Explanation
Rezoning Application: Z17-037
APPLICANT: Arlington Properties; c/o Jeffrey L. Brown, Atty.; 37 West Broad Street, Suite 460; Columbus, OH 43215.
PROPOSED USE: Multi-unit residential development.
DEVELOPMENT COMMISSION RECOMMENDATION: Approval (6-0) on November 9, 2017.
CITY DEPARTMENTS' RECOMMENDATION: Approval. The site consists of five vacant parcels and four parcels developed with single-unit dwellings. The applicant requests the L-ARLD, Limited Apartment Residential District, to develop a 176-unit apartment complex at a density of 16.8 units per acre. Candlelight Lane bisects the site and would be vacated and incorporated into the development. The site is located within the planning area of the Far North Area Plan (2014) which identifies “Medium Density” (6-10 units per acre) residential uses as appropriate for this location and recommends buffering between uses utilizing fencing and existing and new vegetation, orientation of residential garages, and graphics and lighting controls in consideration of adjacent uses. The proposed limitation text establishes supplemental development standards addressing traffic access, landscaping and buffering, building design, building materials, lighting, and graphics; and commits to a site plan and building elevation drawings. A concurrent Council variance (Ordinance #0187-2018; CV17-064) has been submitted to reduce perimeter yard setbacks, increase the height of garages and a screen fence along the east property line, and conform the existing single-unit dwellings in the event that the site is not developed with a multi-unit residential development. Although the proposed density is higher than recommended by the Plan, staff supports the proposal noting that the text and exhibits provide sufficient controls to ensure that the development is compatible with the single-unit dwellings to the east and west, the apartment complex to the north, and the shopping center and mini-storage facility to the south.
Title
To rezone 8835 SOUTH OLD STATE ROAD (43035), being 10.45± acres located at the northeast corner of South Old State Road and Candlelight Lane and on the south side of Candlelight Lane, 250± feet east of South Old State Road, From: R, Rural District, To: L-ARLD, Limited Apartment Residential District (Rezoning # Z17-037).
Body
WHEREAS, application # Z17-037 is on file with the Department of Building and Zoning Services requesting rezoning of 10.45± acres from R, Rural District, to L-ARLD, Limited Apartment Residential 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 proposed L-ARLD, Limited Apartment Residential district will allow a multi-unit residential development that is similar and compatible in regards to density with the existing multi-unit residential development to the north, and will be designed in a manner that mitigates its impact on nearby lower density residential developments as recommended by the Far North Plan; 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 # 0179 -03, passed February 24, 2003, and as subsequently amended, is hereby revised by changing the zoning of the property as follows:
8835 SOUTH OLD STATE ROAD (43035), being 10.45± acres located at the northeast corner of South Old State Road and Candlelight Lane and on the south side of Candlelight Lane, 250± feet east of South Old State Road, and being more particularly described as follows:
3.665 ACRES
Situated in the State of Ohio, County of Delaware, Township of Orange, in Farm Lot 3, Quarter Township 3, Township 3, Range 18, United States Military Lands, being comprised of all of Lots 195 - 197 of the subdivision entitled “Shuster Subdivision”, of record in Plat Book 7, Page 49, said Lots being conveyed to Norma Jean Lunzar by deeds of record in Deed Book 298, Page 94, Deed Book 423, Page 714, Deed Book 444, Page 804 and Official Record 908, Page 1235, and Jimmy Harmon and Connie Harmon by deed of record in Deed Book 577, Page 506, (all references are to the records of the Recorder’s Office, Delaware County, Ohio) and more particularly bounded and described as follows:
BEGINNING at the corner common to said Lot 195 and Lot 6608 of the subdivision entitled “Giltz Subdivision”, of record in Plat Cabinet 3, Slot 343;
Thence North 02° 57' 01" East, with the easterly line of said Lot 6608, a distance of 314.00 feet to a point in the southerly right of way line of Candlelite Lane;
Thence South 86° 45' 46" East, with said southerly right of way line, a distance of 508.50 feet to a point in the westerly line of the subdivision entitled “Prestwick Commons Section 4”, of record in Plat Cabinet 2, Slot 322;
Thence South 02° 57' 01" West, with said westerly line, a distance of 314.00 feet to a point in a northerly line of said Lot 6608;
Thence North 86° 45' 46" West, with said northerly line, a distance of 508.50 feet to the POINT OF BEGINNING, containing 3.665 acres of land, more or less;
This description is to be used for zoning purposes only, not for transfer.
