Columbus, Georgia

PLANNING ADVISORY COMMISSION MEETING

May 5, 2004



A meeting of the Planning Advisory Commission was held Wednesday, May 5, 2004

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



Commissioners Present: Chairperson Brad Dodds, Derrick Shields, Sharon

Jamison, Karl Douglass, Bob Crane and Joe Alexander.



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



Commissioners Absent: Vice Chairperson Berry Henderson, Shep Mullin and

Charlene Lebleu.



Others Present: Dan Davis, Annie Jean Bass, William Speakman, Gloria Lewis,

Dennie Taylor, Mary Crouch, Inez Figgins, Willie Figgins, Ollie Tellis, Bertha

Buckner, C. Caldwell, Tilton King, George Scott, John Ellison, Connie McCoy,

Richard Pope, Linda Stelzenmuller, Juanita Ware, Clifford Murphy, Theodis Bass,

Jurutha Bass Hall, Fred Tongson, Velma Stewart, Shirley Davis, Pat Boddie,

Ralph Kingrey, Wright Wade, Paul Gibson, Pamela Litch, Reed Litch, Daisy

Pearson, Mary Bridges, Lizzie Adams, Rev. S. Churchwell, Shirch Card, Howard

Crowell, Laura Griffin, Ervin Royster, Denise Drake, Ray McCrory, Ruby McCrory,

Dixie Mitchell, Dorothy Fox, Martha Wilson, Lucille Harris, Marie Battle, Hosea

Battle, Jean Lynn, Coralie Sheppard, Lewis Starr, Dorothy Starr, Gladys

Weatherspoon, Lillie Tutt, Linda Senior, Robert Gray, Mildred Smith, Luella

Tyson, Josephine McClain, Steve Riley, Robert Pearson, Herbert Thompson,

Jeanette Alexander, Huberta Gunn, Elizabeth A. Bell, Sharon Ellis, Thomasina

Hardy, Jannes Pressley.



I. CALL TO ORDER: Chairperson Dodds called the meeting to order at 10:05 a.m.

Chairperson Dodds explained the rezoning process to the audience.



II. APPROVAL OF MINUTES:



III. TABLED CASES:



1. ZC0403-2: ? A request to rezone the property located on the north side of

43rd Street between 16th Avenue and Sherwood Avenue. The current zoning is A-O

(Apartment/Office) District. The proposed zoning is C-3 (General Commercial)

District. The property will be used as a warehouse.



Charles Wynn, Applicant



Mr. Johnson stated that this case is tabled until May 19, 2004.





2. ZC0404-2: A request to rezone the property located at 6910 River Road. The

current zoning is A-0 (Apartment/Office) District with conditions. The

proposed zoning is A-O (Apartment/Office) District with amended conditions.

The purpose of this change is to allow more flexibility of use on the property.



River Island Group



Mr. Will Johnson read the Staff Report for this case. This case is consistent

with the future land-use map of the Comprehensive Plan (P. D. 2), which shows

mixed use office / high density residential for this area. It is consistent

with Policy statements, Residential Development policy statement #2. It is

compatible with existing land uses. The property does not lie within a studied

floodplain and floodway area. The developer will need an approved drainage plan

prior to issuance of a Site Development Permit. It is served by all city

services. It is not expected to have a negative impact on the transportation

network. The current Traffic count is 9,543 trips per day and will increase to

11,089 trips per day. The level of service will remain at C (11,800 trips per

day) for River Road. The Spring Harbor development could generate an

additional 243 trips per day, bringing the total to 11,332 trips per day (still

a LOS C.). The site shall meet the codes and regulations of the Columbus

Consolidated Government for commercial usage. This development could average

about 15-20 children of various ages. Elementary age students would attend

Double Churches Road Elementary, which has 829 students (capacity 625). Middle

school age students would attend Double Churches Middle School, which has 820

students (capacity 625). High school age students would attend Northside,

which has 1,067 students (capacity 1,200). There is a buffer requirement. The

proposed development shall have a Category C buffer requirement along the

western property line for all office development. The three options for

Category C are: 1) 20 feet with a certain amount of canopy trees, understory

trees, shrubs, ornamental grasses per 100 linear feet. 2.) 10 feet with a

certain amount of shrubs, ormamental grasses per 100 linear and a wooden fence,

masonry wall or earth berm. 3). 30 feet undisturbed natural buffer. The

apartments proposed on the northern part of the property would require a

Category B buffer along the northeastern property line, if approved. It is not

within the Fort Benning notification zone. Twenty-one (21) property owners

within 300 feet were notified of the rezoning request. The Planning Division

received several calls opposing this request. Amend Condition #6 of Ordinance

99-34 to read: ?Limit the use of the property to apartments, medical services

and professional and business office uses only which include Items 6, 13, 14

and 15 under Apartment-Office ? Principal Uses.



