Explanation
Rezoning Application Z24-021
APPLICANT: Pink Development and Construction LLC; c/o Robert Ellis; PO Box 8174, Columbus, OH 43201.
PROPOSED USE: Mixed-use development.
DEVELOPMENT COMMISSION RECOMMENDATION: Disapproval (4-0) on August 8th, 2024.
FRANKLINTON AREA COMMISSION RECOMMENDATION: Disapproval.
CITY DEPARTMENTS' RECOMMENDATION: Disapproval. The 0.10± acre site consists of one undeveloped parcel in the M, Manufacturing District. The requested CPD, Commercial Planned Development District will allow for the redevelopment of the site with a mixed use building containing 62 dwelling units, 1,900 square feet of retail, and a private rooftop amenity deck. The CPD text proposes C-4, Commercial District uses and supplemental development standards addressing building height, parking reduction, landscaping, and building setbacks, and includes a commitment to develop the site in accordance with the submitted site plan. Code modifications to building setbacks and a parking space reduction from 101 spaces to zero parking spaces are included in the request. The proposed uses are inconsistent with the West Franklinton Area Plan (2014), which recommends “Industrial” land uses as this location. Additionally, Staff note the proposal is inconsistent with Columbus Citywide Planning Policies (C2P2) design guidelines, which recommend that the appropriateness of infill development should be measured in terms of height, width, setbacks, and lot coverage.
Title
To rezone 278 S. GLENWOOD AVE. (43223), being 0.10± acres located on the east side of Glenwood Avenue, and 380 ± feet north of Sullivant Avenue, From: M, Manufacturing District, To: CPD, Commercial Planned Development District (Rezoning #Z24-021).
Body
WHEREAS, application #Z24-021 is on file with the Department of Building and Zoning Services requesting rezoning of 0.10± acres from M, Manufacturing District, to CPD, Commercial Planned Development District; and
WHEREAS, the Development Commission recommends disapproval of said zoning change; and
WHEREAS, the Franklinton Area Commission recommends disapproval of said zoning change; and
WHEREAS, the City Departments recommend disapproval of said zoning change because the requested CPD, Commercial Planned Development District, would allow a mixed use development that is contrary to the “Industrial” land use recommendation and suggested development patterns of the West Franklinton Area Plan for this location, with further inconsistencies with recommendations for infill development to be compatible with surrounding properties and the general development pattern of the area; 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:
278 S. GLENWOOD AVE. (43223), being 0.10± acres located on the east side of Glenwood Avenue, and 380 ± feet north of Sullivant Avenue being more particularly described as follows:
Situated in the State of Ohio, County of Franklin and in the City of Columbus
Being Lot Number Four Hundred Forty-two (442) of West Park Addition, as the same is numbered and delineated upon the recorded plat thereof, of Record, in Plat Book 4, Page(s) 264, Recorder’s Office, Franklin County, Ohio.
Property Address: 278 S. Glenwood Avenue, Columbus, OH 43223
Parcel Number: 010-018394-00
To Rezone From: M, Manufacturing District,
To: CPD, Commercial Planned Development District.
SECTION 2. That a Height District of one hundred and ten (110) 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 official 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 site plan being titled, “IVY RESIDENCES FRANKLINTON - SHEETS 1-7,” and text titled, “COMMERCIAL PLANNED DEVELOPMENT,” all dated August 16, 2024, and signed by Robert Ellis, Applicant, and the text reading as follows:
COMMERCIAL PLANNED DEVELOPMENT TEXT
EXISTING DISTRICT: M, Manufacturing District
PROPOSED DISTRICT: CPD, Commercial Planned Development District
PROPERTY ADDRESS: 278 S. Glenwood Ave Columbus, OH 43223
OWNERS: Two 91 Holdings LLC
APPLICANT: Pink Development and Construction LLC, Robert Ellis
DATE OF TEXT: August 16, 2024
APPLICATION #: Z24-021
1. INTRODUCTION: The 0.1 acre site consists of a vacant piece of land in the M, Manufacturing District. The applicant is requesting a CPD, Commercial Planned Development District to allow the development of a mixed use building with residential and retail uses on the site. There will be a maximum of 62 residential units. Approximately 24% of those units (a maximum of 15 units), will be designated as affordable per the city guidelines for tax abatement requirements with 50% of those units being dedicated to 100% AMI and 50% of those affordable units being dedicated to tenants with an income of 80% or less of AMI. This site sits in a Ready for Opportunity areas which meets 5-6 distress criteria. North and south of the site are existing warehouses in the M, Manufacturing district. The site is within the boundaries of the West Franklinton Plan (2014) which recommends “Industrial” land uses at this location. This site is located within the boundaries of the Franklinton Area Commission. The home that previously existed on this lot was demolished in 2019.