6.785 ACRES
Situated in the State of Ohio, County of Delaware, Township of Orange, in Farm Lot 3, Quarter Township 3 and Farm Lot 22, Quarter Township 4, Township 3, Range 18, United States Military Lands, being comprised of all of Lots 186 - 191 of the subdivision entitled “Shuster Subdivision”, of record in Plat Book 7, Page 49, said Lots being conveyed to James W. Rosenberry, Trusteet by deed of record in Official Record 1098, Page 1613, John Harris and Angela Harris by deed of record in Official Record 850, Page 518, Ostap Szwabinsky, Larry D. Barnett and David L. Marhover by deed of record in Official Record 1055, Page 2486, and Paul M. Canter, Jr. and Cathy L. Canter by deed of record in Deed Book 524, Page 755, (all references are to the records of the Recorder’s Office, Delaware County, Ohio) and more particularly bounded and described as follows:
BEGINNING at the southeasterly corner of Lot 185 of said “Shuster Subdivision”, in the northerly right of way line of Candlelite Lane;
Thence North 17° 02' 20" East, with the easterly line of said Lot 185 and with the easterly line of that 0.998 acre tract conveyed as Parcel 62-WD by deed of record in Official Record 1395, Page 994, a distance of 347.00 feet to a point in the southerly line of that 13.961 acre tract conveyed as Tract II to Polaris Grand, LLC by deed of record in Official Record 1233, Page 2765;
Thence South 86° 47' 30" East, with said southerly line, a distance of 834.14 feet to a point in the westerly line of the subdivision entitled “Prestwick Commons Section 4”, of record in Plat Cabinet 2, Slot 322;
Thence South 02° 37' 18" West, with said westerly line, a distance of 335.44 feet to a corner thereof;
Thence North 87° 12' 24" West, with a northerly line of said Section 4, a distance of 255.70 feet to a corner thereof;
Thence North 86° 45' 46" West, with the northerly right of way line of said Candlelite Lane, a distance of 664.83 feet to the POINT OF BEGINNING, containing 6.785 acres of land, more or less;
This description is to be used for zoning purposes only, not for transfer.
Note: Candleite Lane right-of-way is to be vacated and incorporated into the subject site. The vacated right-of-way will assume the L-ARLD designation per Section 3309.17(I) of the Columbus City Code.
To Rezone From: R, Rural District.
To: L-ARLD, Limited Apartment Residential District.
SECTION 2. That a Height District of sixty (60) feet is hereby established on the L-ARLD, Limited Apartment Residential 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 changes on the said original zoning map and shall register a copies of the approved L-ARLD, Limited Apartment Residential District and Application among the records of the Department of Building and Zoning Services as required by Sections 3370.03 of the Columbus City Codes; said site plans being titled, "PRELIMINARY SITE PLAN, " and "ZONING SUBMITTAL," said elevation drawings being titled, "CANDLELIGHT LANE APARTMENTS," and said text being titled, "DEVELOPMENT TEXT," all dated December 28, 2017, and signed by Jeffrey L. Brown, Attorney for the Applicant, and the text reading as follows:
DEVELOPMENT TEXT
Application: Z17-037
Address: 8835 South Old State Road
Owner: Norma Jean Lunzar et al.
