Explanation
Council Variance Application: CV24-139B
APPLICANT: Vision Development, c/o Pete LaRose, Agent; 2935 Kenny Road; Columbus, OH 43221, and David Hodge, Atty.; 8000 Walton Parkway, Suite 120; New Albany, OH 43054.
PROPOSED USE: Mixed-use development.
CITY DEPARTMENTS' RECOMMENDATION: Approval. Ordinances #0256-2025 (Z24-057) and #0257-2025 (CV24-139), passed February 10, 2025, allowed four new apartment buildings totaling 625 units, 57,660 square feet of existing office space, and an existing parking garage retained from the former office park on two subareas, with reduced development standards in the AR-O, Apartment Office District on property located at 4600 Lakehurst Court. Subsequently, Ordinance #1180-2025 (CV24-139A), passed May 12, 2025 amended Ordinance #0257-2025 to include a required parking variance for the proposed mixed-use development. This Council variance will allow the same mixed-use development, but updates the site plan to establish three subareas; Subarea 1, Subarea 2, and Subarea 3, which will be split into three separate parcels. Subarea 1 will contain 175 new apartment units attached to an existing parking garage, and retains the existing office building. Subarea 2 contains 285 new apartment units in two buildings. Subarea 3 contains 165 new apartment units in one building. Additional variances to building lines, required parking, aisle widths, parking lot screening, maneuvering, parking space dimensions, and perimeter yard are included in the request, with most variances necessitated by the proposed lot splits. The proposal remains consistent with the City’s objective of creating more housing, and is consistent with Columbus Citywide Planning Policies (C2P2) Design Guidelines (2018). Staff also notes the reuse of the existing parking garage as a mitigating factor for the parking variance.
Title
To grant a Variance from the provisions of Sections 3312.09, Aisle; 3312.21(D)(1), Landscaping and screening; 3312.25, Maneuvering; 3312.29, Parking space; 3312.49, Required parking; 3333.18, Building lines; and 3333.255, Perimeter yard, of the Columbus City Codes; for the property located at 4600 LAKEHURST CT. (43016), to allow reduced development standards for a mixed-use development in the AR-O, Apartment Office District, and to revoke Ordinance #0257-2025, passed February 10, 2025 (CV24-139), and Ordinance #1180-2025, passed May 12, 2025 (CV24-139A) (Council Variance #CV24-139B).
Body
WHEREAS, Ordinance #0257-2025, passed February 10, 2025 (CV24-139), allowed a mixed-use development on two subareas with reduced development standards in the AR-O, Apartment Residential District at 4600 LAKEHURST CT. (43016); and
WHEREAS, Ordinance #1180-2025, passed May 12, 2025 (CV24-139A), amended Section 1 of Ordinance #0257-2025 to add a necessary parking reduction variance that was inadvertently excluded; and
WHEREAS, it is necessary to replace the site plan for the intended mixed-use development because it will be comprised of three subareas instead of two subareas, necessitating new required variances; and
WHEREAS, the previously-approved ordinances are being revoked; and
WHEREAS, by application #CV24-139B, the owner of property at 4600 LAKEHURST CT. (43016), is requesting a Council variance to allow reduced development standards for mixed use development on three subareas in the AR-O, Apartment Office District; and
WHEREAS, Section 3312.09, Aisle, requires a minimum aisle width of 20 feet, while the applicant proposes reduced drive aisle widths along the future parcel lines between Subareas 1, 2, and 3, subject to the total aisle width across property lines meeting minimum code requirements; and
WHEREAS, Section 3312.21(D)(1), Landscaping and screening, requires screening of parking lots and drive aisles within 80 feet of residentially zoned districts to be five feet high, four feet wide, and 75 percent opaque, while the applicant proposes no parking lot screening along the future parcel lines between Subareas 1, 2, and 3; and
WHEREAS, Section 3312.25, Maneuvering, requires all maneuvering area for parking be located on the same lot or parcel, while the applicant proposes maneuvering across the future parcel lines between Subareas 1, 2, and 3; and
WHEREAS, Section 3312.29, Parking space, requires certain parking space sizes based on their orientation, while the applicant proposes to reduce the size of parking spaces along the future parcel lines between Subareas 1, 2, and 3, subject to the overall minimum parking space dimensions being met; and
WHEREAS, Section 3312.49, Required parking, requires a minimum of 1.5 parking spaces per dwelling unit, and 1 parking space per 450 square feet of general office space, a total requirement of 1,067 spaces over all three subareas, while the applicant proposes to reduce the required parking from 428 to 326 spaces for 285 units on Subarea 2; and from 247 to 29 spaces for 165 units on Subarea 3, subject to 834 parking spaces being provided within the entire development, including the 87 surplus parking spaces in Subarea 1; and
