Planning & Zoning - Regular Meeting

Utility installations shall be submitted to the county following construction and final acceptance of all county utility tie-in for the first building. And I can answer any questions you may have. Any questions? All water would come from Brian County. No other questions. Question. Thank you. We have the applicant or representative the applicant to speak. You could, sir. As well, just please state your name and uh whom you represent. Thank you, chairman.

Yes, sir.

Uh board and uh staff, my name is James Anderson. I'm a surveyor from Statesboro. Um I have um I'm representing Strabinsky Capital Management who is presenting this sketch to you tonight. Um we have with us several representatives from Strabinsky uh on my left here uh who could answer any questions that you may have concerning their plans for the property. And also have Mr. Jason Shamblas with Thomasson and Hutton Engineering who could answer any questions you might have about the infrastructure that will be going into this project. Um Sarah has pretty much covered what we're asking to do. Uh we're asking this board to approve the sketch plan and division of 700 acres into four parcels for industrial development. It will include a new private spine road that would go up through the property and be able to give access to these properties. Uh, also included on this sketch plan is a the private road which would be also used as an easement by the county uh to get back into the rear of the property near the whale. And at the end of the spine road to Culat Road, there'll be a 20ft access easement to get to the existing whale site. Also, there's a 5.6 acre parcel that would be used and dedicated to widen warn farm road. Um, we are asking for a waiver on the sidewalk requirements. Staff has stated this waiver would be appropriate. Uh, we've provided a 20ft water utility easement exclusive easement for the county to use for installation of water along the private road on the eastern and northern side. uh the entire private road, the 100 foot

rideway would serve as an easement for county use as well. And as I mentioned, there's a 20 foot uh easement at the end of the road to get to the existing well. My involvement in this project would be to mark these four properties and the rightway that would be added to Warell Farm Road um and the easement locations. I would also be certifying to the acreage of the parcels and providing sign sealed plats that could be used for legal descriptions. Um, if you have any questions that may concern infrastructure, proposed water, sewer, those kind of things, Mr. Shamblas with Thomasson Hutton would try to answer those for you. And if you have any questions for us, we have three representatives here that could help with that. We appreciate uh you hearing us and we would ask that you approve this sketch plan. Thank you.

Thank you, sir. Any questions for him? Are are you good with um the Sir, come back. Okay. Are you good with the conditions set forth by Yes. the staff? Yes. Okay. Any other questions? Thank you very much for your time, sir. Do we have any speaker slips?

Any other formal discussion about this? Okay. Okay, we have a motion. We get um out of curiosity if it is listening. Can we get the the microphones turned down slightly because I'm picking up every single thing including sound, speech, thought. I can hear people thinking actually it's so loud. Just the speaker volume I think might be the biggest concern. Folks, you can hear me fine out there. Correct when I speak like this. Thank you. Turn them off.

Yeah. [clears throat] [cough] It's very difficult. Maybe it's just flaring up because I can't.

Can I get a motion to close? Motion to close public hearing. Second. All in favor? I I Anybody for a motion to approve or not? I make the motion to approve um with staff recommendations. I'll second that. All in favor? I. Any opposed? Forward. Thank you. Thank you. So this is a recommendation open pass on to the board of commissioners for final. Thank you for your time. Okay. Can I get a motion to open resoning project 2025 0805? Motion. Second. All in favor? I I Good evening. Good evening.

Feel like these microphones are all in our face. They're nice, but they're also nice and loud. That's right. Sensitive.

Yes. So, the first uh zoning action item tonight is a request by Holly Young on behalf of Harold and Angela Davis to reszone a track of land at 12138 US Highway 280 from the RR1 to the I2 General Industrial District. And this is the first of three related applications tonight. So, the next two will be right in mind. And this is on the north side of Bryan County in that Highway 280 corridor between I6 and Highway 80. And you can see the location map here a little bit closer up. So just some characteristics about this lot. It is 10.66 acres in size. And this is a speculative reszoning. So they have not submitted a concept plan for staff to review. It's solely just speculative reszoning to the industrial district. This lot is more narrow than other lots that have been reszoned for largescale warehousing projects such as the DSP or the JI Interstate West projects which you can see on this more recent Google image map where I've circled the subject properties and then you can see to the south where JI interstate west is as well as the DSP warehouse. These subject properties are separated from the JI interstate west development by significant wetlands which is kind of the runs of miles branch and you can see on this picture that branch kind of runs in that wooded area uh back towards Ora Parkway where it crosses under. So this is the most visible corridor I would say in North Bryan County between the interstate and Bickshin. You can see some of the existing Google Street images here. And when we look at the zoning map, you can see from the zoning map, this is an area of transition. So, this is one of three parcels we are going to be talking about tonight, but all four rural residential parcels have submitted applications to reszone to some sort of an industrial resoning. They are flanked by two I1 industrial resonings, which are the the light zones that you can see on the zoning map. And this area has changed quite a bit I

would imagine in the last 10 years. We're staff is not arguing that part. We know that this is an area in transition. Um I think our main concern is when you look at the comprehensive plan which I have pulled up on this slide. They fall into that mixeduse character area which seeks to preserve the most visible corridor from these most intense industrial uses. So the I2 industrial zone with it not being such a large scale parcel could be something such as an asphalt plant, a metal manufacturing facility, storage yards, could be a number of the most intense zoning uses allowed under the UDO. Um, and introducing this to the most visible corridor in North Bryan County is what causes concern for us within the comprehensive plan that was adopted. The I2 industrial zoning is not compatible with the mixeduse character area. The light industrial zoning is, but not the I2. And so because of that, u staff feels like the burden of proof is on the applicant to provide why they want to go to the most intense zoning under the county that the county allows from a rural residential. uh and we just do not feel like they have provided the evidence to meet that burden of proof uh with no concept plan. There's no TIA, so there's no traffic analysis. There's no known information about what sort of water demand there would be. And for those reasons, staff is recommending denial. And I can answer any questions you may have.