2. PERMITTED USES: All uses of Section 3356.03, C-4 permitted uses, within the Columbus City Code.
3. 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 of the Columbus City Code.
1. With a footprint of 31x129 feet, the building will rise to a maximum of 8 stories above ground, in addition to a utility basement. The total residential space within the building is crafted to accommodate long term occupancy, meeting the growing demand for flexible residential or commercial options.
2. Basement will be used for utility access.
3. The building will have a maximum of 62 apartments, 2 retail spaces, a lobby, and a private rooftop amenity deck.
A.) Density, Height, Lot and/or Setback Commitments.
Building Data:
Total Gross Floor: a maximum of 31,992 SF
Total Dwelling Units: A maximum of 62 units
Total Commercial Spaces: 2 (two ground floor retail)
Density: 634 Units / Acre
Floor Area Ratio: 31,992 Building Sq Ft / 4257 Site Area = 7.51
Height District: H-60 (Existing), H-110 Proposed
Max Building Height: 89‘ (By Pending CPD Zoning)
0’ setbacks on east and west, north and south. The building will be comprised of a maximum of 62 apartments, 2 commercial spaces / retail, and a private rooftop amenity deck. Basement will be used for utility access only.
The setback commitments are depicted on the Site Plan and described above.
B.) Access, Loading, Parking and/or other Traffic Related Commitments.
62 DWELLING UNITS x 1.5 SPACES/UNIT = 93 SPACES 1,900 SF RETAIL (1 SPACE/250 SF) = 8 SPACES Total is 101 spaces required.
Minimum Numbers of Parking Spaces Required, to reduce on‐site parking from 101 spaces to 0
The development will include a minimum of 16 internal inverted U-bike racks located on the second floor and 2 external inverted U-bike racks designated for retail use on the ground level. Bicyclists will access the second-floor bike racks by wheeling their bikes through a corridor that leads to a common area and into an elevator. From the elevator, they will have direct access to a hallway that connects to the designated bike storage area on the second floor. No ramp access is needed, as the entry point is at grade level. The layout and installation of all bike racks will comply with the design standards provided by Traffic Management, ensuring that racks are securely installed and easily accessible.
C.) Buffering, Landscaping, Open Space and/or Screening Commitments:
1. Outdoor areas include a rooftop deck with landscaped planters, outdoor seating, and a pool. Two trees will be planted in the right of way, and six trees will be planted on the rooftop amenity deck. The proposed development will impact two recently planted trees that will be replaced by the owner/developer.
D.) Dumpsters, Lighting, Outdoor Display Areas and/or other Environmental Commitments.
Dumpster will be managed by a private door valet. The dumpster will be inset with proper clearance as to not impede the right of way. Private trash cans will be provided to each residence and picked up nightly by a private valet company. Trash will be through a private hauler and picked up as required.
E.) Graphics and Signage Commitments.
All graphics and signage shall comply with the Graphics Code, Article 15, Title 33 of the Columbus City Code as it applies to the C-4, Commercial District. Variances to the sign requirements, if any, shall be submitted to the Columbus Graphics Commission for consideration.
F.) Miscellaneous Commitments.
1. The Property shall be developed in accordance with the Site Plans. The Site Plans may be slightly adjusted to reflect engineering, topographical or other site data developed at the time of development and when engineering plans are completed. Any slight adjustment to the Site Plan 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.
G.) CPD Criteria.
1. Natural Environment. The site is a vacant parcel, previously zoned for manufacturing. The proposed development is committed to sustainable urban practices aimed at minimizing environmental impacts. This includes the incorporation of green spaces, such as landscaped rooftop areas and street-level plantings that contribute to urban biodiversity. Stormwater management systems will be integrated to reduce runoff, including permeable pavement and bioswales designed to capture and filter rainwater. The project will also explore opportunities for green roofs, rain gardens, and energy-efficient building materials to further lessen its environmental footprint.
