Thomasville Planning & Zoning Commission

THOMASVILLE PLANNING & ZONING COMMISSION OFFICIAL MINUTES March 6, 2006

The Planning & Zoning Commission met in a regular session on Monday, March 6, 2006. The meeting was held at 5:30 p.m. in the Thomasville High School Cafeteria. Members present were William Dickey, Chris Chubb, Bob Parrish Jule Anderson, Gene Collins, Tommy Hill, Kim Estep, Rudolph Elzy and Brian Knox. Also present were Gwen Cooper-Williams, Zoning Administrator, Duane Treadon, Planning and Community Development Director, and Margaret Bryant, Administrative Assistant. Numerous guests were present (see sign in sheet).

Call to Order Chairman Dickey called the meeting to order and gave the invocation.

Approval of Minutes

Bob Parrish moved that the February 6, 2006 minutes be approved. The motion was seconded by Jule Anderson and passed unanimously.

Old Business

Applicant 06-02-02 Consider the request of Harold Dabel and Doug Pennock, to rezone property located at 1500 Magnolia Street, Thomasville, Georgia from R-1 single family residential to R-1 Conditional Use College and University, which allows dormitories/boarding schools.

Chairman Dickey asked Gwen Cooper-Williams to give the staff report. Ms. Williams stated that all adjoining properties are zoned R1, single family residential. Ms. Williams explained that rezoning to R-1 conditional Use, College/University would permit a use that is suitable in the view of the use and development of adjacent and nearby properties. The rezoning would not adversely affect the existing use of adjacent or nearby properties. Ms. Williams stated that the Thomas County Board of Education once occupied this property. The proposed use will generate less traffic than the previous use given that transportation will not be needed to get the pupil to and from school on a daily basis as was needed by the Thomas County School System. The utilities at this location will accommodate the proposed use. There may be very minor changes. The pupils will be housed on campus; therefore no excessive burden will be put on the transportation facilities or the existing streets. Ms. Williams reported that this use is in conformity with the Comprehensive Zoning Map. She also reported that the Generalized Future Land Use Map calls for public and/or institutional use for this location. Staff Analysis: Based on the objective standards set forth in municipal code section 22-160, the request to rezone property from R1-CU College/University meets the criteria of the City Code. Staff suggests to the Commission that the views and concerns from the neighboring community be given consideration when making a recommendation to the City Council.

Chairman Dickey asked the applicants to present the application to the Commission. Mr. Harold Dabel of South Carolina presented the application. Mr. Dabel explained that he wanted to embrace the historical values at Magnolia School. He has plans to keep and improve the monuments that are there. Mr. Dabel also stated the school would be available to the community to hold reunions and other functions as so desired. Mr. Dabel explained that the school would have security 24 hours a day 7 days a week. Mr. Dabel said in the area of service to the school, 100 to 200 jobs would be added to the community. Parents will be coming to see their children and this would add revenue to the community as a whole. Mr. Doug Pennock of South Carolina also made statements to the Commission regarding this application. He disclosed his teaching and business capabilities. Mr. Pennock explained that he and Mr. Dabel had begun their search for a school in the United States over a year ago. They felt Thomasville was the perfect spot with its wholesome values and warm people. The demand for private Christian boarding schools is great and parents are in search of places for their children to go in order for a new beginning. Mr. Pennock stated that this school would not accept any student who has been adjudicated by the Courts.

The Commission asked if the applicants had operated any other schools of this type. Mr. Dabel stated that he has connections to only one other school which is located out of the country in Costa Rica. A question was raised as to why the first school in Costa Rica was closed. Mr. Dabel explained that he actually did not own this school, but rather went to work as an administrator at the school. After he had been there two weeks, about 40 students got together and started knocking down walls and the decision to close the school was made. The new school “Pillars of Hope” was opened a few months after that and has been running without problems for 7 months now. Mr. Dabel stated that the approximate age of the students would range from 13 – 18 with a ratio of 1 teacher per 25 students. Each student would also have access to counselors as well. The school would house approximately 15 – 20 students to start and at maturity would probably house somewhere between 200 – 400 students. It was also stated that the number of students to reach maturity would be dependant on the Georgia Fire Marshall’s ruling. He stated that the students come to them from referral of other public and private schools throughout the country. According to Mr. Dabel, both he and Mr. Pennock would be the administrators of the school if the rezoning passes. Once the school begins full operation, the applicants hope to hire someone locally to fill the position of administrator. Chairman Dickey asked the applicants to address the accreditation for the school. Mr. Dabel explained that in order to be accredited the school has to first be functional. They then must fill out an application for accreditation and then the process begins. He said it usually takes four to five years to gain full accreditation. The Commission asked the applicant what would make this school a success? The applicant responded that they were confident in the market and the fact that they have a thriving school in Costa Rica now. The issue of safety was then addressed by the Commission. The applicant assured the Commission that safety would not be a problem.

