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CITY OF POOLER PLANNING AND ZONING MINUTES MAY 14, 2007
The regularly scheduled meeting of the Pooler Planning and Zoning Commission was held on Monday, May 14, 2007 at 6:00 p.m. Members present were Larry Olliff, Charles Archer, Wilson Roberts, Mary Louise Lanier, Scotty Fletcher, Nannette Ringham and James Reardon. Councilwoman Rebecca Benton and Zoning Administrator Jackie Carver were also in attendance. Chairman Wilson Roberts called the meeting to order at 6:05 p.m.
Charles Archer gave the invocation and Wilson Roberts led the Pledge of Allegiance.
The minutes of the previous meeting were approved as printed upon a motion made by Larry Olliff. Motion was seconded by Charles Archer and passed without opposition.
Chairman Roberts asked for a show of hands as to how many people were present to speak on items 1 and 2. Due to the public input anticipated with these items, a motion was made by Commissioner Fletcher to hear these items at the end of the agenda. Motion was seconded by Commissioner Lanier and passed without opposition.
PUBLIC HEARING:
1. Conditional Use Request to construct a Bowling Center at the corner of South Junction Boulevard and Godley Station Boulevard South. Craig Zuck of Thomas & Hutton Engineering Company, on behalf of his client, Mr. Jimmy Patel, presented the conditional use request to the board for their review and recommendation. He explained that a bowling center falls under the heading of “Family Entertainment Center” and is a permitted use in C-2, Heavy Commercial as a “conditional use”, meaning this location would have to be approved by the Mayor and Council for the City of Pooler. The proposed 24-lane bowling center will be approximately 30,000 square feet, nicely landscaped with 175 parking spaces. A 100’ buffer, which is heavily wooded, separates the commercially zoned area from the residential area. A 25’ easement has been added on the north property line that increases the buffer to 125’. The hours of operation will be, Sunday thru Thursday – 12:00 p.m. until l1:00 p.m., Friday - 12:00 p.m. until 2:00 a.m., Saturday – 9:00 a.m. until 2:00 a.m. The board questioned the building design and if alcohol would be sold. Food and beverages will be sold and also beer and wine, if the license is approved by the City of Pooler. Joe Orr of Brunswick Bowling & Billiards addressed the board about the building design. He stated that with the insulation and the type of construction designed for this type of building, the only way you could hear any noise would be if the doors were all open. Pictures were shown to the board of similar type bowling centers in Florida to illustrate the new concept in building design as compared to the “traditional” type. Public comments: Tom Dement, representing the owners of “The Crossing”, the commercial subdivision adjoining this property to the south, are concerned that the traffic and the noise in conjunction with alcohol sales and the late hours of operation will degrade the value of the property they are marketing for high-in office/retail use. Donna Fisher, resident of Town Lake Subdivision, is concerned about the late night alcohol sales being in direct conflict with a child friendly environment. She would strongly recommend that the council get detailed information of the other uses proposed in the other half of the building to maintain a child-friendly environment. Rick Shumate, representing nine residents on Manor Row, are totally against the bowling center being constructed on the tract that adjoins Town Lake Subdivision. They are concerned about the late hours of operation, and the fact that late night noise and alcohol does not mix. The address of the residents on Manor Row that Mr. Shumate represented included 105, 107, 109, 112, 114, 117, 118, 121, and 125 Manor Row. Debbie Kramer, resident of 113 Manor Row, also representing 119 Manor Row, read a letter from Robert Bryan who lives at 109 Manor Row. The letter from Mr. Bryan stated that he is 100% against the bowling center because of the hours of operation, traffic, and noise in general. Further, he believes the property should have never been zoned to commercial and would like to preserve the quiet serenity of his neighborhood. Cal Patel, President of the Town Lake Homeowners Association, stated that they are opposed to the bowling center in their backyard and furthermore, as parents, they are concerned about the type of people that it will attract. Harold Edwards of 115 Manor Row is concerned that the kids in the neighborhood will be going through his yard to get to the bowling center. Robert Daniels, business owner in the area, spoke in favor of the bowling center and does not feel surrounding property values would be decreased. Petitioner’s response: Craig Zuck stated that only five property owners adjoin this tract and according to trip generations performed on this type of use, the bowling center would generate less traffic than some other potential retail users. Regarding potential alcohol sales at the bowling center, there is already a liquor store located nearby in the Parkway Plaza. Further, Mr. Zuck stated that in 2005, the master plan presented to the city showed a bowling center in this area. Regarding the noise, Mrs. Carver reminded the board that the City of Pooler has a noise ordinance and decimal levels are stricter for this type of business. Comments from the board: Commissioner Archer questioned the width of the buffer and asked if the developer would be willing to provide a larger buffer. The developer has proposed a 100’ buffer between the commercial zone and residential zone, plus a 25’ easement. Councilwoman Benton asked if a bridge is proposed across Pipe Maker’s Canal from the YMCA to the proposed bowling center. In response, property owner Mike Kistler, stated that he has had some discussion with Mayor Mike Lamb, but no action was taken. Chairman Roberts stated that the board has options to require fencing or heavier landscaping in the buffer area. Craig Zuck stated that his client is willing to put up a fence and plans to add additional landscaping. With no other comments, a motion was made by Commissioner Fletcher to recommend approval of the conditional use request to operate a Bowling Center at the corner of South Junction Boulevard and Godley Station Boulevard South contingent upon a fence being placed between the commercial zone and the residential area on the rear. Motion was seconded by Commissioner Ringham. The motion passed with a vote of 3 to 3 with Chairman Roberts voting to break the tie.
