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Staff proposes rezoning along Columbus/Lancaster corridor; commission discusses buffers and public outreach
Summary
Planning staff proposed rezoning changes along Lancaster/Columbus Road to reduce incompatible land‑use patterns, expand commercial zoning at key intersections and insert buffering residential zones between B‑3 corridors and single‑family areas.
City planning staff presented two maps showing current and proposed zoning for the Lancaster/Columbus Road corridor, recommending targeted changes to reduce existing incompatible uses, expand commercial zones near intersections and create buffers between business and single‑family neighborhoods.
Staff said the proposal grew from a request to allow leasing at the old fire station headquarters and reflected numerous existing nonconforming uses along the corridor. Proposed changes include expanding B‑2 zoning closer to the Second Street/Lancaster intersection, applying B‑3 along portions of the western side of Columbus Road, rezoning some parcels along Columbia to R‑3 (multifamily) to better match existing uses, rezoning one parcel near the old Dairy Queen to R‑2 to buffer between B‑3 and R‑1, and rezoning a cemetery at Columbia and North Lancaster to open space.
Staff noted an old ODOT right‑of‑way in the area that may be vacated and returned to adjacent owners if utilities are absent, and commissioners discussed the need to follow parcel lines and to check for buried utilities. Several commissioners and Planning Commission member Alan Swank (Athens City Council, Fourth Ward) urged early public engagement and signage so neighbors learn of proposed changes before formal council hearings. "If we don't engage the public very early in the process ... by the time it gets to city council, we have a hearing ... it gives a perception that's a done deal," Swank said during public comment.
Commissioners debated whether a formal public hearing or an informal public information session is appropriate, and staff said the current code allows flexibility for signage, notices or requesting a formal hearing depending on the project and likely controversy. One commissioner emphasized the community benefits of not discouraging potential developers with an overly onerous process while another stressed neighbors may want early notice when zoning boundaries shift near backyards.
Staff said the maps are preliminary; if the commission supports the direction, staff will refine parcel boundaries and consider whether to seek right‑of‑way vacations with the city engineer and service safety director before bringing formal rezoning cases to the commission and then city council.
Why it matters: The proposal would change allowable land uses along a key corridor, reduce some nonconforming uses, and create zoning buffers intended to reduce future conflicts between commercial and single‑family areas.
Next steps: Staff will refine the proposed maps, consider right‑of‑way vacations where appropriate, and return a formal rezoning proposal for commission recommendation and subsequent city council review if directed.
