Department of Community & Economic Development
Planning Division
Post Office Box 1340 Columbus, Georgia 31902-1340
Telephone (706) 653-4116 Fax (706) 653-4120
03/11/2002
Honorable Mayor and Councilors
City Manager
City Attorney
Clerk of Council
Subject: : (ZC0202-1) Request to rezone approximately 2.2 total acres of
properties located along the northern boundary of the A-O section of Columbus
Park Crossing
In February 2002, an application was submitted by Fickling & Company, Inc. to
rezone the above properties from C-3 (General Commercial) District to A-O
(Apartment-Office) District as outlined in the attached report. Ten (10)
property owners within 300 feet were notified of the rezoning request. The
Planning Division received one comment opposing this rezoning request.
The Planning Advisory Commission recommends that the request be conditionally
approved based on the fact that it is consistent with a policy statement of the
Comprehensive Plan, it is compatible with existing land-uses, and it will not
constitute spot zoning. The recommended conditions are: 1) all lighting shall
be directed internally, 2) no access shall be permitted to / from Oberlin Drive
or Cinnamon Loop, 3) no direct access shall be permitted to Weems Road, 4) no
site development permits shall be issued for the tract, except for
transportation improvements, until a site plan for the tract is reviewed for
compliance with Code requirements by the Department of Community and
Economic Development, 5) the developer shall be responsible for constructing a
third lane along the length of the property fronting the proposed Whittlesey
Road extension, 6) the foregoing conditions shall be permanent, and 7) the
proposed A-O zoning shall revert back to C-3 if the applicant fails to purchase
the property within six (6) months of Council?s decision.
The Planning Division recommends conditional approval based on the fact that it
is compatible with existing land-uses. The recommended conditions are the same
as those recommended by the Planning Advisory Commission. The recommended
conditions are also the same as those imposed on the original rezoning of the
Columbus Park Crossing Development.
However, the Planning Division would like to add a stipulation to the condition
concerning internal lighting. Since the original rezoning of Columbus Park
Crossing, issues concerning the direction of lighting have arisen. The Planning
Division currently adds ?deflectors? to conditions concerning internal
lighting. By adding deflectors to the conditions, the Planning Division would
continue to be consistent with recent rezonings. Therefore Condition #1 shall
read: ?All lighting shall be directed internally using deflectors.?
Respectfully,
Rick Jones, AICP
Director of Community and
Economic Development
cc: Fickling & Company, Inc.; The Jordan Company; Ben Carter Properties, Inc.
Department of Community & Economic Development
Planning Division
Post Office Box 1340 Columbus, Georgia 31902-1340
Telephone (706) 653-4116 Fax (706) 653-4120
STAFF REPORT
ZC0202-1
Applicant: Fickling & Company, Inc.
Owner: Columbus Park East, LLC & George M. Adams Co., Inc.
Location: Along the northern boundary of the A-O section of
Columbus Park Crossing
Acreage: 2.2 total acres
Current Zoning Classification: C-3 (General Commercial)
Proposed Zoning Classification: A-O (Apartment-Office)
Current Use of Property: Vacant
Proposed Use of Property: Road frontage to Whittlesey Road
General Land Use: Property is located in Planning District 2
Land Use Designation: Low Density Residential
Environmental Impacts: The property does 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.
City Services: Property is served by all city services.
Traffic Impact: The proposed project is not expected to
have a negative impact on the transportation network.
A traffic study was completed in 2000 during the
Columbus Park Crossing rezoning. The current
project will add approximately 560 more trips than
originally planned.
Surrounding Zoning: North ? C-3 (General Commercial)
South ? R-1 (Low Density Residential)
East - R-2 (Low Density Residential)
West ? C-3 (General Commercial)
Reasonableness of Request: The proposed zoning classification is consistent
with
existing land-uses.
Attitude of Property Owners: Ten (10) property owners within 300 feet were notified
of the rezoning request. The Planning Division received
one comment opposing this rezoning request.
Planning Advisory Commission's Recommendation: The Planning Advisory Commission recommends
conditional approval based on the fact that it is
consistent with a policy statement of the Comprehensive
Plan, it is compatible with existing land-uses, and it will
not constitute spot zoning. The recommended conditions
are: 1) all lighting shall be directed internally, 2) no
access shall be permitted to/from Oberlin Drive or
Cinnamon Loop, 3) no direct access shall be permitted
to Weems Road, 4) no site development permits shall
be issued for the tract, except for transportation
improvements, until a site plan for the tract is reviewed
for compliance with Code requirements by the Department of Community and
Economic Development, 5) the developer shall be responsible for constructing a
third lane along the length of the property fronting the proposed Whittlesey
Road extension, 6) the foregoing conditions shall be permanent, and 7) if the
property is not used as multi-family residential within two (2) years of the
adoption of this ordinance, then the property shall revert back to a C-3
(General Commercial) zoning district.
