Explanation
Rezoning Application: Z24-023
APPLICANT: Crew SC Training Company, LLC; c/o David Hodge, Atty.; Underhill and Hodge, LLC; 8000 Walton Parkway, Suite 260; New Albany, OH 43054
PROPOSED USE: Sports stadium and accessory fields.
DEVELOPMENT COMMISSION RECOMMENDATION: Approval (5-0) on October 10, 2024.
CITY DEPARTMENTS' RECOMMENDATION: Approval. The 34.32± acre site consists of portions of two parcels developed with a sports stadium and athletic fields zoned in the M, Manufacturing and R-4, Residential districts. The requested CPD, Commercial Planned Development District will allow commercial uses to continue at this location. The rezoning request will fulfill a previous commitment to rezone the site as required in Ordinance #0836-99, and further conditioned in Ordinance #0504-2024. The site is not within the boundaries of a Council adopted land use plan, but is subject to Columbus Citywide Planning Policies (C2P2) Design Guidelines (2018). The CPD text commits to a site plan, and includes appropriate uses and supplemental development standards addressing building and parking setbacks, height, access, parking, and landscaping. Modifications to code standards to reduce interior parking lot landscaping, to allow increased height for the existing light poles, and to reduce the number of required parking spaces from 4,001 to 248 spaces are also included. Staff supports the proposal as the rezoning request will conform the existing sports stadium at this location. Staff also acknowledge the proximity of transit access and the presence of adjacent parking lots on State of Ohio fairgrounds property, and therefore support the requested parking reduction. Staff also recognizes the existing landscaping around the sites’ boundaries which is consistent with C2P2 design guidelines.
Title
To rezone 2121 VELMA AVE. (43211), being 34.32± acres located on the north side of Black and Gold Boulevard, 310± feet west of Velma Avenue , From: M, Manufacturing District and R-4, Residential District, To: CPD, Commercial Planned Development District (Rezoning #Z24-023).
Body
WHEREAS, application #Z24-023 is on file with the Department of Building and Zoning Services requesting rezoning of 34.32± acres from the M, Manufacturing District and R-4, Residential District, to CPD, Commercial Planned Development District; and
WHEREAS, the Development Commission recommends approval of said zoning change; and
WHEREAS, the City Departments recommend approval of said zoning change because the requested CPD, Commercial Planned Development District will allow commercial uses in close proximity of transit access, adjacent parking lots on fairgrounds property, and the existing landscaping around the sites boundaries, consistent with C2P2 design guidelines, and will conform the existing sports stadium at this location; now, therefore:
BE IT ORDAINED BY THE COUNCIL OF THE CITY OF COLUMBUS:
SECTION 1. That the Official Zoning Map of the City of Columbus, as adopted by Ordinance #0179 -03, passed February 24, 2003, and as subsequently amended, is hereby revised by changing the zoning of the property as follows:
2121 VELMA AVE. (43211), being 34.32± acres located on the north side of Black and Gold Boulevard, 310± feet west of Velma Avenue, and being more particularly described as follows:
Being part of Quarter Township 4, Township 1, Range 18, United State Military Lands, City of Columbus, Franklin County, State of Ohio and being portions of acreage and all of Lots 4-24, 37-58, 70-93, 96-106, 109-119, 122-132, 135-145, 187-192 and parts of Lots 1-3, 25, 94, 95, 107, 120, 133, 146 and 193 of the Wilnis Summit Addition (Plat Book 8, Page 10), and part of Lots 170-174 and Reserve D of the Hiawatha Park Place Addition (Plat Book 14, Page 32) as conveyed to State of Ohio by the following deeds of record;
DB 2579, Pg. 667
DB 2550, Pg. 467
DB 2729, Pg. 480
DB 1804, Pg. 100,
DB 2582, Pg. 681,
DB 2031, Pg. 520,
