Explanation
Rezoning Application Z16-060
APPLICANT: 5800 Central College LLC; c/o David Perry, David Perry Company, Inc., Agent; 411 East Town Street, 1st Floor; Columbus, Ohio 43215; and Donald Plank, Atty.; Plank Law Firm; 411 East Town Street, 2nd Floor; Columbus, OH 43215.
PROPOSED USE: Daycare and single-unit dwellings.
DEVELOPMENT COMMISSION RECOMMENDATION: Approval (5-0) on December 8, 2016.
CITY DEPARTMENTS' RECOMMENDATION: Approval. The site is currently undeveloped and zoned in the R, Rural District since annexation in 2006. The applicant proposes the CPD, Commercial Planned Development District (Subarea A) to develop a portion of the site with an adult or child day care, with a text committing to the use, C-1 development standards, setbacks, site access, landscaping per the site plan and code, and Pay As We Grow obligations. The balance of the site is proposed as a PUD-4, Planned Unit Development District (Subarea B) to include thirteen detached single-unit dwellings with a density of 3.6 units/acre, and private streets with text commitments to density, setbacks, site access, landscaping per the site plan and code, and open space with amenities. The site is located within the boundaries of The Rocky Fork Blacklick Accord (2003), which recommends “village residential” with densities of one to two units/acre as well as natural/rural corridor protection at this location. The proposal is supported by the Rocky Fork - Blacklick Accord Implementation Panel as there is high density multi-unit residential development in the area and the single-unit dwellings are preferred. A daycare use is also supported as it is adjacent to a future fire station development, acts as a buffer, and will serve local residents.
Title
To rezone 5800 CENTRAL COLLEGE ROAD (43054), being 4.81± acres located on the north side of Central College Road, 310± feet east of Harlem Road, From: R, Rural District, To: CPD, Commercial Planned Development District and PUD-4, Planned Unit Development District (Rezoning # Z16-060).
Body
WHEREAS, application No. Z16-060 is on file with the Department of Building and Zoning Services requesting rezoning of 4.81± acres from R, Rural District, to CPD, Commercial Planned Development District and PUD-4, Planned Unit 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 and PUD-4, Planned Unit Development districts will allow the development of an adult or child daycare and thirteen detached dwelling units that are compatible with the density and development standards of adjacent residential developments. The proposal is more densely developed than the land use recommendations of The Rocky Fork Blacklick Accord, but has received a recommendation of approval from the Rocky Fork - Blacklick Accord Implementation Panel as there is high density multi-unit residential development in the area and the single-unit dwellings are preferred. The commercial use is supported as it is adjacent to the future fire station development, acts as a buffer, and will serve local residents; 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 No. 0179 -03, passed February 24, 2003, and as subsequently amended, is hereby revised by changing the zoning of the property as follows:
5800 CENTRAL COLLEGE ROAD (43054), being 4.81± acres located on the north side of Central College Road, and being more particularly described as follows:
PARCEL I:
Situated in the State of Ohio, County of Franklin, City of Columbus, Section 7, Township 2, Range 16, United States Military Lands, and being part of that 5 acres conveyed to Walker Land, LTD., of record in Instrument 201507150095922 (Parcel 010-283214-00), all being of record in the Recorder’s Office, Franklin County, Ohio and being more particularly described as follows;
BEGINNING, at a point of intersection of the line common to said 5 acres and a 2.268 acre tract conveyed to G & G Realty Services, LLC, of record in Instrument 200501140009737 (Parcel 220-001113-00) and the north right-of-way line of Central College Road (County Road 18);
Thence, North 03°50’18” East, leaving said right-of-way line and along a line common to said 5 acres and said 2.268 acres, a distance of 240.50 feet, to a point;
Thence South 86°09’48” East, leaving said common line and through said 5 acres, a distance of 199.00 feet, to a point;
Thence, South 03°50’18” West, continuing through said 5 acres, a distance of 240.50 feet, to a point in the northerly right-of-way line of said Central College Road;
Thence, North 86°09’48” West, along said right-of-way line, a distance of 199.00 feet, to the POINT OF TRUE BEGINNING, containing 1.10 acres, more or less.