WHEREAS, Section 3333.18, Building lines, requires a building setback line of 60 feet along the Emerald Parkway frontage, and 80 feet along the Tuttle Crossing Boulevard frontage, while the applicant proposes reduced building setback lines of 25 feet along the Emerald Parkway frontage for Subareas 1 and 3, and 25 feet along the Tuttle Crossing Boulevard frontage for Subareas 2 and 3; and
WHEREAS, Section 3333.255, Perimeter yard, requires a perimeter yard of 25 feet along the proposed lot split line, while the applicant proposes a reduced perimeter yard of zero feet along the future parcel line between Subareas 1, 2, and 3, as shown on the submitted site plan, and to allow the apartment buildings on Subareaa 1 and 3 to be subject to perimeter yard instead of side and rear yards; and
WHEREAS, the City Departments recommend approval because the proposal will support the City’s objective of creating more housing, and is consistent with C2P2 Design Guidelines. Staff also notes the reuse of the existing parking garage as a mitigating factor for the parking variance; and
WHEREAS, this ordinance requires separate submission for all applicable permits and Certificates of Occupancy for the proposed development; and
WHEREAS, said variance will not adversely affect the surrounding property or surrounding neighborhood; and
WHEREAS, the granting of said variance will not impair an adequate supply of light and air to adjacent properties or unreasonably increase the congestion of public streets, or unreasonably diminish or impair established property values within the surrounding area, or otherwise impair the public health, safety, comfort, morals, or welfare of the inhabitants of the City of Columbus; and
WHEREAS, the granting of said variance will alleviate the difficulties encountered by the owners of the property located at 4600 LAKEHURST CT. (43016), in using said property as desired; now, therefore:
BE IT ORDAINED BY THE COUNCIL OF THE CITY OF COLUMBUS:
SECTION 1. That a variance from the provisions of Sections 3312.09, Aisle; 3312.21, Landscaping and screening; 3312.25, Maneuvering; 3312.29, Parking space; 3312.49, Required parking; 3333.18, Building lines; and 3333.255, Perimeter yard, of the Columbus City Codes, is hereby granted for the property located at 4600 LAKEHURST CT. (43016), insofar as said sections prohibit a drive aisle that is split between parcels, subject to minimum aisle width being provided across property lines; no parking lot screening along the future parcel lines between Subareas 1, 2, and 3; maneuvering across the future parcel lines between Subareas 1, 2, and 3; a reduction in the dimensions of a parking space along the proposed parcel lines between Subareas 1, 2, and 3, subject to minimum parking space dimensions being met; reduced required parking from 428 to 326 spaces for 285 units on Subarea 2, and from 247 to 29 spaces for 165 units on Subarea 3, subject to 834 parking spaces being provided within the entire development, including the 87 surplus parking spaces in Subarea 1;reduced building lines from 60 feet to 25 feet along the Emerald Parkway frontage, and from 80 feet to 25 feet along the Tuttle Crossing Boulevard frontage; and a reduced perimeter yard from 25 feet to zero feet along the future parcel lines between Subareas 1, 2, and 3, with the apartment buildings in Subareas 1 and 3 being subject to perimeter yard instead of side and rear yards; said property being more particularly described as follows:
4600 LAKEHURST CT. (43016), being 16.8± acres located on the southeast corner of Lakehurst Court and Emerald Parkway, and being more particularly described as follows:
SUBAREA 1; 6.13± ACRE
ZONING BOUNDARY
Situated in the State of Ohio, County of Franklin, City of Columbus, Virginia Military Survey No. 2419, being part of LOT 1 and RESERVE “E” of TUTTLE CROSSING NORTHWEST subdivision of record in Plat Book 71, Page 33, and being part of a 17.186 acre tract conveyed to VISION DAIMLER TUTTLE CROSSING, LLC in Instrument Number 202412190133839, all being of record in the Recorder's Office, Franklin County, Ohio, and being more particularly described as follows:
BEGINNING at the intersection of the southerly right-of-way of Lakehurst Court (60 foot wide) as dedicated in said Plat Book 71, Page 33 and the easterly right of way of Emerald Parkway (80 feet wide) as dedicated in Plat Book 71, Page 33, also being the northerly corner of a 0.007 acre tract, referred to as “PARCEL NO. 3WD”, conveyed to the CITY OF COLUMBUS, OHIO in Instrument Number 201201060002245, and also being on the northerly line of said RESERVE “E”;
Thence along the southerly right-of-way line of said Lakehurst Court and along the northerly line of said RESERVE “E” for the following three (3) courses:
1) North 49°50’28” East, 11.24 feet to a point of curvature;
2) Along a curve to the right having a deflection angle of 34°42’02”, a radius of 345.00 feet, an arc length of 208.95 feet, and a chord bearing and distance of North 67°11’29” East, 205.77 feet to a point of tangency;
3) North 84°32’30” East, 293.70 feet to a point of curvature;
