Explanation
Rezoning Application: Z21-071
APPLICANT: M/I Homes of Central Ohio LLC; c/o David Hodge, Atty.; 8000 Walton Parkway, Suite 260; New Albany, OH 4305.
PROPOSED USE: Multi-unit residential development.
DEVELOPMENT COMMISSION RECOMMENDATION: Approval (5-0) on November 17, 2021.
CITY DEPARTMENTS' RECOMMENDATION: Approval. The 23.64± acre site is undeveloped and is zoned in the PUD-4, Planned Unit Development District. The site is a portion of Subarea B of Zoning Ordinance #1703-2017 (Z16-086). That ordinance rezoned +/-76.93 acres in both Subareas A and B to PUD-4 to allow the development of 265 single and multi-unit dwellings. Subarea A permitted 96 units on 6.82 acres (14.08 du/ac) and Subarea B permitted 169 units on 67.24 acres (2.54 du/ac). Subarea A and the eastern portion of Subarea B are currently under development. This proposed development will permit the development of 104 attached single-unit town homes within a private street network at a maximum density of 4.4 units/acre with 14.7 acres of provided open space (an increase of 55 units from the original zoning, Z16-086). The development shall retain and maintain 6.7 acres of the open space and dedicate 8.0 acres of the open space to the City of Columbus. The site is located within the boundaries of the Rocky Fork - Blacklick Accord Plan (2003), which recommends “Neighborhood” land uses at this location. The development text commits to a site plan and landscaping plan, and includes setback and access provisions, landscaping and screening, building materials commitments, and lighting controls. The proposal is consistent with the land use recommendations of The Rocky Fork Blacklick Accord, compliments critical natural resources along Rocky Fork Creek, and is appropriate based on location and surrounding development patterns along North Hamilton Road and its immediate vicinity. The request received a recommendation of approval from the Rocky Fork Blacklick Accord Panel on October 21, 2021.
Title
To rezone 7132 N. HAMILTON RD. (43081), being 23.64± acres located on the east side of North Hamilton Road, north of the terminus of Seffner Drive, From: PUD-4, Planned Unit Development District, To: PUD-6, Planned Unit Development District (Rezoning #Z21-071).
Body
WHEREAS, application #Z21-071 is on file with the Department of Building and Zoning Services requesting rezoning of 23.64± acres from PUD-4, Planned Unit Development District, to PUD-6, Planned Unit Development 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 requested PUD-6, Planned Unit Development District will allow a multi-unit residential development that is consistent the land use recommendations of The Rocky Fork Blacklick Accord, complements critical natural resources along Rocky Fork Creek, and is appropriate based on location and surrounding development patterns along North Hamilton Road and its immediate vicinity; 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:
7132 N. HAMILTON RD. (43081), being 23.64± acres located on the east side of North Hamilton Road, north of the terminus of Seffner Drive, and being more particularly described as follows:
Situated in the State of Ohio, County of Franklin, City of Columbus, Lot 6, Quarter Township 2, Range 16, United States Military Lands and being part of an original 40 acre original tract of land as conveyed to Harlem Road Real Estate, LLC of record in Instrument Number 201310030167727, all deed references refer to the records of the Recorder's Office Franklin County, Ohio, and being more particularly described as follows:
Beginning at a 5/8” iron pin set at the northeasterly corner of Hamilton Road, of record in Plat Book 125, Page 40, and the northwesterly corner of Reserve “F” of a plat entitled Crossings at Rocky Fork Section 3, of record in Plat Book 126, Page 80;
Thence, North 6°49'51" East, with the easterly right-of-way line of Hamilton Road of record in Plat Book 130, Page 25, a distance of 854.32 feet to an iron pin set on the southerly line of a 41.33 acre tract, as conveyed to The Souder Family Trust, of record in Official Record 32269, Page B03;
Thence, South 85°54'23" East, with the southerly line of said 41.33 acre tract, a distance of 174.15 feet to an iron pin set at the southwesterly corner of an 80 acre original tract as conveyed to Walnut Street LLC, of record in Instrument Number 201910160137656;
Thence, South 85°43'19" East, with said southerly line, a distance of 984.24 feet to a 5/8” iron pin found with no cap at the northwesterly corner of a 23.326 acre tract, as conveyed to Pulte Homes Of Ohio LLC, of record in Instrument Number 201903120027707;
Thence, South 0°04'22" East, with the westerly line of said 23.326 acre tract, a distance of 853.73 feet to an iron pin set at a northeasterly corner of a 20.671 acre tract as conveyed to Pulte Homes of Ohio, LLC, of record in Instrument Number 202010070153192;
Thence, North 85°50'52" West, with said northerly line, passing a 5/8” iron pin found with a cap inscribed “CEC”, at a distance of 296.69 feet, a total distance of 1261.21 feet to the Point of Beginning, and containing 23.680 acres of land more or less, being out of PID: 010-267723;
Subject to all covenants, restrictions, reservations and easements contained in any instrument of record pertaining to the above described tract of land.
