PLANNING ADVISORY COMMISSION MEETING
July 19, 2006
A meeting of the Planning Advisory Commission was held Wednesday, July 21, 2006
in the Council Chambers on the Plaza Level of the Government Center.
Commissioners Present: Chairperson Shields, Vice Chairperson Shep Mullin,
Commissioners Chris Henson, Brad Dodds, and Bob Crane.
Staff Members: Will Johnson, Planning Chief and Tina Trant, Planning Technician
Commissioners Absent: Commissioners Karl Douglass and Joe Alexander,
Alternates Scott Boyce and Michael Eddings.
Others Present: Mike Russell, Cathy Phillips, David Erickson, Chris Seldon,
Betty Selby, Nixon Maxey, Rick Gordon, Richard Bishop, Nathan McCann.
I. CALL TO ORDER: Chairperson Shields called the meeting to order at
9:05 a.m. He explained the rezoning process to the audience.
II. APPROVAL OF MINUTES: Commissioner Dodds made a motion to approve
the minutes for June 21, 2006. Commissioner Henson seconded. They were
approved unanimously.
III. REZONING CASES:
ZC0606-1: A request to change Condition #5 in Ordinance 03-77 as it pertains
to a 6? privacy fence requirement along the property line. Some residents in
the area would rather have trees as a buffer. The Planning Department is the
applicant.
Mr. Will Johnson read the Staff Report for this case. In the Spring of 2006,
the three residents at the end of Whitesville Walk Drive asked Don Bowles, one
of the developers of Silver Lake Subdivision, not to build a privacy fence
behind their property. Mr. Bowles stated that he was bound by ordinance to
build the fence. Mr. Bowles informed the residents that he would be glad to
honor their wishes but it would have to be amended by Council. The
aforementioned residents contacted City staff and Council members concerning
the fence.
At the request of members of Council, the Planning Department has initiated the
process of amending Ordinance 03-77. A new condition would be added and would
state:
9. The properties designated as 1033, 1035, 1037, 1039 and 1041 Red Maple Way
shall not be required to meet the buffer requirements of condition #5 of
Ordinance 03-77. Said properties shall be buffered from Whitesville Walk by 7-
gallon Leland Cypress trees.
Chairperson Shields asked for discussion and a motion. Vice Chairperson Mullin
made a motion to approve the amendment of Ordinance 03-77. Commissioner Dodds
seconded. The case was unanimously approved.
ZC0606-2: A request to rezone the property located at 5019 Armour Road. The
current zoning is Residential - Office. The proposed zoning is General
Commercial. The property will be used for a sign company. Sign Makers, Inc. is
the applicant.
Mr. Will Johnson read the Staff Report for this case. This case is consistent
with the Comprehensive Plan for Planning District 5. The Land Use Designation
shows Mixed Office/ Commercial.
Policy Statements are 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.
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: 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 or masonry wall. 3 ? 30 feet undisturbed natural
buffer.
Fort Benning Recommendation: None
DRI Recommendation: None.
Thirty-one (31) 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: None.
Additional information: This property was rezoned to RO district in 2005.
Sign Makers now is approximately 2 blocks south of this location on the
opposite side of Armour Road.
Adam Rosenberg, owner of the business, 5019 Armour Road. He is renting now and
wants to move to 5019 Armour Road. He owns this property.
Chairperson Shields asked for discussion and a motion. Commissioner Dodds made
a motion to approve the rezoning case based on the facts that it is consistent
with the future land use map and it is compatible with existing land uses.
Commissioner Henson seconded. The case was unanimously approved.
ZC0606-3: A request to rezone 2.00 acres located at 4621, 4623 and 4627 Milgen
Road. The current zoning is Light Manufacturing Industrial. The proposed
zoning is Residential Multi-Family 1. The property will be used for
townhouses. Moon Family Corp. is the applicant.
Mr. Will Johnson read the Staff Report for this case. This case is consistent
with the Comprehensive Plan for Planning District 7. The Land Use Designation
shows Mixed Commercial/Industrial
Policy Statements are 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.
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: This development could have a maximum of 10 children of various
ages. Elementary School - Gentian Elementary, 488 students, capacity 513.
