COMMUNITY DEVELOPMENT DEPARTMENT Planning and Zoning Division 1725 Reynolds Street, Suite 200, Brunswick, GA 31520 Phone: 912-554-7428/Fax: 1-888-252-3726 TO: Glynn County Mainland Planning Commission MEMO FROM: SUBJECT: Karl Bursa, AICP, Planner II ZM3076 Canal Crossing DATE: August 26, 2015 BACKGROUND: REQUEST: Consider a request to amend the Planned Development text for the Canal Crossing Planned Development. The purpose of the request is to allow the applicant to have four (4) access points on the east side of Canal Road rather than the initially proposed three (3) access points and to correct language regarding utility providers. This property is located on the east side of Canal Road, approximately 500 feet from its intersection with Golden Isles Parkway. APPLICANT: Robert Ussery, Ussery-Rule Architects, agent, for Rees 512, LLC and Brent Brunswick, LLC, applicants and owners. PARCEL ID: 03-20031, 03-03572, 03-03583, 03-16941, 03-03571, 03-03570, 03-03576, and 03-03569. CURRENT ZONING: PD Planned Development PROPOSED ZONING: PD Planned Development COMPREHENSIVE PLAN LAND USE DESIGNATION: The adopted Future Land Use Map shows the parcel as Regional Center. EXISTING LAND USE: Undeveloped land, mobile homes, and single-family residences. PROPOSED LAND USE: Commercial retail center. 1
PLANNING: The proposed request is to amend the existing Planned Development Text for the Canal Crossing Planned Development. The existing PD text specifically allows the project only have three (3) access points along the east side of Canal Road. The applicant is proposing changes to the layout and site plan which would necessitate a fourth access point on the east side of Canal Road. Amending the PD text would grant them the ability to construct the additional curb cut. The applicant is also proposing a change in the text to clarify utility providers. 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 proposed rezoning request is considered suitable for this area. 2. Whether the zoning proposal will adversely affect the existing use or usability of adjacent or nearby property. Staff comment: The zoning proposal would not adversely affect the existing use or usability of adjacent or nearby properties. 3. Whether the property to be affected by the zoning proposal has a reasonable economic use as currently zoned. Staff comment: The property to be affected by the zoning proposal 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 proposal will not result in any excessive or burdensome use of existing streets, transportation facilities, utilities or schools. 5. Whether the zoning proposal is in conformity with the policy and intent of the Comprehensive Land Use Plan. Staff comment: The Future Land Use Map (FLUM) categorizes this property as Regional Center. The proposed use of this property for a commercial retail center is compatible with the land use plan. 2
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: The property is currently undeveloped and zoned PD (Planned Development). Allowing the proposed zoning change will enable the applicant to apply to construct a fourth access from Canal Road onto the property. COMPLETION OF THE APPLICATION FOR REZONING Staff believes this application is complete and contains all the information required by the Glynn County Zoning Ordinance. Any positive motion on this case should include compliance with the submitted concept plan as a condition of the rezoning. Pursuant to Section 1106.1(l) of the Glynn County Zoning Ordinance, the Planning Commission shall take one of the following formal actions: (i) (ii) (iii) (iv) Recommend approval of the proposed zoning decision as presented; Recommend approval of the proposed zoning decision with modifications or conditions; Defer action of the proposed zoning decision upon motion of the Planning Commission or at the request of the applicant. The applicant may revise the proposal based on the comments at the meeting and resubmit it for formal action at a future meeting. Provided, however, that if formal action is deferred at the request of the applicant, he or she shall be responsible for additional costs as provided by 1105.3; or Recommend denial of an ordinance amendment or proposed zoning decision. RECOMMENDATION: Staff recommends approval of application ZM3076 contingent upon it meeting all other requirements in the Zoning Ordinance. MAINLAND PLANNING COMMISSION RECOMMENDATION At their regular meeting on August 4, 2015, the Mainland Planning Commission recommended to the Board of Commissioners, approval of application ZM3076 to amend the Planned Development text to allow four (4) access points rather than three (3) and to correct language regarding utility providers. Motion: Second: Aye: Mr. Tom Boland Mr. Gary Nevill Mr. Tom Boland, Vice Chairman, Ms. Larissa Harris, Mr. Jeff Homans, Ms. Mary Hunt, Mr. Tim Murphy, Chairman, Mr. Gary Nevill, Mr. John Williams. 3