All iron pins called as set are 5/8” x 30” rebar with yellow identification cap stamped “CESO”.
The basis of bearings for the description are based on North 4°49'51" East, for the centerline of Hamilton Road based on Ohio State Plane Coordinate System, Ohio South Zone, NAD 83 (2011) as determined by a series of GPS observations using ODOT CORS network.
To Rezone From: PUD-4, Planned Unit Development District,
To: PUD-6, Planned Unit Development District.
SECTION 2. That a Height District of thirty-five (35) feet is hereby established on the PUD-6, Planned Unit 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 original zoning map and shall register a copy of the approved PUD-6, Planned Unit Development District and Application among the records of the Department of Building and Zoning Services as required by Section 3311.09 of the Columbus City Codes; said plans being titled, “TOWNES AT HAMILTON WOODS SITE PLAN,” “TOWNES AT HAMILTON WOODS LANDSCAPE PLAN,” “TOWNES AT HAMILTON WOODS LANDSCAPE ENLARGEMENTS AND DETAILS,” and “TOWNES AT HAMILTON WOODS ILLUSTRATIVE SITE PLAN,” and said text being titled, “PLANNED UNIT DEVELOPMENT TEXT,” all dated November 18, 2021, and signed by Eric Zartman, Attorney for the Applicant, and the text reading as follows:
PLANNED UNIT DEVELOPMENT TEXT
Application: Z21-071
Property Address: 7132 North Hamilton Road
Parcel ID: 010-267723
Property Size: +/- 23.64 Acres
Current District: PUD-4, Planned Unit Development
Proposed District: PUD-6, Planned Unit Development
Applicant: M/I Homes of Central Ohio
Attorney: David Hodge, Underhill and Hodge, LLC
Date of Text: November 18, 2021
I. Introduction
The site is a single parcel situated in north-east Columbus, Ohio and generally located east of the Hamilton Road extension currently under construction, west of Harlem Road, and north of Central College Road. The site is the western portion of Subarea B of Zoning Ordinance #1703-2017 (Z16-086). That ordinance rezoned +/-76.93 acres to PUD-4 to allow the development of 265 single- and multi-family dwelling units. Subarea A and the eastern portion of Subarea B are currently under development. This western portion of Subarea B remains undeveloped.
The Applicant proposes rezoning this site to permit the development of a town house design which it believes will be more desirable under current market conditions and a better residential product altogether. Specifically, the proposed development will provide 104 fee simple, attached single-unit, town homes within a private street network. This is a density of 4.4 dwelling units per acre on a +/-23.64-acre site. The development also provides a total of +/-14.7 acres of open space. The development shall retain and maintain +/- 6.7 acres of this open space and dedicate +/-8.0 acres of this open space to the City of Columbus. The Applicant is committed to maintaining critical components of Ord. #1703-2017, including the open space, quality materials and design, cross access, landscaping, and street improvements.
II. Permitted Uses: The permitted uses shall be those contained in Section 3345.04 of the Columbus City Code.
III. Development Standards: Unless otherwise specified below or in the PUD Plan, the site shall be developed in accordance with the applicable AR-12 development standards of Chapter 3333 of the Columbus City Code.
A. Density, Height, Lot and/or Setback Requirements:
1. There shall be a maximum of 104 dwelling units.
2. There shall be a minimum building setback of 120 feet from the Hamilton Road right of way. Above ground utility structures, hot box structures, and landscaping may be located within the minimum building setback.
3. The building height shall not exceed two-and-one-half stories.
4. Individual lots shall have the front of buildings set back a minimum of 18 feet from the outside edge of the sidewalk; if no sidewalk, the 18 foot setback shall be from the back of the curb. Buildings which have sides along streets shall have their side be set back a minimum of 10 feet from the edge of that side pavement or sidewalk.
5. Individual lots shall have a minimum side yard of zero feet.
6. Individual lots shall have a minimum rear yard of 10 feet. Patios and decks may encroach into the rear yard.
7. The minimum building separation shall be 10 feet.
8. Each dwelling unit shall be on an individual lot with a minimum lot area of 2,000 square feet.
9. Individual lots shall have a maximum building lot coverage of 80%, exclusive of patios, porches, driveways, sidewalks, and decks.
