Columbus, Georgia

PLANNING ADVISORY COMMISSION MEETING



May 7, 2003



A meeting of the Planning Advisory Commission was held Wednesday, May 7, 2003

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



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

Shep Mullin, Derrick Shields, Berry Henderson, Sharon Jamison, Michael

Corradino, Karl Douglass and Bob Crane.



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



Commissioners Absent: None.



Others Present: Dothel W. Edwards, Jr., Ben Billings, James West, Edith M.

West, Terry W. Chappell, Donna Newman, Reba Cheney, Lawrence Cheney, Becky

Carter, Don Bowles, Bill Hart, Scott Ammerman, Dr. Betty Hipps and Barbara

Smith.





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

Chairperson Dodds explained the rezoning process to the audience.



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

16, 2003 minutes to be accepted. Vice Chairperson McKnight made a motion to

accept the minutes. Commissioner Jamison seconded the motion. The minutes

were approved unanimously.



III. REZONING CASES:



1. ZC0304-3: A request to rezone the property located on the north side of

Williams Road, between Cleo Drive and Stevens Lane. The current zoning is

A-1(Agricultural) District. The proposed zoning is C-3 (General Commercial)

District. The property is to be used for offices and retail.



North Brent Properties, 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 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 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. There are special

conditions needed: 1) all lighting shall be directed internally using deflector

shields, 2) no external trash dumpsters / compactors shall be permitted along

the property line bordered by the A-1 zoning district, 3) any external trash

dumpsters / compactors shall be visually obstructed by a structure that is

aesthetically similar to the proposed development, 4) screening for air

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

development on the property, and 5) a deceleration lane shall be required as

determined by the City Traffic Engineer. There were no comments from adjoining

property owners. This is part of the Tompkins property at Fortson and Williams

Roads. Four pieces of this property have already been rezoned.



Marty Flournoy, representing North Brent Properties, came to the podium. He

stated that Franciscan Woods borders this property along the western property

line. He wants to make an office park on the southwest corner. It is

approximately 8 acres.



Chairperson Dodds entertained a motion for this case. After a brief

discussion, Commissioner Corradino made a motion to conditionally approve this

case 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, it does not

constitute spot zoning, and it will not impact negatively on the transportation

network. The recommended conditions are: 1) all lighting shall be directed

internally using deflector shields, 2) no external trash dumpsters / compactors

shall be permitted along the property line bordered by the A-1 zoning district,

3) any external trash dumpsters / compactors shall be visually obstructed by a

structure that is aesthetically similar to the proposed development, 4)

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

required for all development on the property, and 5) a deceleration lane shall

be required as determined by the City Traffic Engineer. Commissioner Douglass

seconded the motion. It was approved unanimously.







2). ZC0304-4: A request to rezone the property located on the north side of

Blackmon Road, 1,094 feet north of Warm Springs Road. Thecurrent zoning is A-1

(Agriculture) District and PUD (Planned Unit Development) District. The

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

be used for single family residential.



Ben Billings, Applicant



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

consistent with the future land-use map of theComprehensive Plan (P. D. 3),

which shows General Commercial and part of it is not consistent withthe future

land-use map, which shows Low Density Residential. It is consistent with a

policy statement, Residential Development policy statement #2. 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 residential usage. There are no special

conditions needed. There were no comments from adjoining property owners.



Ben Billings, the applicant, came to the podium. He stated that he wants to

rezone 52 acres on Blackmon Road for single family residential. He wants to

build $150,000 houses with more amenities than usual. There would be about 200

houses.



Chairperson Dodds called for discussion and a motion. Vice Chairperson

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

consistent with a policy statement, it is compatible with existing land-uses,

and it does not constitute spot zoning. Commissioner Shields seconded the

motion. It was approved unanimously.





3). ZC0303-3: A request to rezone the property located at 1150, 1156 & 1166

Double Churches Road. Thecurrent 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 higher density single family residential. This case

was tabled from April 16, 2003. Commissioner Corradino abstained from this

case. Commissioner Mullin voted in his place.



Donald Bowles, 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 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 residential usage. There are no special

conditions needed. There were no comments from adjoining property owners.



Donald Bowles, the applicant, came to the podium. He stated that he wants to

keep the lake although some changes will be made to it. There may be 38 to 40

lots.



Vice Chairman McKnight asked Mr. Bowles about greenspace and alternatives to

conventional development.



