PLANNING ADVISORY COMMISSION MEETING
May 18, 2005
A meeting of the Planning Advisory Commission was held Wednesday, May 18, 2005
in the Council Chambers on the Plaza Level of the Government Center.
Commissioners Present: Vice Chairperson Mullin, Chris Henson, Brad Dodds, Karl
Douglass, Bob Crane, Joe Alexander and Michael Eddings.
Staff Members: Will Johnson, Zoning Administrator and Tina Trant, Recorder.
Commissioners Absent: Chairperson Shields, Berry Henderson.
Others Present: April Halstead, Edward French, Jim Woodcox, Steven Cadranel,
Scott Turk, Jeff Williams, W. T. Marrow, Willie Brown, Frank Dillard, Jennifer
Allen, Bruce Hutchens, Nichet Antoine, Barbara Kennon.
I. CALL TO ORDER: Vice Chairperson Mullin called the meeting to order at 9:10
a.m. He explained the rezoning process. Commissioner Eddings will vote in
place of Vice Chairperson Mullin who is Chairperson today. Commissioner Henson
will vote for Commissioner Henderson, who is absent.
APPROVAL OF MINUTES: None
TABLED CASES:
1. ZC0502-8: A request to rezone 112.73 acres located north of St. Mary?s
Road, bordered by Fort Benning. The current zoning is R-1A (Low Density
Residential) District. The proposed zoning is R-3A (Medium Density
Residential) District and R-4 (High Density Residential) District. The purpose
of the rezoning is for single family residential and multi-family residential.
Kimbrough Properties, L.P, Applicant
Mr. Will Johnson read the Staff Report for this case. This case is inconsistent
with the future land use map of the Comp Plan (Planning District 11). The
future land use map shows Low Density Residential.
Policy Statements are not addressed.
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 5,360 trips per day and
will increase to 10,457 trips per day. The level of service will increase to C
(11,800 trips per day) for St. Mary?s Road.
The site shall meet the codes and regulations of the Columbus Consolidated
Government for commercial and residential usage.
The development could average about 200 to 300 children of various ages.
Elementary age students would attend Dawson Elementary which has 392 students,
capacity 475. Middle School age students would attend East Columbus Middle
School which has 664 students, capacity 675. High school age students would
attend Kendrick which has 978 students, capacity 1,375.
The proposed development shall have a Category B buffer requirement along all
property lines bordered by the SFR2 zoning district. The three options under
Category B are: 1. 15 feet with a certain amount of canopy trees, understory
trees, and shrubs / ornamental grasses per 100 linear feet. 2. 10 feet with a
certain amount of understory trees and shrubs / ornamental grasses per 100
linear feet and a wood fence, masonry wall or earth berm. 3. 20 feet
undisturbed natural buffer.
Fort Benning?s recommendation is pending. The property is not near the firing
range but is near areas where smoke can be a problem.
It is not a DRI.
Forty-one (41) property owners within 300 feet were notified of this rezoning
request. The Planning Division did not receive any comments concerning this
rezoning request.
Conditions 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. 4. No external trash dumpsters /
compactors shall be located along the west property line. 5. The
aforementioned conditions shall only apply to multi-family development on the
property subject to rezoning. 6. A smoke disclosure statement shall be
required in all home sales. The requirement for the disclosure shall be
included in the restrictive covenants of said development. 7. Restrictive
covenants shall be required for any single family development on the property.
There is no additional information.
Linda Dam, 1009 Waterstone Court, representative of Kimbrough Properties, LLC,
came to the podium. Kimbrough Properties has owned this property for over 50
years using it as a farm. They want to develop the property as medium density
residential. They want to construct 250 homes on 77 acres, the remaining 37
acres will be multi family. There will be two entrances and exits at St. Mary?s
Road. Across the street is R-3A and R-4. They are asking for R-3A, not R-3A
and R-4 as previously stated.
Jennifer Allen, Muscogee County School District, came to the podium to address
Commissioner Henson?s concerns about the schools in this area.
W. T. Marrow, 5755 Germantown Road, came to the podium. He is opposed to this
development. He has a petition from the residents in this area. He is
concerned about an emergency in this area and only one way out. He is also
concerned about the rainwater overflowing into the neighbors yard. Mr. Marrow
brought in a video tape showing Tiger Creek flooding after a hard rain and it
was shown to the audience.
Willie Brown, 25 Middleton Place, came to the podium in opposition. The issue
he is concerned with is an emergency happening and being trapped. He stated it
is a nightmare waiting to happen.
Willie Johnson, 5716 St. Mary?s Road, came to the podium in opposition. He is
against this rezoning. He wanted information about the buffer. The only
buffer that is required is along the west property line along St. Mary?s Road.
Bonnie Johnson, 5716 St. Mary?s Road, came to the podium in opposition. She is
concerned about the traffic.
