GLYNN COUNTY BOARD OF COMMISSIONERS

MEMTO: Glynn C FROM: Iris M. S SUBJECT: ZM-200 1708 Fre DATE: Novemb BACKGROUND: The rerecent meeting held Julyscheduled for Board of CBoard of Commissioners

REQUEST: This0.58 acre, located on theapproximately 110 feet o

APPLICANT: J PARCEL NUMB CURRENT ZON PROPOSED ZO COMPREHENS

adopted Glynn County Calong Frederica Road onCommercial Future Landintersection with Demeredepicted south and east o

GLYNN COUNTY BOARD OF COMMISSIONERS

701 “G” Street Brunswick, Georgia 31520 Phone: (912) 554-7400

Fax: (912) 554-7596

O ounty Board of Commissioners

cheff, AICP, Planner III

7-5 (I) Jasper Wilson Property derica Road

er 7, 2007

zoning application below was heard by the Islands Planning Commission, the most 17, 2007, and recommended for denial. The rezoning case was deferred before it was ommissioners action. Staff was recently notified to move the request forward to the .

is a request to rezone property consisting of 25,382 square feet or approximately east side of Frederica Road on St. Simons Island. The property has f frontage on Frederica Road.

immy Bishop, representative for Jasper L. Wilson, owner.

ER: 04-02466

ING: R-9 (One-Family Residential) Zoning

NING: LC (Local Commercial) Zoning

IVE PLAN LAND USE DESIGNATION: The land use presently designated in the omprehensive Future Land Use Plan for this property is Commercial. Southward the same side as the subject property is also Commercial Future Land Use. Use is also depicted opposite the property and southward along Frederica to its Road. A substantial area of Medium Density Residential Future Land Use is f the subject property.

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EXISTING LAND USE: The existing land use for the subject property is low density residential. PROPOSED LAND USE: The Jasper Wilson Property is a commercial zoning request for just over a

half-acre site with ingress and egress proposed on Frederica Road. Adjacent to the rezoning request site is an apparent street entitled “Barnes Plantation Road;” this is actually a driveway used for both (1) the condominium complex located about one hundred and twenty (120) feet away from its intersection with Frederica Road, and (2) ingress and egress for the commercial stores south of the subject site. The request proposes commercial use for a bank- Sapelo Southern Bank.

PLANNING: The application for rezoning was received in the Community Development office on

February 5, 2007. The material submitted for review states that the bank would be in character with the neighborhood because

“…with the exception of the adjoining property to the north, which is zoned R-9, One-Family

Residential, all surrounding properties are zoned HC (Highway Commercial) or PD-G (Planned Development, General). The owner to the north has indicated he may request a rezoning at some future date. His letter is attached.”

The application further states that the request would not be detrimental to the property or persons in

the area because “…businesses surround this property. The proposed bank would be a good neighbor, minimizing

impact.” SUBDIVISION: No request for subdivision is submitted nor does there appear to be a need to

subdivide the subject property. PUBLIC FACILITY DEMAND: It is important to assess the demand that will be placed on public

facilities in this location. Characteristics of the site such as traffic counts, density, intensity of use and the design configuration against the backdrop of adjacent properties and uses help determine if fire and police protection, water and sewer, school capacity, and traffic network are sufficient for the property to be developed for commercial use.

The projected traffic impact for a commercial drive-in bank was estimated by various means,

including how many employees, square footage of the bank, or the number of drive-in windows. Number of drive-in windows was chosen for the purposes of this rezoning. Ranges were given, with the low end being 207 ADT per window or 414 trips per day [207 trips x 2 windows], and the high end being 802.75 ADT per window, or 1,605.5 ADT per day [802.75 x 2 windows]. An average rate per day per drive-in window was 411.17 trips, times two windows as depicted in the concept plan with the application, calculates to 822.34 trips per day [411.17 x 2 windows] on a weekday.

