Columbus, Georgia

PLANNING ADVISORY COMMISSION MEETING

January 5, 2005



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

2005 in the Council Chambers on the Plaza Level of the Government Center.



Commissioners Present: Chairperson Derrick Shields, Berry Henderson, Shep

Mullin, Sharon Jamison, Brad Dodds, Karl Douglass, and Joe Alexander.



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



Commissioners Absent: Chris Henson and Bob Crane.



Others Present: Wright Wade, Laurie Abney, Mark McKinstry, Daniel Smith, Susan

Smith, Frances Lee, Harry Lee, Ashley Lee, Wayne and Angela Williams, Richard

Mobley, Ruby Ingle, James Patrick, Terry Reis, and Mark Alexander.





I. CALL TO ORDER: Chairperson Shields called the meeting to order at 10:05

a.m. He explained the rezoning process. Commissioner Alexander will vote for

Commissioner Crane.



II. APPROVAL OF MINUTES: None.





III. TABLED CASE:



1. ZC0410-3: A request to rezone the property located at Wooldridge Road

and Veterans Parkway. The current zoning is A-1 (Agricultural) District. The

proposed zonings are R-1 and R-1A (Low Density Residential) Districts. The

purpose of the rezoning is for single family residential.



Grey Rock Development, LLC., Applicant



Mr. Will Johnson read the Staff Report for this case. This case is not

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

The land use designation shows Rural Residential. 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.



The property is served by all city services.



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

The current traffic count is 495 trips per day and will increase to 5,376 trips

per day. The level of service will increase to B (6,500 trips per day) for

Wooldridge Road. Construction of the subdivision will likely coincide with the

widening of Veterans Parkway.



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

Government for residential usage.



This development could average about 400 to 550 children of various ages.

Elementary age students would attend Double Churches Elementary, which has 829

students, capacity 625. Middle School age students would attend Double

Churches Middle School which has 820 students, capacity 675. High school age

students would attend Northside which has 1,221 students, capacity 1,200.



The proposed development shall have a Category A buffer requirement along the

southern property lines bordered by the C-3 & M-1 zoning districts. The three

options under Category A are: 1) 5 feet with a certain amount of shrubs /

ornamental grasses per 100 linear feet and a wood fence, masonry wall, or earth

berm. 2) 10 feet with a certain amount of understory trees and shrubs /

ornamental grasses per 100 linear feet. 3) 20 feet undisturbed natural buffer.



It is not within Fort Benning?s notification zone.



The Lower Chattahoochee Regional Development Center has reviewed the project

and has found that the proposed action is in the best interest of the state,

i.e., there are no adverse interjurisdictional impacts or conflicts.



Twenty-eight (28) property owners within 300 feet were notified of this

rezoning request. The Planning Division received one comment supporting this

rezoning request.



There are numerous conditions for this case, they will be stated in the

ordinance.



There is no additional information.



Will White, partner in the LLC that owns this property, came to the podium.

They want to rezone 300 acres now. They have spent time with the neighbors that

have concerns about this development. This section of Veterans Parkway will be

widened in the next few years. There will be 510 single family lots. That

will be part of their conditions. The larger lots will be on the north side of

Wooldridge Road. The homes will be 3000 + sq. ft. They will sell for

$400,000+. There will be two entrances on Wooldridge Road.



Larry French came to the podium. He will be doing the landscaping for this

development. He explained the conditions of the land and what plant materials

he would use.



Mark McKinstry, 9300 Hamilton Road came to the podium. He is in favor of this

plan. He and his brother own 93 acres across from this development on Hamilton

Road (Veterans Parkway).



Chairperson Shields asked for discussion and a motion. Commissioner Alexander

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

with existing land uses and it is served by all city services. Staff will

handle the conditions as submitted by the applicant. Commissioner Dodds

seconded. It was approved unanimously.

The following case is being heard now because Will White is also the applicant.