DB 2591, Pg. 27,
DB 1968, Pg. 91,
DB 1682, Pg. 599,
DB 2060, Pg. 266,
DB 2004, Pg. 540,
DB 1855, Pg. 416,
DB 2594, Pg. 412,
DB 2569, Pg. 456,
DB 1801, Pg. 523,
DB 2567, Pg. 62,
DB 2555, Pg. 263,
DB 1779, Pg. 573,
DB 2531, Pg. 103,
DB 2588, Pg. 274,
DB 2565, Pg. 423,
DB 2553, Pg. 407,
DB 2582, Pg. 678,
DB 2555, Pg. 229,
DB 2322, Pg. 692,
DB 2541, Pg. 1,
DB 2531, Pg. 251,
DB 1779, Pg. 263,
DB 2539, Pg. 171,
DB 2078, Pg. 299,*
DB 2535, Pg. 047,
DB 2581, Pg. 169,
DB 1690, Pg. 692,
DB 1856, Pg. 005,
DB 1912, Pg. 402,
DB 2558, Pg. 297,
DB 2530, Pg. 247,
DB 2594, Pg. 412,
DB 2611, Pg. 371,
DB 2531, Pg. 544,
DB 2108, Pg. 180,
DB 2531, Pg. 542,
DB 2090, Pg. 392,
DB 1977, Pg. 048,
DB 2020, Pg. 615,
DB 2546, Pg. 077,
DB 2546, Pg. 015,
DB 1937, Pg. 002,
DB 2530, Pg. 245,
DB 1784, Pg. 618,
DB 1829, Pg. 131,
DB 2593, Pg. 314,
DB 2553, Pg. 553,
DB 1937, Pg. 061,
DB 2073, Pg. 152,
DB 2579, Pg. 665,
DB 1875, Pg. 430,
DB 1801, Pg. 523,
DB 2577, Pg. 398,
DB 2584, Pg. 086,
DB 2746, Pg. 351,
DB 2121, Pg. 017,
DB 2560, Pg. 574,
DB 2078, Pg. 299,
DB 2729, Pg. 478,
DB 2723, Pg. 134,
DB 2734, Pg. 518,
DB 2757, Pg. 009,
DB 2188, Pg. 323,**
DB 2735, Pg. 384,
DB 1751, Pg. 119,
O.R. 32051, Pg B12,
FCPC Case No. 166473
*FCPC Case No. 177308
** FCPC Case No. 227267,
and portions of those rights-of-way as vacated by the City of Columbus in Ordinance Numbers 455-32, 159-59, 1109-64 and 1570-82, all deeds referenced herein are recorded in the Recorder's Office, Franklin County, Ohio and being more particularly described as follows:
Beginning at a ¾ inch diameter iron pipe with a plastic EMH&T cap located at the northwesterly corner of the State of Ohio’s 5.451-acre tract (OR 32051, Page B12), said point being in the southerly right of way line of Silver Drive (Right of Way width varies) as conveyed to the City of Columbus in Instrument Number 200202060034109 and also being the northeasterly corner of a 13.486-acre tract conveyed to Lowes Home Center Inc. by deed of record in Instrument Number 200103280062960;
Thence along the State of Ohio’s northerly line and the southerly line of Silver Drive South 49° 46' 30” East for a distance of 308.53 feet to an iron pin set;
Thence continuing along the State of Ohio’s northerly line, the southerly line of Silver Drive and a curve to the right having a radius of 1036.00 feet, a delta angle of 5° 43' 53”, a chord bearing South 52° 38' 26” East, a chord distance of 103.59 feet, for an arc distance of 103.63 feet to an iron pin set;
Thence continuing along the State of Ohio’s northerly line and the southerly line of Silver Drive South 55° 30' 22” East for a distance of 399.58 feet to an iron pin set;
Thence leaving the State of Ohio’s northerly line and the southerly line of Silver Drive South 03° 12' 43” West for a distance of 34.23 feet to an iron pin set;
Thence South 53° 27' 06” East for a distance of 93.16 feet to an iron pin set;
Thence South 86° 27' 20” East for a distance of 24.99 feet to an iron pin set;
Thence South 03° 21' 05” West for a distance of 177.46 feet to an iron pin set;
Thence North 87° 00' 03” West for a distance of 8.30 feet to an iron pin set;
Thence South 02° 50' 11” West for a distance of 589.87 feet to an iron pin set;
Thence North 86° 20' 13” West for a distance of 659.06 feet to an iron pin set;
Thence South 03° 34' 38” West for a distance of 201.72 feet to an iron pin set;
Thence North 86° 34' 44” West for a distance of 811.58 feet to an iron pin set in the westerly line of the State of Ohio’s 31.891-acre tract (Deed Book 1751, Page 119) and in the easterly line of a tract of land conveyed to the Norfolk and Western Railroad Company by deed of record in Deed Book 3514, Page 69;
Thence along the State of Ohio’s westerly line and the easterly line of said Norfolk and Western Railroad Company tract North 02° 50' 32” West for a distance of 200.28 feet to a 5/8-inch diameter iron pin found;