Middle School - Fort Middle School, 525 students, capacity 600.
High School ? Hardaway High, 1,370 students, capacity 1,250.
Buffer Requirement: The proposed development shall have a Category A buffer
requirement along all property lines bordered by the NC 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 or masonry wall. 2 ?
10 feet with a certain amount of understory trees or shrubs / ornamental
grasses per 100 linear feet. 3 ? 20 feet undisturbed natural buffer.
Fort Benning Recommendation: None
DRI Recommendation: None.
Thirteen (13) 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: None.
Additional information: 20 units are proposed.
Nathan McGann, representative of the Moon Family Properties, came to the
podium. They want to build 20 town homes on this property. They will be 2 and
3 bedroom units. They will be 1300 sq. ft and cost approximately $175,000.
There are two apartment complexes across the street.
Chairperson Shields asked for discussion and a motion. Commissioner Dodds made
a motion to approve the rezoning case for town homes based on the facts that
even though it is inconsistent with the future land use map, it is compatible
with existing land uses and all city services are provided. Commissioner Henson
seconded. The case was unanimously approved.
ZC0606-4: A request to rezone 22.68 acres located at the east side of Old
Cusseta Road bordering Ft. Benning. The current zoning is Single Family
Residential 2 and General Commercial. The proposed zoning is Residential
Multi-Family Residential 2. The property will be used for apartments. Cusseta
Road LLC is the applicant.
Mr. Will Johnson read the Staff Report for this case. This case is
inconsistent with the Comprehensive Plan for Planning District 11. The Land
Use Designation shows Low Density Residential.
Policy Statements are 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.
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: This development could have a maximum of 20 children of various
ages. Elementary School ? Cusseta Road Elementary, 538 students, capacity
513.
Middle School - Eddy Middle School, 634 students, capacity 613.
High School ? Spencer High, 959 students, capacity 900.
Buffer Requirement: 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 or masonry wall. 3 ?
20 feet undisturbed natural buffer.
It shall also have a Category A buffer requirement along all property lines
bordered by the GC 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 or masonry wall. 2 ? 10 feet with a certain amount of
understory trees or shrubs / ornamental grasses per 100 linear feet. 3 ? 20
feet undisturbed natural buffer.
Fort Benning Recommendation: None
DRI Recommendation: None.
Thirteen (13) 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: A deceleration lane shall be required as determined by the
City Traffic Engineer.
Additional information: 200 units are proposed. This is part of an overall
master planned development.
David Erickson, representative of Cusseta Road LL, came to the podium. He is
speaking on behalf of Place Properties, Atlanta. They want to build 200
multi-family units which will target the Ft. Benning market. It is an infield
project. They will be one bedroom (rent ? 700.00) and two bedroom (rent
-785.00) units.
Stephen Freeman, Place Properties, came to the podium. They have developed
several projects for colleges and military. They are talking with Columbus
Technical College now. Phase 1 will consist of 200 units, 9 buildings on the
east half of the property near the lake. Included will be a clubhouse ,
swimming pool, fitness center and a computer lab. Also included will be green
space and basketball courts.
Chairperson Shields asked for discussion and a motion. Commissioner Dodds made
a motion to approve the rezoning case for apartments based on the facts that
even though it is inconsistent with the future land use map, it is compatible
with existing land uses and all city services are provided. Commissioner Crane
seconded. The case was unanimously approved.
ZC0606-5 and ZC0606-9 will be heard together.
ZC0606-5: A request to rezone the property located at 1137 Floyd Road. The
current zoning is Single Family Residential 2. The proposed zoning is General
Commercial. The property will be used for self storage units. Edward Calvin is
the applicant.
ZC0606-9: A request to rezone the property located at 1151 and 1211 Floyd
Road. The current zoning is Single Family Residential 2. The proposed zoning is
Residential Multi-Family 2. The property will be used for quadraplexes. Edward
Calvin is the applicant.
Mr. Will Johnson read the Staff Report for this case. ZC0606-5. This case is
consistent with the Comprehensive Plan for Planning District 10. The Land Use
Designation shows General Commercial.
