Lee County / Leesburg / Smithville Planning Commission TROY GOLDEN CHRIS GUARNIERI Chairman Vice Chairman

CLAY GRIFFITH, MARK WORD, DARREL FINNICUM, JASON SHEFFIELD, CHAD ARNOLD Planning Commissioners

MEETING MINUTES

August 2, 2018 T. PAGE THARP GOVERNMENTAL BUILDING

6:00 P.M.

Members Present: Troy Golden, Chris Guarnieri, Clay Griffith, Mark Word, and Chad Arnold Members Absent: Darrel Finnicum, Jason Sheffield

Staff Present: Megan Fowler, Rozanne Braswell, and Corrie Wheeler Public Present: Scooter Courtney – Flint River Habitat of Humanity, Inc.

Mark Reese – Applicant

Others Present: None I. MEETING CALLED TO ORDER

Chairman Troy Golden called the meeting to order at 6:00 p.m. II. Megan Fowler read the Georgia Law regarding campaign contributions. III. APPROVAL OF MINUTES OF July 5, 2018

Chad Arnold made a MOTION to recommend APPROVAL of the July 5, 2018 minutes with a second by Mark Word and vote was unanimous for APPROVAL.

IV. NEW BUSINESS City of Leesburg Land Use Application

Lanier Engineering, Inc (Z18-003L) has submitted an application to the Lee County Planning Commission requesting a variance to allow for .30 acre lot size in lieu of the required 1/3 acre minimum lot size. The property owner is Flint River Habitat for Humanity, Inc.; the applicant is Lanier Engineering, Inc. The property is located on South Lee Avenue in Land Lot 77, 2nd District, Lee County, Georgia.

Discussion followed to include a PowerPoint presentation (attached) by Megan Fowler. Scooter Courtney was present to answer questions about the application. No one was present to speak in opposition to the application. Public hearing and final vote will be held by the Leesburg City Council on August 7, 2018.

Troy Golden made a motion to recommend approval of the Variance application. Motion was seconded by Clay Griffith. Planning Commission voted to recommend approval unanimously.

Troy Golden Chris Guarnieri Chad Arnold Mark Word Jason Sheffield Darrel Finnicum Clay Griffith Yes Yes Yes Yes Absent Absent Yes

County Land Use Application Public Hearing

Mark Reese (Z18-021) has submitted an application to the Lee County Planning Commission requesting to rezone 9.708 acres from R-1 (Single-Family Residential District) to I-1 (Light Industry District). The property owners are Virginia Brooks and Dallas Brooks. The property is located at 3026 & 3028 Palmyra Road in Land Lots 246 & 267, 2nd Land District, Lee County, Georgia.

Discussion followed to include a PowerPoint presentation (attached) by Rozanne Braswell. Public hearing and final vote will be held by the Lee County Board of Commissioners on August 28, 2018. Mark Reese was present to answer any questions about the application. No one was present to speak in opposition of the application. Mark Word made a motion to recommend conditional approval of the Rezoning application with the following conditions: 40’ vegetative buffer be installed along the side and rear property lines abutting R-1 zoned parcel (parcel #169267001). Motion was seconded by Clay Griffith. Planning Commission voted unanimously to recommend conditional approval with the following conditions: 40’ vegetative buffer be installed along the side and rear property lines abutting R-1 zoned parcel (parcel #169267001).

Troy Golden Chris Guarnieri Chad Arnold Mark Word Jason Sheffield Darrel Finnicum Clay Griffith Yes Yes Yes Yes Absent Absent Yes

V. OLD BUSINESS

None VI. NEW BUSINESS

None

VII. ADJOURNMENT

Mark Word made a motion for adjournment with a second by Chris Guarnieri and vote was unanimous for adjournment at 6:39 p.m.

Troy Golden, Chairman Date Megan Fowler, County Planner/Zoning Administrator Date

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Planning Commission

City of Leesburg Variance Request

Applicant: Lanier Engineering, Inc. Owners: Flint River Habitat for Humanity, Inc.

