Explanation
Rezoning Application # Z07-035
APPLICANT: GFT LLC; c/o Lindsay H. Hodge, Atty.; Kephart Fisher LLC; 207 North Fourth Street; Columbus, OH 43215.
PROPOSED USE: Office and accessory commercial development.
DEVELOPMENT COMMISSION RECOMMENDATION: Approval (5-0) on December 13, 2007.
NORTH EAST AREA COMMISSION RECOMMENDATION: Disapproval Approval.
CITY DEPARTMENTS' RECOMMENDATION: Approval. The requested L-C-3, Limited Commercial District will allow office development with accessory retail and restaurant uses. The site is located within the planning area of The Northeast Plan (2007), which recommends office and light industrial uses for the site. The accessory retail and restaurant uses are acceptable because they are limited to 35% of the total square footage of all buildings, and not more than 25% of the non-office square-footage will front Stelzer Road. The limitation text includes appropriate use restrictions and development standards in consideration of the adjacent residential development and commits to a rendering of a non-office building to ensure that it will reflect the same style as the office buildings. The proposed development is consistent with the zoning and development patterns of the area and with the land use recommendations of The Northeast Plan.
Title
To rezone 2101 STELZER ROAD (43219), being 12.86± acres located on the west side of Stelzer Road, 722± feet north of Citygate Drive, From: R, Rural District, To: L-C-3, Limited Commercial District (Rezoning # Z07-035).
Body
WHEREAS, application #Z07-035 is on file with the Building Services Division of the Department of Development requesting rezoning of 12.86± acres from R, Rural District, to L-C-3, Limited Commercial District; and
WHEREAS, the Development Commission recommends approval of said zoning change; and
WHEREAS, the North East Area Commission recommends disapproval approval of said zoning change because the condition regarding building orientation along the Stelzer Road frontage has not been met; and
WHEREAS, the City Departments recommend approval of said zoning change because the requested L-C-3, Limited Commercial District will allow office and accessory development that is consistent with the zoning and development patterns of the area and with the land use recommendations of The Northeast 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 No. 0179 -03, passed February 24, 2003, and as subsequently amended, is hereby revised by changing the zoning of the property as follows:
2101 STELZER ROAD (43219), being 12.86± acres located on the west side of Stelzer Road, 722± feet north of Citygate Drive, and being more particularly described as follows:
12.861 ACRES
Situated in the State of Ohio, County of Franklin, Township of Mifflin, in Quarter Township 3, Township 1, Range 17, United States Military Lands, being part of Parcels 1 through 5, inclusive, conveyed to Robert S. and Garnet Louise Lamneck by deed of record in Deed Book 3055, Page 521, Recorder's Office, Franklin County, Ohio, and being more particularly described as follows:
Commencing at Franklin County Monument #2266, at the centerline intersection of Stelzer Road (County Road #177) and Genessee Avenue (see FRA-STELZER ROAD B, right-of-way plans, sheets 14 through 16 of 27, on file in the Franklin County Engineer's Office);
Thence, along said centerline of Stelzer Road, South 03º 33' 01" West, 123.51 feet to the original northeast corner of said Parcel 5, the southeast corner of the Joseph L. and Carolyn L. Diehl 2.707 Acre tract (Deed Book 2413, Page 237, said Recorder's Office), and the northeast corner of the Franklin County Commissioners 0.666 Acre tract (Parcel 28WD, Instrument Number 200406300152470, said Recorder's Office);
Thence, along part of the north line of said Parcel 5, part of the south line of said Diehl tract and the north line of said 0.666 Acre tract, North 86º 19' 25" West, 58.00 feet to a set iron pipe in the existing right-of-way of Stelzer Road at the northwest corner of said 0.666 Acre tract, and the TRUE POINT OF BEGINNING of the herein described tract;
Thence, across said Parcels 5 through 1, along said existing right-of-way and the west line of said 0.666 Acre tract, being parallel with and 58.00 feet westerly of, as measured at right angles to, said centerline of Stelzer Road, South 03º 33' 01" West, 500.00 feet to a set iron pipe at the intersection of said line with the south line of said Parcel 1, and in the north line of the Margaret H. Fitzgerald 2.707 Acre tract (Official Record Volume 18837I-01, said Recorder's Office);
Thence, along part of the south line of said Parcel 1 and part of the north line of said Fitzgerald tract, North 86º 19' 25" West, 1,120.62 feet to a found 1" iron pipe at the southwest corner of said Parcel 1, northwest corner of said Fitzgerald tract, and in the east line of the Rockmill Properties, Ltd. 11.690 Acre tract (Instrument Number 199710140118326, said Recorder's Office), passing a ¾" iron pipe found on line at 394.67 feet;
Thence, along the west line of Parcels 1 through 5, inclusive, part of the east line of said 11.690 Acre tract, and part of the east line of the Schottenstein Trustees 10.022 Acre tract (Official Record Volume 1073F-09, said Recorder's Office), North 03º 35' 35" East, 500.00 feet to a found 1" iron pipe at the northwest corner of said Parcel 5, and the southwest corner of said Diehl tract;
Thence, along part of the north line of said Parcel 5 and part of the south line of said Diehl tract, South 86º 19' 25" East, 1,120.24 feet to the place of beginning CONTAINING 12.861 ACRES (560,214 Square Feet), subject however, to all legal highways, easements, leases and restrictions of record, and of records in the respective utility offices.
