Columbus, Georgia

PLANNING ADVISORY COMMISSION MEETING

June 19, 2002



A meeting of the Planning Advisory Commission was held Wednesday, June 19,

2002, in the Council Chambers of the Plaza Level of the Government Center.



Commissioners Present: Chairperson Ralph King, Vice Chairperson Bradford

Dodds, Rick McKnight, Sharon Jamison, Berry Henderson, Mike Corradino, Arline

Kitchen Derrick Shields, and Shep Mullin



Commissioners Absent: None



Staff Members: Will Johnson, Zoning Administrator, and Janell Price, Principal

Planner



Others Present: Spencer Waddell, Richard Waddell, Chuck Ford, Kelly Ward,

Rodney Love, Tammy Shortnacy, Hal Shortnacy, Lauren Shortnacy, Ken Lancaster,

Jeannette Lumpkins, Wanda Lybarger, Bette Schroeter, Rosemary Franklin, Colleen

Snelling, Fornie Hurtt, Danny Hicks, Lisa Hicks, Roseanne Garner, Kenn German,

John Allen, Randy McGee, David McGee, Jim Moye, Rodney Brimberry, Betty Tapley,

George Hill, Edward Breitfelder, Dorothy Jolley, Jean Dimitri, Verdel Cargal,

Jim Odom, Bill Martin, Jeff Hedges, Charles Fold, Jr., Trey Carmack, Ron

Mullinax, John Martin, Rob McKenna, Ken Spano, Heidi McConnell, Charles

Flowers, Nancy Rodman, Steve Cummins, Lon Marlow, Jerry Bickwith, and Chris

Kiggins.



CALL TO ORDER



Chairperson King called the meeting to order at 10:12 a.m. Chairperson King

explained the rezoning process to the audience. Chairperson King asked for a

motion on the June 5, 2002 meeting minutes. Vice Chairperson Dodds made a

motion to change the wording for case ZC0203-6 to reflect that the

recommendation was for R-3. Commissioner Henderson seconded the motion and

made a motion to accept the minutes with the appropriate changes. Commissioner

Jamison seconded the motion. The minutes were approved unanimously.



I. TABLED CASES



1) ZC0204-4: A request to rezone the northwest side of Arkansas Drive, the

northwest corner of Arkansas Drive & Anglin Road, and the southwest corner of

Claymore Road and Anglin Road. The property is currently zoned R-1A(Low

Density Residential) District. The requested zoning is R-4 (High Density

Residential) District. The property is to be used for apartments.



Randy McGee, Applicant



Chairperson King stated that Commissioner Mullin would be voting in place of

Sharon Jamison, who was abstaining.



Mr. Will Johnson presented the Planning Division?s Finding of Facts. He stated

that the request is not consistent with the Comprehensive Plan P.D. 7, which

shows Low Density Residential for this area. He stated that the request is

consistent with the policy statements P.D. 7, Residential Development policy

statement #2. He stated it is compatible with existing land uses. The



property is served by all city services. He also stated the property does not

lie within a studied floodplain and floodway area. Engineering will need to

approve a drainage plan prior to issuance of a Site Development permit. Mr.

Johnson stated that the request does not constitute spot zoning. He also

stated that the report from Transportation Planning states that the request

will not have a negative impact on the transportation network. He reported

that off-street parking and curb cuts must meet the Codes and regulations of

the City of Columbus Consolidated Government for commercial usage. A

deceleration lane may be required. Mr. Johnson stated that special conditions

are needed: 1) all lighting shall be directed internally using deflectors and

2) no external trash dumpsters / compactors shall be located along the property

lines bordered by the R-1A zoning district. He stated that he received comments

from adjoining property owners. He also stated that a packet created by the

opponents were included in the PAC packets.



Jim Moye, representing the applicants, addressed the intentions of the

applicants as well as the concerns that were brought by the area residents

(traffic, children walking to school, storm water run-off, etc.). He stated

that the applicants wanted to self-impose two additional conditions: only one

entrance shall be allowed onto Arkansas Drive and a right-out only sign shall

be placed at the driveway for residents exiting the apartments.



