Glynn County Islands Planning Commission. Karl W. Bursa, AICP - Planner II. ZM3161 McKinnon Saint Simons Airport

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1 COMMUNITY DEVELOPMENT DEPARTMENT Planning and Zoning Division 1725 Reynolds Street, Suite 200, Brunswick, GA Phone: /Fax: TO: FROM: Glynn County Islands Planning Commission Karl W. Bursa, AICP - Planner II MEMO SUBJECT: ZM3161 McKinnon Saint Simons Airport DATE: February 4, 2016 BACKGROUND: REQUEST: Consider a request to amend the Planned Development text for the McKinnon Saint Simons Airport located on Kings Way, Frederica Road and Demere Road. The purpose of the request is to: Add Restaurants and Hotels with restaurant, conference rooms, gift shop space, and swimming pool/spa, as allowed uses in Tract B of the existing planned development. Add Banquet hall/reception facility as a Conditional Use in Tracts B & C of the existing planned development. APPLICANT: David Hainley, RLA, ASLA, agent, for Glynn County Board of Commissioners, applicant and owner PARCEL IDs: , , and CURRENT ZONING: PD Planned Development PROPOSED ZONING: PD Planned Development COMPREHENSIVE PLAN LAND USE DESIGNATION: The adopted Future Land Use Map shows Parcels and as Village Center. Parcel is also shown as Village Center, as well as Public/Institutional PI and Medium Density Residential - MDR EXISTING LAND USE: Airport, airport hangers and other commercial uses. PROPOSED LAND USE: Airport, airport hangars, and other commercial uses, including restaurants, hotels, and banquet halls/reception facilities.

2 PLANNING: This proposed amendment would add Restaurant and Hotels with restaurant, conference rooms, gift show space, and swimming pool/spa as allowed uses in Tract B of the existing planned development. It would also add Banquet hall/reception facility as a Conditional Use in Tracts B & C. The proposed amendment would affect Tracts B & C of the McKinnon St. Simons Airport planned development only. Proposed Overall Changes: Add Hotels with restaurant, conference rooms, gift shop space, and swimming pool/spa to the allowed uses under Section III B 2.1 (r). Add Restaurants to the allowed uses under Section III B 2.1(dd). Add Banquet hall/reception facility to the approved Conditional Uses under Section III (2) 2.2 (a) and Section III (3) 3.2 (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: 1. Whether the zoning proposal will permit a use that is suitable in view of the use and development of adjacent and nearby property. Staff comment: The subject parcels are located in a highly active commercial, industrial and residential area. The proposed additions to the planned development text for these areas are compatible with these properties and in harmony with the surrounding area. 2. Whether the zoning proposal will adversely affect the existing use or usability of adjacent or nearby property. Staff comment: The proposed changes will not adversely affect the existing use or usability of the adjacent property. 3. Whether the property to be affected by the zoning proposal has a reasonable economic use as currently zoned. Staff comment: The property currently has a reasonable economic use as it is currently zoned. 4. 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. Staff comment: The proposed text amendments may increase the traffic on the existing streets. The question of whether or not it would cause an excessive burden would need to be evaluated at the site plan stage of the proposed use. 2

3 5. Whether the zoning proposal is in conformity with the policy and intent of the Comprehensive Land Use Plan. Staff comment: The proposed request is consistent with the policy and intent of the Comprehensive Land Use Plan. 6. Whether there are other existing or changing conditions affecting the use and development of the property, which give supporting grounds for approval or disapproval. Staff comment: There are none. ALTERNATIVES: 1. Recommend approval of the request as submitted; 2. Recommend denial of the request as submitted; or 3. Defer the request at the request of the applicant or at the request of staff. POSSIBLE MOTIONS: 1. I move that the Islands Planning Commission recommends, to the Board of Commissioners, approval of Application ZM3161 to amend the McKinnon St. Simons Island Airport planned development to add Restaurants and Hotels with restaurant, conference rooms, gift shop space, and swimming pool/spa, as allowed uses in Tract B of the existing planned development and to add Banquet hall/reception facility as a Conditional Use in Tracts B & C of the existing planned development. 2. I move that the Islands Planning Commission recommends, to the Board of Commissioners, denial of Application ZM I move to defer Application ZM3161 ATTACHMENTS: APPENDIX A - LOCATION MAP APPENDIX B PROPOSED MCKINNON SAINT SIMONS AIRPORT TEXT AMENDMENT 3