2. ZC0412-4: A request to rezone the property located just east of Cooper

Creek Park. The current zoning is M-l (Light Manufacturing) District. The

proposed zoning is C-2 (Neighborhood Shopping) District. The purpose of the

rezoning is for a tennis shop.

Woodmont Properties, LLC., Applicant



Mr. Will Johnson read the Staff Report for this case. This case is not

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

The land use designation shows Medium Density Residential. 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.



The property is served by all city services.



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

The current traffic count is 8,543 trips per day and will increase to 8,717

trips per day. The level of service will remain at C (7,900 trips per day) for

Milgen Road.



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

Government for commercial usage.



There is no school impact.



The proposed development shall have a Category C buffer requirement along the

east and south property lines. The three options under Category C are: 1) 20

feet with a certain amount of canopy trees, understory trees, and shrubs /

ornamental grasses per 100 linear feet. 2) 10 feet with a certain amount of

shrubs / ornamental grasses per 100 linear feet and a wooden fence, masonry

wall, or earth berm. 3) 30 feet undisturbed natural buffer.



It is not within Fort Benning?s notification zone.



It is not a DRI.



Five (5) property owners within 300 feet were notified of this rezoning

request. The Planning Division received a letter from CORTA in support of this

rezoning request.



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

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

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

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

required for all development on the property.



There is no additional information.



Will White, applicant came to the podium. He is a partner in Woodmont, LLC.

This property was a 25 acre piece of property owned by the Alexander Brothers.

It is adjacent to Cooper Creek Park. The tennis shop will be 40 x 50 feet.

Commissioner Dodds made a motion to approve this request. Even though it is

consistent with the land use designation, it is compatible with existing land

uses, the property is served by all city services, the buffer requirement and

special conditions needed: 1. all lighting shall be directed internally. 2. any

external trash dumpsters / compactors shall be visually obstructed by a

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

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

required for all development on the property. Commissioner Douglass seconded.

It was approved unanimously.





The following case is the second tabled case.



3. ZC0411-8: This is a request to rezone the property located at Warm Springs

Road and Warner Road. The current zoning is R-l (Low Density Residential)

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

The purpose of the rezoning is for a duplex subdivision.

Wright Wade, Applicant





Mr. Will Johnson read the Staff Report for this case. This case is not

consistent with the future land-use map of the Comprehensive Plan (P. D. 6).

The land use designation shows General Commercial for this area. 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. The property is served by all city services. It is not

expected to have a negative impact on the transportation network. The current

traffic count is 6,755 trips per day and will increase to 6,900 trips per day.

The level of service will remain at A (8,200 trips per day) for Warm Springs

Road. It will also remain at Level A for Warner Road, which has a current

traffic count of 1,606 trips per day.



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

Government for residential usage.



This development could average about 15 to 25 children of various ages.

Elementary age students would attend Gentian Elementary, which has 442

students, capacity 500. Middle School age students would attend Blackmon Road

Middle School, which has 896 students, capacity 750. High school age students

would attend Hardaway High, which has 1,288 students, capacity 1300.



The proposed development shall have a Category B buffer requirement along the

south, east and west property lines. The three options under Category B are:

1) 15 feet with a certain amount of canopy trees, understory trees, and shrubs

/ ornamental grasses per 100 linear feet, 2) 10 feet with a certain amount of

understory trees and shrubs / ornamental grasses per 100 linear feet and a wood

fence, masonry wall, or earth berm, 3) 20 feet undisturbed natural buffer



It is not within Fort Benning?s notification zone.



It is not a DRI.



Thirty-seven (37) property owners within 300 feet were notified of this

rezoning request. The Planning Division received several comments opposing this

request.



There are no special conditions.



There is no additional information.

Wright Wade of 1401 Dinglewood Drive, applicant, came to the podium. He wants

to rezone this property to extend a subdivision that is being built. There is

a Korean church at 4841 Warm Springs Road that has ? of an acre in the rear

that they are not using. They need additional property in the front. The land

in back of the church will be swapped.

The units would be rented. They will all be brick, roofs will be same color.