(Z18-003L)

Basic Information • An application has been submitted for a variance to the Leesburg Code of

Ordinances, Article IV.- R-1 Single Family Residential District, Section 4.04, Area, height, bulk and placement requirements; 1/3 acre minimum lot size, for a single family residential parcel, with water and sewer connectivity.

• The variance requests that a .30 acre lot size be accepted, in lieu of the required 1/3 acre (.33 acre) minimum lot size.

• Flint River Habitat for Humanity, Inc. purchased subject property, with the intent to subdivide the 0.60-acre parcel into two (2) 0.30-acre parcels, for the development of two single-family residences.

The Flint River Habitat for Humanity, Inc. Homeownership Program goal is “to

provide a safe, affordable place for everyone to live. Basic qualifications for the homeownership program are that you do not currently own a home, you have good credit (or are willing to work towards better credit), that you are not in active bankruptcy, and that you are willing to live in Dougherty or Lee County. We also follow HUD income guidelines based on the number of people in your household.” Additionally, a Veteran Homeownership Program is supported through Habitat. One of the proposed homes is specifically designated for a Veteran; and it is possible for both homes to be owned by Veteran families.

• The property is located on South Lee Avenue in Land Lot 77, 2nd District

• The property does not lie in the 100 year floodplain. Public water and sewer is available in the area.

• Public water and sewer will be connected during the construction process.

• Subject property and the surrounding neighborhood has been zoned R-1 (Single-Family Residential District), since the inception of zoning in Leesburg, on November 5, 1996.

Planning Considerations Based on Leesburg Code of Ordinances, Article IV. –Variance Procedures, Sec. 18-99.-Conditions for variances. (a) A variance shall be issued only when there is: 1. A finding of good and sufficient cause; The existing residential neighborhood is predominantly built out, with single family homes, sited on individual parcels. It is impractical and virtually impossible, to purchase an additional .06 acres of adjacent property, to meet the .33-acre minimum parcel size. Therefore, a variance is requested to provide two (2) affordable housing units on infill lots, within the established residential area. 2. A determination that failure to grant the variance would result in exceptional hardship; The minimum .33-acre lot size for a single family residential parcel creates an unnecessary hardship. Subdivision of the .60-acre parcel would create deficiently sized (.30-acre parcels, in lieu of required .33-acre minimum lot size) tracts. Ordinance requirements would permit one single family home to be developed on an oversized .60-acre lot, instead of the proposed subdivision, which would allow for two (2) Habitat for Humanity homes, on individual parcels. 3. A determination that the granting of a variance will not result in increased flood heights, additional threats to public safety, extraordinary public expense, create nuisance, cause fraud on or victimization of the public, or conflict with existing local laws or ordinances. Approval of this variance should not cause substantial detriment to the public interest or impair the purpose and intent of the R-1 Zoning District. Variance approval could be beneficial to both the municipality and citizens, providing an increased tax base and affordable housing options.

Staff Recommendation Staff recommends variance Approval

(Z18-003L)

Rezoning Application Applicant: Mark Reese Owners: Dallas Brooks and Virginia Brooks

(Z18-021)

Basic Information

• An application has been submitted to rezone 9.708 acres from R-1 (Single-Family Residential District) to I-1 (Light Industrial District).

• Pending approved zoning, subject property will be purchased and combined into one 9.708 acre parcel, for the development of a roof truss manufacturing facility.

• I-1 permitted uses include building equipment, building materials, lumber, sand, gravel storage yards and yards for contracting equipment, maintenance or operating equipment of public agencies or public utilities, or materials or equipment of similar nature.

• The I-1 District is intended to permit certain firms, which are of a light manufacturing character, and do not require rail frontage or utilize substantial quantities of water.

• The property does not lie in the 100 year floodplain. Public water and sewer are not available in the area at this time.

• Environmental Health approval for well and septic system will be determined during development process.