4 ZM3161 Appendix A: Location Map ST BROA HTRE PEAC DWA Y ST ALAB DR AV SWICK E ST FERN LN AM A D AR FRE D LE LC RC CI ERI C G VL OL IV ER N ER DF LN RE HART PROPERTIES GA TES PL MAP CORRECTION to PD ZONING HC PALM COAST ASSOCIATES CP BARNES PLANTATION PD MONKEY WRENCH MR SKIFF LANDING ON DUNBAR CREEK PALMETTOS AT DEMERE MED CHICK-FIL-A TRIANGLE RT ST BRUNVILLAGE SHOPPING CENTER RETREAT ISLAND PROFESSIONAL PARK ND AV GRAND OAKS PLANTATION HIGHLA AIRPORT WAY ZM3161 STEWA FIRST AV DRUID O AKS MH LN R9 R12 ST SIMONS PAINTING AND WALL COVERING MCKINNON COMMERCIAL PARK 1604 Demere Road ASTLE WAY PAG E SW CUM MIN D ME R R6 LT A GENTILE PROPERTY IR D R K GS L HARBOR OAKS CONDOS N BEA GC CH UNI ON ST MA L LN SA P VMU CA T LEG E T T Y WA R YD WA R I FA K AV PAR VR PT AIN RY S DE TOL U LE RY S S TIN GS R20 BA W RTO ST CA N ER LLE DE R MA KIN FA T NL ISLAND COTTAGE MA AND BUSINESS CENTER OCEAN WALK CONDOS SS BAI SDE CV LI ST KING AND PRINCE DR COL L ST CT NT IL LY GR IBIS LE GA AS HA KE LS A LL AV AV MALLERY VILLAS N MO TIM SOUTHPOINT ISLAND DR SANDC 1,300 1,950 RR 2,600 Feet µ

5 PLANNED DEVELOPMENT DISTRICT ZONING AMENDMENT for the MCKINNON ST. SIMONS AIRPORT ST. SIMONS ISLAND, GEORGIA September 8, 2014 Amendment Requested December 2, 2015 Applicant Glynn County Board of Commissioners

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7 TABLE OF CONTENTS Formal Application for a PD District - Written Zoning Text Requirements I. GENERAL DESCRIPTION OF THE PROPOSAL... 1 II. STATEMENT OF OWNERSHIP AND DESCRIPTION... 1 III. PROPOSED LAND USES AND DEVELOPMENT STANDARDS... 1 A. Development Plan Concept... 1 B. Permitted Uses Tract A Aviation Area Permitted uses: Other Requirements for Tract A Uses Site Plan Approval Tract B Non-Aviation Area Permitted Uses Conditional Uses Other Requirements for Tract B Uses Site Plan Approval Tract C Non-Aviation Area Permitted Uses Conditional Uses Other Requirements for Tract C Uses Site Plan Approval... 8 IV. SITE DESIGN AND DEVELOPMENT STANDARDS... 8 V. DEVELOPMENT PHASING... 9 VI. PROPOSED DEDICATION OF LAND FOR PUBLIC USE VII. OPEN SPACE DEVELOPMENT VIII. UTILITIES A. Potable Water B. Wastewater C. Storm Waste Management D. Electrical Service E. Telephone and Data Service F. Natural Gas Service G. Television Service i

8 X. VEHICLE ACCESS XI. BUFFERS XII. EXTERIOR LIGHTING XIII. SIGNAGE XIV. DEVELOPMENT SCHEDULE XV. STATEMENT OF ASSURANCE TABLES Appendix B: Table 1: Section a) Parking Space Requirements for Dwellings... 2 Table 2: Section b) Parking Space Requirements for Places of Public Assembly... 3 Table 3: Section c) Parking Space Requirements for Health Facilities... 4 Table 4: Section d) Parking Space Requirements for Business Establishments... 5 Table 5: Section e) Parking Space Requirements for "Other" Uses... 6 EXHIBITS Exhibit "A" McKinnon St. Simons Airport Planned Development District Master Plan Exhibit "B" McKinnon St. Simons Airport PD District Existing Built Environment Exhibit C McKinnon St. Simons Airport PD District Aerial Photograph Exhibit D Enlarged Access Plan Exhibit E Contour Map ii

9 FORMAL APPLICATION FOR A PD DISTRICT -WRITTEN ZONING TEXT REQUIREMENTS The following application is submitted in conformance with Article VII 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 Article VII Section 723.3(c) of the Zoning Ordinance: a. A general description of the proposal; Refer to Section I; b. A statement of the present Ownership and a legal description of the property; Refer to Section II; c. Proposed land uses and development standards, height limitations, yard requirements; Refer to Section III; d. 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; e. Exceptions or variations from the requirements of the Zoning Ordinance, if any are being requested; Refer to Section IV; f. Proposed dedication or reservation of land for public use, including streets, easements, parks and school sites; Refer to Section VI; g. Proposed uses or development standards for open space, courts, walks and common areas; Refer to Section VII; h. Information pertaining to the provision for utilities, including water, sewer and drainage facilities; Refer to Section VIII; i. Plans for parking, loading, access ways, signs, buffers and means of protecting adjacent areas from lighting and other potential adverse effects; Refer to Sections X, XI; j. 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 XIII. k. A statement regarding landscaping and tree preservation; Refer to Section IV. l. A statement defining the manner in which the County Commission is to be assured that all improvements are to be installed and maintained; Refer to Section XIV. iii