Thence continuing along the State of Ohio’s westerly line and the easterly line of said Norfolk and Western Railroad Company tract North 85° 41' 15” West for a distance of 48.95 feet to an iron pin set;
Thence North 01° 46' 40” West for a distance of 295.56 feet to an iron pin set;
Thence North 02° 52' 42” East for a distance of 267.33 feet to an iron pin set;
Thence along a curve to the right having a radius of 120.16 feet, a delta angle of 85° 40' 59”, a chord bearing North 46° 59' 35” East, a chord distance of 163.41 feet, for an arc distance of 179.69 feet to an iron pin set;
Thence South 86° 57' 40” East for a distance of 682.76 feet to an iron pin set in the State of Ohio’s westerly line and the easterly line of said Lowes Home Center Inc. 13.486-acre tract extended southerly;
Thence along the State of Ohio’s westerly line and the easterly line of said 13.486-acre tract North 03° 23' 09” East for a distance of 615.94 feet (passing a 5/8-inch diameter iron pin found at 58.32 feet) to the Point of Beginning and containing 34.318-Acres, more or less, of which 29.746-acres are within Parcel No. 010-067015, 4.572-acres within Parcel No. 010-076522 and being subject to all other legal easements, agreements, and rights of way. For taxation purposes only, 15.333-acres are located within lease Parcel No. 010-249124.
The bearings shown upon this plat are based on the westerly line of the State of Ohio’s 5.451-acre tract (conveyed to the State of Ohio [FBO the Ohio Expo Commission] in Official Record 32051 B12) being N 03° 23' 09" E as referenced to an assumed meridian and is only used to denote angular relationships.
Iron pin set are 5/8" x 30" rebar topped by a yellow plastic cap inscribed "Korda Nemeth Engineering PS 7803 & PS 7799."
This description was prepared by Daniel L. Quick, Ohio Professional Surveyor Number 7803 from an actual field survey performed in March 2019.
Address: 2121 Velma Avenue, Columbus, OH 43211
Parcel No.: 010-249124 and part of 010-067015
To Rezone From: M, Manufacturing District and R-4, Residential District.
To: CPD, Commercial Planned Development District.
SECTION 2. That a Height District of one-hundred ten (110) feet is hereby established on the CPD, Commercial Planned Development District on this property.
SECTION 3. That the Director of the Department of Building and Zoning Services be, and is hereby authorized and directed to make the said change on the said official zoning map and shall register a copy of the approved CPD, Commercial Planned Development District and Application among the records of the Department of Building and Zoning Services as required by Section 3311.12 of the Columbus City Codes; said site plan being titled, “COMMERCIAL ZONING AREA,” dated September 6, 2024, signed by Eric Zartman, Attorney for the Applicant, and said text being titled, “COMMERCIAL PLANNED DEVELOPMENT TEXT,” dated October 17, 2024, and signed by David Hodge, Attorney for the Applicant, and the text reading as follows:
COMMERCIAL PLANNED DEVELOPMENT TEXT
Application: Z24 - 023
Address: 2121 Velma Avenue
Parcel(s): 010-249124 and part of 010-067015
Property Size: +/- 34.318
Current District: M and R-4
Proposed District: CPD
Height: H-110
Area Commission: N/A
Owner(s): State of Ohio OEC
Applicant: Crew SC Training Company, LLC c/o Mary Shepro
Attorney: David Hodge, Underhill & Hodge LLC
Date: October 17, 2024
I. Introduction:
This site is home to the Historic Crew Stadium (the “HCS”) which was constructed in 1999. It served as the home stadium of the Columbus Crew until 2021 when the team moved its home games to Lower.com Field in downtown Columbus. The site remains the home stadium of Columbus Crew 2, a professional soccer team playing in the MLS NextPro League, and also houses the world class training facility for the Crew, Crew 2, and the Crew’s MLSNext Academy player development program. Additionally, the stadium continues to host public events for these professional soccer teams.