• Access to the business will be provided from Palmyra Road.

Zoning History • Subject property has maintained the original R-1 (Single-Family

Residential District) zoning since the inception of zoning in Lee County in September, 1985

• Scattered single family residential development, on large parcels, occurred along Palmyra Road prior to 1985. This housing stock represents deteriorated and blighted properties

• Adjacent property to the south along Palmyra Road to Ledo Road, was zoned C-2 (General Commercial District) to support existing commercial uses. Although properties are zoned C-2, the existing uses are more compatible to I-1 (Light Industrial District) permitted uses

• Cypress Cove Subdivision was recently developed for single-family residential homes and is located on the southeast side of Palmyra Road

• Canuga West Subdivision (developed in the 1990s) is a built-out, stable neighborhood located on the southeast side of Palmyra Road closer to Ledo Road

Planning Considerations Will the zoning proposal permit a use that is suitable in view of the use, development and zoning of adjacent and nearby property? • Applicant plans to construct and operate a roof truss manufacturing

facility, which should be compatible with the adjacent commercial properties. There should be no adverse impacts to the adjacent residential property, abutting Fussell Road. The proposed facility supports building material manufacturing, within a fully enclosed building, mitigating any adverse effects of noise, odor, glare, or dust on nearby properties.

• Adjacent properties along Palmyra Road to Ledo Road, are zoned C-2 (General Commercial District), and support various higher intensity commercial uses more suited as I-1 Light Industrial permitted uses. Existing businesses include Palmyra Business Park Warehousing, Irrigation Associates, Sunbelt Rentals (originally a building supply-Pro-Build ), Safe Aire, Oxford Construction, Aldridge-Jordan, ServPro, Pac-Van, Inc. and warehouse/storage facilities. The existing uses employ outdoor storage of commercial equipment and materials, for wide-ranging and large-scale construction operations. A wide variety of service, staging, and storage facilities are located on these multi-acre parcels, and several are enclosed with industrial type chain link fencing.

Irrigation Associates

Oxford Construction Company

Palmyra Business Park

Safe Aire Heating & Cooling

Greater Fellowship Christian Ministries

SERVPRO

ProBuild

Planning Considerations • A recommended 40’landscape

buffer along the side and rear property lines adjoining R-1 parcel, should provide ample screening between adjoining land uses. The R-1 parcel is currently undeveloped and supports agricultural operations. Property is densely vegetated.

• The proposed use is suitable to adjacent commercial properties. Manufacturing activities should have minimal, if any; adverse effects and the recommended 40’ vegetative buffer will further protect the adjacent residentially zoned property.

• Pro Build – Woodford Plywood - Sunbelt Rentals • Office and parking in front of building • Warehouse and Umbrella Storage Facility to rear of parcel • Proposed use will incorporate landscaped parking area and an aesthetically

pleasing site configuration

Umbrella Storage Building

Will the zoning proposal permit a use that is suitable in view of the use, development and zoning of adjacent and nearby property? The existing uses are similar in nature to the proposed land use. A proposed accessory building (umbrella storage building), will be constructed in the rear of the manufacturing facility, providing covered storage of roof products and accessibility for distribution purposes. Site development and building placement will be adjacent to Palmyra Business Park, and will reflect site configuration similar to ProBuild: office and parking area will be visible from the street right of way and the manufacturing facility and covered storage will be located to the side and rear with appropriate landscaping.

What is the effect on the property value of the subject property should the existing zoning be retained? Subject property is zoned R-1 and is predominantly undeveloped land, supporting long-term vacant, single family homes, in a blighted condition. An older mobile home is used for storage. Property has been marketed for sale, as residential use, without success. The probability of residential development is questionable. Therefore, retaining the R-1 zoning district, could adversely affect the property value. If denied, will the effect on the applicant’s property value under the existing zoning be offset by the gain to the health, safety, morals or general welfare of the public? If the zoning proposal is denied, there should be no gain to the health, safety, morals or general welfare of the public.

