Columbus, Georgia

PLANNING ADVISORY COMMISSION MEETING

November 5, 2003



A meeting of the Planning Advisory Commission was held Wednesday, November 5,

2003 in the Council Chambers on the Plaza Level of the Government Center.



Commissioners Present: Chairperson Brad Dodds, Vice Chairperson Rick McKnight,

Shep Mullin, Derrick Shields, Berry Henderson, Sharon Jamison, Karl Douglass

and Bob Crane.



Staff Members: Will Johnson, Zoning Administrator, and Tina Trant, Recorder.



Commissioners Absent: Michael Corradino



Others Present: Wright Wade, Ralph Kingrey, Ginny Parry-Morgan, Leah Braxton,

Rodney Harrison, and Charles Mordic.



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

Chairperson Dodds explained the rezoning process to the audience. He also

stated that Alternate Bob Crane would vote in place of Michael Corradino, who

was absent.



II. APPROVAL OF MINUTES: Chairperson Dodds asked for a motion for the October

15, 2003 minutes to be accepted. Commissioner Douglas made a motion to approve

the minutes and Commissioner Jamison seconded the motion. The minutes were

approved unanimously.



III. REZONING CASES:



Chairperson Dodds stated that case ZC0310-2 was heard first.



1) ZC0310-2: A request to rezone the property located at 3804 Anglin Road.

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

zoning is R-3A (Medium Density Residential) District. The property is to be

used for duplex-condominiums.



Wright Wade, Applicant



Mr. Will Johnson read the Finding of Facts for this case. This case is not

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

which shows Low Density Residential for this area. It is consistent with

policy statements, Residential Development policy statements #1, 2 & 3. It is

compatible with existing land uses. It is served by public water, sanitary

sewer, and all City services. The property does not lie within a studied

floodplain and floodway area. The Engineering Department will need to approve

a drainage plan prior to issuance of a Site Development Permit. The request

does not constitute spot zoning. It will not have a negative impact on the

transportation network. It must meet the codes and regulations of the City of

Columbus, Consolidated Government for commercial usage. 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 project, 3) no external

trash dumpsters / compactors shall be located along the property line bordered

by the R-3B zoning district, 4) screening for air conditioners, refrigeration

units, and heat pumps shall be required for all development on the property, 5)

driveway access shall be determined by the City Traffic Engineer, and 6) a

deceleration lane shall be required as determined by the City Traffic

Engineer. There were no comments from adjoining property owners.



Wright Wade, applicant, came to the podium. He wants to build 23

duplex-condominium buildings (46 units) on the 4.17 acres on Anglin Road.

There are duplex-condominiums across the street from this property. One block

east is an apartment complex.



Commissioner Douglass asked Mr. Wade why he didn?t want to keep it R-1A.



Mr. Wade stated that it was cost prohibitive.



Commissioner Douglass also stated that this property was adjacent to Gentian

Elementary School and asked Mr. Wade if there would be student-aged children in

the development.



Mr. Wade stated he could not make a determination on that.



Commissioner Jamison asked Mr. Wade about the buffer.



He stated that they might install a wooden fence or a chain link fence with

bushes and irrigation.



Mr. Johnson stated that under the Buffer Ordinance, Mr. Wade would have to have

a Category B buffer, which has three options for buffers.



Ginny Parry Morgan, 4525 Prim Drive, came to the podium to speak. She is not

necessarily in opposition, but is concerned about the added traffic in the area

near the school. She has asked that a traffic count be done near the school

before construction but was unable to get Traffic Engineering to do one.



Commissioner Douglass asked Ms. Morgan how many students attend Gentian

Elementary and what is its capacity.



Ms. Parry-Morgan stated that there are 432 students in attendance. She stated

that capacity is 450 students.



Chairperson Dodds asked for a motion and discussion. Vice-Chairperson

Henderson made a motion to conditionally approve this rezoning based on the

fact that although it is not consistent with the future land use map of the

Comprehensive Plan, it is consistent with policy statements of the

Comprehensive Plan, it is compatible with existing land-uses, it is served by

all City services, it does not constitute spot zoning, and it will not have a

negative impact on the transportation network. The recommended conditions are:

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 project, 3) no external

trash dumpsters / compactors shall be located along the property line bordered

by the R-3B zoning district, 4) screening for air conditioners, refrigeration

units, and heat pumps shall be required for all development on the property, 5)

driveway access shall be determined by the City Traffic Engineer, and 6) a

deceleration lane shall be required as determined by the City Traffic Engineer.

Commissioner Jamison seconded. This case was conditionally approved by a vote

of four (Henderson, Jamison, McKnight, and Shields) to two (Douglass and

Crane).



2.) ZC0310-1: A request to rezone the property located at 6210 Crystal Drive.

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

zoning is A-O (Apartment-Office) District. The property is to be used for

apartments.



Mordic Builders, Inc., Applicant





Mr. Will Johnson read the Finding of Facts for this case. This case is not

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

which shows Low Density Residential for this area. It is consistent with

policy statements, Residential Development policy statements #1, 2 & 3. It is

compatible with existing land uses. It is served by public water, sanitary

sewer, and all City services. The property does lie within a studied

floodplain and floodway area. The Engineering Department will need to approve

a drainage plan prior to issuance of a Site Development Permit. The request

does not constitute spot zoning. It will not have a negative impact on the

transportation network. It must meet the codes and regulations of the City of

Columbus, Consolidated Government for commercial usage. Special conditions are

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

2) screening for external trash dumpsters / compactors, air conditioners,

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

the property, and 3) driveway access shall be determined by the City Traffic

Engineer. There were no comments from adjoining property owners.



