Columbus, Georgia

PLANNING ADVISORY COMMISSION MEETING

AUGUST 4, 2004



A meeting of the Planning Advisory Commission was held Wednesday, August 4,

2004 in the Council Chambers on the Plaza Level of the Government Center.



Commissioners Present: Chairperson Brad Dodds, Charlene LeBleu, Shep Mullin,

Derrick Shields, Karl Douglass, and Joe Alexander.



Staff Members: Will Johnson, Zoning Administrator and Sean Boles, Recorder.



Commissioners Absent: Vice Chairperson Henderson, Bob Crane, Sharon Jamison



Others Present: Charley Thomas, Johnny Daffin, Daniel Blackmon, Suzie Whilden,

David Cummings, and Doug Jefcoat.



I. CALL TO ORDER: Chairperson Dodds called the meeting to order at 10:05 a.m.

Chairperson Dodds explained the rezoning process to the audience.



II. APPROVAL OF MINUTES: None available.



III. TABLED CASE:



1. ZC0406-8: A request to rezone the property located on Veterans Parkway

between Lullwater Apartments and Turnberry Lane. The current zoning is A-O

(Apartment/Office) District with conditions. The proposed zoning is A-O

(Apartment/Office) with amended conditions. District. The property will be

used as retail and office.



Developers-Investors, Inc., Applicant



Mr. Will Johnson stated that the applicant wants to amend Ordinance 03-90 by

deleting # 5 and 6 which were imposed in 2003 when this property was part of

Lullwater / Maple Ridge Complex. Condition #5 states ?No direct access shall

be permitted to Veterans Parkway or Turnberry Lane except for construction

traffic, #6 All access to the site shall be accessed internally from the

existing apartment complex?. This case is consistent with the future land-use

map of the Comprehensive Plan (P. D. 2). The land use designation shows

Neighborhood Commercial for this area. This also meets the Maple Ridge Master

Plan which designates this area as future commercial. Policy Statements are

not addressed. It is compatible with existing land uses. The property does

not lie within a studied floodplain and floodway area. The developer will need

an approved drainage plan prior to issuance of a Site Development Permit. It

is served by all city services. It is not expected to have a negative impact

on the transportation network. The current traffic count is 11,107 trips per

day and will increase to 12,325 trips per day. The level of service will

remain at C (11,800 trips per day) for Veterans Parkway. This section of

Veterans Parkway is in the TIP to be widened within the next three (3) years to

four lanes with a median or turn-lane. The site shall meet the codes and

regulations of the Columbus Consolidated Government for commercial usage. A

deceleration lane shall be required. GDOT permits shall be obtained concerning

curb-cuts. There will be no school impact. The proposed development shall have

a Category C buffer requirement along the property lines bordered by the A-O

zoning district. The three options are: (1) 20 feet with a certain amount of

canopy trees, understory trees, shrubs, ornamental grasses per 100 linear feet.

2.) 10 feet with a certain amount of shrubs, ormamental grasses per 100 linear

ft. and a wooden fence, masonry wall or earth berm. 3). 30 feet undisturbed

natural buffer. The proposed development shall have a Category A buffer

requirement along the property lines bordered by Lullwater Apartments. This is

not in the Fort Benning notification range. 18 property owners within 300 feet

were notified of this rezoning request. The Planning Division received a few

comments concerning the request to rezone. Conditions are needed: 1) all

lighting shall be directed internally using deflector shields, 2) any external

trash dumpsters / compactors shall be visually obstructed by a structure that

is aesthetically similar to the proposed development. 3) screening for trash

dumpsters / compactors, air conditioners, refrigeration units, and heat pumps

shall be required for all development on the property, and 4) a deceleration

lane shall be required as determined by the Traffic Engineer.



Doug Jefcoat, W.C. Bradley Company, representing Developers-Investors, Inc.

came to the podium. About one year ago he came before PAC to get this property

rezoned from R-1 to A-O. At that time it was under contract with Fickling &

Company that developed Lullwater Apartments which borders this property.

Their plans changed. There were some conditions on the property that restrict

access. He wants to eliminate those restrictions and put a curb cut on

Turnberry Lane.



Suzie Whilden of 4936 Turnberry Lane, came to the podium. She is opposed to

the curb cut on Turnberry Lane. It will increase traffic on her street.



Alice Kenney of 4865 Turnberry Lane, came to the podium. Residents in Maple

Ridge do not use the Turnberry Lane because it is new. She is opposed to the

curb cuts on Turnberry Lane.



Ron Hamlett, Traffic Engineer with the City of Columbus, came to the podium.

The city is trying very hard to accelerate this rewidening project. They are

trying to encourage developers to keep as much traffic as possible off Veterans

Parkway. The design work for the widening of Veterans Parkway is being done

now. It will start as soon as possible.



Chairperson Dodds asked for discussion and a motion. Commissioner Mullin made

a motion to approve this case. Commissioner Shields seconded. It was

unanimous.





2. ZC0407-2: A request to rezone the property located at 1213 18th Street.

The current zoning is R-3A (Medium Density Residential) District. The proposed

zoning is C-3 (General Commercial) District. The property will be used as a

medical complex.