They're hinting to office use as well in the actual Say that. Weren't they hinting to officer like a contractor use? They did submit some information about using as a contracting office, which would not potentially be allowed as an allowed use under the I2 zone. Uh, the I2 [snorts] zone allows office space as an accessory for like a warehouse or something, but not just a standalone contracting office. What about the um light industrial? I think the light industrial may have some additional uses such as contracting offices that would not be allowed in the I2.

I'd have to go back and look. Tell me, would staff feel differently if they had asked for um something like multi-use or the I1? I think potentially yes. I think our biggest concern is the fact that they're asking for that most intense zoning district on the most visible corridor and you have some of those more intense uses allowed as well as you know taller buildings. You could have up to a 100 foot tall building in the I2 zoning district versus a 50- foot tall building in the I1. So, I think had it been a different request, it may have been looked at differently or that they would have presented something more concrete about what the plans are. Correct. Okay.

But I think we have to remember, correct me if I'm wrong, if we resone to I2, whatever comes before later can be approved. Correct. That is correct. in whatever conditions inside that I2 [clears throat] which I think is our concern with no concept plan. It could be some of those most intense uses such as the asphalt plants, the metal manufacturing, some of those [clears throat]

um whoever has the um clicker. Can you go back? I just I always ask this because I know so many people can't make it and I want to go back to the actual um photo just to show how close that is to 280. if you could just hang there for just a moment just so public can can see that. Thank you. The TIA being done itself. Imagine dump trucks going in and out trailers and stuff. Any other questions? No sir. Thank you. Thank you. Do

we have any representative or the applicant here to speak? Good evening, Mr. Chairman and members. My name is Holly Young. I am a ReMax agent from Savannah, Georgia, and I represent the Davises in this request. Um, in reading the staff's report, I found it interesting to see the comment that stated that the proposed I2 reszoning was not consistent with the character area. Um the property on 280 is only just a few feet away from uh 11900 which is the SR property that was reszone to I2. Um staff also listed three residentially zoned properties but they didn't list any of the properties that have already been zoned both light industrial and heavy industrial that lie on the same side of Highway 280 as this subject property. In fact, one of the properties that they listed in their report belongs to Mike and Allison Hulcom, and their request is following this one tonight to be reszoned. Um, there is absolutely no market for residential housing there. I mean, there nobody wants to live along 280 anymore. It's just too noisy and it's too dangerous with all the heavy truck traffic. And you know the current conditions have put an undue burden on the remaining people that are there. I mean they're having to live amongst this and if you don't if you try to sell residential property to somebody it's just not going to work. We you know beat that horse to death and it we're not getting anywhere. So we have asked for the speculative reasoning to help them market the property. you feel like there's a combination of over 30 acres if you put all four parcels together and somebody would do an assemblage. I'm I'm pretty sure you know they're not going

to come in and want to develop individual lots. Um there is an error in that there is more than 10.66 acres. There is actually we had a survey done when we did the wetland delineation. So it actually consists of 11.1. So, it's just a little larger than what they've done in their report, but we're hoping that, you know, we the reasonzoning of two properties for speculative uh reasoning at the beginning of kind of closer to Highway 80, the investor bought those and is leasing those properties out to some of the Hyundai people and eventually, you know, there will be a development plan that'll come before you when he gets a buyer for them. And um so that's kind of what we were were hoping to do with these properties is to maybe have another investor that would come in and be willing to wait until public utilities came along there to to approach you about you know doing a a commercial development. Um, I wanted to show you and if it's okay for me to approach just just how close that they are to this is property here and how close she is to warehouses. [clears throat] So when she looks out her door here, [snorts] this is what she's seeing. a big massive warehouse just a few feet away from where they are. So, you know, it's caused a lot of strife in their life to have to contend with that. You know, they didn't ask for this. They need some assistance trying to help them relocate so they can get to another part of [clears throat] their life where they can have peace and quiet. And I went back and looked and there are are a total of eight properties on that same side of 280 that have been reszoned industrial. Three of them have been reszone light industrial

and I have the list here and five of them have been zoned heavy industrial. So this is the list number as far as presenting a plan. We we did find out that the property over on Eldora Road came before the U board of commissioners for speculative reasonzoning um before without a conceptual plan and it was approved. So I know we're not the first person to ask for this, but we do ask for you to have some mercy on these people and to try to help them because it's it's been a nightmare the last few years for them to live in this. Um, so we would very much appreciate your consideration. Um, they may be willing to accept the uh, light industrial zoning. You know, I mean, we were kind of since the property next to her is already heavy industrial. That's one of the reasons why we asked for that, but any industrial would be better than where we are now. And I appreciate your time. If you have any questions, I'm here to answer them. [snorts] Could we go back to the

