Columbus, Georgia

PLANNING ADVISORY COMMISSION MEETING

January 16, 2002



A meeting of the Planning Advisory Commission was held Wednesday, January 16,

2002, in the Council Chambers of the Plaza Level of the Government Center.



Commissioners Present: Chairperson Ralph King, Berry Henderson, Bradford Dodds,

Derrick Shields, and Shep Mullin



Commissioners Absent: Vice Chairperson Arline Kitchen, Rick McKnight, Michael

Corradino, and Sharon Jamison



Staff Members: Rick Jones, Director of Community and Economic Development, Will

Johnson, Zoning Administrator, and Denise Taylor, Recorder



Others Present: David Fox, Myrtis Roach, Jr., Jerrette Lee, Ed Sprouse, Jim

Buntin, David Erickson, George Cady, Terry Gumbert, Tim Gregory, Allen

Kamensky, Stephanie Crosse, Robert McKenna, Aaron Oney, Ben Billings, Ron

Hamlet, Mr. Clarence, and Ollie Tarvan





CALL TO ORDER



Chairperson King called the meeting to order at 10:05 a.m. Chairperson King

explained the rezoning process to the audience. Chairperson King announced that

alternates Derrick Shields and Shep Mullin would be voting in place of Vice

Chairperson Kitchens and Commissioner McKnight. Chairperson King announced

that the December 5, 2001 meeting minutes would be voted on at the February 6,

2002 meeting. Chairperson King stated that the current zoning cases would be

heard first.





I. REZONING CASES





1) ZC0112-4: Request to rezone the parts of the property located at 6001 and

6015 Warm Springs Road (See Location Map). The property is currently zoned A-1

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

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

for apartment / office.



Woodmont Properties, LLC., Applicant



Mr. Will Johnson presented the Planning Division=s Finding of Facts. He stated

that the request is consistent with the Comprehensive Plan P.D. 3, which shows

High Density Residential for this area. He stated that the request is

consistent with the policy statements P.D. 3, Residential Development policy

statements #2. He stated it is compatible with existing land uses. The







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JANUARY 16, 2002

PAGE 2



property is served by all city services. He also stated the property does lie

within a studied floodplain and floodway area. Engineering will need to

approve a drainage plan prior to issuance

of a Site Development permit. Mr. Johnson stated that the request does not

constitute spot zoning. He also stated that the report from Transportation

Planning states that the request will not have a negative impact on the

transportation network He reported that off street parking and curb-cuts must

meet the Codes and regulations of the City of Columbus, Consolidated Government

for commercial usage. Mr. Johnson stated that special conditions are needed:

1) all lighting shall be directed internally, 2) no access shall be allowed

onto Warm Springs

Road, and 3) any external trash dumpster / compactor shall be visually

obstructed by a structure that is aesthetically similar to the proposed

apartments. He stated that he received a letter from an adjoining property

owner who opposed the request.



Allen Kamensky, representing the applicant, stated that the purchaser of the

property would like to rezone the 32 acre tract into multi-family apartments.

He stated that the Billings Company currently owns the property. He also

stated that all access to the apartments would be on Blackmon Road. Mr.

Kamensky stated that he has spoken with 10 to 12 people and traffic is their

main concern. He stated that that is not a developer?s issue; that is the City

Traffic Engineer?s issue and he is sure that the proper studies would be done

so traffic does not become an issue. He also stated that everyone out in the

area is comfortable with the developer, Woodmont Properties, because of their

previous experience.



Commissioner Henderson asked how many apartments would be built.



Mr. Kamensky stated that there would be two different phases of 150 apartments

per phase.



Chairperson King asked if there was an existing lake.



Mr. Kamensky stated no.



After a brief discussion, Chairperson King entertained a motion. Commissioner

Dodds made a motion to approve the request based on the fact that it is

consistent with the Comprehensive Plan, it is consistent with the policy

statements, it is compatible with existing land-uses, it is served by city

services, city sewer, and city water, and does not constitute spot zoning. He

also stated that all special conditions should be provided. Commission Shields

seconded the motion. The vote was carried unanimously.





2) ZC0112-2: Request to rezone property located at 2912 12th Avenue (See

Location Map). The property is currently zoned C-2 (Neighborhood Shopping)

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

The property is to be used for single family residential.