To Rezone From: R, Rural District
To: CPD, Commercial Planned Development District
PARCEL II:
Situated in the State of Ohio, County of Franklin, City of Columbus, Section 7, Township 2, Range 16, United States Military Lands, and being part of that 5 acres conveyed to Walker Land, LTD., and Ohio limited liability company, of record in Instrument 201507150095922 (Parcel 010-283214-00), all being of record in the Recorder’s Office, Franklin County, Ohio and being more particularly described as follows;
BEGINNING, at a point at the intersection of the line common to said 5 acres and a 5.052 acre tract, conveyed to Ahab Properties, LTD , of record in Instrument 201503260037470 (Parcel 220-000392-00) and the north right-of-way line of Central College Road (County Road 18);
Thence, North 86°09’48” West, through said 5 acres and along said right-of-way line, distance of 130.60 feet, to a point;
Thence, North 03°50’18” East, leaving said right-of-way line and continuing through said 5 acres, a distance of 240.50 feet, to a point;
Thence, North 86°09’48’ West, continuing through said 5 acres, a distance of 199.00 feet, to a point on a line common to said 5 acres and a 2.268 acre tract conveyed to G & G Realty Services, LLC, of record in Instrument 200501140009737 (Parcel 220-001113-00);
Thence, North 03°50’18” East, in part with said common line, a distance of 398.94 feet, to the common corner of said 5 acres and a 2.36 tract conveyed to Ruth P. Whittington by Instrument 199904260102788 (Parcel 220-000100-00) , said common corner also being on the southerly line of a 29.433 acre tract conveyed to Emerson Park, of record in Instrument 201608290114420 (Parcel 545-296201-00);
Thence, South 85°48’37”East, with a line common to said 29.433 acres, a distance of 326.86 feet, to a corner common to said 5 acres and said 5.052 acres;
Thence, South 03°35’32” West, along a line common to said 5 acres and said 5.052 acres, a distance of 637.43 feet, to the POINT OF TRUE BEGINNING, containing 3.71 acres, more or less.
To Rezone From: R, Rural District
To: PUD-4, Planned Unit Development District
SECTION 2. That a Height District of thirty-five (35) feet is hereby established on the CPD, Commercial Planned Development District and PUD-4, Planned Unit 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 original zoning map and shall register a copy of the approved PUD-4, Planned Unit Development and CPD, Commercial Planned Development districts Application among the records of the Department of Building and Zoning Services as required by Sections 3311.09 and 3311.12 of the Columbus City Codes; said plans being titled, "DEVELOPMENT PLAN - 5800 CENTRAL COLLEGE," and text titled, " DEVELOPMENT PLAN - COMMERCIAL PLANNED DEVELOPMENT (CPD) -PLANNED UNIT DEVELOPMENT (PUD-4)," both signed by David B. Perry, Agent for Applicant and Donald Plank, Attorney for Applicant, and dated March 16, 2017, and the text reading as follows:
DEVELOPMENT PLAN
COMMERCIAL PLANNED DEVELOPMENT (CPD)
PLANNED UNIT DEVELOPMENT (PUD-4)
PROPERTY ADDRESS: 5800 Central College Road, Columbus, OH 43054
PID: 010-283214
AREA: 4.81 +/- ac
EXISTING ZONING: R, Rural
PROPOSED ZONING: CPD, Commercial Planned Development; PUD-4, Planned Unit Development
APPLICANT: 5800 Central College, LLC, c/o Dave Perry, David Perry Company,
Inc., 411 E. Town Street, FL 1, Columbus, OH 43215 and Donald Plank, Plank Law Firm, LPA,
411 E. Town Street, FL 2, Columbus, OH 43215
PROPERTY OWNER: 5800 Central College, LLC and Investment Links, LLC, c/o Dave Perry, David
Perry Company, Inc., 411 E. Town Street, FL 1, Columbus, OH 43215 and Donald Plank, Plank Law
Firm, LPA, 411 E. Town Street, FL 2, Columbus, OH 43215
DATE OF TEXT: March 16, 2017
APPLICATION NUMBER: Z16-060
INTRODUCTION: The 4.81 +/- acre site is located on the north side of Central College Road, 310 +/- feet east of Harlem Road. Two (2) subareas are proposed: 1) Subarea 1: 1.1 +/- acres, to be zoned CPD for development of a building for day care use, and 2) Subarea 2, 3.71 +/- acres, to be zoned PUD-4 for development of 13 detached single family condominiums. Subarea 1 and 2 will be split to create separate parcels for the development areas. A site plan titled “Development Plan - Central College”, hereafter “Site Plan” is submitted with this application. The proposed uses are appropriate for the site and area.
SUBAREA 1:
1. PERMITTED USES: The permitted use for Sub-Area 1, shall be Adult and Child Day Care, as permitted in Section 3351.03, C-1 permitted uses.