Yeah, really real quick. Are you able to give context as per the mix based on the 2024 comprehensive plan itself and the mixed use corridor itself? Can you give just a little context as to the reason as to why the corridor exists for that particular mixeduse premise? [snorts] Yeah. So go back here looking at the character in the comprehensive plan that was adopted in 2023. Uh it was [clears throat] considered to be most suitable for mixed use development such as highway commercial light industrial or multif family which is why the comprehensive plan says it's incompatible with the to kind of preserve it from the industrial development you can see it

so it wouldn't be so it wouldn't be if they brought it if they if they were to bring this to um development that they [clears throat] want light industrial they have to do a re relication on the light industrial event where there may be any qualifications on this particular because I know you said you're trying to get this from the RR out of the way because of course R we know it's a burden because as of right now with everything surrounding in Perl it's very you're feeling encroached upon absolutely

but I also want to give context as to why certain things aren't are allowed based upon the comprehensive plan just to ensure that you're not restricted completely it's just certain elements of the zoning is incompatible with what the plan was but god I'm sorry I apologize cons young for marketing because we are we've lived this most all of us on this board this have lived all this reszoning of that area

starting 2019 2020. So we've seen it. We've seen little islands of homes that have been in the middle. So we have compassion toward that. Um, so I think what we also have compassion for the individual homeowner and then also have that burden to look out for the the appearance, the look, the usage of for the county as a whole. Would that I1, did you mention that? Would that be something marketable for

It would certainly be better than what we have now for sure. And what happened is these people that are in this situation to go out and try to replace what they have, you know, it it's very expensive and they're not going to get money out of a residentially zone property on 280. I mean, there's nobody that's going to want to live there.

So, they're kind of caught between a rock and a hard place. So, if we could get an industrial zone, I think it would certainly help with the marketability of it. Um people are just real reluctant when you they see residential. They don't want to come down and have to fight to try to get it reszone. You know, they don't have time for all that. They just need to know that they've got something when they approached that is a doable thing. And um it just it would in 2023 things were a little different. You know, Hyundai hadn't opened. The traffic wasn't nearly as bad. I mean, it was still we all been fighting this for a long time. But when that plan was made, they had an idea that they wanted to have grocery stores and shopping strip centers for restaurants and all that. But, you know, that's not going to happen. I mean, you see where it is today. Nobody in their right mind is going to put a grocery store on 280 between 16 Highway 80. So, that plan's a little outdated. Um, probably needs to be brought back up, you know, and worked on a little bit better. But, it would um would certainly appre appreciate anything y'all could do to help these people. They they've been living a nightmare for a long time. [clears throat and cough]

U miss uh could you expound why couldn't it be restaurants and uh mixed use for us puds and things like that in that area?

Well, the traffic has gotten so bad the truck traffic. If you go out there, it's dangerous to be on that road and we don't have [snorts] enough rooftop rooftops there to support grocery stores. you know, we just don't have the people there that we should have. If if you're trying to sell a parcel of land to a grocery store, the first thing they want to know is rooftops, you know, in in a certain radius of where that location is. And most of the people from that area, you know, are gone. I mean, there just not anybody on 280 anymore, you know, except for that little deer run across the street. That's about all we've got left between 16 and Highway 80. Do you live in that area?

I live in Pooler, but I travel that area all the time. Okay. Now, isn't there another highway being cut across their way uh to eliminate some of that traffic off of 280? I'm not aware of that. It is old Kyler Roads. Oh, behind us. Right behind us. Back. So now uh if you if you live in Pula, you see how Pula have expanded far as uh restaurants and everything like that. Why cannot the north end of Brian uh in that section be there?

I really feel like it would be better served if it were closer to the Pinbrook area, Brian County. Um Pinbrook is a nice little town. I mean, there's a lot of pinup demand there, you know. In fact, I've got some property I just listed up there for sale and I've already had a lot of interest in that because it's if you've been to Rink or Springfield lately and especi especially Springfield, if you go to their market district, it's um they've taken that little town and they've just really made a nice nice place. You go there on Friday night, their little restaurants there, their little things for children to do and then they have like a a community gathering once a month there. So, it's really I feel like probably Pimrook would be better served to to do what you're like wanting to do.

Okay. Now, um Miss again to let's look at the uh the Avenue. I'm at Tim Pinbrook is about 7.2 miles away. Now, you have people there that's having the manufacturing jobs and some of the other jobs there. if they wanted to go out quickly and get something uh food or whatever uh besides Zachby and u loves you know that's right and pallets where would they go and also too is that if the town I mean if that area grows then that would be a certain amount of night life there too that's restaurants afterwards

about traffic well I I met with the um city of Pinbrook officials not long ago and they had five large subdivisions on their map coming to Pinbrook. So, the rooftops are coming there, you know, and I feel like the restaurants and grocery stores will follow. I mean, they've got five big subdivisions coming into Pinrook next year. Getting back to Pinrook, Pinbrook is 7.2 miles away, right? Okay. Now, with the 7.2 two miles away.