Policy Statements are 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.
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 SFR2 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 or masonry wall. 3 ? 30 feet undisturbed
natural buffer.
Fort Benning Recommendation: None
DRI Recommendation: None.
Forty-two (42) property owners within 300 feet were notified of this rezoning
request. The Planning Division received two comments concerning these rezoning
requests. One comment was in opposition and one wanted information.
Condition needed: A deceleration lane shall be required as determined by the
City Traffic Engineer.
Additional information: None.
Mr. Will Johnson read the Staff Report for this case. ZC0606-9. This case is
consistent with the Comprehensive Plan for Planning District 11. The Land Use
Designation shows General Commercial.
Policy Statements are 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.
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: This development could have a maximum of 10 children of various
ages. Elementary School ? Eastway Elementary, 500 students, capacity 513.
Middle School ? Rothchild Middle School, 610 students, capacity 675.
High School - Kendrick High, 1,223 students, capacity 1,350.
Buffer Requirement: The proposed development shall have a Category C buffer
requirement along all property lines bordered by the SFR2 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 or masonry wall. 3 ? 30 feet undisturbed
natural buffer.
Fort Benning Recommendation: None
DRI Recommendation: None.
Forty-two (42) property owners within 300 feet were notified of this rezoning
request. The Planning Division received two comments concerning this rezoning
request. One comment was in opposition and one wanted information.
Conditions needed: A deceleration lane shall be required as determined by the
City Traffic Engineer.
Additional information: None.
Nixon Maxey, representative of the applicant, Edward Calvin. He lives in
California and could not be here for the meeting today. He wants to increase
the number of his mini storage units and build apartments.
Cathy Phillips, 1216 Floyd Road, is opposed to the rezoning because her
property values will decrease and traffic. Betty Selvy of 4803 Floyd Court is
concerned about flooding. Don Goodroe, 4736 Whiteoak Drive is also concerned
about flooding. Greg King of 4808 Floyd Court has concerns about drainage as
this area used to be a lake.
Chairperson Shields asked for discussion and a motion for ZC0606-5.
Commissioner Dodds made a motion to approve the rezoning case for mini storage
units based on the facts that it is consistent with the future land use map and
it is compatible with existing land uses. Commissioner Mullin seconded. The
case was unanimously approved.
Chairperson Shields asked for discussion and a motion for ZC0606-9.
Commissioner Dodds made a motion to approve the rezoning case for residential
multi family based on the facts that even though it is inconsistent with the
future land use map which shows General Commercial, RMF2 is a down grade and
would be a better use. No one seconded.
Commissioner Crane made a motion to deny this case based on the facts that is
inconsistent with the future land use and there is a majority of single family
homes in the area. Commissioner Henson seconded. The motion to deny was
approved three (Crane, Henson, Mullin) to one (Dodds).
ZC0606-6: A request to rezone 1.75 acres located at 10051 Veterans Parkway.
The current zoning is General Commercial. The proposed zoning is Light
Manufacturing Industrial. The property will be used for a trucking company.
Mike Russell is the applicant.
Mr. Will Johnson read the Staff Report for this case. This case is
inconsistent with the Comprehensive Plan for Planning District 2. The Land Use
Designation shows Rural Residential.
Policy Statements are 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.
The property is served by all city services.
The proposed project is not expected to have a negative impact on the
transportation network.
The intersection sight distance at this location is about 375 feet. The
Traffic Engineering Department recommends denial because access to Veterans
Parkway at this site cannot meet criteria set forth by the American Association
of State Highway and Transportation Officials. The following criteria should
be met: Cars at 55 MPH ? shall have a site distance 610 feet. Truck (single)
at 55 MPH ? shall have a site distance of 770 feet. Truck Combo at 55 MPH ?
shall have a sight distance of 930 feet.
School Impact: None
Buffer Requirement: The proposed development shall have a Category D buffer
requirement along all property lines bordered by the RE1 zoning district. The
three options under Category D are: 1 ? 40 feet with a certain amount of
canopy trees, understory trees and shrubs/ornamental grasses per 100 linear
feet. 2 ? 13 feet with a certain amount of canopy trees, understory trees,
shrubs / ornamental grasses per 100 linear feet and a wood fence or masonry
wall. 3 ? 75 feet undisturbed natural buffer.