Tim Gregory, Applicant







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JANUARY 16, 2002

PAGE 3





Mr. Will Johnson presented the Planning Division=s Finding of Facts. He stated

that the request is consistent with the Comprehensive Plan P.D. 8, which shows

Medium Density Residential for this area. He stated that the request is

consistent with the policy statements P.D. 8, Residential Development policy

statements #1 & #2. He stated it is compatible with existing land uses. The

property is served by all city services. He also stated the property does not

lie within a studied floodplain and floodway area. Engineering will need to

approve a drainage plan prior to issuance of a Site Development permit. Mr.

Johnson stated that the request does not constitute spot zoning. He also stated

that the report from Transportation Planning states that the request will not

have a negative impact on the transportation network He reported that off

street parking and curb-cuts must meet the Codes and regulations of the City of

Columbus, Consolidated Government for residential usage. Mr. Johnson stated

that no special conditions are needed. He stated that he received no comments

from adjoining property owners.



Tim Gregory, owner of the property, stated that the property is to be sold. He

stated that when the property was bought it was condemned but is now completely

remodeled.



Commissioner Dodds asked Mr. Johnson about the history of the neighborhood.



Mr. Johnson stated that the neighborhood is predominately residential. He

stated that what might have happened in that area could have been a projection

of C-2 for the future of the neighborhood. He also stated that the house next

door had been zoned to R-3A.



Mr. Gregory stated that the problem is with the lender. He stated that the

purchaser?s bank does not want to give a residential loan for a house in a

commercial zone.



Mr. Clarence, an adjacent property owner, asked if the rezoning would affect

his property value.



Chairperson King stated no.



After a brief discussion, Chairperson King entertained a motion. Commissioner

Shields made a motion to approve the request based on the fact that it is

consistent with the Comprehensive Plan, it is consistent with policy

statements, it is served by city services, it does not constitute spot zoning,

and it meets the requirements for off-street parking. Commissioner Dodds

seconded the motion. The vote was carried unanimously.



3) ZC0112-3: Request to rezone property located at 1741, 1729, 1715, 1711,

1703, and 1707 Elvan Avenue (See Location Map). The property is currently

zoned R-2 (Low Density Residential) District. The requested zoning is R-4

(High Density Residential) District. The property is to be used for apartments.



Aaron Oney, Applicant







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PAGE 4



Mr. Will Johnson presented the Planning Division=s Finding of Facts. He stated

that the request is not consistent with the Comprehensive Plan P.D. 12, which

shows Medium Density Residential for this area. He stated that the request

does not address the policy statements. He stated it is compatible with

existing land uses. The property is served by all city services. He also

stated the property does not lie within a studied floodplain and floodway

area. Engineering will need to approve a drainage plan prior to issuance of a

Site Development permit. Mr. Johnson stated that the request does not

constitute spot zoning. He also stated that the report from Transportation

Planning states that the request will not have a negative impact on the

transportation network He reported that off street parking and curb-cuts must

meet the Codes and regulations of the City of Columbus, Consolidated Government

for commercial usage. Mr. Johnson stated that special conditions are needed:

1) all lighting shall be directed internally and 2) any external trash

dumpsters / compactors shall not be located along the property lines bordered

by the R-2 zoning district. He stated that he received four phone calls from

adjoining property owners opposing this request.



Aaron Oney, property owner, stated that lots 26 through 32 are to be rezoned.

He stated that the lady living on lot 25 is zoned R-4 and that is what he wants

to be zoned. He also stated that the south side of Columbus is lacking three

bedroom apartments. Mr. Oney stated that there aren?t any decent family

apartments in the area and he plans to build at least 48 apartments that would

bring quality into the neighborhood.



Chairperson King asked if there was any one living on lots 28 and 29.



Mr. Oney stated that there is an older man and a family living in those two

houses. He stated that he does not want to move them nor tear the houses

down. He also that there just going to cut the

back end of the lots off.

Commissioner Henderson asked if any one was going to live at 1721 Elvan Avenue.



Mr. Oney stated that 1721 Elvan Avenue is included in this rezoning.



Commissioner Henderson asked if that address was included on the application.



Mr. Oney stated yes.



Mr. Johnson stated that the address was not included on the application but the

map, block, and lot number was included.



Commissioner Shields stated that even though the address is not on the Finding

of Facts he included the map, block, and lot number.









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Rick Jones, Director of Community and Economic Development, stated that this

case should be tabled because the people in that area were not notified that

the address 1721 Elvan Avenue is included in this rezoning case.