Mr. Bowles said he would utilize greenspace, the lake, and would possibly have

a homeowners association.



Donna Newman, representing the city Department of Engineering, came to the

podium to discuss a recent traffic study created by consultants for this area.

She stated that the study showed that Double Churches Road, Whitesville Road,

and Williams Road all had adequate capacity. The problems were the

intersections at Whitesville-Double Churches Roads and at Whitesville-Williams

Roads. There were some recommendations for work to be done on Williams Road.

The estimated traffic for this development would be around 300 ? 350 trips per

day. The capacity on Double Churches Road is 5,000 ? 7,000 vehicles per day.

This development will have minimal impact on the traffic. This study was done

in March 2003.



Dr. Betty Hipps, principal of Double Churches Elementary School, came to the

podium to talk about the traffic problem. She stated that there are not enough

parking spaces for the teachers to park or for the parents to pick-up and

drop-off children.



Commissioner McKnight stated that he would like for the subdivision to have a

nice entrance, be hidden from Double Churches Road, and leave as many trees as

possible.



Dr. Hipps, speaking in opposition to the rezoning, stated that for the size

homes that will be built, young families with children would be buying these

homes. They would have kids that will attend the elementary school and also

the middle school. The schools are currently at capacity.



Becky Carter, 7176 Village Loop, came to the podium in opposition. She talked

about her privacy, more traffic in the area, and greenspace.



Chairperson Dodds opened up the floor for discussion and a motion.

Commissioner Henderson asked about other conditions they could put on the

rezoning case concerning the lake and greenspace.



Mr. Johnson stated that conditioning certain aspects of the property would be

practical.



Commissioner Douglass stated that he would not support conditions placed on the

property and made a motion a motion to approve this rezoning case 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, it does not constitute spot

zoning, and it would not have a negative impact on the transportation network.

Commissioner Shields seconded the motion. The vote failed by a vote of 2

(Douglass and Shields) to 4 (Henderson, Jamison, McKnight, and Mullin).



Chairperson Dodds entertained a new motion. Commissioner Henderson 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

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

The recommended conditions are: 1) the existing lake shall be maintained and 2)

a minimum of one acre shall be committed to community greenspace.

Commissioner Jamison seconded the motion. It was conditionally approved 5

(Henderson, Jamison, McKnight, Mullin, and Shields) to 1 (Douglass).





4). ZC0301-1: A request to rezone the property located at the northeast corner

of Whitesville Road and Williams Road. Thecurrent zoning is A-1 (Agriculture)

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

is to be used for a nursing home.



Timber Creek Management, LLC



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

before the Planning Advisory Committee in February to be rezoned from A-1 to

R-3. The applicants have amended their case to A-O for a nursing home. This

case is consistent with the future land-use map of the Comprehensive Plan (P.

D. 2), which shows General Commercial. 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. Special conditions are needed: 1) all lighting

shall be directed internally using deflector shields, 2) no external trash

dumpsters / compactors shall be permitted along the property lines bordered by

the A-1 zoning district, 3) any external trash dumpsters / compactors shall be

visually obstructed by a structure that is aesthetically similar to the

proposed development, and 4) screening for air conditioners, refrigeration

units, and heat pumps shall be required for all development on the property.

There were three comments from adjoining property owners. One was in support

and two were to advise PAC that they would attend.



Chairperson Dodds stated that the applicant was absent due to a mix-up in dates

with the Planning Division. He stated that a vote would not be held today but

it was still a public hearing and the residents in attendance were welcome to

voice any concerns. The case will be heard again on May 21, 2003.



Dothel Edwards and Edith West, residents of Heiferhorn subdivision, came to the

podium to speak in opposition to the rezoning. Mrs. West spoke about the

additional traffic, possible use restriction conditions, loss of greenspace,

and the domino effect of allowing A-O zoning on Whitesville Road. She stated

that a copy of the 300-name petition against this rezoning would be faxed to

the Planning Division.



After a brief discussion the meeting was adjourned.





IV. NEW BUSINESS



Mr. Johnson stated that he would contact the Georgia Planning Association

concerning the Community Planning Institute (CPI). The CPI is an introductory

course for planning commissioners, elected officials, et al.



OLD BUSINESS



None.



V. ADJOURNMENT



Chairperson Dodds adjourned the meeting at 12:10 p.m.









___________________________________ ___________________________________



Bradford Dodds, Chairperson Will Johnson, Zoning Administrator