Applicant: Arlington Properties
Zoning Districts: L-ARLD
Date of Text: 12/28/17
1. Introduction: The subject site is being annexed from Orange Township into the City of Columbus. The site is on the east side of South Old State Road, 728 feet ± north of Polaris Parkway.
2. Permitted Uses: Those uses permitted in Section 3333.02 AR-12, ARLD and AR-1 apartment residential district use of the Columbus City Code.
3. Development Standards: Except as otherwise noted herein or on the submitted drawing, the applicable development standards of Chapter 3333 Apartment Districts of the Columbus City Code shall apply to this site.
A. Density, Height, Lot, and/or Setback Commitments.
1. Maximum number of dwelling units shall be 176.
2. See accompanying Council variance CV17-064 regarding perimeter yard.
B. Access, Loading, Parking and/or Other Traffic Related Commitments.
1. Access shall be as depicted on the attached Site Plans unless modified by the City’s Department of Public Service; the east access point shall be for emergency access only.
2. The applicant shall connect its sidewalk systems to the proposed pedestrian facilities to be constructed along South Old State Road.
C. Buffering, Landscaping, Open Space and/or Screening Commitments.
1. The setback area west of the parking spaces and north of Candlelite Lane shall be landscaped as follows: one street tree for 35 feet of frontage. These trees may be evenly spaced or grouped.
2. The area within the north perimeter yard shall be landscaped per the Zoning Submittal plan as follows: at the rate of six (6) trees per 100 lineal feet with the six (6) trees consisting of a 3:1 ratio of evergreen trees to ornamental and/or street trees; the area within the east perimeter yard shall be landscaped as follows: at the rate of eight (8) trees per 100 lineal feet with the eight (8) trees consisting of a 3:1 ratio of evergreen trees to ornamental and/or street trees.
3. The applicant will incorporate existing healthy and noninvasive trees as determined by an arborist which are located within the perimeter setback along the east property line north of Candlelite Lane except in the area of the detention pond and along the fence line. If existing trees which are being kept are in the areas where the landscape plan shows new plantings, then the new plantings shall be relocated to accommodate the existing trees that are being maintained. The total number of new plantings shall remain the same even if existing trees are being kept.
4. Street trees shall be installed along the frontage of Candlelite Lane adjacent to the applicant’s site subject to the review and approval of the City of Columbus where applicable on the basis of 1 tree for every 35 feet of frontage. Trees may be evenly spaced or grouped together.
5. Utility crossing(s) may be required across perimeter yard areas and shall be permitted for provisions of utilities to the site.
D. Building Design and/or Interior-Exterior Treatment Commitments.
1. The applicant has submitted building elevations as part of its zoning application. The submitted building elevations depict one type of building, but all buildings on the site (garages, 2-story dwelling units, and 3-story dwelling units) shall be developed with similar building materials in a consistent design. The building elevations 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 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.
E. Lighting, Outdoor Display Areas, and/or other Environmental Commitments.
1. Maximum height of light poles shall be fourteen feet.
2. All external lighting (parking and wall-mounted) shall be cut-off fixtures (down lighting) and shall be designed to prevent offsite spillage.
F. Graphics and/or Signage Commitments.
All graphics shall conform to Article 15 of the Columbus Graphics Code, as it applies to the ARLD, Apartment Residential District. Any variance to the applicable sign standards of the ARLD district shall be submitted to the Columbus Graphics Commission.
G. Miscellaneous Commitments.
1. There shall be an internal sidewalk system within the development as shown on the submitted site plans.
2. The developer shall comply with the parkland dedication ordinance.
3. The proposed dog park shall be located at least 200 feet from the east property line.
4. All new wiring shall be underground.
5. The proposed development shall be developed in general conformance with the submitted Site Plans. The plans may be adjusted to reflect engineering, topographical or other site data developed at the time that development and engineering plans are completed. Any adjustment to the Site Plans shall be reviewed and may be approved by the City’s Director of the Department of Building & 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.