Bette Schroeter and Wanda Lybarger, residents of Anglin Place Condominiums,

addressed their concerns (traffic, children walking to school, drainage, etc.)

and disputed Mr. Moye?s assessment.



Lon Marlow, representing Columbus State University and Foundation Properties,

stated that the University is opposed to the apartments. Mr. Marlow stated

that he felt the there was not enough space for 32 apartment units (or

amenities) on that property and that they would not be cost efficient for

students. He also stated that the University was looking at this property for

future expansion of the University.



After lengthy discussion, Chairperson King entertained a motion. Commissioner

Henderson made a motion to conditionally approve the request based on the fact

it is consistent with a policy statement of the Comprehensive Plan, it is

compatible with existing land-uses, and it will not have a negative impact on

the transportation network. The recommended conditions are: 1) all lighting

shall be directed internally using deflectors, 2) no external trash dumpsters /

compactors shall be located along the property lines bordered by the R-1A

zoning district, 3) only one driveway shall be permitted onto Arkansas Drive,

and 4) a right-out only sign shall be placed at the driveway for residents

exiting the apartments. Commissioner McKnight seconded the motion. The vote

was carried unanimously for conditional approval.



2) ZC0205-3: Arequest to rezone the property located at 2012 10th Avenue. The

property is currently zoned A-O(Apartment-Office) District. The requested

zoning is C-2 (Neighborhood Shopping) District. The property is to beused for

medical offices.



Flowers Construction Co., Applicant



Mr. Will Johnson presented the Planning Division?s Finding of Facts. He stated

that the request is not consistent with the Comprehensive Plan P.D. 8, which

shows Offices for this area, and it is consistent with the Medical Center

Redevelopment Plan, which also shows Offices for this area. He stated that the

request is consistent with the policy statements P.D. 8, Commercial



Development policy statements #1 and #2, and with the Medical Center

Redevelopment Plan, Part I, Goal A, #3 and #5. He stated it is compatible with

existing land uses. The property is served by all city services. He also

stated the property does not lie within a studied floodplain and floodway

area. Engineering will need to approve a drainage plan prior to issuance of a

Site Development permit. Mr. Johnson stated that the request does not

constitute spot zoning. He also stated that the report from Transportation

Planning states that the request will not have a negative impact on the

transportation network. He reported that off-street parking and curb cuts must

meet the Codes and regulations of the City of Columbus Consolidated Government

for commercial usage. Mr. Johnson stated that a special condition is needed:

all lighting shall be directed internally using deflectors.



Charles Flowers, the applicant, stated that Dr. George Hubbard wanted to build

a doctor?s office at the corner of Comer Avenue and Center Street. The office

would be behind his current office on 10th Avenue. Mr. Flowers stated that C-2

would give him room to construct a new building by having zero side and rear

setbacks. The large discrepancy between the A-O rear setback (40 feet) and the

C-2 rear setback (0 feet) may not be received well by the Board of Zoning

Appeals.



After a short discussion, Chairperson King entertained a motion. Commissioner

Kitchens made a motion to conditionally approve the request based on the fact

it is consistent the Comprehensive Plan and its policy statements. The

recommended condition is: all lighting shall be directed internally using

deflectors. Commissioner Jamison seconded the motion. The vote was carried

unanimously for conditional approval.



II. REZONING CASES



1) ZC0205-4: Arequest to rezone the property located at the east side of

Garrett Road, across from the Garrett Road-Midland Woods Drive intersection.

The property is currently zoned A-1(Agricultural) District. The requested

zoning is A-2 (Rural Residential) District. The property is to beused for

single family residential.



Richard Waddell, Applicant



Mr. Will Johnson presented the Planning Division?s Finding of Facts. He stated

that the request is not consistent with the Comprehensive Plan P.D. 4, which

shows Low Density Residential for this area. He stated that the request is

consistent with a policy statement P.D. 4, Residential Development policy

statement #2. He stated it is compatible with existing land uses. The

property is served by all city services except sewer. He also stated the

property does not lie within a studied floodplain and floodway area.

