Explanation
Rezoning Application Z21-029
APPLICANT: Metropolitan Holdings; c/o Joseph McCabe, Agent; 1433 Grandview Avenue; Columbus, OH 43212; and David Hodge and Eric Zartman, Attys.; Underhill & Hodge LLC; 8000 Walton Parkway, Suite 260; New Albany, OH 43054.
PROPOSED USE: Mixed use development.
DEVELOPMENT COMMISSION RECOMMENDATION: Approval (4-0-1) on November 17, 2021.
NEAR EAST AREA COMMISSION RECOMMENDATION: Disapproval.
CITY DEPARTMENTS' RECOMMENDATION: Approval. The site consists of nine undeveloped parcels in the R-2F, Residential District. The requested CPD, Commercial Planned Development District will permit a mixed-use development consisting of 72 dwelling units, 2,650 square feet of commercial space, and 599 square feet of commercial patio space. The site is located within the boundaries of the East Long Street Urban Commercial Overlay (UCO) and is within the planning area of the Near East Area Plan (2005), which recommends “higher density residential and mixed-use development” at this location. The development text permits C-4 district uses, and includes supplemental development standards addressing density, site access, and graphics provisions, and includes a commitment to develop the site in accordance with the submitted site plan and elevations. Modifications to code standards are included to allow bicycle parking to be located inside the proposed building, stacked parking spaces, and a parking space reduction from 138 required spaces to 77 provided spaces. A parking study was required and has been approved by the Division of Parking Services, and the parking reduction is supportable due to the area’s availability of on-street parking, and the site’s location along a walkable, bikable, transit corridor. The request is consistent with the Plan’s recommendations for the development of pedestrian and transit-oriented environments and the use of Urban Commercial Overlay design standards with street-level commercial uses, and is also compatible with adjacent development. The applicant has filed a concurrent Council Variance (ORD #3226-2021; CV21-038) to allow first-floor residential uses on the site.
Title
To rezone 805 E. LONG ST. (43203), being 0.86± acres located at the south east corner of East Long Street and North Garfield Avenue, From: R-2F, Residential District, To: CPD, Commercial Planned Development District (Rezoning #Z21-029).
Body
WHEREAS, application #Z21-029 is on file with the Department of Building and Zoning Services requesting rezoning of 0.86 ± acres from R-2F, Residential District, to CPD, Commercial Planned Development District; and
WHEREAS, the Development Commission recommends approval of said zoning change; and
WHEREAS, the Near East Area Commission recommends disapproval of said zoning change; and
WHEREAS, the City Departments recommend approval of said zoning change because the requested CPD, Commercial Planned Development District is consistent with the Near East Area Plan’s recommendations for the development of pedestrian and transit-oriented environments and the use of Urban Commercial Overlay design standards with street-level commercial uses, and is also compatible with adjacent commercial developments along the Long Street corridor; 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:
805 E. LONG ST. (43203), being 0.86± acres located at the south east corner of East Long Street and North Garfield Avenue, and being more particularly described as follows:
Situated in the State of Ohio, County of Franklin, City of Columbus, being located in Half Section 13, Township 5, Range 22, Refugee Lands and being part of Lots 8, 9, 10 and 11 of T.W. Tallmadge’s Addition to The City of Columbus, recorded in Plat Book 1, Page 266, described in part as Parcels 1-6, inclusive, in a deed to Long Street Investors, LLC, of record in Instrument Number 201806190081416, described in part in a deed to 104 Garfield, LLC, of record in Instrument Number 201803120032901, and described in part in deeds to City of Columbus in Instrument Number 20100401003861 and Instrument Number 200607180139796, all records referenced herein are on file at the Office of the Recorder for Franklin County, Ohio, and being further bounded and described as follows:
BEGINNING at the intersection of the existing east right-of-way for N. Garfield Avenue (50 feet wide - public) and the existing south right-of-way line for Long Street (70 feet wide - public), being the northwest corner of said Parcel 1;
Thence North 81 degrees 56 minutes 24 seconds East, along the existing south right-of-way line for Long Street and along the north lines of said Parcel 1, Parcel 3, City of Columbus tracts and Parcel 4, a distance of 240.44 feet to the intersection of the existing south right-of-way line for Long Street and the existing west right-of-way line for Talmadge Street (20 feet wide - public), being the northeast corner of said City of Columbus tract described in Instrument Number 200607180139796;
Thence South 04 degrees 02 minutes 03 seconds West, along the existing west right-of-way line for Talmadge Street and along the east lines of said City of Columbus tract and said Parcel 5, a distance of 166.26 feet to the southeast corner of said Parcel 5, being the southeast corner of said Lot 9 and being the northeast corner of said Lot 8;
Thence North 85 degrees 26 minutes 45 seconds West, along the south line of said Parcel 5, along south line of said Lot 9 and along the north line of said Lot 8, a distance of 81.07 feet to the northeast corner of said 104 Garfield tract;
Thence South 03 degrees 55 minutes 31 seconds West, along the east line of said 104 Garfield tract, a distance of 29.00 feet to the southeast corner of said 104 Garfield tract;
Thence North 85 degrees 26 minutes 45 seconds West, along the south line of said 104 Garfield tract, a distance of 153.84 feet to the southwest corner of said 104 Garfield tract, being on the existing east right-of-way line for N. Garfield Avenue;
Thence North 03 degrees 55 minutes 31 seconds East, along the existing east right-of-way line for N. Garfield Avenue, and along the west lines of said 104 Garfield tract, said Parcel 6, said Parcel 2 and said Parcel 1, a distance of 142.75 feet to the POINT OF BEGINNING for this description.
