Columbus, Georgia

PLANNING ADVISORY COMMISSION MEETING



August 20, 2003



A meeting of the Planning Advisory Commission was held Wednesday, August 20,

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



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

Sharon Jamison, Karl Douglass, Shep Mullin, Michael Corradino and Bob Crane.



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



Commissioners Absent: Derrick Shields and Berry Henderson



Others Present: Thomas Butts, Robbie Hall, Charles V. Palmer, Robert McKenna,

Allan Kamensky, Brian Grier, Ken Brown, Doug Putnam, Ollie Tarver, Doug

Jefcoat, David Fox, Larry Hagan, Edna Hagan, G. Lee Bayard, Mike and Debbie

Mayhew, and Ken Henson.



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

10:06 a.m. Chairperson Dodds explained the rezoning process to the audience.

He also stated that Alternates Shep Mullin and Bob Crane would vote for the two

commissioners who are absent.



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

August 6, 2003 minutes to be accepted. Vice Chairperson McKnight made a motion

and Commissioner Jamison seconded the motion. The minutes were approved

unanimously.



III. TABLED CASES:





1.) ZC0306-5 A request to rezone the properties located along the south

side of St. Mary?s Road, south of Northstar Drive. The current zoning is R-2

(Low Density Residential) District. The proposed zoning is R-4 (High Density

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



Legacy Real Estate Advisors, LLC, Applicant



This case has been tabled until September 17, 2003.





2.) ZC0306-8 A request to rezone the properties located at 6802 Mobley Road and

part of 6740 Mobley Road. The current zoning is R-1 (Low Density Residential)

District. The proposed zoning is R-2 (Low Density Residential) District. The

property is to be used for single family residential.



BrianGrier, Inc. Applicant



Chairperson Dodds stated that Commissioner Corradino would be abstaining from

this case.



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

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

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

policy statements, Residential Development policy statements #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 the studied

floodplain and 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 not needed. There were several comments from adjoining property owners in

opposition to this case.



Alan Kamensky, representing Brian Grier, came to the podium. He stated that

Mr. Grier is under contract to purchase the property if it is rezoned. They

want to develop the area and put in 42 to 46 single-family homes. The lots

will have a width of 60 feet and an average depth of 125 to 130 feet. The cost

of these homes will be $160,000 to $180,000.00. Trees will be handled

according to the Tree Ordinance.



Charles Palmer, 6631 Highridge Drive, came to the podium. He stated he had a

meeting with several neighbors regarding this rezoning. The only condition

that they ask is that if Mr. Grier does not develop the property that it revert

to R-1. Mr. Palmer submitted a petition of the 14 neighbors that attended the

meeting. Mr. Palmer stated that the people who signed the petition supported

the proposed R-2 zoning if a reversionary clause, tied to the purchase, was

adopted.



Mr. Johnson stated that the condition could only be applied to the property,

not to individuals or contracts.



Mr. Palmer stated that a reversionary clause applied to the property would be

adequate.



Mike Mayhew, 989 Lismore Drive, came to the podium. This property backs up to

his house in Waterford Place. He is concerned that there is no R-2 in the area

and about setting a precedent. He is also concerned about the property values

in this area if R-2 is permitted.



Thomas Butts, 6617 Highridge Drive, came to the podium in opposition. There

are 15 lots that will be affected by this rezoning. Out of these 15

homeowners, there were only two people that were supportive.

He wants a large buffer behind his house.



Robbie Hall, 6625 Highridge Drive, came to the podium in opposition. He does

not want four houses in his back yard. He stated that his wife signed the

petition. They were told it was only a sign-in sheet for the neighborhood

meeting. He stated that they oppose the R-2 rezoning.



Debbie Mayhew, 989 Lismore Drive, came to the podium in opposition. She is

concerned about the property values.



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

motion to deny the rezoning case based on the fact that it is not compatible

with existing land-uses and there was opposition from citizens in the area.

Vice-Chairperson McKnight recommended to Commissioner Crane that Residential

Development policy statement #1 also contradicted the rezoning request.

Commissioner Crane restated his motion to deny this case based on the fact that

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

Residential Development policy statement #1; it is not compatible with existing

land-uses, and there was opposition from citizens in the area.

Vice-Chairperson McKnight seconded the motion. The motion was carried four

(McKnight, Jamison, Mullin, & Crane) to one (Douglass) for denial.





IV. REZONING CASES:



1.) ZC0307-6: A request to rezone the property located at 2051 Shepherd

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

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

used for single family residential.



