Columbus, Georgia

PLANNING ADVISORY COMMISSION MEETING



February 5, 2003



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

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



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

Derrick Shields, Shep Mullin, Michael Corradino, Berry Henderson, Sharon

Jamison, Ralph King, and Arline Kitchen.



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



Commissioners Absent: None.



Others Present: Charles Potts, Bill Montgomery, Anna Montgomery, John Liscar,

Sr., Paul Steinwachs, Paul Auslon, Glen Heinzelman, James West, Edith West,

Floyd Smith, Wendy Travis, Wanda Chappell, Bill Smallwood, Dothel Edwards, Jr.,

Chad Hargett, Mary Jo Hargett, Ellen Moye, Nancy Joiner, Patty Pfeiffer,

Barbara Smith, David Smith, Jean Bartholet, Jack Bartholet, Susan Smith, Daniel

Smith, Raleigh Durrough, Joseph Stadnik, William P. Mitchell, and David Roberts.



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

10:06 a.m.



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

January 15, 2003 minutes to be accepted. Commissioner Corradino made a motion

to accept the minutes. Commissioner Henderson seconded the motion. The

minutes were approved unanimously. Chairperson Dodds explained the rezoning

process to the audience.



III. TABLED CASE



ZC0212-1: A request to rezone the property located at 5671 Billing Road. The

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

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

duplexes.



Wright Wade, Applicant



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

consistent with the Comprehensive Plan (P. D. 3). It shows Low Density

Residential for this area. It is consistent with policy statements,

Residential Development policy statement #2. It is not compatible with

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

services. The property does not lie within the 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. A deceleration lane may be required. The TIP

identifies Miller Road, Billings Road and Holland Drive as the location for a

new interchange (P.I. #350970). This project will widen 1.4 miles of the

existing 2 lanes to 4 lanes with turn lanes and interchange improvements. The

interchange will allow for the connection of Billings Road and Woodruff Farm

Road. On site circulation and access to the site must not interfere with the

movement function of Billings Road. There are special conditions needed: 1)

all lighting shall be directed internally using deflector shields and 2) no

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

bordered by the R-1 zoning district. There were comments from adjoining

property owners opposing this rezoning.



Wright Wade, the applicant, came to the podium. He was concerned about the

Policy Statements in the Comprehensive Plan. He was concerned about the

preliminary plans for the interchange. He mentioned that 10 years ago there

were plans drawn up showing what GDOT would like to do. He stated that

currently no one is sure what will take place. Two years ago Mr. Wade stated

that he went down and applied for a building permit to build a house on R-1

zoning. He was turned down. He was told he couldn?t build a house on the

property because of the proposed interchange improvements.



Susan Smith, 5700 Billings Road, came to the podium to speak in opposition to

the rezoning. She spoke of the high traffic on Billings Road and trucks

speeding through the neighborhood.



Bill Montgomery, Stonegate Drive, came to the podium to speak in opposition of

the rezoning. Mr. Montgomery stated that speeding along Billings Road and

other safety aspects were reason enough to deny the rezoning.



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

King made a motion to deny this case based on the fact that it is not

consistent with the Comprehensive Plan and it is not compatible with existing

land-uses. Commissioner Jamison seconded the motion. This case was carried

for denial by a vote of five (King, Corradino, McKnight, Henderson, and

Jamison) to one (Kitchen).





REZONING CASES



1) ZC0301-1: This is a request to rezone the property located at the northeast

corner of Whitesville Road and Williams Road. The current zoning is A-1

(Agricultural) District. The proposed zoning is R-3 (Medium Density

Residential) District. It is to be used for single family residential.



Timber Creek Management, LLC, Applicant



Mr. Will Johnson presented the Finding of Facts. This case is not consistent

with the Comprehensive Plan for Planning District 2, which shows General

Commercial for this area. It is consistent with policy statements, Residential

Development policy statements #1 and #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 flood plain or floodway area. The

Engineering Department will need to approve a drainage plan prior to issuance

of a Site Development permit. It does not constitute spot zoning. It will not

have a negative impact on the transportation network. Driveway access on

Whitesville Road will not be allowed. Developer will have to construct public

streets to City specifications to handle traffic within the developed area.

Said street network shall tie directly to Whitesville Road. The street layout

?Eyebrow Cul-de-sac? deviates from the criteria set forth in the subdivision

regulations, therefore a variance must be obtained because the centerline

deflection angle is greater than five (5) degrees for the horizontal curves.

No significant traffic impact to surrounding properties or streets. A special

condition is needed: only one curb cut shall be allowed on Whitesville Road.

There were several comments from adjoining property owners in opposition to

this case.



Will White, representing Timber Creek Management LLC and Dykes Development Co.,

came to the podium. He is proposing a single-family subdivision, approximately

83 lots. Exact number is not known at this time. The lots will average 65 feet

in width by 135 feet in depth, with a 25-foot natural buffer along Whitesville

Road. Approximate cost of homes will be $150,000 and up. There will be 3.5

units per acre. There are wetlands in this area. Commissioner Henderson asked

Mr. White if he would consider R-1 zoning. He said no but he would be amenable

to limiting the number of lots to 83.



David Roberts, Heiferhorn subdivision, came to the podium to speak in

opposition. Mr. Roberts stated that the trees will be cut down if the rezoning

takes place. He stated that he and his neighbors moved to this area because it

was zoned A-1. He mentioned that 176 units (apartments up for rezoning in case

ZC0301-2) creates 176 families which effects traffic, schools, etc.



Wanda Chappell, 8940 Heiferhorn Court, came to the podium to speak in

opposition. She stated that the schools in this area are already overcrowded.

The traffic counter cables have been moved and they are not accurate.