Uh if you have uh uh let's just say you have puds that in the area there, they would like to have some place to go out to eat instead of going to Pimpro all the way, you know, uh either uh either some office space there. Well, I just don't you know, we've had their property on the market for quite some time and we have not been approached by one person that wanted to put an office there or one person that wanted to put a grocery store there or a restaurant there, you know, and I feel like the signs are up and we just we just don't have the they don't have the interest in going there. Well, what interest has been

mainly mainly industrial? I [snorts] mean, that's been the big draw there. To what level? I I'd say probably about the inquiries we've had, we probably had 95% people that are looking for industrial. Can you pull that map back up just so everyone can see what's there now? The zoning map. I think what we need to look at is what is there because

the point that Miss Young was making that if you look at that area, there are not rooftops. If there's not people there outside of warehouses and industrial, right, then there's no one to eat at the restaurants though. So you and what and and two, if before we um finish, Brad or Amanda, could you just just for everyone to be clear, just list out some the I1 versus I2 um what the uses are. Yeah,

because you we've put the county we've put people into a situation where everything has been encroached upon these that had these large, you know, 10 to 20 acre lots and then we've, you know, we've reszone with Hyundai and all the um the warehouses and so now they're sitting in these islands. And so I just would like to see the difference between I1 I2 um to see if we have a a vote if that would look a little better. Go ahead, Mimi. Sorry. I live in that area in North Brian. Okay.

Um I live closer to the Pin Brookside, but um in that area there are restaurants. There's two restaurants. We have We have Sandra Seafood. You have Sandra and we have the new Zachbies, right? We have Ken IGA. There's a liquor store. There's a beauty shop. There's um a Dollar General uh and a motorcycle shop. Well, it's my understanding that when they put in the roundabout there that Kins and the Dollar General are going to be gone. Um I heard that was going to shift shift.

But maybe, but that was the last I heard that those those two were in jeopardy, you know, unless they changed the plan. But, you know, that that's going to knock two of them out if that happens. If if they go with the original plan that they had there. So, you know, you hate to lose those restaurants and hopefully they can relocate, but they're, you know, they've been there an awful long time before any of this development came. There's not anything new there in the last two years, you know. So, I mean, they were established and they're there and people know they're there and they depend on, but other than Zach's, but that's closer to the interstate. So, you know, Dollar General's new Dollar General. Well, not in the last two years. It's it's older than that. It's probably about four or five years old.

Guys, we're going off We're going off point. We understand that the necessity is to prove proof preponderance regardless. The focus is there there is potential for beyond that of I1 is what they're trying to get into. We want to keep this concise if we could please because we do have other things in the docket. Um, was there any other questions for her that pertain to the particular instance of potentially amending for an I2 belief that beyond? Not permission. Did staff get a chance to talk about the uses? Sorry. No, but I am prepared. Awesome. Go ahead.

I would be asphalt emulsion plants. asphalt plants. Um the manufacturing of lime cement or other non metallic products, metal products manufacturing, smelting and refining. Um it allows uses like wreckage salvage and junkyards

and some broader allowances on outdoor storage. So storage of equipment that would be um not enclosed whenever we're looking at the I1 uses as opposed to the I2 uses. We started to see more like support services um in the way of automotive repair is something that could be permitted in the I1 that would not be allowed in the I2 um some other support services in terms of vehicle sales. um those other types of like contractor offices, like pest control, landscape companies, they would be permitted to have um contract workshops there. Um further let's see for I2 we have solid waste collection which would be permented I2 but not waste I1 for I1 and we're seeing more support services that can help support industry in the area. The I2 is really focused on working in that industry and more manufacturing those uses.

Well, I can understand the concern of I2 with those uses. So, I think we would be receptive to the I1 for sure. Well, we we can't vote on I1. You have to vote on I2. You can we can I think you can amend it. You can recommend a denial. You can also do you can also do an amendment to it if I'm correct or at

commission could recommend an I17 because it's less intense than what is being requested in I2 while still staying within the same industrial category. So if you wanted to recommend an I1 that would be within your limits for this application that you could do. Would that be a recommendation to a motion to approve or motion to amend because the initial application was for an I2? I think it would be if you motion it would be a motion to approve. Okay. Yeah. And staff would be amanable to that. Um I think staff is more.

Just keep in mind regarding the situation, this is a recommendation that we will pass to the BR County Board of Commissioners on the next meeting. Absolutely. Do we have any other questions or concerns for us? I have a question for staff. Um, and it's how we present the motion. So, our our [snorts] if we wanted to um and please forgive me if you've already said this, but I just want to be clear so that we are doing this properly for the record. So, would we be making a motion to deny what they asked for and then recommend the I1 or would it just be uh an amendment to this?

I think you could just do it as a motion to recommend approval. Okay. Mich because my my mind, heart, everything right now is trying to always look out for the the wide encompassing what Bryan County is going to look like now and also 20 years from now. But also these people because if we go back to that map, I'm in agreement. No one's gonna buy that residential. That's done. That was done five years ago. So I1 for marketing to get these people relocated

relocated. Is I1 a marketable reszoning? Yes, it would be to get these people the money. Okay. We certainly will have a better chance of buying getting a buyer with I1 than we are with residential. That is I'm not too speculative. It's just Yeah, I agree. I'm not in disagreement with you. We just need to need to help them get out of there. That's what we want to do. So, you're good. Any additional questions on this side pertaining to I12?

On the I2 um staff, was there an environmental impact study done in that entire area for I2? No, I'm not aware of environmental impact on that area. Okay. What's anybody good? You okay? I'm not okay. But I'm not saying discussion wise just offering. Yep. Absolutely. Thank you very much. Thank you.

