Columbus, Georgia

PLANNING ADVISORY COMMISSION MEETING



April 16, 2003



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

2003 in the Council Chambers on the Plaza Level of the Government Center.



Commissioners Present: Chairperson Brad Dodds, Vice Chairperson Rick McKnight,

Shep Mullin, Berry Henderson, Derrick Shields and Karl Douglass.



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



Commissioners Absent: Bob Crane, Sharon Jamison and Michael Corradino.



Others Present: Becky Carter, Don Bowles, Bill Hart, Scott Ammerman, Jon

Harralson, Shannon Wilson, Brian Laverty, Carter Jackson, Stella Sparks, and

Jesse Sparks.



I. CALL TO ORDER: Chairperson Dodds called the meeting to order at

10:10 a.m.



II. APPROVAL OF MINUTES: Chairperson Dodds welcomed a new member, Karl

Douglass, who replaced Ralph King. Chairperson Dodds asked for a motion for

the April 16, 2003 minutes to be accepted. Vice Chairperson McKnight made a

motion to accept the minutes with one change: the facts were misquoted for

ZC0303-1, which stated that the case was not consistent with the Comprehensive

Plan. The case isconsistent with the Comprehensive Plan. Commissioner Shields

seconded the motion. The minutes were approved unanimously. Chairperson Dodds

explained the rezoning process to the audience. He stated that Commissioner

Mullin would be voting in place of Commissioner Jamison. He also stated that

ZC0303-2 would be moved to the end and ZC0303-3 would be heard first.



REZONING CASE



1.) ZC0303-3: A request to rezone the property located at 1150, 1156 & 1166

Double Churches Road. The current zoning is R-1(Low Density Residential)

District. The proposed zoning is R-2 (Low Density Residential) District. The

property is to be used for single family residential.



Donald Bowles, Applicant



Mr. Will Johnson presented the Finding of Facts for this case. This case is

consistent with the

future land-use map of the Comprehensive Plan for Planning District 2, which

shows Low Density Residential. Policy statements were 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 flood

plain or floodway area. The Engineering Department will need to approve a

drainage plan prior to issuance of a Site Development permit. It 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 residential usage. No special conditions

are needed. There was one comment from an adjoining property owner in

opposition and she is present today.



Donald Bowles, the applicant, came to the podium along with Bill Hart. He

stated that the property would be altered very minimally but the size of the

lake would be reduced. He also stated that they wanted to keep the lake

because it is an asset. They want to build homes in the range of $135,000 to

$165,000. They may also put in a walking trail. Most of the lake would be for

the community although portions of it would be owned by homeowners.



Scott Ammerman, owner of the property, came to the podium. He stated that he

had presented six lots to the Board of Zoning Appeals (BZA) two years ago but

was denied. He said that he returned to BZA with a concept for three lots,

which was approved. He stated that he was unable to sell the lots so he

presented three concepts to the Planning Division several months earlier. The

concepts were for 6 lots, R-1, and R-1A. He stated that he accepted an offer

from Mr. Bowles when he did not hear from the Planning Division.



Vice Chairperson McKnight asked Mr. Ammerman about the lake. When he looked at

the proposal from Mr. Ammerman, he didn?t recall the lake being done away

with.



Mr. Johnson stated that he wanted to clarify some statements made by Mr.

Ammerman. He stated that a design for 6 lots was never presented to the BZA.

He also stated that the Planning Division supported Mr. Ammerman?s variance

request for 3 lots which was approved by the BZA. He stated that Mr. Bowles

submitted his application on March 24, 2003. The 3 designs presented to the

Planning Division by Mr. Ammerman were presented the week prior to Mr. Bowle?s

application submittal; not several months earlier.



Becky Carter, 7176 Village Loop, came to the podium. She stated that she was

the only property owner that would be affected and that she had concerns about

the lake and traffic.



After a brief discussion about lot sizes and the traffic situation at the

intersection of Double Churches Road and Whitesville Road, Chairperson Dodds

opened up the floor for a motion. Commissioner Mullin made a motion for

approval based on the fact that is consistent with the Comprehensive Plan, it

is compatible with existing land uses, it does not constitute spot zoning, and

will not negatively impact the transportation network. Commissioner Shields

seconded the motion. The vote was three (Mullin, Shields, and Douglass) for

approval and two (McKnight and Henderson) for denial. Because there were not

four votes for approval or denial, a new motion was called for. Commissioner

Henderson made a motion for denial based on the fact that this proposed

development would create a tremendous traffic problem. Commissioner McKnight

seconded the motion. The vote was two (Henderson and McKnight) for denial and

three (Mullin, Shields, and Douglass) for approval. This motion also failed to

garner four votes. The case was tabled until May 7, 2003.