2. Existing Land Uses. The surrounding area features a mix of industrial and commercial uses. The proposed mixed-use development is designed to complement these existing uses by introducing residential units that bring vibrancy and activity to the area. The addition of retail spaces on the ground floor will enhance the local economy by providing services and amenities for both residents and the broader community. This strategic placement of residential and commercial spaces within the development ensures a balanced integration that respects the industrial character of the neighborhood while fostering a more diverse and dynamic urban environment.
3. Transportation and Circulation Facilities. The site is strategically located in a transit-oriented area, with multiple bus stops within walking distance, promoting the use of public transportation among residents and visitors. The development will support a significant parking reduction, recognizing the shift towards alternative modes of transportation and a need for a housing first strategy. To enhance accessibility for cyclists, the project includes the installation of high-capacity bike racks, along with a dedicated bike storage area within the building. Pedestrian pathways will be designed to encourage walking, with well-lit, safe, and accessible routes that connect to nearby transit stops or public right of way.
4. Visual Form of the Environment. The building’s size, height, and bulk have been carefully planned to align with the area's trend towards higher density and vertical development. The architectural design emphasizes a modern aesthetic that blends with the industrial heritage of the neighborhood, using materials and finishes that reflect the local context. The building will incorporate varied façade treatments, such as balconies and recessed windows and doors, to create visual interest and break up the massing. The rooftop deck and amenity spaces are designed to be visually appealing from street level, enhancing the overall skyline while maintaining compatibility with the surrounding built environment. The southern facing balconies were designed for maximum sunlight throughout the day for residents.
5. View and Visibility. The design of the development has been crafted to ensure clear visibility at key intersections and access points. Sightlines have been considered to maintain open views along the streets, enhancing the sense of openness and safety for pedestrians. The building’s orientation and height are positioned to optimize visibility without obstructing important vistas or overshadowing neighboring properties. The incorporation of transparent materials at the street level will create a welcoming and engaging façade, contributing to the vibrancy of the streetscape.
6. Proposed Development. The development is a thoughtfully integrated project that includes both private and public components, designed to enhance the quality of life for its residents while contributing to the community. The residential units are tailored for long-term occupancy, offering a range of options to suit diverse needs, while the ground-floor retail spaces are positioned to attract businesses that serve both the local population and visitors. Utilities and infrastructure have been carefully planned to support the proposed density, with sufficient capacity for water, electricity, and waste management. The building will be equipped with modern utilities and technology to ensure reliable service and support the sustainability goals of the project.
7. Behavior Patterns. The development's design is responsive to the existing behavior patterns of the area, offering amenities that cater to the day-to-day needs of residents, workers, and visitors. The inclusion of retail spaces provides convenient shopping and dining options, reducing the need for residents to travel outside the neighborhood. Recreational areas, such as the rooftop deck and communal spaces, encourage social interaction and physical activity, fostering a sense of community within the development. The project aims to create a lively and active environment that supports a balanced lifestyle, combining residential comfort with the conveniences of urban living.
8. Emissions. The development is committed to adhering to all city regulations regarding emissions, including light, sound, and dust. Construction activities will be managed to minimize dust and noise, with measures such as dust suppression systems and sound barriers. Post-construction, the building will incorporate energy-efficient lighting and HVAC systems designed to reduce light pollution and minimize energy consumption. The project will also explore the use of low-emission materials and technologies to further reduce its environmental impact, ensuring that it remains a responsible and sustainable addition to the community.
H.) Modification of Code Standards.
1. 3312.49, Required Parking, 101 parking spaces required with a reduction to zero parking spaces. 16 bike racks will be provided indoors in a bike room on the second floor and two bike racks on exterior front.
2. 3356.11, C-4 district setback lines will be reduced to zero feet on all sides
I.) Summary.
The proposed development in the manufacturing district with rezoning to commercial planned development district aligns well with the existing conditions and zoning code standards. It promotes mixed-use development, increases housing density, supports public transportation, and enhances the community's overall quality of life. The design considerations, public benefits, and alignment with historical precedents in the area further support the project's compatibility with the existing environment.
Proposed Development: Commercial Planned Development with residential use, and retail space on the first floor. The height district requested is 110’ and the building will be a maximum of 89‘ tall with rooftop equipment and amenity deck. There is no heated space above the midrise requirement of the bottom of the top floor beginning below 75’.
SECTION 4. That this ordinance shall take effect and be in force from and after the earliest period allowed by law.