Columbus, Georgia

PLANNING ADVISORY COMMISSION MEETING

January 7, 2004



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

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



Commissioners Present: Chairperson Brad Dodds, Vice Chairperson Berry

Henderson,

Shep Mullin, Rick McKnight, Derrick Shields, Michael Corradino, Bob Crane, and

Karl Douglass.



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



Commissioners Absent: Sharon Jamison



Others Present: Cornelia Campbell, Julia Carter, Douglas McIntosh, Sara

Ketcham, Jason Ketcham, Edward Francis, Bobby Peters, Bud Allen, John Waldrop,

Carson Cummings, Larry Duncan, Rev. Willie Phillips, George Foster, Dianne

Jones, Daisy Foster, DeMark F. Jones, George Hampton, and Therese Phillips.



I. CALL TO ORDER: Chairperson Dodds called the meeting to order at 10:15 a.m.

Chairperson Dodds explained the rezoning process to the audience. He

stated that Alternate Shep Mullin would vote in place of

Sharon Jamison, who was absent. He also stated that Alternate Bob Crane would

vote in place of Karl Douglass.



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

December 17, 2003 minutes. Commissioner McKnight motioned to accept

the minutes. Vice-Chairperson Henderson seconded the

motion. The minutes were approved unanimously.



III. TABLED CASE:



1) ZC0311-4: A request to rezone the property located at 305 and 307 32nd

Avenue. The current zoning is R-3A (Medium Density Residential) District. The

proposed zoning is C-3 (General Commercial) District. The properties are to be

used for a neighborhood detail shop.



Edward Francis, 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. 9),

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

policy statements, Commercial 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 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 commercial usage. Special conditions are

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

2) no external trash dumpsters / compactors shall be allowed along the property

line bordered by the R-3A zoning district, 3) screening for trash dumpsters /

compactors, 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. There were several comments from

adjoining property owners in opposition to this case. A petition with 61

signatures was presented in opposition to this case.



Edward Francis, applicant, came to the podium. He stated that he lives on the

other end of 32nd Avenue and has for 15 years. He thinks this type business

will be good for the neighborhood. He does participate in the neighborhood

drug marches. He has experience in this type of business. He will have a slab

with a metal building.



Rev. Willie Phillips came to the podium to speak in opposition. He stated that

Mr. Francis does not participate in the drug marches.



Dianne Jones (318 31st Avenue), Demark Jones (318 ? 31st Avenue), George Foster

(317 31st Avenue), Rev. Maurice Byrd (1539 Hilton Avenue), Julia Carter (288

31st Avenue - Apt. 1), Teresa Phillips, and George A. Hamilton (4418 7th

Street) came to the podium to speak in opposition to the rezoning.



After a long discussion, this case was tabled until February 4, 2004 so that

Mr. Francis could meet with the neighbors to discuss the issues.



Commissioner Karl Douglass arrived. Chairperson Dodds stated that Commissioner

Douglass would vote in place of Commissioner Crane.



IV. REZONING CASES:



2.) ZC0312-2: A request to rezone the property located at 3201 1st Avenue. The

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

(Mill Restoration Overlay) District. The property is to be used for apartments

and restaurant.



Foundation Development, LLC.,

Applicant



Chairperson Dodds recused himself from this case. Vice Chairperson Henderson

assumed the role of Chairperson. He stated that Commissioner Crane would be

voting in Vice Chairperson Henderson?s place.



Mr. Will Johnson read the Finding of Facts for this case. Any alterations to

the exterior of the building shall fall under the jurisdiction of the Board of

Historic and Architectural Review. There are no plans to alter the exterior of

the mill buildings.



A). Job Creation: This project currently employs 7 employees. The restaurant

has the potential to employ 35-40 employees.



B) Neighborhood Revitalization: The loft apartments have been a catalyst for

downtown living at an affordable price. Most of the tenants are CSU students

and TSYS employees, who have chosen to live close to work and school. The

potential of full occupancy of Johnston Mill Lofts and the Bibb Mill Antique

Mall should have a profound economic impact on Bibb City, particularly at the

intersection of 1st Avenue and 38th Street, 2nd Avenue and 38th Street, and

2nd Avenue and 35th Street. There is also development potential east of the

lofts between 1st and 2nd Avenues, where much of the land is underutilized.



C) Taxation impact: The property taxation impact will depend on modifications

made to the retail area. If minimal or no modifications are made, then the

property taxes will slightly increase from or stay at $36,503.70.



D) New land-use designations: The land-use designation for this property is

Offices. That may change to a Mixed Office / High Density Residential land-use

in the Comprehensive Plan update. the Beallwood Revitalization Project to

provide residential usage of the commercial properties.



