PLANNING ADVISORY COMMISSION MEETING
March 16, 2005
A meeting of the Planning Advisory Commission was held Wednesday, March 16,
2005 in the Council Chambers on the Plaza Level of the Government Center.
Commissioners Present: Chairperson Derrick Shields, Vice Chairperson Shep
Mullin, Chris Henson, Sharon Jamison, Brad Dodds, Karl Douglass, Bob Crane, Joe
Alexander and Berry Henderson.
Staff Members: Will Johnson, Zoning Administrator and Tina Trant, Recorder.
Commissioners Absent: None
Others Present: George Bedsole, Herman Wier, Barbara Spivey, Dee Spivey, Ozeal
Lewis Street, Matt Stahl, Marty Flournoy, Ed Howard, Elayne Saucier, F.
Saucier, Robert McKenna,
Leneal Fortner, Tamlin Fortner, Jon W.l Aldenovitch, Emma Wilson, A.T. Wilson,
Renee Griner, Kermit Griner, Arvin Pauls, Ken Northrup, Priscilla Washington,
Clemon deRemus, Gary Hammond, Mike Altman, A. J. Smith.
CALL TO ORDER: Chairperson Shields called the meeting to order at 9:00 a.m.
He explained the rezoning process.
APPROVAL OF MINUTES: None
TABLED CASE:
1. ZC0502-4: A request to rezone 67 acres east of Britton/River Roads,
south of Double Churches Road. The current zoning is R-1 (Low Density
Residential) District. The proposed zoning is R-2 (Low Density Residential)
District. The purpose of the rezoning is for single family residential.
Ray M. Wright, Inc., Applicant
Mr. Will Johnson read the Staff Report for this case. This case is consistent
with the future land use map of the Comp Plan (Planning District 2). The future
land use map shows Low Density Residential.
It is consistent with Residential Development Policy Statements - #2.
It is compatible with existing land uses.
The property does not lie within a studied floodplain and floodway area. The
developer will need an approved drainage plan prior to issuance of a Site
Development Permit, if a permit is required.
The property is served by all city services.
The proposed project is not expected to have a negative impact on the
transportation network. The current traffic count is 9,543 trips per day and
will increase to 10,921 trips per day. The level of service will remain at C
(11,800 trips per day) for River Road.
The site shall meet the codes and regulations of the Columbus Consolidated
Government for residential usage.
The development could average about 75 to 100 children of various ages.
Elementary age students would attend Double Churches Elementary which has 859
students, capacity 650. Middle School age students would attend Double
Churches Middle School which has 867 students, capacity 675. High school age
students would attend Northside which has 1,286 students, capacity 1,100.
The proposed development shall have a Category A buffer requirement along the
property lines bordered by the A-O zoning district. The three options under
Category A are: 1) 5 feet with a certain amount of shrubs / ornamental
grasses per 100 linear feet and a wood fence, masonry wall, or earth berm. 2)
10 feet with a certain amount of understory trees and shrubs / ornamental
grasses per 100 linear feet. 3) 20 feet undisturbed natural buffer.
It is not within Fort Benning?s notification range.
It is not a DRI.
Thirty-one (31) property owners within 300 feet were notified of this rezoning
request. The Planning Division received several comments concerning this
rezoning request.
There are no conditions.
There is no additional information.
Robert McKenna came to the podium. He represents Ray M. Wright, Inc. He has
met with several residents in the area. Some of the lots have been redrawn in
order to preserve green space. There will be 137 lots. He could get 155 lots
without greenspace. He has asked the City to close Britton Drive but it will
have to be studied. Several of the residents on Britton Drive have expressed
an interest in the closing of this road. There was discussion of the
overcrowded schools in this area.
Commissioner Jamison asked that Jennifer Allen from the Muscogee County School
District come to the podium. The new elementary on the north side will be open
in August of 2006. The new middle school will open in 2007. The new high
school will open in 2008. Until then, portable buildings will be used.
Frank Saucier, 4848 Crestfield Drive, came to the podium. He is opposed to the
rezoning. He stated that he has 124 signatures on a petition in the area. He
is concerned about more traffic on Britton Drive.
Elayne Saucier, 4848 Crestfield Drive, came to the podium. She stated she was
concerned about the overcrowding of the schools in the area.
Ed Howard, Dalton Drive, came to the podium. He is concerned about
greenspace. It is a concern to everyone in the area.
