Columbus, Georgia

PLANNING ADVISORY COMMISSION MEETING

April 21, 2004



A meeting of the Planning Advisory Commission was held Wednesday, April 21,

2004 in the Council Chambers on the Plaza Level of the Government Center.



Commissioners Present: Chairperson Brad Dodds, Vice Chairperson Berry

Henderson, Charlene Lebleu, Shep Mullin, Derrick Shields, Sharon Jamison, Karl

Douglass, Bob Crane and Joe Alexander.



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



Commissioners Absent: None



Others Present: Claude Mooneyhan, Ron Hamlett, Chris Meacham, David Erickson,

Charles Wynn, David Cummings, Pete Hart, Bob Dryden, Terrence Gumbert, Jim

Odom, Sherry Odom, Linda Cole, James Cole, Gerry Kennon, Audrey Kennon, Audrey

Jenkins, Daniel Jenkins, Stan Skaiff, Bob Hoidahl, Bill Kump, Marty Flournoy,

Hugh White, and Harry Crawford.





I. CALL TO ORDER: Chairperson Dodds called the meeting to order at 10:08 a.m.

Chairperson Dodds explained the rezoning process to the audience. He

introduced the two new alternate members, Charlene Lebleu and Joe Alexander.

He stated that Alternate LeBleu would be able to observe but not participate

until she gets sworn-in.



II. APPROVAL OF MINUTES: The March 17, 2004 minutes will be approved on May 5,

2004.



III. REZONING CASES:



Due to time constraints, the cases were heard out of order.



1. ZC0403-3: A request to rezone the property located at Midland Road and

Old Pope Road. The current zoning is A-1 (Agricultural) District. The

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

be used for single family residential.



David Erickson, 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. 4), which shows

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

Development Policy Statement #2. It is not consistent with Residential

Development Policy Statement #3. 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. It is served by all city services. It is not expected to

have a negative impact on the transportation network. The current Traffic

count is 1,334 trips per day and will increase to 4,210 trips per day. The

level of service will remain at A (3,900 trips per day) for Midland Road. An

existing 60? roadway/easement exists for Old Pope Road and unnamed 60? roadway

west of Old Pope Road which will need to be used to access property as public

roads to tie back to Midland Road. The site shall meet the codes and

regulations of the Columbus Consolidated Government for commercial usage. This

development could average about 80-100 children of various ages. Elementary

age students would attend Mathews Elementary, which has 541 students (capacity

450). Middle school age students would attend Midland Middle School, which has

915 students (capacity 900). High school age students would attend Shaw, which

has 1,108 students (capacity 1,200). If the Miller Tract is zoned M-1, then

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

southern property line. The 3 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, and 3) 20

feet undisturbed natural buffer. It is not within the Fort Benning notification

zone. Twenty-seven (27) property owners within 300 feet were notified of the

rezoning request. The Planning Division received several calls opposing this

request.



Chris Meacham, representing David Erickson, came to the podium. He states that

this rezoning is consistent with future land use map of the Comprehensive

Plan. There will be nothing adverse with regards to traffic or school impact.

The proposed buffer will far exceed requirements.



David Erickson, applicant, came to the podium. This request is to rezone 70

acres off Midland Road. He is proposing to build 157 lots with $200,000+

homes. If the property were to remain A-1, a lot of the trees would be cut

down. Traffic will not be a problem. Mr. Erickson says the reason schools are

at capacity is because students are being bussed to these schools. If the

property were to remain A-1, with one-acre lots, 10 lots would have to front on

Old Pope Road. He would have to pave Old Pope Road to do that. He has

buffered Midland Road with a 50? buffer. Fifty feet will be a very effective

shield for anyone traveling on Midland Road. Also, there is a 50? buffer on

the outer perimeter on the property touching the existing 1-acre lot houses.

The Odom property will have a 50? buffer, with the exception of utilities, i.e.

power, sewage, which may have to penetrate the Odom property. There are four

constituents who have various interests in the area: 1) there are people who

live in the region and don?t want the feel of the neighborhood changed, 2)

there are constituents who live in Liberty Hall on one-acre lots or a little

bigger; many of their lots are 200 to 300? deep already and we are going to

give them another 50? buffer in the rear, 3) there are the constituents on Old

Pope Road; they won?t have any interaction with the houses in this new

development, and 4) there are the Odoms who live in the middle of this

property. Mr. Erickson states he has tried several times to contact the Odoms

and they won?t take his calls. He states that if the property stays A-1 he can

get 65 homes on the 70 acres. Mr. Erickson stated that he thinks what he has

proposed today is what the area needs.



After taking questions from several Commissioners, Chairperson Dodds asked if

there was anyone who wanted to speak in favor of the rezoning. No one

approached. Chairperson Dodds then asked to hear from the opposition.



Charles Rowe, 8081 Old Pope Road, stated that his property bordered the

proposed development and that there was no certainty that the development could

be accessed on Old Pope Road.



