Explanation
Rezoning Application: Z21-072
APPLICANT: Laurel Healthcare; c/o Catherine Cunningham, Atty.; Kegler Brown Hill & Ritter; 65 East State Street, Suite 1800; Columbus, OH 43215.
PROPOSED USE: Nursing home facility.
DEVELOPMENT COMMISSION RECOMMENDATION: Approval (5-0) on November 17, 2021.
FAR EAST AREA COMMISSION RECOMMENDATION: Approval.
CITY DEPARTMENTS' RECOMMENDATION: Approval. The site consists of one undeveloped parcel in the L-M, Limited Manufacturing District (Z04-036) which permits a variety of unspecified manufacturing uses. The requested CPD, Commercial Planned Development District will permit a nursing home facility. The site is located within the boundaries of the Far East Land Use Plan (2018), which recommends “Employment Center” land uses at this location, and includes adoption of the Columbus Citywide Planning Policies (C2P2) Design Guidelines (2018). The CPD text permits limited C-4, Commercial and I, Institutional district uses, and includes supplemental development standards that address building and parking setbacks, site access, landscaping, four-sided building architecture, and a commitment to develop the site in accordance with the site plan and landscaping plan. A modification to the required building setback lines along a new public street is included in the request. While the proposed nursing home includes a residential component, the employment aspect inherent to this use is consistent with the intent of the Plan’s land use recommendation for “Employment Center” uses. The request also incorporates C2P2 Design Guidelines, including additional street trees and landscaping along the Blossom Field Boulevard frontage and sufficient buffering adjacent to the residential development to the south. Staff also supports the vehicular access point to future public street to the north which includes a pedestrian connection that links to the internal walkway.
Title
To rezone 6200 E. BROAD ST. (43213), being 7.0± acres located approximately 1,090± feet north of East Broad Street on the west side of Blossom Field Boulevard, From: L-M, Limited Manufacturing District, To: CPD, Commercial Planned Development District (Rezoning #Z21-072).
Body
WHEREAS, application #Z21-072 is on file with the Department of Building and Zoning Services requesting rezoning of 7.0± acres from L-M, Limited Manufacturing District, to CPD, Commercial Planned Development District; and
WHEREAS, the Development Commission recommends approval of said zoning change; and
WHEREAS, the Far East Area Commission recommends approval of said zoning change; and
WHEREAS, the City Departments recommend approval of said zoning change because the requested CPD, Commercial Planned Development District, will permit a nursing home facility that is compatible with the “Employment Center” land use recommendation of the Far East Land Use Plan, and incorporates design elements consistent with C2P2 Design Guidelines; 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:
6200 E. BROAD ST. (43213), being 7.0± acres located approximately 1,090± feet north of East Broad Street on the west side of Blossom Field Boulevard, and being more particularly described as follows:
Situated in the State of Ohio, County of Franklin, City of Columbus, Quarter Township 3, Township 1, Range 16, United States Military Lands and being 7.000 acres of land, more or less, said 7.000 acres being out of a remainder of that Original 84.083 acre tract of land as conveyed to Trident Barrow Management I LLC of record in Instrument No. 201210170156813 and also NASDI, LLC (as to all above ground structures and fixtures) of record in Instrument No. 201210260162896, said 7.000 acres more particularly described as follows:
Beginning, for Reference, at a 3/4" iron pipe found stamped "EMHT" at the southeasterly terminus of Granite Pointe Drive (50'), a private right-of-way, delineated as Reserve "M2" upon the record plat for The Lakes at Taylor Station Section 3, Part 2 of record in Plat Book 112, Page 28, said corner also being the southwesterly corner of Reserve "U" as delineated upon the record plat for The Lakes at Taylor Station Section 6, Part 1 of record in Plat Book 116, Page 10 and in the northerly line of the remainder of said Original 84.083 acre tract;
Thence N 82° 40' 28" E, with the northerly line of the remainder of said Original 84.083 acre tract and the southerly line of said Reserve "U", 109.50 feet to an iron pin set at the northeasterly corner of said Original 84.083 acre tract, the southeasterly corner of said Reserve "U" and in the westerly line of a 1.350 acre tract of land as conveyed to National Retail Properties, LP of record in Instrument No. 201407230094297;
Thence S 04° 04' 47" W, with the easterly line of the remainder of said Original 84.083 acre tract, partially with the westerly line of said 1.350 acre tract, with the westerly line of that 1.370 acre tract of land as conveyed to Chelmsford Properties, LLC of record in Instrument No. 201802270026762, the westerly line of that 1.098 acre tract of land as conveyed to 2W Properties Ltd. of record in Instrument No. 201806120077573, the westerly line of that 1.099 acre tract of land as conveyed to ASP, INC. of record in Instrument No. 199903290076187, the westerly line of that 2.000 acre tract of land as conveyed to Telhio Credit Union Inc. of record in Instrument No. 200505100089052, the westerly line of that 1.876 acre tract of land as conveyed to Gilles Property Management of record in Instrument No. 201705260071547 and partially with the westerly line of that 2.758 acre tract of land as conveyed to Aframian Partnership LLC of record in Instrument No. 201610050135130, 1146.67 total feet (passing iron pins found at 84.68 feet (CEC), 539.79 feet and 883.00 feet (EMHT)) to an iron pin set at the southeasterly corner of the remainder of said Original 84.083 acre tract and the northeasterly corner of that 16.877 acre tract of land as conveyed to Columbus East Senior Living LLC of record in Instrument No. 201711130159656;
Thence S 82° 12' 03" W, with the southerly line of the remainder of said Original 84.083 acre tract and the northerly line of said 16.877 acre tract, 130.93 feet to an iron pin set at the True Point of Beginning,
Thence S 82° 12' 03" W, continuing along said common line, 454.63 feet to an iron pin set;
Thence across the remainder of said Original 84.083 acre tract, the following three (3) courses and distances:
N 07° 21' 42" W, 711.82 feet to an iron pin set;
5 88° 22' 37" E, 455.31 feet to an iron pin set;
S 07° 48' 06" E, 637.26 feet to the True Point of Beginning, and containing 7.000 acres of land, more or less
Subject, however, to all legal highways, easements, and restrictions.
