Columbus, Georgia

Georgia's First Consolidated Government

Post Office Box 1340
Columbus, Georgia, 31902-1340
(706) 653-4013
fax (706) 653-4016

Website: www.columbusga.gov/planning


Staff Report
REZN 11-10-5370

Applicant
Philip Thayer
Owner
Midland Downs Development, LLC
Location
7364, 8997 and 9163 Macon Road
Acreage
125.5 acres
Current Zoning Classification
RE1 (Residential Estate1)/ SFR3 (Single Family Residential 3)
Proposed Zoning Classification
PMUD (Planned Mixed Use Development)
Council District
District 6 (Allen)
PLANNING ADVISORY COMMISSION RECOMMENDATION
Approval based upon the fact that it is consistent with the future land use map

of the Comprehensive Plan and compatible with existing land-uses. The Planning

Advisory Commission confirmed the recommended Major Amendments, which are

attached.
PLANNING DEPARTMENT RECOMMENDATION
Conditional Approval based upon the fact that it is consistent with the future

land use map of the Comprehensive Plan and compatible with existing land-uses.

The Planning Department concurs with the recommended major amendments, which

are attached. The recommended condition is: Smoke and noise disclosure

statements shall be included in all real estate documents.
Fort Benning's Recommendation
Fort Benning concurs with the rezoning request but recommends that smoke and

noise disclosure statements shall be included in all real estate documents.
DRI Recommendation
None.
General Land use
Planning Area B

Land Use Designation: Single Family Residential
Environmental Impacts
The developer will need an approved drainage plan prior to issuance of a Site

Development permit.
City Services
Property is served by all city services.
Traffic Impact
The proposed development is not expected to have a negative impact on the

transportation network. The developer has partnered with the city to construct

a road that extends Yarbrough Road to US Highway 80. Said road will alleviate

pressure on Lynch, Yarbrough, and Garrett Roads as it creates an alternate

route to US Highway 80. Garrett Pines and Garret Lake subdivisions, as well as

the proposed PMUD, will be less likely to commute internally back to Lynch,

Yarbrough, or Garrett Roads as they will have a more proximate route to US

Highway 80. The only traffic that may travel toward Lynch Road internally may

be school traffic in an attempt to reach the new middle school or Mathews

Elementary.



Also, the intersection of Highway 80 and Lynch Road/Technology Parkway is

currently being improved to add turn lanes and signalization. This will also

help to alleviate congestion along Lynch Road.
Surrounding Zoning
North ? SFR3 (Single Family Residential 3) / HMI (Heavy Manufacturing

Industrial)

South ? SFR2 (Single Family Residential 2) / RE1(Residential Estate 1)

East ? HMI (Heavy Manufacturing Industrial)

West ? HMI (Heavy Manufacturing Industrial)
Reasonableness of Request
The proposed zoning classification is compatible with existing land uses.
School Impact
Elementary age students would attend Matthews Elementary (PK-5), which has 503

students (capacity: 575). Middle School age students would attend Midland

Middle School (6-8), which has 774 students (capacity: 875). High school age

students would attend Shaw High School, which has 1194 students (capacity:

1350).



There is currently a new middle school proposed for the northeast corner of the

intersection of Yarbrough Road and Garrett Road. The property has been

purchased by the MCSD.



The MCSD has also purchased property south of Old Pope Road with access to

Midland Road and Highway 80. Said property has been designated by MCSD as a

potential future campus, which may include a high school, middle school, and/or

elementary school.



A determination has not been made as to the impact of this development on the

proposed neighboring schools.
Buffer Requirements
The proposed development shall meet the

buffer requirements for Master Planned

Developments as defined in the UDO.
Attitude of Property Owners
Seven (7) property owners within 300 feet were notified of the rezoning

request. The Planning Department has received two inquiries about the rezoning

request.



The rezoning applicants, Councilor Allen, members of the Midland Homeowners

Association, and various residents in the area held a meeting on December 14,

2010 to discuss the project and address any issues or potential impacts.
Additional Information
Major Amendments: YES (see attached). There are a total of 3 major amendments,

all dealing with buffer reductions. Two of the requested amendments are buffer

reductions related to neighboring future land uses. A request has been made to

reduce the required buffer from 100 feet to 0 feet because proposed single

family residential lots will be abutting proposed single family residential

lots in the adjoining Garrett Pines subdivision. Another request is to reduce

the aforementioned required buffer from 100 feet to 50 feet on Calumet Road,

which will allow for more buffer flexibility on US Highway 80. The final

request is to reduce the required 100 feet buffer on US Highway 80 to 50 feet.

However, the developer has stated on record that the average width of the US

Highway 80 buffer will be 100 feet, but there are locations within the buffer

due to waterways that will not be able to maintain the 100 feet.



Planned Unit Developments are required to have 25% open space, the proposed

development will have over 80% open space as a trade off in exchange for the

requested amendments. Said open space in a PMUD is more restrictive in what

qualifies as open space than in the other Planned Unit Developments. Some of

the possible open space possibilities are passive parks, conservation areas,

and floodplain/water control/drainage management. The proposed reduced buffers

allow the developer to be flexible with his open space, which is proposed to be

almost 48%, almost double the requirement.



In June of 2006 the City Council conditionally approved the rezoning of 35.16

acres of the eastern portion of the subject property for single family

residential.



Since that time, Thayer Properties has partnered with Will Burgin (owner of the

western portion of the proposed development) to combine their properties and

propose developing a Planned Mixed Unit Development (PMUD). Said PMUD includes

approximately 260 single-family units and 200 multi-family units. The

development will have a commercial center at the intersection of Calumet Road

and US Highway 80.
Attachments

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