Mr. Oney stated that the person who owns that lot is aware that it is going to

be rezoned.



Commissioner Dodds stated that part of the rezoning application process is to

notify the public of which properties would be rezoned.



Chairperson King announced that case ZC0112-3 would be tabled until February 6,

2002.



4) ZC0112-5: Request to rezone the property located at the northwest portion of

6001 River Road (See Location Map). The property is currently zoned R-4 (High

Density Residential) District. The requested zoning is A-O (Apartment-Office)

District. The property is to be used for additional offices for The Terraces.



The Jordan Company, Applicant



Will Johnson announced that The Jordan Company would like to table their case

until February 6, 2001. He stated that there are some discrepancies in the

application and all of the adjoining neighbors have been notified of the

change.





II. TABLED CASES



1) ZC0111-8: A request to amend the zoning conditions placed in Ordinance

00-36 as it pertains to property located on the north side of Macon Road,

approximately 3,950 feet west of Midland Road (See Location Map). The

applicant has petitioned to remove the buffer requirements of Condition #1,

which pertain to the zoning line that divides the property and

which pertain to western boundary that abuts the M-2 zoning district. The

applicant also requests to move Conditions #2 & #3, provided that a minimum if

two means of ingress and egress to- and ?from Macon Road are provided. The

property is zoned M-1 (Light Manufacturing) District. The property is to be

used for apartments.



Development Authority of Columbus, Applicant



Ed Sprouse, the attorney for the Development Authority, asked to hear case

ZC0111-9 first before hearing case ZC0111-8 because of the nature of the two

cases.



Chairperson King agreed.







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PAGE 6





2) ZC0111-9: Request to rezone the property located on the west side of Old

Pope Road, bordering the eastern boundary of Garrett Creek subdivision (See

Location Map). The

property is currently zoned A-1 (Agricultural) District. The requested zoning

is M-1 (Light Manufacturing) District. The property is to be used for

industrial.



Development Authority of Columbus, Applicant



Mr. Will Johnson presented the Planning Division=s Finding of Facts. He stated

that the request is not consistent with the Comprehensive Plan P.D. 4, which

shows Low Density Residential for this area. He stated that the request do not

address the policy statements. He stated it is compatible with existing land

uses. The property is served by all city services except sanitary sewer. He

also stated the property does not lie within a studied floodplain and floodway

area. Engineering will need to approve a drainage plan prior to issuance of a

Site Development permit. Mr. Johnson stated that the request does not

constitute spot zoning. He also stated that the report from Transportation

Planning states that the request will not have a negative impact on the

transportation network. He reported that off street parking and curb-cuts must

meet the Codes and regulations of the City of Columbus, Consolidated Government

for commercial / industrial usage. Mr. Johnson stated that special conditions

are needed: 1) there shall be no access permitted to Midland Road or through

any residential districts, 2) there shall be a

two hundred (200) foot natural, undisturbed buffer along all property lines

that abut property that is currently zoned agricultural or residential, and 3)

certain uses permitted in an M-1 zoning district shall not be allowed as per

the Finding of Facts. He stated that he received two letters and one phone

call from adjoining property owners in opposition to this request.



Chairperson King asked what were the names and addresses of the opponents.



Mr. Johnson stated that the phone call was from Ken Canup, 8464 Liberty Hall

Drive, who stated that his property backs up to the north section of the Miller

tract. Ron Hamlet, 8080 Old Pope Road, and Charles Rowe, 8081 Old Pope Road,

wrote letters.



Chairperson King asked if sanitary sewer served the tract.



Mr. Johnson stated no.



Jim Buntin, Chairperson of the Development Authority, stated that the

Development Authority acquired this property in August 1999. In April 2000,

165 acres of the property was proposed to be rezoned to M-1. He stated that

the remaining 245 acres was to be put out for bid. He stated that they only

received one bid, which was not substantial enough to sell the property. He

also stated that they have a prospect who wants to bring a major development to

Columbus and needs about 200 acres. Dr. Buntin stated that the proposed

project would be similar to Corporate Ridge. He stated that about 24% of the

245 acres would serve as buffer.







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PAGE 7



Chairperson King asked if buffering was going to be needed at the west end of

the small development of houses.