This site attracts major events to Columbus. Columbus hosted the 2024 MLS All-Star Game and many of the associated events throughout that week. Additionally, this stadium holds concerts and festivals for artists who are national attractions.
The site is not within the boundary of an area commission nor a land use plan.
The site is already developed with the HCS and practice soccer fields, however, part of the site remains in a residential zoning district. The purpose of this application is to legitimize existing structures and uses and rezone the entire site to an appropriate commercial zoning district. No new development is proposed resulting from this application.
II. Permitted Uses:
Those uses permitted within Section 3356.03, C-4, Permitted Uses, of the Columbus City Code shall be permitted.
III. Development Standards: Unless otherwise indicated in this Text or on the submitted development plan (“CPD Site Plan”), the applicable development standards are contained in Chapter 3356, C-4 Commercial District of the Columbus City Code shall apply.
A. Density, Height, Lot and/or Setback Commitments:
1. The minimum building line from Silver Drive shall be 25 feet.
2. The minimum perimeter parking setback from Silver Drive shall be 10 feet.
3. The maximum building structure height shall be 110 feet.
4. The maximum light pole height shall be 200 feet.
B. Access, Loading, Parking, and/or other Traffic Related Commitments:
1. The site shall be accessed via Silver Drive and internal private streets, subject to review and approval by the Department of Public Service, Division of Traffic Management.
2. The minimum number of required parking spaces shall be 248 vehicle parking spaces.
C. Buffering, Landscaping, Open Space and/or Screening Commitments:
Internal parking lot shade trees shall not be required.
D. Building, Design, and/or Interior-Exterior Treatment Commitments:
No commitments.
E. Dumpsters, Lighting, Outdoor Areas, and/or other Environmental Commitments:
No commitments.
F. Graphic and Signage Commitments:
All graphics shall conform to Article 15 of the Columbus Graphics Code, as it applies to the C-4, Commercial District. Any variance to applicable sign standards shall be submitted to the Columbus Graphics Commission.
G. CPD Criteria:
1. Natural Environment. The site is already developed and there are no natural features. Much of the site is open field and provides additional landscaping.
2. Existing Land Use. The site is used for a professional soccer stadium, training facility, and practice fields.
3. Transportation and Circulation. The site shall be accessed via Silver Drive and internal private streets.
4. Visual Form of the Environment. The visual form of the environment is one of a professional sports stadium.
5. View and Visibility. The site is visible from Silver Drive and Interstate-71.
6. Proposed Development. The Applicant proposes legitimizing existing structures and uses.
7. Behavior Patterns. The proposed rezoning will not affect the behavior patterns because the application seeks to legitimize existing structures and uses.
8. Emission. No adverse effect from emissions shall result from the proposed development.
H. Modification of Code Standards:
1. Section 3312.21(A) - Interior parking lot landscaping. This section shall be modified to waive the requirement for interior parking lot landscaping.
2. Section 3312.49 - Minimum number of parking spaces required. This section shall be modified to reduce the minimum number of required parking spaces from 4,001 to 248.
3. Section 3309.14 - Height districts. This section shall be modified to increase the maximum height of the existing light poles to 200 feet, as granted by Council variance #CV98-031A.
I. Miscellaneous Commitments:
The site shall be developed in accordance with the submitted site plan titled “COMMERCIAL ZONING AREA”. The Site Plan may be slightly adjusted to reflect engineering, topographical or other site data developed at the time that development and engineering plans are completed. Any slight adjustment to the Site Plan shall be reviewed and may be approved by the Director of the Department of Building and Zoning Services, or their designee, upon submission of the appropriate data regarding the proposed adjustment.
SECTION 4. That this ordinance shall take effect and be in force from and after the earliest period allowed by law.