Explanation
Rezoning Amendment: Z20-114B
Ordinance #3143-2021, passed May 9, 2022 (Z20-114), rezoned 9.3± acres at 457 Cleveland Avenue from M, Manufacturing District, to CPD, Commercial Planned Development District to allow a mixed-use development with 49,000 square feet of office space, 8,850 square feet of restaurant and retail space, and 364 apartment units. Ordinance #1927-2023, passed July 10, 2023 (Z20-114A) included amendments to the CPD development text to include aisle width and maneuvering modifications to code standards due to existing building columns partially obstructing these components, and increased the parking reduction from 774 required spaces to 559 provided spaces, where 583 spaces were previously provided. This ordinance further amends the CPD development text by changing the mix of uses as follows: office uses reduced from 49,000 to 4,500 square feet, restaurant and retail uses increased from 8,850 to 40,950 square feet, number of dwelling units decreased from 364 to 351 units, and increased required parking from 774 to 800 spaces, while still providing a total of 559 parking spaces on site. The CPD site plan has also been modified to relocate an outdoor pool and pool building. The remaining sections from Ordinance #1927-2023 (Z20-114A) remain unchanged and are in effect.
HISTORIC RESOURCE COMMISSION RECOMMENDATION: Approval.
CITY DEPARTMENTS' RECOMMENDATION: Approval.
Title
To amend Ordinance #3143-2021, passed May 9, 2022 (Z20-114), and Ordinance #1927-2023, passed July 10, 2023 (Z20-114A) for property located at 457 CLEVELAND AVE. (43215), by repealing Section 3 and replacing with new Section 3 to modify the proposed uses, the parking reduction, and site plan within the CPD, Commercial Planned Development District (Rezoning Amendment #Z20-114B).
Body
WHEREAS, Ordinance #3143-2021, passed May 9, 2022 (Z20-114), rezoned 9.3± acres at 457 CLEVELAND AVE. (43215), from M, Manufacturing District, to CPD, Commercial Planned Development District, to allow mixed-use development; and
WHEREAS, that rezoning established specific allowable uses and development standards addressing building height, setbacks, traffic access, traffic improvements, open space, landscaping, architectural elements, building design, and graphics. Code modifications for building height, building and parking setbacks, driveway width, and required parking were included in the development text.
WHEREAS, Ordinance #1927-2023, passed July 10, 2023 (Z20-114A) amended Ordinance #3143-2021 to modify the development text to include aisle width and maneuvering modifications to code standards due to existing building columns partially obstructing these components, and increased the parking reduction; and
WHEREAS, it is necessary to amend Section 3 of Ordinance #1927-2023, passed July 10, 2023 (Z20-114A), to modify the development text by changing the mix of uses as follows: office uses reduced from 49,000 to 4,500 square feet, restaurant and retail uses increased from 8,850 to 40,950 square feet, number of dwelling units decreased from 364 to 351 units, and increased required parking from 774 to 800 spaces, while still providing a total of 559 parking spaces on site; and
WHEREAS, all other aspects of Ordinance #3143-2021 (Z20-114) and Ordinance #1927-2023 (Z20-114A) are unaffected by this amendment and remain in effect; NOW, THEREFORE:
BE IT ORDAINED BY THE COUNCIL OF THE CITY OF COLUMBUS:
SECTION 1. That Section 3 of Ordinance #1927-2023, passed July 10, 2023 (Z20-114A), is hereby replaced with new Section 3 to read as follows:
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, “CPD SITE PLAN (Z20-114B / ZA25-002),” and said text titled, “DEVELOPMENT TEXT,” both dated May 23, 2025, and signed by Kolby Turnock, Agent for the Applicant, and the text reading as follows:
DEVELOPMENT TEXT
EXISTING ZONING: CPD, Commercial Planned Development (Z20-114A)
PROPOSED ZONING: CPD, Commercial Planned Development (Z20-114B)
PROPERTY ADDRESS: 457 Cleveland Avenue, Columbus, OH 43201
