Columbus, Georgia

MINUTES

COUNCIL OF COLUMBUS, GEORGIA

STRATEGIC PLANNING SESSION

AUGUST 13, 2002





The regular Strategic Planning Session of the Council of Columbus, Georgia

was called to order at 8:35 A.M., Tuesday, August 13, 2002, in the Conference

Room, Ground Floor, Government Center, Columbus, Georgia. Honorable Bobby G.

Peters, Mayor, presiding.



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PRESENT: Present other than Mayor Peters were Mayor Pro Tem Rodgers and

Councilors R. Gary Allen, Julius H. Hunter, Jr., Charles E. McDaniel, Jr.,

Evelyn Turner Pugh, Richard Smith, Nathan Suber and Evelyn Woodson. City

Manager Carmen Cavezza, City Attorney Clifton Fay, and Deputy Clerk of Council

Sandra Davis were also present.



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ABSENT: Councilor Berry Henderson was absent. Clerk of Council Tiny B.

Washington was also

absent.

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?THE ROAD TO A COMPREHENSIVE PLAN PHASE 1?:



City Manager Cavezza said the purpose of this meeting today is to receive

the thoughts and philosophy of the members of Council on how to put this

Comprehensive Plan together. He said that we need some guidance so we can move

forward in this process. He maintained that we need a Comprehensive Plan that

is very specific, which would take a lot of the discussion and debate away from

zoning hearings. He pointed out that in the future, we could make changes to

the plan, but not deviate from the plan. He said that we are starting on that

plan this morning and would start off by reviewing our ?Vision Statement?.



Using the overhead projector, City Manager Cavezza outlined the goals and

are listed as follows:



v Commerce

v Infrastrures

v Recreation -



Columbus Square Mall Site: City Manager Cavezza announced that he, the staff

and Councilor Suber would be meeting with the School Board to discuss what

would evolve from the Columbus Square Mall site. He recommends the Columbus

Square Mall site for the fourth City pool. He added that we are asking for

five acres off of Rigdon Road.



v Public Safety

v Health Care & Sanitation

v Government Services

v Housing



Councilor Turner Pugh requested that in the part where we talk about

commerce, she would like to specifically include something as it relates to

small business. She added that we need to find innovative ways to entice small

business and other business to locate in South Columbus. Mayor Peters

suggested giving all new businesses for their first year everything absolutely

free of charge. Mayor Pro Tem Rodgers pointed out that we could do that

without changing the overall goal, because those could be considered as

qualifiers or criteria, because if we insert small businesses in there, what

does that say to the large businesses that may be coming in here looking at

Columbus. City Manager Cavezza advised that we would put together a small

business program outside of the goals and bring it to the Council to see if the

consensus is to implement that initiative. Councilor Woodson commented that

she is hearing from the business community that it is harder for them to get a

loan, even a small loan for improvements, because they are located in South

Columbus. She suggested working with the banking community in this process and

also the realtors. City Manager Cavezza pointed out that Councilor Hunter has

been very much involved with the Enterprise Zone and we are trying to upgrade

that and do a more concerted effort to get people in there.



City Manager Cavezza explained that we asked consultants to come in and

look at our zoning ordinances. He mentioned that we wanted assistance with our

classifications, and all of those administrative things that impact on zoning

in order to put together a meaningful Comprehensive Plan. He then called

attention to the two consultants that were present in the audience to give an

overview of where they are in this process. He introduced Mr. Bill Ross with

Georgia Zoning Institute in Atlanta and Mr. Marty Hodgkins with Duncan

Association out of West Palm Beach, Florida.



Mr. Marty Hodgkins explained that they were hired to look at the overall

land development regulations, unified development ordinances and zoning codes

for the City of Columbus. He proceeded with outlining some of the

recommendations and are listed as follows:



v Consolidating similar types of language and provisions of the code.



v Reformatting the document to be more ?user friendly?. (example: Information

tables.)



v Consolidating all of the standards into a single chapter.



He explained that some of the specific items that have been compiled in

the initial draft that we have looked at and are recommending changes to have

been submitted to the staff. He advised that in the near future, they would be

meeting with the staff and making additional changes; then, going to the public

and other parts of the government with the draft. He then gave a brief

overview of some of the issues that they are requesting changes to and are

listed as follows:



v Neighborhood Commercial Zoning District.

v Creation of certain types of overlay zoning districts.

v Planning Unit Development expansion to include residential, commercial and

industrial plan development.

v Bay doors facing the roadways.

v Provide standards for Bed & Breakfast Inns, accessory dwelling units, zero

lot line developments, dumpsters, illumination stands, etc.

v Home Occupations be made more of an administrative function.

v Regulation of churches.

v Self-service/self storage facilities.

v Adult Oriented businesses.

v Manufactured Housing

v Regulations to make sure mechanical equipments are not visible from roadways.

v Revised parking regulations.

v Add maximum parking spaces.

v Reduced parking requirements for retail parking. (Recommendation four spaces

per thousand square feet.)