2. DEVELOPMENT STANDARDS: Unless otherwise indicated on the Site Plan, or in this written text, the applicable development standards shall be those standards contained in Chapter 3351, C-1, Commercial District, of the Columbus City Code.
A. Density, Height, Lot and/or Setback commitments.
The Central College Road building setback line shall be a minimum of 50 feet, net of Central College Road right of way dedication totaling 50 feet from centerline.
B. Access, Loading, Parking and/or other Traffic related commitments.
1. Vehicular access shall be from a single full-turning movement curbcut on Central College Road that will provide access to both Subareas 1 and 2.
2. A Central College Road access study has been approved by the Division of Traffic Management. The study requires certain improvements to Central College Road. In lieu of applicant constructing the Central College Road improvements, applicant shall pay the City of Columbus a fee in lieu of construction and the City of Columbus will incorporate applicable road work for this development in plan 3254-E. Prior to final site compliance plan approval, a fee in lieu of construction of $117,795.51 shall be paid to the Department of Public Service for the warranted roadway widening improvements to provide an eastbound left turn lane at the site access point which are proposed to be added to the roadway improvements currently in design at the intersection of Central College Road & Harlem Road.
3. On-site street(s) shall be private street(s).
4. Central College Road right of way totaling 50 feet from centerline shall be conveyed to the City of Columbus in conjunction with the final site compliance plan.
C. Buffering, Landscaping, Open Space and/or Screening Commitments:
1. Landscaping/screening shall be provided as depicted on the Site Plan and in accordance with Code.
2. Street trees shall be provided on the private street at 30 feet on center.
3. Street trees shall be provided along Central College Road at minimum 30 feet on center.
4. A combination of mounding and plant material shall be provided along and adjacent to the north property line of Subarea 1, adjacent to detached single family dwelling number 13, as numbered on the Site Plan, to provide buffering and headlight screening to a height of four (4) feet, as depicted on the Site Plan.
D. Building design and/or Interior-Exterior treatment commitments.
N/A
E. Dumpsters, Lighting, Outdoor display areas and/or other environmental commitments.
N/A
F. Graphics and Signage commitments.
All graphics and signage shall comply with the Graphics Code, Article 15, Title 33 of the Columbus City Code as it applies to the C-1, Commercial District, except a ground sign shall be monument-style. Any variance to applicable sign standards shall be submitted to the Columbus Graphics Commission for consideration. No off-premise graphics shall be permitted on this site.
G. Other CPD Requirements.
1. Natural Environment: The site is located on Central College Road, 310’ +/- feet east of Harlem Road.
2. Existing Land Use: The site is developed with a house, which will be razed in conjunction with redevelopment of the property.
3. Circulation: Vehicular access shall be via a full-turning movement curbcut on Central College Road that will provide vehicular access to Central College Road for both Subarea 1 and 2.
4. Visual Form of the Environment: Central College Road is an arterial right of way. There is extensive development east and west of the site. A large residential development is planned north of the site.
5. Visibility: The site is visible from Central College Road.
6. Proposed Development: Two (2) development areas are proposed on the parcel, as depicted on the Site Plan. Subarea 1 (CPD) is proposed for an adult and child day care center (Section 3351.03) and Subarea 2 (PUD-4) is proposed for detached single family dwellings. Subareas 1 and 2 will be separate tax parcels for development.
7. Behavior Patterns: Behavior patterns are illustrated on the Site Plan.
8. Emissions: Development will conform to City of Columbus requirements as further controlled by development standards of this development text for light levels, sounds and dust. There will be no objectionable emissions.
H. Modification of Code Standards.
N/A
I. Miscellaneous commitments.
1. The site shall be developed in accordance with the submitted Site Plan titled “Development Plan - Central College”, dated March 16, 2017 and signed by David B. Perry, Agent for Applicant, and Donald Plank, Attorney for Applicant. The site plan may be slightly adjusted to reflect engineering, topographical, or other site data developed at the time final development and engineering plans are completed. Any slight adjustment to the Plan shall be reviewed and may be approved by the Director of the Department of Building and Zoning Services or his designee upon submission of the appropriate data regarding the proposed adjustment.
2. Applicant shall pay the applicable Parkland Dedication Ordinance (PDO) fee prior to issuance of an approved Site Compliance Plan.
3. Applicant shall pay applicable Pay As We Grow (PAWG) fees.
SUBAREA 2:
1. PERMITTED USES: The permitted use for Sub-Area 2, shall be thirteen (13) detached single family dwellings, as permitted in Section 3345.04, Permitted uses (Planned Unit Development).
