Applicant: Edward French

Owner: 2nd Baptist Church of Columbus

Location: Southeast corner of Psalmond Road & Beaver Run Road (7930 Beaver Run Road)

Parcel: 120-001-006 & 120-001-086

Acreage: 8.80 Acres

Current Zoning Classification: RE1 (Residential Estate 1)

Proposed Zoning Classification: GC (General Commercial)

Current Use of Property: Vacant

Proposed Use of Property: Retail / Restaurant

Council District: District 6 (Allen)

PAC Recommendation: Denial based on the Staff Report and compatibility with existing land uses. PAC denied the case by a vote of 5-2.

Planning Department Recommendation: Conditional Approval based on compatibility with existing land uses. Those conditions are:

Fort Benning Recommendation: N/A

DRI Recommendation: N/A

General Land Use: Inconsistent
Planning Area B

Current Land Use Designation: Rural Residential

Future Land Use Designation: Neighborhood Commercial

Compatible with Existing Land-Uses: Yes

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: Average Annual Daily Trips (AADT) will increase by 1,170 trips if used for commercial use. The Level of Service (LOS) will increase from a high B level to a low C level. The city standard is Level C.

Traffic Engineering: This site shall meet the Codes and regulations of the Columbus Consolidated Government for commercial usage.

Surrounding Zoning: North - RE1 (Residential Estate 1)
South - RE1 (Residential Estate 1)
East - RE1 (Residential Estate 1)
West - PUD (Planned Unit Development)

Reasonableness of Request: The request is compatible with existing land uses.

School Impact: N/A

Buffer Requirement: The site shall include a Category C buffer along all property lines bordered by the RE1 zoning district. The 3 options under Category C are:

Attitude of Property Owners: Eighteen (18) property owners within 300 feet of the subject properties were notified of the rezoning request. The Planning Department received 13 calls and emails opposing the rezoning.

Additional Information: The primary concerns brought up by PAC and citizens were traffic, current road safety improvements (R-Cuts and U-Turns) along Beaver Run Road (GDOT project), and the proposed convenience store with gas sales.

During the pre-PAC evaluation the developers met with engineers, city staff, and GDOT regarding signalization of the Beaver Run-Psalmond Road intersection. GDOT explained that the counts on the south end of Psalmond Road did not warrant a signal. The Engineering Department has made several requests over the years for a signal at that location but has been denied.

There is currently a general commercial user (grandfathered in) at the northwest corner of Beaver Run-Psalmond Road (7667 Beaver Run Road – The Sandlot) and the southwest corner is zoned PUD and the actual corner is designated for commercial uses (up to 15,000 SF total).

Attachments: Aerial Land Use Map
Location Map
Zoning Map
Existing Land Use Map
Future Land Use Map
Traffic Report
Trip Generation Study
Concept Plan (May 2019)

Aerial.pdfAerial.pdfLocation.pdfLocation.pdfZoning.pdfZoning.pdfExisting Land Use.pdfExisting Land Use.pdfFuture Land Use.pdfFuture Land Use.pdfTraffic Report.pdfTraffic Report.pdfBeaver Run Road Traffic Study.pdfBeaver Run Road Traffic Study.pdfPlat.pdfPlat.pdfPsalmond-Beaver Run Concept Plan_04-26-19.pdfPsalmond-Beaver Run Concept Plan_04-26-19.pdf