A Columbia County property owner hopes his land can be included as part of a proposed commercial node when county planners revise a Growth Management Plan.
But at least one county official says creating the node seems unlikely.
Martinez businessman Nick Shah owns a 1.23-acre corner lot at Washington and Hallali Farm roads. Twice he has tried to rezone the property from neighborhood commercial to general commercial to start a used-car lot. Twice, his petition has failed.
The Growth Management Plan designates certain areas of the county for intense commercial growth in an attempt to halt urban sprawl. Because Mr. Shah's property exists outside of a recognized commercial node on the plan, county officials say a general commercial zoning is inappropriate.
Mr. Shah disagrees.
"I would say that 90 percent of properties there are zoned commercial anyway," he said. "I think a corner lot should be commercial before any other."
Recently, Mr. Shah's Realtor made a case for adding a node in his area, but with no luck.
Because businesses that existed before the Growth Management Plan were allowed to remain, another used-car lot, a body shop, a barbershop, a plumbing business and two nurseries are within view of Mr. Shah's lot. At least two of those business operators, Cushman Paint and Body manager Kenny Covington and Greenbrier Nursery and Gifts owner Julie Logan, say a car lot at that corner would be appropriate.
"There already is one right down the street," Mr. Covington said. "I don't see why another one would make a difference."
Mrs. Logan said she didn't understand why county officials would deny Mr. Shah's rezoning.
"But I don't understand a lot of the things they do," she said.
Charles Clifford, the owner of The Car Store, said he understands.
"We already have too much traffic on this road without bringing in something that would just add more," said Mr. Clifford, whose used-car lot is near Mr. Shah's property. "The county is doing this to try and stop there from being too much growth, and they're right."
Mr. Clifford said his opinion isn't motivated by the desire to prevent competition. He said adding motorists to a busy intersection will invite more wrecks.
County Commissioner Ron Thigpen said additional traffic wasn't his primary motivation when he voted against Mr. Shah's rezoning request. He also said he would not support creating a commercial node allowing general commercial zonings for that area.
"One of the issues I had with this particular zoning is that there is no transition or buffer between it and the adjacent residential zones," said Mr. Thigpen, who was once chairman of the county's planning commission. "(General commercial) is a pretty aggressive zoning. ... My philosophy with regards to land use is that we need transition areas between abrupt changes in zoning."
Though county planners intend to revise the Growth Management Plan next year, and some changes might take place, altering the commercial nodes has not been discussed, Planning Manager Nayna Mistry said.
"We'll be looking at this area, although there's nothing I can tell you about that right now," she said. "It hasn't been part of any study we've done."
Reach Donnie Fetter at (706) 868-1222, ext. 115, or donnie.fetter@augustachronicle.com.
COMMERCIAL ZONINGS
C-1 NEIGHBORHOOD COMMERCIAL: The C-1 district is established to provide decentralized areas for the retail sales of goods and for personal services that provide the everyday necessities and conveniences of local residents. This district is for commercial uses of land and structures which blend smoothly into the character of adjoining residential areas, and to exclude activities that generate perceptible light or noise or attract traffic from outside the immediate neighborhood.
C-2 GENERAL COMMERCIAL: The C-2 district is established to provide for both highway commercial and planned commercial shopping or service centers. This district is for commercial uses that cater to community and regional shoppers in addition to the traveling public, occupy relatively large sites and require access to major thoroughfares. This district is suited for major commercial centers as identified in the Growth Management Plan.
Source: Columbia County
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Unnecessary and inappropriate government intrusion. This property views commercial property from most angles and is adjacent to Washington Road - about as commercial as you get. The government should not prohibit property owners from properly using THEIR property, unless of course the tax payers want to pay the individual fair marked value for the property to create "green space" then let him build his business. Pretending this is in any type of a neighborhood area is ridiculous and these politicians should be ashamed of theirselves. Be glad you still have people who want to invest in the community and provide additional tax revenue.
The growth management plan is used when it's needed but other times it's ignored. We do not need anymore used car lots, grocery stores, drug stores, gas stations or empty buildings. Ron thanks for voting against it regardless of your reason. Double Cross will not be happy until he can get everything paved in Columbia County. On another note, would someone on the commission look into the county grass cutting contract. These folks are going to kill someone.
if you dont agree with the grass cutting why dont you get your mower and start cutting it.. You whiney people are a joke. never satisfied with anything. its obvious the owver of this corner lot does not have the money or the backing to get it changed. He should put some run down vehicles and crap on the property with some old run down fencing and see how long it takes them to change their minds....GOOD LUCK !
IF want to see what mucking up a neighbor hood can do to the county then ride out to Greenbirair and look at the beautiful oversized Publix that they built. That property was nice and now its just pavement with anohter grocery store we didnt need.Who ever approved that obviously got some kickbacks in the pocket. That is a shame what they were allowed to do with that property.
once traffic flow reaches a certain level, property should automatically chANGE zoning. it would keep politics out of it.
I think MR. Clifford has a motive behind his decisiona nd I really don't blame him! LOL
What is the differance between a store, office, or car lot. Columbia County can come up with some ignorant rules and regulations.
You have to wonder about Mr. Shah. Does he always see the glass as half empty? He owns a lot with "neighborhood commercial" zoning. There are a thousand types of businesses he could start there. But, no-o-o-o-o. He dreams of running a business not in keeping with his zoning. If achieving his dreams requires "C-2" zoning, then go find a parcel already C-2 and buy it or lease it. Don't ask the county to spot zone just to suit your vanity. Spot zoning ruins communities. Stick with the plan.