4) Along a curve to the right having a deflection angle of 36°52’12”, a radius of 50.00 feet, an arc length of 32.18 feet, and a chord bearing and distance of South 77°01’24” East, 31.62 feet to a point of reverse curvature;
Thence continuing along said southerly right-of-way line and the northerly line of said RESERVE “E”, and also along the northerly line of said LOT 1, along a curve to the left having a deflection angle of 81°48’32”, a radius of 50.00 feet, an arc length of 71.39 feet, and a chord bearing and distance of North 80°30’25” East, 65.48 feet to a point;
Thence across said LOT 1 for the following four (4) courses:
1) South 68°59’15” East, 107.35 feet to a point;
2) South 04°26’00” East, 22.33 feet to a point;
3) South 10°17’15” East, 43.26 feet to a point;
4) South 46°42’20” East, 125.41 feet to a point;
Thence continuing across said LOT 1, and also across said RESERVE “E”, South 40°16’31 West, 344.43 feet to a point;
Thence continuing across said RESERVE “E” for the following two (2) courses:
1) South 81°57’16” West, 352.85 feet to a point;
2) Along a curve to the left having a deflection angle of 16°56’23”, a radius of 1460.00 feet, an arc length of 431.65 feet, and a chord bearing and distance of North 30°13’26” West, 430.08 feet to a point on the southerly right-of-way line of said Lakehurst Court, the easterly right-of-way line of said Emerald Parkway, and also on the easterly line of said 0.007 acre tract;
Thence along the southerly right-of-way line of said Lakehurst Court and the easterly line of said 0.007 acre tract, North 07°56’00” East, 11.33 feet to the TRUE POINT OF BEGINNING, containing 6.13 acres, more or less.
SUBAREA 2; 8.35± ACRE
ZONING BOUNDARY
Situated in the State of Ohio, County of Franklin, City of Columbus, Virginia Military Survey No. 2419, being part of Lot 1 and Reserve “E” of Tuttle Crossing Northwest subdivision of record in Plat Book 71, Page 33, and also being part of a 17.186 acre tract of land conveyed to VISION DAIMLER TUTTLE CROSSING, LLC in Instrument Number 202412190133839, all being of record in the Recorder's Office, Franklin County, Ohio, and being more particularly described as follows:
BEGINNING at a northerly corner of said 17.189 acre tract, also being a southerly corner of a 13.06 acre tract conveyed to HEART OF OHIO CLASSICAL ACADEMY FOUNDATION in Instrument Number 202406030054238, also being a northerly corner of LOT 1 of TUTTLE CROSSING NORTHWEST as conveyed in Plat Book 71, Page 33, also being a southerly corner of LOT 2 of said TUTTLE CROSSING NORTHWEST, and also being a point on the right-of-way line of the cul-de-sac of Lakehurst Court (60 feet wide) as dedicated in Plat Book 71, Page 33;
Thence along the northerly line of said Lot 1, the southerly line of said Lot 2, and the southerly line of said 13.06 acre tract, North 79°21’18” East, 540.39 feet to a point at the northeasterly corner of said Lot 1, the southeasterly corner of said Lot 2, the southeasterly corner of said 13.06 acre tract, and a westerly corner of a 5.012 acre tract of land, referred to as “PARCEL NO. 1-WL-C”, conveyed to the State of Ohio in Official Record Volume 20155, Page F06, also being a westerly corner of the limited-access right-of-way of Interstate 270 (variable width);
Thence along said westerly limited-access right-of-way line and the easterly line of Lot 1 for the following three (3) courses:
1) South 08°26’20” East, 183.90 feet to a point;
2) South 12°54’48” West, 452.51 feet to a point;
3) South 04°43’05” West, 179.65 feet to a point at the intersection of the northerly right-of-way line of Tuttle Crossing Boulevard and said westerly limited-access right-of-way line, also being the southeasterly corner of said Lot 1;
Thence along the northerly line of said Tuttle Crossing Boulevard, a northerly line of said 5.012 acre tract, the southerly line of said Lot 1, and the southerly line of said Reserve “E”, South 76°44’46” West, 385.81 feet to a point;
Thence continuing along the northerly line of said Tuttle Crossing Boulevard and the southerly line of said Reserve “E”, South 78°33’07” West, 55.72 feet to a point;
Thence across said Reserve “E” for the following four (4) courses:
1) North 13°03’29” West, 103.92 feet to a point;
2) North 76°56’31” East, 11.54 feet to a point;
3) North 13°03’29” West, 207.93 feet to a point;
4) North 81°57’16” East, 15.00 feet to a point;
Thence continuing across said Reserve “E” and also across said Lot 1, North 40°16’31” East, 344.43 feet to a point;
Thence continuing across said Lot 1 for the following four (4) courses:
1) North 46°42’20” West, 125.41 feet to a point;
2) North 10°17’15” West, 43.26 feet to a point;
3) North 04°26’00” West, 22.33 feet to a point;
4) North 68°59’15” West, 107.35 feet to a point on the right-of-way line of the cul-de-sac of said Lakehurst Court, also being a northwesterly line of said Lot 1;
Thence along said right-of-way line of the cul-de-sac of Lakehurst Court and said northwesterly line of Lot 1, along a curve to the left having a deflection angle of 50°14’51”, a radius of 50.00 feet, an arc length of 43.85 feet, and a chord bearing and distance of North 14°28’43” East, 42.46 feet to the TRUE POINT OF BEGINNING, containing 8.35 acres, more or less.