John Aldenovitch, 409 Dalton Drive, came to the podium. He is concerned about
the children getting on school buses and the small lots.
Tamlin Fortner, 7322 Britton Drive, came to the podium. She is opposed to the
rezoning.
A T. Wilson, 318 Double Churches Road, came to the podium. He is concerned
about the traffic and is opposed to the rezoning.
Kermit Griner, 305 Crestfield Drive, came to the podium. He asked if Britton
Drive were to be closed, could the new road continue to River Road. He is
opposed to the development.
Chairperson Shields asked for discussion and a motion. Commissioner Dodds made
a motion to approve this rezoning case based on the facts that it is consistent
with the future land use map for Planning District 2. It is consistent with
Residential Policy Development Statements #2 and #3. The property is served by
all city services. The proposed development is not expected to have an impact
on the transportation network. Special conditions will be needed: 1. The
maximum number of lots is 137. 2. A minimum of 12 acres of green space will be
preserved. Commissioner Henderson seconded. The vote was three (Dodds,
Henderson, Mullin) to approve and three (Jamison, Douglass, Crane) against.
Commissioner Dodds restated his motion. The vote was four (Dodds, Henderson,
Mullin, Shields) to approve and three (Jamison, Douglass, Crane) against.
NEW REZONING CASES:
Commissioner Mullin had to leave the meeting. Commissioner Alexander will vote
for him.
The following case was tabled at the request of the applicant.
2. ZC0502-1: A request to rezone the property located at 5336 Minnie Lee
Drive. The current zoning is R-1A (Low Density Residential) District. The
proposed zoning is R-3 (Medium Density Residential) District. The purpose of
the rezoning is for single family residential.
Calvin Copenny, Applicant
3. ZC0502-5: A request to rezone 25.40 acres at the south west corner of
Buena Vista Road and Asa Drive. The current zoning is R-1A (Low Density
Residential) District. The proposed zoning is R-2 (Low Density Residential)
District. The purpose of the rezoning is for single family residential.
Matthew Stahl, Applicant
Mr. Will Johnson read the Staff Report for this case. This case is consistent
with the future land use map of the Comp Plan (Planning District 11). The
future land use map shows Low Density Residential.
It is consistent with Residential Development Policy Statements - #2
Sub-statement #1.
It is compatible with existing land uses.
The property does not lie within a studied floodplain and floodway area. The
developer will need an approved drainage plan prior to issuance of a Site
Development Permit, if a permit is required.
The property is served by all city services.
The proposed project is not expected to have a negative impact on the
transportation network. The current traffic count is 14,678 trips per day and
will increase to 16,145 trips per day. The level of service will remain at B
(18,600 trips per day) for Buena Vista Road.
The site shall meet the codes and regulations of the Columbus Consolidated
Government for residential usage.
The development could average about 25 to 60 children of various ages.
Elementary age students would attend Georgetown Elementary which has 500
students, capacity 500. Middle School age students would attend East Columbus
Middle School which has 670 students, capacity 675. High school age students
would attend Kendrick which has 1,063 students, capacity 1,375.
No buffer is required.
It has been submitted to Fort Benning for their review.
It is not a DRI.
One hundred three (103) ) property owners within 300 feet were notified of this
rezoning request. The Planning Division did not receive any comments concerning
this rezoning request.
There are no conditions.
Zenos Drive was never constructed and the lots along Zenos Drive were never
developed.
Marty Flournoy, representative of the applicant, came to the podium. They want
to
rezone in order to build on smaller lots, even though the number of homes will
be
reduced from what is now possible. The houses will be 1600 to 1700 sq. ft. and
cost
approx. $150,000. There are a lot of people on record opposing this rezoning.
Herman Weir, Winall Drive, came to the podium. He is concerned about the
wildlife that will be lost.
Dean Spivey, who owns two houses at 538 and 542 Winall Drive, came to the
podium.
He is opposed to the rezoning. He stated that the houses will be too close
together.
The petition that Mr. John Grot circulated had erroneous information on it.
Chairperson Shields asked for discussion and a motion. Commissioner Alexander
made a motion to approve this case based on the facts that it is consistent
with the future land use map, it is compatible with existing land uses, it does
not adversely affect the schools in the area, and a minimum of 10 acres would
be greenspace with a maximum of 40 houses. Commissioner Dodds seconded. It was
approved unanimously.
