PLANNING ADVISORY COMMISSION MEETING
September 21, 2011
A meeting of the Planning Advisory Commission was held Wednesday, September 21,
2011 in the Council Chambers on the Plaza Level of the Government Center.
Commissioners Present:
Chairperson Cathy Hodge
Vice Chairperson: Ronny Smith
Commissioners: Zephaniah Baker
Travis Chambers
Ralph King
Kathleen Mason
Staff Members: Will Johnson ? Planning Department Chief and Rosana Juestel ?
Zoning Administrator.
Commissioners Absent: Glen Heinzelman (exc.), Walter Calhoun (unex.), David
Johnson (unex.).
Others Present: Karl Douglass, Brinkley Pound.
CALL TO ORDER: Chairperson Hodge called the meeting to order at 9:05a.m. She
explained the rezoning process to the audience. Rosana Juestel was introduced
to the audience as the new Zoning Administrator. Kathleen Mason was introduced
as the newest PAC member, replacing Lucy Sheftall.
APPROVAL OF MINUTES: Not approved.
ZONING CASE:
1. REZN 8-11-2908: A request to rezone the property located at 2044, 2046, 2048
& 2050 Macon Street; 502, 504 & 514 20th Street; 2037, 2039 & 2033 Cusseta
Road. The current zoning is Residential Multi Family 2. The proposed zoning is
Residential Multi Family 1. The property will be used for single family
residential. Columbus Area Habitat for Humanity is the applicant, represented
by Brinkley Pound.
Future Land Use Map: It is inconsistent with the Future Land Use Map. It is
in Planning Area C. The Land Use Designation shows Light Industrial.
Compatible with Existing Land Uses: Yes.
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.
City Services: The property is served by all city services.
Traffic Impact: The proposed project is not expected to have a negative impact
on the transportation network.
Traffic Engineering: The site shall meet the codes and regulations of the
Columbus Consolidated Government for residential usage.
School Impact:
School 11-12 Projected Enrollment Capacity Available Space Anticipated Impact on School
JD Davis Elementary School (PK ? 5) 381 625 244 7
Marshall Middle School (6 ? 8) 335 675* 40* 3
Carver High School (9 ? 12) 915 950 35 3
*Baker Middle School is currently housed on the Marshall campus. The combined
enrollment of the 2 schools is 635.
Buffer Requirement: No buffer requirement.
Fort Benning Recommendation: None.
DRI Recommendation: None.
Attitude of Property Owners: Twenty-six (26) owners within 300 feet were
notified of this rezoning request. The Planning Department has not received any
comments.
Additional information: None.
Brinkley Pound, representative of the applicant, came to the podium. She wants
to rezone this property to RMF1 to build single family residences. There will
be two ? four bedroom houses, four - three bedroom houses and one - two bedroom
house.
Chairperson Hodge asked for discussion and a motion. Commissioner King made a
motion to approve this rezoning case because it is compatible with existing
land uses. Commissioner Chambers seconded. The motion to approve was carried
unanimously.
REZN 8-11-2911: A request for a text amendment change to the Unified
Development Ordinance to correct typos and errors in various Chapters. The
Planning Department is the applicant.
1. Explanation of Revisions: Amend Section 3.2.63.A. by amending Subsection A
to adjust the length of time that qualifies a temporary use or special event as
such.
ORIGINAL ORDINANCE PROPOSED ORDINANCE CHANGE
Sec. 3.2.63. Temporary Use or Special Event.
Section 3.2.63.A
A. Review. Unless otherwise provided herein, the City Manager may approve an
application for a temporary use or special event. An event may occur for one or
more days, and include but are not limited to outdoor festivals, craft shows,
carnivals and similar outdoor amusements, flea markets, plant sales, parades on
public rights-of-way, seasonal sales of merchandise including pumpkins and
Christmas trees, concerts, and any similar other event.
Sec. 3.2.63. Temporary Use or Special Event.
Section 3.2.63.A
A. Review. Unless otherwise provided herein, the City Manager may approve an
application for a temporary use or special event. An event that occurs for five
or more days, and includes but is not limited to outdoor festivals, craft
shows, carnivals and similar outdoor amusements, flea markets, plant sales,
parades on public rights-of-way, seasonal sales of merchandise, concerts, and
any similar other event.
2. Explanation of Revisions: Amend Section 7.13.1 by deleting the distance
requirement for public water connection.
ORIGINAL ORDINANCE PROPOSED ORDINANCE CHANGE
Sec. 7.13.1. Connection Required.
Section 7.13.1
Any single-family or multifamily dwelling, commercial or industrial
establishment shall be connected to a public water supply if located within
1,500 feet, or in the written opinion of the Columbus Health Department and the
Columbus Water Works that the water supply is within a reasonable distance.
