Columbus, Georgia

PLANNING ADVISORY COMMISSION MEETING

January 19, 2005



A meeting of the Planning Advisory Commission was held Wednesday, January 19,

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



Commissioners Present: Chairperson Derrick Shields, Vice Chairperson Shep

Mullin, Chris Henson, Berry Henderson, Brad Dodds, Karl Douglass and Bob Crane.



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



Commissioners Absent: Sharon Jamison, Joe Alexander



Others Present: Wright Wade, Troy Pybus, Mark Alexander, Dick Norman, Virginia

Stadnik, Melanie Paulk, Jennifer Allen, Elbert Cameron, Lois Cameron, Wynelle

Kemp, Agnes O?Neill, Thomas O?Neill, James Holder, June Holder, Stephen Werst,

Steven Fullerton, Bill Mann, Cecil Davis, John Graves.





I. CALL TO ORDER: Chairperson Shields called the meeting to order at 9:05

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

Commissioner Crane.



II. APPROVAL OF MINUTES: Commissioner Douglass made a motion to approve the

October 27 and November 17, 2004 minutes. Commissioner Henderson seconded.

The minutes were approved unanimously.



III. NEW REZONING CASES:



1. ZC0501-1: A request to rezone the property located at 4831 Warm Springs

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

proposed zoning is A-0 (Apartment/Office) District. The purpose of the

rezoning is for apartments.



Mark Alexander, 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. 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 a permit 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 6,755 trips per day and

will increase to 7,033 trips per day. The level of service will remain at A

(8,200 trips per day) for Warm Springs Road.



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

Government for commercial usage.



This development could average about 5 to 10 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 Shaw High which has 1,010 students, capacity 1,200.



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

property lines bordered by the R-1 zoning districts. 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.



Twenty (20) property owners within 300 feet were notified of this 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. 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. no external trash dumpsters /

compactors shall be permitted along the west and south property lines.



There is no additional information.



Mark Alexander, applicant, came to the podium. He will be building the

apartments on the property. There will be 42 units, two story, approx. 800 sq.

ft, 2 bedroom units, price will be around $800.00 per month.



Wright Wade, property owner in the area, came to the podium in support. He is

going to put in 40 duplexes in the area.



Chairperson Shields asked for discussion and a motion. Commissioner Douglass

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

compatible with existing land uses. Commissioner Mullin seconded. The motion

carried unanimously.



2. ZC0501-2: A request to rezone the property located at 6008 Billings Road.

The current

zoning is R-1 (Low Density Residential) District. The proposed zoning is R-2

(Low Density Residential) District. The purpose of the rezoning is for single

family residential.



Wright Wade, 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. 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 if a permit 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 1,484 trips per day and

will increase to 1,608 trips per day. The level of service will remain at A

(3,900 trips per day) for Billings Road.



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

Government for residential usage.



This development could average about 5 to 15 children of various ages.

Elementary age students would attend Waddell Elementary, which has 636

students, capacity 525. Middle School age students would attend Midland Middle

School which has 976 students, capacity 900. High school age students would

attend Shaw High which has 1,010 students, capacity 1,200.



There is no buffer requirement.



It is not within Fort Benning?s notification zone.



It is not a DRI.



Thirty-eight (38) property owners within 300 feet were notified of this

rezoning request. The Planning Division received several comments opposing this

request. We received a petition containing approximately 50 signatures on it

from the surrounding neighborhoods. Also, we received several letters, emails

and calls.



There are no special conditions.



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

he wants to build single family houses on this property. Commissioner Crane

asked Mr. Wade if he would be willing to rezone to R-1A instead of R-2. Mr.

Wade said he would agree to R-1A with R-2 setbacks, but wants a vote on R-2.



There will be 14 to 16 lots. The cost for these homes will be $175,000+. If

the property gets rezoned to R-1A the houses will be smaller.



Steven Fullerton, 5940 Bertcliff Drive, came to the podium in opposition. The

homeowners in this area are against the rezoning for higher density. Their

property values will decline. Their lots are from 2 to 5 acres.



Cecil Davis, 5802 Billings Road, spoke in opposition. He is concerned about

the traffic, trash, and water run off.



Virginia Stadnik, 5919 Bertcliff Drive, came to the podium. She is opposed to

the rezoning. She doesn?t understand how 14-16 houses can be built on this

small piece of property.



John Graves, 5926 Bertcliff Drive, came to the podium. He is concerned about

water runoff from this property. He stated that the water will run between his

house his neighbor?s house. His basement has flooded for years as it is now.