Also depicted on the concept plan was a building with dimensions of approximately 50’ x 47’ or

2,350 square feet. Using this as a foundation for the calculations results in the following ADT for the 2,350 square feet bank: average rates of 265.2 ADT per 1,000 sf = 2,350 / 1,000 = 2.35 x average rate per thousand square feet of bank of 265.2 ADT = 623.22 ADT for the proposed Sapelo Southern Bank.

An average rate based on an average of the two methods shown above- one based on the number of

windows (the first example), and one based on the square footage of the drive-in bank of 2,350 square feet, was used in the chart below as a moderate base from which to derive the approximate average trips per day [822.34 ADT + 623.22 ADT = 1,445.56/ 2 = 722.78 ADT for the proposed Sapelo Southern Bank.

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Schools Water* Transportation** Drive In Bank (2,350 sf) N/A .16 gpd x 2350 sq ft = 376 GPD 723 ADT * Projected water use based upon minimum standards for public water systems, Georgia Environmental Protection Division and estimated number of bathrooms. GPD is gallons per day. ** Projected traffic based upon professional standards in Institute of Traffic Engineering Manual, 6th Edition. ADT means Average Daily Trips.

The total number of projected traffic trips for the rezoning is 723 Average Daily Trips. Frederica Road currently has in excess of 7,700 ADT and a service level of “C” or better (Georgia Department of Transportation defined level of service). Future estimated traffic shows projected traffic on Frederica is expected to grow to 11,300 ADT by 2030, Level of Service “D”.

A survey was recently conducted for Sapelo Bank of three of their bank offices located at Perry Lane

Road, Cypress Mill Road, and St. Simons Island. A sample of number of transactions, number of drive thru customers, and number of inside customers was counted four different days (see chart below).

It was stated that the number of transactions represented one or more transactions per customer,

therefore the number of drive through visits plus inside visits were more closely associated to the number of expected auto trips. The bank anticipates traffic trips for the proposed site to be similar to the Perry Lane office at first, rising to the Cypress Mill numbers over time. These numbers are dissimilar to the numbers provided in the ITE manual.

Sapelo Southern Bank Sample Survey

Perry Lane Cypress Mill St. Simons Island Transactions Drive-thru Inside Trans. Drive-thru Inside Trans Dr.-thru Inside Date 6-08-07 89 28 32 281 121 60 34 6-11-07 72 18 20 249 67 58 10 6-12-07 32 13 12 132 38 28 9 6-13-07 61 24 22 108 35 25 4

Estimated Parking Requirements: Commercial (1 parking space per each 200 sq. ft. of space = (50 x 47 = 2,350 / 200 sf = 11.75 or 12 spaces

Total Required Parking: 12 spaces Total Proposed Parking: 17 spaces. ENGINEERING: Engineering comments that: “…additional right of way is needed for Frederica Road, which should be similar in scale to the

property to the south. Direct access to Frederica Road should be removed given the proximity to the traffic light and the road intersection to the north and considering the existing traffic issues along this section of Frederica….”

Note: The applicant has depicted twenty-five (25) feet that could be dedicated for additional right-of-

way to align with the right-of-way to the south. UTILITIES: Utilities are proposed to be Glynn County water and sewer. Utilities staff comments that

public sewer as proposed is not available to this site. In addition, public water is proposed but is not available to this site. The nearest County owned and maintained water main is located on the west side of Frederica

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Road. Jacking and boring of Frederica Road is not a possibility due to the number of buried utilities underneath Frederica Road. There is no “bury depth survey” of each utility. Therefore, no one can ensure the boring of steel casing will not cause damage to buried utilities. While there are two possible routes to nearby water and sewer lines the applicant has not indicated how they specifically plan to provide service to the site. If the zoning were to be approved the applicant would have to depict the plans to obtain water and sewer facilities to the site.

