Columbus, Georgia

PLANNING ADVISORY COMMISSION MEETING

January 15, 2003



A meeting of the Planning Advisory Commission was held Wednesday, January 15,

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



Commissioners Present: Chairperson Brad Dodds, Derrick Shields, Michael

Corradino, Berry Henderson, Shep Mullin and Arline Kitchen.



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



Commissioners Absent: Vice Chairperson Rick McKnight, Commissioners Ralph King

and Sharon Jamison.



Others Present: Ralph Kingrey, Cheryl Miller, John Cline, Rodney Milner,

Sheilah Nolin, Bill Montgomery, Anna Montgomery, Myrtle Graci, Rex Kingrey,

Billy Cash, Gale C. Durrough, Riley Durrough, Wright Wade, Bailey Gross, Isaiah

Hugley, Trey Carmack, and Luther Benton.



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

10:07 a.m.



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

December 4, 2002 minutes to be accepted. Commissioner Mullin made a motion to

accept the minutes. Commissioner Shields seconded the motion. The minutes

were approved unanimously. Chairperson Dodds asked for a motion for the

December 18, 2002 minutes to be accepted. Commissioner Henderson made a motion

to accept the minutes. Commissioner Kitchen seconded. The minutes were

approved unanimously. Chairperson Dodds stated that Commissioners Mullin and

Shields would vote in place of Commissioners King and Jamison. Chairperson

Dodds explained the rezoning process to the audience.



III. REZONING CASES



1. 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 was one comment from an adjoining

property owner in opposition. The interchange improvements at Billings Road,

Woodruff Farm Road and Miller Road are several years in the future.

Commissioner Corradino asked how the widening of this road affects this

particular lot for rezoning. Mr. Johnson stated that he was not sure. There

are so many issues. Everything is not planned out yet. They have preliminary

ideas but nothing concrete.



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

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

were plans drawn up about what they would like to do. The plans have been

changed many times. The DOT has not started buying property yet. At this

point nobody knows what will take place. Three years ago Mr. Wade stated that

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

zoning. He was turned down. He was told he couldn?t build a house. They were

going to build a road there. He is back again now three years later asking for

rezoning to put two duplexes on this property. Maybe eight cars would be

coming off Billings Road maybe three times a day. He does not believe there

would be an impact on the traffic. Mr. Johnson mentioned he talked to Felton

Grant, City Right-of-Way Coordinator. There is nothing concrete yet. They

just have a general idea where the road will be. He is not sure how far up

Billings Road it will be.



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

Henderson 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 Corradino seconded the motion. The motion failed to

pass by a vote of 3 (denial) to 2 (approval). Because there were not four

votes for denial, Chairperson Dodds asked for another motion. Commissioner

Mullin made a motion to conditionally approve the rezoning based on the fact

that it is consistent with a policy statement of the Comprehensive Plan, 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 and 2) no external trash

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

R-1 zoning district. Commissioner Kitchen seconded the motion. The motion

failed to pass by a vote of 2 (approval) to 3 (denial). The case was tabled

until the next meeting.



2. ZC0212-3: This is a request to rezone the property located at 3555 Gentian

Blvd. The current zoning is C-2 (Neighborhood Shopping) District. The proposed

zoning is C-3 (General Commercial) District. It is to be used for mini-storage

and car wash



Grossbridges Properties, Applicant



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

the Comprehensive Plan for Planning District 7, which shows mixed

commercial/industrial for this area. It is consistent with policy statements,

Commercial Development policy statement #1. 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. It must meet

the Codes and Regulations of the City of Columbus, Consolidated Government for

commercial usage. A special condition is needed: all lighting shall be

directed internally using deflector shields. There were no comments from

adjoining property owners.



Bailey Gross, representing the applicant, came to the podium. He stated that

they are zoned now for the car wash. They want to make use of the additional

property for mini-storage units, which are allowed in C-3.