Chairperson Dodds stated that there is an agreement between the Development

Authority and Mr. Erickson to quit-claim the land under the road to Mr.

Erickson.



Terry Gumbert, 11226 Rambling Trail, stated that this rezoning is strictly

economical for the individual versus the feelings of the residents.



Ron Hamlett, 8080 Old Pope Road, stated that the area is A-1 and has been

successfully developed as such. He stated that the area surrounding the

Erickson property, excluding the Miller Tract, is all zoned A-1.



Scherry Odom, 8121-1 Old Pope Road, stated that Erickson would surround their

property with houses and make them an island in his development. She stated

that he also said that his development would diminish their property value.



Leslie Landi, 8220 Midland Road, stated that the burden of transition has been

placed on the existing homeowners. She stated that the residents proposed

50-feet buffers with ? acre lots in the interior.



Mr. Erickson offered his rebuttal to comments from the opposition and further

discussed his case with the Commission.



Chairperson Dodds asked for discussion and a motion. Commissioner Douglass

made a motion to deny this rezoning case based on the fact that it is

inconsistent with Residential Development policy statement #3 and due to the

effect on school capacity. Commissioner Henderson seconded the motion. The

vote was five (Douglass, Henderson, Shields, Crane and Jamison) to one (Mullin)

to deny.



Chairperson Dodds stated that ZC0404-2, 6910 River Road, would have to be

tabled due to time constraints caused by the Tour De Georgia.



2. ZC0403-1: ? A request to rezone the property located at 2021 6th Avenue.

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

zoning is A-O (Apartment/Office) District. The property will be used for a

chapel in the yard.



Claude Mooneyhan, 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. 8),

which shows Offices for this area. It is also not consistent with the Medical

Center Redevelopment area. Land use designation there is Single Family

Residential. The Redevelopment Plan needs updating because this area is not

conducive to single family residential. The terrain along 5th Avenue south

towards 19th Street is steep. The lots currently being used in these 3 blocks

are mainly used for offices and multi-family 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. It

is served by all city services. It is not expected to have a negative impact

on the transportation network. The current Traffic count is 10,679 trips per

day and will increase to 10,687 trips per day. The level of service will

remain at C (11,820 trips per day) for Hamilton Road. The site shall meet the

codes and regulations of the Columbus Consolidated Government for commercial

usage. There is no school impact. There is no buffer requirement. It is not

within the Fort Benning notification zone. Twenty-four (24) property owners

within 300 feet were notified of the rezoning request. The Planning Division

received one call opposing this request. 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) screening for air

conditioners, refrigeration units, and heat pumps shall be required for all

development on the property, and 4) driveway access shall be determined by the

City Traffic Engineer.



Wade Jordan, representing the applicant, came to the podium. They want to

build a chapel for Teen Challenge in the rear of the property. Mr. Jordan has

spoken to Danny Cargill, Assistant Director of Codes & Inspections, about this

building. He recommended they get the property rezoned so they can have two

primary structures on the property. Two sides of the property are zoned A-O.



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

a motion to conditionally approve this rezoning case 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 is served by all city

services. The Medical Center Redevelopment Plan needs updating because it does

not address this particular piece of property. 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)

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

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

determined by the City Traffic Engineer. Commissioner Crane seconded the

motion. It was approved unanimously.



3. ZC0403-2: ? A request to rezone the property located on the north side of

43rd Street between 16th Avenue and Sherwood Avenue. The current zoning is A-O

(Apartment/Office) District. The proposed zoning is C-3 (General Commercial)

District. The property will be used as a warehouse.



Charles Wynn, 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. 8),

which shows Medium 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. It

is served by all city services. It is not expected to have a negative impact

on the transportation network. The current traffic count is 4,078 trips per

day and will increase to 4,365 trips per day. The level of service will remain

at A for 17th Avenue. 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.

The three options for Category C are: 1) 20 feet with a certain amount of

canopy trees, understory trees, shrubs, ornamental grasses per 100 linear feet,

2) 10 feet with a certain amount of shrubs, ormamental grasses per 100 linear

and a wooden fence, masonry wall or earth berm, and 3) 30 feet undisturbed

natural buffer. It is not within the Fort Benning notification zone.

Thirty-three (33) property owners within 300 feet were notified of the rezoning

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

rezoning request. Special conditions are needed: 1) all lighting shall be

directed internally using deflector shields, 2) screening for 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.



Commissioner Jamison had to leave at this point. Alternate Alexander voted in

her place.



Commissioner Henderson asked if this area was still Medium Density

Residential. Mr. Johnson stated that it was. Commissioner Henderson was

concerned about putting a warehouse in a residential area. There is a cemetery

and some row houses in this area.



Charles Wynn, applicant, came to the podium. He wants to put in a warehouse

for construction materials and equipment. He states the block is almost

vacant. If this property gets rezoned, he will start his own business. He

just needs a warehouse to hold materials. He does not own the property yet.