2. DEVELOPMENT STANDARDS: Unless otherwise indicated on the Site Plan, or in this written text, the applicable development standards shall be those standards contained in Chapter 3345, Planned Unit Development, of the Columbus City Code.
A. Density, Height, Lot and/or Setback commitments.
1. The Central College Road building setback line shall be a minimum of 160 feet, net of Central College Road right of way dedication totaling 50 feet from centerline.
2. The detached single family dwellings will not be on separate lots and no lots shall be required.
B. Access, Loading, Parking and/or other Traffic related commitments.
1. Vehicular access shall be from a single full-turning movement curbcut on Central College Road that will provide access to both Subareas 1 and 2.
2. A Central College Road access study has been approved by the Division of Traffic Management. The study requires certain improvements to Central College Road. In lieu of applicant constructing the Central College Road improvements, applicant shall pay the City of Columbus a fee in lieu of construction and the City of Columbus will incorporate applicable road work for this development in plan 3254-E. Prior to final site compliance plan approval, a fee in lieu of construction of $117,795.51 shall be paid to the Department of Public Service for the warranted roadway widening improvements to provide an eastbound left turn lane at the site access point which are proposed to be added to the roadway improvements currently in design at the intersection of Central College Road & Harlem Road.
3. On-site street(s) shall be private street(s).
4. Central College Road right of way totaling 50 feet from centerline shall be conveyed to the City of Columbus in conjunction with the final site compliance plan.
C. Buffering, Landscaping, Open Space and/or Screening Commitments:
1. Landscaping/screening shall be provided as depicted on the Site Plan and in accordance with Code.
2. Open space shall be provided as depicted on the Site Plan. Open Space areas may be developed with resident walking path(s), gazebo, benches or comparable leisure uses consistent with the open space area.
3. A ten (10) foot tree buffer area shall be located on the east and west sides of the single family area, within the area noted as 10’tree buffer on the Site Plan. Trees of 2” caliper or greater within the tree buffer area shall be preserved. Additional tree planting at the rate of 20 feet on center shall be placed in areas of the east and west ten (10) foot setbacks where there are gaps in the existing trees.
4. Street trees shall be provided on the private street at 30 feet on center.
5. Street trees shall be provided along Central College Road at minimum 30 feet on center.
6. A combination of mounding and plant material shall be provided along and adjacent to the south property line of Subarea 2, adjacent to detached single family dwelling number 13, as numbered on the Site Plan, to provide buffering and headlight screening to a height of four (4) feet between Subarea 1 and 2, as depicted on the Site Plan
D. Building design and/or Interior-Exterior treatment commitments.
N/A
E. Dumpsters, Lighting, Outdoor display areas and/or other environmental commitments.
N/A
F. Graphics and Signage commitments.
All graphics and signage shall comply with the Graphics Code, Article 15, Title 33 of the Columbus City Code as it applies to the PUD, Planned Unit Development District. A “Residential Complex Identification Sign” (Section 3376.04) shall be permitted for 13 dwelling units. Any ground sign shall be monument-style. Any variance to applicable sign standards, other than permitting the Residential Complex Identification Sign for 13 dwelling units, shall be submitted to the Columbus Graphics Commission for consideration. No off-premise graphics shall be permitted on this site.
G. Other PUD Requirements.
N/A
H. Modification of Code Standards.
1.Section 3376.04, Residential Complex Identification Sign, to reduce the minimum number of dwelling units permitted for a Residential Complex Identification Sign from 15 units to 13 units.
2.Section 3345.11(a), Site plan requirements for showing parcels for dwelling units and multiple family unit buildings, to permit thirteen (13) detached single-unit dwellings without separate parcels for each dwelling.
I. Miscellaneous commitments.
1. The site shall be developed in accordance with the submitted Site Plan titled “Development Plan - 5800 Central College”, dated March 16, 2017 and signed by David B. Perry, Agent for Applicant, and Donald Plank, Attorney for Applicant. The site plan may be slightly adjusted to reflect engineering, topographical, or other site data developed at the time final development and engineering plans are completed. Any slight adjustment to the Plan shall be reviewed and may be approved by the Director of the Department of Building and Zoning Services or his designee upon submission of the appropriate data regarding the proposed adjustment. Building footprints shown on the Site Plan are illustrative.
2. Applicant shall pay the applicable Parkland Dedication Ordinance (PDO) fee prior to issuance of an approved Site Compliance Plan.
3. The site is located in the Northeast Pay as We Grow Area (NPAWG) and is subject to applicable fees of the NPAWG.
SECTION 4. That this ordinance shall take effect and be in force from and after the earliest period allowed by law.