APPLICANT: Half Baked Holdings, LLC c/o Kolby Turnock, 250 Civic Center Drive, Suite 500, Columbus, OH 43215
OWNER: Half Baked Holdings, LLC c/o Kolby Turnock, 250 Civic Center Drive, Suite 500, Columbus, OH 43215
DATE OF TEXT: May 23, 2025
APPLICATION NUMBER: Z20-114B / ZA25-002
INTRODUCTION:
The site is 9.3 +/- acres (Franklin County Auditor Tax Parcel 010-015761) located on the west side of Cleveland Avenue, at the intersection of Cleveland Avenue and Jack Gibbs Boulevard. The site is presently zoned CPD, Commercial Planned Development (Z20-114A, Ordinance 1927-2023, passed July 10, 2023) and is developed with the former Kroger Bakery. The Kroger Company closed the manufacturing facility and sold the property in 2019. This rezoning application is submitted to amend the Z20-114A CPD text to permit minor modifications of the Site Plan referenced in Z20-114A, to modify the commercial uses and to condition site development on a new Site Plan. The existing Kroger north and south buildings will be preserved and new buildings are proposed, all as depicted on the CPD site plan titled “CPD Site Plan”, hereafter “Site Plan”, dated 05/23/2025. The Kroger south building is listed on the local and national historic building registers. All proposed uses will be permitted by the CPD zoning except ground level residential use. See CV20-128 (Ordinance 3144-2021, passed May 9, 2022) for variance to permit ground level residential use.
1. PERMITTED USES: Permitted uses shall be all office, retail, restaurant and residential (dwelling unit) uses of Section 3356.03, C-4 Permitted Uses. See also CV20-128.
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 3356, C-4, Commercial District, Chapter 3312, Off-Street Parking and Loading, and Chapter 3321, General Development Standards, all as applicable, of the Columbus City Code.
A, Density, Height, Lot and/or Setback Commitments.
1. Height District shall be H-60, with height as defined in Columbus City Code Section 3303.08, Letter H, and a maximum building height of 66 feet for the existing Kroger North and Kroger South buildings and to permit a height of 66 feet for proposed building C.
2. Building and parking setbacks shall be as depicted on the Site Plan.
B. Access, Loading, Parking and/or Traffic Related Commitments.
1. Site access shall be as depicted on the Site Plan.
2. The Traffic Impact Study titled “457 Cleveland Avenue Redevelopment, 2nd Revised Traffic Impact Study” (TIS) dated August 5, 2021 was approved by the City of Columbus on August 23, 2021. The approved TIS requires the north driveway (“Drive 1” in the TIS) to be designed with separate exit lanes for right and left turns. The middle driveway (“Drive 2” in the TIS), shall have an island to limit turning movements to right-in/right-out. Each site driveway shall comply with 10’x10’ clear vision triangles.
3. If Cleveland Avenue right of way is acquired by the City of Columbus in the future, Cleveland Avenue building and parking setbacks depicted hereon, as adjusted based on right-of- way acquisition, shall be permitted.
4. An appropriate traffic control system shall be added within the area of the 16.5’ aisle serving the proposed parking structure, as approved by the Department of Public Service. Final details of this traffic control system shall be shown on the final site compliance plan.
C. Buffering, Landscaping, Open Space, and/or Screening Commitments.
The Site Plan depicts large areas of pedestrian plazas, open space and landscaping. Parking along the north property line is setback a minimum of five (5) feet. A fence (7’) and landscaping will be provided in the north parking setback. A landscaping plan shall be included in the final Site Compliance Plan.
D. Building design and/or Interior-Exterior treatment commitments.
1. Building architecture shall be four (4) sided, meaning the building(s) shall have the same level and quality of finish on all sides. Permitted primary building materials for new buildings shall be brick, stone, EIFS/stucco, fiber cement and other panelized wall systems, wood, metal and/or vinyl siding.