The above description contains a total area of 0.855 acres, of which:
0.086 acres is located within Franklin County Auditor’s parcel number 010-049607,
0.076 acres is located within Franklin County Auditor’s parcel number 010-004281,
0.068 acres is located within Franklin County Auditor’s parcel number 010-026172,
0.097 acres is located within Franklin County Auditor’s parcel number 010-008259,
0.105 acres is located within Franklin County Auditor’s parcel number 010-051794,
0.137 acres is located within Franklin County Auditor’s parcel number 010-049753,
0.087 acres is located within Franklin County Auditor’s parcel number 010-008259,
0.097 acres is located within Franklin County Auditor’s parcel number 010-042250,
0.102 acres is located within Franklin County Auditor’s parcel number 010-048133.
Bearings described herein are based on the bearing of North 81 degrees 56 minutes 24 seconds East for the south right-of-way line for E. Long Street, as measured from Grid North, referenced to the Ohio State Plane Coordinate System (South Zone) and the North American Datum of 1983 (2011 Adjustment), as established utilizing a GPS survey and an NGS OPUS solution
To Rezone From: R-2F, Residential District
To: CPD, Commercial Planned Development District
SECTION 2. That a Height District of sixty (60) 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 original 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 plan being titled, “ZONING PLAN,” elevations titled, “ELEVATIONS, SHEETS 1-5,”and text titled, “COMMERCIAL PLANNED DEVELOPMENT TEXT,” all dated November 18, 2021, and signed by Eric Zartman, Attorney for the Applicant, and the text reading as follows:
COMMERCIAL PLANNED DEVELOPMENT TEXT
Application: Z21-029
Address: 805 East Long Street
Parcel(s): 010-049607, 010-026172, 010-031834, 010-008259, 010-042250, 010-051794, 010-048133, 010-049753, 010-004281
Property Size: +/- 0.86 Acres
Current District: R2F, H-35
Proposed District: CPD, H-60
Area Commission: Near East Side Area Commission
Applicant(s): Metropolitan Holdings
Attorney: David Hodge, Underhill & Hodge LLC
Date: November 18, 2021
I. Introduction.
The subject property (“Site”) is approximately +/- 0.86 acres and located on the south side of East Long Street, between North Garfield Avenue and Talmadge Street. The Site is currently zoned R2F and is vacant. Adjacent properties are on the east and south are zoned R2F. Adjacent properties on the west (across North Garfield Avenue) and on the north (across East Long Street) are zoned CPD. The Lincoln Theater is on the west and a mixed-use development is being developed on the north.
The site is located within the boundaries of the East Long Street Urban Commercial Overlay (UCO) and the planning area of the Near East Area Plan (2005). This area of East Long Street is a historic commercial corridor on the visible edge of the surrounding neighborhood and presents an opportunity for mixed use developments and new higher density housing within walking distance of shops/offices and contribute to a lively atmosphere. Accordingly, the Plan recommends “higher density residential and mixed-use development” at this location.
The Applicant proposes the construction of a mixed-use development which is appropriate under the guidelines of the Near East Area Plan and the East Long Street Urban Commercial Overlay. The development will provide approximately 2,650 square feet of commercial space, 599 square feet of commercial patio space, and 72 dwelling units. The site will provide a minimum of 77 vehicular parking spaces and 20 bicycle parking spaces. For purpose of the parking requirement, the commercial space and patio space is calculated for restaurant use, however, commercial uses of lesser intensity are permitted.