SCHOOLS: Not applicable for a non-residential establishment. FIRE/POLICE: No information was provided regarding life/emergency services needs and no

comments or assessments made for the proposal. Fire Department staff had no objections to the rezoning request. FINDINGS:

In conformance with Section 1103 of the Glynn County Zoning Ordinance, the following findings of fact were considered in making the recommendation:

Whether the zoning proposal will permit a use that is suitable in view of the use and development of

adjacent and nearby property. Yes. The use seems suitable but the particular site less suitable for a high traffic facility such as a

drive-in bank with two through lanes, which generates many traffic trips daily. Whether the zoning proposal will adversely affect the existing use or usability of adjacent or nearby

property. Yes. The entrances will adversely affect existing uses due to how “tight” (small, tightly configured

for the intense uses that occur) for the subject site. Adjacent sites containing condominiums and various stores are in close proximity and affect this site.

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. Yes. As referenced above, vehicles entering and leaving both the condominiums and the adjacent

shopping center will conflict as right turns onto Frederica Road further interfere with vehicles moving in and out of the subject site.

Whether the zoning proposal is in conformity with the policy and intent of the Comprehensive Land

Use Plan. Yes. The Future Land Use is Commercial for this area and for this site.

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Whether there are other existing or changing conditions affecting the use and development of the property, which give supporting grounds for approval or disapproval.

Yes, for reasons given above. Previous development, site size, and configuration in relation to

adjacent sites have hindered the ability for the subject site to have flexibility in configuration and to achieve safe or efficient ingress and egress.

CONCLUSIONS:

The proposal is consistent with the Glynn County Comprehensive Plan Future Land Use Map. Yet the existing adjacent uses are already at or near capacity with respect to already in place configurations of site space, ingresses/ egresses, driveways, and adjacent site parking spaces and drive aisles. The proposed bank will add to already occurring congestion.

HISTORY:

This application was deferred at the May 2007 regular Islands Planning Commission Meeting until the June regular Islands Planning Commission Meeting at the request of the applicant. It was then deferred to the July meeting and a new conceptual site plan layout was provided by the applicant for the Island Planning Commission’s consideration. ALTERNATIVES: 1. Approve the request as submitted. This may include conditions and notes as contained in the report and

specified in the motion 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 that the proposal be approved on the basis that it is consistent with the Glynn County Future Land Use Map, but that the applicant shall address the following issues at time of site plan approval, in order to provide required utilities, and address potential traffic improvements:

(1) A plan showing how a connection to and provision of water and sewer will be provided to the site;

and (2) twenty-five (25) feet additional right of way shall be dedicated along Frederica Road.

GLYNN COUNTY ISLANDS PLANNING COMMISSION ACTION: At its meeting of July 17, 2007, the Islands Planning Commission recommended denial of the request and recommended that the applicant seek an alternate use. Motion: William Lawrence

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Second: Joan D. Wilson Aye: John Dow, William Lawrence, Preston Kirkendall, Paul H. Sanders, Desiree Watson,

Joan D. Wilson, Robert C. Ussery Nay: None Abstaining: None Absent: None RECOMMENDED MOTION:

I move to approve request ZM-2007-5 (I), The Jasper Wilson Property, from R-9 to LC; additionally, when the applicant submits plans for site plan approval they shall:

(1) A plan showing how a connection to and provision of water and sewer will be provided to the site

shall be submitted prior to and in conjunction with the site plan; and (2) twenty-five (25) feet additional right of way shall be dedicated along Frederica Road.

ALTERNATIVE MOTION:

I move to deny the request to rezone case ZM-2007-5 (I) The Jasper Wilson Property, from R-9 to LC based upon the lack of water and sewer connections, the potential high traffic generation for a small site, and the difficulty of ingress/egress within a very short distance of a traffic light with four-way intersection, as well as any other issues identified in the rezoning report and expressed by the public and the Commission at this hearing. APPENDIX A - AERIAL LOCATION MAP APPENDIX B - LOCATION MAP APPENDIX C - SHAREPOINT STAFF COMMENTS APPENDIX D - GENERAL LAYOUT CONCEPT PLAN