Columbus Area Habitat for Humanity, 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. 8),

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

policy statements, Residential Development policy statements #1, #2 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

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 residential usage. Special conditions

are needed: 1) joint-use driveways shall be required as determined by the City

Traffic Engineer and 2) private property turn-arounds shall be required as

determined by the City Traffic Engineer so that traffic can exit forward onto a

public street where necessary. There were no comments from adjoining property

owners.



Kenneth Henson, representative for Columbus Area Habitat for Humanity, came to

the podium. This property has been vacant for years. The current zoning is

commercial. They received this property in a donation and want to build 12 to

16 single-family residences.



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

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

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

is compatible with existing land-uses. Commissioner Douglass seconded the

motion. The vote was carried unanimously.





2). ZC0307-7: A request to rezone the properties located at 5012 and 5028

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

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

property is to be used for offices.



Pinnacle Homes, 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. 3),

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

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. 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 lines bordered by the R-1 and R-3A zoning districts, 3) screening for

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

pumps shall be required for all development on the property, and 4)

deceleration lanes shall be required as determined by the Traffic Engineer.

There were no comments from adjoining property owners.



David Fox, representing Pinnacle Homes, Inc., came to the podium. These two

lots were acquired to build offices. The house that is there now will be torn

down. One truck will be parked there.



Commissioner Dodds asked for discussion and a motion. Commissioner Corradino

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 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, 2) no external trash dumpsters / compactors

shall be located along the property lines bordered by the R-1 and R-3A zoning

districts, 3) screening for trash dumpsters / compactors, air conditioners,

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

the property, and 4) deceleration lanes shall be required as determined by the

Traffic Engineer. Commissioner Mullin seconded the motion. The vote was

carried unanimously.





3.) ZC0307-8: A request to rezone the property located adjacent to 8400

Veterans Parkway. The current zoning is R-1 (Low Density Residential)

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

property is to be used for apartments and offices.



Developers-Investors, Inc., Applicant



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

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

which shows Medium Density Residential and Neighborhood Commercial for this

area. It is consistent with policy statements, Residential Development policy

statements #1, #2 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 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. 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 development, 3) no external trash dumpsters /

compactors shall be located along the property line bordered by the R-1 zoning

district, 4) screening for air conditioners, refrigeration units, and heat

pumps shall be required for all development on the property, 5) no direct

access shall be permitted to Veterans Parkway or Turnberry Lane except for

construction traffic, and 6) all access to the sites shall be accessed

internally from the existing apartments, Lullwater at Mapleridge. There were

no comments from adjoining property owners.



Doug Jefcoat, representing Developers-Investors, Inc., came to the podium. The

Lullwater at Mapleridge developers want to expand the apartment complex. If

this property is rezoned it will be sold to them.



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

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

is consistent with the future land-use map of the Comprehensive Plan, it is

consistent with policy statements, and it is served by all city utilities. 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 development, 3) no external trash dumpsters / compactors shall be

located along the property line bordered by the R-1 zoning district, 4)

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

required for all development on the property, 5) no direct access shall be

permitted to Veterans Parkway or Turnberry Lane except for construction

traffic, and 6) all access to the sites shall be accessed internally from the

existing apartments, Lullwater at Mapleridge. Commissioner Crane seconded the

motion. The vote was carried unanimously.





4). ZC0307-9: A request to rezone the property located at 1210 13th Street.

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

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

commercial storage for concrete products.



Lee Bayard, Applicant



Mr. Will Johnson read the Finding of Facts for this case. It is consistent

with the future land-use map of the Comprehensive Plan (P.D. 8), which shows

General Commercial 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 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. This zoning change will not change the

traffic count or the level of service on 13th Street, which is Level of Service

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

Consolidated Government for commercial usage. Special Conditions are needed: 1)

all lighting shall be directed internally using deflector shields, 2) screening

for 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. The use is existing now. This

rezoning will bring it in line with the proper zoning. There are two parcels

that are C-2 but the rest of the lots on this block are C-3. When the Unified

Development Ordinance is completed, what is C-2 now will become NC, which is

Neighborhood Commercial. Neighborhood Commercial will truly be Neighborhood

Commercial. It will restrict much more than what is allowed now in C-2.



Lee Bayard came to the podium. He feels this property should be C-3 and not

C-2. He has someone interested in buying the property.



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

a motion to conditionally approve this request based on the fact that it is

consistent with the future land-use map of the Comprehensive Plan, 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, 2) screening for 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. Vice-Chairperson McKnight seconded the motion. The

vote was carried unanimously.







V. NEW BUSINESS



VI. OLD BUSINESS



VII. ADJOURNMENT



The meeting was adjourned at 11:20 a.m.









___________________________________ ___________________________________



Bradford Dodds, Chairperson Will Johnson, Zoning Administrator