Water mains and connection to the water supply shall be at the cost of the
property owner. The installation of said mains and connection to each lot shall
be installed prior to the paving of the street.
Sec. 7.13.1. Connection Required.
Section 7.13.1
Any single-family or multifamily dwelling, commercial or industrial
establishment shall be connected to a public water supply. Water mains and
connection to the water supply shall be at the cost of the property owner. The
installation of said mains and connection to each lot shall be installed prior
to the paving of the street.
3. Explanation of Revisions: Amend Section 7.14.1 by amending the distance
requirement procedures for properties more than 1,500 feet from a public sewer
connection.
ORIGINAL ORDINANCE PROPOSED ORDINANCE CHANGE
Sec. 7.14.1. Availability.
Section 7.14.1
Any single-family or multifamily dwelling, commercial or industrial
establishment shall be connected to public sewer if located within 1,500 feet,
or in the written opinion of the Columbus Health Department and the Columbus
Water Works that the public sanitary sewer is within a reasonable distance.
Connecting into the system and providing sanitary sewer service to each lot
within the bounds of the subdivision shall be at the cost of the property
owner. The installation of all street sewers shall be installed prior to the
paving of the street. Connection shall be at the cost of the property owner.
Sec. 7.14.1. Availability.
Section 7.14.1
Any single-family or multifamily dwelling, commercial or industrial
establishment shall be connected to public sewer if located within 1,500 feet,
or in the written opinion of the Columbus Health Department and the Columbus
Water Works that the public sanitary sewer is within a reasonable distance.
Said written opinion shall be reviewed by the Planning Department and
Engineering Department prior to submission to the requesting party. Connecting
into the system and providing sanitary sewer service to each lot within the
bounds of the subdivision shall be at the cost of the property owner. The
installation of all street sewers shall be installed prior to the paving of the
street. Connection shall be at the cost of the property owner.
4. Explanation of Revisions: Amend Section 10.6.3 by adding new Subsection C
regarding subdivision of large acreage tracts.
ORIGINAL ORDINANCE PROPOSED ORDINANCE CHANGE
Sec. 10.6.3. General Standards.
Section 10.6.3
Section 10.6.3. General Standards.
A. Final Plat Preparation. The final subdivision plat shall be drawn on an
appropriate material and sheet size, and using minimum line weights and letter
heights as required by O.C.G.A. 15-6-67 for the recordation of maps and plats
and as acceptable to the Clerk of the Superior Court.
B. Conformance with Preliminary Plat. The final subdivision plat shall
substantially conform to the preliminary subdivision plat and may constitute
only that portion of the approved preliminary subdivision plat that the owner
proposes to record at any one time, provided that such portion conforms to the
requirements of this UDO.
XXX
Sec. 10.6.3. General Standards.
Section 10.6.3
Section 10.6.3. General Standards.
A. Final Plat Preparation. The final subdivision plat shall be drawn on an
appropriate material and sheet size, and using minimum line weights and letter
heights as required by O.C.G.A. 15-6-67 for the recordation of maps and plats
and as acceptable to the Clerk of the Superior Court.
B. Conformance with Preliminary Plat. The final subdivision plat shall
substantially conform to the preliminary subdivision plat and may constitute
only that portion of the approved preliminary subdivision plat that the owner
proposes to record at any one time, provided that such portion conforms to the
requirements of this UDO.
C. Complete Survey of Property. The final subdivision plat shall meet the
following requirements:
1. The final subdivision plat shall show all lots being subdivided if said
lots are ten (10) acres or less.
2. Lots subdivided from a lot larger than ten (10) acres or more in size shall
show only the new lots being created from the larger lot. The remaining larger
lot remnant shall be noted on the plat as the ?Parent lot? on said final plat.
Said requirement shall only apply to residential properties. Said lot shall be
limited to the subdivision of five (5) new lots. If more than five (5) lots
are subdivided, then the entire property shall be surveyed.
5. Explanation of Revisions: Amend Section 10.6.7 by amending language related
to Health Department certification as to make it compatible with state law.
ORIGINAL ORDINANCE PROPOSED ORDINANCE CHANGE
Sec. 10.6.7. Certification of Health Department.
Section 10.6.7
Certification by the Health Department shall be printed or stamped on the plat,
as appropriate to the source of water supply and method of waste disposal
approved. For lots XXX not served by public sewerage or public water, the
certification by the Health Department is to read as shown and signed in blue
ink on the original drawing. For developments with public sewerage and public
water systems, this certification may be omitted.
Sec. 10.6.7. Certification of Health Department.