They will have garages. There will be 22 to 24 buildings, two units to each

building.

Jim Patrick, Attorney for Ruby Ingles, 5938 Morningside Drive, came to the

podium. He is opposed to this rezoning. He has a list of concerns that he

would like to talk about. There is a potentially protected species of owl

roosting in this area. They are also concerned about the density of the

project. There are already problems coming from Sanders Court. Police are

called there frequently. There is a lot of traffic in the area already. Mr.

Patrick states that a traffic signal will be needed.

Will Johnson, Zoning Administrator and the Brad Dodds, a Planning Advisory

Commission member, tried to address some of the issues brought up by Mr.

Patrick. Mr. Johnson stated that the Planning Division?s interpretation of the

Federal Law was that the burden is on the developer, not the City. Commissioner

Dodds talked about the traffic count. He also stated that we cannot consider

the entire project. We can only consider the property that is here for

rezoning now.

Julie Parks, 5972 Morningside Drive, came to the podium. She is concerned about

the screech owls, traffic, density, buffer, and the fact that these duplexes

will have transients renting them. Ms. Parks brought in a petition with 50

names on it.

Jesse Parks, 5972 Morningside Drive, came to the podium. He is concerned about

Che Spurlin living in the woods in a cabin. She will dismantle the cabin and

move it to North Carolina if this project goes through. Mr. Parks also stated

that there are red tail hawks and bats in this area.

Frances Lee, 5950 Morningside Drive, came to the podium. She is concerned

about the wildlife, traffic, water pressure, and crime.

Commissioner Dodds made a motion to approve this request based on even though

it is inconsistent with the future land use plan, it is compatible with the

existing land uses, it is served by City services, Category B buffer

requirement. Commissioner Jamison seconded. The vote was four to approve

(Dodds, Jamison, Mullin, Alexander) to two (Douglass, Henderson). The motion

is approved.

The following cases are new rezoning cases.

4. ZC0412-1: A request to rezone the property located at 5700 Billings Road.

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

zoning is A-1 (Agricultural) District. The purpose of the rezoning is for a

kennel.

Daniel and Susan Smith, Applicants



Mr. Will Johnson read the Staff Report for this case. This case is not

consistent with the future land-use map of the Comprehensive Plan (P. D. 3).

The land use designation shows Low Density Residential for this area. 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.



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

negative impact on the transportation network. The current traffic count is

11,088 trips per day and will increase to 6,900 trips per day. The level of

service will remain at C (11,800 trips per day) for Miller Road.



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

Government for residential usage.



There is no school impact.



There is no buffer requirement.



It is not within Fort Benning?s notification zone.



It is not a DRI.



Nineteen (19) property owners within 300 feet were notified of this rezoning

request. The Planning Division received two comments supporting and one comment

opposing this request.



There are no special conditions.



There is no additional information.



Daniel and Susan Smith of 5700 Billings Road, applicants, came to the podium.

Susan Smith?s grandmother lived on this property and had a kennel since the

1940?s. She died in 1993 and Susan and Daniel inherited the property. Now,

they are retired and want to operate the kennel again. They want to keep the

rural look of the area. New fencing will need to be reinstalled. Boarding

services only will be offered.



Commissioner Douglass made a motion to approve this request based on the facts

that it is consistent with existing land uses, it is served by all city

services. Commissioner Henderson seconded. The vote was unanimous to approve.



5. ZC0412-2: A request to rezone the property located at 5124 Buena Vista

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

proposed zoning is C-2 (Neighborhood Shopping) District. The purpose of the

rezoning is for a day care center.

Wayne and Angela Williams, Applicants



Mr. Will Johnson read the Staff Report for this case. This case is not

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

The land use designation shows Low Density Residential. 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.



The property is served by all city services.



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

The current traffic count is 14,678 trips per day and will increase to 14,726

trips per day. The level of service will remain at B (13,600 trips per day)

for Buena Vista Road.



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

Government for commercial usage.



