~-- - - .... --- . ' . ·.":, .. .. 1 ., • • A • ZONING APPLICATION FOR GC AND PD-S USE BY · D. SCOTT HUDGENS FOR A REGIONAL SHOPPING MALL AND . RELATED COMMERCIAL DEVELOPMENT I • • • B_RlJNSVV!CK, GL 'y'r ·~N COUr~T.Y, GEORGIA AT GOLDEN ISLES PARKWAY I STATE HfGHWA Y 303 Af'-1 D . AL T AMA AVENUE MAY 24, 1982 Revised: 7-15-82 10-2-86 10-7-86 11-1-93 EP~e~Bee~l~ I . I ~• '" \I .,,' . The following text ro~mally requests a~proval of the Joint Planning Commission and Glynn County commission for an amendment of the off ic ia l Zoning Hap whereby a 335 acre tract at Colden Isles Parkway, State Route 303, and Altama Avenue will be zon~d G C, General Commercial, (56~ ·4 ·acres) and. PD-S/ Planned Developmen t-Shoppi n<J (278.6 n crcs) . The cu~ rent zoning is 70 acres General Commercial and the remainder is R-12 (12,000 s.f. lots). Approval of the text as submitted is necessary for the Applicant to produce a viable regional shopping mall and commercial center on the indicated tract. Be advised labels for uses as shown on the attached Zoning Plat (Exhibit "E") are for demonstration purposes only. lD-7-86 . : .f . '•- .. TABLE OF CONTENTS SECTION PAGE I BACKGROUND 1 II GENERAL DESCRIPTION 2 III LEGAL DESCRIPTION: 5 A) EXHIBIT A-1 100 Acr~s B) EXHIBIT A-2 --. 228 Acr~s IV STAND/'.. RDS FOR DEVELOPMENT,AND MAINTENANCE 5 v UTILITIES, ROADS 11 VI ASSURANCES FOR DEVELOPMENT 13 VII CONCLUSION 13 ENCLOSED AND MADE A PART HEREOF IS THE FOLLOWING SUPPORTING DOCUMENTATION: EXHIBIT 11 B" -- COl'-IPAIUSON GOODS SALES POTENTIAL ANALYSIS (Ml\RKET STUDY) EX"rliBIT II c II TMFFIC Ir-lPACT STUDY EXHIBIT 11 0 11 SAHPLE RESTRICTIVE COVENANTS EXHIBIT 11 E 11 ZONING PT... AT .. LA ND USE/DEVF.LOPMENT PLAN• SUBMITTAL GENERAL COMMERCIAL (GC) AND PLANNSD DEVELOPMENT-SHOPPING (PD-S) REGIONAL SHOPPING MALL AND COMMERCIAL CENTER / OY D. SCOTT HUDGENS .. Section I. Backg~ound The Applicant is D. Scott Hudgens, Jr. (the "Applicant") .. Since 1967, Applicant has developed the following shopping centers in Georgia: Oglethorpe Mall, Savannah; North DeKalb Mall, Atlanta; Lawrenceville Mall, Lawrenceville; Arrowhead Shopping Center, Jonesboro; Shannon Mall, Atlanta; Gwinnett Place Mall (under construction in Atlanta): Valdost~ Mall, Valdosta; and Cobb Place.Mail to open in 1985, n~ar Kennesaw. A representative list of tenants in these shopping centers is as follows: Sears, Roebuck and Company, Belk Department Stores, J~ C. Penney, Rich's, Davison's, Colonial Food Stores, Richway, Woolworth, Morrison's · ca:eterias, Eckerd Dkuys anJ Rcvco Drugs. The Applicant has extensive ~x~oricnce in the develop- ment of mall-type shopping centers' and adjacent commercial centers. These shopping centers have been developed in such a manner as to be an asset to their respective communities. -1- ·. Section • Gener~l nescriotion The site contains 335 ucres ~hich the Applicant intends to develop over a 10 to 15 year period as a- · r .etail/commercial complex to serve the Glynn County/Brunswick area as well as the other southeast Georgia counties. The dominant feature. within the en tire tract will be a regional shopping mall featuring up to five department stores connected by an enclosed, all-~eather, pedestrian mall with numerous retail shops and other compatible uses. The mall tract or Mall Development will occupy approximately 56.4 acres of the tract and will be developed in at least t~o phases. Applicant is requesting this tract be zoned General Commercial (GC) . The initial ·phase will feature at least two full-line department stores currently operating in the Brunswick area as well as no less than 150,000 square fe~t of rental space for shops, dining facilities, and service facilities (financial offices, insurance offices, beauty parlors, travel agency, etc.) A multi-scree~ theatre may be provided in conjunction with the Mall Development. The r1a11 Development \iill be subject to various long-~erm agreemen~s for easements, . operati~g. maintenance and oro­ motion. ·A" · confidential market study by Larry Smith & Company dated October, 1980, is attached as Exhibit "B". This report -2- 10-7-86 documents the• existing macket for the •Mall Development. The Applicant anticipates an opening by 1986. The remaining area of the tract will be developed over a 5 to 15 year period and will be refecred to as the Planned Devel- opment Area. The tract will consist of278.6acres and will be subdivided into numerous parcels ~or sale or lease to various commercial, retail, and office users generally found in planned commercial/business centers, especially those adjacent to regional malls. Individual parcels within the Planned Development Area will be thoroughly regulated as to use, ouality and type of im- pcovements. landscaoing, sionage, and onaoing u p-kee o . The Appli­ cant will continue the practice used in other major projects in Georgia of controlling virtually every aspect of the parcels