Explanation
Rezoning Application Z03-031
APPLICANT: Kontogiannis & Associates; c/o Michael J. Maistros; 400 South Fifth Street, Suite 400; Columbus, Ohio 43215.
PROPOSED USE: Carwash.
DEVELOPMENT COMMISSION RECOMMENDATION: Approval (6-0) on July 10, 2003.
CITY DEPARTMENTS' RECOMMENDATION: Approval. The applicant is requesting the CPD, Commercial Planned Development District to develop the site with a carwash. The proposed CPD plan is designed in consideration of the abutting residential use and is consistent with the zoning and development patterns of the area.
Title
To rezone 2465 PETZINGER ROAD (43235), being 1.35± acres located on the west side of Winchester Pike, 195± feet south of Petzinger Road, From: CPD, Commercial Planned Development District, To: CPD, Commercial Planned Development District. (Rezoning # Z03-031)
Body
WHEREAS, application #Z03-031 is on file with the Building Services Division of the Department of Development requesting rezoning of 1.35± acres from CPD, Commercial Planned Development District to CPD, Commercial Planned 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 CPD, Commercial Planned Development District would allow the development of the site with a carwash. The proposed CPD plan is designed in consideration of the abutting residential use and is consistent with the zoning and development patterns 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:
2465 PETZINGER ROAD (43235), being 1.35± acres located on the west side of Winchester Pike, 195± feet south of Petzinger Road, and being more particularly
described as follows:
DESCRIPTION OF 1.346-ACRE TRACT
SOUTH OF INTERSTATE 70
NORTH OF CONRAIL
WEST OF U.S. ROUTE 33
EAST OF ALUM CREEK
Situated in the State of Ohio, County of Franklin, City of Franklin, City of Columbus, in Half Section 54, Township-12-North, Range-21-West, Refugee Lands, and being part of a 3.118 acre tract of land as described in Parcel 2 in a deed to PKG Development of record in Official Records Volume 11236 AO5 (all references being to records in the Recorder's Office, Franklin County, Ohio), and being more particularly described as follows:
Beginning for reference at a point of intersection of the centerlines of Petzinger Road and U.S. Route 33 (Limited Access):
Thence South 55'19'00"West a distance of 125.00 feet, along the centerline of said Petzinger Road, to a point in the westerly limited access line of said U.S. Rt. 33 as delineated on the plat "PLANTATION LAKES DEDICATION, OF PETZINGER, LOWNES, AND PLANTATION ROADS: OF RECORD IN plat Book 46, Pages 74-76;
Thence South 34'41'00" East a distance of 262.61 feet, along the westerly lineof said Limited Access line, passing over an existing iron pin at 55.00 feet, to an iron pin set being the Point of Beginning:
Thence South 34'41'00" East a distance of 309.40 feet, along the westerly line of said Limited Access line to an existing iron pin in the northerly right-of-way of the Consolidated Rail Corporation (Conrail);
Thence South 67'06'00" West a distance of 279.90 feet, along the northerly right-of way line of said Conrail, to an existing iron pin at the southeasterly corner of "PLANTATION LAKES CONDOMINIUM' as recorded in Condominium Plat Book 7, Page 42;
Thence North 34'41'00" West a distance of 172.68 feet, along the easterly line of said PLANTATION LAKES CONDOMINIUM, to an iron pin set;
Thence North 67'35'09" East a distance of 108.91 feet to an iron pin set;
Thence North 23'48'56" East a distance of 196.55 feet to the Point of Beginning containing 1.346 acres more or less according to an actual field survey made by Hockaden and Associates, Inc. in November of 1982.
Bearings are based upon an assumed meridian of South 34'41'00" East for the centerline of U.S. 33 as delineated on Ohio Department of Transportation highway
plans FRA-33-22.46.
To Rezone From: CPD, Commercial Planned Development District,
To: CPD, Commercial Planned Development District.