There is no school impact.



The proposed development shall have a Category C buffer requirement along the

west and south property lines. The three options under Category C are: 1) 20

feet with a certain amount of canopy trees, understory trees, and shrubs /

ornamental grasses per 100 linear feet. 2) 10 feet with a certain amount of

shrubs / ornamental grasses per 100 linear feet and a wooden fence, masonry

wall, or earth berm. 3) 30 feet undisturbed natural buffer.



It is not within Fort Benning?s notification zone.



It is not a DRI.



Twenty-six (26) property owners within 300 feet were notified of this rezoning

request. The Planning Division did not receive any comments concerning this

request.



Special conditions are needed: 1. All lighting shall be directed internally.

2. No trash dumpsters / compactors shall be located along the west and south

property lines. 3.

This property shall be used as a day care center only.



The previous owners rezoned this property from C-3 (General Commercial to R-1A

(Low Density residential) in 2003.



Wayne and Angela Williams, 1249 Aspen Avenue, applicants, came to the podium.

They want to use this property for a day care center. This property was

previously zoned C-3.



Commissioner Douglass made a motion to approve this case based on the facts

that it is compatible with existing land uses, it is served by all city

services. Commissioner Dodds seconded. It was approved unanimously.





6. ZC0412-3: A request to rezone the property located at 5666 Forest Road.

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

zoning is R-2 (Low Density Residential) District. The purpose of the rezoning

is for single family residential.

Preston Holdings, 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. 11). The land

use designation shows Low Density Residential. Policy Statements are not

addressed. It is compatible with existing land uses.



The property does lie within a studied floodplain and floodway area. The

developer will need an approved drainage plan prior to issuance of a Site

Development Permit.



The property is served by all city services.



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

The current traffic count is 6,852 trips per day and will increase to 7,465

trips per day. The level of service will remain at B (7,900 trips per day) for

Forrest Road.



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

Government for commercial usage.



This development could average 15 to 25 children of various ages. Elementary

age students would attend Forrest Road Elementary which has 369 students,

capacity 500. Middle School age students would attend Fort Middle School which

has 598 students, capacity 600. High school age students would attend Kendrick

High, which has 1,063 students, capacity 1,375.



There is no buffer requirement.



It is not within Fort Benning?s notification zone.



It is not a DRI.



Twenty-eight (28) property owners within 300 feet were notified of this

rezoning request. The Planning Division did not receive any comments concerning

this request.



No special conditions.



The applicant presented R-2 (Low Density Residential) to the PAC in 2003. The

PAC and the Planning Division approved the request.



Mr. John Grot, applicant, came to the podium. He is a partner in Preston

Holdings, LLC. The homes that he is proposing to build are in the range of

$150,000. There will be 24 lots. Edgar Hughston and Brock Jones will be the

builders.



Commissioner Henderson made a motion to approve this case based on the facts

that it is consistent with the future land use map, it does lie within a flood

plain or floodway area, the developer will need an approved drainage plan.

Commissioner Douglass seconded. It was approved unanimously.





7. ZC0412-5: A request to rezone the property located at 6003 Warm Springs

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

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

the rezoning is for single family residential.

Tiger Creek Development, Applicant



Mr. Will Johnson read the Staff Report for this case. This case is not

consistent with the future land-use map of the Comprehensive Plan (P. D. 3.

The land use designation shows Low Density Residential. 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. The property is served by all city services. It is not

expected to have a negative impact on the transportation network. The current

traffic count is 3,469 trips per day and will increase to 6,109 trips per day.

The level of service will remain at B (7,900 trips per day) for Warm Springs

Road.



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

Government for residential usage.



This development could average 50 to 75 children of various ages. Elementary

age students would attend Midland Academy which has 781 students, capacity

550. Middle School age students would attend Blackmon Road Middle School which

has 889 students, capacity 750. High school age students would attend Shaw

High, which has 1,035 students, capacity 1,200.