4. ZC0502-6: A request to rezone property located at 1161 Curtis Street,
2741 and 2811 12th Avenue, 1151, 1152 and 1153 28th Street. The current zoning
is C-3 (General Commercial) District. The proposed zoning is A-O
(Apartment/Office and MROD (Mill Restoration Overlay District). The purpose of
the rezoning is for multi- family residential.
Hammond Development, Inc., Applicant
5. ZC0502-7: A request to rezone property located at 2700 12th Avenue.
The current zoning is M-1 (Light Manufacturing) District. The proposed zoning
is A-O (Apartment/Office and MROD (Mill Restoration Overlay District). The
purpose of the rezoning is for multi- family residential.
Hammond Development, Inc., Applicant
Mr. Will Johnson read the Staff Report for this case. This case is consistent
with the future land use map of the Comp Plan (Planning District 8). The future
land use map shows Mixed Office/Commercial.
It is consistent with Residential Development Policy Statements - #1
Sub-statement #3,
Residential Development Policy Statement #2.
It is compatible with existing land uses.
The property does not lie within a studied floodplain and floodway area. The
developer will need an approved drainage plan prior to issuance of a Site
Development Permit, if a permit is required.
The property is served by all city services.
The proposed project is not expected to have a negative impact on the
transportation network. The current traffic count is 5,418 trips per day and
will increase to 5,572 trips per day. The level of service will remain at B
(6,500 trips per day) for 12th Avenue.
The site shall meet the codes and regulations of the Columbus Consolidated
Government for commercial usage.
There will be no school impact.
No buffer is required.
It is not within Ft. Benning?s notification range.
It is not a DRI.
Forty three (43) property owners within 300 feet were notified of this rezoning
request. The Planning Division did not receive any comments concerning this
rezoning request.
Conditions are needed: 1. All lighting shall be directed internally. 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.
Because of funding issues concerning the applicant, any alterations to the
exterior of the building shall fall under the jurisdiction of the State
Historic Preservation Office. Windows, doors and other items may be added or
altered.
Job. Creation: This project has the potential to employ 4 employees.
Neighborhood Revitalization: The Jordan Mill is located in the Medical Center
Redevelopment Area. It is also on the northern border of the East Highlands
Revitalization Area. West of the mill is the Hope VI Peabody project. This
development should compliment those areas and the Peabody project. As a senior
living facility, it has excellent access to medical care to the northeast and
the southwest. Taxation Impact: The property taxation impact will be about
$65,000. The current property tax is $15,000. The projected property tax will
be around $80,000. New Land-Use Designations: The land-use designation for
this property is Mixed Office / Commercial. This property was designated as
such in the 2003 Comprehensive Plan update for an MROD use.
The Jordan Mill is a National Historic Site. The BHAR does not have
oversight. If state funds are requested for work on the Mill, then the State
Historic Preservation Office will have to approve any modifications or
alterations.
Landscaping shall be addressed in the Buffer Ordinance.
The proposed project is not expected to have a negative impact on natural
resources.
No portable signs or billboards shall be permitted in the MROD. All other
signage requirements shall be addressed in the Sign Ordinance.
Tree and vegetation preservation shall be addressed in the Tree Ordinance and
the Buffer Ordinance.
These properties are served by all City services.
Gary Hammond, applicant, came to the podium. The Jordan Mill contains about
200,000 sq. ft. It has expanded over the years. There are approx. 130,000
sq. ft. which are historically significant. The mill will be converted into
101 senior living apartments. They will be from 800 to 1,000 sq. ft. Some of
the other buildings on the property will be demolished.
Chairperson Shields asked for discussion and a motion on ZC0502-6.
Commissioner Douglass made a motion to approve this case based on the facts
that it consistent with the future land use map and conditions stated: 1. All
lighting shall be directed internally. 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 Jamison seconded. It was approved
unanimously.
Chairperson Shields asked for a motion on ZC0502-7. Commissioner Douglass made
a motion to approve this case based on the facts that it is served by all city
services, there will be no impact on transportation network. Commissioner Crane
seconded. It was approved unanimously.
IV. NEW BUSINESS:
There will be no meeting on April 6,
2005.
OLD BUSINESS:
ADJOURNMENT:
The meeting was adjourned at 11:15 a.m.
______________________________ _______________________________
Derrick Shields, Chairperson Will Johnson, Zoning
Administator
Attachments
No attachments for this document.