Paul Gibson, representative of the River Island Group, came to the podium.

This is a group of local physicians who are interested in developing this

property into a high caliber office park. This is approximately 13.5 acres.

It was rezoned from R-1 to A-O in 1999. The first condition was to reserve the

future right of way on River Road, second was to provide internal access to the

out parcel on the corner, third submit a traffic study prior to building

permit approval for signals and turn lane. Fourth, install a buffer along the

east property line. Fifth, lighting be internally directed away from

residential areas. Sixth, limit use of property to professional offices. The

sixth condition is the one that they want to amend. They want to include A-O

Principal Use Item 6.B which is multi family housing. 13.F Health Services,

Physician Services and 13.G Pharmacy. They want to build apartments on the

property.



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

a motion to approve this rezoning case. It is consistent with the future land

use map, it is compatible with existing land uses and traffic impact has been

addressed. The condition to be amended, Condition 6 of Ordinance 99-36: ?Limit

the use of the property to apartments, medical services and professional and

business office uses only which include Items 6, 13, 14 and 15 under

Apartment-Office ? Principal Uses. Commissioner Alexander seconded. The vote

was three (Shields, Alexander and Jamison) to two (Douglass and Crane). In

order for a motion to carry there must be four votes. Therefore this motion

failed.



Hugh White, Flournoy Realtors, came to the podium. They have met with the

neighborhood and put this proposal together. He feels this plan is a great one

for this corner. They would be willing to only build two apartment buildings.



Commissioner Shields made a motion to approve this case with the previously

mentioned conditions and also with the added condition that the apartments be

limited to two (2) apartment buildings. Mr. Johnson states that the city has

applied for just a signal permit. It was not approved. We are going back to

apply again with designs and turn lanes. NO ONE SECONDED. Chairperson Dodds

asked for a vote. The vote was three (Shields, Alexander and Jamison) to two

(Douglass and Crane). Chairperson Dodds stated that the case would be tabled

until May 19, 2004 because there were not enough votes to approve or deny.



IV. REZONING CASES:



3. ZC0404-3: A request to rezone the property located at 5694, 5666 and 5656

Forrest

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

proposed zoning is A-1 (Agricultural) District. The property will be used as a

cemetery and a religious facility.



Preston Holdings, LLC, Applicant



Mr. Will Johnson read the Staff Report for this case. This case is not

consistent with the future land-use map of the Comprehensive Plan (P. D. 11),

which shows low density residential for this area. Policy statements are not

addressed. It is compatible with existing land uses. The property does not lie

within a studied floodplain and floodway area. The developer will need an

approved drainage plan prior to issuance of a Site Development Permit. It is

served by all city services. It is not expected to have a negative impact on

the transportation network. The current Traffic count is 6,792 trips per day

and will increase to 6,860 trips per day. The level of service will remain at

B for Forrest Road. The site shall meet the codes and regulations of the

Columbus Consolidated Government for commercial usage. There will be no school

impact. There is no buffer requirement. It is not within the Fort Benning

notification zone. One hundred forty (140) property owners within 300 feet were

notified of the rezoning request. The Planning Division received several

comments supporting and opposing this request. Special condition needed: All

ingress and egress shall be on Forrest road. This piece of property came

before the PAC in January. The developer had a change in use. Council waived

the 6 months rule. The developer reapplied for the cemetery.



John Grot, applicant, came to the podium. He is an associate in Preston

Holdings, LLC. He is also representing the Universal Life Church of Christ in

this request. He was contacted by a number of groups to reconsider the use of

this property to create a cemetery. He stated he received several phone calls

from local residents asking what he wanted to do. He asked for meetings with

the residents. He states the residents didn?t want to meet with him. One

resident wanted to meet with him, but he stated he did not want to leave his

family dinner to meet with her. There was a group that wanted to operate a

church on this property and have a church cemetery. Mr. Grot stated that he is

willing to have the cemetery space limited to half the 32 acres. This property

is owned by Preston Holdings, and two separate families.



Commissioner Shields stated that this request is not consistent with land use

map and not consistent with what the property owners in the area want. He also

stated that Mr. Grot did not spend much time in his presentation talking about

the actual church facilities. He asked if the church was present today. He

said no, it was in Monterey, CA. Mr. Grot was asked if this church was

building a church facility or a cemetery with the church. He was asked if this

was a private cemetery. Mr. Grot stated it will be open to all Christians.

After a long discussion about why this church wants to build in Columbus, why

they want to have a cemetery in the middle of subdivisions, the floor was

opened up for those in support to come and speak. No one came to the podium to

speak in favor of this proposal.