Appreciate you. Do we have any speaker slips particular? Is anybody in the audience willing to speak for or against this particular matter? Does anybody else need to speak in reference to this particular issue? Okay. If we get a motion to close then reszoning project 2025 0805. Motion to close. Second. All in favor? I. Okay. Any other further discussion before anybody else makes a motion? Okay. Okay. Can we get a motion on the matter, please? I'll make a motion to approve as I one or make the recommendation to I1 versus I2. I'll second that.

Discussion. None. Okay. We have all in favor. I I Okay, [snorts] it passes. Thank you very much, ma'am. Mr. [clears throat] Mr. Carwell. There was Okay, sorry about that. I I assumed denial. Okay. Uh was all opposed. I Thank you. Okay. One denial. Thank you, Mr. Carwell. Sorry about that, Mr. President for the next two. Can I get a motion to open resoning project 2025821? Motion to open. Second. All in favor? I. [snorts]

Good evening. Item number two is related to the first item. This is a request also by Miss Young representing Michael and Allison Hulkcom Jr. at 122206 US highway 280 also to reszone from the rural residential uh to the I2 general industrial and you can see here this is uh two individual parcels consisting of 6.67 and 8.06 6 acres which is collectively 14.73 between the two of them and then the next application is actually the parcel in between these two if you're looking at [laughter] and so just some additional context [snorts] on this one you have the existing conditions uh very similar to the previous parcel and then we also wanted to talk a little bit about uh some of the wetlands on this truck because according this plat is the reported plat on these properties that are is filed in the courthouse and according to the recorded plat they both have only 3.67 and 2.6 acres of uplands which is much less than the other tracks that lie in this corridor. So as you can see here uh between the two parcels put together there is only 8.46 or there is 8.46 acres of wetlands out of the 14.73 total. And that I'm assuming was delineated when the plat was first done and recorded at some point in the early 2000s. So other than that, it is pretty much very similar to the previous request. They are the next two parcels and you can see them pointed out here on the zoning map. So the last application is that parcel uh to the left between them and the uh I1 zoning. And then the last parcel that is not on tonight's agenda is that rural residential parcel on the right. And then you can see them here as in the character area. The same concerns as before with that mixeduse development uh being more suitable for highway commercial, light industrial or multif

family and still the same current concerns as before. Uh staff feeling like the applicant has not met the burden of proof and I can answer any questions you may have. Can you just go back to that zoning map one more time? I'm just driving home a point. Sorry. Um it just pu it in my mind it just pushes that I1 just pushes all of that um light industrial up toward 280 better looking right and then it pushes all most of that I2 general industrial heavy towards the back or down toward um that deer run area just a comment for that

it keeps the intended buffer that the mixeduse corridor was initially developed for Just a comment. Thank you. Any other questions? Thank you. Thank you. Applicant andor the representative wish to speak. Then sorry to be the dead horse. If you can state your name again and whom you represent.

My name is Holly Young. I'm a Remax agent out of Savannah, Georgia, and I represent Allison and Michael Hulcom Jr. They own the two parcels that we saw up here a few minutes ago. Uh we did have a wetland delineation done back in 2024 actually 2025 earlier the year. Um their father is coming up next and he owns the parcel in the middle. So in the combination of all three of these parcels there's a total of 20.7 acres. Um there are 11.37 acres of uplands and then the wetlands are in the back. So again, I think somebody's going to want to assemble these to put them all together. They are adjacent to Miss Davis's uh property as well. So that gives us over 30 acres total um for that immediate area. Um they're in this kind of the same boat that the Davises are in. You know, they built two beautiful homes there. Felt like that those were their forever homes and then they found themselves kind of sandwiched in between all of this industrial. I'm sure they would be amanable to the light industrial as well. Um, we just need to be able to market those properties to get them out of there. Have any questions? I'll be happy to try and answer for you.

No, but that made me think of one more question for staff. Um if if this is all goes up to the commissioners and it is resoneed to that I1 the light industrial and then Miss Young tries to market this and there's no market for it um they can always come back six months from now and ask for reasonzoning I believe

one year from applications for that oneear period is So if they receive a denial from one year but it is approved and they want to come back and request something else beyond that within what time frame so in two months if she's not seeing movement on that I1 we can re petition for I2 Gota.

Any other questions for me? Okay. Thank you. Thank you. Any other speaker slips for this particular matter? May we get a motion to close zoning project 2025 0821? Make a motion to close. Second. All in favor? I and if we may make a subsequent motion on the uh zoning project, please. Okay. Make I'll make a motion for this reszoning project 20250821 um to reszone to the I1. I second. Recommendation for the I1. Recommendation for the one. Yes. [clears throat] Thank you. I'll second that.

Okay. All in favor? I. All opposed to me. Okay, it carries. Motion to open. Can I get a motion, please, to open zoning project 20250822? I have a motion to open. Second. All in favor? I I again. Good evening again. There was no way to conglomerate, was there? No, because they're all three different uh property owners, so it's different applications. I just think it's funny that you can say good evening. [laughter] I wanted to make sure you're still having a good evening. Always a gentleman.

Say you're the Red Bull, but I'm still awake. [snorts]

This is the third uh application in that corridor tonight. This is Michael and Sandra Hul senior at 12288 US Highway 280. Also being represented by Miss Holly Young requesting to reszone from the rule residential to the I2 general industrial. Uh and you can see the location map here. that parcel that was between the Hulcom Jr. properties as well as the existing conditions this property. And then looking again at that recorded plat again just an additional concern staff had was out of the 6.29 acres that Mr. Hulcom had. Uh this plat showed 3.3 acres of wetlands with only just under three acres of uplands. And here you have the zoning map again showing um the same zoning map we've kind of been seeing the rest of the night. as well as the character area with some of the same concerns that we had on the additional application. And for those reasons, staff is also recommending denial on this resoling request as well. And I can answer any questions you may have. Just to ensure we can reassure, I1 is a possibility based upon the mixeduse. And if I based on the marketability of it all is denied, they can for that m for that matter, they can come back with no preclusion whatsoever to file for I2. Is that correct?