The proposed development shall have a Category B buffer requirement along the

property lines shared by Sonoma Pointe and Stone Creek Subdivisions. The three

options under Category B are: 1) 15 feet with a certain amount of canopy trees,

understory trees, and shrubs / ornamental grasses per 100 linear feet. 2) 10

feet with a certain amount of shrubs / ornamental grasses per 100 linear feet

and a wooden fence, masonry wall, or earth berm. 3) 20 feet undisturbed natural

buffer.



It is not within Fort Benning?s notification zone.



It is not a DRI.



Thirty-nine (39) property owners within 300 feet were notified of this rezoning

request. The Planning Division received a few comments concerning this request.



Special conditions are needed: 1. All development along the border of Stone

Creek subdivision shall be single family residential. 2. All single family

lots shall meet the following minimum dimensions: a) 5000 sf lot area. b) 50

feet lot widths. c)

5 feet side setbacks. d) 20 feet rear setbacks.



There is no additional information.



David Erickson, applicant, came to the podium. He has talked to the neighbors

in this area. They are in support of this rezoning request. Mr. Erickson

stated that he has gotten together with Ben Billings and they have joined their

property to make another exit for Sonoma Pointe on to Blackmon Road, as the

City has asked. Part of this project could also be multi-family development.



Ben Billings came to the podium. He is in favor of this rezoning

case.



John Henry, 7309 Stone Creek Lane, came to the podium. He is not opposed but

is concerned about the density of the neighborhood. Also, the utilities,

traffic and schools are concerns.



Commissioner Alexander made a motion to approve this rezoning case because it

is consistent with existing land uses, and conditions needed: All development

along the border of Stone Creek subdivision shall be single family

residential. 2. All single family lots shall meet the following minimum

dimensions: a) 5000 sf lot area. b) 50 feet lot widths. c) 5 feet side

setbacks. d) 20 feet rear setbacks. Commissioner Henderson seconded. The

motion was approved by a vote of five (Alexander, Henderson, Mullin, Jamison,

Dodds) to one (Douglass).





8. ZC0412-6: A request to rezone the property located just 6960 Jameson Road.

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

is C-3 (General Commercial) District. The purpose of the rezoning is for

commercial retail.



Jacoby Development, Inc., Applicant



Mr. Will Johnson read the Staff Report for this case. This case is not

consistent with the future land-use map of the Comprehensive Plan (P. D. 3.

The land use designation shows Industrial / Warehousing. 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 if one is required.



The property is served by all city services.



The proposed project is not expected to have a negative impact on the

transportation network. The current traffic count is 22,538 trips per day and

will increase to 29,052 trips per day. The level of service will remain at B

(30,400 trips per day) for J.R. Allen Parkway.



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

Government for commercial usage.



There is no school impact.



The proposed development shall have a Category C buffer requirement along the

northeast property lines. The three options under Category C are: 1) 20 feet

with a certain amount of canopy trees, understory trees, and shrubs /

ornamental grasses per 100 linear feet. 2) 10 feet with a certain amount of

shrubs / ornamental grasses per 100 linear feet and a wooden fence, masonry

wall, or earth berm. 3) 30 feet undisturbed natural buffer.



It is not within Fort Benning?s notification zone.



It is not a DRI.



Seventeen (17) property owners within 300 feet were notified of this rezoning

request. The Planning Division not receive any comments concerning this request.



No special conditions are needed.



There is no additional information.



Richard Culpepper, representative of the Jacoby Development, Inc. came to the

podium. This property is 40 acres and will be commercial retail. The current

site plan shows 15 to 20 tennants.



Commissioner Douglass made a motion to approve this rezoning request based on

the facts that it is compatible with existing land uses, the property is served

by all city services. Commissioner Jamison seconded. It was unanimous.



IV. NEW BUSINESS:



VI. OLD BUSINESS:



VII. ADJOURNMENT:

The meeting was adjourned at 12:45 p.m.





______________________________ ______________________________

Derrick Shields, Chairperson Will Johnson, Zoning

Administator