Paul Steinwachs, 8925 Heiferhorn Court, came to the podium. He stated that the

GDOT traffic counts were three years old. The traffic situation is already

backed up in the morning before school starts and when school lets out. He

talked about the trees being cut down in the North Grove Subdivision. This

proposed subdivision and apartment complex will be the same, no greenspace

left.



Barbara Smith, 1133 Posey Lane, was next and talked about the development being

high density.



Jack Bartholet, 1052 Heiferhorn Drive, came up and talked about impacts on

wildlife and the traffic problem.



Chad Hargett, 898 Heiferhorn Trace, spoke about the high density in areas where

he previously lived.



Pat Mitchell, 745 Cornerstone Drive, spoke about the traffic problems they

already have.



John Liscar, 1015 Timber Creek Way, said he was opposed to the R-3 zoning.



Chairperson Dodds opened up the floor for discussion and a motion.

Commissioner Henderson made a motion to deny this rezoning based on the fact

that it is not consistent with the Comprehensive Plan and that traffic will be

dramatically compounded. Commissioner Jamison seconded the motion. It was

denied by a vote of four (Henderson, Jamison, McKnight, and Kitchen) to two

(Corradino and King).



Mr. White stated that he would accept an R-2 zoning. Commissioner Corradino

made a motion to approve the R-2 zoning because the request is consistent with

policy statements of the Comprehensive Plan and does not constitute spot

zoning. Commissioner King seconded. The vote was three (Corradino, King, and

Kitchens) to three (Henderson, Jamison, and McKnight). Chairman Dodds was

forced to cast the deciding vote which was for denial of the R-2 zoning. The

vote was carried for denial by a vote of four (Henderson, Jamison, McKnight,

and Dodds) to three (Corradino, King, and Kitchens).





2) ZC0301-2: This is a request to rezone the property located near the

northeast corner of Whitesville Road and Williams Road. The current zoning is

A-1 (Agricultural) District. The proposed zoning is C-3 (General Commercial)

District and A-O (Apartments-Office) District. It is to be used for commercial

and for apartments.



Dykes Development, Applicant



Vice Chairman McKnight had to leave the meeting early. Commissioner Shields

took his place as a voting member.



Commissioner Henderson and Commissioners Jamison also had to leave.

Commissioner Mullin took Commissioner Henderson?s place as a voting member.



Mr. Will Johnson presented the Finding of Facts. This case is consistent with

the Comprehensive Plan for Planning District 2, which shows general commercial

for this area. A-O qualifies under that too for offices. 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 not lie

within a studied flood plain or floodway area. The Engineering Department will

need to approve a drainage plan prior to issuance of a Site Development

permit. It does not constitute spot zoning. It will not have a negative

impact on the transportation network. Traffic Engineering states that

driveways must conform to commercial standards. Driveways along Williams Road

must be at intervals of 200 feet or greater and have a standard deceleration

lane. Interior traffic circulation will be reviewed upon submission of site

plans. The traffic impact at this location will depend upon the type of

retail facilities constructed along Williams Road and must be reviewed upon

submission of the site plans. If a parking lot is illuminated the fixtures need

to use a cut off design that will reduce lighting trespass to adjacent

properties, Whitesville and Williams Road. Special conditions are needed: 1)

all lighting shall be directed internally using deflector shields, 2) no

external trash dumpsters / compactors shall be permitted along the property

lines bordered by the R-3 zoning district, 3) any external trash dumpsters /

compactors shall be visually obstructed by a structure that is aesthetically

similar to the proposed development, and 4) screening for air conditioners,

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

the property zoned C-3. There were comments from adjoining property owners in

opposition to this case.



Will White returned to the podium. The zoning for the apartment piece does

meet with the Comprehensive Land Use Plan. It is off of an interchange

separated by the Welcome Center. Normally there is commercial development off

an interchange. There is commercially zoned property across the street. A

176-unit apartment complex will be built. There is an existing apartment

building nearby.



Jason Van Pelt, 1500 Ridge Creek Way, stated that he was opposed due to traffic

concerns.



David Roberts, Paul Steinwachs, and Barbara Smith returned to the podium to

speak in opposition.



Hugh Sosebee, owner of the property proposed for rezoning, came to the podium.

He stated that before he bought this property, he looked at what it could be

used for. Commercial development goes along with the Comprehensive Plan.



Chairman Dodds called for a motion. Commissioner Kitchen made a motion to

approve this rezoning based on the fact that it is consistent with the

Comprehensive Plan, it does not constitute spot zoning, and it will not have a

negative impact on the transportation network. Special conditions are needed:

1) all lighting shall be directed internally using deflector shields, 2) no

external trash dumpsters / compactors shall be permitted along the property

lines bordered by the R-3 zoning district, 3) any external trash dumpsters /

compactors shall be visually obstructed by a structure that is aesthetically

similar to the proposed development, and 4) screening for air conditioners,

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

the property zoned C-3. Commissioner Shields seconded the motion. It was

approved by a vote of four (Kitchens, Shields, Corradino, and King) to one

(Mullin).



IV. NEW BUSINESS



The Planning Advisory Commissioners voted unanimously to change the April 2,

2003 meeting to April 3, 2003. Commissioner Corradino made a motion to change

the meeting date to April 3, 2003. Commissioner Shields seconded the motion.

The vote was carried unanimously.



Mr. Johnson stated that there would be no meeting on February 19, 2003.



OLD BUSINESS



No old business



V. ADJOURNMENT



Chairperson Dodds adjourned the meeting at 12:20 p.m.





___________________________________ ___________________________________



Bradford Dodds, Chairperson Will Johnson, Zoning Administrator