Mr. Sprouse stated that in the connection to the 245 acres proposed for

rezoning you are also seeing the provisions to the originally rezoned 175

acres. He stated that they are asking for a continuous 200 ft. buffer to

continue from the 245 acre section down to the west end of the 175 acre section.



Commissioner Dodds asked what their proposal is for sanitary sewer.



Dr. Buntin stated that they have permission from the city to make sure the

sewer is in there before their prospect arrives.



Chairperson King asked what type of time frame are you looking at to lock in

the prospect.



Dr. Buntin stated that they do not have a direct time frame with the prospects.



Chairperson stated that he is not going to ask for specifics, but what type of

business is going to be there.



Dr. Buntin stated that there would a very high level of high tech businesses.

He stated that the Development Authority met with the Midland residents and

that is the type of business they requested.



Commissioner Dodds stated that there would be access to Macon Road and asked if

that would be through the Development Authority property.



Dr. Buntin stated that one ingress and egress would serve the property but an

additional property of 25 acres may be acquired for another access.



Chairperson King stated that he has concerns for the houses that sit in the

center of this property. He asked if there have been any comments from those

residents.



Dr. Buntin stated that there have not been any comments.



Commissioner Mullin asked if the prospect backs out, would you want to covert

back to A-1or keep the M-1 zoning.



Dr. Buntin stated that they would go ahead and keep the M-1 zoning.



Ron Hamlet, an adjoining property owner, stated that when you look at land use

the property is not compatible on the north, west, and east, which are all

residential. He stated that the rezoning







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PAGE 8



would affect the property value and he would be able to see the buildings in

the back of his property regardless of the 200 foot buffer. He stated that one

of the major problems that the property owners have is that the industrial

lighting would have a major impact. He stated that he also has some concerns

with the impact of traffic on Macon Road.



Commissioner Henderson stated that a meeting between the Development Authority

and all concerned parties would help work out some of the issues being

discussed.



Commissioner Dodds suggested tabling the case until meeting with the concerned

parties.



David Fox, representing Willis Plantation, LLC, stated that Garrett Creek is to

be a 480 lot, single family residential subdivision development and it shares a

300 ft. boundary with the Miller tract. He stated that there are 70 residents

in Garrett Creek with concerns. He stated also that you would not want to put

higher end homes next to an industrial park. Mr. Fox stated that this rezoning

is being dropped right in the middle of three subdivisions. He stated that

they?re also in competition with the Development Authority and their land would

be better suited for the proposed project.



Commissioner Shields asked if he was speaking in opposition as the developer or

for the residents of Garrett Creek.



Mr. Fox stated that he was speaking as the developer.



Dr. Buntin that Mr. Erickson has a problem with the potential M-1 zoning on the

east of Garrett Creek but his property is zoned M-2 on the south side of

Garrett Creek.



Mr. Sprouse stated that the property Mr. Erickson has talked about has some

limitations on manufacturing. He also stated that Mr. Hamlet has some good

ideas that he believes that can be work out.



Dr. Buntin stated that when they held their meeting with the residents on this

rezoning he felt that there was a lot of support.



Chairperson King stated that the problem he has is that in prior rezoning cases

there would be a room full of people opposing residential development. He

stated that today there is no one here except for Mr. Gumbert and he would like

to hear from him.



Terry Gumbert, an adjoining property owner, stated that the first meeting with

the Development Authority was in 2000. He stated that they believed the city

would want M-1 for the expansion of the community. He also stated that they

felt by opposing something that was going to be good economically would look

badly on them. Mr. Gumbert stated that 60 people were at the first meeting and

the Development Authority has granted all concessions. He stated at the

second





PAC MEETING

JANUARY 16, 2002

PAGE 9



meeting there was a straw vote on the Development Authority and there were only

3 people out of 60 that opposed them. He also stated the difference between

Mr. Erickson and the Development Authority is that the concessions were granted

by the Development Authority.



Mr. Erickson stated that he has concerns with the Development Authority. He

stated that he was never invited to attend any of the meetings; he had to

demand a meeting with the Development Authority. He also stated that the

property value of the houses in back of Garrett Creek would be affected as well

as the traffic on Macon Road and Midland Road. Mr. Erickson stated that in

looking in the Planning Division Findings of Fact this property was not

compatible with the Comprehensive Plan. He stated that a 200 ft. buffer is not

an adequate transition from residential to industrial. He also stated that

this should be prepared to preserve the residential character and that he

thinks this is a poorly thought out proposal. Mr. Erickson stated that he

thinks that this case should be tabled for 30 days until all parties meet and

come to an agreement.