Planning Considerations Will the zoning proposal result in a use which will or could cause an excessive or burdensome use of existing streets, transportation facilities, utilities, schools, fire protection, public health facilities, or emergency medical services? • Impact on the School System: Commercial development should have no impact on the school

system. • Impact on Utilities: Public water and sanitary sewer is not available to property. The proposed

commercial use would require Environmental Health approval for well and septic system. • Impact on Transportation Network: Staff estimates that the impact of the rezoning on the

surrounding transportation network would be as follows: • Georgia Department of Transportation 2016 traffic count identified 1,620 vehicles on Palmyra

Road, between Ledo Road and Century Road. Palmyra Road is classified as a rural collector road and has a capacity of 7,300 vehicles. Trip Generation: According to Trip Generation, 10th Edition, ITE, 2018, a manufacturing business could generate 2.47 weekday trips per employee. Based on this estimate, 40 employees could generate approximately 99 daily weekday trips. Palmyra Road can support the proposed use.

• Road Improvements: According to the FY 2015-2018 Transportation Improvement Program and the Dougherty Area Regional Transportation Study: 2040, no state or federally funded projects are proposed for Palmyra Road.

• The proposed use should generate more revenue than the cost of community services provided.

Pac-Van

Will the zoning proposal adversely affect the existing use or usability of adjacent or nearby property? There should be no adverse effect to the existing use or usability of adjacent or nearby property. Are there other existing or changing conditions affecting the use or development of the subject property which give supporting grounds for the approval or disapproval of the zoning proposal? Subject property has been unsuccessfully marketed for sale as residential property. Therefore, approval of the rezoning request is supported to allow the proposed commercial manufacturing development.

Is the zoning proposal in conformity with the policy and intent of the future land use plan for the physical development of the area? Yes Is the subject property well suited for the proposed zoning purpose? Subject property is a densely wooded site, consisting of more than nine acres, with approximately 419’ of road frontage on Palmyra Road, providing ample ingress and egress for commercial vehicles delivering and transporting materials, and finished products. Site configuration, with considerable lot width and depth, is amenable for the development of a manufacturing facility, and the requisite amenities. Additionally, site will be developed immediately adjacent to commercial property and a 40’ vegetative buffer will protect residentially zoned property.

Sims Pest Control

Planning Considerations Would the change create an isolated district unrelated to the surrounding districts, such as “spot zoning”? No, the area consists of both C-2 (General Commercial District) and R-1 (Single-Family Residential District) zoning. Established commercial entities adjoin subject property to the south. Although the properties are zoned C-2, the existing uses are more related to I-1 (Light Industrial District) uses. An undeveloped residential parcel adjoins property to the north, adjacent to Fussell Road, and is currently supporting agricultural uses. Are the present zoning district boundaries illogically drawn in relation to existing conditions in the area? No Is the change requested out of scale with the needs of the county as a whole or the immediate neighborhood? No Is it impossible to find adequate sites for the proposed use in districts permitting such use and already appropriately zoned? Limited site-appropriate property is available to support the proposed use due to the necessity for a multi-acre parcel with appropriate width and depth and frontage on an arterial or collector road.

Intersection of Ledo and Palmyra

Planning Considerations Would there be an ecological or pollution impact resulting from the proposed zoning if it is granted? No Is the rezoning proposal in conformity with the policy and intent of the Lee County Leesburg Smithville Comprehensive Plan for Development? Economic Development goal is to “increase the community’s tax base of commercial properties” and “continue recruiting firms that provide or create sustainable products”. The roof truss manufacturing facility will provide sustainable products and support the growing residential and commercial construction projects within the county, as well as providing 40 jobs.

Staff Recommendation Staff recommends Approval to I-1 (Light Industrial District) with the following condition: • 40’ vegetative buffer along the side and rear

property lines abutting R-1 zoned parcel (Parcel # 169 267001)

(Z18-021)