Columbus, Georgia

PLANNING ADVISORY COMMISSION MEETING



May 15, 2002



A meeting of the Planning Advisory Commission was held Wednesday, May 15, 2002,

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



Commissioners Present: Chairperson Ralph King, Vice Chairperson Bradford

Dodds, Rick McKnight, Sharon Jamison, Derrick Shields and Michael Corradino



Commissioners Absent: Berry Henderson, Arline Kitchen, and Shep Mullin



Staff Members: Will Johnson, Zoning Administrator, and Denise Taylor, Recorder



Others Present: Gerald Lumpkin, Robert Duvall, H. Lumpkin, Pastor Lloyd M.

Johnson, Waya Hewlett, Dorothy Cheves, Elizabeth Pitts, Isabel Triplitt, Bette

Schroeter, Colleen Snelling, Wanda Lybarger, Betty Kruggel, Diane White, Fornie

Hurtt, Sybil Eastburn, Betty Tapley, Marge Hall, Sally Saling, Kathleen

Collier, John Collier, Jeanette Lumpkins, Dorothy Jolley, Raymond Eastburn, Ken

Lancaster, Wayne Eldridge, Randy McGee, David McGee, Rodney Brimberry, Diana

Clark, Lew Carver, Wade Jordan, Jennifer Wadkins, Suresh Kumar, Lisa Burger,

Priscilla Johnson, Barbara McRae, Lon Marlow, Wylee Toms, Ray Underwood, and

Ren?e Parkinson



CALL TO ORDER



Chairperson King called the meeting to order at 10:08 a.m. Chairperson King

explained the rezoning process to the audience. Chairperson King announced that

Derrick Shields would be voting in place of Arline Kitchen. Chairperson King

announced that the May 1, 2002 meeting minutes would be voted on the next

meeting.



I. TABLED CASES



1) ZC0203-6: Arequest to rezone the property located at the southwest corner of

Forest Road and Alta Vista Road (see Location Map). The property is currently

zoned R-1A(Low Density Residential) District. The requested zoning is R-3B

(Patio Homes / Zero Lot Line) District. The property is to beused for patio

homes.



D. F. Holley Builders, Inc., Applicant



Mr. Will Johnson presented the Planning Division?s Finding of Facts. He stated

that the request is not consistent with the Comprehensive Plan P.D. 7, which

shows Low Density Residential for this area. He stated that the request is not

consistent with the policy statements P.D. 7, Residential Development policy

statement #3. He stated it is not compatible with existing land uses. The

property is served by all city services. He also stated the property does not

lie within a studied floodplain and floodway area. Engineering will need to

approve a drainage plan prior to issuance of a Site Development permit. Mr.

Johnson stated that the request does not constitute spot zoning. He also

stated that the report from Transportation Planning states that the request

will not have a negative impact on the transportation network. He reported

that off-street parking and curb cuts must meet the Codes and regulations of

the City of Columbus Consolidated Government for residential usage. Traffic

Engineering recommends denial of this rezoning request. Patio homes will

increase the number of residential driveways that would normally back vehicles

into the street. Forrest Road is an arterial roadway with high traffic volumes

that will make egressing from the properties difficult. Residential driveways

along Forrest Road need to able to turn around on private property and exit

forward. The closeness of driveways along Forrest Road will increase the

potential for traffic accidents involving these residential properties.Mr.

Johnson stated that no special conditions are needed. He stated that he

received comments from adjoining property owners: one resident opposed the

rezoning and two residents supported the rezoning.



Chairperson King announced that the case would be tabled until June 5, 2002 at

the applicant?s request.



II. REZONING CASES



1) ZC0204-4: A request to rezone the northwest side of Arkansas Drive, the

northwest corner of Arkansas Drive & Anglin Road, and the southwest corner of

Claymore Road and Anglin Road (see Location Map). The property is currently

zoned R-1A(Low Density Residential) District. The requested zoning is R-4

(High Density Residential) District. The property is to be used for apartments.



Randy McGee, Applicant



Mr. Will Johnson presented the Planning Division?s Finding of Facts. He stated

that the request is not consistent with the Comprehensive Plan P.D. 7, which

shows Low Density Residential for this area. He stated that the request is

consistent with the policy statements P.D. 7, Residential Development policy

statement #2. He stated it is compatible with existing land uses. The

property is served by all city services. He also stated the property does not

lie within a studied floodplain and floodway area. Engineering will need to

approve a drainage plan prior to issuance of a Site Development permit. Mr.