Engineering will need to approve a drainage plan prior to issuance of a Site

Development permit. Mr. Johnson stated that the request does not constitute

spot zoning. He also stated that the report from Transportation Planning

states that the request will not have a negative impact on the transportation

network. He reported that off-street parking and curb cuts must meet the Codes

and regulations of the City of Columbus Consolidated Government for residential

usage. Castleberry Drive and Collinwood Drive must be a functional part of the

street system. Any street accessing Garrett Road from this subdivision must

align with Midland Woods Drive. Mr. Johnson stated that no special conditions

were needed. He stated that he received numerous comments from adjoining

property owners.



Richard Waddell, the applicant, stated that their plans are to develop

half-acre lots with curb and gutter, underground utilities, sewer, and 250,000

to 300,000 dollar houses. He stated that the area has percolating problems as

far as septic tanks are concerned. More lot density would off-set the cost of

bringing in sewer. He stated that the development would not decrease anyone?s

property values.



Chuck Ford, representing Richard Waddell, stated that the proposed development

would not violate the Blackburn Ridge covenants. He stated that this property

was not included in Blackburn Ridge or in its covenants. He stated that if

there is a legal issue with the covenants, then that should be handled in the

court system, not by PAC or Council.



Hal Shortnacy, a resident and representative of Blackburn Ridge, submitted a

packet to PAC and stated that he and the fellow residents opposed the rezoning

for several reasons. Some of those reasons mentioned were: the residents were

sold an idea that the property being rezoned was part of Blackburn Ridge; the

smaller lots, curb and gutter, and underground utilities violated the character

of Blackburn Ridge; Waddell Realty sold the lots and the subdivision as a

whole, with lots being 1.4 to 4.4 acres in size; opening Castleberry Drive and

Collinwood Drive to Garrett Road would increase traffic; and the covenants are

strict and enforced, creating a quiet, uniform neighborhood.



At 11:35 A.M., Commissioner Henderson had to leave the meeting. Chairperson

King announced that Commissioner Shields would be voting in place of

Commissioner Henderson.



Nancy Rodman, Kenn German, John Allen, Rodney Love, and Jerry Bickwith, all

residents of Blackburn Ridge, voiced concerns regarding the future of the

historic cemetery along Garrett Road; the concept that the residents were sold

by Waddell Realty; drainage concerns; lack of consistency with the

Comprehensive Plan; lack of a defined transition; and that the Waddell website

advertises Blackburn Ridge as 1.4 to 4.4 acre lots.



At 12:00 P.M., Commissioner Kitchens had to leave the meeting. Chairperson

King announced that Commissioner Mullin would vote in place of Commissioner

Kitchens.



Chairperson King offered Mr. Waddell the option of tabling the case and working

out a compromise with the Blackburn Ridge residents or going ahead and holding

a vote.



Mr. Waddell responded that since the PAC is making a recommendation and not a

decision, he would like for the vote to be held. He and the residents agreed

that they still might work out a compromise regardless of the PAC vote.



After a lengthy debate and discussion, Chairperson King entertained a motion.

Commissioner Shields made a motion to deny the case based on the fact that it

isnotconsistent with the Comprehensive Plan and it is strongly opposed by the

residents. Commissioner McKnight seconded the motion. Five Commissioners

voted for denial (Shields, McKnight, Dodds, Corradino, and Jamison) and one

Commissioner (Mullin) voted for approval. The vote was carried five to one for

denial.



2) ZC0205-5: Arequest to rezone the property located at 2517 2nd Avenue. The

property is

currently zoned R-4(High Density Residential) District. The requested zoning

is C-3 (General

Commercial) District. The property is being used as a church. The request

would allow the







church to have a portable sign.



Rev. James Garner, Applicant



Mr. Will Johnson presented the Planning Division?s Finding of Facts. He stated

that the request

is consistent with the Comprehensive Plan P.D. 5, which shows Mixed Office /

Commercial and it is consistent with the 2nd Avenue Redevelopment Plan, which

shows Social /

Religious for this area. He stated that policy statements are not addressed.

He stated that it is

compatible with existing land uses. The property is served by all city

services. He also stated the

property does not lie within a studied floodplain and floodway area.

