Columbus, Georgia

Georgia's First Consolidated Government

Post Office Box 1340
Columbus, Georgia, 31902-1340
(706) 653-4013
fax (706) 653-4016

Website: www.columbusga.gov/planning

4/29/2002
Honorable Mayor and Councilors
City Manager
City Attorney
Clerk of Council

Subject: (ZC0204-7) Request to rezone approximately 2.53 acres of property located at

the northern section of 2423 Woodruff Farm Road



In April 2002, an application was submitted by New Bethel Seventh Day Adventist

Church to rezone the above property from C-2 (Neighborhood Shopping) District

to A-O (Apartment-Office) District as outlined in the attached report.

Fifty-eight (58) property owners within 300 feet were notified of the rezoning

request. The Planning Division received several comments opposing this

rezoning request.



The Planning Advisory Commission recommends that the request be conditionally

approved based upon the fact that although it is not consistent with the

Comprehensive Plan and its policy statements, it does not constitute spot

zoning. The recommended conditions are: 1) all lighting shall be directed

internally using deflectors, 2) no external trash dumpsters / compactors shall

be located along the property lines bordered by the R-2 zoning district, and 3)

a deceleration lane shall be required as determined by the City Traffic

Engineer.



The Planning Division recommends conditional approval based on the fact that it

compatible with the existing land-uses. The recommended conditions are the

same as those recommended by the Planning Advisory Commission.



Respectfully,

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
Applicant
New Bethel Seventh Day Adventist Church
Owner
South Atlantic Conference Association
Location
Northern section of 2423 Woodruff Farm Road
Acreage
2.53 acres
Current Zoning Classification
C-2 (Neighborhood Shopping)
Proposed Zoning Classification
A-O (Apartment-Office)
Current Use of Property
Undeveloped
Proposed Use of Property
Apartments (for senior citizens)

General Land use
Property is located in Planning District 11

Land Use Designation: Low Density Residential
Environmental Impacts
The property does not 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 Level Of Service will remain at B.
Surrounding Zoning
North ? R-2 (Low Density Residential)

South ? C-2 (Neighborhood Shopping)

East ? R-3B (Patio Homes / Zero Lot Line)

West ? R-2 (Low Density Residential)
Reasonableness of Request
The proposed zoning classification is

compatible

with the existing land-uses.
Attitude of Property Owners
Fifty-eight (58) property owners within 300 feet were notified of the rezoning

request. The Planning Division received several comments opposing this

rezoning request.
PLANNING ADVISORY COMMISSION RECOMMENDATION
The Planning Advisory Commission recommends conditional approval based

upon the fact that although it is not consistent with the Comprehensive Plan

and its policy statements, it does not constitute spot zoning. The recommended

conditions are: 1) all lighting shall be directed internally using deflectors,

2) no external trash dumpsters / compactors shall be located along the property

lines bordered by the R-2 zoning district, and 3) a deceleration lane shall be

required as determined by the City Traffic Engineer.

PLANNING DEPARTMENT 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.
Additional Information
The proposed apartments will house 48 1-bedroom units in 3 stories. The

Planning Division will strongly suggest to the applicants that they try to

attain a Category C, Option 3 buffer requirement (30 feet undisturbed, natural

buffer). Because the A-O zone is proposed for residential use, the applicants

only need a Category B buffer (which includes a 20 feet undisturbed, natural

buffer). However, with the proposed apartments being three stories in height,

the extra ten feet of undisturbed natural buffer would be adequate to protect

the residents on Cranston Drive and Skylake Drive. The A-O zone would also be

a down-zone from the C-2 zone.
Attachments
Maps & Photos
Engineering Floodplain Report
Memorandum
Date
4/29/2002
To
Will Johnson, Zoning Administrator
From
Donna W. Newman, Assistant Director of Engineering
Subject
2423 Woodruff Farm Road

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:

  • Any apparent impact concerning the Floodplain Ordinance.

  • 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.

  • Stormwater Runoff Impact

    1. Any apparent impact. Yes
    2. Impact difficult to determine. Yes
    3. Detention requirements will be determined based on impact to existing conditions. Yes
    4. 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. Yes
  • Other

    Your comments go here

Traffic Engineering Division Zoning Comments
Zoning Case #ZC0204-7
Date: 4/29/2002
Prepared By: R. Riley
Name Of Company Or Persons
New Bethel SDA Church
ADDRESS OR SITE LOCATION
Northern section of 2423 Woodruff Farm Road
PROPERTY CURRENTLY ZONED
C-2
PROPERTY REQUESTED ZONING
A-O
SPECIAL REQUESTS
Comments
1. Property access: current (C-2), proposed (A-O)



a) Site must conform to current requirements

for C-3 (GENERAL COMMERCIAL) District Zoning.



b) Driveways must conform to COMMERCIAL standards.



c) Based on the layout and traffic generated by the site, a

deceleration lane will be required. The minimum dimensions of the lane and

tapers shall be standard: a 150 feet long lane 12

feet wide with 75 feet

tapers





2. Traffic Circulation and off-street parking:



Off-street parking requirements must meet the Codes and regulations of the City

of Columbus section 22-32.





3. Traffic Impact:



There will be no significant traffic impact to surrounding properties or

streets if a deceleration lane is placed along Woodruff Farm Road.





4. Roadway/Area Lighting:



No additional roadway lighting will be needed; however, if the parking lot is

illuminated, the fixtures need to use a cut off design that will reduce

lighting trespass to adjacent property.





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