Johnson stated that the request does not constitute spot zoning. He also

stated that the report from Transportation Planning states that the request

will not have a negative impact on the transportation network. He reported

that off-street parking and curb cuts must meet the Codes and regulations of

the City of Columbus Consolidated Government for commercial usage. A

deceleration lane may be required. Mr. Johnson stated that special conditions

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

2) no external trash dumpsters / compactors shall be located along the property

lines bordered by the R-1A zoning district. He stated that he received comments

from adjoining property owners



Randy McGee, representing the property owner, stated that the plans are to

build twenty-eight to thirty-two apartment units. Mr. McGee stated that the

apartments would have a split-level floor plan. He stated that the units would

be two-bedroom and two-bathroom. He also stated that they would cater to CSU

students. He stated that the rent would be in the six hundred dollar range.

He also mentioned that the apartment buildings would be two stories in height

with four units on each floor. Mr. McGee stated that the apartment buildings

would be brick with vinyl siding.



Bette Schroeter, speaking for the residents of the Anglin Place Condominium

Association, stated that they are against the rezoning for four reasons. She

stated that the first reason is that the traffic situation is bad in that

area. She stated that many people use Anglin Road as a shortcut and on that

road there is a bad blind spot. Mrs. Schroeter also stated that the second

reason is that across from this property there is a cul-de-sac with new homes

that was recently built. She stated that the third reason is that Gentian

Elementary is two blocks away and children have to cross Anglin Road. She

stated that the forth reason is that the rezoning would increase the problems

with the drainage in the area.



Robert Duvall and Wanda Lybarger, also residents of Anglin Place Condominiums,

also commented on the traffic, the pedestrian problems with the school

children, and the drainage issues.



Lon Marlow, representing Columbus State University and Foundation Properties,

stated that he opposes to the rezoning. He stated that multi-family would

drastically change the whole character of the University and increase the

traffic congestion. He also stated that CSU currently owns property on

Claymore Road, which are part of their future plans. Mr. Marlow stated that

Mr. McGee plans on renting his apartments at six hundred dollars. He stated

that CSU rents the same type of apartments to students for three hundred and

twenty dollars.



David McGee, property owner, stated that he has owned this piece of property

since 1951. He stated that Mr. Marlow asked him to trade the property eight

years ago and the property has been sitting since 1971. Mr. McGee stated that

eight years ago Mr. Marlow approached him about buying his property and he has

not heard from him since. He also stated that Mr. Marlow has made some unfair

statements and he plans on following all of the necessary steps to build a nice

apartment complex.



After a lengthy discussion and debate, Chairperson King entertained a motion.

Commissioner McKnight made a motion to approve the request based on the fact

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

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

He also stated that the special conditions mentioned by the Planning Division

should be provided as well as two additional conditions: 1) sidewalks shall be

installed along the property lines that have road frontage and 2) access to

Anglin Road shall not be permitted. Commissioner Shields seconded the motion.

Two Commissioners (McKnight & Shields) voted for conditional approval and three

Commissioners (Corradino, Jamison, & Dodds) voted for denial. The motion was

defeated.



Chairperson King entertained a new motion. Commissioner Corradino made a

motion to deny the request based on the fact that it is not consistent with the

Comprehensive Plan. Commissioner Dodds seconded the motion. Three

Commissioners (Corradino, Dodds, & Jamison) voted for denial and two

Commissioners (McKnight & Shields) voted for approval. A quorum was not

attained, therefore the case was tabled until the June 5, 2002 PAC meeting.





2) ZC0204-5: Arequest to rezone the property located at 7763 Fortson Road (see

Location Map). The property is currently zoned R-1A(Low Density Residential)

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

The property is to beused for a boardinghouse / rooming house.



Faith Home for Girls Inc., Applicant



Mr. Will Johnson presented the Planning Division?s Finding of Facts. He stated

that the request is not consistent with the Comprehensive Plan P.D. 2, which

shows Low Density Residential for this area. He stated that the request is not

consistent with the policy statements P.D.2, Residential Development policy

statement #2. He stated it is not compatible with existing land uses. The

property is served by all city services. He also stated the property does not

lie within a studied floodplain and floodway area. Engineering will need to

approve a drainage plan prior to issuance of a Site Development permit. Mr.