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11 I. GENERAL DESCRIPTION OF THE PROPOSAL The Planned Development District Zoning Amendment for the McKinnon St. Simons Airport, St. Simons Island, Georgia replaces in its entirety the prior Planned Development District Zoning Amendments for The McKinnon St. Simons Airport, St. Simons Island, Georgia which were approved by the Glynn County Board of Commissioners circa Consisting of a total acres the tracts are located near the intersection of Demere and Frederica Roads on St. Simons Island, Georgia. (Please see Exhibit "B" for the location of existing improvements.) In response to a revised development concept, the McKinnon St. Simons Airport PD enables land uses and development standards not currently allowed within the existing PD. II. STATEMENT OF OWNERSHIP AND DESCRIPTION All property within the McKinnon St. Simons Airport PD District is solely owned by Glynn County and consists of parcels , and The airport property is leased to the Brunswick Glynn County Economic Development Authority and managed by the Glynn County Airport Commission. All other property within the district shall be under the authority of Glynn County. III. PROPOSED LAND USES AND DEVELOPMENT STANDARDS A. Development Plan Concept The McKinnon St. Simons Airport PD District is intended to be a planned mix of airport operations areas, hangars, office, limited commercial, light industrial and governmental land uses. The PD Zoning text contains five (5) exhibits: Exhibit "A" Planned Development District Zoning Amendment Master Plan, Exhibit "B" PD District Built Environment Exhibit Plan, Exhibit "C" PD District Aerial Photograph, Exhibit D Enlarged Access Plan, Exhibit E Site contours. The applicant reserves the right to modify the pattern and size of the Tracts by not greater than five (5) percent of the tract to address specific development proposals which shall be submitted for review and subject to approval by the Glynn County Islands Planning Commission 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 McKinnon St. Simons Airport PD District. The applicant is entitled, but not obligated, to develop these 1

12 permitted uses within the PD District. Development of the McKinnon St. Simons Airport PD will proceed driven by business strategies and market conditions. All uses are subject to applicable Federal Aviation Administration (FAA) regulations. Tract A Aviation Area Tract B Non-Aviation Area Tract C Non-Aviation Area 1.0 Tract A Aviation Area Uses within this tract are limited to those uses relating to the takeoff and landing of aircraft their movement on the ground surface, the support of aircraft and their passengers by the Fixed Base Operator (FBO) and others, and the storage and repair of aircraft. These uses also include all aviation support systems. All uses shall be consistent with the Airport Layout Plan. 1.1 Permitted uses: (a) (b) (c) (d) (e) (f) (g) (h) (i) (j) (k) (l) (m) (n) (o) (p) (q) (r) Runways Taxiways Lighting, Safety Systems and Markings as required by the FAA Terminal Facilities, including food vending and restaurant facilities, ground transportation arrangements (i.e. taxi/limousine, shuttle van), flight planning and weather information areas (computer- or telephone-based), rest lounges and showers and aviation supplies shop (selling navigation charts, manuals, or in-flight comfort items Sale of aviation fuel Airport Support Facilities Line Services for Aircraft Air Taxi and Air Charter Operations Pilot Training Aircraft - Rental and Sightseeing Aircraft - Sales and Service Aircraft - Storage (Tie-Down or Hangar Including Ancillary Office Space) Aircraft - Repair and Maintenance Aircraft Fabrication Sale of Aircraft Parts Aerial Photography Business Office General Hotel with restaurant, conference rooms, gift shop space 2

13 (s) (t) (u) (v) (w) and swimming pool/spa Leased Parking Lot Government Facility Rental Car Office and Parking Lot Concrete/Asphalt batching plant (Temporary) Accessory Uses per Glynn County Zoning Ordinance, Article VI, Section 609 (Appendix A) 1.2 Other Requirements for Tract A Uses (a) Minimum leased lot size: None (b) Minimum lot width: None (c) Minimum front yard from street: Twenty (20) feet from a street (d) Minimum side yard: None (e) Minimum rear yard: None (f) Maximum building height shall not exceed thirty-five (35) with the following exceptions: 1. Mechanical equipment located on the rooftop provided the equipment is screened with compatible material or a building component; 2. Hangers required to exceed the height by aircraft requirements. In granting the exception, the Islands Planning Commission shall consider the following factors: a. Maintenance of aesthetic appeal of the neighborhood; b. Safety of any structure to be built above the maximum height in case of high winds; c. The specific need of the property owner for the exception; d. Availability of alternative means of satisfying the owner s need; e. Impact on property values in the neighborhood; and f. Any other adverse impacts on surrounding properties. 3

14 (g) Off-street Parking Uses shall meet standards for off-street parking, loading and other requirements as set forth in the Glynn County Zoning Ordinance, Article VI, Section 611 except that required parking shall be permitted within an onsite designated common facility. (Appendix B) 1.3 Site Plan Approval All uses which are for new building construction shall require site plan approval by the Islands Planning Commission prior to obtaining a building permit except for hangars for aircraft located more than one hundred (100) feet from a residential zoning district or from Demere Road. 2.0 Tract B Non-Aviation Area Uses within this tract do not have access to the airfield but must be compatible with airport operations. These uses provide financial revenue for the operation, management and development of the airport consistent with Federal Aviation Administration (FAA) requirements. Uses permitted include office, certain commercial and light industrial uses that do not produce fumes, noise, vibrations or electrical or electronic waves that may interfere with aircraft operations. These uses also include all aviation support equipment. 2.1 Permitted Uses (a) (b) (c) (d) (e) (f) (g) (h) (i) (j) (k) (l) (m) (n) (o) (p) Accessory Use established under the regulations of the Glynn County Zoning Ordinance, Article VI, Section 609 (Appendix A) Animal Boarding Facility (Indoor Pens) Automobile Service Center Automobile Service Station Aviation lighting, safety systems and markings Building Inspection Service Catering operation commissary (No banquet facilities) Contractor (no storage yard) Distributive Business/Wholesale Electronic Equipment Service Employee Leasing Employment Office Field Office Fitness/Health Club/Gymnasium Forest Management General Office 4