2. Windows on the north side of Building B, as identified on the Site Plan, shall be insulated glass windows. A window specification demonstrating insulated glass shall be included in the final Site Compliance Plan set.
E. Dumpsters, Lighting, Outdoor Display Areas and/or Environmental Commitments.
N/A.
F. Graphics 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. Other CPD Requirements.
1. Natural Environment: The Site is located on the west side of Cleveland Avenue, north of the intersection of Cleveland Avenue and Jack Gibbs Boulevard.
2. Existing Land Use: The site is developed with a vacant manufacturing facility for baked goods. The two (2) existing buildings (Kroger North and Kroger South) will be preserved.
3. Circulation: Vehicular access and on-site vehicular circulation shall be as depicted on the Site Plan.
4. Visual Form of the Environment: The proposed uses are appropriate for this urban redevelopment site, consistent with many urban mixed use and residential urban redevelopment projects in Columbus.
5. Visibility: The site is visible from Cleveland Avenue and I-670.
6. Proposed Development: Commercial and residential development and structured parking as permitted by this text and as depicted on the Site Plan.
7. Behavior Patterns: Vehicular access and circulation shall be as depicted on the Site Plan.
8. Emissions: Development will conform to City of Columbus requirements as further controlled by development standards of this development text. There will be no objectionable emissions.
H. Modification of Code Standards.
1. Section 3309.14, Height Districts, to permit a building height of 66 feet for existing Kroger North and Kroger South buildings and to permit a height of 66 feet for proposed building C, all in a H-60 Height District.
2. Section 3312.09, Aisle, to reduce two-way aisle width from 20’ to 17.5 - 19.5’ in the existing Kroger North building due to existing column spacing.
3. Section 3312.25, Maneuvering, to reduce maneuvering area from 20’ to 17.5 - 19.5’ in the existing Kroger North building due to existing column spacing.
4. Section 3312.13, Driveway, to reduce the minimum width of a driveway from 20’ to 18’ on-site on portions of the southwest property line subject to an easement (min. 2’) on State of Ohio property (I-670 right of way), to reduce the width of the existing south driveway, adjacent to I-670 right of way, from 20’ to 10’, subject to an easement (min. 10’) on State of Ohio property (I-670 right of way), and to reduce the driveway accessing the structured parking in the North building from 20’ to 16.5’, all as depicted on the Site Plan.
5. Section 3312.27(4), Parking Setback Line, to reduce the parking setback line along west, southwest and south property lines where the site is adjacent to I-670 right of way from 10’ to 0’, as depicted on the Site Plan, while I-670 is elevated, parking setback would have no effect and much of the area adjacent to I-670 right of way is presently paved.
6. Section 3312.49, Minimum Numbers of Parking Spaces Required, to reduce required parking for uses as itemized on the Site Plan from 800 spaces to 559 spaces.
7. Section 3356.11, C-4 District Setback Lines, to reduce the Cleveland Avenue building setback line from 50’ to 6’ for the existing Kroger North and Kroger South buildings, and to reduce the I-670 building setback line from 25 feet to 0’, 6’ and 16’ for a dumpster, existing Kroger South building and part of proposed Building C, respectively, all as depicted on the Site Plan.
I. Miscellaneous Commitments.
1.The developer shall comply with applicable monetary payment requirements of Chapter 3318, Parkland Dedication, Columbus City Code, as applicable.
2. Development of the site shall be in accordance with the Site Plan titled “CPD Site Plan”, dated 05/23/2025, and signed by Kolby Turnock, Agent 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 Building and Zoning Services Department or his designee upon submission of the appropriate data regarding the proposed adjustment. All building footprints are illustrative and subject to change. The number of dwelling units and square footage of commercial uses may be changed subject to required parking for any adjusted mix of uses not exceeding 800 spaces and not less than 559 on-site parking spaces.
SECTION 2. That existing Section 3 of Ordinance #1927-2023, passed July 10, 2023 (Z20-114A), is hereby repealed.
SECTION 3. That this ordinance shall take effect and be in force from and after the earliest period allowed by law.