Nay: Abstaining: None None RECOMMENDED MOTIONS: I move to approve Application ZM3076 to amend the Planned Development (PD) text of the Canal Crossing Planned Development to allow four (4) access points from Canal Road as noted in the proposed amendment and to correct language regarding utility providers. ATTACHMENTS: APPENDIX A - LOCATION MAP APPENDIX B PROPOSED AMENDED PD TEXT APPENDIX C CONCEPTUAL SITE PLAN 4
ZM3076 Appendix A: Location Map BAYSWATER RD GOLDEN ISLES PKWY INTERSTATE 95 ON RAMP SUMMIT WAY R20 KINGS CROSS BAYSWATER RD VOGEL RD INTERSTATE 95 MH6 GLASS CIR GR NC HORSESHOE LN GATCH LN GI FC BOSWELL LN G LI M20 LOIS LN LAMAR LN GLOVER DR OGDEN DR COX LN FA ZM3076 CANAL RD MH M12 LC M9 R12 OLD JESUP RD TODD DR BEL AIR DR S GOODBREAD RD WALKER RD BEL AIR CIR NORA ST BEACON LN HC R9 N GOODBREAD RD LANSING ST TRADE ST OC MR µ GC 0 440 880 1,760 2,640 3,520 Feet KELL RD R6
CANAL CROSSING A COMMERCIAL PLANNED DEVELOPMENT CANAL ROAD GLYNN COUNTY, GEORGIA PLANNED DEVELOPMENT ZONING TEXT July 27, 2009 Amendment July 1, 2015 Prepared for: John W. Callaway Callaway Land Company 5307 Fairfield West, Atlanta, Georgia 30338 Prepared by: Ussery - Rule Architects, P.C. 1804-A Frederica Road St. Simons Island, Ga. 31522
Table of Contents A. General Description 3 B. Ownership 3 C. Land Uses and Development Standards 3-5 1. Land Uses 4-5 2. Development Standards 5-6 D. Permitted Uses for Separate Parcels 6 E. Exceptions or Variations to the Zoning Ordinance 6 F. Development Layout 6 G. Density 7 H. Land Dedicated to Public Use 7 I. Open space 7 J. Utilities 7 K. Miscellaneous Provisions 7-8 1. Buffers 2. Site Vehicular Access 3. Side Walks 4. Site Lighting 5. Signage 6. Refuge Dumpsters L. Development Schedule 9 N. Landscaping and Tree preservation 9 M. Assurances 9 2
A. General Description The Canal Crossing planned development, referred to as "The District" in this text is a 44.15 acre tract at the south east corner of the Golden Isles Parkway (Spur 25) and Canal Road in Glynn County Georgia. The southern border is bounded by the Brunswick-Altamaha Canal. There is a small residential neighborhood along the eastern border. The planned development allows a variety of commercial establishments such as large and small retail stores, service establishments, restaurants, theaters, hotels, and commercial recreation establishments consistent with existing shopping centers of this size within the county. Separate out-parcels created for these uses by subdivision are allowed meeting the requirements of the "Subdivision Regulations of Glynn County, Georgia". References to "The Zoning Ordinance" and the definition of terms used in this document are found in the "Glynn County Zoning Ordinance" as amended and revised through June, 2009. B. Ownership Developer: John W. Callaway, Callaway Land Company Owners: At the time of the initial date of this document the property comprising "the district" was owned by the following individuals or entities: Parcel ID Owners Name Contact Mailing Address 03-20031 Rees 514 John W. 5307 Fairfield W., Atlanta, Ga. Callaway 30338 03-03572 Betty Joyce 470 Canal Rd., Brunswick, Ga. Chancy 31522 03-03583 Betty Joyce 470 Canal Rd., Brunswick, Ga. Chancy 31522 03-16941 Betty Joyce 470 Canal Rd., Brunswick, Ga. Chancy 31522 03-03571 Olan J. 470 Canal Rd., Brunswick, Ga. Chancy 31522 03-03570 Rees 514 John W. 5307 Fairfield W., Atlanta, Ga. Callaway 30338 03-03576 Estate of 524 Canal Rd., Brunswick, Ga. Geneva L. Jacobs 31522 03-03569 Brent Holdings Brent 270 N. Jeff Davis Dr., LLC Scarborough Fayetteville, Ga. 30338 3