Harry Crawford came to the podium to speak in opposition. His aunt lives at

1628 44th Street. She asked him to come down to inquire about this property

being rezoned and becoming commercial. Once this property becomes commercial,

it will be easier for other properties in the area to become commercial.



Mr. Wynn agrees to only use this property for warehouse purposes.



Chairperson Dodds stated that a warehouse use is not allowed in C-3 unless it

is secondary to an office.



Mr. Johnson stated that this case would need to be tabled because warehouses

are allowed in C-3 as a secondary use to an office and also that and office

with storage of construction equipment constitutes a contractor?s office, which

is not allowed in C-3.



Chairperson Dodds tabled the case pending more research on the matter.











4. ZC0403-4: - A request to rezone the property located at 3820 Gentian Blvd.

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

zoning is A-O (Apartment/Office) District. The property will be used as a

medical office.



David Cummings, 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),

which 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. It is

served by all city services. It is not expected to have a negative impact on

the transportation network. The current Traffic count is 14,978 trips per day

and will increase to 15,053 trips per day. The level of service will increase

to E for Gentian Blvd. This section of road is not congested and does carry a

lot of through traffic, thus producing heavy traffic counts. Gentian Blvd. /

Milgen Road are in the long-range plan for widening. 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 and southeast property

lines. The three options for Category C are: 1) 20 feet with a certain amount

of canopy trees, understory trees, shrubs, ornamental grasses per 100 linear

feet, 2) 10 feet with a certain amount of shrubs, ormamental grasses per 100

linear and a wooden fence, masonry wall or earth berm, and 3) 30 feet

undisturbed natural buffer. It is not within the Fort Benning notification

zone. Twenty (20) property owners within 300 feet were notified of the

rezoning request. The Planning Division did not receive any comments

concerning this rezoning request. 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) screening for air

conditioners, refrigeration units, and heat pumps shall be required for all

development on the property, and 4) driveway access shall be determined by the

City Traffic Engineer. In the Comprehensive Plan update, this area is

identified as Mixed Office / Commercial.



David Cummings, applicant, came to the podium. He stated that he wants to

build a medical office on the corner of Gentian and Prim Drive. It will be a

traditional medical office and will be 2900 sq. ft. Directly across the

street, Dr. Hubbuch built his office. He has ample parking. The area does

seem to be in a transition.



Chairperson Dodds asked for a motion and discussion. Commissioner Henderson

made a motion to conditionally approve this rezoning case 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. 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) screening for air conditioners, refrigeration units, and heat

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

access shall be determined by the City Traffic Engineer. Commissioner Shields

seconded the motion. It was approved unanimously.





5. ZC0404-1: ? A request to rezone the property located at 8101 Veteran?s

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

proposed zoning is C-3 (General Commercial) District. The property will be

used for a commercial development.



Pete Hart, 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. 2), which shows

Mixed Office / 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. It is served by

all city services. It is not expected to have a negative impact on the

transportation network. The current Traffic count is 10,586 trips per day and

will increase to 10,773 trips per day. The level of service will remain at C

for Veterans Parkway. This section of Veterans Parkway is in the TIP to be

widened within the next three years to four lanes with a median or turn-lane.

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. The three options for

Category C are: 1) 20 feet with a certain amount of canopy trees, understory

trees, shrubs, ornamental grasses per 100 linear feet, 2) 10 feet with a

certain amount of shrubs, ormamental grasses per 100 linear and a wooden fence,

masonry wall or earth berm, and 3) 30 feet undisturbed natural buffer. It is

not within the Fort Benning notification zone. Twelve (12) property owners

within 300 feet were notified of the rezoning request. The Planning Division

did not receive any comments concerning this rezoning request. Special

conditions 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) screening for air conditioners, refrigeration units and heat

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

shall be determined by the City Traffic Engineer, and 5) a deceleration lane

shall be required as determined by the City Traffic Engineer.



Mr. Pete Hart, applicant, came to the podium. The property is located three

properties north of the intersection of Williams Road and Moon Road. They

would reserve a 50? right-of-way for future widening. They propose a 6,000 sq.

ft. retail building on the front and a 9,000 sq. ft. office on the rear of the

property. The property to the south is C-3, west is M-1, and the north

property is being considered for rezoning now.



Chairperson Dodds asked for a motion and discussion. Commissioner Shields 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 and it is

served by all city services. 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) screening for air

conditioners, refrigeration units, and heat pumps shall be required for all

development on the property, 4) driveway access shall be determined by the City

Traffic Engineer, and 5) a deceleration lane shall be required as determined by

the City Traffic Engineer. Commissioner Mullin seconded the motion. It was

approved unanimously.





V. NEW BUSINESS

None.



VI. OLD BUSINESS

None.



VII. ADJOURNMENT

The meeting was adjourned at 1:30 p.m.

















___________________________________ ___________________________________

Bradford Dodds, Chairperson Will Johnson, Zoning Administrator