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

Kitchen made a motion to conditionally approve this rezoning based on the fact

that it is consistent with the Comprehensive Plan and a policy statement. The

recommended condition is: all lighting shall be directed internally using

deflector shields. Commissioner Shields seconded. It was approved unanimously.



3. ZC0212-4: This is a request to rezone the property located at 5211

Moon Road. The current zoning is C-2 (Neighborhood Shopping) District. The

proposed zoning is C-3 (General Commercial) District. It is to be used for

mixed retail and office.



William Cash, Applicant



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

with the Comprehensive Plan for Planning District 6, 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 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. It must meet the Codes and Regulations of the City of

Columbus, Consolidated Government for commercial usage. A special condition is

needed: all lighting shall be directed internally using deflector shields.

There were no comments from adjoining property owners. This is the old Rucker

Music building at Moon Road and Warm Springs Road.



William Cash, the applicant, came to the podium. He bought the property seven

months ago. When he purchased the property he was told it was C-3. It is

taxed as C-3. He wants to rezone it so he can lease or rent the property.



Commissioner Kitchen asked Will Johnson if he was familiar with the tax codes.



Mr. Johnson stated that he knew that the Tax Assessors Office uses coding

similar to the zoning codes. Real estate offices in town get the print outs

with the codes on it and they assume that is how the property is zoned, when in

fact, it is not the correct code. It has probably been C-2 since Rucker?s was

in the building.



Chairman Dodds stated that the building has been used for retail for a number

of years. He asked Mr. Cash what kinds of uses were being planned that are not

permitted under the C-2 designation.



Mr. Cash stated that he has not had any leads for the last seven months. He

has improved the outside. If he has any leads he wants it to be zoned C-3.



Chairman Dodds stated that there is C-2 next door, across the street, and

towards the Expressway. Everywhere else is R-1A.



Chairman Dodds said it is premature for Mr. Cash to request a C-3 zoning

without having a possible tenant in mind.



Mr. Cash stated that under C-3 he could get a permit for a billboard which

would help him to make money off the property until he finds a tenant.



Commissioner Corradino stated that he thinks Mr. Cash?s request is good, he

could not vote for it without a specific use or tenant in mind.



Mr. Cash decided to withdraw his application to rezone.





4. ZC0212-5: This is a request to rezone the property located at 931

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

The proposed zoning is C-3 (General Commercial) District. It is to be used for

commercial and warehouse.



Ralph Kingrey, Applicant



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

with the Comprehensive Plan for Planning District 11 which shows low density

residential for this area. It is not consistent with policy statements,

Commercial Development policy statement #2. 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 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. It must meet

the Codes and Regulations of the City of Columbus, Consolidated Government for

commercial usage. A deceleration lane may be required. On-site circulation and

access to the site must not interfere with movement along Dogwood Drive.

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

using deflector shields, 2) no external trash dumpsters / compactors shall be

located along the property line bordered by the R-1A zoning district, and 3)

any trash dumpsters / compactors shall be screened on all four sides and shall

be six feet in height. There were comments from adjoining property owners and

members of the neighborhood opposing this request.



Rodney Milner, representing the applicant, came to the podium. He stated that

Ralph Kingrey would be constructing the warehouse if they were to get approved

for the rezoning. Mr. Milner stated that he had $52,000 into this site. Right

now it is being used as a dumping zone. There is a creek running through it.

It is grown up. They want to build a warehouse for an adjacent owner of this

property. He is in the tax business. He will use this warehouse to store his

office equipment once a year, so there will not be a lot of traffic coming into

the area. He has about 40 to 50 tax offices and will store furniture and

office equipment in this warehouse. Mr. Milner stated he will leave natural

buffers on the south and east side of this property. On the north side and

west side is a creek.



Deputy City Manager Isaiah Hugley, a resident on Steam Mill Road, came to the

podium. He is opposed to the rezoning. It impacts the integrity of the

neighborhood. It is residential all around this property. Residents are proud

of their neighborhood. He does oppose the reference that it is a dumping

ground. He wants the community left intact. They do not need a commercial

development in a residential neighborhood. It is an intrusion on the

neighborhood.