David Cummings, Applicant



Mr. Will Johnson read the Staff Report for this case. This case is consistent

with the future land-use map of the Comprehensive Plan (P. D. 8). The land use

designation shows medium density residential for this area. It is consistent

with the East Highland Revitalization Plan. ? land use designation is

offices. Policy Statements are not addressed. The property does not lie

within a studied floodplain and floodway area. The developer will need an

approved drainage plan prior to issuance of a Site Development Permit. It is

served by all city services. It is not expected to have a negative impact on

the transportation network. The current traffic count is 3,802 trips per day

and will increase to 3,976 trips per day. The level of service will remain at

A (4,700 trips per day) for 18th Street. The site shall meet the codes and

regulations of the Columbus Consolidated Government for commercial usage. A

deceleration lane shall be required along 12th Avenue. There will be no school

impact. The proposed development shall have a Category C buffer requirement

along the property lines. The three options are: (1) 20 feet with a certain

amount of canopy trees, understory trees, shrubs, ornamental grasses per 100

linear feet. 2.) 10 feet with a certain amount of shrubs, ormamental grasses

per 100 linear ft. and a wooden fence, masonry wall or earth berm. 3). 30 feet

undisturbed natural buffer. This is not in the Fort Benning notification

range. Fifty 50) property owners within 300 feet were notified of this

rezoning request. The Planning Division received one comment concerning the

request to rezone, neither supporting or opposing. Conditions are needed: 1)

all lighting shall be directed internally using deflector shields, 2) any

external trash dumpsters / compactors shall be visually obstructed by a

structure that is aesthetically similar to the proposed development. 3)

screening for trash dumpsters / compactors, air conditioners, refrigeration

units, and heat pumps shall be required for all development on the property,

and 4) a deceleration lane shall be required as determined by the Traffic

Engineer.



David Cummings, Applicant, came to the podium. There are houses on this

property that he wants to convert to medical offices. There are already

several facilities similar in the area. They want to tear down one house and

construct a parking lot.



Chairperson Dodds asked for discussion and a motion. Commissioner Shields made

a motion to approve this case, even though it is inconsistent with the future

land use map, it is consistent with the East Highland Revitalization Plan, it

is compatible with exiting land uses, buffer requirement and special conditions

needed: 1) all lighting shall be directed internally using deflector shields,

2) any external trash dumpsters / compactors shall be visually obstructed by a

structure that is aesthetically similar to the proposed development. 3)

screening for trash dumpsters / compactors, air conditioners, refrigeration

units, and heat pumps shall be required for all development on the property,

and 4) a deceleration lane shall be required as determined by the Traffic

Engineer. Commissioner Mullin seconded. It was approved unanimously.





3. ZC0407-3: A request to rezone the property located at 7797 Veterans

Parkway. The current zoning is R-1 (Low Density Residential) District. The

proposed zoning is C-3 (General Commercial) District. The property will be

used as retail.



David Cummings, Applicant



Mr. Will Johnson read the Staff Report for this case. This case is consistent

with the future land-use map of the Comprehensive Plan (P. D. 2). The future

land use designation shows mixed office / commercial for this area. Policy

Statements are not addressed. The property does not lie within a studied

floodplain and floodway area. The developer will need an approved drainage

plan prior to issuance of a Site Development Permit. It is served by all city

services. It is not expected to have a negative impact on the transportation

network. The current traffic count is 10,586 trips per day and will increase

to 10,783 trips per day. The level of service will remain at C (11,800 trips

per day) for Veterans Parkway.



The site shall meet the codes and regulations of the Columbus Consolidated

Government for commercial usage. There will be no school impact. There is no

buffer requirement. This is not in the Fort Benning notification range. Seven

(7) property owners within 300 feet were notified of this rezoning request.

The Planning Division received one comment concerning the request to rezone.

They had concerns about parking on this site. Conditions are needed: 1) all

lighting shall be directed internally using deflector shields, 2) any external

trash dumpsters / compactors shall be visually obstructed by a structure that

is aesthetically similar to the proposed development and 3) screening for trash

dumpsters / compactors, air conditioners, refrigeration units, and heat pumps

shall be required for all development on the property. There is no other

information.



David Cummings, Applicant, came to the podium. There is a client that wants to

put a veterinary clinic on this site. There is ample parking for this type

business.



Charles Thomas, 7805 Veterans Parkway, lives next door to this property and has

a business there called Charles and Di Antiques. There is a common driveway

now. It is a well used, deteriorating piece of asphalt. Parking is a concern

too. He is also concerned about the widening of Veterans Parkway.



Ron Hamlett, City Traffic Engineer came to the podium to explain the widening

of Veterans Parkway.



Chairperson Dodds asked for discussion and a motion. Commissioner Alexander

made a motion to approve this case based on the facts that it is consistent

with the future land use map and special conditions needed: 1) all lighting

shall be directed internally using deflector shields, 2) any external trash

dumpsters / compactors shall be visually obstructed by a structure that is

aesthetically similar to the proposed development and 3) screening for trash

dumpsters / compactors, air conditioners, refrigeration units, and heat pumps

shall be required for all development on the property. Commissioner Mullin

seconded. It was approved unanimously.



