Explanation
Rezoning Application: Z24-015
APPLICANT: Perennial Housing Partners LLC, c/o Rebecca Mott, Atty.; 411 E. Town Street, Floor 2; Columbus, OH 43215.
PROPOSED USE: Multi-unit residential development.
DEVELOPMENT COMMISSION RECOMMENDATION: Approval (5-0) on July 11, 2024.
CITY DEPARTMENTS' RECOMMENDATION: Approval. The 2.49± acre site consists of one parcel developed with an extended stay hotel in the CPD, Commercial Planned Development District. The proposed L-AR-O, Limited Apartment Office District will allow conversion of the extended stay hotel into a multi-unit residential development. The site is within the planning boundaries of the Far North Area Plan (2014) which recommends “Employment Center” land uses at this location. Although inconsistent with this recommendation, Planning Division staff notes the proposal’s reuse of the site, the site’s adjacency to existing multi-unit residential development and hotel uses, and jobs within close proximity for the future tenants as mitigating factors, and thus do not consider the use to be incompatible with the recent development pattern of the area. A concurrent Council variance (Ordinance #2367-2024; CV24-043) has been filed to reduce requirements for drive aisle width, driveway width, maneuvering area, parking lot shade trees, minimum number of parking spaces, and perimeter yard for a 99-unit development, mainly for existing site conditions.
Title
To rezone 115 HUTCHINSON AVE. (43235), being 2.5± acres located on the south side of Hutchinson Avenue, 150± feet west of High Cross Boulevard, From: CPD, Commercial Planned Development District, To: L-AR-O, Limited Apartment Office District (Rezoning #Z24-015).
Body
WHEREAS, application #Z24-015 is on file with the Department of Building and Zoning Services requesting rezoning of 2.5± acres from CPD, Commercial Planned Development District, to the L-AR-O, Limited Apartment Office District; and
WHEREAS, the Development Commission recommends approval of said zoning change; and
WHEREAS, the City Departments recommend approval of the zoning change because the requested L-AR-O, Limited Apartment Office District will allow multi-unit residential development at a density consistent with the area’s emerging residential development pattern, and notes that proposal meets the city’s objectives to provide more housing; 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:
115 HUTCHINSON AVE. (43235), being 2.5± acres located on the south side of Hutchinson Avenue, 150± feet west of High Cross Boulevard, and being more particularly described as follows:
Situated in the State of Ohio, County of Franklin and City of Columbus and in Farm Lot 39 in Section 2, Township 2, Range 18, United State Military Lands, containing 2.503 acres of land, more or less, 1.384 acres of said 2.503 acres being out of that 4.934 acre tract of land described in the deed to The Pontifical College Josephinum of record in Official Record Volume 5708, page A17 and 1.119 acres of said 2.503 acres being out of that tract of land designated "PARCEL TWO" and described in the deed to The Pontifical College Josephinum of record in Official Record Volume 5473, page A05, said 2.503 acre of land being more particularly described as follows:
Beginning at an iron pipe at the northeasterly comer of said 4.934 acre tract, the same being at the northwesterly comer of that 8.510 acre tract of land described in the deed to West-WHI Columbus Northwest Partners of record in Official Record Volume 5473, Page A08 and in a southerly right of way line of Hutchinson Avenue, 60 feet in width, as the same is designated and delineated upon the plat entitled "Crosswoods Center Section Three" as shown of record in Plat Book 62, pages 52 and 53;
Thence South 3 degrees 10' 07'' West, with, in part, the easterly line of said 4.934 acre tract and with the westerly line of said 8.510 acre tract, a distance of 440. 71 feet to an iron pipe at the southwesterly comer of said 8.510 acre tract, the same being in a southwesterly line of said "PARCEL TWO" and in a northeasterly limited access right of way line of Interstate Route 270;
thence North 63 degrees 25' 56" West, with a southwesterly line of said "PARCEL TWO" and with a northeasterly limited access right of way line of said Interstate Route 270, a distance of 328.62 feet to an iron pipe;
thence North 3 degrees 31' 51" East, a distance of 295.80 feet to an iron pipe in a northerly line of said 4.934 acre tract, the same being in a southerly right of way line of said Hutchinson Avenue, 60 feet in width;
thence, with the northerly boundary of said 4.934 acre tract and with the right of way boundary of said Hutchinson Avenue, the following two courses and distances:
1) South 86 degrees 28' 09" East, 169.16 feet to an iron pipe at the point of curvature;
2) Eastwardly, with the arc of a curve to the left having a radius of 530.00 feet, a central angle of 14 degrees 15' 02" and a chord that bears North 86 degrees 24' 20" East, a chord distance of 131.48 feet to the point of beginning and containing 2.503 acres of land, more or less.
The Official Records and Plat Book referred to in the foregoing descriptions are records of the Franklin County, Ohio Recorder. The bearings in the foregoing descriptions are based on the same meridian as the bearings shown on said recorded plat of Crosswoods Center Section Three.
Tax Parcel No: 610-192709
Property Address: 115 Hutchinson Avenue Columbus, OH 43235
To Rezone From: CPD, Commercial Planned Development District,
To: L-AR-O, Limited Apartment Office District.