Johnson stated that the request does constitute spot zoning. He also stated

that the report from Transportation Planning states that the request will not

have a negative impact on the transportation network. He reported that

off-street parking and curb cuts must meet the Codes and regulations of the

City of Columbus Consolidated Government for commercial usage. Mr. Johnson

stated that no special conditions are needed. He stated that he received

several comments from adjoining property owners.



Wylee Toms, owner of the property, stated that her plans are to add more

bathroom space and two bedrooms. She stated that the children that live in the

house are respectable, do not bother the neighbors, and do not have any major

problems. She stated that up to twelve girls would be living in the house

after expansion. She stated that they have been at their current location for

six years. Ms. Toms stated that her girls are between the ages of six to

fourteen. She stated that there are no visits allowed with boys at the home.

Ms. Toms stated that there are two people in the home at all times per shift



Lew Carver, Diana Clark, Renee Parkinson, and Lisa Burger, all property owners

in the neighborhood, opposed the rezoning. They were concerned about

disrupting an established neighborhood, property values, traffic, and crime

problems with the girls.



Ray Underwood, an architect working for Ms. Toms, stated that the way that the

two baths and two bedrooms would be added would not affect the home from being

resold.



After very contentious debate and discussion, Chairperson King entertained a

motion. Commissioner Shields made a motion to deny the request based on the

fact that it is not consistent with the Comprehensive Plan and its policy

statements, it is not compatible with existing land uses, and it does

constitute spot zoning. Commissioner Corradino seconded the motion. The vote

was carried unanimously for denial.





3) ZC0204-7: Arequest to rezone the property located at 2423 Woodruff Farm Road

(see Location Map). The property is currently zoned C-2(Neighborhood Shopping)

District. The requested zoning is A-O (Apartment-Office) District. The

property is to beused for apartments (senior citizens).



New Bethel Church, Applicant



Mr. Will Johnson presented the Planning Division?s Finding of Facts. He stated

that the request is not consistent with the Comprehensive Plan P.D. 11, which

shows Low Density Residential for this area. He stated that the request is not

consistent with the policy statements P.D. 11, Development policy statement

#2. He stated that it is compatible with existing land uses. The property is

served by all city services. He also stated the property does not lie within a

studied floodplain and floodway area. Engineering will need to approve a

drainage plan prior to issuance of a Site Development permit. Mr. Johnson

stated that the request does not constitute spot zoning. He also stated that

the report from Transportation Planning states that the request will not have a

negative impact on the transportation network. He reported that off-street

parking and curb cuts must meet the Codes and regulations of the City of

Columbus Consolidated Government for commercial usage. Mr. Johnson stated that

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

using deflectors, 2) no external trash dumpsters / compactors shall be located

along the property lines bordered by the R-2 zoning district, and 3) a

deceleration lane shall be required as determined by the City Traffic

Engineer. He stated that he received several comments from adjoining property

owners.



Lloyd M. Johnson, Pastor of New Bethel Seventh Day Adventist Church, stated

that their plans are to build a HUD 202 senior citizens complex. He stated

that the complex would be designed to house senior citizens. Pastor Johnson

stated that it would be three levels with forty-eight units. He stated that

the complex would not be an assisted living project. He also stated that the

land adjacent to the property is under construction for the church and

education center. He stated that he has the paper work that dates the property

being approved for rezoning on 1987. He also stated that the 1987 rezoning was

for a shopping center. He stated that the apartments would increase the

surrounding value more so than a shopping center.



Barbara McRae, an adjoining property owner, stated that she is opposed to the

apartment building going behind her house. After looking at the site plan, Ms.

McRae was satisfied with the proposed project.



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

Corradino made a motion to approve the request based on the fact although it is

not consistent with the Comprehensive Plan and its policy statements, it does

not constitute spot zoning. He also stated that the special conditions should

be provided. Commissioner Jamison seconded the motion. The vote was carried

unanimously for conditional approval.





4) ZC0204-8: Arequest to rezone the property located at the southeast corner of

Veterans Parkway and Cooper Creek Road (see location Map). The property is

currently zoned R-1(Low Density Residential) District. The requested zoning is

C-3 (General Commercial) District. The property is to beused for a convenience

store / gas station.



