Explanation
Council Variance Application: CV24-139
APPLICANT: Vision Development, c/o Pete LaRose, Agent; 3300 Riverside Drive, Suite 100; Columbus, OH 43221, and David Hodge, Atty.; 8000 Walton Parkway, Suite 120; New Albany, OH 43054.
PROPOSED USE: Mixed-use development.
CITY DEPARTMENTS' RECOMMENDATION: Approval. The applicant has received a recommendation of approval from Staff and the Development Commission for a concurrent rezoning (Ordinance #0256-2025; Z24-057) to the AR-O, Apartment Office District. The requested Council variance will allow redevelopment of the site with multi-unit residential development while also maintaining an existing office building and parking garage, as demonstrated on the site plan committed to with this proposal. The proposed site plan establishes two subareas, Subarea 1 and Subarea 2, which will be split into two separate parcels. Additional variances to building lines, required parking, aisle widths, parking lot screening, parking lot maneuvering, parking space dimensions, and perimeter yard are included in the request, with most variances necessitated by the proposed lot split. The site plan demonstrates four new apartment buildings totaling 625 units, with an existing office building of 57,660 square feet and a parking garage retained from the former office park. Staff also notes that the site plan includes design features that are all consistent with the Columbus Citywide Planning Policies (C2P2) Design Guidelines (2018), such as reuse of the existing parking garage, pedestrian connections to public streets, and building placement that allows buildings to be oriented towards the streets with parking on the interior of the site.
Title
To grant a Variance from the provisions of Sections 3312.09, Aisle; 3312.21, Landscaping and screening; 3312.25, Maneuvering; 3312.29, Parking space; 3312.49, Required parking; 3333.18, Building lines; and 3333.255, Perimeter yard, of the Columbus City Codes; for the property located at 4600 LAKEHURST CT. (43016), to allow reduced development standards for a mixed-use development in the AR-O, Apartment Office District (Council Variance #CV24-139).
Body
WHEREAS, by application #CV24-139, the owner of property at 4600 LAKEHURST CT. (43016), is requesting a Council variance to allow reduced development standards for mixed use development in the AR-O, Apartment Office District; and
WHEREAS, Section 3312.09, Aisle, requires a minimum aisle width of 20 feet, while the applicant proposes a reduced drive aisle width of zero feet along the future parcel line between Subareas 1 and 2; and
WHEREAS, Section 3312.21, Landscaping and screening, requires screening of parking lots and drive aisles within 80 feet of residentially zoned districts to be five feet high, four feet wide, and 75 percent opaque, while the applicant proposes no parking lot screening along the future parcel line between Subareas 1 and 2; and
WHEREAS, Section 3312.25, Maneuvering, requires all maneuvering area for parking be located on the same lot or parcel, while the applicant proposes while the applicant proposes maneuvering across the future parcel line between Subareas 1 and 2, and;
WHEREAS, Section 3312.29, Parking space, requires certain parking space sizes based on their orientation, while the applicant proposes to reduce the size of certain spaces along the future parcel line between Subareas 1 and 2, subject to the overall minimum parking space dimensions being met; and
WHEREAS, Section 3312.49, Required parking, requires a minimum of 1.5 parking spaces per dwelling unit, or a total of 675 parking spaces for 450 units on Subarea 2, while the applicant proposes a total of 355 parking spaces on Subarea 2, subject to 1,067 parking spaces being provided within the entire development, including in Subarea 1; and
WHEREAS, Section 3333.18, Building lines, requires a building setback line of 60 feet along the Emerald Parkway frontage, and 80 feet along the Tuttle Crossing Boulevard frontage, while the applicant proposes reduced building setback lines of 25 feet along the Emerald Parkway frontage for Subareas 1 and 2, and 25 feet along the Tuttle Crossing Boulevard frontage for Subarea 2; and
WHEREAS, Section 3333.255, Perimeter yard, requires a perimeter yard of 25 feet along the proposed lot split line, while the applicant proposes a reduced perimeter yard of zero feet along the future parcel line between Subareas 1 and 2, as shown on the submitted site plan; and
WHEREAS, the City Departments recommend approval because the proposal will support the City’s objective of creating more housing, and is consistent with C2P2 Design Guidelines. Staff also notes the reuse of the existing parking garage as a mitigating factor for the parking variance; and
WHEREAS, this ordinance requires separate submission for all applicable permits and Certificates of Occupancy for the proposed development; and
WHEREAS, said variance will not adversely affect the surrounding property or surrounding neighborhood; and
WHEREAS, the granting of said variance will not impair an adequate supply of light and air to adjacent properties or unreasonably increase the congestion of public streets, or unreasonably diminish or impair established property values within the surrounding area, or otherwise impair the public health, safety, comfort, morals, or welfare of the inhabitants of the City of Columbus; and