Engineering will need to

approve a drainage plan prior to issuance of a Site Development permit. Mr.

Johnson stated that

the request does not constitute spot zoning. He also stated that the report

from Transportation

Planning states that the request will not have a negative impact on the

transportation network.

He reported that off-street parking and curb cuts must meet the Codes and

regulations of the City

of Columbus, Consolidated Government for commercial usage. Mr. Johnson stated

that special

conditions are not needed. He stated that he did not receive any comments

concerning this

rezoning request.



Rev. James Garner, the applicant, stated that the C-3 zone would allow him to

have a portable sign on the property. He stated that he uses the sign to

promote hot dog lunches and other church activities.



After a short discussion, Chairperson King entertained a motion. Commissioner

Dodds made a

motion to approve the request based on the fact that it is consistent with the

Comprehensive Plan and the 2nd Avenue Redevelopment Plan, it is compatible with

existing

land-uses, it is served by water, sewer, and all city services, and it does not

constitute spot

zoning. Commissioner Jamison seconded the motion. Five Commissioners

(McKnight, Dodds,

Jamison, Shields, and Mullin) voted for approval and one Commissioner

(Corradino) was out of

the room. The vote was carried five to zero for approval.



3) ZC0205-8: A request to amend zoning conditions placed in Ordinance 01-109

as it pertains to property located 500 feet north of Manchester Expressway,

between Armour Road and I-185. The applicant requests that the first sentence

of Condition #2 and the first sentence of Condition #3 be deleted in their

entirety. The applicant requests that any use be permitted on the property

(within the bounds of the C-3 zoning district).



Columbus Properties, LLC, Applicant



Mr. Will Johnson presented the Planning Division?s Staff Report. He stated

that the property in question was rezoned with conditions on November 24,

1998. The applicant petitioned to amend some of the conditions on August 2,

1999. On January 4, 2000, Council approved the 1999 request in Ordinance

00-05. On August 27, 2001, the applicants again petitioned to amend some of

the conditions. On November 20, 2001, Council approved the August 2001 request

in Ordinance 01-109. Today, the applicant requests that the first sentence of

Condition #2 and the first sentence of Condition #3 of Ordinance 01-109 be

deleted in their entirety. The applicant has asked to fall under the allowed

uses in the C-3 zone. This request will not have an impact on traffic flow or

flooding / storm water run-off. Please use Ordinances 01-109 and the maps for

reference.





Rob McKenna, representing the applicant, stated that the use limitations in

Conditions #2 and #3 be lifted. He stated that there were specific businesses

in mind for this area when the property was originally zoned. He also stated

that the use limitations were also low traffic generators. He stated that the

current plan was to combine the three lots because a furniture store was

interested in the site.



Mr. Johnson stated that transportation planning would need to do a traffic

generation count on the furniture store.



After a brief discussion, Chairperson King entertained a motion. Commissioner

Corradino made a motion to delete the first sentences of Conditions #2 and #3

of Ordinance 01-109 based on the fact that it will not have an impact on

traffic flow or flooding / storm water run-off. He stated that the sentences

be replaced by sentences stating that traffic engineering had to pre-approve

any plans for the site based on a possible traffic impact. Commissioner Dodds

seconded the motion. The vote was carried unanimously for conditional approval.



4) ZC0205-9: A request to rezone the property located at 2501 Old Whittlesey

Road. The current zoning is M-1 (Light Manufacturing) District. The proposed

zoning is C-3 (GeneralCommercial) District. The property is to be used as a

retail strip center.



Rodney Milner, Applicant



The case was tabled because the applicant was not present.



5) ZC0205-10: A request to rezone the property located at 300 Jackson Avenue.

The current zoning is M-1 (Light Manufacturing) District. The proposed zoning

is M-2 (HeavyManufacturing) District. The property is to be used as a metal

smelting / metal ore processing operation.