C. Land Uses and Development Standards 1. Allowed Land Uses: Note, any of the allowed land uses below maybe combined as one business establishment. a. Retail establishments for the sale of: Hardware, dry goods, and general merchandise, Clothing, accessories, jewelry, House-hold furniture, appliances, electronics, Foods including bakery products baked on the premises, Drugs and sundries, Beer, wine and package liquors, Books, newspapers, magazines, stationary, Sporting goods and equipment, Office supplies, office equipment, Hobby and art supplies, musical instruments and supplies, Cameras, photo supplies Pets and pet supplies, Flowers, garden supplies Paint, wallpaper, glass Gift Shop, variety store Auto parts Furniture b. Service Establishments such as: Beauty and barber shop, Repair shop, Repair garages Car wash Professional and business offices, Restaurants, Bars, taverns, nightclubs in association with a restaurant Photography, dance, and music studios, Fitness centers and gymnasiums, Banks and financial institutions, c. Department Stores d. Drug Store with pharmacy drive-thru e. Fast food restaurants with drive-thru f. Retail business or wholesale business in association with retail sales 4
g. Indoor motion picture theaters h. Hotels, motels i. Commercial recreation establishments j. Automobile service stations k. Outdoor Display of boats, cars, landscape materials and equipment and other such items I. Accessory Use- in compliance with section 609 of "The Zoning Ordinance" m. Public utility installation and other essential services- such as sewage lift stations, electrical transmission equipment n. Temporary Uses- Uses allowed for Highway Commercial zoning (HC) in "Section 905 Temporary Uses" of "The Zoning Ordinance", Temporary outdoor displays of retail sales items or exhibits are allowed. o. Existing Uses- any use existing prior to the adoption of this planned development may remain as allowed by the previous zoning until a building permit is granted for new development on that parcel. 2. Development Standards: a. Parking Requirements- parking shall be as required in "Section 611 Offstreet Automobile Parking Requirements" of the "Zoning Ordinance" except that parking requirements for shopping centers shall be 4.5 parking spaces per 1000 square feet of gross leaseable space. b. Off-Street Loading and Unloading- shall be as required in "Section 612 Off-street Loading and Unloading Requirements" of the "Zoning Ordinance" c. Building Height- The Maximum Building Height shall be 35 feet as defined in "Section 302 Definitions" of the zoning ordinance. d. Site Coverage- A maximum of 80% site coverage as defined in the "Zoning Ordinance" is permitted. e. Minimum building setbacks from property lines 5
From Golden Isles Parkway (Spur 25) right-of-way - minimum 25 feet From Canal Road right-of-way -minimum 25 feet From The Brunswick Altamaha Canal- minimum 25 feet. From property lines adjoining single family residential lots- minimum 30 feet From adjacent commercial uses outside of the district- minimum 7 feet From internal property lines that may be created later by subdivisionminimum 0 feet D. Permitted Uses for separate Parcels This planned development allows the subdivision of "The District" into separate parcels meeting the requirements of the "Subdivision Regulations of Glynn County, Georgia". Any of the allowed land uses as specified in C.1 are permitted on any separate parcel created within the district. E. Exceptions or Variations from the Zoning Ordinance 1. An exception to the number of parking spaces required for shopping centers in section 611.6 of "The Zoning Ordinance" has been made in paragraph C.2.a of this text. 2. Building setbacks are specifically stated in paragraph C.2.d of this text and are not necessarily stated as such in "The Zoning Ordinance". 3. Signs- Exceptions to "Section 810.2 - Signs allowed in Certain Commercial and Industrial Districts" paragraphs (a)(b)and(e) are described in K.4 pf this text. F. Development Layout The intent of this planned development scheme is to allow the development of a regional shopping center along with the usual support businesses and functions. The final development layout and plan will be driven by market demand. All parts of the development will be presented to the Glynn County Mainland Planning Commission for site plan approval as the actual uses and tenants are identified. At the time of the writing of this text there is not a finalized plan identifying the locations for the various allowed uses.