Councilor Suber pointed out that we have already reduced the parking

requirements for retail parking.



v Updated the Environmental and Natural Resources type ordinances in many cases

by incorporating the State?s current Environmental Protection Requirements.

v Codified existing review in permitting procedures.





Councilor Turner Pugh asked about the rationale for initiating a maximum

parking spaces requirement. Mr. Bill Ross came forward to explain that this is

becoming important all across the country because of storm water run-off. Mr.

Ross added that the City Government has to meet those Federal requirements and

developers who build parking lots twice as big as what they actually need and

just sits out there vacant is hurting the city?s restrictions on water

run-off. City Manager Cavezza pointed out that he does not believe that we are

going to have a problem with developers wanting to go beyond the requirement.



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At this time, City Manager Cavezza advised that we have some young people,

who have come down to do the Pledge of Allegiance. He said that he would like

to take a moment to allow these young people to lead us in the Pledge of

Allegiance.



PLEDGE OF ALLEGIANCE: Led by students from Wonderland Day Care.



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CITYWIDE PLEDGE OF ALLEGIANCE:



Mayor Peters announced that on September 11, 2002, we thought about having

a City-Wide Pledge with two flagpoles to be dedicated on that day. He said

that we have ordered a lot of American Flags and would put those all over the

City for the month of September. He pointed out that Federal Judge Clay Land

would like for us to consider having the Pledge in his courtroom to be

coordinated with the dedications. He advised that they would be providing some

additional information on this matter.



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Continuing to read from his prepared notes, Mr. Hodgkins pointed out that

before we started the process, we had individual meetings with almost all of

the members of Council to get some strategy and also have met with interest

groups throughout the county and the staff.



In conclusion of his presentation, he offered to respond to any further

questions from the Mayor and Council. Mayor Pro Tem Rodgers then asked if

special criteria has been developed that the consultants are recommending for

the in-operator function as an administrative function, at which time, Mr.

Hodgkins assured the members of Council that some criteria has been developed.



Mayor Pro Tem Rodgers then asked about the government requirements on

allowing modular housing. Mr. Hodgkins explained that what we consider as

modular houses are covered by the Georgia Industrialized Housing Act and is

actually constructed to meet all requirements of the Southern Building Code.

He explained that they could go wherever someone could have a stick-built

house. He pointed out that manufactured homes come under the HUD requirements

and those don?t meet the building code. He commented that Mr. Frank Jenkins is

also on our team and has done some legal work at the Federal level regarding

manufactured homes.



Mayor Pro Tem Rodgers asked for some additional information regarding

comments of certain businesses along certain roadways. Mr. Hodgkins gave

examples of an overlay zoning district, which have certain types of

architectural and landscaping requirements.



Councilor Allen asked questions regarding the zero lot line, at which

time, Mr. Hodgkins explained that the City of Columbus currently allows zero

lot line homes, which generally means that it is a house that is built on one

of the two side property lines and there is typically the minimum requirement

for setback between the house itself and the house on the next zero lot line.

He said that currently, there is a five feet setback requirement and we are

recommending ten feet setback requirement between the zero lot line homes.



When asked about the recommendation of bay doors, Mr. Hodgkins advised

that the recommendation is for garage bay door orientation. He explained that

in some areas we are recommending bay doors for vehicle repair shops.



There were continued discussions on this matter with various Council

members expressing their views. After Councilor Suber mentioned that the

business community might have some concerns, City Manager Cavezza advised that

the developers would see the draft and we would get their input; they would

have an opportunity to address the recommendations.



In conclusion, City Manager Cavezza assured the Council that a cleaned up

first draft would be provided for the Council?s review. Councilor Turner Pugh

requested that some pictures be included also. Councilor Allen requested that

the legislative intent also be included. Councilor Woodson requested that a

glossary be included.



Mayor Peters asked if the situation regarding septic tanks had been

addressed, at which time, City Manager Cavezza replied that this discussion

would be held as a part of his prepared presentation.

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NOTE: The members of Council took a brief recess at 9:40 a.m. and reconvened

at 9:52 a.m.