15 (q) Government facility (r) Hotel with restaurant, conference rooms, gift shop space and swimming pool/spa (s) Internet Service Establishment (t) Laboratory (u) Laboratory, Manufacturing (v) Laboratory, Research (w) Leased Parking (x) Laundry Pick-up (y) Photographer or Art Studio (z) Private Clubs (aa) Public Utility (bb) Public Utility Office (cc) Recycling Collection Center (dd) Restaurant (ee) Retail - Automobile Broker (no vehicles onsite) (ff) Retail Barber / Beauty Shop (gg) Retail - Flooring (hh) Retail - Nursery (ii) Retail Printing (jj) Retail Sporting Goods (kk) Retail - Tool Rental Shop (ll) Security System Services (mm) Small Engine Repair (nn) Swimming Pool Construction and Maintenance (oo) Television/Radio Station (pp) Temporary Uses conforming to the Glynn County Zoning Ordinance, Article IX, Section 905 (Appendix C) (qq) Unmanned Self Service Fueling Facility (rr) Veterinary Services (indoor pens) 2.2 Conditional Uses The following uses may be permitted on conditional basis in Tract B, subject to the conditions set forth in the Glynn County Zoning Ordinance, Article IX, Section 904 (Appendix D) (a) Banquet hall / Reception facility (b) Concrete/Asphalt Batching Plant (Temporary) (c) Retail - Farmers Market (d) Storage/Wholesale Warehouse 5

16 2.3 Other Requirements for Tract B Uses (a) Minimum leased lot size: None (b) Minimum lot width: Twenty-five (25) feet (c) Minimum front yard: Twenty (20) feet from a street (d) Minimum side yard: Twenty (20) feet from a street (e) Minimum rear yard: Twenty (20) feet from a street (f) Maximum building height shall not exceed thirty-five (35) feet. (g) Off-street Parking: Uses shall meet standards for off-street parking, loading and other requirements as set forth in the Glynn County Zoning Ordinance Article VI, Section 611. (Appendix B) 2.4 Site Plan Approval All uses which are for new building construction shall require site plan approval, as specified herein, by the Islands Planning Commission prior to obtaining a building permit. 3.0 Tract C Non-Aviation Area Uses within this tract do not have access to the airfield but must be compatible with airport operations. These uses provide financial revenue for the operation, management and development of the airport consistent with Federal Aviation Administration (FAA) requirements. Uses permitted include office, certain commercial and light industrial uses that do not produce fumes, noise, vibrations or electrical or electronic waves that may interfere with aircraft operations. These uses also include all aviation support equipment. 3.1 Permitted Uses (a) (b) (c) (d) (e) (f) (g) (h) (i) (j) (k) Accessory Use established under the regulations of the Glynn County Zoning Ordinance Article VI, Section 609 (Appendix A) Animal Boarding Facility (Indoor Pens) Automobile Service Center Automobile Service Station Aviation Lighting, Safety Systems and Markings Building Inspection Service Cabinet Shop Catering Operation Commissary (No banquet facilities) Construction Yard (Temporary) Contractor (no storage yard) Distributive Business/Wholesale 6

17 (l) Dry Cleaning Plant (m) Electronic Equipment Service (n) Employee Leasing (o) Employment Office (p) Exterminating and Pest Control Service (q) Field Office (r) Fitness/Health Club/Gymnasium (s) Forest Management (t) Government Facility (u) Household Cleaning Services (v) Internet Service Establishment (w) Kennel, Commercial (Indoor Pens) (x) Laboratory (y) Laboratory, Manufacturing (z) Laboratory, Research (aa) Leased Parking (bb) Laundry Commercial (cc) Laundry Pick-up (dd) Lawn Maintenance Service (ee) Manufacturing, Light (ff) Miniwarehouses (gg) Office, General (hh) Open Storage and Outside Storage/Display (ii) Paint Shop (jj) Photographer or Art Studio (kk) Private Clubs (ll) Public Utility (mm) Public Utility Office (nn) Recycling Collection Center (oo) Retail - Automobile Broker no vehicles onsite (pp) Retail - Barber / Beauty Shop (qq) Retail - Building Material Sales (rr) Retail - Nursery (ss) Retail - Printing (tt) Retail - Sporting Goods (uu) Retail - Tool Rental Shop (vv) Security System Services (ww) Sign Company (xx) Small Engine Repair (yy) Swimming Pool Construction and Maintenance (zz) Television/Radio Station (aaa) Temporary Uses conforming to the Glynn County Zoning Ordinance Article IX, Section 905 (Appendix C) (bbb) Tree Service 7