PTI Ventures, Inc., Applicant



Mr. Will Johnson presented the Planning Division?s Finding of Facts. He stated

that the request is consistent with the Comprehensive Plan P.D. 9, which shows

Industrial / Warehousing for this area. He stated that the request is

consistent with the policy statements P.D. 9, General Land-Use and Community

Development policy statement #3 and Commercial Development policy statement

#2. He stated it is compatible with existing land uses. The property is

served by all city services. He also stated the property does lie within a

studied floodplain and floodway area. Engineering will need to approve a

drainage plan prior to issuance of a Site Development permit. If substantial

improvements (alterations that equal or exceed 50% of the value of the building

or property) are made, then the property will be required to meet the

floodplain regulations. Mr. Johnson stated that the request does not

constitute spot zoning. He also stated that the report from Transportation

Planning states that the request will not have a negative impact on the

transportation network. He reported that off-street parking and curb cuts must

meet the Codes and regulations of the City of Columbus Consolidated Government

for commercial usage. The driveway(s) must accommodate passage and

semi-trailer vehicles. Mr. Johnson stated that special conditions are needed:

1) all lighting shall be directed internally using deflectors and 2) no access

shall be allowed onto Victory Drive. He stated that he did not receive any

comments from adjoining property owners.



Trey Carmack, representing the applicant, stated the applicant would be

introducing new jobs, new capital, and potential satellite businesses to the

area.



The inventor (name was not clear) of the metal smelting process (that PTI

Ventures will be using) stated that the process was internal and caused no

external emissions. He also stated that noise levels were minimal.



After a short discussion, Chairperson King entertained a motion. Commissioner

McKnight made a motion to conditionally approve this case based on the fact

that it is consistent with the Comprehensive Plan, it is consistent with policy

statements, and it is compatible with existing land-uses. The recommended

conditions are: 1) all lighting shall be directed internally using deflectors

and 2) no access shall be allowed onto Victory Drive. Commissioner Mullin

seconded the motion. The vote was carried unanimously for conditional approval.





III. TEXT AMENDMENT



1) ZC0205-6: A text amendment to allow schools, specialized non-degree such as

business colleges and dancing schools, in an M-1 (Light manufacturing) District.



Ken Spano, Applicant



Mr. Will Johnson presented the Planning Division?s Staff Report. He stated

that Ken Spano, the applicant, is proposing an amendment to the M-1 (Light

Manufacturing) Zoning District to allow schools, specialized non-degree, such

as business colleges and dancing schools as a Special Exception Use.

Currently, schools, specialized non-degree, are not permitted in an M-1 Zoning

District. The addition of a Special Exception Use for schools, specialized

non-degree, will give them increased access to property in Columbus, but on a

case-by-case basis. The Special Exception Use will allow the Planning Division

to assess the impact that certain manufacturing areas could have on activities

conducted at these schools. It would also give the Planning Division the

ability to protect these schools from undesirable manufacturing areas.



Ken Spano, the applicant, stated that a cheerleading school was interested in

using one of his properties. He stated that they needed a building with high

ceilings and an area where loud noise would not disrupt other adjacent property

owners. The M-1 zone would meet both of these needs.



After a brief discussion, Chairperson King entertained a motion. Commissioner

Corradino made a motion to approve the request. Commissioner Shields seconded

the motion. The vote was carried unanimously for approval.



2) ZC0205-11: A text amendment to change the composition of the Planning

Advisory Commission in reference to alternates.









Planning Division, Applicant



Mr. Will Johnson read the Planning Division?s Staff Report. The Planning

Advisory Commission has asked the Planning Division help find a solution to the

absenteeism among the Commission. The Planning Division has conferred with the

City Attorney on this matter. In order to keep the current quorum at four, we

have decided to attempt a text amendment change to allow two additional

alternate, non-voting members. These members would not be voting members

unless a voting member was absent. The Commission would increase in size from

9 members (7 voting) to 11 members (7 voting).



After a brief discussion, Chairperson King entertained a motion. Commissioner

McKnight made a motion to approve the request. Commissioner Mullin seconded

the motion. The vote was carried unanimously for approval.



IV. OTHER BUSINESS



There was no other business.



ADJOURNMENT



Chairperson King adjourned the meeting at 1:11 p.m.





___________________________________ ___________________________________



Bradford Dodds, Vice Chairperson Will Johnson, Zoning Administrator