This exhibit was prepared from information obtained from the Franklin County Auditor's Office, the Franklin County Recorder's Office and information obtained from an actual field survey conducted by Advanced Civil Design, Inc. in August of 2020.
All iron pins set are 5/8" diameter rebar, 30" long with a plastic cap inscribed "Advanced 7661".
Bearings are based on the Ohio State Plane Coordinate System, South Zone, NAD83 (NSRS2007). Said bearings were derived from GPS observation of monuments found that determine the southerly lines of The Lakes at Taylor Station Section 3 Part 1 (P.B. 111, P. 84), Section 3 Part 2 (P.B. 112, P. 28) and Section 6 Part I (P.B. 116, P. 10) having a bearing of N 82° 40' 28" E.
To Rezone From: L-M, Limited Manufacturing District,
To: CPD, Commercial Planned Development District.
SECTION 2. That a Height District of sixty (60) 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 original 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, “ZONING SITE PLAN FOR LAURELS OF BLACKLICK,” landscaping plan titled, “OVERALL LANDSCAPE PLAN,” and text titled, “COMMERCIAL PLANNED DEVELOPMENT TEXT,” all dated November 21, 2021, and signed by Catherine Cunningham, Attorney for the Applicant and Owner, and the text reading as follows:
COMMERCIAL PLANNED DEVELOPMENT TEXT
PROPOSED DISTRICT: COMMERCIAL PLANNED DEVELOPMENT DISTRICT
PROPERTY ADDRESS: 6200 E. Broad Street, Columbus, Ohio 43213 (prior zoning address)
OWNER: Laurels of Blacklick Real Estate, LLC, an Ohio limited liability company
APPLICANT: Laurels Healthcare, 4000 Town Center, Suite 2000, Southfield, MI 48075
DATE OF TEXT: November 21, 2021
APPLICATION NUMBER: Z21-072
1. INTRODUCTION: The subject 7.0 acre site is part of the large former Lucent Technologies manufacturing facility and office complex at the northeast corner of East Broad Street and Taylor Station Road. The Lucent site has been in the process of being redeveloped for several years. The site is currently zoned L-M, Limited Manufacturing as part of Subarea 3 of Ordinance 0493-2005 (Z04-036), as amended by Ordinance 2245-2017 (Z04-036A) and was recently split from a larger parcel (520-269045). The new 7 acre site has been assigned Parcel Number 520-302801. The property adjacent and south of this site is zoned CPD and has been developed for housing for the elderly, assisted living and memory care facilities. The Applicant is proposing to rezone the 7 acre site to CPD, Commercial Planned Development District to allow for CPD uses including a nursing home.
2. PERMITTED USES: All uses listed in the Columbus City Codes as being permitted in the I, C-1, C-2, C-3, and C-4 commercial districts shall be permitted on the site, including homes for the aging, nursing homes and rest homes. The following uses shall be excluded:
Animal shelter
Automobile and light truck dealers
Billboards
Cabarets and nightclub
Drive-in motion picture theater
Motorcycle, boat and other motor vehicle dealers
Recreational vehicle dealers
Truck, utility trailer, and RV (Recreational Vehicles) Sales, Rental and Leasing
3. DEVELOPMENT STANDARDS: Unless otherwise indicated in the CPD Text or site plan, the applicable development standards are contained in Chapter 3356, C-4 Commercial of the Columbus City Code.
a. Density, Height, Lot and/or Setback Commitments.
1. The Height District shall be H-60.
2. The minimum building and parking and maneuvering setbacks to the north and south property line shall be 20 feet.
3. The minimum building, parking and maneuvering setback to the east property line shall be 10 feet.
4. The minimum building, parking and maneuvering setback to the west property line is zero feet.
5. Driveway entrances may be located within the parking and maneuvering setback areas.
b. Access, Loading, Parking and/or Other Traffic Related Commitments.
