PLANNING ADVISORY COMMISSION MEETING
December 6, 2006
A meeting of the Planning Advisory Commission was held Wednesday, December 6,
2006 in the Council Chambers on the Plaza Level of the Government Center.
Commissioners Present: Chairperson Derrick Shields, Vice Chairperson Shep
Mullin, Alternate Scott Boyce, Commissioners Chris Henson, Joe Alexander, Brad
Dodds, Karl Douglass and Bob Crane.
Staff Members: Will Johnson, Planning Chief and Tina Trant, Planning Technician
Commissioners Absent: Alternate Michael Eddings.
Others Present: Myrtis Roach, Jr., Robert Robinson, Charles Henry, Rex Hodges,
Jean Kent, Nathan McGaan, Delta Outley, Perrin Nicolson, Mildred Watts, Doug
Jefcoat, Margaret McLowrey, Ollie Tarver, Robert Raygan, Clemond DeRamus,
Donald Bowles, Bill Hart.
I . CALL TO ORDER: Chairperson Shields called the meeting to order at
9:03 a.m. He explained the rezoning process
to the audience.
APPROVAL OF MINUTES: None.
TEXT AMENDMENTS:
1. ZC0611-1: Text Amendment to allow ?cats? only boarding in a
Neighborhood Commercial zoning district. Maria McBean is the applicant.
This case was tabled by the applicant. It will be heard on December
20, 2006.
ZC0611-2: Text Amendment to allow a college or university use in Commercial
Office or
Central Riverfront zoning districts. The W. C. Bradley Company is the
applicant.
Mr. Will Johnson read the Staff Report for this case. Doug Jefcoat of the W.C.
Bradley Company is requesting that universities or colleges be permitted in the
CO (Commercial-Office) and CRD (Central Riverfront District) zoning districts
as a permitted use. Universities and colleges are only permitted outright in
the GC zoning district and permitted as a Special Exception in the RO
(Residential-Office) zoning district.
Doug Jefcoat, representative of the W. C. Bradley Company, came to the podium.
He worked with the Planning Department a few years ago on the Unified
Development Ordinance. In the process of doing that they spent a lot of time
trying to combine the old document with the new document. Colleges and
universities slipped through the cracks. He is requesting that they be allowed
in the CO and CRD districts as a permitted use.
Chairperson Shields asked for discussion and a motion. Commissioner Alexander
made a motion to approve this request. Commissioner Dodds seconded. It was
approved unanimously.
IV. REZONING CASES:
3. Z0611-3: A request to rezone .33 acres located at 1726 Elvan Avenue.
The current zoning is Single Family Residential 3 district. The proposed
zoning is Residential Multi Family 2 district. The property will be used for a
duplex. Aaron Oney is the applicant.
Mr. Will Johnson read the Staff Report for this case.
This case is consistent with the Comprehensive Plan for Planning District 12.
The Land Use Designation shows Medium Density Residential.
Policy Statements: Not addressed.
It is compatible with existing land uses.
The property does not lie within a 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 site shall meet the codes and regulations of the Columbus Consolidated
Government for residential usage.
School Impact: None.
Buffer Requirement: The proposed development shall have a Category B buffer
requirement along all property lines bordered by the SFR3 zoning district. The
three options under Category B are:
15 feet with a certain amount of canopy trees, understory trees, and shrubs /
ornamental grass per 100 linear feet.
10 feet with a certain amount of understory trees and shrubs / ornamental
grasses per 100 linear feet and a wood fence or masonry wall.
20 feet undisturbed natural buffer.
Fort Benning Recommendation: None.
DRI Recommendation: None.
Fifty (50) property owners within 300 feet were notified of this rezoning
request. The Planning Department did not receive any comments concerning this
rezoning request.
Conditions: None.
Additional information: None.
Aaron Oney, applicant, came to the podium. He wants to build a duplex on this
property. He has built other duplexes in the area.
Chairperson Shields asked for discussion and a motion. Commissioner Douglass
made a motion to approve this request based on the fact that it is consistent
with the future land use map. Commissioner Crane seconded. It was approved
unanimously.
ZC0611-4: A request to rezone 1.75 acres located at 1655 and 1657 Elvan
Avenue. The current
zoning is Single Family Residential 3 district. The proposed zoning is General
Commercial district. The property will be used for a bicycle shop and engraving
shop. Aaron Oney is the applicant.
Mr. Will Johnson read the Staff Report for this case.
This case is not consistent with the Comprehensive Plan for Planning District
12. The Land Use Designation shows Medium Density Residential.
Policy Statements: Not addressed.
It is compatible with existing land uses.
The property does not lie within a 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 site shall meet the codes and regulations of the Columbus Consolidated
Government for commercial usage.
School Impact: None.
Buffer Requirement: The proposed development shall have a Category C buffer
requirement along all property lines bordered by the SFR3 zoning district. The
three options under Category C are:
20 feet with a certain amount of canopy trees, understory trees, and shrubs /
ornamental grass per 100 linear feet.