SECTION 2. That a Height District of sixty (60) feet is hereby established on the L-AR-O, Limited Apartment Office 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 L-AR-O, Limited Apartment Office District and Application among the records of the Department of Building and Zoning Services as required by Section 3370.03 of the Columbus City Codes; said site plan titled, “115 hutchinson ave,” and said text titled, “LIMITATION TEXT,” both dated August 16, 2024, and signed by Rebecca Mott, Attorney for the Applicant, and the text reading as follows:
LIMITATION TEXT
PROPOSED DISTRICT: L-AR-O, Limited Apartment Residential District
PROPERTY ADDRESS: 115 Hutchinson Avenue
OWNER: ANR Columbus Hotel, LLC
APPLICANT: Perennial Housing Partners, LLC
DATE OF TEXT: 8/16/24
APPLICATION NUMBER: Z24-015
1. INTRODUCTION: The subject real property is 2.5 +/- acres, located at 115 Hutchinson Avenue, Columbus, Ohio 43235, and known as Franklin County Auditor Tax Parcel Id. No.: 610-192709-00 (the “Property”). The Property is located north of I-270, east of U.S. 23, south of Hutchinson Avenue, and west of the railroad tracks. The Property is currently improved with an extended-stay hotel, an ancillary office building, parking areas, pool, tennis courts, courtyard, and landscaping.
The Applicant proposes to re-zone the Property form the CPD District to the L-AR-O District to permit the conversion of hotel units into a total of ninety-nine (99) multi-family residential (apartment) units on the Property, as also shown on the site plan dated August 16, 2024 (the “Site Plan”).
The Property is located in a mixed-use neighborhood. The proposed development is consistent with, and will help support, the businesses and other uses in the neighborhood. Further, the residents of the proposed apartment development will utilize the significant commercial retail amenities in the area and public infrastructure improvements undertaken by the City of Columbus along Worthington Woods Boulevard.
2. PERMITTED USES: Multi-family residential uses and any other permitted accessory uses to multi-family residential uses, all as set forth in Section 3333.04 of the City of Columbus Code of Ordinances (the “Zoning Code”).
3. DEVELOPMENT STANDARDS: Except as specified herein, the applicable development standards of Chapter 3333, Apartment Residential District, of the Zoning Code shall apply.
A. Density, Lot, Height, and/or Setback Commitments.
1. The front building setback shall be a minimum of twenty-five (25) feet.
2. The height district shall be a maximum of sixty feet (60’) (existing height standard from the former re-zoning to the CPD District).
3. A concurrent Council Variance Application has been filed along with this Re-Zoning Application to vary the minimum required perimeter yard under the Zoning Code, from twenty-five feet (25’) to four feet (4’).
B. Access, Loading, Parking, and/or Other Traffic Related Commitments.
1. The curb cut and access point to the Property is existing to and from the public right-of-way of Hutchinson Avenue and shall be subject to the review and approval of the Public Service Department for the City of Columbus.
2. A frontage sidewalk will be added along Hutchinson Avenue, as shown on the Site Plan.
3. A concurrent Council Variance Application has been filed along with the Re-Zoning Application for a reduction in the minimum number of parking spaces required for the multi-family residential use, from one hundred and forty-nine (149) spaces to ninety-nine (99) spaces.
4. A concurrent Council Variance Application has been filed along with the Re-Zoning Application to permit a reduction in the aisle width to 19.2’, a reduction in the driveway width to 18’, and a reduction in the maneuvering area to 19.2’.
5. Required bicycle parking of six (6) spaces shall be distributed throughout the site to provide convenient access to the proposed buildings and shall be as close as possible to a building entrance.
6. A minimum of six (6) parking lot shade trees are provided on the Property. A concurrent Council Variance Application has been filed along with the Re-zoning Application for a reduction in the minimum number of parking lot shade trees from ten (10) to six (6).
7. The applicant shall construct a sidewalk along the south side of Hutchinson Avenue to connect between the site and COTA bus stop #7261 at the southeast corner of the intersection of Hutchinson Avenue and High Cross Boulevard, unless otherwise determined by the Department of Public Service pursuant to CCC 4309.08(D).
C. Buffering, Landscaping, Open Space, and/or Screening Commitments.
1. A minimum of sixty-six (66) perimeter shade trees are provided on the Property, which exceeds the Zoning Code requirement by fifty-six (56) trees.
2. Landscaping will be as shown, generally, on the Site Plan.
D. Building Design and/or Interior-Exterior Commitments.
1. All external lighting (parking and wall-mounted) shall be cut-off fixtures (down lighting) and shall be designed to prevent off-site spillage.
2. Lights shall be of the same or similar type and color.
E. Graphics and/or Signage Commitments.
All graphics and signage shall comply with Article 15, Chapter 33 of the Columbus City Code of Ordinances and any variance to those requirements will be submitted to the Columbus Graphics Commission for consideration.
F. Miscellaneous.
The Property will be developed in substantial conformance with the Site Plan. The Site Plan may be adjusted slightly to reflect engineering, topographical, or other site data developed at the time the engineering plans are completed. Any slight adjustment to the Site Plan will be reviewed and may be approved by the Director of Building and Zoning Services, or his 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.