ZM 2007 005 (I) Jasper Wilson

FRED

ERIC

A

CIRCLE

EDWARDS

BLAIR

FLO

RID

A

LON

GVI

EW

GEO

RG

IA

RIVERVIEW

REDFERN

ALAB

AMA

LAU

REL

VIE

W

MARKET

FOURTH

BAR

NES

PLA

NTA

TIO

N

KINGSMARSH

PRIVATE

HERON

LOW

CO

UN

TRY

SKIFF LANDING

CIR

CLE

DR

BARNES PLANTATION DRIVEWAY

HAN

OVE

R S

QU

ARE

BARNES PLANTATION

BLAIR

PRIVATE

PRIVATE

LONGVIEW

MARKET

PDG

PDG

HC

HC

R9

HC

HC

HC

HC

R9

PDR

R6

R6

HC

R6R6

R6

R6

R6

R9

PDG

R9R9

HC

HC

R6

GC

MED

LC

GCR6

R6LC

R6

LC

R9R9

New submission on 2/5/07. Distributed to engineering, planning, utility, GIS, drainage, traffic, and fire on 2/7/07, comments due by 2/21/07.

Jasper Wilson Property (ZM-2007-5 (I)) Posted by Intake Desk - ComDev

2/6/2007 9:34 AM

Compliant. The information submitted on 2-5-07 has been entered into the data base.

Jasper Wilson Property (ZM-2007-5 (I)) Posted by marilyn proper

2/8/2007 11:31 AM

Jasper Wilson Property (ZM-2007-5 (I)) The zoning information is submitted to a file. I am gathering comments from everyone prior to working on the report that will go to the IPC, likely the March 20 meeting. Iris M. Scheff, AICP 554-7434

Jasper Wilson Property (ZM-2007-5 (I)) Posted by Iris Scheff

2/16/2007 5:10 PM

Jasper Wilson Property (ZM-2007-5 (I)) According to sewer water review, this rezone will not be placed on the agenda until a letter of agreement ensuring water and sewer can be brought to the site, which is currently not the case. Iris M. Scheff, AICP 554-7434


2/26/2007 9:20 AM

Approved 2/20/07 Capt. J. E. Johnson

Jasper Wilson Property (ZM-2007-5 (I)) Posted by Fred Johnson

2/21/2007 2:36 PM

Compliant

Jasper Wilson Property (ZM-2007-5 (I)) Posted by Andy Young

2/21/2007 2:51 PM

Application reviewed was stamped by P&Z on 5 Feb 2007 • Additional right-of-way is needed for Frederica Road. This should be similar in scale as the property to the south. • Direct access to Frederica Road should be removed (even right-in/right-out) given the proximity to the traffic light and the road intersection to the north and considering the existing traffic issues along this section of Frederica and the existing access to the Barns Plantation Driveway. • Drainage may be an issue. The design of the Barns Plantation pump system may not have considered commercial development in this area. Paul Andrews 21 Feb 2007

Jasper Wilson Property (ZM-2007-5 (I)) Posted by Paul Andrews

2/21/2007 3:23 PM

Direct access to Frederica Road should be removed (even right-in/right-out) given the proximity to the traffic light and the road intersection to the north and considering the existing traffic issues along this section of Frederica and the existing access to the Barns Plantation Driveway. Access shown at Barns

Jasper Wilson Property (ZM-2007-5 (I)) Posted by Gary Spikes

2/21/2007 4:15 PM

Page 1 of 3Discussion Board View

7/9/2007http://drts1/currentplanning/_vti_bin/owssvr.dll?Using=Lists%2fRezones%2fExpanded%2e...

Platation drive way should be located 60' from the right of way intersection at Frederica Road.

UNDER REVIEW COMMENTS DUE 2/22/07

Jasper Wilson Property (ZM-2007-5 (I)) Posted by Timothy L. Ransom

2/21/2007 7:36 PM

Not Compliant 1. Public sewer is proposed but is not available to this site. A. before this rezone is approved, the applicant or thier agent presents a notorized agreement with the adjacent land owner permitting them to connect to and extend sewer facilities to this proposed site. 2. Public water is proposed but is not available to this site. A. The nearest County owned and maintained water main is located on the west side of Frederica Road. B. Jacking and boring Frederica Road is not a possibility due the number of buried utilities underneath Frederica Road. Without a bury depth survey of each utility, no one can ensure the steel casing will not cause damage to buried utility's underneath the pavement. A. Before this rezone is approved, the applicant or thier agent presents a notorized agreement with the adjacent land owner permitting them to connect to and extend water facilities to this proposed site.