Fort Benning Recommendation: None
DRI Recommendation: None.
Eight (8) property owners within 300 feet were notified of this rezoning
request. The Planning Division received one comment opposing this rezoning
request.
Condition needed: None.
Additional information: This property was rezoned to GC in 2002 for a cabinet
showroom and shop.
Mike Russell, applicant, came to the podium. There are two buildings on the
property. One building is lease to a trucking company. The trucking company
does have a valid trucking license and a Certificate of Occupancy from the
City. (The Certificate of Occupancy is for an office only). Building officials
determined that it is a trucking terminal and is not allowed in a GC district.
Richard Bishop, 109 Almond Ridge Plantation, came to the podium. About a year
ago, big trucks started showing up on this property. Mr. Bishop states that he
was involved in this case four years ago when they were rezoning for a cabinet
shop and he has noticed the property use change over the last few years. His
main issue is safety. He is also concerned about the unsightly appearance of
this property.
Mr. Russell came back to the podium to address the issues Mr. Bishop brought up.
Chairperson Shields asked for discussion and a motion. Commissioner Dodds made
a motion to deny this case based on the facts that it is inconsistent with the
land use designation of the future land use map and Traffic Engineering
recommends denial because of the sight distance requirements of the American
Association of State Highway and Transportation Officials. Commissioner Crane
seconded. It was denied unanimously.
ZC0606-7: A request to rezone 1.36 acres located at 4348 Buena Vista Road. The
current zoning is Single Family Residential 3 and Light Manufacturing /
Industrial. The proposed zoning is General Commercial. The property will be
used for a restaurant. Angela Cantrell 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 General Commercial.
Policy Statements are 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.
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 SFR2/LMI zoning
districts. 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 or masonry wall. 3 ? 30 feet undisturbed
natural buffer.
Fort Benning Recommendation: None
DRI Recommendation: None.
Sixteen (16) 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: None.
Additional information: None.
Commissioner Dodds had to leave the meeting. Therefore, Chairperson Shields
will vote in his place.
Angela Cantrell, applicant came to the podium. They are proposing to replace
the Taco Bell with a new Taco Bell Restaurant.
Chairperson Shields asked for discussion and a motion. Vice Chairperson Mullin
made a motion to approve this case based on the facts that it is consistent
with the future land use plan and it is compatible with existing land uses.
Commissioner Henson seconded. It was approved unanimously.
ZC0606-8: A request to rezone the property located at 3435 Buena Vista Road.
The current zoning is Single Family Residential 3. The proposed zoning is
General Commercial. The property will be used for an electrical service
company. James Overstreet is the applicant.
Mr. Will Johnson read the Staff Report for this case. This case is
inconsistent with the Comprehensive Plan for Planning District 10. The Land
Use Designation shows Low Density Residential.
Policy Statements are 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.
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 districts.
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 or masonry wall. 3 ? 30 feet undisturbed
natural buffer.
Fort Benning Recommendation: None
DRI Recommendation: None.
Thirty-two (32) property owners within 300 feet were notified of this rezoning
request. The Planning Division received several comments opposing this rezoning
request. They don?t want commercial zoning encroaching into their
neighborhood. They are all elderly widows and health issues kept them from
coming to the meeting.
Conditions needed: None.
Additional information: None.
Chris Seldon came to the podium. He works for James Overstreet at Tri-City
Electrical Service. The business is growing and they need more space.
Chairperson Shields asked for discussion and a motion. Commissioner Crane made
a motion to deny the rezoning case based on the facts that it is inconsistent
with the future land use map. Commissioner Henson seconded. The case was
unanimously denied.
V. SPECIAL EXCEPTION USE: None.
VI. NEW BUSINESS: None.
VII. ADJOURNMENT: The meeting was adjourned at 11:05 a.m.
______________________________ _______________________________
Derrick Shields, Chairperson Will Johnson, Planning
Division Chief
Attachments
No attachments for this document.