Daisy Pearson of 5935 Nassau Circle, came to the podium to speak in opposition

and passed around a petition of 500 names in opposition. Ervin Royster of 5807

Buxton Drive, Reed Litch of 5730 Buxton Drive, John Ellison of 2530 Gleneden

Court, Gloria Lewis of 5940 Nassau Circle, Gladys Churchwell of 5952 Nassau

Circle, Howard Crowell of 5844 WindhamCourt, Cletus Shepard of 2510 Curtis

Drive, Rev. James Pressley of 5924 Forrest Road, Willie Figgins, Sr. of 5966

Nassau Circle, Mary Bridges of 5935 Nassau Circle, Steve Riley of 6026 Nassau

Circle came to the podium one at a time to speak in oppositon to this cemetery

in their subdivision.



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

a motion to deny this rezoning case. It is not consistent with the future land

use map for Planning District 11, and because adjoining property owners in the

area are opposed to it. Commissioner Douglass seconded. It was denied

unanimously.

4. ZC0404-4: A request to rezone the property located at 5604 Dearborn

Avenue. The

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

is R-3 (Medium Density) District. The property will be used as single family

residential.



Wright Wade, Applicant



Mr. Sean Boles, Principal Planner, read the Staff Report 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. It is consistent

with Policy statements, Residential Development policy statement #2. It is not

consistent with policy statement #3. It is compatible with existing land uses.

The property does not lie within a studied floodplain and floodway area. The

developer will need an approved drainage plan prior to issuance of a Site

Development Permit if a permit is needed. It is served by all city services.

It is not expected to have a negative impact on the transportation network. The

current Traffic count is 11,088 trips per day and will increase to 11,145 trips

per day. The level of service will remain at C (11,800 trips per day) for

Miller Road. The site shall meet the codes and regulations of the Columbus

Consolidated Government for residential usage. The area north of Miller Road

and west of Manchester Expressway is within the Long Range plan project to

realign the intersections of Manchester Expressway with Miller Road and

Billings Road. The proposed layout will lose several units to the project

should GDOT proceed with its latest plan. This development could average about

5-10 children of various ages. Elementary age students would attend Waddell

Elementary, which has 618 students (capacity 525). Middle school age students

would attend Midland Middle School, which has 915 students (capacity 900).

High school age students would attend Shaw, which has 1,180 students (capacity

1,200). There is no buffer requirement. It is not within the Fort Benning

notification zone. Twenty-three (23) property owners within 300 feet were

notified of the rezoning request. The Planning Division received several calls

supporting and opposing this request. No conditions are needed. Mr. Johnson

stated that we did receive a petition in our office from Janice Davis. The

opposition is increased traffic. This petition was passed around.



Wright Wade, applicant, came to the podium. The reason he is asking for R-3

instead of R-2 is lot size. He needs to be able to put six lots on the

property which will be 50? wide, and 100? deep. The houses will be almost the

same size as the other houses in the area. Felton Grant, Right of Way

Acquisition Coordinator with the City of Columbus says the project to realign

the intersections of Manchester Expressway and Miller Road and Billings Road

has not begun yet and is approximately 5 years out. No land has been bought

yet it is still in the planning stages. Alternate plans are being discussed.

If this property is rezoned and Mr. Wade does build houses, the new owners will

be made aware of the GDOT plans to realign these intersections. The houses

will sell for $115,000 to $120,000.



A citizen came to the podium in opposition. She wanted to make sure that

apartments would not be built on this property and that as many trees as

possible would be left.



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

motion to approve this rezoning case based on the facts that even though it is

not consistent with the future land use map for Planning District 3, it is

compatible with existing land uses, it is consistent with policy statement #2.

Commissioner Alexander seconded. The vote was three (Crane, Alexander,

Jamison) to two (Shields, Douglass). Chairperson Dodds stated that this case

would be tabled until May 19, 2004 because there were not enough votes to

approve or deny this case.















5. ZC0404-5: A request to rezone the property located at 4078 Milgen

Road. The current zoning is M-1 (Light Manufacturing) District / R-1A (Low

Density Residential) District. The proposed zoning is M-1 (Light Manufacturing)

District / R-4 (High Density Residential) District. The property will be used

as single family residential.



Ralph Kingrey, Applicant



Mr. Will Johnson explained how this property has several different zones. He

went back to the 1958, 1970, 1972 maps. There is an arbitrary line drawn on

the maps that does not make sense, no legal description. We don?t know why

this line was drawn.