Vice-Chairperson Mullin asked for discussion and a motion. Commissioner
Douglass made a motion to deny this request. It is inconsistent with the
future land use map. Commissioner Crane seconded. The vote was unanimous to
deny this case.
ZC0504-1: A request to rezone 1.5 acres acres located at 5031 Milgen Court.
The current
zoning is LMI (Light Manufacturing Industrial) District. The proposed zoning
is GC (General Commercial) District. The purpose of the rezoning is for
offices.
The Wright Building Co., 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 7), which shows mixed commercial /
industrial.
Policy Statements are not addressed. It is compatible with
existing land uses.
The property does not lie within a studied floodplain and floodway area. The
developer will 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 9,723 trips
per day. The level of
service will remain at C (9,700 trips per day) for Milgen Road.
The site shall meet the codes and regulations of the Columbus Consolidated
Government for
commercial usage.
There will be no school impact.
The proposed development shall have a Category C buffer requirement along all
property lines
bordered by the LMI zoning district. The three options under Category C are:
1. 20 feet with a
certain amount of canopy trees, understory trees, and shrubs / ornamental
grasses per 100 linear
feet. 2. 10 feet with a certain amount of shrubs / ornamental grasses per 100
linear feet and a wood
fence, masonry wall. 3. 30 feet undisturbed natural buffer.
It is not within Fort Benning?s notification range.
It is not a DRI.
Eight (8) property owners within 300 feet were notified of this rezoning
request. The Planning
Division did not receive any comments concerning this rezoning request.
No conditions are needed.
There is no additional information.
Scott Turk, representative of the applicant, came to the podium. The building
they want to rezone has been there a long time. They want to use the building
for a real estate firm and mortgage company.
Vice-Chairperson Mullin asked for discussion and a motion. Commissioner Dodds
made a motion to approve this request based on the facts that it is consistent
with the future land use map and it is compatible with existing land uses, and
no conditions are required. Commissioner Douglass seconded. It was approved
unanimously.
IV. SPECIAL EXCEPTION USE CASE:
3. SEU0504-02: A request for a Special Exception Use for Our Redeemer
Christian School to operate a daycare facility and private school at 6036
Buena Vista Road. The zoning is SFR-4 (Single Family Residential ?4).
Nichet Antoine, Applicant
Mr. Will Johnson read the Staff Report for this case. The applicant has
submitted a Special Exception Use application to construct and operate a day
care and private school. A total of 200 students are expected to attend the
daycare center and private school. The daycare center will consist of young
children ages 0-4 years old, The private school will serve students from
kindergarten to eighth grade. The proposed structure will include eleven
classrooms, one library and a cafeteria.
There are two zoning classifications on this 5.08 acres, SFR4 and GC. It is
currently undeveloped.
The SFR4 requires a Special Exception to have a school and daycare center.
This is consistent with the future land use plan.
Fifty (50) property owners were notified by letter of the special exception use
request. The Planning Division has not received any comments opposing the
construction and operation of the daycare center or school.
Special Exception Use Criteria
PAC MEETING
MAY 18, 2005
PAGE 8
Is or will the type of street providing access to the use be adequate to serve
the proposed special exception use?
The lot consists of an existing 60-foot access easement (TV Tower Road), which
extends to a local television station and cable tower site on the rear of the
property. This access easement is properly paved without curb and gutter and
complies with minimum right-of-way width requirements. For this reason, the
type of street will provide adequate access to the proposed use.
Is or will access into and out of the property be adequate to provide for
traffic and pedestrian safety, the anticipated volume of traffic flow, and
access by emergency vehicles?
The proposed project will provide proper egress and ingress onto the site.
The proposed site is not expected to have a negative effect on the
transportation network. The private school/daycare anticipates a moderate flow
of vehicular traffic.
Are or will public facilities such as schools, water or sewer utilities and
police or fire protection be adequate to serve the special exception use?
The property is served by all city services.
Are or will refuse, service, parking and loading areas on the property be
located or screened to protect other properties in the area from adverse
effects as noise, light, glare or odor?
The proposed structure shall include a pick-up and drop off facility, which is
required under Section 3.2.24 of the Columbus Unified Development Ordinance.
The applicant is proposing 50 parking spaces. This amount meets the number of
off-street parking spaces required for a private school. The proposed project
must comply with the buffer and screen requirements highlighted in Article 5 of
the Columbus Unified Development Ordinance.
Will the hours of manner of operation of the special exception use have no
adverse effects on other properties in the area?
The primary hours of operation will be from 6:30 am to 6:30 pm (Monday ?
Friday). Therefore, the proposed hours of operation are not expected to have a
negative impact on surrounding properties.
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 structure will be compatible in character to other existing
non-residential uses surrounding the proposed site. Non-residential uses
include a church and local television station. The height and size of the
building is not expected to cause an adverse impact on surrounding properties.
This site is expected to meet State of Georgia certification requirements and
Columbus Code and Regulations for a daycare center and private school.