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City Manager Cavezza said what we hope to get out of the rest of this

session is some guidance so that we can go in the route that we are suppose to

be going as we move toward the Comprehensive Plan. He provided an overview of

the Comprehensive Plan by stating that the last one that was done was back in

1998 as part of the sales tax. He commented that the growth issues have been

tremendous and the Comprehensive Plan plays a very important role in what we

are trying to do. He projected that we would do this in five phases and today;

we are just doing Phase One. He then outlined each phase and are as follows:



Phase 1:



- Obtain guidance from Council on:

-Rural/Urban Transition Area

-Guidelines for Transition Area

-Zoning Classification revision

-Commercial/Industrial Development

Phase 2:



- Develop time line

- Correct zoning classifications

- Brief Council of Unified Development Ordinance



Phase 3:



- Finalize Plan/Brief Council



Phase 4:



- Obtain public input on Plan and Unified Development Ordinance





Phase 5:



- Obtain final approval from Council



City Manager Cavezza then provided a reminder of some zoning type

terminology along with the definitions and are as follows: Smart Growth, Urban

Sprawl and Spot Zoning, Residential Estate Zoning, Transition Area



When asked to clarify further the definition of spot zoning, City Attorney

Fay replied that he believes that this is a factor that the Planning Division

looks at to determine if a rezoning singles out a particular parcel that is

totally different from the surrounding areas, but the definition itself, comes

directly from the case law. City Manager Cavezza advised that there is a

lawyer from Atlanta by the name of Mr. Frank Jenkins who is excellent and could

answer a lot of these type questions. Mr. Ross pointed out that Mr. Jenkins is

part of their consulting team. City Manager Cavezza recalled that Mr. Jenkins

gave a briefing at the Trade Center and he would like to bring him before the

Council to address some of these issues.



Purpose of Phase 1:



Provide guidance to the staff regarding ?Smart Growth? in the

Transition Area:



v Define Rural/Urban Transition Area.



City Manager Cavezza said that as part of this first phase, he would like

to discuss the transition area and how to bring together the low density and

the high density and how to make it where it is not so contentious. Continuing

to use the overhead projector, City Manager Cavezza outlined the area by

drawing an imaginary line across where they think the rural and the urban have

come together from the Talbot County line to the Chattahoochee River.



At this point, City Manager Cavezza responded to various questions of the

members of Council.



v Discuss acceptable guidelines for transition areas between one acre and

larger sites and less than one acre sites.



Councilor Turner Pugh said that if a developer wants to put one acre lots

that buffers Liberty Hall and go from there doing half acre lots and continue

from there doing less than a half acre lot; then, she believes the developer

should have the right to do that. City Manager Cavezza said that answers our

questions, because that is where we are trying to get to. Responding to a

comment from Councilor Smith, Councilor Turner Pugh replied that if the

developer comes up with a plan for the total acreage; then, those citizens

would already know what?s going to be next to them, because at some point and

time the lots are going to get smaller and smaller.



Councilor Suber asked how to handle situations where the property owner

places a covenant on that land by will, at which time, City Manager Cavezza

addressed this situation as to the way it is currently being handled.



A considerable amount of discussion pursued regarding the legality of a

covenant on a piece of land, after which time, City Manager Cavezza continued

with his presentation as he also discussed setback requirements and buffers.

He provided scenarios that were compatible.



Factors affecting development in the Transition Area:



v Sewer Availability

v Public Facilities

v Schools, Parks, Public Safety

v Transportation network

v Land Development cost

v Commercial & Industrial uses



Mr. Hodgkins pointed out that even if there are conservation subdivisions

and cluster zonings where smaller lots are allowed, this does not necessarily

mean more density. He said that we are recommending, at least initially, some

larger lot zoning, but it is this type of work that is necessary to determine

if we do want this larger lot zoning, where are we going to apply that zoning.

Councilor Allen added that we need a variety of housing available to the

community. He went on to say that the buffers are internal, as well as, along

the roadway and that is what makes it more unique. Mayor Pro Tem Rodgers

agreed with these comments, but maintained that his concerns is that we do not

box ourselves into a situation where we are preserving larger and larger lots

without the ability to go back to smaller acre lots.



Mr. Hodgkins determined that this is what City Manager Cavezza is

recommending in that the Council adopt some sort of plan and look at it as a

five, ten or twenty year plan with the understanding that the State

Legislatures have never said that the plan is set in stone and would never

change. He said that as a requirement, the Council could emphasize a review

period for the plan to look at changed circumstances. He said that this would

not say that the land would not be developed, but in what fashion would it be

developed. Councilor Turner Pugh said that her thoughts in adopting a plan

that we would just identify land as residential without identifying the

acreage. She said that her concern would be a plan that defines the number of

acreage in the rest of Columbus. She said that she would like to be able to

tell the developers that when they come before this Council for a rezoning on a

large tract of land; then, it needs to be residential, but the developer needs

to define how the lots are going to be developed from the beginning instead of

doing it piece mealing. Mayor Pro Tem Rodgers said that he believes that

could be addressed by the classifications that are being proposed; low medium

and high density and the estate box.



