The Columbus Consolidated Government
Planning Department
Post Office Box 1340 Columbus, Georgia 31902-1340
Telephone (706) 653-4116
Fax (706) 653-4120
Website: www.columbusga.org/planning

STAFF REPORT

REZN-05-18-0957

Applicant:JMC Flatrock Partners, LLC
Owner:JMC Flatrock Partners, LLC
Location6801 Flat Rock Road
Acreage:88.82 Acres
Current Zoning Classification:LMI (Light Manufacturing / Industrial) &
SFR1 (Single Family Residential 1)
Proposed Zoning Classification:PMUD (Planned Mixed Use Development)
Current Use of Property:Vacant (Old Swift Mill Site)
Proposed Use of Property:Mixed Use (Lodging, Residential, Assisted Living and Retail)
Council District:District 6 (Allen)
Planning Advisory Commission's Recommendation:Approval based on the Staff Report and compatibility with existing land uses.
Planning Departments Recommendation:Approval based on compatibility with existing land uses. Conditions are necessary for this rezoning:

1) Phase 1 Conditions:

A. Property development shall not exceed 400,000 square feet;
B. All interior roads shall be completed prior to issuance of a Certificate of Occupancy (see attached Proposed Roadway Improvements map P1.B);
C. Talokas Lane, between the proposed development and Gateway Road; shall be completed prior to issuance of a Certificate of Occupancy (see attached Proposed Roadway Improvements map P1.C);
D. All proposed improvements at the intersection of Flat Rock Road and JR Allen Parkway shall be completed prior to issuance of a Certificate of Occupancy (see attached Proposed Roadway Improvements map P1.D);
E. All proposed driveways shall be approved by Georgia Department of Transportation (GDOT) completed by developer (see attached Proposed Roadway Improvements map P1.E);
F. Driveway No. 1 may be required to meet site distance regulations that are at or above the posted speed limit and shall be approved by Georgia Department of Transportation (GDOT) completed by developer.
G. All decel lanes shall be approved by GDOT and completed by developer prior to issuance of a Certificate of Occupancy (see attached Proposed Roadway Improvements map P1.F); and,
H. Restripe Talokas Lane at Gateway Road (see attached Proposed Roadway Improvements aerial map) and shall be completed prior to issuance of a Certificate of Occupancy.

2) Phase 2 Conditions:

A. Property development shall not exceed 300,000 square feet;
B. The Manchester Expressway west-bound off-ramp (at JR Allen Parkway) accel lane shall be converted to a full lane that ends at the driveway of the immediate development to the west (6707 Flat Rock Court) as approved by GDOT and to be completed by the developer (see attached Proposed Roadway Improvements map P2.B); and,
C. A 3rd lane to the Manchester Expressway Bridge (from Driveway No. 1) shall be approved by GDOT and funded by the developer on a value-based estimate (see attached Proposed Roadway Improvements map P2.C).
D. All right in and right out decel and accel lanes shall be separate from the proposed 3rd lane and approved by GDOT to be completed by the developer
E. All improvements made to JR Allen Parkway and conditioned by Columbus Consolidated Government (CCG) shall ultimately be approved by Georgia Department of Transportation (GDOT) and may vary at the discretion of GDOT.
F. The developer will not be responsible for improvements past the bridge connection (Manchester Expressway Overpass) on JR Allen (see attached GDOT Map – P2.F).

3) The overall development shall not exceed 1.1 million total square feet.

4) The proposed buffer, as delineated on the attached bubble plan, shall be adopted as the designated buffer.
Fort Benning's Rcommendation:N/A
DRI Rcommendation:This project will not have a negative impact on surrounding jurisdictions.
General Land Use:Consistent
Planning Area B
Environmental Impacts:The property does not lie within the floodway and floodplain area. The developer will need an approved drainage plan prior to issuance of a Site Development permit, if a permit is required.
City Services:Property is served by all city services.
Traffic Impact:Traffic along this section of JR Allen Parkway currently has a below average Level Of Service (LOS) during peak times. JR Allen Parkway intersections at Flat Rock Road, Gateway Road, and Kitten Lake Drive are LOS D or worse during peak hours (AM and PM). Midday LOS averages a B or C level at all intersections except Kitten Lake Drive. Due to existing traffic issues, a traffic study was conducted by the applicant and reviewed by traffic consultants (hired by CCG) and city staff. Numerous meetings have been held between staff, CCG consultants, and the applicant’s traffic engineers. Traffic impacts have been mitigated as thoroughly as possible with some improvement at JR Allen and Flat Rock Road as well as JR Allen and Gateway Road
Surrounding Zoning:North - SFR3 (Single Family Residential 3)
South - GC (General Commercial)
East - GC (General Commercial) /
LMI (Light Manufacturing / Industrial)
West - SFR1 (Single Family Residential 1) [Flat Rock Park]
Reasonableness of RequestThe request is compatible with existing land uses.
School ImpactN/A
Buffer RequirementsBuffer requirement is established per the bubble plan.
Attitude of Property Owners:Six Hundred (600) property owners within a half mile of the subject properties were notified of the rezoning request. The Planning Department received no comments supporting or opposing this request. Notification distance is normally 300 feet.
Additional Information:The developers held a public meeting on June 07, 2018. 106 people attended this event from the surrounding area. Citizens were most concerned with additional traffic the new development would generate.
Attachments:Aerial.pdfAerial.pdfLocation.pdfLocation.pdfZoning.pdfZoning.pdfExisting Land Use.pdfExisting Land Use.pdfFuture Land Use.pdfFuture Land Use.pdfMidland Commons Presentation.pdfMidland Commons Presentation.pdfMidland Commons Bubble Map.pdfMidland Commons Bubble Map.pdfMidland Commons Landscape Map.pdfMidland Commons Landscape Map.pdf
Midland Commons Proposed Roadway Improvement Map.pdfMidland Commons Proposed Roadway Improvement Map.pdf
Midland Commons Proposed Roadway Improvement Aerial Map.pdfMidland Commons Proposed Roadway Improvement Aerial Map.pdf
GDOT Bridge Connection Map.pdfGDOT Bridge Connection Map.pdf