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
ZC0502-8
Applicant: Kimbrough Properties, L.P.
Owner: Same
Location North side of St. Mary?s Road, bordering Fort Benning
Acreage: 112.73 acres
Current Zoning Classification: R-1A (Low Density Residential) (new SFR2)
Proposed Zoning Classification: R-2 (Low Density Residential) & R- 3A (Medium Density
Residential) (SFR3 & RMF1)
Current Use of Property: Undeveloped
Proposed Use of Property: Single family residential & Multi-family residential
Planning Advisory Commission's Recommendation: Conditional approval based upon the fact that
part of the development is consistent with the future land-use map of the
Comprehensive Plan and it is compatible with existing land uses. The
recommended conditions are: 1) no external trash dumpsters / compactors shall
be located along the west property line, 2) restrictive covenants shall be
required for the development, 3) a smoke disclosure statement shall be required
in all home sales. The requirement for the disclosure shall be included in the
restrictive covenants of said development. A sample smoke disclosure statement
is attached to this ordinance and a completed smoke disclosure statement shall
be filed by the developer or subsequent grantor with the Clerk of Council and
the Clerk of Superior Court, and 4) a noise disclosure statement shall be
required in all home sales. The requirement for the disclosure shall be
included in the restrictive covenants of said development. A sample noise
disclosure statement is attached to this ordinance and a completed noise
disclosure statement shall be filed by the developer or subsequent grantor with
the Clerk of Council and the Clerk of Superior Court.
Planning Divisions Recommendation: Conditional approval based on the fact that is partially
consistent with the future land-use map of the Comprehensive Plan and it is
compatible with existing land-uses. The recommended conditions are the same as
those recommended by the Planning Advisory Commission.
Fort Benning's Rcommendation: Conditional approval.
DRI Rcommendation: N/A
General Land Use: Property is located in Planning District 11
Land Use Designations: 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. The current traffic count is 5,360 trips per day.
Under the current zoning, traffic counts would increase to 10,060 (4,700 tpd)
trips per day. Under the new zoning, traffic counts will increase to 7,963
(2,603 tpd) trips per day. The Level Of Service will remain at B (7,900 trips
per day) for St. Mary?s Road. However, with the addition of the Woodruff
rezoning, the traffic count would increase by 2,230 tpd, thus increasing the
total trips to 10,193 tpd. The Level Of Service would increase to C (11,800
trips per day) for St. Mary?s Road.
Surrounding Zoning: North ? Fort Benning
South ? R-3A (Medium Density Residential), R-4 (High Density Residential), & GC
(General Commercial)
East ? Fort Benning
West ? R-1A (Low Density Residential)
Reasonableness of Request The proposed zoning classification is compatible with
existing land-uses.
School Impact This development could average about 200 to 300 children of various
ages. Elementary age students would attend Dawson Elementary, which has 392
students (capacity: 475). Middle School age students would attend East
Columbus Middle School, which has 664 students (capacity: 675). High school
age students would attend Kendrick, which has 978 students (capacity: 1,375).
Buffer Requiremnts
The proposed RMF1 portion of the development shall have a Category B buffer
requirement along all property lines bordered by the SFR2 zoning district. The
3 options under Category B 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 amount of understory trees and shrubs / ornamental
grasses per 100 linear feet and a wood fence, masonry wall, or earth berm
3) 20 feet undisturbed natural buffer.
Attitude of Property Owners: Forty-one (41) property owners within 300 feet were
notified of the rezoning request. The Planning Division received several
comments opposing this rezoning request.
Additional Information: The Planning Advisory Commission approved this case by a vote of 4
to 3.
Attachments: Aerial Land Use Map
Planning District 11 Future Land-Use Map
Site Plan