Mr. Hodgkins advised that Council could adopt a plan that would require

the developer to come back before the Council if he or she does not develop the

land according to the site plan; for example, if it is thirty acres and the

developer builds fifteen homes; then, decides to construct thirty homes for the

remaining fifteen acres; then, that plan has to receive approval from the

Council for the amended site plan. Mayor Pro Tem Rodgers then asked if a

developer files a site plan, is it binding, at which time, Mr. Rick Jones,

Transportation Planning Division Manager, pointed out that this is the key

getting the developer to file a site plan, because most of the cases that we

receive now, we don?t get a site plan with it.



After City Manager Cavezza said that we need some guidance on what is an

acceptable buffer between one acre and above and less than one acre, there was

continued discussion on this matter with several members of Council expressing

their views.



City Manager Cavezza said that he would like to come back to this

discussion, because he wants to review the zoning classifications and are

listed as follows:



Current Class Potential Class



A-1

40,000 Agriculture Residential Estate 1 acre and above

A-2

20,000 Low Density A-2 Low Density

R-1

15,000 Low Density R-1 Medium Density

R-1A

10,000 Low Density R-1A Medium Density

R-2

7,500 Low

Density R-2 Medium Density

R-3

6,000 Medium Density R-3A High Density

R-3A Medium Density R-3A High Density

R-3B High Density R-3B High Density





When City Manager Cavezza asked for some direction on the basis of the

intent of the members of Council for an acceptable transition. He reiterated

that we need to do something by identifying what an appropriate transition

would be. He said that he would like to prepare an acceptable transition and

let the developers know that if their planned community fits within this

transition and get the Council to adhere to those acceptable transitions; then,

it would make it a lot easier for everybody.



Councilor Turner Pugh said that her intent is to start with larger lots

and going towards smaller lots on the inside. City Manager Cavezza advised

that the staff is not concerned with what would buffer a five-acre or ten

acres. He explained that the concern is when it falls below the one-acre size

and this is where it tends to become a problem. Councilor McDaniel pointed out

that this could go back and forth, because it is going to depend on the

individual case.



Mayor Pro Tem Rodgers asked if there has been any discussion with the

major developers, at which time, Deputy City Manager Richard Bishop advised

that we have had dialogue with the developers and a lot of them are stating

that they are running out of places to develop, because the smaller or R-1 type

lots are not there. He pointed out that it is a combination of things with one

being infrastructure, and we could show the Council where our storm water lines

go into the northern sector. Mayor Pro Tem Rodgers said that at some point in

time, full city services are going to be available those areas. Councilor

Allen added that according to the Water Works, there would not be sewer lines

out there for twenty years. Mayor Peters said that we run water to some of

these remote areas, but the Water Works does not want to spend the money to add

the sewer lines. City Manager Cavezza said that right now the requirement is

that if sewers are going to go into the development out there; then, the

developer has to put it in at his expense; there is no plan to develop the

county on our own initiative. He said it is the developers? ball to make that

happen; therefore, they are going to stay for the one-acre and smaller lots,

because they can put septic tanks on it.



Responding to a comment by Councilor Turner Pugh, City Manager Cavezza

contended that the staff does encourage a plan, but the developer is not

compelled to do it.



City Manager Cavezza said that he recognizes the difficulty in this

matter, but feels that the staff needs to bring forth a recommendation that is

based on what we believe the guidance is from this Council, the Comprehensive

Plan and those other criteria that we deal with. Councilor Smith said that the

staff just has to be sure that when they make a recommendation that they do it

based on sound management principles; then, let the members of Council get into

the politics of it.



Councilor Suber asked if we have ever had discussions with mortgage

lenders and people that actually go about doing appraisals to determine how

they officially appraise property, because people are confused about that and

until we get that particular issue resolved; then we are going to continue to

have problems. Mayor Pro Tem Rodgers pointed out that some of that could be

alleviated through some of these conservation type subdivisions where there is

a perimeter buffer and you don?t know what?s in there.

He added that the first step in a comparable appraisal is sales within their

own subdivision and that is it; then, similar properties.



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After City Manager Cavezza advised that he has no other business to bring

before the Council, this meeting was adjourned at 11:20 a.m.



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Sandra T. Davis

Deputy Clerk of Council

The Council of Columbus, Georgia