2. Zoning Map Amendment Petition for property owners: Lee, West & Walsh, LP and Joshua A. Grach to rezone approximately 92.925 acres located on Old Louisville Road and U. S. Highway 80 – the front portion to C-2, Heavy Commercial and the rear portion to I-1, a Light Industrial Zoning District. Petitioner: Attorney Phillip R. McCorkle. Commissioner Reardon stepped down to excuse himself from any discussion of this item. Being an adjacent property owner that would be affected by the rezoning, Commissioner Lanier also stepped down from her seat on the board. Attorney Phillip McCorkle, on behalf of property owners: Joshua A. Grach and Lee, West & Walsh. L.P., presented the rezoning petition to the board for their review and recommendation. The request is to rezone approximately 92.925 acres located on the corner of Old Louisville Road and U. S. Highway 80, also known as Lots 1-5 and 21-24, Section 3 of the Houston Tract. The front portion of the Lee, West & Walsh Tract (82.925 acres) is already zoned C-2, Heavy Commercial. The entire ten (10) acre tract owned by Joshua Grach is zoned RA-1, a Residential-Agricultural–Limited district. The rezoning petition extends the commercial area to a depth of approximately 677’ on the western side of the Lee Tract from the right-of-way of U. S. Highway 80 and to a depth of approximately 300’ on the eastern side of the Grach property from the right-of-way of Old Louisville Road. The proposed zoning of the remaining portion of the property is I-1 (Light Industrial) which would be typical in this area of Pooler. The adjoining property to the west and the north is zoned I-1. The proposed access will be from U. S. Highway 80 and not Old Louisville Road. Pointing to the City of Pooler’s Zoning Map, Mr. McCorkle stated that on the east side of I-95, the zoning trend has been commercial zoning along the road frontage of U. S. Highway and Industrial zoning in the back behind the commercial zoning. Having worked on several rezoning petitions for North Point and met with the homeowners that live along Old Louisville Road, Mr. McCorkle is well aware of the problems with Old Louisville Road Besides being sub-standard and narrow, there is not enough right-of-way to widen or improve the road. Included with the rezoning petition is a concept plan that would reroute the west end of Old Louisville Road up through the Lee Wilson Tract with a proposed exit onto U. S. Highway 80 approximately 200’ west of the current entrance. DOT has reviewed and approved the concept plan. The plan presents a better and safer access onto U. S. Highway 80. No thru truck traffic would be allowed on Old Louisville Road and all truck traffic would be routed out to U. S. Highway 80. In closing, Mr. McCorkle reviewed the list of standards as to how his rezoning request met the criteria and asked the board to recommend approval of the rezoning. Public comments: Attorney Josh Walker, representing property owner William Hunter, stated that the rezoning request does not meet the fourth standard which states “Will this request place irreversible limitations on the area as it is or on future plans for it?” Believing that it would, Mr. Walker asked for a recommendation to deny the rezoning request. Mr. William J. Hunter, adjoining property owner, read verbatim a letter that outlined is reasons for opposing the rezoning. Furthermore, he is requesting that the City of Pooler deny any rezoning requests in this area until every property owner along Old Louisville Road is given equal protection under the law. Holly Young, Real Estate Agent for the Hunters, is concerned that the property owners in this area are being choked out. They have been told numerous times that the City of Pooler will not consider rezoning any property along Old Louisville Road until the road is improved to meet City of Pooler standards. So where does this leave them if property is zoned industrial all around them. These property owners have been here a long time and have paid taxes all these years. Some of these residents want to stay here and this board should respect and protect their rights. Ping Tyner, property owner on Old Louisville Road, stated that city council recommended that City Manager Dennis Baxter contact the residents along Old Louisville Road to request additional right-of-way for the widening of Old Louisville Road. Furthermore, he would like to ask North Point to talk to the state about the Old Louisville Road right-of-way and requested the board not to take action on this rezoning until the road issue is resolved. Mary Louise Lanier, an adjacent property owner, listed the following reasons for opposing the rezoning request: traffic congestion along U. S. Highway that backs up from Pine Barren Road, potential truck traffic exiting onto U. S. 80, property values will be affected and she questions the need for additional warehousing with existing vacant buildings in the SPA Park. The property is located in the flood plain and would like to know how this will affect the overall drainage in this area. She asked about the status of the proposed drainage study for the area east of I-95. Rufus Benton of 5158 Old Louisville Road reiterated that Old