10. The minimum perimeter yard shall be 20 feet from the north perimeter, 20 feet from the south perimeter, and 25 feet from the east perimeter.
B. Access, Loading, Parking and/or other Traffic Related Commitments:
1. Access shall be in accordance with the review and approval of the City of Columbus Department of Public Service, Traffic Management Division.
2. There shall be no parking permitted at the main entrance. Streets that are 27 feet in width or wider, measured from back of curb to back of curb, shall allow parking on both sides of the street, as approved by the Division of Traffic Management. Streets less than 27 feet in width, including the one-way boulevard streets, shall not permit parking.
3. Private streets shall be a minimum of 20 feet in width for one-way travel, measured from back of curb to edge of decorative concrete, and 21 feet in width for two-way travel, measured from back of curb to back of curb. Private streets shall be maintained by a homeowners or condominium association.
4. Public Street connections or stubs, if needed, will be determined by the Director of Public Service or his/her designee.
5. Minimum 4-foot-wide sidewalks shall be provided as shown on the PUD Site Plan.
6. There shall be a decorative overlook located where generally shown on the PUD Site Plan at the terminus of a boulevard leading to the parkland area.
7. Pedestrian and bicycle access easements shall be provided for the adjacent property to the north upon redevelopment of that property.
C. Buffering, Landscaping, Open Space and/or Screening Commitments:
1. The site shall provide a total of +/-14.7 acres of open space. The development shall retain and maintain +/- 6.7 acres of this open space and dedicate +/-8.0 acres of this open space to the City of Columbus.
2. The site shall provide buffering, landscaping, open space, and screening in conformance with the submitted “Townes at Hamilton Woods Landscape Plan” and “Townes at Hamilton Woods Landscape Enlargements and Details.”
D. Building Design and/or Interior-Exterior Treatment Commitments:
1. The main exterior building materials will be wood, wood composition, brick, brick veneer, stone, stone veneer, vinyl, beaded vinyl or cultured stone, metal, glass and/or a combination thereof. There shall be pitched roofs for each unit.
2. Dwelling units may be used as model homes for the purpose of marketing and sales.
3. Front facades shall include a stone, brick, or masonry water table.
E. Dumpsters, Lighting, Outdoor Display Areas, and/or other Environmental Commitments:
1. Subject to the approval of a Dumpster Waiver by the Department of Public Service Refuse Collection Division, refuse collection shall be provided by a private hauler and transported to an off-site compactor.
2. The front of each unit shall have a decorative coach light.
3. All external outdoor lighting fixtures shall be same/similar or compatible in appearance. Ground mounted lighting, if used, shall be shielded and landscaped.
F. Graphics and Signage Commitments:
All signage and graphics shall conform to the Columbus Graphics Code. Any variances needed from the applicable graphics requirements shall be submitted to the Columbus Graphics Commission.
G. Modifications:
1. 3333.18 - Building Lines. This section shall be modified to allow above ground utility structures and hot box structures within the minimum building setback.
2. Section 3333.255 - Perimeter yard. This section requires a minimum perimeter yard of 25 feet. This section shall be modified to reduce the minimum perimeter yard from 25 feet to 20 feet for the north and south perimeters.
H. Miscellaneous Commitments:
1. The site shall be developed in accordance with the Site Plans, “Townes at Hamilton Woods Site Plan,” and “Townes at Hamilton Woods Illustrative Site Plan.” The Plans may be slightly adjusted to reflect engineering, topographical, or other site data developed at the time the development and engineering plans are completed. Any slight adjustment to the Plans is subject to review and approval by the Director of Building and Zoning Services, or his/her designee, upon submission of the appropriate data regarding the proposed adjustment.
2. The site shall be developed in accordance with the Landscape Plans, “Townes at Hamilton Woods Landscape Plan” and “Townes at Hamilton Woods Landscape Enlargements and Details.” The Plans may be slightly adjusted to reflect engineering, topographical, or other site data developed at the time the development and engineering plans are completed. Any slight adjustment to the Plans is subject to review and approval by the Director of Building and Zoning Services, or his/her designee, upon submission of the appropriate data regarding the proposed adjustment.
3. Developer shall dedicate and the City of Columbus Recreations and Parks Department agrees to accept the +/- 8.0 acres shown on the PUD Site Plan in full satisfaction of the City’s Parkland Dedication Ordinance. This acreage is subject to minor revision as may result from final engineering as approved by the Recreation and Parks Department.
SECTION 4. That this ordinance shall take effect and be in force from and after the earliest period allowed by law.