by recording at the time of sale with the deed or land lease a set of "Restrictive Covenants", a sample copy of which is attached as Exhibit "D". A review of the attached covenants will show how rigid and thorough the contcol by the Applicant is to be applied and more importantly retained. ~t w~s ~ he origin~l intent of th~ Applicant to submit ~n application for General Commercial zoning (GC) for the entire proposed development. However, based on preliminary discussions with Mr. Craig Mahlman, the Executive Diractor of the Brunswick/ Glynn County Joint Planning Commission, it was decided that a -3- 10-7-86 ~ . ·. Plan Development-Shopping• • (PD-S) would• be moce appcopciate foe the Planned Development Area (22R acres). As stated in Section 723 of the Zoning Ocdinance, the PD-S Zoning District was created for the establishment and continuance of shopping centers and similar types of large-scale compatible use developments. This section provides further: The regulations ·which apply within this district are designed to encourage the formation of such planned development when and as appropriate and to permit the greatest latitude possible with respect to: l) internal site planning consideration; and 2) the location of these developments with the unincor­ porated portions of Glynn County, Georgia. In order for the entice project (both Mall Development and Planned Development Area) to be successful, it is essential the Applicant have the "greatest· latitude possible" with regard to the internal .planning consideration. The requested zoning clas- sifications will give Applicant the needed flexibility for a successful development that will be an asset to the corrununity as well as generating new jobs and new revenues from sales tax and ad valorem tax. T: ·, .:; lard which 1 s the .:;u~j ect watt.::;: of th.is application will be developed by the Applicant {n accordance with a general overall development plan. The plan is attached· as Exhibit "E", entitled "Zoning Plat". This document, dated t-sy 11, l9"B2; is by Richard T; Welch, a Georgia Reqistered Landscape Architect with substantial experience in land planning of commercial/business centers. It should be noted thi~ plan is schematic and actual -4- 7-15-82 ·. land use may differ slightly as actual• engineering, governmental, utility, and market consid~cations m~y necessitate. Section III. Legal Description Attached hereto: Exhibit A-1 36.4 Acre Regional Mall Development and EXHI13IT l\-2 278.6 Acre Peripherial Development Section IV. Standards of Dcvelooment A. Applicant agrees the following standards will apply to the entire tract: 1, A landscaped green belt will. be provided along the · frontage on State Highway~ which will be no less than 30 feet in width. 2. Attached Zoning Plat shows restrictions as to the number of curb cuts along Scranton Road and Highway 303. Locations shown a'""" approximate al!w may be shifted. 3. No manufacturing facil.i ti_es will be allowed. 4. No establishments will be allowed. for the - sal~ and/o~ display of pornographic materiul. · 5 . No establishments will be allowed for the operation of pornographic businesses including massage parlors, adult . -5- 7-15-82 10-7-86 . ·.,. ing with pornographic materi~ls. ~ There will be no curb cuts for commercial lots closer together than 150 feet and none closer than 100 feet to a road or easement intersection having a right-of-way width of 50 ft. or more 7. Underground utilities will be provided as feasible and all easements necessary for reasonable service will be provided 8. A tree of not less than 25 ft. in height will be pro- vided every 50 feet along internal and the project side of the peri~eter circulation right-of-ways (e~czpt at t~~ mall ~lo~g Golden -Isles Parkway) and access easements. _ -~ ~ \ \•I ll \ 0 ~~....--,_,l\....1 "-01'.- ~'~~~ 9. No building will exceed~ feet in height unless a variance is approved by the proper authorities. 10. All rights for ingress and egress for service will be-granted to applicable public services, e.g., police and fire departments, garbage collection,,etc. over roads and easements. 11. All improvements will feature supportive parking irregqrdless'as to whether this requirement exceeds those imposed by the Zoning Ordinance. i2. All parkiqg, loading and unloading areas will be paved and lighted so as to provide needed security and safety. _ 13. There will be no ullowed uses which involve permanent yard storage of junk, salvage, or used equipment,. parts, or materia B. The Mall Development will be develope.d in accordance with the standards set out in Section 712 of the Zoning Ordinance and as modified by this text. Regurding- the Mall Development (GC use) sub stantial landscape areas will be provided next to the buildings as well as in traffic i!lands s~milar to those shown on the Zoning Pla -- Various agreements with the mall tenants will restrict internal .