Nichet Antoine, applicant, came to the podium. The current school where
Ms. Antoine is teaching
is closing. A few of the teachers decided to get together to open up another
school.
Vice Chairperson Mullin asked for discussion and a motion. Commissioner Crane
made a motion to approve this Special Exception Use. Commissioner Eddings
seconded. This case was approved unanimously.
V. NEW REZONING CASES:
4. ZC0504-5: A request to rezone 11.16 acres located on the Southside of
Whittlesey Blvd. The current zoning is GC/RO (General Commercial and
Residential Office) Districts. The proposed zoning is RO/GC (Residential
Office and General Commercial) Districts. The purpose of the rezoning is for
office/ residential and commercial.
George M. Adams Co., Applicant
Mr. Will Johnson read the Staff Report for this case. The zoning on these two
properties will be
swapped. This case is consistent with the future land use map of the Comp Plan
(Planning
District 2), which shows mixed office /commercial.
It is consistent with Policy Statements ? Commercial Development
Policy Statement #1 ? Sub-
statements #1 and #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.
A traffic study was conducted in 2000 for the original zoning of these tracts
and the others in the
development. The traffic study included these two tracts. Numerous traffic
improvements have been
made for the overall development.
The site shall meet the codes and regulations of the Columbus Consolidated
Government for
commercial usage.
There will be no school impact.
There will be no buffer requirement. A 200 feet wide buffer was required along
Weems Road as a
zoning condition in 2000.
It is not within Fort Benning?s notification range.
It is not a DRI.
Eighteen (18) property owners within 300 feet were notified of this rezoning
request. The Planning
Division did not receive any comments concerning this rezoning request.
No conditions are needed.
There is no additional information.
Steven Cadranel, representative of the applicant, came to the podium. He is
the President of Ben Carter Properties. They were also the developers of the
Columbus Park Crossing. What they want to do is consolidate like uses in the
same location. They have updated a traffic study. All the improvements have
been made.
Frank Dillard, #4 Claire Court, Adams Park Subdivision, just across from this
property. He is concerned about the buffer. He also stated that Ben Carter
Properties has done an exceptional job in the Columbus Park Crossing
development and with Whittlesey Parkway.
Bruce Hutchins, 2911 Charlotte Drive, came to the podium. He is opposed to
this rezoning. His house backs up to Weems Road. He is concerned about the
buffer zone. When it is cloudy at night, the lights from the shopping center
are reflected on his house.
Vice-Chairperson Mullin asked for discussion and a motion. Commissioner
Alexander made a motion to approve this rezoning request based on the facts
that it is consistent with the future land use map, it is compatible with
existing land use. Commissioner Crane seconded. Commissioner Dodds recused
himself. The vote was unanimously approved.
ZC0504-6: A request to rezone the property located at 1372 Celia Drive. The
current zoning is
SFR-2 (Single Family Residential -2) District. The proposed zoning is SFR-3
(Single Family Residential ? 3) District. The purpose of the rezoning is for
residential.
Kennon Realty Services, 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 11), which shows low density
residential.
Policy Statements are not addressed. 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 1,380 trips per day and will increase to 1,409 trips
per day. The level of
service will remain at A (3,900 trips per day) for Celia Drive.
The site shall meet the codes and regulations of the Columbus Consolidated
Government for
residential usage.
This development could average about 2 to 6 children of various ages.
Elementary age students
would attend Eastway Elementary, which has 520 students, capacity 500. Middle
school age
students would attend Rothchild which has 656 students, capacity 725. High
school age students
would attend Kendrick, which has 978 students, capacity 1,375.
There will be no buffer requirement.
It is not within Fort Benning?s notification range.
It is not a DRI.
Thirty (30) property owners within 300 feet were notified of this rezoning
request. The Planning
Division did not receive any comments concerning this rezoning request.
No conditions are needed.
There is no additional information.
Barbara Kennon, Kennon Realty Services, applicant, came to the podium. They
want to tear down
one sub-standard house and build three new ones. The houses will be in the
range of 1200 to 1600
sq. ft. Price range will be from $80,000 to $125,000. They will be three
bedroom, two bath with
greatroom.
Vice Chairperson Mullin asked for discussion and a motion. Commissioner
Eddings made a motion
to approve this rezoning request based on the facts that it is consistent with
the future land use map.
Commissioner Henson seconded. It was approved unanimously.
NEW BUSINESS:
Commissioner Douglass stated that the BZA, BHAR and Uptown Fa?ade all have
authority to make binding decisions. He wants the Planning Advisory Commission
to have authority to make binding decisions also. Macon-Bibb County is the
only government in Georgia that has this authority.
VII. OLD BUSINESS:
ADJOURNMENT: The meeting was adjourned at 11:15 p.m.
______________________________ _______________________________
Derrick Shields, Chairperson Will Johnson, Zoning
Administator
Attachments
No attachments for this document.