Planning Division's Recommendation: Conditional approval based on the fact that it is
compatible with existing land-uses. The recommended conditions are the same as
those recommended by the Planning Advisory Commission. The recommended
conditions are also the same as those imposed on the original rezoning of the
Columbus Park Crossing development. However, the Planning Division would like
to add a stipulation to the condition concerning internal lighting. Since the
original rezoning of Columbus Park Crossing, issues concerning the direction of
lighting have arisen. The Planning Division currently adds ?deflectors? to
conditions concerning internal lighting. By adding deflectors to the
condition, the Planning Division would continue to be consistent in this area.
Therefore Condition #1 shall read: ?All lighting shall be directed internally
using deflectors.?
Additional Information: None.
Attachments: Location Map
Land Use Map
Planning District 2 Future Land-Use Map
MEMORANDUM
DATE: 02/18/2002
TO: Will Johnson, Zoning Administrator
FROM: Donna W.Newman, Assistant Director of Engineering
SUBJECT: Part of Columbus Park Crossing-
The Engineering Department has reviewed the above referenced rezoning
application(s). Our comments to the requested zoning as regarding the
Floodplain Ordinance are as follows:
A. Any apparent impact concerning the Floodplain Ordinance.
B. Floodplain/ Floodway Boundary:
(1) Property(s) lie within a floodplain.
(2) Property(s) lie withing a floodway.
(3) Property(s) is outside of a studied area, and requires an Engineer to show
that it will not be flooded by storm water.
C. Stormwater Runoff Impact:
(1) Any apparent impact.
(2) Impact difficult to determine.
(3) Detention requirements will be determined based on impact to existing
conditions.
(3a) Development will change the runoff from sheet flow to point discharge.
Developer should show on his development plans how he intends to address this
impact.
D. Other:
Traffic Engineering Division Zoning Comments
Zoning Case #ZC0202-1 Date: 02/21/2002 Prepared by: R Riley
NAME OF COMPANY OR PERSONS: Fickling & Company, Inc.
ADDRESS OR SITE LOCATION : Pt. Columbus Park Crossing
PROPERTY CURRENTLY ZONED : C-3
PROPERTY REQUESTED ZONING : A-O
SPECIAL REQUESTS :
COMMENTS:
1. Property access:
a) Site must conform to current requirements for
A-O (Apartment-Office) District Zoning.
b) Driveway must conform to COMMERCIAL standards.
2. Traffic Circulation and off-street parking:
a) Off-street parking requirements must meet the Codes and regulations
of the City of Columbus section 22-32.
b) Traffic circulation will be changed by this zoning request;
therefore, the developer will be responsible for constructing a third lane
along the length of the property fronting Whittlesey Boulevard.
3. Traffic Impact:
No significant traffic impact to the surrounding properties or streets if a
third lane is constructed
along the
length of the property fronting Whittlesey Boulevard.
4. Roadway/Area Lighting:
No additional lighting will be needed; however, if the parking lot is
illuminated then the fixtures need to have cut off partitions that will reduce
lighting trespass.
Department of Engineering
Transportation Planning Division
Post Office Box 1340 Columbus, Georgia 31902-1340
Telephone (706) 653-4421 Fax (706) 653-4120
Stephen D. Dockter
Chief, Transportation Planning
DATE: 02/20/2002
TO: Will Johnson
Zoning Administrator
FROM: Lynda Temples
Principal Transportation Planner
SUBJECT: Zoning Case: ZC0202-1
In reference to the memo dated August 15, 2000, the above rezoning
case will add approximately 560 more trips than originally stated. The
contractor originally had 198 apartments in Tract L; however, the plan is to
build 284 units. The table attached will show the changes in Tract L.
This will not change the traffic study that was completed in 2000, however the
contractor should consider a third lane (or turning lane).
COMMENTS:
1) Trip Generation, 6th Edition, Institute of Transportation Engineer,
1997
(1) Development and application of Trip Generation Rates, FHWA, USDOT,
1985