10 feet with a certain amount of shrubs / ornamental grasses per 100 linear
feet and a wood fence or masonry wall.
30 feet undisturbed natural buffer.
Fort Benning Recommendation: Pending.
DRI Recommendation: None.
Fifty (50) property owners within 300 feet were notified of this rezoning
request. The Planning Department did not receive any comments concerning this
rezoning request.
Conditions: None.
Additional information: None.
Aaron Oney, applicant, came to the podium. He wants to open a bicycle shop
with engraving business in the existing building. The property is one block
from Victory Drive.
Chairperson Shields asked for discussion and a motion. Commissioner Douglass
made a motion to approve this request based on the fact that it is compatible
with existing land uses. Commissioner Crane seconded. It was approved
unanimously.
ZC0611-5: A request to rezone 21.09 acres located at 5150 Macon Road. The
current zoning
is Residential / Office. The proposed zoning is Single Family Residential 4.
The property will be used for Single Family Residential. Brittland Properties
is the applicant.
Mr. Will Johnson read the Staff Report for this case.
This case is not consistent with the Comprehensive Plan for Planning District
7. The Land Use Designation shows Low Density Residential.
Policy Statements: Not addressed.
It is compatible with existing land uses.
The property does not lie within a 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 site shall meet the codes and regulations of the Columbus Consolidated
Government for residential usage.
School Impact: This development could have a maximum of 75 children of various
ages.
Elementary age students: Reese Road, 494 students, capacity 513.
Middle school age students: Fort Middle School, 480 students, capacity 600.
High school age students: Hardaway, 1401 students, capacity 1200.
Buffer Requirement: No buffer requirement.
Fort Benning Recommendation: None.
DRI Recommendation: None.
Forty-three (43) property owners within 300 feet were notified of this rezoning
request. The Planning Department did receive two comments concerning this
rezoning request seeking information and one call in opposition.
Conditions: None.
Additional information: None.
Nathan McGaan, Brittland Properties, Inc., came to the podium. They will build
houses on most of the 21 acres. There will be a green space of approx. 7
acres. They also will have a large recreation area. The houses will be three
and four bedrooms with 1700 to 2100 square feet. Estimated sale amount of
homes will be from $175,000 to $250,000.
The purchase of this property is contingent upon the rezoning.
Margaret McCorvey, of 5377 West Bend came to the podium. She is concerned
about what will happen to the pond. Mr. McGaan said he would put a fence
around it and maintained as a detention pond.
Mildred Watts, 3602 Willow Bend Run, is concerned about the size of the houses,
will they be comparable to hers. She is also concerned about wildlife and
drainage problems.
Rex Hodges, 3601 Willow Bend Run, is concerned about the traffic that will be
generated.
Robert Reagan, 3616 Willow Bend Run, is concerned about smaller lots, and
comparable homes.
Chairperson Shields asked for discussion and a motion. Commissioner Dodds made
a motion to approve this request based on the fact that even though it is
inconsistent with the future land use map, it is compatible with existing land
uses, and is served by city services. Commissioner Crane seconded.
Commissioner Henson made a motion to amend the motion by adding an additional
15? buffer along the western boundary line adjacent to Willow Bend
subdivision. Commissioner Crane seconded. This motion to amend the motion
failed four (Shields, Dodds, Douglass, Alexander) to three (Henson, Mullins,
Crane). The original motion was voted on and approved by a vote of four
(Douglass, Dodds, Alexander, Mullins) to two (Henson, Crane).
ZC0611-7: A request to rezone 33.74 acres located on St. Mary?s Road, north of
Longwood Place
Subdivision, and west of Dawson Estates. The current zoning is Single Family
Residential 2. The proposed zoning is Single Family Residential 3. The
property will be used for Single Family Residential. Perrin Nicolson is the
applicant.
Mr. Will Johnson read the Staff Report for this case.
This case is consistent with the Comprehensive Plan for Planning District 11.
The Land Use Designation shows Low Density Residential.
Policy Statements: It is consistent with Residential Development policy
statement #2, sub-statement #1.
It is compatible with existing land uses.
The property does not lie within a 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 site shall meet the codes and regulations of the Columbus Consolidated
Government for residential usage.
School Impact: This development could have a maximum of 200 children of
various ages.
Elementary age students: Dawson Elementary, 302 students, capacity 475.
Middle school age students: East Columbus Middle School, 760 students, capacity
675.
High school age students: Kendrick, 1133 students, capacity 1350.
Buffer Requirement: None.
Fort Benning Recommendation: Pending.
DRI Recommendation: None.
Sixty-eight (68) property owners within 300 feet were notified of this rezoning
request. The Planning Department received one comment opposing this rezoning
request.
Conditions: None.
Additional information: Traffic may be an issue on this part of St. Mary?s
Road.
Perrin Nicolson, representative of the applicant, came to the podium. He is a
representative of Bill Hart, Inc. and Donald Bowles, Inc. Their property is
located north of St. Mary?s Road, between Longwood Place and Dawson Estates.