II. Permitted Uses:
The permitted uses shall be those uses contained in Section 3356.03, C-4, Permitted Uses of the Columbus City Code. Ground floor residential uses shall also be permitted subject to council variance.
Council Variance Application CV21-038 was filed to vary Section 3356.03 - C-4 Permitted uses to permit ground floor residential uses.
III. Development Standards:
Except as otherwise listed herein or depicted on the CPD Plan, the development standards shall be those contained in Chapter 3356 of the Columbus City Code.
A. Density, Height, Lot and/or Setback Requirements:
The maximum number of dwelling units shall be 72.
B. Access, Loading, Parking, and/or other Traffic Related Commitments:
1. Access points shall be as shown on the submitted CPD Site Plan, subject to review and approval by the City of Columbus, Public Service Department, Division of Traffic Management.
2. The minimum number of required parking spaces shall be 77 vehicular parking spaces.
3. A maximum of 16 parking spaces shall be permitted to be stacked, 8 double stalls, and shall be counted toward the minimum parking requirement, subject to each pair of stacked spaces being assigned to the same tenant.
C. Buffering, Landscaping, Open Space and/or Screening Commitments: N/A
D. Building, Design and/or Interior-Exterior Treatment Commitments:
The building shall be designed in substantial conformance with the submitted Elevations.
E. Dumpsters, Lighting, Outdoor Areas and/or other Environmental Commitments: N/A
F. Graphic and Signage Commitments:
Graphics on the Site will comply with the Graphics Code, Article 15, Title 33 of the Columbus City Code as it applies to the C-4 Commercial District for C-4 uses. Variances to the sign requirements shall be submitted to the Columbus Graphics Commission or master graphic plan for the Site may be submitted to the Columbus Graphics Commission for consideration.
G. CPD Criteria:
1. Natural Environment. The Site is approximately +/-0.89 acres and located on the south side of East Long Street, between North Garfield Avenue and Talmadge Street. The entire Site vacant and there are no natural features.
2. Existing Land Use. The Site is currently zoned R2-F and it is vacant land.
3. Transportation and Circulation. The Site is accessed via North Garfield Avenue and Talmadge Street. The access and internal circuity shall be as shown on the submitted Zoning Plan.
4. Visual Form of the Environment. This area of East Long Street is a historic commercial corridor on the visible edge of the surrounding neighborhood and presents an opportunity for mixed use developments and new higher density housing within walking distance of shops/offices and contribute to a lively atmosphere.
5. View and Visibility. The Site has frontage on and can be viewed from East Long Street,
6. Proposed Development. The development will provide approximately 2,650 square feet of commercial space, 599 square feet of commercial patio space and 72 dwelling units. The site will provide a minimum of 77 vehicular parking spaces and 20 bicycle parking spaces.
7. Behavior Patterns. East Long Street is a commercial corridor which supports higher density residential and mixed-use development.
8. Emission. No adverse effect from emissions shall result from the proposed development.
H. Modification of Code Standards:
1. 3312.25 - Maneuvering. This section shall be modified to allow maneuvering through parking spaces to allow 16 stacked spaces, 8 double stalls, to count toward the minimum parking requirement.
2. 3312.29 - Stacked parking spaces. This section shall be modified to allow 16 stacked spaces, 8 double stalls, to count toward the minimum parking requirement, subject to each pair of stacked spaces being assigned to the same tenant.
3. 3312.49(A)(1) - Bicycle parking visibility. This section shall be modified to allow bicycle parking to be inside and located as shown on the Zoning Plan.
4. 3312.49 - Minimum number of parking spaces required. This section is modified to reduce the minimum number of parking spaces required from 138 to 77.
I. Miscellaneous:
1. A development plan titled “Zoning Plan” showing lot lines, setbacks, access, a first-floor layout, and garage layout are submitted for the development of the Site. Zoning Plan may be adjusted to reflect engineering, topographical or other site data and changes developed at the time of development and engineering plans for all or a portion of the Site affected by said development. Any such adjustment may be reviewed and approved by the Director of the Department of Building and Zoning Services or his/her designee upon submission of the appropriate information regarding the adjustment.
2. The buildings shall be constructed in accordance with the submitted building elevations titled, “Elevations.” The building elevations may be slightly adjusted to reflect engineering, topographical, or other site data developed at the time of the development plan and when engineering and architectural drawings are completed. Any slight adjustments to the building elevations shall be subject to review and approval by the Director of the Department of Building and Zoning Services, or a designee, upon submission of the appropriate data regarding proposed adjustment.
SECTION 4. That this ordinance shall take effect and be in force from and after the earliest period allowed by law.