18 (ccc) Unmanned Self Service Fueling Facility (ddd) Upholstering Shop (eee) Veterinary services (indoor pens) (fff) Vending Machine Operations (ggg) Warehouse (hhh) Water Softening and Conditioning Services (iii) Wholesale Printing 3.2 Conditional Uses The following uses may be permitted on conditional basis in Tract C, subject to the conditions set forth in the Glynn County Zoning Ordinance, Article IX, Section 904 (Appendix D). (a) Banquet hall / Reception facility (b) Concrete/Asphalt Batching Plant (Temporary) (c) Storage/Wholesale Warehouse 3.3 Other Requirements for Tract C Uses (a) Minimum leased lot size: None (b) Minimum lot width: None (c) Minimum front yard: Twenty (20) feet from a street (d) Minimum side yard: Twenty (20) feet from a street (e) Minimum rear yard: Twenty (20) feet from a street Maximum building height shall not exceed thirty-five (35) feet. (f) Off-street Parking Uses shall meet standards for off-street parking, loading and other requirements as set forth in the Glynn County Zoning Ordinance Article VI, Section 611. (Appendix A) 3.4 Site Plan Approval All uses which are for new building construction shall require site plan approval, as specified herein, by the Islands Planning Commission prior to obtaining a building permit. IV. SITE DESIGN AND DEVELOPMENT STANDARDS Except as amended herein, the development standards for the McKinnon St. Simons Airport PD District shalt 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 together with certain modifications as indicated below, they establish the site design and development standards for the McKinnon St. 8

19 Simons Airport 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. Section 503 Section 607 Density and Site Coverage Delete in its entirety and replaced with the following: Within the McKinnon St. Simons Airport PD District, site coverage as defined as, 'The area of land covered by the ground floor area of a building and/or structure, surface parking and drives, walkways, patios, and similar improvements that are impermeable to water," shall not exceed sixty (60) percent for the district as defined as "All land determined to be suitable for improvement and building, but not including permanent preservation areas such as, wetlands, or areas utilized for public rights-of-way." Non-Conforming Uses Upon the approval of the McKinnon St. Simons Airport PD District, all existing uses shall be defined as permitted uses and shall not be classified as non-conforming. Section Parking Existing Rich Seafood Company building shall provide one (1) space for each three-hundred (300) square feet of office space floor area, less storage. Section 624 St. Simons Island Tree Canopy Preservation Except where conflicting with FAA standards and specifications developments within the McKinnon St. Simons Airport PD District Tract shall comply with the Glynn County Zoning Ordinance Article VI, Section 624. Tract A development beyond 100 feet of Demere Road right of way shall be exempt from these requirements. Required planting of trees (obstructions) shall not conflict with the Glynn County Zoning Ordinance Article XIII. V. DEVELOPMENT PHASING 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 Ordinance. 9

20 VI. PROPOSED DEDICATION OF LAND FOR PUBLIC USE Development within the McKinnon St. Simons Airport PD District may require the dedication of additional easements, which are usual and customary with respect to the installation of roads and utilities. VII. OPEN SPACE DEVELOPMENT The McKinnon St. Simons Airport PD District may propose to develop and maintain open space as may be identified on detailed plans submitted for approval. VIII. UTILITIES 10 The proposed McKinnon St. Simons Airport 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. A. Potable Water Potable water will be furnished by the Brunswick-Glynn County Joint Water and Sewer Commission. All water distribution improvements required by the development of the McKinnon St. Simons Airport shall be implemented at the developer's expense. B. Wastewater All wastewater generated by the McKinnon St. Simons Airport PD District will be treated at facilities operated by the Brunswick-Glynn County Joint Water and Sewer Commission. C. Storm Waste Management Storm water improvements shall comply with County, State, and Federal law. All storm water improvement required by the development of the McKinnon St. Simons Airport shall be implemented at the developer's expense. D. Electrical Service All electrical service may be provided by Georgia Power Company, or as may be available from other providers. E. Telephone and Data Service Telephone and data service may be provided by AT&T, or as may be available from other providers. F. Natural Gas Service Natural Gas Service may be provided by Georgia Gas Light Company, or as may be available from other providers.

21 G. Television Service X. VEHICLE ACCESS Cable television service may be provided by Comcast, or as may be available from other providers. On site satellite service with a receiving dish not larger than 36 diameter shall be permitted. Vehicular access to the McKinnon St. Simons Airport PD District shall be limited to twenty-five (25) points off of Demere Road. This reflects the existing development pattern. Certain points may be limited to "right-in and right-out" movements. The final design of all roadways shall be subject to approval by Glynn County. XI. XII. XIII. XIV. XV. BUFFERS The PD District shall require Type C Buffer as allowed by FAA regulations for uses in Tract A and Type A Buffers in Tracts B and C against the existing residential zoning district when adjacent to district development per the Glynn County Zoning Ordinance Section 613. Additionally Type E Buffers shall be required where expansive pavement areas, not used as designated parking, border Demere Road. The geographic limits of all required buffers shall be indicated on all subdivision and site plan approval applications, as required herein. EXTERIOR LIGHTING All exterior lighting, excluding airfield lighting, shall comply with the Glynn County Zoning Ordinance Article VI, Section 622. SIGNAGE All signage shall comply with the Glynn County Zoning Ordinance Article VIII, Section 811. DEVELOPMENT SCHEDULE The development of the McKinnon St. Simons Airport PD District will be phased in response to market conditions. STATEMENT OF ASSURANCE At the Airport Commission or their lessee 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 Airport Commission or their lessee. Subject to County and/or the Brunswick-Glynn County Joint Water and Sewer Commission, as applicable, and State approval, water distribution and wastewater collection systems internal to the PD District may be owned and operated by Glynn County and/or the Brunswick-Glynn 11