Dr. Buntin stated that he has talked with Mr. Erickson numerous times and they

would be glad to sit down to discuss the plans.



Chairperson King announced that cases ZC0111-9 and ZC0111-8 would be tabled

until February 6, 2002.



3) ZC0111-6: Request to rezone the property located adjacent to the St. Mary?s

Road-Northstar Drive intersection (See Location Map). The property is

currently zoned R-2 (Low Density Residential) District. The requested zoning

is R-4 (High Density Residential) District (changed by applicant from A-O). The

property is to be used for apartments.



Eagle Crest, LLC, Applicant



Mr. Will Johnson presented the Planning Division=s Finding of Facts. He stated

that the request

is not consistent with the Comprehensive Plan P.D. 11, which shows Low Density

Residential for this area. He also stated that the request do not address the

policy statements. He stated it is compatible with existing land uses. The

property is served by all city services. He also stated the property does not

lie within a studied floodplain and floodway area. Engineering will need to

approve a drainage plan prior to issuance of a Site Development permit. Mr.

Johnson stated that the request does not constitute spot zoning. He also

stated that the report from Transportation Planning states that the request

will not have a negative impact on the transportation network. He reported

that off street parking and curb-cuts must meet the Codes and regulations of

the City

of Columbus, Consolidated Government for commercial usage. The proposed access

is not acceptable to tie-in to St. Mary?s Road as an offset to the west of

Northstar Drive. This will create a significant congestion and turning problem

to St. Mary?s Road. During peak traffic conditions eastbound and westbound

left turning vehicles will not be able to turn in front of each other. The

proposed driveway needs to align with Northstar Drive, which would allow for

future signalization of this intersection. Mr. Johnson stated that special

conditions are needed: 1) all







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JANUARY 16, 2002

PAGE 10



lighting shall be directed internally, 2) a deceleration lane shall be required

as determined by the City Traffic Engineer, 3) the apartment driveway shall be

required to provide for separate right and left turn exit lanes, 4) any

compactor / garbage dumpster shall visually obstructed by a structure that is

aesthetically similar to the proposed development. He stated that he received

phone calls from adjoining property owners opposing this request.



Mr. Johnson announced that the applicant asked for the case to be tabled until

February 6, 2002. He stated that the applicant has scheduled another meeting

with the community. He also stated that there are some residents here and

should be heard since this is a public meeting.



Jerrette Lee, the neighborhood coordinator for Bunker Hill and adjoining

subdivisions, stated that his residence is 1.8 miles east of this rezoning and

in between there are over five subdivisions. He asked Mr. Johnson what the

traffic volume was on St. Mary?s Road.



Mr. Johnson stated that the volume is 7,298 trips a day and the capacity is

11,800 trips a day.



Mr. Lee asked when was the last time a traffic count was conducted.



Mr. Jones stated that the report is no older than a year old.



Mr. Lee stated that traffic is a major concern. Mr. Lee stated that he ask the

PAC members to do the right thing and vote no.



Commissioner Mullin asked for the road widening information and the traffic

counts to be checked for the next meeting.



Commissioner Shields asked why did the applicants ask to table this case.



Mr. Johnson stated that the neighbors had issues with the utilities and the

applicant wanted to bring some representatives of utilities to meet with the

neighbors.



Chairperson King asked could a count be done for St. Mary?s Road by the next

meeting.



Mr. Jones stated that a count could not be made before the next PAC meeting.

He stated that they could ask questions and have the information for the next

meeting.



Myrtis Roach Jr., an adjoining property owner, stated that a major concern of

his is the traffic. He also stated that utilities are a major concern. Mr.

Roach stated that apartments may affect the value of his house and he would

rather have houses built on the property.



Ollie Tarver, an adjoining property owner, asked to keep their neighborhood

residential.





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JANUARY 16, 2002

PAGE 11



Chairperson King announced that the case would be tabled until the February 6,

2002 meeting.



III. OTHER BUSINESS



Mr. Jones announced that there are plans for an appreciation lunch January 31,

2002.



ADJOURNMENT



The meeting was adjourned at 12:20 p.m. by Chairperson King.









______________________ ______________________________



Ralph King, Chairperson Will Johnson, Zoning

Administrator

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