SECTION 2. That a Height District of Thirty-five (35) feet is hereby established on the CPD, Commercial Planned Development 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 CPD, Commercial Planned Development District and Application among the records of the Building Services Division as required by Section 3311.12 of the Columbus City Codes; said plans being titled, "P.K.G. CARWASH-SITE PLAN", and "P.K.G. CARWASH LANDSCAPE PLAN", both signed by Michael J. Maistros, agent for the Applicant, and dated July 16, 2003 and text titled, "P.K.G. CARWASH CPD TEXT", signed by Michael J. Maistros, agent for the Applicant, and dated May 29, 2003, and the text reading as follows:
PKG Carwash
CPD Text
Proposed District: CPD
Property Address: 2465 Petzinger Road, Columbus, OH 43209
Owner: PKG Development
Applicant: Michael J. Maistros;
400 South Fifth Street Ste. 400
Columbus, OH 43215-5492
Phone: (614)-224-2083 Fax: (614)-224-4736
Date of Text: May 29th, 2003
Application Number: Z03-031
1. INTRODUCTION:
The property subject to this rezoning is located at the southwest corner of SR 33 and Petzinger Road, south of the existing convenient store, and just north or the Conrail tracks. The site is approximately 1.346 acres and is currently zoned CPD and is limited to C-4 uses. The property was previously rezoned by virtue of Ordinance No. 1573-93 from a C-4, commercial district, to a CPD, Commercial Planned District, which includes Sub-areas "A" & "B". Sub-area "A" has been developed, which includes a convenient store with gasoline sales. Sub-area "B" is the subject property to this rezoning, and the Applicant intends to develop a self-serve car wash structure, including both manual and automatic wash stations.
The site is surrounded to the north by Sub-area "A" and across Petzinger Road is a detention pond, to the west are condominiums, to the east across SR 33 is a strip retail center, and to the south are the Conrail tracks.
2. PERMITTED USES:
A self-serve car wash consistent with the allowable C-5 uses as listed in Section 3357.01 of the Columbus City Zoning Code. The car wash will be the ONLY use on the site.
3. DEVELOPMENT STANDARDS:
A. Lot and Setback Commitments.
See Site Plan
B. Access, Loading, Parking, and/or Other Traffic Related Commitments.
Access to the site is provided by an access drive thru Sub-area "A", to the west of the existing building, consistent with original CPD zoning. The curb cuts, and any other traffic related commitment, will be in accordance with the requirements and specifications of the City of Columbus Transportation Division.
C. Buffering, Landscaping, Open Space, and/or Screening Commitments.
1. Street trees shall be planted evenly spaced along SR 33 at a ratio of one tree per seventy (70) feet of frontage.
2. All trees and landscaping shall be well maintained. Dead items shall be replaced within six months or
the next planting season, whichever occurs first.
3. All trees meet the following minimum size at the time of planting: Shade trees 2 ½" caliper; Ornamental trees 1 ½" caliper; Evergreen trees 5 feet in height. Tree caliper is measured six (6) inches from the ground.
4. Buffering between the site and all adjacent residential uses as shown on the site plan which includes:
A six (6) foot tall cedar stockade type fence shall be constructed on the easterly edge of the no-build zone, continuing the existing fence along the easterly edge of Sub-area "A". Immediately west of the fence shall be planted eight feet on center a row of holly berry bushes or devil thorn bushes or similar thorny or prickly species to discourage unwanted pedestrian access over such fence.
D. Building Design and/or Interior-Exterior Treatment Commitments.
1. The exterior wall surface of the building shall be primarily brick while the interior
surfaces shall be concrete block.
2. The building shall have a pitched roof.
3. Mechanical equipment and/or utility hardware on the roof of a building shall be
screened from view to prevent the equipment from being visible from the property line
of the parcel. Ground mounted mechanical or utility equipment shall be fully screened
from view from ground level by landscaping or any fence or wall utilizing comparable
and compatible materials as the building materials.
E. Lighting, Outdoor Display Areas, and/or other Environmental Commitments.
1. All external lighting shall be cut-off fixtures (down-lighting) and shall be designed to prevent offsite spillage.
2. All external outdoor lighting fixtures to be used shall be from the same or similar manufacturers type to insure compatibility.