The Johnston Mill is a National Historic Landmark that lies in the Columbus

Historic Riverfront Industrial District. The BHAR does not review interior

alterations. If state funds are requested for work on the interior, then the

State Historic Preservation Office of the Department of Natural Resources will

have to approve any modifications or alterations. Landscaping shall be

addressed in the Buffer Ordinance. The proposed project is not expected to

have a negative impact on natural resources. No portable signs or billboards

shall be permitted in the MROD. All other signage requirements shall be

addressed in the Sign Ordinance. Tree and vegetation preservation shall be

addressed in the Tree Ordinance and the Buffer Ordinance. These properties are

served by all City services. The property does not lie within a floodway and

floodplain area. The developer will need an approved drainage plan prior to

issuance of a Site Development permit, if a permit is required. Traffic

counting snakes have been put out to get an accurate count for 2nd Avenue. A

new count has not been conducted since the opening of the Veterans Parkway

Bridge. Must meet the codes and regulations of the Columbus Consolidated

Government for commercial access. One hundred one (101) property owners within

300 feet were notified of the rezoning request. At present, the Planning

Division has not received any comments concerning this rezoning request. There

are no special conditions.



Bobby Peters, representing Foundation Development, Inc. LLC, came to the

podium. This property encompases 26 acres and is a $30 million development.

Loft apartments have been built and now they would like to put in a sports bar

and restaurant.



Larry Duncan, 13475 Macon Road, came to the podium. He owns the property at

3205 Second Avenue, which is Larry?s Trailer Sales. Wanted to know how this

would affect his property. He was told by Will Johnson his property would not

be affected at all.



After a discussion Vice-Chairperson Henderson asked for a motion. Commissioner

Douglass made a motion to approve this rezoning case. Commissioner Crane

seconded the motion. The motion was approved unanimously.





3.) ZC0312-1: A request to rezone the property located at 5050 Warm Springs

Road. The current zoning is R-3A (Medium Density) District. The proposed

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

offices.



Allen Development Group, Applicant



Chairperson Dodds returned to his position and returned Commissioner Crane to

alternate status and Vice Chairperson Henderson to voting status.



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 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 commercial usage. Special conditions

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

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

property line 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) driveway

access shall be determined by the City Traffic Engineer. There were no

comments from adjoining property owners.



Bud Allen, representing Allen Development Group, Inc., came to the podium.

They want to build an 8,000 sq. ft. office complex. They would be brick gable

style buildings, consistent with what is going on in the area.



Jason Ketcham, 5203 Spinnaker Court, came to the podium to speak about this

case. He is not opposed to the rezoning but wants more information about the

case and the buffer. He stated that he doesn?t want his property values to go

decrease.



Sara Ketcham, 5203 Spinnaker Court, came to the podium to ask about the

property with a house on it next to this property to be rezoned. She wanted to

know if they would be interested in it in the future. They said no.



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

a motion to approve this case based on the fact that although it is not

consistent with the future land-use of the Comprehensive Plan, it may be

consistent with what the future Comprehensive Plan shows, it is compatible with

existing land uses, served by water, sewer, and all city services, and it does

not constitute spot zoning. Special conditions are needed: 1) all lighting

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

dumpsters / compactors shall be allowed along the property line 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) driveway access shall be determined by the

City Traffic Engineer. Commissioner Corradino seconded the motion. The case

was approved unanimously.





4.) ZC0312-3: A request to rezone the property located at 3846 Forrest

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

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

to be used for a car wash.



Carson Cummings, Applicant





Commissioner Corradino recused himself. Chairperson Dodds stated that

Commissioner Crane will vote for Commissioner Corradino.



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. 7),

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

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 commercial usage. Special conditions

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

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

property line bordered by the

R-1A zoning district, 3) screening for trash dumpsters / compactors, 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. There were comments from adjoining property owners. A

letter was received from Ted and Nannette Heath, 3824 Forrest Road, and one

each from Dr. and Mrs. Roger O?Bryan. All three letters were in opposition to

the rezoning. Mr. Johnson read the Heath?s letter to the Commissioners because

they were physically unable to attend.



Carson Cummings, applicant, came to the podium. His clients want to build a

self-service, 24-hour car wash on this property. He stated that the

intersection is somewhat run down and he wanted to add something new and

fresh.



After a discussion about opposition to the car wash and buffer, Chairman Dodds

asked for a motion. Commissioner McKnight made a motion to approve this case

based on the fact that it is consistent with the future land-use map of the

Comprehensive Plan and it is compatible with existing land uses. Special

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

deflector shields, 2) no external trash dumpsters / compactors shall be allowed

along the property line bordered by the R-1A zoning district, 3) screening for

trash dumpsters / compactors, 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 McKnight

also recommended an additional condition: 5) this case shall meet the

requirements of Category C of the Buffer Ordinance to put up an 8? solid wood

fence. Commissioner Shields seconded the motion. It was approved unanimously.





V. NEW BUSINESS



VI. OLD BUSINESS



VII. ADJOURNMENT



The meeting was adjourned at 11:10 a.m.







___________________________________ ___________________________________



Bradford Dodds, Chairperson Will Johnson, Zoning

Administrator