Charles Mordic, representing Mordic Builders, Inc., came to the podium. This

property is near the Crystal Valley Trailer Park. M-1 is on the backside of

this property, with C-2 being across the street. They will build apartments on

this property similar to Crystal Place, which is next door.



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

a motion to conditionally approve this rezoning case based on the fact that

although it is not consistent with the future land-use map of the Comprehensive

Plan, it is consistent with policy statements of the Comprehensive Plan, it is

compatible with existing land uses, it is served by all City services, and it

does not constitute spot zoning. Special conditions are: 1) all lighting shall

be directed internally using deflector shields, 2) screening for external trash

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

shall be required for all development on the property, and 3) driveway access

shall be determined by the City Traffic Engineer. Commissioner Douglass

seconded. The motion was conditionally approved unanimously.





3.) ZC0310-3: A request to rezone the property located at 931 Dogwood Drive.

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

zoning is R-4 (High Density Residential) District. The property is to be used

for apartments.



Ralph Kingrey, Applicant



Mr. Will Johnson read the Finding of Facts for this case. This case is not

consistent with the future land-use map of the Comprehensive Plan (P. D. 11),

which shows Low Density Residential for this area. Policy Statements are not

addressed. It is compatible with existing land uses. It is served by public

water, sanitary sewer, and all City services. The property does lie within a

studied floodplain and floodway area. The Engineering Department will need to

approve a drainage plan prior to issuance of a Site Development Permit. The

request does not constitute spot zoning. It will not have a negative impact on

the transportation network. It must meet the codes and regulations of the City

of Columbus, Consolidated Government for commercial usage. 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

project, 3) no external trash dumpsters / compactors shall be located along the

property line bordered by the R-1A zoning district, 4) screening for air

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

development on the property, and 5) driveway access shall be determined by the

City Traffic Engineer. There were no comments from adjoining property owners.



Commissioner Shields asked if this case had been heard before.



Mr. Johnson stated that it was heard in January 2003. At that time they were

asking for C-3 for a warehouse / storage.



Ralph Kingrey, owner, came to the podium. He wants to put apartments on this

property. He has been a general contractor for Denny Nevels who owns a lot of

property on this block. The house on this property is 50 years old and will be

torn down. This property is a big piece of property and has a creek on one

side. They want to build apartments and put the parking lot where drainage

problems are. There won?t be any traffic problems. The apartments will be two

and three bedrooms. The two bedrooms will rent for $475 and the three bedrooms

will rent for $525. There will be 16 units.



Chairperson Dodds asked for discussion and a motion. Vice-Chairperson McKnight

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

although it is not consistent with the future land-use of the Comprehensive

Plan, it is compatible with existing land uses, and it does not constitute spot

zoning. The special conditions are: 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 project, 3) no external trash dumpsters / compactors

shall be located along the property line bordered by the R-1A zoning district,

4) screening for air conditioners, refrigeration units, and heat pumps shall be

required for all development on the property, and 5) driveway access shall be

determined by the City Traffic. Commissioner Jamison seconded. The motion was

conditionally approved unanimously.





4.) ZC0310-4: A request to rezone the property located at 7515 Cooper Creek

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

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

used to enlarge a commercial property fronting Knology Way.



Developers-Investors, Inc., Applicant



Chairperson Dodds recused himself from this case because of a conflict of

interest. Vice-Chairperson McKnight took over for him and Commissioner Mullin

replaced Vice-Chairperson McKnight as a voting member.



Mr. Will Johnson read the Finding of Facts for this case. This property lies

where three land uses, in the Comprehensive Plan, come together: Low Density

Residential, Mixed Office / High Density Residential, and Mixed Office /

Commercial. It is consistent with a policy statement of the Comprehensive

Plan, Commercial Development Policy Statement #1. It is compatible with

existing land uses. It is also served by public water, sanitary sewer, and all

City services. The property does not lie within a studied floodplain and

floodway area. The Engineering Department will need to approve a drainage plan

prior to issuance of a Site Development Permit. The request does not constitute

spot zoning. It will not have a negative impact on the transportation

network. It must meet the codes and regulations of the City of Columbus,

Consolidated Government for commercial usage. Special conditions are needed:

1) all lighting shall be directed internally using deflector shields and 2)

screening for external trash dumpsters / compactors, air conditioners,

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

the property. There were no comments from adjoining property owners.



Leah Braxton, representing Developers-Investors, Inc., came to the podium.

They are requesting to enlarge a commercial property fronting Knology Way. She

passed around a site plan for the commissioners to take a look at what they

propose.



Vice-Chairperson McKnight asked for discussion and a motion. Commissioner

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

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

compatible with existing land uses, it does not constitute spot zoning, and

special conditions are needed: 1) all lighting shall be directed internally

using deflector shields and 2) screening for external trash dumpsters /

compactors, air conditioners, refrigeration units, and heat pumps shall be

required for all development on the property. Commissioner Douglass

seconded. The case was conditionally approved unanimously.



IV. NEW BUSINESS



V. OLD BUSINESS



VI. ADJOURNMENT



The meeting was adjourned at 11:05 a.m.







___________________________________ ___________________________________

Bradford Dodds, Chairperson Will Johnson, Zoning Administrator