1. Access to and from the site shall be provided from East Broad Street via Blossom Field Blvd., a private drive. Access may also be provided from any public street that may be constructed adjacent to the site including any future public street north of the site.
2. All circulation, curb cuts and access points shall be subject to review and approval of the City of Columbus, Department of Public Service.
3. Except as otherwise provide in this text, all parking shall meet the requirements of the Off-Street Parking and Loading requirements of Chapter 3312 of the Columbus City Code and may exceed the maximum requirements of the Code.
c. Buffering, Landscaping, Open Space, Screening and Parkland Dedication Commitments.
Landscaping shall meet the requirements of the Columbus City Code and shall include some landscaping along the south and west property lines. Landscaping for any nursing home developed on the site shall be in general conformance with the submitted landscape plan.
d. Building Design and Exterior Treatment Commitments.
The exterior of the building shall have four-sided architecture that incorporates design elements on all sides of the building that are compatible with the front elevation.
e. Dumpsters, Lighting, Outdoor Display and Other Environmental Commitments.
The location of the dumpster shall conform to the General Site Development Standards of Section 3321.01 of the Columbus City Code. The location of the dumpster for any nursing home developed on the site shall be in general conformance with the submitted site plan.
f. Graphics and/or Signage Commitments.
All signage and graphics shall conform to the City of Columbus Graphic Code and Title 33 of the Columbus City Code as it applies to the CPD District, including any sign shown on the submitted landscape plan. Any variance of the sign requirements will be submitted to the City of Columbus Graphics Commission for consideration.
g. Miscellaneous:
1. The developer shall comply with applicable monetary payment requirements of Chapter 3318, Parkland Dedication of the City of Columbus Zoning Code.
2. The Subject Site shall be developed in accordance with the Development Text and a site plan that meets the building and parking setbacks of the Development Text and access points depicted on a submitted site plan. Any nursing home developed on the site shall be in general conformance with the submitted site plan and may be adjusted or expanded in the future so long as it complies with the setback standards of the Development Text and the parking requirements of the Off-Street Parking and Loading requirements of Chapter 3312 of the Columbus City Code unless a parking variance is granted by the Board of Zoning Adjustment. Any site plan including the proposed lot and property lines 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 plans shall be reviewed and may be approved by the Director of the Department of Building & Zoning Services or his designee upon submission of the appropriate data regarding the proposed adjustment.
3. Modifications of Code Standards:
Modification from CCC 3356.11(A) to allow building setback of 20 feet from north property line and 10 feet from the east property line should an adjacent public street be constructed to provide for building setback lines in this Development Text to be measured from the lot lines not a street right of way. The property is adjacent to and west of a private road and easement, not a public street.
4. COMMERCIAL PLANNED DEVELOPMENT CRITERIA:
A. Natural Environment: The site is part of the former Lucent Technologies manufacturing facility and office complex at the northeast corner of East Broad Street and Taylor Station Road.
B. Existing Land Use: The site is vacant with obsolete pavement, parking lots and other improvements that remain from Lucent Technologies site along with cleared vacant land.
C. Transportation and Circulation: Access to the site shall be from East Broad Street via Blossom Field Boulevard, a private drive adjacent to and east of the property. There is an existing easement for the use of that Blossom Field Boulevard. At this time the site does not abut an existing public street. Should a public street be constructed adjacent to the site, access to the site may be provided by a public street subject to the approval of the City of Columbus, Department of Public Service. All internal drives, circulation and access will be reviewed and approved by the Department of Public Service.
D. Visual Form of the Environment: The site will be developed in accordance with the submitted development standards. The property north of the site is developed with apartments and residences, and south of the site is developed with housing for the elderly, assisted living and memory care facilities. The property west is in the process of being rezoned and redeveloped for a variety of commercial, multi-family and manufacturing uses with limitation text along with various infrastructure that may include public streets.
E. View and Visibility: The property is located adjacent to and west of Blossom Field Boulevard extended, a private road, and has no other street access at this time. There is good visibility to the site at all proposed access points and from the adjacent street. All of the property surrounding the site is in an H-60 zoning district.
F. Proposed Development: See permitted uses. The anticipated development is a skilled nursing facility.
G. Behavior Patterns: The existing environment is a mixture of uses including vacant land comprised primarily of the obsolete parking lot and a few remaining improvements of the former Lucent Technologies. There is also redevelopment surrounding the site including senior apartments, assisted living and memory care facility for the elderly in the adjacent CPD zoning to the south, a PUD that includes residential uses north and other commercial uses in the area. With respect to behavior patterns, it is not anticipated that the proposed nursing home use will have a significant effect on behavior patterns.
H. Emissions: No significant emissions or levels of light, sounds, smells or dust will be generated from the use of this site. Emissions will not affect the environment or alter the use and enjoyment of the surrounding properties.
SECTION 4. That this ordinance shall take effect and be in force from and after the earliest period allowed by law.