Approved with approved by by of course the commissioner that just want to make sure we're on the table with that. Thank you very much. Thank you. Okay. Does the applicant or representative wish to speak? Groundhog's day. We apologize. Good evening and again if you could state your name please for this particular matter and whom you represent.

Absolutely. My name is Holly Young. I'm a ReMax agent from Savannah, Georgia, and I rep represent Sandra and Michael Senior Hulcom in this matter. And basically, we have the same situation as we've discussed in the last two um before us. So, they're in the same boat that the others are in and we're trying to kind of help them all get a new place to live. We do appreciate your opportunity to to listen to us tonight and I'm sure they'd be receptive to the I1 as well. Any questions for commissioners and your understanding completely with everything that was said thus far? Absolutely. Thank you very much for being represented.

Any other discussions regarding this particular matter? May I get a motion to close? Motion to close. Second. All in favor? I may I make I may I get a motion for the project, please? [snorts] I'll make a motion also for this resoning project um 20250822 for recommendation for the I1 reszoning. I second. All in favor? I. All oppose. Thank you very much. Separate. Okay. Can I get a motion to open reszoning project 20250836?

Motion to open. Second. All in favor? I proceed.

Good evening again. Something a little different this time. This is an application by Miss Sabrina Henley representing Henry Del Murray to reszone 1.63 acres from the A5 agricultural zoning district to the RR1.5 rural residential district. And this is located at 2481 beautiful Zion Church Road. And you can see this is on the north west side of Penrook. And you can see on the location map here, it is fairly close to beautiful Zion Church Roads intersection with Holton Road and somewhat close to Bulock County. And you can see the existing conditions of the track here as well off of a dirt road. There is just one single family residence on it as well. and they are just proposing a minor subdivision to add an additional single family residence. And you can see the zoning map here and the area that's hashed in is the area to be reszoned. And you can see it does lie in that rural residential uh character area within the comprehensive plan which supports low density developments at one unit per acre or less. And recommended zoning districts include both the A5 as well as the rural residential districts. And you can see their concept plan here which shows uh the acreage to be reszoned with the remaining acreage and the existing residents to remain A5 with a total of two driveways, the one existing and maybe one additional one. And with that, staff is recommending approval of the requested resing and I can answer any questions you may have.

Any questions from the commissioners? Pretty simple. Thank you very much. Thank you. Do we have the applicant or the representative of the applicant in the crowd? If you wish to speak, please come up to the mic. You good? You're okay. Thank you very much for your attendance. Thank you so much. Okay. Uh, no other speaker slips for or against. Perfect. May I get a motion to close project 2025836? Motion to close. Second. All in favor? I. We make a [snorts] motion on this. Motion to approve. Second. All in favor?

I. Any opposed? Okay, carries. Thank you. A little bit different. Do I have to make this a text amendment? Correct. We have to Oh, do we have to open this particular one as well? Yes, this is also a public hearing. Fair enough. Okay, good job. So, we make Can I get a motion to open the text amendment to section 1114-612C? Motion. Second. All in favor? I Good evening.

Good evening. Um, so this item is a proposed text amendment to amend section 114-612C of the Brian County Unified Development Ordinance. And this section of code deals with the maximum percentage of gross land area that can be covered on an individual lot. Um, we talk about this um, more commonly we refer to this as the lot coverage. Um, and staff is bringing this proposed amendment forward uh for public hearing and discussion with the planning and zoning commission to get your feedback on some concerns that we're seeing with this standard. Um, and um hopefully either support of the staff recommendation or discussion on some alternatives that you would like for us to consider. Um, so to give everybody some context, um, whenever we talk about lot coverage, what we're talking about is the percentage of a lot that can be covered by buildings and other surfaces. And specifically in the Brian County ordinance, we're talking about imperous surfaces, uh, which would be the footprints of buildings. It would be driveways, sidewalks, patios, um, swimming pools are included in that also. [snorts] Um, and so if we look at the diagram that I have on the screen, we're really we're talking about that developed area of a lot. And so everything that is not developed um creates the balance of the lot against what the lot coverage would be. Um, and from a zoning standpoint, the reason why we like these standards in our zoning ordinances is because it helps to preserve open space and the appearance of yards. Um, it helps to limit overdevelopment of a site. Um and in turn it helps maintain the intended character of a zoning district. Um so currently whenever we look at our different zoning districts, we have maximum lot coverage that's permitted depending on the district that's being developed in. Um looking at the the