The foregoing description was prepared from an actual field survey made by Myers Surveying Company, Inc., in January 2006. Iron pipes set are 30" x 1" (O.D.) with an orange plastic cap inscribed "P.S. 6579". Bearings are based on the centerline of Stelzer Road, North 03º 33' 01" East, as shown on said right-of-way plans.
To Rezone From: R, Rural District,
To: L-C-3, Limited Commercial District.
SECTION 2. That a Height District of Thirty-five (35) feet is hereby established on the L-C-3, Limited Commercial District on this property.
SECTION 3. That the Director of the Department of Development be, and he is hereby authorized and directed to make the said changes on the said original zoning map in the office of the Building Services Division and shall register a copy of the approved L-C-3, Limited Commercial District and Application among the records of the Building Services Division as required by Section 3370.03 of the Columbus City Codes; said text being titled, "LIMITATION TEXT," signed by Lindsay H. Hodge, Attorney for the Applicant, dated February 11 March 28, 2008, said site plan being titled, "STELZER ROAD SITE DEVELOPMENT," signed by Vincent L. Guinn, M.D., Applicant, dated March 28, 2008, and said elevation drawing being titled, "STELZER PROFESSIONAL CENTER," signed by Vincent L. Guinn, M.D., Applicant, dated February 8, 2008, and the text reading as follows:
LIMITATION TEXT
PROPOSED DISTRICT: L-C-3
PROPERTY ADDRESS: 2101 Stelzer Road
OWNER: GFT LLC
APPLICANT: GFT LLC
DATE OF TEXT: 2/11/08 3/28/08
APPLICATION NUMBER: Z07-035
INTRODUCTION AND BACKGROUND:
The subject property ("Property"), is comprised of 5 parcels totaling 12.86 +/- acres and is located at 2101 Stelzer Road, within the jurisdiction of the Northeast Area Commission. The Property was recently annexed from Mifflin Township into the City of Columbus and has been given a rural zoning classification. The parcel to the north of the Property is currently zoned R (rural) in the City of Columbus. The parcel to the south of the Property is located in Mifflin Township and is located in the Rural District under the Franklin County Zoning Code. One of the parcels to the west of the Property is zoned SR and R in the City of Columbus. Another parcel to the west of the Property is zoned LM and SR. The parcels across Stelzer Road to the east are zoned residential in Mifflin Township.
The Applicant respectfully requests to rezone the Property from R to L-C-3, a Limited C-3 Commercial District.
PERMITTED USES:
All uses in the Columbus City Code §§ 3351-3355 (C-1, C-2 and C-3, Commercial Districts) except as prohibited below.
Office uses shall occupy a minimum of 65% of the total square footage of the buildings. No more than 25% of the non-office uses shall have frontage on Stelzer Road.
PROHIBITED USES:
a. Armored car facilities;
b. Astrology, fortune telling, and palm reading services;
c. Butcher shops and fish markets;
d. Dry cleaning, laundry services;
e. Funeral homes and crematories;
f. Veterinarian services;
g. Repossession services;
h. Television or radio stations; and
i. Recording studios.
DEVELOPMENT STANDARDS: Unless otherwise indicated in the text, the applicable development standards are contained in Chapter 3355 (C-3, Commercial) of the Columbus City Code.
A. Density, Height, Lot and/or Setback Commitments:
1. A 25-foot building setback shall be established along the northern and southern property lines so long as the adjacent properties to the north and south are used for residential purposes.
2. A 25-foot parking and maneuvering setback shall be established along Stelzer Road.
3. A 10-foot setback for parking and maneuvering shall be established along the northern and southern boundaries so long as the adjacent properties to the north and south are used for residential purposes.
4. Prior to obtaining a zoning clearance the Applicant will dedicate sixty (60) feet of right of way from the rear property line at no cost to the City of Columbus.
