units only. (2) There shall be a minimum side yard setback of ten (10) feet on one of the two side yards. The remaining side yard may be less than ten (10) feet, including zero (0) feet. A ten (10) foot side yard setback shall apply to all end units. (3) There shall be a minimum separation of ten (10) feet between adjacent structures. (b) (c) Maximum building height for Detached Single Family Residential Lots and Patio Lots shall not exceed thirty-five (35) feet. Maximum building height for Attached Single Family Residential Lots and Multi-family Residential Lots shall not exceed forty-five (45) feet

18 (d) Off-street parking: Residential uses shall meet or exceed all standards for offstreet parking, loading and other requirements as set forth in the Glynn County Zoning Ordinance, Article VI, Section 611, attached as an appendix to this document and modified herein. (See Section III, C.). (e) Signs: Residential uses shall meet or exceed all standards for signs, specifically qualified for residential uses on St. Simons Island, as set forth in the Glynn County Zoning Ordinance, Article VIII, attached as an appendix to this document. (f) Site Plan Approval: All Single Family Attached Lots and Multi-family Residential Lots shall require site plan approval, as specified herein, by the Glynn County Islands Planning Commission prior to obtaining a building permit. 1.3 Residential Accessory Uses In addition to the principal uses which are permitted herein, certain other uses incidental or accessory to residential uses, are also permitted throughout all areas of Tract B of the PD District. Because it is not possible to fully anticipate all potential accessory uses, the following list is intended to be representative, but not all inclusive of, allowed uses. (a) (b) (c) (d) (e) (f) (g) (h) (i) Open storage space or parking area for motor vehicles Swimming pools Tennis courts Lawn games Playgrounds Picnic areas Fishing piers Pedestrian trails and boardwalks Open spaces (1) Landscape areas including plazas and promenades (2) Lagoons and ponds (3) Vegetative buffers - 7 -

19 (j) (k) (l) (m) (n) (o) (p) (4) Wildlife and nature preserves Multi-use recreational buildings Pool houses, restrooms and changing room Gazebos, cabanas and garden structures Shed or tool room for the storage of equipment uses on grounds or building maintenance Pumps and pump houses Garbage or trash enclosures Other uses typically associated with single family residential uses permitted herein 1.4 Other Requirements for Accessory Uses (a) The following setbacks apply for all uses: (1) Minimum Front Yard: Twenty (20) feet (2) Minimum Side Yard: Ten (10) feet (3) Minimum Rear Yard: Ten (10) feet (b) Maximum building height shall not exceed thirty-five (35) feet. (c) Off-Street Parking: All accessory uses shall meet all standards for off-street parking, loading, and other requirements as set forth in the Glynn County Zoning Ordinance, Article VI, Section 611, attached as an appendix to this document and modified herein. (See Section III, C.). (d) Signs: All accessory uses shall meet all standards for signs, specifically qualified for residential uses on St. Simons Island, as set forth in the Glynn County Zoning Ordinance, Article VIII, attached as an appendix to this document. (e) Site Plan Approval: All accessory uses associated with Attached Single Family Residential Lots and Multi-family Residential Lots shall require site plan approval, as specified herein, by the Glynn County Island s Planning Commission prior to obtaining a building permit