SUBAREA 3; 2.33± ACRE
ZONING BOUNDARY
Situated in the State of Ohio, County of Franklin, City of Columbus, Virginia Military Survey Nos. 2419 and 3011, being part of RESERVE “E” as delineated in TUTTLE CROSSING NORTHWEST in Plat Book 71, Page 33, also being part of a 17.186 acre tract of land conveyed to VISION DAIMLER TUTTLE CROSSING, LLC in Instrument Number 202412190133839, all being of record in the Recorder's Office, Franklin County, Ohio, and being more particularly described as follows:
BEGINNING at a southerly corner of said RESERVE “E”, also being on the northerly right-of-way line of Tuttle Crossing Boulevard (variable width), and also being the northwest corner of a 5.012 acre tract of land, referred to as “PARCEL NO. 1-WL-C”, conveyed to the State of Ohio in Official Record Volume 20155, Page F06;
Thence along said northerly right-of-way line of Tuttle Crossing Boulevard and a southerly line of said RESERVE “E”, South 09°32’19” East, 5.00 feet to a point;
Thence across said RESERVE “E”, South 80°27’41” West, 160.31 feet to a point on the southwesterly line of said RESERVE “E” and the northeasterly line of RESERVE “G” of said TUTTLE CROSSING NORTHWEST;
Thence along said southwesterly and northeasterly lines, along a curve to the left having a deflection angle of 68°51’17”, a radius of 67.50 feet, an arc length of 81.12 feet, and a chord bearing and distance of North 58°59’18” West, 76.32 feet to a point;
Thence leaving said southwesterly and northeasterly lines and across said RESERVE “E” for the following five (5) courses:
1) Along a curve to the left having a deflection angle of 11°03’11”, a radius of 1460.00 feet, an arc length of 281.65 feet, and a chord bearing and distance of North 16°13’39” West, 281.21 feet to a point;
2) North 81°57’16” East, 337.85 feet to a point;
3) South 13°03’29” East, 207.93 feet to a point;
4) South 76°56’31” West, 11.54 feet to a point;
5) South 13°03’29” East, 103.92 feet to a point on the northerly line of said 5.012 acre tract and the southerly line of said RESERVE “E”;
Thence along the northerly line of said 5.012 acre tract and a southerly line of said RESERVE “E”, South 78°33’07” West, 94.36 feet to the TRUE POINT OF BEGINNING, containing 2.33 acres, more or less.
SECTION 2. That this ordinance is conditioned on and shall remain in effect only for so long as said property is used for those uses permitted in the AR-O, Apartment Office District.
SECTION 3. That this ordinance is further conditioned on the subject site being developed in general conformance with the plan titled, "TUTTLE REDEVELOPMENT SHEETS 1-2," and building elevations titled "TUTTLE / EMERALD PKWY BUILDING A, B, D ELEVATIONS," all dated June 13, 2025, and signed by Eric Zartman, Attorney for the Applicant. The plans 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 adjustment to the plans 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.
SECTION 4. That this ordinance is further conditioned on the applicant obtaining all applicable permits and Certificates of Occupancy for the proposed development.
SECTION 5. That Ordinance #0257-2025, passed February 10, 2025 (CV24-139), and Ordinance #1180-2025, passed May 12, 2025 (CV24-139A), be and are hereby revoked.
SECTION 6. That this ordinance shall take effect and be in force from and after the earliest period allowed by law.