WHEREAS, the granting of said variance will alleviate the difficulties encountered by the owners of the property located at 4600 LAKEHURST CT. (43016), in using said property as desired; now, therefore:
BE IT ORDAINED BY THE COUNCIL OF THE CITY OF COLUMBUS:
SECTION 1. That a variance from the provisions of Sections 3312.09, Aisle; 3312.21, Landscaping and screening; 3312.25, Maneuvering; 3312.29, Parking space; 3312.49, Required parking; 3333.18, Building lines; and 3333.255, Perimeter yard, of the Columbus City Codes, is hereby granted for the property located at 4600 LAKEHURST CT. (43016), insofar as said sections prohibit a drive aisle that is split between parcels; no parking lot screening along the future parcel line between Subareas 1 and 2; maneuvering across the future parcel line between Subareas 1 and 2; a reduction in the dimensions of a parking space along the proposed parcel line between Subareas 1 and 2, subject to minimum parking space dimensions being met; a reduced building line from 60 feet to 25 feet along the Emerald Parkway frontage, and from 80 feet to 25 feet along the Tuttle Crossing Boulevard frontage; and a reduction in the perimeter yard from 25 feet to zero feet along the future parcel line between Subareas 1 and 2; said property being more particularly described as follows:
4600 LAKEHURST CT. (43016), being 17.2± acres located on the southeast corner of Lakehurst Court and Emerald Parkway, and being more particularly described as follows:
LEGAL DESCRIPTION
6.23± ACRE
SUBAREA 1
ZONING BOUNDARY
Situated in the State of Ohio, County of Franklin, City of Columbus, Township of Washington, Virginia Military Survey Numbers 3011 & 2419, and being part of a 17.189 acre tract as conveyed to GALAXY OH LP of record in Instrument Number 202209260136288, all records being of the Recorder’s Office, Franklin County, Ohio, and being more particularly described as follows:
BEGINNING at a northerly corner of said 17.189 acre tract, also being a southerly corner of a 13.06 tract as conveyed to HEART OF OHIO CLASSICAL ACADEMY FOUNDATION of record in Instrument Number 202406030054238, also being a northerly corner of LOT 1 of TUTTLE CROSSING NORTHWEST as conveyed in Plat Book 71, Page 33, also being a southerly corner of LOT 2 of said TUTTLE CROSSING NORTHWEST, and also being a point on the right-of-way line of Lakehurst Court (60 feet wide);
Thence across said 17.189 acre tract for the following four (4) courses:
1) South 47°52’29” East, 275.53 feet to a point;
2) South 39°06’22” West, 338.96 feet to a point;
3) South 63°42’40” West, 31.36 feet to a point;
4) South 83°20’54” West, 350.44 feet to a point on the westerly line of said 17.189 acre tract and also on the easterly right-of-way line of Britton Parkway (80 feet wide);
Thence along said westerly line and said easterly right-of-way line, along a curve to the left having a radius of 1440.00 feet, a delta angle of 15°34’43”, an arc length of 391.54 feet, and a chord bearing and distance of North 31°19’15” West, 390.33 feet to a northwesterly corner of said 17.189 acre tract, also being the intersection of said easterly right-of-way line with the southerly right-of-way line of said Lakehurst Street;
Thence along said southerly right-of-way line and the northerly line of said 17.189 acre tract for the following seven (7) courses:
Thence along said westerly line and said easterly right-of-way line, along a curve to the left having a radius of 1440.00 feet, a delta angle of 15°34’43”, an arc length of 391.54 feet, and a chord bearing and distance of North 31°19’15” West, 390.33 feet to a northwesterly corner of said 17.189 acre tract, also being the intersection of said easterly right-of-way line with the southerly right-of-way line of said Lakehurst Street;
Thence along said southerly right-of-way line and the northerly line of said 17.189 acre tract for the following seven (7) courses:
1) North 06°48’13” East, 39.04 feet to a point;
2) North 48°39’34” East, 11.20 feet to a point of curvature;
3) Along a curve to the right having a radius of 345.00 feet, a delta angle of 34°42’04”, an arc length of 208.95 feet, and a chord bearing and distance of North 66°00’35” East, 205.77 feet to a point;
4) North 83°21’36” East, 293.70 feet to a point of curvature;
5) Along a curve to the right having a radius of 50.00 feet, a delta angle of 36°52’43”, an arc length of 32.18 feet, and a chord bearing and distance of South 78°12’18” East, 31.63 feet to a point of reverse curvature;
6) Along a curve to the left having a radius of 50.00 feet, a delta angle of 36°52’43”, an arc length of 32.18 feet, and a chord bearing and distance of South 78°12’18” East, 31.63 feet to a point of compound curvature;
7) Along a curve to the left having a radius of 50.00 feet, a delta angle of 45°07’19”, an arc length of 39.38 feet, and a chord bearing and distance of North 61°59’28” East, 38.37 feet to the TRUE POINT OF BEGINNING.
Containing 6.23 acres, more or less.
This description is based on records, written by E.P. Ferris & Associates in May 2024 and is intended to be used for zoning purposes only.