20 2.0 Hotel/Motel Uses This designation allows for the development of uses that offer transient lodging accommodations within which rooms shall have no separate fully equipped cooking facilities. Hotel/Motel uses shall be permitted throughout all areas of Tract B of the PD District. 2.1 Hotel/Motel Unit Maximum Density (a) (b) The maximum number of hotel/motel sleeping rooms shall not exceed one hundred (100) within Tract B of the Old Stables Tract PD Zoning District. A hotel/motel sleeping room shall be defined as follows: Within a hotel/motel, a room or unit designed to provide sleeping accommodations, usually having a separate bathroom. A room that is not designated on a floor plan as a sleeping room, but which has a separate bathroom or direct access to a shared bathroom shall be construed to be a sleeping room. A room not principally designed for sleeping which incidentally can be used for sleeping (such as a living room with a sofa-bed or cot) shall not be considered as a sleeping room unless there are no sleeping rooms associated with the unit. 2.2 Other Requirements for Hotel/Motel Uses (a) Minimum lot size: 8,000 square feet (b) Minimum lot width: One hundred (100) feet (c) Minimum front yard: Twenty (20) feet (d) Minimum side yard: Fifteen (15) feet (e) Minimum rear yard: Fifteen (15) feet (f) Maximum building height shall not exceed forty-five (45) feet. (g) Off-street Parking: Hotel/motel uses shall meet or exceed standards for offstreet parking, loading and other requirements as set forth in the Glynn County Zoning Ordinance, Article VI, Section 611, attached as an appendix to this document and modified herein. (See Section III., C.) (h) Signs: - 9 -

21 (i) Hotel/motel uses shall meet or exceed all standards for signs, as specifically qualified for hotel or motel uses on St. Simons Island, as set forth in the Glynn County Zoning Ordinance, Article VIII, attached as an appendix to this document. Site Plan Approval: All Hotel/ Motel Uses shall require Site Plan Approval, as specified herein, by the Glynn County Islands Planning Commission prior to obtaining a building permit. 2.3 Hotel/Motel Accessory Uses In addition to the principal uses which are permitted herein, certain other uses incidental or accessory to hotel/motel uses, are also permitted throughout all areas of Tract B of the PD District. Because it is not possible to fully anticipate all potential accessory uses, the following list is intended to be representative, but not all inclusive of, allowed uses. (a) (b) (c) (d) (e) (f) (g) (h) (i) (j) (k) (l) (m) (n) Open storage space or parking for motor vehicles Swimming Pools Tennis Courts Lawn Games Playgrounds Pedestrian Trails Open Spaces, including: (1) Landscape areas including plazas and promenades (2) Lagoons and ponds (3) Vegetative buffers Multi-use Recreational Buildings Pool Houses, Restrooms and Changing Rooms Gazebos, Cabanas and Garden Structures Shed or Tool Room for the Storage of Equipment for Building or Grounds Maintenance Pumps and Pump Houses Garbage or Trash Enclosures Other Uses Typically Associated with Hotel/ Motel Uses Other Requirements for Hotel/Motel Accessory Uses: (a) (b) (c) Minimum Front Yard: Twenty (20) feet Minimum Side Yard: Ten (10) feet Minimum Rear Yard: Ten (10) feet

22 (d) Maximum building height shall not exceed thirty-five (35) feet. (e) Off-street Parking: All Hotel/Motel accessory uses shall meet all standards for off-street parking, loading, and other requirements set Section 611, attached as an appendix to this document and modified herein. (See Section III., C.) (f) Signs: All Hotel/Motel accessory uses shall meet all standards for signs, specifically qualified for hotel or motel uses on St. Simons Island, as set forth in the Glynn County Zoning Ordinance, Article VIII, attached as an appendix to this document. (g) Site Plan Approval: All accessory uses associated with Hotel/Motel uses shall require Site Plan Approval, as specified herein, by the Glynn County Island s Planning Commission prior to obtaining a building permit. 3.0 Mixed Commercial Uses This designation allows for the development of mixed commercial uses such as retail businesses involving the sales of merchandise on the premises and businesses involving the rendering of personal services. Mixed Commercial uses shall be allowed throughout all areas of Tract B of the PD District. Because it is not possible to fully anticipate all potential uses, the following list is intended to be representative, but not all inclusive of, allowed uses. (a) (b) (c) (d) (e) (f) (g) (h) (i) (j) (k) (l) (m) (n) (o) Antique Store or Gift Shop Book Store Beer, Wine, or Package Store Clothing Store Drug Store or Pharmacy Florist Shop Retail Bakery Grocery Store or Convenience Store Camera shop Hardware Store Jewelry Store Art Supplies Office Supplies Music Store Paint Store