Louisville Road is a hazard and most of all unsafe for vehicular traffic. Chairman Roberts agreed the road is deplorable and stated the new road design would be beneficial to the residents. Commissioner Fletcher also stated that the new road would help more than it would hurt the residents. Mary Louise Lanier asked if any research had been done for possible access through Westside Business Park or Dean Forest Road. Petitioner’s response: Attorney McCorkle stated that the Westside Business Park is privately owned. The road is not being closed. His client is putting in an 80’ right-of-way and a full standard road at his own expense. The Tyners and the Hunters could do the same thing. The rezoning request is keeping with the City of Pooler pattern of zoning with commercial on the front and industrial on the rear. His client should not be penalized because other property owners can not rezone their property due to the sub-standard Old Louisville Road. With no other comments, Commissioner Fletcher made a motion to recommend denial of the rezoning request. Motion was seconded by Commissioner Archer and passed 3 to l with Commissioner Olliff opposing. Commissioners Reardon and Lanier returned to their seats on the board.
NEW BUSINESS:
Commissioner Reardon stepped down to excuse himself from any discussion of this item. Steve Taylor presented the site plan for an addition to the board for their review and recommendation. No water or sewer is proposed and most of the addition replaces existing paved area, so there is no additional runoff. There was some discussion regarding whether the five (5) oak trees on the approved landscape plan for the first building were planted. Mr. Taylor stated they were planted but in different locations. With no public comments, a motion was made by Commissioner Fletcher to recommend approval of the site plan for an addition to A & R Flooring at 1115 East Highway 80 contingent upon the location of the required trees being addressed. Motion was seconded by Commissioner Olliff and passed without opposition. Commissioner Reardon returned to his seat on the board.
Ryan Willoughby of Southeast Engineering and Environmental presented the site plan for the addition to the board for their review and recommendation. The owner proposes to expand the existing warehouse along with parking and additional landscaping. All of the engineering comments have been addressed. Therefore, Commissioner Reardon made a motion to recommend approval of the site plan for an addition to S. A. Allen at 163 Pine Barren Road. Motion was seconded by Commissioner Archer and passed without opposition.
Downer Davis of Davis Engineering Company presented the site plan for the addition to the board for their review and recommendation. All of the engineer’s comments have been addressed. Therefore, a motion was made by Commissioner Reardon to recommend approval of the site plan for an addition to Dorsey Tire/Auto Care at 1284 East Highway 80. Motion was seconded by Commissioner Lanier and passed without opposition.
Rick Shumate, representing property owner Anil Patel, explained the two lots had to be combined for the construction of the LaQuinta Inn and Suites at the corner of Gray Street and Parson Avenue. With no public comments, a motion was made by Commissioner Archer to recommend approval of the recombination plat. Motion was seconded by Commissioner Olliff and passed without opposition.
Commissioner Reardon stepped down to excuse himself from any discussion of this item. Chip Butts of Kern-Coleman and Company presented the site plan to the board for their review and recommendation. He reminded the board that they had already reviewed and approved the sketch plan for the proposed 12,000 sq ft. office/warehouse and the future 5,500 sq. ft. retail building proposed on this site. With no other comments, a motion was made by Commissioner Fletcher to recommend approval of the site plan for Port City Bumper at 1376 East Highway 80 subject to all of the engineer’s comments being addressed. Motion was seconded by Commissioner Ringham and passed without opposition. Regarding the landscape plan, Commissioner Olliff questioned if there were any tree calculations. Commissioner Lanier also asked if any of the existing trees on the site could be saved. Following some discussion, a motion was made by Commissioner Archer to table the landscape plan to give Mr. Butts an opportunity to provide the board with tree calculations and a “tree save plan”. Motion was seconded by Commissioner Fletcher and passed without opposition.
Chad Zittrouer of Kern-Coleman and Company explained the revision was needed to correct some lot numbers and addresses in Phase 2 of Forest Lakes. With no public comments, a motion was made by Commissioner Archer to recommend approval of the Forest Lakes, Phase 2 Plat Revision. Motion was seconded by Commissioner Ringham and passed without opposition. Commissioner Reardon returned to his seat.
There being no further business to discuss, Commissioner Lanier made a motion to adjourn at approximately 8.45 p.m. Motion was seconded by Commissioner Reardon and passed without opposition.
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