Suresh Kumar, Applicant



Mr. Will Johnson presented the Planning Division?s Finding of Facts. He stated

that the request is consistent with the Comprehensive Plan P.D. 2, which shows

Neighborhood Commercial for this area. He stated that the request does not

address the policy statements and is not compatible with existing land uses.

The property is served by all city services. He also stated the property does

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

to approve a drainage plan prior to issuance of a Site Development permit. Mr.

Johnson stated that the request does not constitute spot zoning. He also

stated that the report from Transportation Planning states that the request

will not have a negative impact on the transportation network. He reported

that off-street parking and curb cuts must meet the Codes and regulations of

the City of Columbus Consolidated Government for commercial usage. Mr. Johnson

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

internally using deflectors, 2) a deceleration lane shall be required as

determined by the City Traffic Engineer; 3) the driveway shall be as far away

from the Veterans Parkway-Cooper Creek Road intersection as possible, 4) no

access shall be allowed onto Cooper Creek Road, and 5) access to Blythe Street

shall be permitted. He stated that he received comments from adjoining

property owners.



Suresh Kumar, property owner, stated that he would like to build a gas station

about three thousand square feet in size.



Diane White, representing Welco Realty that is selling the property, stated

that he is not planning on starting construction until next year. She stated

that the delay with the traffic signal would not affect him.



Wayne Eldridge, an adjoining property owner, asked about the traffic light.



Mr. Johnson stated that when Lullwater Apartments, LLC, got the apartments

rezoned, they were not allowed to have access to Franklin Drive and Cooper

Creek Road until a traffic light was in place. He stated that according to the

developers, the time frame on the widening of Veterans Parkway was not going to

be soon. Mr. Johnson stated that he does not know how long it would be before

a traffic light would be in place.



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

McKnight made a motion to approve the request based on the fact that it is

consistent with the Comprehensive Plan and does not consistent spot zoning. He

also stated that the special conditions should be provided. Commissioner Dodds

seconded the motion. Four Commissioners (McKnight, Jamison, Dodds & Shields)

voted for approval and one Commissioner (Corradino) voted for denial. The vote

was carried for conditional approval.





5) ZC0204-9: Arequest to rezone the property located at 4923 Warm Springs Road

(see Location Map). The property is currently zoned R-1A(Low Density

Residential) District. The requested zoning is C-3 (General Commercial)

District. The property is to beused for an electrical contracting company.



Wade Jordan, Applicant



Mr. Will Johnson presented the Planning Division?s Finding of Facts. He stated

that the request is not consistent with the Comprehensive Plan P.D. 2, which

shows Low Density Residential for this area. He stated that the request does

not address the policy statements but it is compatible with existing land

uses. The property is served by all city services. He also stated the

property does not lie within a studied floodplain and floodway area.

Engineering will need to approve a drainage plan prior to issuance of a Site

Development permit. Mr. Johnson stated that the request does not constitute

spot zoning. He also stated that the report from Transportation Planning

states that the request will not have a negative impact on the transportation

network. He reported that off-street parking and curb cuts must meet the Codes

and regulations of the City of Columbus Consolidated Government for commercial

usage. A deceleration lane may be required. Mr. Johnson stated that special

conditions are needed: all lighting shall be directed internally using

deflectors. He stated that he received one comment from an adjoining property

owner.



Wade Jordan, property owner, stated that his current business is located at

5923 Warner Road and is zoned C-2. He stated that his business is growing and

he needs more space. Mr. Jordan stated that the easement to the properties in

the rear will remain but a privacy fence will separate his property from the

easement.



Chairperson King asked would the buffer ordinance be in affect.



Mr. Johnson stated that the buffer ordinance would only apply to property lines

bordered by residential zones.



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

Dodds made a motion to approve the request based on the fact that it is

compatible with existing land-uses, it is served by water, sewer, and all city

services, and it does not constitute spot zoning. He also stated that the

special condition should be provided. Commissioner Jamison seconded the

motion. The vote was carried unanimously.



V. OTHER BUSINESS



Several Commissioners voiced their displeasure with Council that the PAC

procedures were being reviewed and that the process of reviewing them has been

lengthy. Chairman King asked Mr. Johnson to pass their concerns along to the

City Manager.



ADJOURNMENT



Chairperson King adjourned the meeting at 12:30 p.m.







___________________________________ ___________________________________



Ralph King, Chairperson Will Johnson, Zoning Administrator