3. Any security, emergency or other exterior lighting located on the west façade of
the building shall be shielded so as not to spill over onto the adjoining properties.
4. No light source shall be directly visible from the properties to the west.
5. Light poles shall not exceed 14 feet in height within 100 feet of residentially zoned
property.
F. Graphics and/or Signage Commitments.
1. All graphics and signage shall comply with the Graphics Code, Article 15, Title 33 of the Columbus City Code and any variance to those requirements will be submitted to the Columbus Graphics Commission for consideration.
2. The site shall have no more than one freestanding sign.
G. Miscellaneous Commitments.
1. The site shall be developed in substantial accordance with the Site Plan submitted
herewith. The Zoning Site Plan 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 adjustments to the
Zoning Site Plan shall be subject to review and approval by the Director of the
Department of Development, or his designee, upon submission of the appropriate
data regarding the proposed adjustment.
2. Hours of Operation shall be twenty-four (24) hours a day. The owners of this
proposed Carwash also own the Waters Edge Apartment complex to the northwest,
across Petzinger Road. The night security at this project will monitor the activities at
the Carwash during the evening hours on a regular basis.
H. Noise Control.
1. The proposed Carwash facility shall be located to the eastern most portion of the site, maximizing the distance from the existing residential area to the west, and minimizing the sound transference to this area. The distance between the nearest residential dwelling and the proposed Carwash facility is approximately 215 feet.
2. All noise generating devises at the facility, such as beepers at the manually operated bays signaling time remaining, shall be audibly adjusted appropriately and be directed away from the housing area to the west as much as possible.
3. Signs shall be posted at the site prohibiting the excessive use of car stereos while using the car wash facilities.
4. The dumpster shall be located at the eastern most portion of the site, creating the greatest distance between the housing area to the west and the dumpster area.
4. CPD REQUIREMENTS:
A. Natural Environment:
The Site (Sub-area "B") is generally flat and is partially wooded. Existing trees and vegetation within the no-build zone shall be preserved. A small stream and ditch runs across the northern most portion of the site and will be retained.
B. Existing Land Use:
The site is surrounded to the north by Sub-area "A" and across Petzinger Road is a detention pond, to the west are condominiums, to the east across SR 33 is a strip retail center, and to the south are the Conrail tracks. The property is currently zoned CPD and is undeveloped. This rezoning will establish the addition of limited C-5 use for the proposed carwash.
C. Transportation and Circulation:
Access to the site is provided by an access drive thru Sub-area "A" per the previous zoning (Z92-076A), to the west of the existing building, consistent with original CPD zoning. The curb cuts, and any other traffic related commitment, will be in accordance with the requirements and specifications of the City of Columbus Transportation Division.
D. Visual form of Environment:
As illustrated on the attached Zoning Site Plan, the building is to situated on the parallel to SR 33, as to maximize the distance of the structure from the residential areas to the west of the site. Landscaping will also be provided in accordance with all zoning requirements, in order to obstruct undesirable views and reduce sound transmission.
The site design allows for efficient and effective internal traffic flow, utilizing a by-pass lane around the building.
E. View and Visibility
The site is visible primarily from SR 33 to the east, while being screened from view from all other directions by the convenient store to the north, the proposed cedar fence to the west, and the Conrail track to the south.
Consideration has been given to the visibility and safety of the motorists and pedestrians.
F. Proposed Development
G. Behavior Patterns
As depicted on the attached Zoning Site Plan and in accordance with the original CPD requirements, access to the site shall be thru Sub-area "A", which will be facilitated by extending the access road over the existing ditch, by means of a culvert, and onto the proposed site. It is not expected that traffic patterns will be significantly altered by this development.
H. Emissions
The odors and emissions from such a proposed carwash do not exceed those of the surrounding commercial uses, therefore, no relevant increase or addition to existing emissions will be produced.
Oil and grease traps shall be provided at each wash station in accordance with the applicable building codes, as not to detrimentally effect the environment.
SECTION 4. That this ordinance shall take effect and be in force from and after the earliest period allowed by law.