Mr. Sean Boles, Principal Planner, read the Staff Report for this case. This

case is not consistent with the future land-use map of the Comprehensive Plan

(P. D. 7), which shows Low Density residential for this area. It is consistent

with Policy statements, Residential Development policy statement #2 and #3. It

is compatible with existing land uses. The property does not lie within a

studied floodplain and floodway area. The developer will need an approved

drainage plan prior to issuance of a Site Development Permit if a permit is

needed. It is served by all city services. It is not expected to have a

negative impact on the transportation network. The current Traffic count is

14,214 trips per day and will increase to 16,137 trips per day. The level of

service will increase to E for Milgen Road. This section of Milgen Road is not

congested but does carry a lot of through traffic. Milgen Road is in the long

range plan for widening. This site shall meet the codes and regulations of the

Columbus Consolidated Government for commercial usage. This development could

average about 50 to 75 children of various ages. Elementary age students would

attend Gentian Elementary, which has 445 students (capacity 500). Middle

school age students would attend Fort Middle School, which has 569 students

(capacity 600). High school age students would attend Hardaway which has 1,269

students (capacity 1,300).



The apartments shall have a Category A buffer requirement along the north

property line. The options are: 1) 5 feet with a certain amount of

shrubs/ornamental grasses per 100 linear feet and a wooden fence, masonry wall,

or earth berm, 2) 10 feet with a certain amount of understory trees and shrubs

/ ornamental grasses per 100 linear feet, 3) 20 feet undisturbed natural

buffer.



The apartments along the remaining property lines shall have a Category B

buffer requirement. The options are: 1) 15 feet with a certain amount of

canopy trees, understory trees and shrubs / ornamental grasses per 100 linear

feet. 2) 10 feet with a certain number of understory trees, shrubs /

ornamental grass per 100 linear feet and 3) 20 feet with an undisturbed natural

buffer.



The M-1 property shall have a Category D buffer requirements along the eastern

property lines. The options are: 1) 40 feet with a certain of canopy trees,

understory trees, shrubs / ornamental grasses per 100 linear feet, 2) 30 feet

with a certain of canopy trees, understory trees, shrubs / ornamental grasses

per 100 linear feet and a 6 t0 8 foot wooden fence, masonry wall or earth berm,

3) 75 feet undisturbed natural buffer.



It is not within the Fort Benning notification zone. Forty four (44) property

owners within 300 feet were notified of the rezoning request. The Planning

Division received one call and one letter concerning this request. Special

conditions are needed. 1) All lighting shall be directed internally using

deflector shields. 2). Any external trash dumpsters / compactors shall be

visually obstructed by a structure that is aesthetically similar to the

proposed development. 3). Screening for air conditioners, refrigeration units,

and heat pumps shall be required for all development on the property. 4).

Driveway access shall be determined by the City Traffic Engineer. 5)A

deceleration lane shall be required as determined by the City Traffic Engineer.





Ralph Kingrey, applicant, came to the podium. He was surprised to find this

piece of land that had not been developed in this area. There are five houses

on this property now. Only one is inhabited. The others are condemned. There

is a wetlands issue on this land near Rowland Avenue. It is nearly impossible

to develop this area as it is. He wants to do all he can to be able to develop

this land. This property is landlocked.



Herbert G. Thompson of 4817 Rowland Court came to the podium to speak in

opposition. He has been in his house for 14 years. The lake has a berm, there

are a few benches. He was concerned about the traffic at certain times of the

day.



Al Jenkins of 4652 Rowland Avenue came to the podium to speak in opposition.

He is concerned about the traffic. You can?t make a left hand turn as it is now

at certain times of the day.



Elizabeth Bell of 4868 Fairview Court, came to the podium. She is concerned

about the apartments looking over onto her property and the buffer

requirements.



Ralph Kingrey stated that everything he has done so far is preliminary. He

will do all the environmental studies that are required. He will look at

making changes to the building, turning them around so the neighbors don?t see

into their apartments.



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

a motion to approve this rezoning case based on the facts that even though it

is not consistent with the future land use map this piece of property is not

suitable for low density residential, it is supported by Policy Statements, it

is compatible with existing land uses, buffer requirements noted and special

conditions. No one seconded. Therefore the motion failed. Chairperson Dodds

asked for another motion. Commissioner Douglass made a motion to deny this

case based on the facts that it is not consistent with the future land use

map. Commissioner Jamison seconded. The motion carried to deny this case by a

vote of four (Douglass,Crane, Alexander, Jamison) to one (Shields).



V. NEW BUSINESS

VI. OLD BUSINESS

VII. ADJOURNMENT

The meeting was adjourned at 1:30 p.m.

















___________________________________ ___________________________________

Bradford Dodds, Chairperson Will Johnson, Zoning Administrator