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

9/6/2002
Honorable Mayor and Councilors
City Manager
City Attorney
Clerk of Council

Subject: (ZC0203-7) Request to rezone approximately 24 acres of property located at 6801

Warm Springs Road (north of the creek)



In March 2002, an application was submitted by Tiger Creek Development, Inc. to

rezone the above property from A-1 (Agricultural) District to R-2 (Low Density

Residential) District (amended to R-1 in October) as outlined in the attached

report. Fourteen (14) property owners within 300 feet were notified of the

rezoning request. The Planning Division received a few comments supporting

this rezoning request and numerous comments opposing this rezoning request.



The Planning Advisory Commission recommends conditional approval of the R-1

zoning district based upon the fact that it is consistent with the

Comprehensive Plan and a policy statement, and it does not constitute spot

zoning. The recommended condition is: all lots bordering the property of David

Ragland shall be 125 feet wide at the building line.



The Planning Division recommends conditional approval of the R-1 zoning

district based on the fact that it is consistent with the Comprehensive Plan

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

recommended condition is the same as that recommended by the Planning Advisory

Commission plus an additional condition: no access shall be permitted onto

Springbrook Court.



TThere are several factors to consider:



- The area requested for rezoning is currently bordered by R-1, R-2, and C-3.

- The property currently being rezoned was R-1 until 1982, when it was rezoned

to A-1 for use as a commercial nursery.

- There is an R-2 development (Midland Chase) 0.2 of a mile south of this

site.

- The Warm Springs Road corridor, from Schomburg Road to Pierce Chapel Road, is

predominantly fronted by low-density residential.

- Pierce Chapel Road has been the separation line between the A-1 zone and the

R-1 zone since this area was in the county.

- There is a regional park (John Rigdon Park) with athletic fields, a Super

Center, and new pool within 2 miles of this site. These amenities support low

to high density residential development.



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
Tiger Creek Development, Inc.
Owner
Joe Powell, Joe Mendenhall, & Hunter Mendenhall
Location
6801 Warm Springs Road (north of the creek)
Acreage
approximately 24 acres
Current Zoning Classification
A-1 (Agricultural)
Proposed Zoning Classification
R-1 (Low Density Residential)
Current Use of Property
Undeveloped / Plant nursery
Proposed Use of Property
Single family residential

General Land use
Property is located in Planning District 3

Land Use Designation: 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 Level Of Service will remain at B.
Surrounding Zoning
North ? R-1 (Low Density Residential)

South ? R-2 (Low Density Residential) & C-3 (General Commercial)

East ? R-1 (Low Density Residential)

West ? R-1 (Low Density Residential)
Reasonableness of Request
The proposed zoning classification is

consistent

with the Comprehensive Plan and a

policy

statement.
Attitude of Property Owners
Fourteen (14) property owners within 300 feet were notified of the rezoning

request. The Planning Division received a few comments supporting this

rezoning request and numerous comments opposing this rezoning request.
PLANNING ADVISORY COMMISSION RECOMMENDATION
The Planning Advisory Commission recommends conditional approval of

the R-1 zoning district based upon the fact that it is consistent with the

Comprehensive Plan and a policy statement, and it does not constitute spot

zoning. The recommended condition is: all lots bordering the property of David

Ragland shall be 125 feet wide at the building line.

PLANNING DEPARTMENT RECOMMENDATION
Conditional approval of the R-1 zoning district based on the fact that it is

consistent with the Comprehensive Plan and a policy statement, and it is

compatible with existing land-uses. The recommended condition is the same as

that recommended by the planning Advisory Commission plus an additional

condition: no access shall be permitted onto Springbrook Court.
Additional Information
This case was heard before the Planning Advisory Commission (PAC) on April 18,

2002. The Commission reached a deadlock of 2-2 on the vote. Because 4 votes,

either for denial or approval, were not achieved, the case was automatically

tabled to the May 1, 2002 meeting. Before a vote was held on this case, the

applicant agreed to change the zoning for this case to R-1A. The PAC denied

the case by a vote of 4 to 1. The applicant sent a letter to the Planning

Division asking for both cases to go back to the PAC as R-1A. Because R-1A was

defeated on the northern part of the property, this did not seem feasible. The

applicant sent a new letter asking for the cases to go forward as originally

planned for R-2. There was considerable opposition to this case.



The applicant?s representative presented a site plan to the Planning Division

in August 2002 which showed the area north of the creek as R-1 with no access

to Springbrook Crossing subdivision (which is also zoned R-1). This zoning is

consistent with the current zoning in the area.



On October 15, 2002, the City Council remanded the case back to the PAC due to

classification changes. The PAC heard the cases as they are presented now on

November 20, 2002.



There are several factors to consider:

- The area requested for rezoning is currently bordered by R-1, R-2, and C-3.

- The property currently being rezoned was R-1 until 1982, when it was rezoned

to A-1 for use as a commercial nursery.

- There is an R-2 development (Midland Chase) 0.2 of a mile south of this

site.

- The Warm Springs Road corridor, from Schomburg Road to Pierce Chapel Road, is

predominantly fronted by low-density residential.

- Pierce Chapel Road has been the separation line between the A-1 zone and the

R-1 zone since this area was in the county.

- There is a regional park (John Rigdon Park) with athletic fields, a Super

Center, and new pool within 2 miles of this site. These amenities support low

to high density residential development.
Attachments
Maps & Photos
Engineering Floodplain Report
Memorandum
Date
3/27/2002
To
Will Johnson, Zoning Administrator
From
Donna Newman, Assistant Director of Engineering
Subject
6801 Warm Springs 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

Traffic Engineering Division Zoning Comments
Zoning Case #ZC0203-7
Date: 3/27/2002
Prepared By: R Riley
Name Of Company Or Persons
Tiger Creek Development
ADDRESS OR SITE LOCATION
6801 Warm Springs Road
PROPERTY CURRENTLY ZONED
A-1
PROPERTY REQUESTED ZONING
R-2
SPECIAL REQUESTS
Comments
.1. Property access: current (A-1), proposed (R-2)



a) Site must conform to current requirements for

R-2 ( LOW DENSITY RESIDENTIAL) District Zoning.



b) Driveway must conform to RESIDENTIAL standards.





2. Traffic Circulation and off-street parking:



a) Off-street parking requirements must meet the Codes and regulations

of the City of Columbus: section 22-32.



b) The developer will have to construct public streets to City

specifications to handle traffic within the developed area. Said street

network shall tie directly to Warm Springs Road.



3. Traffic Impact:



Warm Springs Road is an arterial roadway that requires a minimum spacing of 800

feet or greater between intersections.



4. Roadway/Area Lighting:



All public streets within this project will require the installation of street

lighting.
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