green tiers, um those are our agriculture and rural residential zoning districts. And you can see that the maximum lock coverage is capped at 20% um except for the RR1 district. Those are those oneacre lots that's capped at 30%. Um and so in the the rural districts, we're looking for more open space. You would expect to see that. Um you would expect to see more greenery. You would expect to see smaller building footprints. I'm trying to maintain that open rural aesthetic of those districts. Um whenever we move into the higher density residential districts, those are the ones represented in yellow. Um you can see that um lot coverage maximum increases a little bit. Um so now we're talking about smaller lots. Um and with that may come smaller yards and so they're permitted to cover up to 30% of their lots with those type of imperous surfaces. Um and then whenever we get into the commercial industrial districts, you see that that increases even more. Um these are going to be our more developed areas. Um these are areas that um have to accommodate for larger drive aisles. We have to be able to accommodate for parking lots in order to support um the businesses that are located there. Um and so you do see that coverage increase. Um, and so I want to be clear that staff is not making any um, recommendations to change the maximum lot coverage that's presented in these zoning districts. Um, only showing this to give you context about how that maximum lock coverage could maybe alter the character of these districts. Um, but what staff is looking at with the current ordinance is the current standards currently only count in pvious

surface areas towards that lot coverage. Um it does not take into account pvious surfaces um which with new technologies in um asphalts, concrete and pavers um they are now introducing you permeable pavement options. And because our ordinance is so specific to say it's only impervious surfaces, um we're now starting to see an increase in requests to um develop more of a site with these permeable options. And so from a storm water standpoint, you know, that might help reduce additional runoff um that could occur from storm water. Um but it does little to help with um you know maintaining the appearance of the the open space and the yards that we're trying to achieve um within these zoning districts and maintaining that character. And so with that concern, um, what staff wants to bring forward is the proposed amendment that really takes into account all of those hard surfaces, whether it's an imperous or permeable option, um, in order to help maintain the the open yards and the greenery that we're trying to establish within those zoning districts. Um and so for tonight and with this public hearing, um I don't know if there are any members of the public who would want to speak [clears throat] on this, but we are certainly looking for that feedback um you know to say is if we you know do not allow a proclusion for the the permeable um pavement options and that is allowed to go um you know to whatever extent a developer wants to allow it. um you know if if we try to cut that back by having that count towards the lot coverage and do you think that is too restrictive? You know are there other options um the public or the planning and zoning

commission would want us to consider with that? Um, you know, staff does think that by including these surfaces in the total lot coverage count and by not increasing the maximum lot coverage that's already allowed in those zoning districts, um, that we could achieve what we believe was intended with those standards. Um, but it's certainly something that is up for um, discussion and input if there's something else you would like for us to be considering with that. Um, so with that, I am available for any questions that you might have on this. Um, but as a public hearing, um, we should also open it up if there is any member of the public who wants to speak on it as well.

Feel like you should have had, um, pave paradise and put up a parking lot song playing in the background. That's all I hear. No, I think this is a great thing because as technology changes, our ordinances and codes have to change to keep up. Just like with any technology, um, because pavement is pavement and concrete is concrete. Whether you know the eye can't tell when you drive by, right? um when you come into our county or you live close to it if it's permeable or not. So, I think this is a great um amendment. I have a question, Amanda. Yes.

So, I heard you mention developers, so I'm assuming you're talking about like future development, taking all that into consideration, but this would also apply to perhaps a homeowner that wants to extend their driveway, do a fancy patio because they have a nice pool. So that would also apply in the case of somebody who wants to add on to their property. Yes, it would. Yeah, this extends across all the zoning districts. Yeah.

Any other questions for me? Any other comments? What would um if there was an exception to this, wouldn't they just come to you for a waiver or permission or you know what I mean? If if they were going outside of the standards. Well, so as it is right now, um let's say a lot is already at their maximum impervious coverage area. Um, and we can use an example of a commercial lot that may be maxed out at 60%.

They can come to us and say, "We actually want to increase our coverage to 80%, but that extra 20%, we're going to use a permeable PA." And under the ordinance, that's something that would have to be considered at an administrative level. Um, it doesn't even arise to um a variance for consideration. Gotcha. Now if with an amendments um such as this they would be capped at that 60% and any increase over that whether it be within imperous pavement or permeable would have to go through say a variance option to increase it.

Okay. It's in my mind it's preserving green space. Absolutely. Regardless because you can just have a whole parking lot full of stone take away from the trees that were any other considerations, questions or concerns with regard to this matter. Thank you very much. As with a public hearing, is there any public comment uh that anybody like to speak in reference to this particular text amendment? Any other staff questions or concerns that can be addressed with this? Commissioners, are you okay? Can we get a motion, please, to close the text amendment for section 114-612 subsection C? Motion to close. Second.

All in favor? I. We get a motion for this text amendment, please. [snorts] Make a motion to approve this text amendment section [clears throat] 114-612C. Second. All in favor? I I post. Thank you. All right. This will be a good one. May we please also get a motion to open? We have a Yeah, I was going to ask a motion to open. I think Stacey was asking. No, that was a few of the pages. Motion to open.

Yes. May [clears throat] one second. May we get a motion to open text message. Uh text message. My good my goodness. Text amendment for subsection for section 114-109 subsection B. Motion to open public hearing. Second. All in favor. We are on public hearing.