22 County Joint Water and Sewer Commission, as applicable. All permitting fees, tap fees and impact fees will be paid as required by Glynn County and/or the Brunswick-Glynn County Joint Water and Sewer Commission, as applicable. All electric, telephone, gas and cablevision systems will be installed, owned and operated by the respective service providers. At the Airport Commission or their lessee s expense all 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 and/or the Brunswick-Glynn County Joint Water and Sewer Commission, as applicable. 12

23 APPENDIX A Section 609 Accessory Uses In addition to the principal uses which are designated herein as being permitted within the several zoning districts established by the Ordinance, it is intended that certain uses customarily incidental or accessory to such principal uses shall also be permitted. For purposes of this Ordinance, therefore, each of the following uses is considered to be customarily accessory use, and as such may be situated on the same lot with the principal use or uses to which to serve as an accessory. Section Uses Customarily Accessory to Retail Business, Office Uses, and Commercial Recreational Facilities (a) (b) (c) (d) (e) (f) Off-street parking or storage area for customer, client, or employee owned vehicles. Completely enclosed building for the storage of supplies, stock and merchandise. Light manufacturing and/or repair facility incidental to the principal use provided that dust, odor, smoke, noise, vibration, heat or glare produced as a result of such manufacturing or repair operation is not perceptible from any boundary line of the lot on which said principal and accessory uses are located and provided such operation is not otherwise specifically prohibited in the district in which the principal use is located. Sheltered roofs, awnings, or canopies incidental to retail and commercial use, in HC Highway Commercial and FC Freeway Commercial districts where such use is permitted, provided that no part shall, in any case, be located any closer than ten (10) feet to any property line. Windmills, provided that the windmill is set back from the front yard property line and from the rear or side property line where the rear and side yard is adjacent to a residential district, by a distance equal to the respective minimum yard depths plus one (1) foot by which the windmill exceeds the maximum building height for that district. Earth satellite dish. Appendix A-1

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25 APPENDIX B Section 611 Off-Street Automobile Parking Requirements Areas suitable for parking or storing automobiles in off-street locations shall hereafter be required in all zoning districts at the time of the initial construction of any principal building; or when a structural alteration or other change in a principal building produces an increase in density, floor area, or land use intensity; or when a conversion in permitted uses occur. Such off-street parking areas shall have direct access of sufficient width to a street or alley, be graded for proper drainage, and be striped and be paved as required by the Glynn County Subdivision Regulations. Minimum Paving Requirements for Minor Streets, except that, commercial, institutional, industrial and all multi-family uses located on separate zoning lots which require less than ten (10) spaces shall only be required to pave access and service drives; however, the actual parking spaces shall be surfaced with shell, gravel, or other suitable dust-free material meeting the approval of the Building Inspector. Where a paved parking lot of ten (10) spaces or more abuts a public right-of way, a landscaped or grassed area at least five (5) feet wide, with the exception of access ways, shall be maintained between the paving edge of the parking lot and the right-of-way line. Section Amount of Area Required for Each Parking Space. The term off street parking space shall mean a space at least eight and one half feet wide and eighteen feet in length (8-6 x 18'). Including aisles, entrances and exits each off-street parking area, lot or other facility should contain approximately three hundred (300) square feet of adequate maneuvering space for each automobile to be accommodated. Section Combination of Uses On One Lot. If there is a combination of uses on a single lot, such as a restaurant within or adjacent to a motel, such uses parking requirements shall be computed separately according to the individual requirements of each use. Section Location of Off-Street Parking Areas. Required off-street parking areas for one and two-family residences shall be located on the same lot as the principal building to be served. Under unusual circumstances and hardship, parking areas for all other permitted uses may be located off-site, provided that the parking area is not more than four hundred (400) feet from the premises of the principal building or use to be served by such areas, and provided that the owner or owners of said off-street parking areas relinquish all development rights over his property until such time that parking space is provided elsewhere. Appendix B-1