23 (p) Other Retail Businesses Which Involve the Sales of Merchandise on the Premises (q) Restaurants, Sandwich Shops, and Fast Food Establishments (r) Day Spas or Fitness Salons (s) Dry Cleaning or Laundry Outlets (t) Barber or Beauty Shops (u) Shoe Repair (v) Banks Insurance and Other Financial Services (w) Real Estate Sales Offices (x) Document Copying, Mail and Shipping Services (y) Travel Agencies (z) Governmentally Owned or Operated Uses Such as Post Offices, Libraries or Police Stations (aa) Professional Offices Including, but not limited to, Law, Engineering, Architecture, Landscape Architecture, Accounting, Medicine, and Dentistry (bb) Emergency Clinics (cc) Off-Street Parking Lots or Parking Decks (dd) Public Utility Business Office (ee) Mini-warehouse (ff) Indoor Motion Picture Theatres (gg) Night clubs and/or lounges (hh) Other Similar Uses Which Involve the Rendering of Services on The Premises 3.1 Mixed Commercial Maximum Density (a) The maximum total square footage shall not exceed 150,000 square feet, within Tract B of the Old Stables Tract PD District. (See Section IV for allowed density conversion.) (b) Square Footage shall be defined as total heated and cooled floor area, less storage. 3.2 Other Requirements for Mixed Commercial Uses (a) Minimum lot size: 2000 square feet (b) Minimum lot width: Twenty five (25) feet (c) Minimum front yard: None (d) Minimum side yard: None (e) Minimum rear yard: None (f) Maximum building height shall not exceed thirty-five (35) feet

24 (g) Off-street Parking: Mixed Commercial uses shall meet or exceed standards for off-street parking, loading and other requirements as set forth in the Glynn County Zoning Ordinance, Article VIII, attached as an appendix to this document and modified herein, (See Section III., C.) (h) Signs: Mixed Commercial Uses shall meet or exceed all standards for signs, specifically qualified for commercial uses on St. Simons Island, as set forth in the Glynn County Zoning Ordinance, Article VIII, attached as an appendix to this document. (i) Site Plan Approval: All Mixed Commercial Uses shall require Site Plan Approval, as specified herein, by the Glynn County Islands Planning Commission prior to obtaining a building permit. 3.3 Mixed Commercial Accessory Uses In addition to the principal uses which are permitted herein, certain other uses incidental and accessory to mixed commercial uses, are permitted throughout all areas of Tract B of the PD District. Because it is not possible to fully anticipate all potential accessory uses, the following list is intended to be representative, but not all inclusive of, allowed uses. (a) (b) (c) (d) Open Storage Space or Parking for Motor Vehicles Garbage or Trash Enclosures Completely Enclosed building for the Storage of Supplies, Stock, and Merchandise Other Accessory Uses Typically Associated with Mixed Commercial Uses 3.4 Other Requirements for Mixed Commercial Accessory Uses (a) Minimum Front Yard: none (b) Minimum Side Yard: none (c) Minimum Rear yard: none (d) Maximum building height shall not exceed thirty-five (35) feet. (e) Off-street Parking: All Mixed Commercial Accessory Uses shall meet all standards for off-street parking, loading, and other requirements set forth in Section 611 of the Glynn County