LEGAL DESCRIPTION
10.97± ACRE
SUBAREA 2
ZONING BOUNDARY
Situated in the State of Ohio, County of Franklin, City of Columbus, Township of Washington, Virginia Military Survey Number 3011 & 2419, being part of a 17.189 acre tract as conveyed to GALAXY OH LP of record in Instrument Number 202209260136288, all records being of the Recorder’s Office, Franklin County, Ohio, and being more particularly described as follows:
BEGINNING at a northerly corner of said 17.189 acre tract, also being a southerly corner of a 13.06 tract as conveyed to HEART OF OHIO CLASSICAL ACADEMY FOUNDATION of record in Instrument Number 202406030054238, also being a northerly corner of LOT 1 of TUTTLE CROSSING NORTHWEST as conveyed in Plat Book 71, Page 33, also being a southerly corner of LOT 2 of said TUTTLE CROSSING NORTHWEST, and also being a point on the right-of-way line of Lakehurst Court
(60 feet wide);
Thence along the southerly line of said 13.06 acre tract and the northerly line of said 17.189 acre tract, North 78°12’21” East, 539.39 feet to the northeasterly corner of said 17.189 acre tract, also being the southeasterly corner of said 13.06 acre tract, and being on the westerly right-of-way line of Highway I-270 (width varies);
Thence along the easterly line of said 17.189 acre tract and said westerly right-of-way line, the following three (3) courses:
1) South 09°36’29” East, 183.90 feet to a point;
2) South 11°44’39” West, 452.51 feet to a point;
3) South 03°32’56” West, 179.65 feet to the intersection of said westerly right-of-way line with the northerly right-of-way line of Tuttle Crossing Boulevard (width varies), also being the southeasterly corner of said 17.189 acre tract;
Thence along the southerly line of said 17.189 acre tract and the northerly line of said Tuttle Crossing Boulevard for the following four (4) courses:
1) South 75°34’37” West, 385.81 feet to a point;
2) South 77°22’59” West, 150.08 feet to a point;
3) South 10°42’28” East, 25.21 feet to a point;
4) South 79°15’24” West, 158.00 feet to a point;
Thence along the westerly line of said 17.189 acre tract and the easterly right-of-way line of Britton Parkway (80 feet wide) for the following five (5) courses:
1) North 10°42’28” West, 2.81 feet to a point of curvature;
2) Along a curve to the left having a radius of 67.50 feet, a delta angle of 90°00’03”, an arc length of 106.03 feet, and a chord bearing and distance of North 55°42’27” West, 95.46 feet to a point of tangency;
3) South 79°17’32” West, 12.81 feet to a point;
4) Along a curve to the left having a radius of 1440.00 feet, a delta angle of 09°10’06”, an arc length of 230.43 feet, and a chord bearing and distance of North 16°29’08” West, 230.18 feet to a point of compound curvature;
5) Along a curve to the left having a radius of 1440.00 feet, a delta angle of 02°27’43”, an arc length of 61.88 feet, and a chord bearing and distance of North 22°18’02” West, 61.87 feet to a point of non-tangency;
Thence leaving said westerly line and said easterly right-of-way line and across said 17.189 acre tract for the following four (4) courses:
1) North 83°20’54” East, 350.44 feet to a point;
2) North 63°42’40” East, 31.36 feet to a point;
3) North 39°06’22” East, 338.96 feet to a point;
4) North 47°52’29” West, 275.53 feet to a point on the northerly line of said 17.189 acre tract and also the southerly right-of-way line of said Lakehurst Court;
Thence along said northerly line and said southern right-of-way line, along a curve to the left having a radius of 50.00 feet, a delta angle of 51°20’25”, an arc length of 44.80 feet, and a chord bearing and distance of North 13°45’36” East, 43.32 feet to the TRUE POINT OF BEGINNING.
Containing 10.97 acres, more or less.
SECTION 2. That this ordinance is conditioned on and shall remain in effect only for so long as said property is used for those uses permitted in the AR-O, Apartment Office District.
SECTION 3. That this ordinance is further conditioned on the subject site being developed in general conformance with the plan titled, "TUTTLE REDEVELOPMENT SHEETS 1-2," and building elevations titled "TUTTLE / EMERALD PKWY BUILDINGS A, B, & D ELEVATIONS," all dated December 16, 2024, and signed by Eric Zartman, Attorney for the Applicant. The plans may be slightly adjusted to reflect engineering, topographical, or other site data developed at the time of the development and when engineering and architectural drawings are completed. Any slight adjustment to the plans shall be reviewed and may be approved by the Director of the Department of Building and Zoning Services, or a designee, upon submission of the appropriate data regarding the proposed adjustment.
SECTION 4. That this ordinance is further conditioned on the applicant obtaining all applicable permits and Certificates of Occupancy for the proposed development.
SECTION 5. That this ordinance shall take effect and be in force from and after the earliest period allowed by law.