Joe Stadnik, 5919 Bertcliff Drive, came to the podium. His property backs up

to Mr. Wade?s property. It is like a swamp. You cannot walk on it.



Troy Pybus, 6118 Brittney Court, came to the podium. He is concerned about the

density of the proposed rezoning.



Mr. Wade stated that he would be willing to put a condition on the rezoning

that all the lots will be at least 10,000 sq. ft each. Also, the Engineering

Department will make sure the water problem is taken care of.



Commissioner Shields asked for discussion and a motion. Commissioner Douglass

made a motion to deny this request based on school impact. No one seconded.

The motion dies. Commissioner Dodds made a motion to approve the rezoning from

R-1 to R-1A with the condition that there should be a minimum lot width of 60

feet, and also that it is consistent with the future land use map, it is

compatible with existing uses, it is served by all city services. Commissioner

Henderson seconded. It was approved five (Dodds, Henderson, Henson, Mullin,

Crane) to one (Douglass).





3. ZC0501-3: A request to rezone the property located at 5977 Whitesville

Road. The

current zoning is M-1 (Light Manufacturing) District. The proposed zoning is

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

office/mini-storage/retail.



Storage Columbus, 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. 5).

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 a permit 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 19,538 trips per day and

will remain at 19,538 trips per day. The level of service will remain at C

(20,400 trips per day) for Whitesville 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 all

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 wood 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.



Nine (9) property owners within 300 feet were notified of this rezoning

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

rezoning request.



There are no special conditions.



There is no additional information.



Dick Norman, partner in Storage Columbus, LLC, came to the podium. They own

and operate this facility. It is offices and a self storage facility. They

want to rezone to allow certain users to use the facilities for retail.



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

it is compatible with existing land uses, it will enhance property uses, it

will not impact city services, there were no negative comments. Commissioner

Douglass seconded. It was approved unanimously.





4. ZC0501:4: A request to rezone the property located at 3638 Reese 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

apartments/duplexes.



Elaine Mann, 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 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, if a permit 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 4,149 trips per day and

will increase to 4,169 trips per day. The level of service will remain at A

(4,700 trips per day) for Reese Road.



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

Government for commercial usage.



This development could average about 1 to 5 children of various ages.

Elementary age students would attend Gentian Elementary, which has 442

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

School which has 598 students, capacity 600. High school age students would

attend Hardaway High which has 1,288 students, capacity 1,300.



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

property lines bordered by the R-1A zoning district. 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.



Forty-two (42) property owners within 300 feet were notified of this rezoning

request. The Planning Division did receive a few phone calls in opposition.



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. 4. no external trash dumpsters /

compactors shall be permitted along the east and south property lines.



There is no additional information.



Bill Mann, 227 Sweetwater Drive, Cataula, applicant came to the podium. This

is rental property for Mr. and Mrs. Mann. They want to build two duplexes,

1200 sq. ft. for each side. There is one 2400 sq. ft house on the property

now. This property will not be sold. He is willing to condition the zoning to

limit the units to three total.



James Holder, 4413 Anglin Road, came to the podium. He is opposed to the

rezoning. He is concerned about the property values. There are no duplexes on

this road, only single family. Also the traffic is an issue. More houses are

being built in the Gentian School area. There is one duplex on Reese Road, it

is not taken care of.



Steve Werst, 4424 Anglin Road, lives next door to this property. He is

concerned about the property values. This area has been developed but the

traffic conditions have not kept up with the progress.



Gerald Hattaway, 3833 Westgate Drive, came to the podium. He is opposed to the

rezoning because of the traffic.



Mr. Mann came back to the podium. He is planning to put in a fence around the

property to buffer the area.



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

a motion to deny this rezoning case because it is not consistent with the

existing land uses, traffic conditions and school impact. Commissioner Mullin

seconded. The motion to deny was approved five (Crane, Mullin, Douglass,

Henderson, Dodds) to one (Henson).



Mr. Mann came back to the podium and stated that he would come back to PAC to

present a plan for single family houses. Commissioner Henderson stated that

since the lots were zoned correctly now for single family residential, Mr. Mann

would not need to come back to PAC. He could proceed with his plans.





IV. NEW BUSINESS:

Commissioner Douglass asked Mr. Johnson for information on the zoning process.

Mr. Johnson stated he would bring some sort of policy before the PAC to vote on.



VI. OLD BUSINESS:



VII. ADJOURNMENT:

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





______________________________ ______________________________

Derrick Shields, Chairperson Will Johnson, Zoning

Administator