26 Section Common Off-Street Parking Areas. Two (2) or more principal uses may utilize a common area in order to comply with off-street parking requirements, provided that the total number of individual spaces available in such common area is not less than the sum of the spaces required for the individual uses as separately computed in accordance with the provisions of this section, and provided that the owner of said lot relinquishes his development rights over the property until such time as parking space is provided elsewhere. Section Use of Public Rights-of-Way for Maneuvering Incidental to Off- Street Parking. When determining parking area requirements for individual uses, portions of the public right-of-way on minor streets and certain collector streets (based upon traffic conditions), as determined by the Glynn County Building Inspector, may be considered as permissible for maneuvering incidental to parking. On collector streets, major streets and controlled access highways, parking facilities shall provide space outside the public right-of-way for maneuvering incidental to parking. Section 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. a) Dwellings Table 1: Section a) Parking Space Requirements for Dwellings Land Use One and Two-family Multi-family Rooming House, Hotel, Motel, Tourist Homes and Other Group Dwellings Cluster Housing and Row House Mobile Home Parks Number of Spaces Required 2 spaces per unit 2 spaces per unit 1-10 sleeping rooms: 4 spaces plus 1.25 spaces per sleeping room; sleeping rooms: 4 spaces plus 1.2 spaces per sleeping room; sleeping rooms: 4 spaces plus 1.15 spaces per sleeping room; More than 51 sleeping rooms: 4 spaces plus 1.1 spaces per sleeping room. Additional spaces for accessory uses shall meet the requirement of the specific use listed herein. 2 spaces per unit 2 spaces per unit, plus one additional space for resident manager or owner 2

27 b) Places of Public Assembly Table 2: Section b) Parking Space Requirements for Places of Public Assembly Land Use Churches or Other Places of Worship Schools, including Kindergartens, Nurseries and Day Care Centers Private Clubs, Lodge and Fraternal Buildings not providing over-night Accommodations Theaters, Auditoriums, Stadiums, and Similar Places Public Assembly Skating Rinks, Dance Halls, Exhibition Halls, Pool Rooms, and Other Places Public Assembly Health and Athletic Clubs or Spas Bowling Alleys Libraries and Museums Transportation Terminal, Facilities, Railroad Stations, Bus Depots and Truck Terminals Number of Spaces Required 1 space for each 4 seats in the main auditorium or sanctuary 1 space for each staff member or employee, plus 1 space for each 5 seats in the principal auditorium. Automobile stacking space for the pick-up and delivery of students or children shall be provided for a minimum of 2 automobiles. 1 space for each 70 square feet of patron space or use areas, and 1 space for each 2 members. 1 space for each 4 seats 1 space for each 70 square feet of patron space or use areas and 1 space for each 2 employees 1 space for each 150 square feet of total floor area. Additional spaces for accessory uses such as bar, restaurant or any other non-athletic uses shall meet the requirements of the specific use 5 spaces for each alley 1 space for each 70 square feet of floor area open to the public 1 space for each 100 square feet of public a waiting room area, plus 1 space for each 2 regular employees, plus sufficient space for parking, storage, loading and unloading Appendix B-3

28 c) Health Facilities Table 3: Section c) Parking Space Requirements for Health Facilities Land Use Hospitals, Nursing Homes, Sanitariums Kennels and Animal Hospital Medical, Dental and Health Facilities, Including Offices and Clinics Mortuaries and Funeral Homes Number of Spaces Required 1 space for each 4 beds, plus 1 space for each 2 regular shift employees, in case of hospitals there shall be 20 additional spaces provided immediately adjacent to the emergency room 1 space for each 200 square feet of floor space devoted to waiting area and examination area 1 space for each 100 square feet of total floor area 1 space for each 100 square feet of floor space used for viewing and chapel purposes, plus sufficient space for storage of vehicles 4

29 d) Business Establishments Table 4: Section d) Parking Space Requirements for Business Establishments Land Use Automobile Service Stations Farm Equipment, Machinery, Furniture Sales, and Repair Establishments, except Automobile Repair Establishments Automobile and Motorcycle Repair Establishments Food Stores General Offices and Government Offices Retail Businesses, Commercial or Personal Service Establishment, except Vehicle Sales Establishment Vehicle Sales Establishment Banks, Savings and Loans and Other Financial Institutions Restaurants, Including Bars, Grills, Diners, Cafes, Taverns, Nightclubs, Lunch Counters and Other Eating and Drinking Service and Repair Establishments Shopping Center Adult Entertainment Establishment Number of Spaces Required 2 spaces for each fuel pump 1 space for each 2-shift employees, plus 1 space for each 400 square feet of total floor area. 3 spaces for each service bay or service workstation 1 space for each 100 square feet of floor area designated for retail sales. 1 space for each 200 square feet of floor area. 1 space for each 200 square feet of retail floor area. 1 space for each 500 square feet of indoor display area. 1 space for each 200 square feet of total floor area. 1 space for each 70 square feet of patron space and 1 space for each 2 employees 1 space for each 200 square feet of nonstorage area 5 spaces for each 1,000 square feet of gross leaseable floor area 1 space for each 70 square feet of patron space and 1 space for each 2 employees Appendix B-5