2/22/2007 11:25 AM

It is understood that the Island Planning Commission did recommend denial of the request. Currently, staff is responding to comments from Mr. Larry Bryson. The letter dated 04/03/2007 has been distributed to all parties involved.

Jasper Wilson Property (ZM-2007-5 (I)) Posted by Fred Carpenter

4/23/2007 3:11 PM

Resubmission on 6/6/07. Distributed to engineering, planning, utility, GIS, drainage, traffic, and fire on 6/13/07, comments due by 6/27/07.

Jasper Wilson Property (ZM-2007-5 (I)) Posted by Intake Desk - ComDev

6/7/2007 3:39 PM

Compliant. The information submitted on 06-06-07 has been entered into the data base.

Jasper Wilson Property (ZM-2007-5 (I)) Posted by marilyn proper

6/14/2007 8:23 AM

This proposed tract of land cannot be developed without public water and sewer! At present, a normal connection public water and sewer is not available. Without easements granted from adjacent properties, access to public water and sewer is not available to this site as proposed on the supplemental information request form. This request should be upheld until access easements to public existing water and sewer facilities are granted.


6/14/2007 11:31 AM

Approved 6/17/07 Capt. J. E. Johnson

Jasper Wilson Property (ZM-2007-5 (I)) Posted by Fred Johnson

6/18/2007 2:14 PM

If direct access to Barns Plantation Driveway has be denied, and their will be no access to Barns Plantation Driveway then direct access to Frederica Road will be limited to right-in / right-out ONLY. This will require a raised island and a right turn lane added off of Frederica Road.

Jasper Wilson Property (ZM-2007-5 (I)) Posted by Gary Spikes

6/27/2007 10:16 AM

Jasper Wilson Property (ZM-2007-5 (I))


6/27/2007 11:38 AM



Report has been written and rewritten and hearing held and then deferred due to advertising for July 17, 2007 IPC meeting. Iris M. Scheff, AICP (912) 554-7434

Compliant

Jasper Wilson Property (ZM-2007-5 (I)) Posted by Andy Young

6/27/2007 3:11 PM

Plans under review. Comments will be available on Fri 29 June. Paul Andrews 27 June 07


6/27/2007 5:20 PM

Application reviewed was stamped by P&Z on 6 June 2007 Comments from the 21 Feb 2007 review – AMENDED WITH CURRENT COMMENTS IN ALL CAPS • Additional right-of-way is needed for Frederica Road. This should be similar in scale as the property to the south. - THIS WILL NEED TO BE SHOWN ON THE CONSTRUCTION DRAWINGS, BUT SHOULD BE A ZONING REQUIREMENT. • Direct access to Frederica Road should be removed (even right-in/right-out) given the proximity to the traffic light and the road intersection to the north and considering the existing traffic issues along this section of Frederica and the existing access to the Barns Plantation Driveway. – I UNDERSTAND THE ACCESS TO BARNS PLANTATION IS NOT AN OPTION. THEREFORE, THE ZONING PLAN SHOULD INDICATE RIGHT-IN/RIGHT-OUT ONLY. • Drainage may be an issue. The design of the Barns Plantation pump system may not have considered commercial development in this area. – THIS WILL HAVE TO BE LOOKED AT WITH THE BUILDING PERMIT APPLICATION. • AN ACCESS EASEMENT IS NEEDED FOR THE EXISTING DRIVEWAY. • THE REAR OF THE LOT MAY BE ENCUMBERED BY THE EXISTING DRAINAGE DITCH. ACCESS TO THE DITCH FOR MAINTENANCE WILL HAVE TO BE MAINTAINED. Paul Andrews 2 July 2007


7/2/2007 5:19 PM



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