Section 10.6.7
Certification by the Health Department shall be printed or stamped on the plat,
as appropriate to the source of water supply and method of waste disposal
approved. The certification by the Health Department is to read as shown and
signed in blue ink on the original drawing. For developments with public
sewerage and public water systems, this certification may be omitted. Health
Department certification shall be required per the following state requirements:
Any division of a tract or parcel of land
into five or more lots, building sites, mobile home sites, or other divisions,
resulting in any single lot of less than three acres, for the purpose, whether
immediate or future, of sale or legacy, and includes resubdivision and, where
appropriate to the context, relates to the process of subdividing or to the
land or area subdivided, provided; however; that the following are not included
within this definition:
A. The combination or recombination of previously platted lots or portions
thereof where the total number of lots is not increased and the resultant lots
conform to the standards of these rules.
B. The division of land into parcels, all of which are three acres or more in
size with minimum width of one hundred and fifty feet (150') for a distance
sufficient to provide an adequate area for the placement of structures and
improvements including wells and approved installation of approved on-site
sewage management systems.
6. Explanation of Revisions: Amend Section 10.11.4.C.1(C) by deleting
Subsection (C) as the Director of Inspections and Code Enforcement does not
review parking requirements.
ORIGINAL ORDINANCE PROPOSED ORDINANCE CHANGE
Sec. 10.11.4. Special Exception Variances.
Section 10.11.4.C.1(C)
1. Director of Inspections and Code. The Director of Inspections and Code,
upon a finding that a special exception variance complies the standards for
approval contained in this Section, may administratively approve such special
exception variance within and not exceeding the parameters listed below.
(A) Minimum Setbacks. Minimum building setbacks, not to exceed a reduction in
the minimum setback required by 25%.
(B) Maximum Building Height. Maximum building height, not to exceed an
additional four feet above the maximum allowed.
(C) Parking. Parking requirements, not to exceed a reduction from the minimum
required by 10%, nor an increase in the maximum allowed by 25%.
Sec. 10.11.4. Special Exception Variances.
Section 10.11.4.C.1(C)
1. Director of Inspections and Code. The Director of Inspections and Code,
upon a finding that a special exception variance complies the standards for
approval contained in this Section, may administratively approve such special
exception variance within and not exceeding the parameters listed below.
(A) Minimum Setbacks. Minimum building setbacks, not to exceed a reduction in
the minimum setback required by 25%.
(B) Maximum Building Height. Maximum building height, not to exceed an
additional four feet above the maximum allowed.
XXX
7. Explanation of Revisions: Amend Section 10.11.4.C.2 by adding Subsection
(C) to clarify administrative appeals regarding parking requirements.
ORIGINAL ORDINANCE PROPOSED ORDINANCE CHANGE
Sec. 10.11.4. Special Exception Variances.
Section 10.11.4.C.2
2. Director of Engineering. The Director of Engineering, upon a finding that a
special exception variance meets the standards for approval contained in this
Section, may administratively approve such special exception variance within
and not exceeding the following parameters:
(A) Stormwater Management. Variances to stormwater management requirements
listed below:
(1) Waivers. The Engineering Department may grant a waiver from the provisions
of the Georgia Stormwater Management Manual when a requirement is shown to be
impractical or having no benefit on adequate stormwater management of the site,
or for an alternative approach that will have greater benefit and practicality
than that otherwise required. Such determination shall be made at the sole
discretion of the City Engineer based on credible evidence and good engineering
practices.
(2) Alternative Stormwater Management Plan.
(a) If exceptional circumstances applicable to the site exist such that strict
adherence to ordinary provisions will result in unnecessary hardship and will
not fulfill the intent of this UDO, an alternative stormwater management plan
may be approved, following sound engineering practices.
(b) The Engineering Department may not grant a variance if the proposed
development will change the rate or volume of runoff significantly, have a
significant, negative impact on any wetland, watercourse or waterbody, or
contribute to degradation of water quality.
(B) Soil Erosion and Sedimentation Control. Variances to soil erosion and
sedimentation requirements listed below.
(1) The Engineering Department may allow a reduction of larger buffers down to
the established 25-foot buffer along the banks of any state waters that is at
least as protective of natural resources and the environment as determined by
the Director of Engineering or where a drainage structure or roadway drainage
structure must be constructed.
(2) Adequate erosion control measures are to be incorporated in the project
plans and specification and implemented.
XXX
Sec. 10.11.4. Special Exception Variances.
Section 10.11.4.C.2
2. Director of Engineering. The Director of Engineering, upon a finding that a
special exception variance meets the standards for approval contained in this
Section, may administratively approve such special exception variance within
and not exceeding the following parameters:
(A) Stormwater Management. Variances to stormwater management requirements
listed below:
(1) Waivers. The Engineering Department may grant a waiver from the provisions
of the Georgia Stormwater Management Manual when a requirement is shown to be
impractical or having no benefit on adequate stormwater management of the site,
or for an alternative approach that will have greater benefit and practicality
than that otherwise required. Such determination shall be made at the sole
discretion of the City Engineer based on credible evidence and good engineering
practices.
(2) Alternative Stormwater Management Plan.