30 e) Other Uses Table 5: Section e) Parking Space Requirements for "Other" Uses Land Use Wholesale and Industrial Establishments, Including Lumber, Brick, Coal, Junk and Supply Yards, and Port Facilities Airport and Airfield Number of Spaces Required 1 space for each 2 employees on the largest working shift, plus sufficient space to store vehicles and equipment. 50 spaces Section Permitted Reduction in Number of Spaces Required. Notwithstanding the provisions of Glynn County Zoning Ordinance Article VI, Section 611.6, the number of required parking spaces may be reduced for a nonresidential development having more than twenty (20) parking spaces as follows: (a) (b) Where a site plan is subject to approval by the Planning Official, on request of the applicant the Planning Official may approve a reduction in the number of required parking spaces by not more than ten (10) percent of the total required spaces on a site where there is a corresponding increase in undeveloped land. For each parking space so eliminated, the plan shall show a 450 square foot increase in undeveloped area over the area of required yards. The additional undeveloped area may be used for landscaped area in parking lots or other exterior open space. The site plan shall include a tabulation of parking required and provided, as well as tabulation of undeveloped area required and provided. Additional undeveloped land shall be indicated so that no future permits for use of such land may be issued. Where a site plan is subject to approval by the Planning Commission, on request of the applicant the Planning Commission may approve a reduction in the number of required parking spaces by not more than twenty-five (25) percent of the total required spaces on a site where there is a corresponding increase in undeveloped land. Such twenty-five (25) percent reduction shall be inclusive of, not in addition to, the ten percent reduction that may be allowed under part (a), above. For each parking space so eliminated, the plan shall show a 450 square foot increase in undeveloped area over the area of required yards. The Planning Commission may direct how the additional undeveloped area may be used, and may condition such use on specific standards for the design of buffers and landscaping for the site. In order for the reduction to exceed ten (10) percent of the required parking, the Planning Commission must make a finding that the remaining amount of parking will be adequate for the uses proposed. The Planning Commission may 6

31 require that a certain amount of the additional undeveloped area be located so that it may be converted to parking at the direction of the Planning Commission in the event that the developed parking is inadequate after development. The site plan shall include a tabulation of parking required and provided, as well as tabulation of undeveloped area required and provided. Additional undeveloped land shall be indicated so that no future permits for use of such land may be issued. Appendix B-7

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33 APPENDIX C Section 905 Temporary Uses Section The Glynn County Building Official is authorized to issue a Temporary Certificate of Occupancy for the following temporary uses, subject to the applicable conditions for each individual temporary use and provided it is determined such use is clearly of a temporary nature, will cause no traffic congestion, and will not adversely affect surrounding areas: 1. Mobile home for one-family residential use on an individual zoning lot in LI Limited Industrial, BI Basic Industrial and GI General Industrial Districts for a period not to exceed twenty-four (24) months, subject to the approval of the Glynn County Planning Commission and in conformance with the following requirements (a) (b) (c) (d) (e) (f) Minimum Lot Area: 6,000 square feet Minimum Lot Width: Sixty (60) feet Minimum Front Yard Depth: Twenty (20) feet. For exceptions to this requirement, see the Glynn County Zoning Ordinance Article VI, Section 606. Minimum Side Yard: Seven (7) feet on each side. For side yard requirements pertaining to corner lots, see the Glynn County Zoning Ordinance Article VI, Section 604. Minimum Rear Yard: Seven (7) feet. For rear yard requirements pertaining to double frontage lots, see the Glynn County Zoning Ordinance Article VI, Section 605. Maximum Building Height: Thirty-five (35) feet. For exceptions to height requirements, see the Glynn County Zoning Ordinance Article VI, Section 617. (g) Additional Requirements: Mobile homes permitted on a temporary basis under the provisions of this section shall meet all standards set forth in the Glynn County Zoning Ordinance Article VI, pertaining to the off-street parking, loading, and other requirements. (h) (i) Signs: Signs used in conjunction with temporary mobile homes shall be permitted subject to the conditions set forth in the Glynn County Zoning Ordinance Article VIII. Every mobile home situated on an individual zoning lot in conformance with the provisions of this section shall within thirty (30) days be secured to a suitable foundation subject to the Appendix C-1

34 approval of the Building Official and fitted with a curtain wall or skirt or other appropriate screen extending from the bottom of the mobile home to the ground in order to assure that no open space remains between the mobile home and the surface of the ground. 2. Carnival or circus, in the HC Highway Commercial, BI Basic Industrial, GI General Industrial and FA Forest Agricultural Districts, for a period not to exceed twenty-one (21) days, subject to the approval of the County Commission. 3. Religious meeting in a tent or other temporary structure, in the HC Highway Commercial, BI Basic Industrial, GI General Industrial and FA Forest Agricultural Districts, for a period not to exceed sixty (60) days. 4. Open lot sale for Christmas trees, in the LC Local Commercial, HC Highway Commercial, GC General Commercial, BI Basic Industrial, GI General Industrial and FA Forest Agricultural Districts, for a period not to exceed forty-five (45) days. 5. Real estate sales office in any district, for a period not to exceed six (6) months, provided no cooking or sleeping accommodations are maintained in the structure. 6. Contractor's office and equipment sheds, in any district for a period of twelve (12) months, provided that such office be placed on the property to which it is appurtenant. Section All Temporary Certificates and Occupancy may be renewed without cost for an additional period not to exceed the time permitted by the original Certificate of Occupancy, provided that at the time of renewal it is again determined said use is still clearly of a temporary nature, still will cause no traffic congestion, and still will not adversely affect surrounding uses. Section All temporary Certificates of Occupancy shall bear a stamp stating "Temporary Use". Appendix C-2