4. ZC0407-4: A request to rezone the property located at 4001 Macon Road. The

current zoning is R-1A (Low Density Residential) District. The proposed zoning

is C-2 (Neighborhood Shopping) District. The property will be used as retail.



David Cummings, Applicant



Mr. Will Johnson read the Staff Report for this case. This case is consistent

with the future land-use map of the Comprehensive Plan (P. D. 7). The land use

designation shows general commercial for this area. It is consistent with

Policy Statements, Commercial Development Policy Statement #1. The property

does not lie within a studied floodplain and floodway area. The developer will

need an approved drainage plan prior to issuance of a Site Development Permit.

It is served by all city services. It is not expected to have a negative

impact on the transportation network. The current traffic count is 16,821

trips per day and will increase to 17,031 trips per day. The level of service

will remain at C (20,400 trips per day) for Macon Road. The site shall meet

the codes and regulations of the Columbus Consolidated Government for

commercial usage. Only one driveway shall be permitted on Primrose Drive. A

deceleration /acceleration lane may be required. There will be no school

impact. The proposed development shall have a Category C buffer requirement

along the north property line. The three options are: (1) 20 feet with a

certain amount of canopy trees, understory trees, shrubs, ornamental grasses

per 100 linear feet. 2.) 10 feet with a certain amount of shrubs, ormamental

grasses per 100 linear ft. and a wooden fence, masonry wall or earth berm. 3).

30 feet undisturbed natural buffer.



This is not in the Fort Benning notification range. Nineteen (19) property

owners within 300 feet were notified of this rezoning request. The Planning

Division did not receive any comments concerning the request to rezone.

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

deflector shields, 2) any external trash dumpsters / compactors shall be

visually obstructed by a structure that is aesthetically similar to the

proposed development and 3) screening for trash dumpsters / compactors, air

conditioners, refrigeration units, and heat pumps shall be required for all

development on the property. There is no other information.



David Cummings, Applicant, came to the podium. He will be glad to work with Ron

Hamlett to move driveway or realign it, whatever will work.



Daniel Blackmon, 9 Primrose Court, came to the podium. He does not want

additional retail in this area. Complained that only a few residents were

notified. It is not a safe place for additional traffic. Commissioner

Douglass asked about a possible signal being installed.



Chairperson Dodds asked for discussion and a motion. Commissioner Alexander

made a motion to approve the request based on the facts that it is consistent

with the future land use map and special conditions are needed: 1) all lighting

shall be directed internally using deflector shields, 2) any external trash

dumpsters / compactors shall be visually obstructed by a structure that is

aesthetically similar to the proposed development and 3) screening for trash

dumpsters / compactors, air conditioners, refrigeration units, and heat pumps

shall be required for all development on the property. Commissioner Mullin

seconded. There were not four votes to approve or disapprove so the case was

tabled until August 18, 2004.



IV. TEXT AMENDMENT



ZC0407-5: A text amendment allowing services operations such as meat storage,

cutting and distribution, milk bottling and distribution, ice cream

manufacture, printing, bookbindery, lithography, and publishing as a Special

Exception Use in the C-3 zoning district.



Johnny Daffin, Applicant



Mr. Will Johnson read the Staff Report for this case. Mr. Johnny Daffin, owner

of Daffin?s Meat Processing, has requested a text amendment change concerning

meat processing. Daffin?s has been located off River Road since 1977. Mr.

Daffin is interested in moving his business to a location across the street

from his current business. The property is zoned C-3, the same zoning on which

his current business sits. In 1977, the Columbus Zoning Ordinance (1971)

allowed this type of business in C-3 as a principal use. The use was described

as follows:



?Services operations such as meat storage, cutting and distribution, milk

bottling and distribution, ice cream manufacture, printing, bookbindery,

lithography and publishing.?



This principal use was removed in the 1984 Columbus Zoning Ordinance

revision. Mr. Daffin is requesting that it be reinstated as a Special

Exception Use. The C-3 zoning district currently allows deer processing and

taxidermy as principal uses.



Johnny Daffin, applicant, came to the podium. He has been in the current

location since 1977 and wants to modernize and expand his business. He applied

for a variance and there were some problems with the uses.



Chairperson Dodds asked for discussion and a motion. Karl Douglass made a

motion to approve this Text Amendment as stated in the Staff Report.

Commissioner Alexander seconded. It was approved unanimously.



There was a short discussion about whether the Planning Advisory Commission

should discuss school impact on zoning cases.





V. NEW BUSINESS



VI. OLD BUSINESS



VII. ADJOURNMENT

The meeting was adjourned 11:40 a.m.







NOTE: Please contact Will Johnson or Tina Trant at 653-4116 if you have any

questions or need any information.





______________________________ ______________________________

Bradford Dodds, Chairperson Will Johnson, Zoning

Administrator