G. Density Residential dwelling units are not an allowed use within the district with the exception of existing dwellings that may remain until a building permit is acquired for a use on the site of the dwelling. There are no stated density provisions for this planned development. H. Land Dedicated For Public Use Land owned by the applicant in a strip all along the Canal Road property line shall be dedicated to Glynn County to use for Canal Road right-of-way improvements. The exact area of land to be dedicated will be based on plans for the Canal Road right of way improvements as approved by Glynn County. Land necessary for a sewage lift station to be owned and operated by Glynn County shall be dedicated to Glynn County. I. Open Space Open space for this planned development includes all landscaped areas, parking lot landscaped islands, storm water ponds and other permeable ground areas. The total minimum open space will be 20% of the total district area. The sum of the open space for all individual parcels will be used to calculate this percentage. An individual parcel may not necessarily meet this requirement. J. Utilities 1. Water and Sewer: The water and sewer needs for the district will be provided by Glynn County. 2. Site Drainage: The storm drainage will ultimately be taken to the Brunswick-Altamaha Canal. Storm water ponds will be planned in order to comply with post development versus predevelopment storm water runoff as well as storm water quality issues. The storm water drainage system will be designed to adhere to all federal, state and local requirements. 3. Electrical, Telephone and Cable Television: Electrical Service is to be provided by Georgia Power. Telephone and Cable Television are available to the site. K. Miscellaneous Provisions 1. Buffers: Buffers shall be installed and maintained as required for commercial zoning districts in Section 613 of the "Zoning Ordinance". Buffers along the canal and other "waters of the state" shall be as required to meet the regulations of the 7
Georgia Department of Natural Resources as well as the provisions of Section 613. 2. Site Vehicular Access and Circulation: Vehicular access to the site will be limited to three four points along Canal Road as indicated on the master plan. The existing access to Racetrac Petroleum at the corner of the Spur 25 and Canal Road is counted as one of the three. Out parcels will not have direct access to Canal Road. The out parcels will be accessed by internal collector streets connecting to the 3 4 access points above. 3. Site Lighting: Site lighting shall comply with the provisions of "Section 622 Exterior Lighting" of "The zoning ordinance". 4. Signs: Signs shall meet the provisions of Article VIII of "The Zoning Ordinance" with the exceptions of "Section 810.2 - Signs allowed in Certain Commercial and Industrial Districts" paragraphs (a)(b)and(e). Instead the following type signs with corresponding specifications are allowed within the district: Monument signs- 3 monument signs identifying the district and the major tenants are allowed. One is permitted adjacent to Spur 25 right of way, and one each is permitted adjacent to the two major entrances on Canal Road. These monument signs may be two sided with a maximum height of 35 feet, a maximum profile area of 600 square feet, and the maximum sign area of 400 square feet on each side. Free standing out parcel signs- One freestanding out parcel sign shall be allowed for each separate out parcel created. These signs shall have a maximum height of 14 feet, a maximum profile area of 180 square feet and a maximum sign area of 80 square feet on each side. Wall Signs- Each separate tenant or business may have wall signs as defined in "The Zoning Ordinance" totaling not more than 500 square feet or 25% of the building façade with ever is less. 5. Refuge Dumpsters and Compactors: Refuge Dumpsters and Compactors shall be enclosed by walls with gates for truck access. The design of the walls and gates shall be opaque to view and compatible with the architecture of the nearby buildings. The height of the walls and gates shall be taller than the enclosed dumpster.
L. Development Schedule At this time there is not a set schedule for development. Market demands will dictate the sequence and progress of the work. It is anticipated that some work will begin on the site within the next 12 months. No Certificate of Occupancy for any structure will be given until the initial road improvements for Canal Road as indicated on the master plan have been completed. M. Landscaping and Tree Preservation Landscaping: Landscape islands planted with trees, other landscaping, and irrigation shall be provided in all the parking areas of the district. Other landscaping as required by "Section 613- Buffers" of "The Zoning Ordinance" shall be provided. N. Assurances All components of this development will be built in accordance with applicable codes and ordinances or as otherwise provided in this text. All development shall require site plan approval by the Glynn County Mainland Planning Commission prior to obtaining a building permit. Common areas and elements, to include parking lots, private roads, signs, drainage structures, site lighting will be maintained by a property owners association created for this purpose. Individual property owners will be responsible for maintenance of any of the above elements within their property.
12. 7/f LU T0H h 1 I E Hu II II!fh jj: oi: I I hi ROSEWO m: ojt1ç I \, - Lu 0-4 C14 LLJ a- Rio CL U UJ mi t1., o i I9 o U) I!1! < z I-cTh z LU z I 0 o it LU 31W IC --
ThM - -6411 td' -,\ 11j T LL I i; -i"i 411 L \ dt I / p ftii I L. lii -S 1 l. I ' Ob 'T. :i
ThM - -6411 td' -,\ 11j T LL I i; -i"i 411 L \ dt I / p ftii I L. lii -S 1 l. I ' Ob 'T. :i