25 (f) (g) Zoning Ordinance, attached as an appendix to this document and modified herein. (See Section III., C.) Signs: All Mixed Commercial Accessory Uses shall meet all standards for signs, specifically qualified for commercial uses on St. Simons Island, as set forth in the Glynn County Zoning Ordinance, Article VIII, attached as an appendix to this document. Site Plan Approval: All Mixed Commercial Accessory Uses shall require Site Plan Approval, as specified herein, by the Glynn County Island s Planning Commission prior to obtaining a building permit. 4.0 Sea Island Company Support Facilities This designation allows for the development of various facilities whose purpose is to support the operations of the Sea Island Company. Such allowed uses shall be geographically limited to Tract A as indicated on the Old Stables Tract PD District Boundary Map. However, it is the intention of the Old Stables PD District to recognize these support uses as potentially transitional. Therefore, in the event that some, or all, uses are discontinued, all other uses allowed by the PD District shall be allowed within Tract A currently reserved for Sea Island Company Support Facilities. The conversion of Sea Island Company Support Facilities to other allowed uses shall require an amendment to this PD document. The applicant reserves the right to address additional allowed uses, density limitations and other development standards within a future PD amendment. Because it is not possible to fully anticipate all potential support facilities, the following list is intended to be representative, but not all inclusive of, allowed uses. (a) (b) (c) (d) (e) (f) (g) (h) Parking Decks Lighted Surface Parking Lots Offices for Various Sea Island Company Support Functions Storage Buildings and Warehouses Workshops Garages for the Repair and Servicing of Vehicles Including Gas Pumps Open Storage Yards Private Child Care Center

26 (i) Other Similar Uses Which Support the Operations of Sea Island Company 4.1 Sea Island Company Support Facilities Maximum Density (a) Within Tract A as designated on the PD District Zoning Boundary Map, Sea Island Company Support Facilities shall not exceed the following maximum densities. (1) A 500 space surface parking lot; or, (2) A 500 space parking deck together with 30,000 s.f. of total floor area of support uses as allowed herein; or, (3) Eighty thousand (80,000) square feet of total floor area of support uses as allowed herein; or, (4) Total floor area shall be defined as total enclosed space, both conditioned (heated and cooled) and non-conditioned. 4.2 Other Requirements for Sea Island Company Support Facilities (a) Minimum Lot Size: 8,000 square feet (b) Minimum Lot Width: One hundred (100) feet (c) Minimum Front Yard: Twenty (20) feet (d) Minimum Side Yard: Ten (10) feet (e) Minimum Rear Yard: Fifteen (15) feet (f) Maximum Building Height shall not exceed forty-five (45) feet. (g) Off-street Parking: Sea Island Company Support Facilities shall meet or exceed standards for off-street parking, loading and other requirements as set forth in the Glynn County Zoning Ordinance, Article VI, Section 611, attached as an appendix to this document and modified herein. (See Section III., C.) (h) Signs: Sea Island Company Support Facilities shall meet or exceed all standards for signs, specifically qualified for commercial use on St. Simons Island, as set forth in the Glynn County Zoning Ordinance, Article VIII, attached as an appendix to this document. (i) Site Plan Approval: All Sea Island Company Support Facilities shall require Site Plan Approval, as specified herein, by the Glynn County Islands Planning Commission prior to obtaining a building permit

27 4.3 Sea Island Company Support Facilities Accessory Uses In addition to the principal uses which are permitted herein, certain other uses incidental or accessory to Sea Island Company Support Facilities are also permitted throughout the Tract A of the PD District Zoning Boundary Map. Because it is not possible to full anticipate all potential accessory uses, the following list is intended to be representative, but not all inclusive. (a) (b) (c) (d) (e) (f) Open Storage Space or Parking for Motor Vehicles Open Spaces, including: (1) Landscape areas (2) Lagoons and Ponds (3) Vegetative Buffers Shed or Tool Room for Storage of Equipment Pumps and Pump Houses Garbage or Trash Enclosures Other Uses Associated with Sea Island Company Support Facilities 4.4 Other Requirements for Sea Island Company Support Facilities Accessory Uses (a) Minimum Front Yard: Twenty (20) feet (b) Minimum Side Yard: Ten (10) feet (c) Minimum Rear Yard: Fifteen (15) feet (d) Maximum building height shall not exceed thirty-five (35) feet. (e) Off-street Parking: All Sea Island Company Support Facilities Accessory Uses shall meet all standards for off-street parking, loading, and other requirements set forth in Section 611 of the Glynn County Zoning Ordinance, attached as an appendix to this document and modified herein. (See Section III., C.) (f) Signs: All Sea Island Company Support Facilities Accessory Uses shall meet all standards for signs, specifically qualified for commercial use on St. Simons Island, as set forth in the Glynn County Zoning Ordinance, Article VIII, attached as an appendix to this document. (g) Site Plan Approval: All Sea Island Company Support Facilities Accessory Uses shall require Site Plan Approval, as specified herein, by the