Luther Benton, 636 Dogwood Drive, came to the podium. He is opposed to the

warehouse in this area on Dogwood Drive. Sometime ago another organization

wanted to rezone in this area. If this property is rezoned to C-3, they could

put most anything they wanted on this property. He complained that he did not

receive a letter about the meeting today. If he had he would have gotten

signatures of everyone in the neighborhood.



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

that it is not consistent with the Comprehensive Plan and a policy statement.

Commissioner Henderson seconded the motion. The vote was carried unanimously

for denial.





5. ZC0212-6: This is a request to rezone the property located at

1569-A Alta Vista Drive. The current zoning is R-1 (Low Density Residential)

District. The proposed zoning is R-3A (Medium Density) District. It is to be

used for single family residential.



Ashton Homes, LLC, Applicant



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

with the Comprehensive Plan for Planning District 7, which shows low density

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

Development policy statement #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. It must meet the Codes and

Regulations of the City of Columbus, Consolidated Government for residential

usage. Special conditions are needed: 1) all lighting shall be directed

internally using deflector shields and 2) the property shall be developed as

single family residences only. There was one comment from an adjoining

property owner.



Rex Kingrey, representing Ashton Homes, came to the podium. He will divide

this property into four lots and put in 1200 sq. ft. homes. The cost of these

homes will be $100,000. There are plenty of trees on the property and he will

leave a buffer. It is approximately 1.38 acres.

The property was purchased from Jean Bigham. She asked the nearby property

owners if they would like to buy this property. They were not interested.



Cheryl Miller, future owner of 1569 Alta Vista Drive, came to the podium. She

stated that she did not oppose the rezoning as long as single family homes were

developed on the property.



After a brief discussion, Chairperson Dodds entertained a motion.

Commissioner Shields made a motion that this rezoning application be

conditionally approved based on the fact that although it is not consistent

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

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

The recommended conditions are: 1) all lighting shall be directed internally

using deflector shields and 2) the property shall be developed as single family

residences only. Commissioner Corradino asked that Condition #2 be amended by

stating that the property shall be developed as four single family residences

only. Commissioner Corradino seconded the motion. It was approved

unanimously.





6. ZC0212-7: This is a request to rezone the property located on the

west side of North Lumpkin Road, one-half mile north of Victory Drive. The

current zoning is C-3 (General Commercial) District. The proposed zoning is

R-4 (High Density Residential) District. It is to be used for multi-family

housing.



Ironwood Group, LLC, Applicant



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

with the Comprehensive Plan for Planning District 9, which shows Medium Density

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

Residential Development policy statements #1 and #2. 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. It must meet

the Codes and Regulations of the City of Columbus, Consolidated Government for

residential usage. Special conditions are needed: 1) all lighting shall be

directed internally using deflector shields and 2) only one ingress / egress

shall be permitted on North Lumpkin Road



Robert McMaster, representing Ironwood Group, LLC, came to the podium. Last

Spring they appeared before this board to rezone approximately 10 acres that is

surrounding this property. However, they did not qualify for DCA tax credits.

He would like to add this property to the property that they rezoned last year

and re-approach DCA. It will be approximately 172 units. They have 100 to 150

people on a waiting list.



Chairperson Dodds opened up the floor for a motion. Commissioner Shields made

a motion to conditionally approve this rezoning application based on the fact

that although it is not consistent with the Comprehensive Plan, it is

consistent with a policy statement, it is compatible with existing land-uses,

and it is served by sewer, water, and all city services. The recommended

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

shields and 2) only one ingress / egress shall be permitted on North Lumpkin

Road. Commissioner Kitchen seconded the motion. It was approved unanimously.



IV. NEW BUSINESS

No new business



OLD BUSINESS

No old business



V. ADJOURNMENT

Chairperson Dodds adjourned the meeting at 11:30 a.m.





___________________________________ ___________________________________



Bradford Dodds, Chairperson Will Johnson, Zoning Administrator