(a) If exceptional circumstances applicable to the site exist such that strict
adherence to ordinary provisions will result in unnecessary hardship and will
not fulfill the intent of this UDO, an alternative stormwater management plan
may be approved, following sound engineering practices.
(b) The Engineering Department may not grant a variance if the proposed
development will change the rate or volume of runoff significantly, have a
significant, negative impact on any wetland, watercourse or waterbody, or
contribute to degradation of water quality.
(B) Soil Erosion and Sedimentation Control. Variances to soil erosion and
sedimentation requirements listed below.
(1) The Engineering Department may allow a reduction of larger buffers down to
the established 25-foot buffer along the banks of any state waters that is at
least as protective of natural resources and the environment as determined by
the Director of Engineering or where a drainage structure or roadway drainage
structure must be constructed.
(2) Adequate erosion control measures are to be incorporated in the project
plans and specification and implemented.
(C) Parking. Parking requirements, not to exceed a reduction from the minimum
required by 10%, nor an increase in the maximum allowed by 10%.
8. Explanation of Revisions: Amend Table 3.1.1 by adding Convalescent or
Nursing Facility as a permitted use in the RO zoning district.
Use H
I
S
T R
E
10 R
E
5 R
E
1 R
T S
F
R
1 S
F
R
2 S
F
R
3 S
F
R
4 R
M
F
1 R
M
F
2 M
H
P U
P
T C
R
D N
C R
O C
O G
C S
A
C L
M
I H
M
I T
E
C
H N
O
T
E
S
Convalescent or Nursing Facility P P P P
Chairperson Hodge asked for discussion and a motion. Commissioner King made a
motion to approve the changes. Commissioner Chambers seconded. The text
amendment was approved unanimously.
REZN 8-11-2912: A request to amend the text of the Unified Development
Ordinance (UDO) to amend section 4.2.16 Conversion of Residential Accessory
Structure.
Applicant Karl Douglass has requested to amend the text of the Unified
Development Ordinance (UDO) to amend Section 4.2.16 Conversion of Residential
Accessory Structure.
1. Explanation of Revisions: Amend Section 4.2.16.B by amending Subsection B
to amend Subsections 1 and 2 and delete Subsections 3 through 6.
ORIGINAL ORDINANCE PROPOSED ORDINANCE CHANGE
Sec. 4.2.16. Conversion of Residential Accessory Structure.
Section 4.2.16
Residential accessory structures may be converted to a principal residential
use, subject to the requirements of this Section.
A. Exempt Residential Zoning Districts. This Section shall not apply in the
RE10, RE5, RE1 and RT zoning districts.
B. Minimum Standards for Residential Conversions.
1. Density. The dwelling unit shall not exceed the maximum density allowed by
the Comprehensive Plan or this UDO.
2. Minimum Lot Size. The dwelling unit shall be located on a lot that conforms
to the requirements of the zoning district.
3. Parking. The dwelling unit shall provide the required number of parking
spaces.
4. Property Development Regulations. The dwelling unit shall comply with all
property development regulations of the zoning district.
5. Creation of Lot by Subdivision. The principal structure created from an
accessory dwelling shall be located on a separate lot that complies with the
requirements of this UDO. The lot shall be subdivided consistent with the
requirements of this UDO.
6. Nature of New Principal Structure. The new principal structure created in
accordance with this Section shall be a dwelling unit that complies with the
definition of Chapter 13.
Sec. 4.2.16. Conversion of Residential Accessory Structure.
Section 4.2.16
Residential accessory structures may be converted to a principal residential
use, subject to the requirements of this Section.
A. Exempt Residential Zoning Districts. This Section shall not apply in the
RE10, RE5, RE1 and RT zoning districts.
B. Minimum Standards for Residential Conversions.
1. Structures that are converted shall remain at or below current square
footage, including enclosed garage, porch or similar structures .
2. Property Development Regulations. The dwelling unit shall comply with all
property development regulations of the zoning district.
Mr. Karl Douglass, applicant, came to the podium. He would like to convert the
interior of his four - car garage as a residence for his parents. There are
some restrictions in the UDO that he would like to change. Several
commissioners asked questions.
Rick Jones, Planning Department Director, came to the podium to explain his
views.
Danny Cargill, Codes and Inspections Department, came to the podium. They get
a lot of complaints about guest quarters and cottages. After some discussion
with the commissioners and city officials Chairperson Hodge asked for
discussion and a motion. Commissioner Chambers made a motion to approve this
text amendment application. Commissioner Mason seconded. This motion failed
by a vote of two (Chambers, Mason) to three (Baker, King, Smith).
NEW BUSINESS: None.
OLD BUSINESS: None.
ADJOURNMENT: 9:57 a.m.
___________________________ ________________________________
Cathy Hodge, Chairperson Will Johnson, Planning Chief
Attachments
No attachments for this document.