Mr. Johnson stated that consultants had conducted a traffic study for this area

and that a staff member from the Department of Engineering would address the

study at the next meeting.

Commissioner Henderson asked that the other commissioners drive out to this

area during peak times to look at the traffic.





2.) ZC0304-1: A request to rezone the property located at the southeast

portion of 19th Street and Veterans Parkway. The current zoning is R-1A(Low

Density Residential) District and C-3(General Commercial) District. The

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

for the John B. Amos Cancer Center.



The Medical Center, Applicant



Mr. Will Johnson presented the Finding of Facts for this case. This case is

consistent with the

Future land-use maps of the Comprehensive Plan, Planning District 8, and the

Medical Center Redevelopment Plan. The Comp Plan shows Mixed Office /

Commercial for this area and the Redevelopment Plan shows Commercial. It is

consistent with policy statements for Planning District 8, Commercial

Development Policy Statement #1. 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 flood plain or floodway area. The Engineering

Department will need to approve a drainage plan prior to issuance of a Site

Development permit. It 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) any external trash dumpsters /

compactors shall be visually obstructed by a structure that is aesthetically

similar to the proposed development, and 3) screening for air conditioners,

refrigeration units and heat pumps shall be required for all development on the

property. There were on comments from adjoining property owners.



Mr. Brian Laverty, representing the applicants, came to the podium. He stated

that the Medical Center plans to build the John B. Amos Cancer Center on this

site. There will also be other improvements including remodeling at Hamilton

House, which is owned by the Medical Center.



Chairperson Dodds asked for any discussion and entertained a motion. Vice

Chairperson McKnight made a motion to approve the rezoning based on the fact

that it is consistent with the future land-use map of the Comprehensive Plan

and a policy statement, it is compatible with existing land-uses, and it does

not constitute spot zoning. 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, and 3) screening for air

conditioners, refrigeration units, and heat pumps shall be required for all

development on the property. Commissioner Shields seconded the motion. It

was approved unanimously.



3.) ZC0303-2: A request to rezone the property located at 2027 and 2031

6th Avenue. The current zoning is R-4(High Density Residential) District. The

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

for offices



Terry Wilson, Applicant



Chairperson Dodds stepped down from this case because he had done work for the

applicant in the past. He stated that Vice Chairperson McKnight would preside

over the case.



Mr. Will Johnson presented the Finding of Facts for this case. This case is

consistent with the Comprehensive Plan for Planning District 8. The Comp Plan

shows Offices for this area. The Medical Center Redevelopment Plan shows Low

Density Residential for this area. However, the redevelopment plan needs

updating because this area is not conducive to single family housing. The

terrain along 5th Avenue south towards 19th Street is steep. The lots

currently being used in these 3 blocks are mainly used for offices and

multi-family residential. We conferred with the City Manager?s Office and

Community Reinvestment Division about this area and agreed that it needed

updating. It is consistent with policy statements for Planning District 8,

Commercial Development Policy Statement #1. 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 flood plain or floodway area. The

Engineering Department will need to approve a drainage plan prior to issuance

of a Site Development permit. It 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) any external trash dumpsters /

compactors shall be visually obstructed by a structure that is aesthetically

similar to the proposed development, and 3) screening for air conditioners,

refrigeration units, and heat pumps shall be required for all development on

the property. There was one comment from an adjoining property owner opposing

this request. Traffic Engineering will need to be consulted for the off-

street parking as far as curb cuts.



Shannon Wilson, representing the applicant, came to the podium. She stated

that the houses on the properties have been used for apartments. They would

like the option to turn them into offices. They are being renovated now.



After a short discussion, Vice Chairperson McKnight asked for discussion and a

motion. Commissioner Shields made a motion to approve this case based on the

fact that this case is consistent with the future land-use map of the

Comprehensive Plan and a policy statement. It is served by public water,

sanitary sewer and all City services. He stated that the Medical Center

Redevelopment Plan shows Low Density Residential for this area. However, the

redevelopment plan needs updating because this area is not conducive to single

family housing. 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. Commissioner Henderson seconded the motion. It was approved

unanimously.



IV. NEW BUSINESS

None.



V. OLD BUSINESS

None.



VI. ADJOURNMENT

Chairperson Dodds adjourned the meeting at 11:10 a.m.









_______________________________ ___________________________________

Bradford Dodds, Chairperson Will Johnson, Zoning Administrator