28 5.0 Temporary Uses Glynn County Island s Planning Commission prior to obtaining a building permit. Temporary uses shall comply with Section 905, Temporary Uses of the Glynn County Zoning Ordinance. C. Site Design and Development Standards Except as amended herein, the development standards for the Old Stables Tract PD District shall meet the requirements of the Glynn County Zoning Ordinance as of the final approval date by the Glynn County Board of Commissioners of this PD District Zoning Amendment. Such requirements are attached as appendices to this document, and together with certain modifications as indicated below, they establish the site design and development standards for the Old Stables Tract PD District. The applicant reserves the right to impose additional standards more restrictive than those stated herein, through the application of covenants and restrictions. Proposed variations to the Glynn County Zoning Ordinance are listed below. All other requirements shall apply. 1. VI, GENERAL PROVISIONS Section 607. Section 609. Section 610. Section 611. Non Conforming Uses. Upon the approval of the Old Stables Tract PD District, all existing uses shall be defined as permitted uses and shall not be classified as non-confirming. Accessory Uses Delete this section in its entirety and replace with all Accessory Uses, herein. Setback and Other Yard Requirements for Accessory Uses Delete this section in its entirety and replace with all other Requirements for Accessory Uses, herein. Off-Street Automobile Parking Requirements

29 The Old Stables Tract PD District shall meet with the modifications below: Common Off-Street Parking Areas Delete in its entirety and replace with the following: Where Mixed Commercial uses permitted herein generate parking demands which have differing operating hours (such as office uses and movie theatre, or office uses and restaurants serving dinner only menus) such uses may utilize a common parking area. Accordingly, the number of spaces required for each of such uses may be reduced by a factor not to exceed eighty (80) percent. From land owners of common parking areas designated for joint utilization, Glynn County may require written documentation of cross easements or other legally binding instruments Use of Public Rights-of-Way for Maneuvering Incidentals to Off-Street Parking Delete in its entirety and replace with the following: Off-street parking shall be allowed within platted private rights-of-way or private access easements, subject to Site Plan Approval by the Glynn County Islands Planning Commission Number of Spaces Required Delete in its entirety and replace with the following: Number of Spaces Required. Off-street automobile storage or parking space shall be provided with vehicular access to a street or alley and shall be equal to or may exceed the minimum requirements listed below

30 Land Use Number of Spaces Required Attached, Detached, and Patio Home Single Family Residential and Multi- 2 spaces per dwelling unit Family Residential Hotel/Motel 1.1 spaces per sleeping room Hotel/Motel Accessory Uses 1 space for each 300 square feet of total conditioned (heated and cooled) floor area, less storage space Mixed Commercial 1 space for each 300 square feet of total conditioned (heated and cooled) floor area, less storage space Sea Island Company Support Services 1 space for each 300 square feet of office space floor area, less storage 2. Additional Exceptions or Variations from the Requirements of the Zoning Ordinance The Old Stables Tract PD District imposes several additional Site Design and Development Standards that are not required by the Glynn County Zoning Ordinance: A. Tree Protection The Old Stables Tract is populated by numerous large Live Oak trees. Accordingly, all healthy, structurally sound (as determined by a licensed arborist) Live Oak (Quercus nigra) trees, 36 d.b.h. (diameter at breast height), or greater, shall be preserved and protected by the following methods: 1. All Site Plan Approval submissions, as required herein, shall designate the location, caliper, and existing surface grade at the base of the tree, of all Live Oaks, 36 d.b.h., or larger