They want to build 115 lots on 33.74 acres. School children will be able to
get to the school through the subdivision, which will be better for the
children than walking on St. Mary?s Road. They have met with the residents in
the neighborhood. The houses will be comparable or larger than the current
houses. There will be a connecting street between Longwood Subdivision and
Dawson Estates.
There were several opponents to the rezoning. Rev. Albert Sanders, Jr. of 720
Longwood Lane is opposed to the smaller lots which will hurt his property
value. Also wildlife in the area will be displaced. James Jones of 21
Middleton Place is concerned about the wildlife being pushed into his back yard
and drainage. Also property values and what the houses will be built of.
Traffic is a major problem already. 911 could not find his house a few years
ago. If a road is opened up between the two subdivisions, it will become an
artery, and crime will increase. Myrtis Roach of 5317 Eisenhower Avenue is
concerned about water pressure, power outages, property values, traffic, sewer,
water run off, schools and sidewalks.
Perrin Nicolson came back to the podium. He understands that wildlife,
traffic, drainage and construction mess are problems but they are not zoning
issues.
Don Bowles, applicant, came to the podium. The houses will be part brick and
part hardy plank (which comes with a 50 year warranty). If a customer requests
an all brick home, he can accommodate them. The homes will be 1500 sq. ft. or
larger, which will be $100.00 per square feet.
Chairperson Shields asked for discussion and a motion. Commissioner Alexander
made a motion to approve this request based on the fact that it is consistent
with the future land use map and it is compatible with existing land uses.
Commissioner Mullin seconded. It was approved by a vote of four (Alexander,
Boyce, Mullin, Dodds) to one (Douglass).
IV. SPECIAL EXCEPTIONS:
SEU0611-1: Abundant Life Gospel Church, Inc. has requested a Special Exception
Use to operate a
place of worship in excess of 250 seats located at 6001 Buena Vista Road.
Mr. Will Johnson read the staff report. Abundant Life Gospel Church, Inc.,
submitted an application for the Special Exception Use cited above. The
properties are located in an SFR2 (Single Family Residential 2) District. The
purpose of the Special Exception Use is to operate a place of worship in excess
of 250 seats as a Special Exception Use. Places of worship in excess of 250
seats are permitted in an SFR2 zoning district only on a site-specific basis
upon approval of the Council based upon the following criteria and conditions:
(1) Access: Is or will the type of street providing access to the use be
adequate to serve the proposed special exception use?
Access to the property is adequate for the proposed use. A deceleration lane
may be required as determined by the City Traffic Engineer.
(2) Traffic and Pedestrian Safety: Is or will access into and out of the
property be adequate to provide for traffic and pedestrian safety, the
anticipated volume of the traffic flow, and access by emergency vehicles?
Peak time traffic on Buena Vista Road should not be affected. The proposed use
is expected to
adequately meet requirements for ingress and egress, internal circulation
(traffic and pedestrian),
traffic volume, and public safety access. Pedestrian traffic along this
section of Buena Vista Road
would be inadequate due to lack of sidewalks and speed of traffic along said
roadway. Public safety
access is not a problem.
(3) Adequacy of Public Facilities: Are or will public facilities such as
school, water, or sewer utilities and police and fire protection be adequate to
serve the special exception use?
The proposed use is served by all city services. There will be no school
impact.
(4) Protection from Adverse Affects: Are or will refuse, service, parking and
loading areas on the property be located or screened to protect other
properties in the area from such adverse effects as noise, light, glare or odor?
The proposed use is not expected to adversely affect neighboring properties.
Issues dealing with parking, loading, external dumpsters / compactors, and
light are addressed in the UDO. Noise impacts are addressed in the City Code.
(5) Hours of Operation: Will the hours and manner of operation of the special
exception use have no adverse effects on other properties in the area?
The neighboring properties should not be affected by the proposed use. The
church proposes to operate mainly on Wednesdays and Sundays.
(6) Compatibility: Will the height, size, or location of the buildings or other
structures on the property be compatible with the height, size, character, or
location of buildings or other structures on neighboring properties?
The proposed use will be compatible with neighboring properties.
Thirty-one (31) property owners within 300 feet of the parcel were notified by
letter of the proposed Special Exception Use. To date, the Planning Department
has not received any comments about the Special Exception Use request.
Rev. Delta Outley, applicant, came to the podium. She wants to have a Family
Life Center that will include sports, computer lab, and an after school program
for the residents in East Columbus.
Chairperson Shields asked for discussion and a motion. Commissioner Douglass
made a motion to approve this request. Commissioner Dodds seconded. It was
approved unanimously.
V. NEW BUSINESS: Election of Chairperson and Vice Chairperson for the next
term.
Commissioner Dodds nominated Commissioner Douglass for Chairperson. He was
voted as Chairperson unanimously. Commissioner Douglass nominated Commissioner
Alexander for Vice Chairperson. He was voted Vice Chairperson unanimously.
VI. OLD BUSINESS: None.
VII. ADJOURNMENT: 11:00 A.M.
___________________________ _______________________________
Derrick Shields, Chairperson Will Johnson, Planning
Department Chief
Attachments
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