B. Access, Loading, Parking and/or Other Traffic Related Commitments.
1. One full service access point onto Stelzer Road will be installed near the center of the Property. The outbound lane for the access point will be thirty (30) feet wide to accommodate both left turn traffic on one side and straight/right turn traffic on the other side. A private drive will be installed to access the rear portion of the Site to access additional buildings.
2. One right-in/right-out curb cut will be installed to access Stelzer Road, located at the southern boundary of the site. The Applicant will provide a cross-access easement to the adjacent property owner immediately to the south of the Site. This will provide an additional access point onto their property which will help eliminate the necessity for future curb cuts onto Stelzer Road.
3. Upon development of this site exceeding 33,000 square feet gross floor area of medical office uses, a southbound right turn lane at the full access entrance to the site will be constructed. The length the southbound right turn lane shall be 310 feet, including the taper.
C. Buffering, Landscaping, Open Space and/or Screening Commitments.
1. A tree buffer and mounding will be provided along Stelzer Road outside of the right-of-way. One tree for every thirty (30) feet of frontage will be installed. Trees will be planted in a manner that will not impede motorists' vision. Mounding will be three feet in height and will taper toward the full access entrance to permit view of signage and not impede sight distance requirements. If any of the adjacent properties are used for residential purposes at the time of development, the Applicant will install within the setback area a row of evergreen trees along the entire length of each property line. A minimum of one (1) tree per thirty (30) feet will be planted within the setback area. The Applicant will also preserve all existing trees within the setback areas. The evergreen trees will be a minimum of five (5) feet tall at time of installation. One tree per ten (10) parking spaces will be installed within the parking area.
2. If the proposed roadway along the western boundary of the site is constructed, a tree buffer and mounding will be provided along the new roadway outside of the right-of-way. One tree for every thirty (30) feet of frontage will be installed. Trees will be planted in a manner that will not impede motorists' vision. Mounding will be approximately three feet in height and will taper toward the full access entrance to permit view of signage and not impede sight distance requirements.
3. The minimum tree sizes at the time of installation are as follows: deciduous 2 ½ inch caliper; ornamental 1 ½ inch caliper and evergreen five (5) feet.
4. Landscaping will be maintained and dead material will be replanted within four (4) months, weather permitting.
5. Pursuant to Section 3318.13 of the Columbus City Code, the Applicant will commit to pay the required Parkland Dedication fee of $400 per acre at the time of final plan approval.
D. Dumpsters and Lighting
1. Dumpsters located on the site shall be screened on three sides by a solid wall or building and the fourth side will be screened with a gate to permit access to the dumpsters. Screening will be constructed using the same materials as those on the buildings.
2. All external outdoor lighting shall be cut-off fixtures (down lighting) except that the building and landscaping may be up-lighted, provided that landscape lighting does not spill over onto public right-of-way or neighboring properties. Lighting fixtures will be selected from the same or similar manufacturer.
3. Parking lot lighting shall be no higher than eighteen (18) feet.
E. Graphics and Signage
1. All signage shall comply with Columbus City Code Sections 3375 through 3383 as they apply to a C-3 Commercial District. Any variance to the graphics or signage requirements shall be submitted to the Columbus Graphics Commission.
2. All ground signage will be monument style graphics.
F. Building Exteriors Building Design and/or Interior-Exterior Treatment Commitments
1. Phase I of the Property shall be developed in accordance with the attached site plan. The site plan may be slightly adjusted to reflect engineering, topographical or other site data developed at the time of development or when engineering plans are completed. Any slight adjustment to the plan shall be reviewed and may be approved by the Director of the Department of Development or his designee upon submission of the appropriate data regarding the proposed adjustment.
2. The buildings located closest to the Stelzer Road frontage shall be constructed so that the
primary entrance is oriented toward Stelzer Road.
2. Phase I buildings shall be positioned at no more than a fifteen (15) degree angle from the centerline of the Property.
3. Phase II buildings shall be positioned so that they are situated at a right angle to Stelzer Road.
1. 4. Exterior materials shall be brick, glass or exterior insulation and finishing systems (EIFS), or any combination thereof.
5. All primary entrances shall face the interior of the development.
6. The Stelzer Road elevations shall contain the same principals as they pertain to windows and building materials that are presented on the primary entrance (interior) elevations.
7. No more than one aisle containing two rows of parking spaces shall be permitted between the Stelzer Road parking setback and the buildings closest to Stelzer Road.
8. There shall be pedestrian connections from the public sidewalk(s) to all building entrances.
3. 9. The design principles represented in the attached rendering express the overall design concept for any non-office buildings.
SECTION 4. That this ordinance shall take effect and be in force from and after the earliest period allowed by law.