31 2. All designated Live Oaks shall be preserved in as much as is reasonable and practical. Preserved Live Oaks shall be protected during construction by mulching, pruning, fertilization, and the installation of protective fencing and/or retaining walls. The Island s Planning Commission, or its assigned agent, shall review tree preservation plans for compliance at Site Plan Approval. B. Bike Path The Old Stables Tract PD District shall accommodate the construction of an island-wide pedestrian and/or bike path through the perimeter buffers along Frederica and Sea Island Roads. Easements shall be provided based upon approval by the landowner of the final design and alignment. IV. DEVELOPMENT SUMMARY, PHASING A. Development Summary and Phasing The Development Summary establishes overall development limitations. The charts indicate maximum allowed residential units, hotel motel sleeping rooms, mixed commercial square footage, and Sea Island Company Support Facilities square footage for the PD District. The final built configuration will be determined on a phase by phase basis and submitted to Glynn County in compliance with Subdivision Regulations and Zoning Ordinances

32 DEVELOPMENT SUMMARY Land Use Maximum Allowed Residential Hotel /Motel 150 units (See B. Density Conversion below.) 100 Sleeping Rooms Mixed Commercial 200,000 square feet (See B. Density Conversion below.) Sea Island Company Support Facilities 500 space surface parking lot; 500 space parking deck and 30,000 square feet of total floor area (conditioned or non-conditioned); or 80,000 square feet of total floor area (conditioned and nonconditioned). B. Density Conversion The Old Stables Tract PD District shall allow the conversion of commercial density to residential density, and vice versa, based upon the following: 1. Ten thousand square feet (10,000 s.f.) of Mixed Commercial shall be convertible into ten (10) residential dwelling units not to exceed a maximum total for the PD District of 250 dwelling units; or 3. Ten (10) residential dwelling units shall be convertible into ten thousand square feet (10,000 s.f.) of Mixed Commercial not to exceed a maximum 300,000 s.f. total for the PD District. However, the conversion of residential units to Mixed Commercial square footage shall require Site Plan Approval by the Island s Planning Commission. The allowable conversions would be as follows:

33 COMMERCIAL TO RESIDENTIAL PD D.U. Maximum Without Any Conversions New D.U. With Maximum Conversion 150 Dwelling Units 250 Dwelling Units RESIDENTIAL TO COMMERCIAL PD D.U. Maximum Without Any Conversions New Square Footage With Maximum Conversion 200,000 s.f. of Mixed Commercial 300,000 s.f. of Mixed Commercial The overall decreasing of total number of dwelling units and acreages of specific uses shall be allowed. V. PROPOSED DEDICATION OF LAND FOR PUBLIC USE The Old Stables Tract PD District proposes to dedicate easements as required by Glynn County. VI. OPEN SPACE DEVELOPMENT The Old Stables Tract PD District proposes to improve, develop and maintain open space as may be identified on detailed plans submitted for approval

34 VII. UTILITIES The proposed Old Stables Tract PD District addresses future expansion and/or improvements to potable water, wastewater, storm water management, electrical, telephone and data, natural gas, and cable television services. 1. Potable Water Potable water will be furnished by Glynn County. The nearest likely point of connections are located on either Frederica or Sea Island Roads. All water distribution improvements required by the development of the Old Stables Tract shall be implemented at the developer s expense. All irrigation water will be obtained from Miocene depth wells, or as approved by Glynn County. 2. Wastewater All wastewater generated by the Old Stables Tract PD District will be pumped to the Dunbar Creek Waste Treatment Plant. All off-site improvements will be owned and operated by the Glynn County Sewer and Water District. All waste water collection system improvements required by the development of the Old Stables Tract shall be implemented at the developer s expense. 3. Storm Waste Management Storm water improvements shall comply with County, State, and Federal law. All storm water improvement required by the development of the Old Stables Tract shall be implemented at the developer s expense. 4. Electrical Service All electrical service may be provided by Georgia Power Company, or as may be available from other providers. 5. Telephone and Data Service Telephone and data service may be provided by AT&T, or as may be available from other providers