Good evening. Sorry we don't have a slide for this one. I [clears throat] think it's just indicative of how my month is going. This is pretty much uh part for the course this morning. [cough] So um this text amendment I had mentioned to you last month during just other business. The request has been made by the administration to present a text amendment to 114-109B that identifies the qualifications for people who are going to um be on boards that are under the unified development ordinance which the planning and zoning and the board of adjustment are. Currently to qualify a person only has to be a resident of Brian County. The administration would like that to be changed to unincorporated Brian County. And the reason why is this board as planning and zoning commission and sitting as board of adjustment only deals with issues that arise in the unincorporated area and feels that would be a better representation to have people that are from the unincorporated area. Um, I do want to say though that you make recommendations on the UDO. That is definitely in your purview. That is in the UDO and you should make the recommendation that you feel is best for the county and in your judgment as a member of the planning and zoning commission and the board of adjustment. And so I take no offense if you recommend denial on this. um recommend approval. Recommend approval with an adjustment, whatever you decide to do. But the issue before you tonight is whether or not we should you should recommend approval to amending this code section to require that anyone sitting on the board of the planning and zoning commission or board of adjustment should be a resident uninccorporated B county. With that, I can answer any of the questions you have. And just to be clear, and I I know this, but just to state it, the city of Richmond Hill and the city of Pinbroke both have their own independent planning and zoning boards.

Can can an unincorporated citizen or No, no, they can't. It's understand it's understandable based upon governance and legitimacy as well as totally understand. Sorry, Kevin. I don't mind. It's all good. I'll find some place else to sit. I think you're on city council as you already we've got you there. So, yeah. Thank you. Not yet. No, we have to wait. Nonetheless, um was there is there any other um real quick? Was there any other questions or comments for um Miss Miller with regards to this? Can we say effective January one? No. Sorry [laughter] guys, I'm out. We can

effective one February. Effective one February. go to the um board of commissioners at their January 13th meeting. So I guess I'll just turn back now if that's the case. Okay. Any other questions, concerns? Are there any public comments? Public hearing comments with regards to this. This is an open public hearing. People can speak freely with regards to or for or against. Any staff? No. Okay. May I get a motion to close, please? Text amendment for sub for section 114. Not a text message but text amendment 109 subsection B for pointing. Motion to close. Second. All in favor? I.

All right. Can I get a motion to approve? Deny amend or continuous. I make a motion to approve staff recommendation. Second. All in favor? I. All oppose. I'm neutral. You're fired. You're wired.

Wait, can I drop the mic then? It's all like the same schedules. Okay. Um, other business.

So, for other business, we have a couple of just end of year housekeeping items to take care of. the first being the approval of your 2026 meeting schedule. Um so staff has drafted the meeting schedule. Um it stays consistent with being the third Tuesday [snorts] of the month. Um and we have our alternating locations beginning in Pinbrook in January. Um there were no major conflicts with holidays this year. Um with the exception of March 17th, St. Patrick's Day. Um that is a day that we are still open and working. Um but I don't know if if you have plans and would want to consider another date for that.

Um otherwise [clears throat] um staff is recommending that we just stay um status quo. [cough] I get I get to go to the parade. Does green beer allow that day? [laughter] When you're done wear all I ask. I have one last question. [snorts] Wear green. pretend we already heard it. Um so if um if everybody is good with the proposed schedule, we will just [cough and clears throat] need a motion for approval. Motion for approval of the 2026 planning and zoning commission and board of adjustment meeting schedule. I second. All in favor? I opposed. And then

yes, before [snorts] your next item, because it's kind of related, um Amanda and I both wanted to congratulate Kevin Bose for his election to the Richmond Hill City Council. Congratulations. [applause] Unfortunately, he will not be able to continue serving on the Planning and Zoning Commission, but we did want to thank him for his service. Um, we understand that you all give up on a volunteer basis your Tuesday night. Um, you also spend time reading uh reading your packets which can be voluminous. We know um

that sometimes you have to make really tough decisions and you know you a lot of times don't make both sides happy. Somebody somebody may be upset by a recommendation or a decision. And we wanted to thank Kevin for all his effort and actually serving as chairman as well. And with that, let Amanda say a few words. Yeah. Just thank you for your service. Thank you. It's been a a pleasure working with you and having you on our board. Um we're sorry to see you go, but we're excited for um your new adventure. Thank you. I appreciate that. Thank you very much for everybody.

Um and so with that, our last housekeeping item for the end of the year is we do have to do the election of officers for 2026. Um so the election of officers is provided for in your bylaws. Um these new terms would start um January 1. Um but obviously with our our first meeting in January. Um the chair of course presides over the meetings and then the vice chair in the absence of the chair would step in and preside over the meeting. Um so with that I'll open it up for discussion on any nominations for chair. I abstain. [snorts] I nominate Stephanie as chair and Stacy as vice.

I second. Second. Oh, wow. [laughter] That was the fastest I've seen hands go up. Um, third. I I accept, Stacy. Yeah. Okay. Okay. All right. I'll bring every [laughter] call. We'll uh just take the final vote then. Okay. Um first and second. Uh all in favor of the new board come 2026. I I I

may I make one comment before we leave. Um I would we would like to say thank you to the staff for all you do because we know these are late nights for you. You've been here all day. You are so patient with us. you are so good with our community and we know that you um just won that big award and we are so thankful to have you as mentors to us and our community is so thankful. So we just had a little something from you. Thank you guys. [applause] Number one. Okay. No other questions, concerns, new business.

Okay. Thank you everybody for coming tonight. Thank you very much for all of your hard work. Nobody knows the dedication that the people in front of you uh for development do for this county unincorporated. Uh it has been my pleasure serving as your chair. It's been my pleasure serving um on the planning and zoning and it's been my pleasure taking these mints. Thank you everybody for everything. Um on my last order of business, may I get a motion to adjurnn? Motion to adjurnn. Second. All in favor? Thank you very much. Merry Christmas.