Chairman Dickey asked for others in favor of the application to speak. Mr. Johnny Bannister, Chairman of the Thomas County Board of Education addressed the Commission. Mr. Bannister explained that two groups came to them in reference to purchasing this property. He informed the Commission that the Thomas County Board of Education built two new schools to take the place of Magnolia School and Central Middle School. The reason for this is because both schools were built in 1958 and the State of Georgia regulations states that these schools were beyond the time limit for funding for repairs and the money was not within the Board of Education budget to repair these buildings without funding from the State. The bids for the sale of this property were sealed. One bid was submitted for thirty six thousand dollars and other one was for seven hundred and fifty thousand dollars. Mr. Bannister explained that the only class that is housed in the Magnolia School is the Psycho Education class. He also stated that the property had already been vandalized and used for illegal dumping. The County has to pay to maintain and clean the property. A question was asked as to why the County did not accept the offer of someone in the community as opposed to an outsider. Mr. Bannister explained that to move the existing class left at Magnolia School would cost them one hundred twenty-five thousand dollars. If the Board had accepted the offer of thirty-six thousand dollars, it would cost the tax payers and the Board ninety thousand dollars. Mr. Bannister was asked by the Commission if he knew anything about a portion of the property being donated to the school and would be returned to the owner. Mr. Bannister assured the Commission that the deed had been researched and no where in the deed or any other paperwork was there anything about property being donated to the school.

Chairman Dickey opened the meeting to anyone in opposition to the application.

Ms. Rosemary Boykins of 323 Augusta Ave., explained that she and her family had a vested interest in the community. She said she has lived in the Community for forty years and her children attended Magnolia School. She stated that many elderly people walk the streets late in the afternoon for exercise; children play in the streets and enjoy all that the community has to offer them. If this rezoning takes place no one will feel safe to do this any more. Ms. Boykins wanted to know more about the security that was mentioned by the applicant-- what did the applicant mean? Would the applicant install a fence? If so, the community would take on a look similar to a prison.

Mr. Richard Hadley of 131 Crestwood Drive said he remembered when he and his family were part of the school in 1958. He wanted to know why the parents are not able to raise their own children. Mr. Hadley wanted to know the nature of the racial balance of the school and the community. He said it appears to him that these parents are telling their children-- because you disgraced our family we are banishing you to Thomasville.

Monica Rainge of 313 Pecan Street, Thomasville, Georgia expressed her thanks on the subject of democracy, the core that this Country was founded on. Ms. Rainge expressed her concerns that this undesirable development was being dumped on the south side of town where predominantly black people live. Throughout history, people who had no way of fighting and no education have been forced to take whatever was given to them and be dumped on. Ms. Rainge said she hopes that the Planning and Zoning Commission will see through this smoke screen being given to them by the applicant and deny the request to rezone. She said there are better uses for this building such as a community center, job training center, or medical facility for the elderly. Ms. Rainge presented the Commission with what she said was approximately 1000-2000 signature petition against the rezoning.

Rosa Washington of 611 Grady Street, Thomasville, Georgia stated that she was a graduate of the Magnolia School. All the trophies and records of the school were gone. The only thing that the graduates had left to remind them of their school was the school itself. She was in opposition of the rezoning.

M. T. Brown of 102 Heisman Way expressed concerns regarding the environment of the community. He expressed his concerns of water contamination, increased sound, pollution and potential decrease in the value of homes in the area.

Carl Abrams of 622 South Street stated that he represented an example of life-long membership to the community of Magnolia School. He stated that if these children were already having problems with porn, drugs, alcohol that the drug dealers will find a way to supply it to them here as well. Mr. Abrams asked the Commission not to force this on the community.

Mr. Bill Simmons of 613 E. Clay Street spoke in behalf of the Magnolia School Alumni Association. He thanked Mr. Dabel for taking the time to speak to them concerning their plans for the school. Mr. Simmons stated that it is not “us against them, it is just us”. Mr. Simmons stated that the Alumni Association could not afford to buy the school at seven hundred and fifty thousand dollars, but understand that the County has to take the best offer, however the Alumni Association is still against the proposed rezoning.

Chairman Dickey stated that five letters were given to the Commission prior to the meeting. These letters were from Kha Thomas, Tilda Sanford Meeks, Rosemary Boykins, Johnnie Mae Abrams, and Mr. & Mrs. Jack Hadley. Chairman Dickey closed the public portion of the meeting. The Planning and Zoning Commission then discussed the rezoning request.

Following discussion, a motion was made by Kim Estep and seconded by Rudolph Elzy to deny the request for rezoning, based on genuine concerns of the Planning and Zoning Commission in reference to the ability of the applicant to establish and operate a Private Boarding School that will promote the health, safety and welfare of the general public. It is noted that the applicant has only one school in operation and that school is out of the country, and has been in operation less than one year.

The motion passed unanimous.

There being no further business, the meeting was adjourned at 8:47 p.m.

______William M. Dickey Chairman