35 6. Natural Gas Service Natural Gas Service may be provided by Georgia Gas Light Company, or as may be available from other providers. 7. Cable Television Service Cable television service may be provided by Comcast, or as may be available from other providers. VIII. VEHICLE ACCESS Vehicular access to the Old Stable Tract PD District shall be limited to two (2) points off of Frederica Road, four (4) points off of Sea Island Road, and one (1) point off of Sylvan Drive. Internal access shall be designed in general conformance with the Conceptual Development Plan. The final design of all roadways shall be subject to approval by Glynn County. IX. BUFFERS The PD District shall require buffers against the existing residential neighborhood to the north, against the Frederica Road right-of-way, and against Sea Island Road right-of-way (See Exhibit B : PD District Boundary Map ). The geographic limits of all required buffers shall be indicated on all Subdivision and Site Plan Approval applications, as required herein

36 Location Minimum Width Permitted Improvements Northern Boundary Fifty feet (25 ) from the northern boundary of the PD District terminating at the eastern edge of the adjacent neighborhood. (See Exhibit A ) The intent of this buffer is to provide a dense vegetative screen such that buildings and other improvements are not visible from vantage points outside of the PD District. Permitted improvements within the buffer shall include fencing, additional plantings, temporary or permanent irrigation and underground utilities. Eastern and Southern Boundary 50 from the western edge of the Frederica Road right-of-way and 50 from the northern edge of the Sea Island Road right-ofway (See Exhibit B ) The intent of this buffer is to provide a veiled screening of buildings and improvements from Frederica and Sea Island Roads and to limit access to the PD District. Permitted improvements within the buffer shall include selective clearing of vegetation, additional plantings, temporary or permanent irrigation and underground utilities. Six (6) points of entry to the PD District shall be allowed through these buffers. In addition a public bike trail or pedestrian trail shall be allowed, subject to the design approval of the land owner. With respect to buffers internal to the PD District, all development shall comply with Glynn County Ordinances. X. EXTERIOR LIGHTING All exterior lighting shall be located and designed to minimize adverse or hazardous impacts to neighboring properties and roadways

37 XI. SIGNAGE All signage shall comply with Article VIII, Signs of the Glynn County Zoning Ordinance (See Appendix C), as specified herein according to permitted uses. XII. DEVELOPMENT SCHEDULE The development of the Old Stables Tract PD District will be phased in response to market conditions. Site construction could begin within 12 months from the date of Site Plan Approval issued by the Glynn County Islands Planning Commission. XIII. STATEMENT OF ASSURANCE At the developer s expense, all roads, drainage systems, water distribution and wastewater collection systems will be designed by professionals registered in the State of Georgia to meet all local, state and federal requirements, including fire protection. After receiving approval from all permitting agencies, roads, drainage, water distribution and wastewater collection systems will be constructed at the expense of the developer. Subject to county and state approval, all water distribution and wastewater collection systems internal to the PD District will be owned and operated by Glynn County. The developer may designate certain roads as private. Such roads may be subject to gating, and they may be owned and maintained (including associated storm drainage systems) by property owners associations or other entities. All permitting fees, tap fees and impact fees will be paid as required by Glynn County. All electric, telephone, gas and cablevision systems will be installed, owned and operated by the respective service providers. At the developer s expense, all recreational areas, parking areas, common open space, buffers, landscaping, site lighting, drainage ponds, signage, and other related infrastructure improvements shall be installed in compliance with Glynn County approval. Such improvements shall be maintained by the developer, or assigns, including homeowner s or property owner s associations