Explanation
Council Variance Application: CV24-043
APPLICANT: Perennial Housing Partners LLC, c/o Rebecca Mott, Atty.; 411 E. Town Street, Floor 2; Columbus, OH 43215.
PROPOSED USE: Multi-unit residential development.
CITY DEPARTMENTS' RECOMMENDATION: Approval. The applicant has received a recommendation of approval from Staff and the Development Commission for a concurrent rezoning (Ordinance #2366-2024; Z24-015) to the L-AR-O, Apartment Office District. The proposal includes the conversion of an extended stay hotel into a multi-unit residential development with a maximum of 99 units. Variances to reduce drive aisle width, driveway width, required maneuvering, parking lot shade trees, minimum number of required parking spaces (from 149 to 99), and perimeter yard are included in the request, and reflect as-built conditions that were allowed under commercial zoning. The request includes a site plan that is compatible with surrounding uses, and contains common residential design elements consistent with the Far North Area Plan’s (2014) guidelines as they relate to landscaping, parking, and building design.
Title
To grant a Variance from the provisions of Sections 3312.09, Aisle; 3312.13, Driveway; 3312.25, Maneuvering; 3312.21, Landscaping and screening; 3312.49, Required parking; and 3333.255, Perimeter yard, of the Columbus City Codes; for the property located at 115 HUTCHINSON AVE. (43235), to allow reduced development standards for a multi-unit residential development in the L-AR-O, Apartment Office District (Council Variance #CV24-043).
Body
WHEREAS, by application #CV24-043, the owner of property at 115 HUTCHINSON AVE. (43235), is requesting a Council variance to allow reduced development standards for a multi-unit residential development in the L-AR-O, Apartment Office District; and
WHEREAS, Section 3312.09, Aisle, requires a minimum drive aisle width of 20 feet for 90-degree parking spaces, while the applicant proposes to maintain a minimum drive aisle with of 19.2 feet.
WHEREAS, Section 3312.13(B), Driveway, requires a driveway width of 20 feet, while the applicant proposes to maintain a reduced driveway width of 18 feet.
WHEREAS, Section 3312.25, Maneuvering, requires a minimum 20 feet of maneuvering area for 90-degree parking spaces, while the applicant proposes to maintain a reduced minimum maneuvering area of 19.2 feet.
WHEREAS, Section 3312.21, Landscaping and screening, requires one shade tree for every 10 parking spaces for a total of 10 required parking lot shade trees, while the applicant proposes a total of six parking lot shade trees; and
WHEREAS, Section 3312.49, Required parking, requires 1.5 parking spaces per dwelling unit for a total of 149 parking spaces for 99 units, while the applicant proposes a total of 99 parking spaces; and
WHEREAS, Section 3333.255, Perimeter yard, requires a perimeter yard of 30.1 feet for an apartment complex, while the applicant proposes a four foot perimeter yard; and
WHEREAS, the City Departments recommend approval because the variances will conform existing conditions of the site, and include a commitment to a site plan showing consistency with the Far North Area Plan’s design guidelines; and
WHEREAS, this ordinance requires separate submission for all applicable permits and a Certificate 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 115 HUTCHINSON AVE. (43235), 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; 3312.13, Driveway; 3312.25, Maneuvering; 3312.21, Landscaping and screening; 3312.49, Required parking; and 3333.255, Perimeter yard, of the Columbus City Codes, is hereby granted for the property located at 115 HUTCHINSON AVE. (43235), insofar as said sections prohibit a reduced drive aisle width from 20 to 19.2 feet; reduced driveway width from 20 to 18 feet; reduced maneuvering area from 20 to 19.2 feet; reduced number of parking lot shade trees from 10 required to six provided trees; a reduction in the required number of parking spaces from 149 to 99 spaces; and a reduction in the perimeter yard from 25 feet to four feet; said property being more particularly described as follows:
115 HUTCHINSON AVE. (43235), being 2.5± acres located on the south side of Hutchinson Avenue, 150± feet west of High Cross Boulevard, and being more particularly described as follows:
Situated in the State of Ohio, County of Franklin and City of Columbus and in Farm Lot 39 in Section 2, Township 2, Range 18, United State Military Lands, containing 2.503 acres of land, more or less, 1.384 acres of said 2.503 acres being out of that 4.934 acre tract of land described in the deed to The Pontifical College Josephinum of record in Official Record Volume 5708, page A17 and 1.119 acres of said 2.503 acres being out of that tract of land designated "PARCEL TWO" and described in the deed to The Pontifical College Josephinum of record in Official Record Volume 5473, page A05, said 2.503 acre of land being more particularly described as follows:
Beginning at an iron pipe at the northeasterly comer of said 4.934 acre tract, the same being at the northwesterly comer of that 8.510 acre tract of land described in the deed to West-WHI Columbus Northwest Partners of record in Official Record Volume 5473, Page A08 and in a southerly right of way line of Hutchinson Avenue, 60 feet in width, as the same is designated and delineated upon the plat entitled "Crosswoods Center Section Three" as shown of record in Plat Book 62, pages 52 and 53;
Thence South 3 degrees 10' 07'' West, with, in part, the easterly line of said 4.934 acre tract and with the westerly line of said 8.510 acre tract, a distance of 440. 71 feet to an iron pipe at the southwesterly comer of said 8.510 acre tract, the same being in a southwesterly line of said "PARCEL TWO" and in a northeasterly limited access right of way line of Interstate Route 270;
thence North 63 degrees 25' 56" West, with a southwesterly line of said "PARCEL TWO" and with a northeasterly limited access right of way line of said Interstate Route 270, a distance of 328.62 feet to an iron pipe;
thence North 3 degrees 31' 51" East, a distance of 295.80 feet to an iron pipe in a northerly line of said 4.934 acre tract, the same being in a southerly right of way line of said Hutchinson
A venue, 60 feet in width;
thence, with the northerly boundary of said 4.934 acre tract and with the right of way boundary of said Hutchinson Avenue, the following two courses and distances:
1) South 86 degrees 28' 09" East, 169.16 feet to an iron pipe at the point of curvature;
2) Eastwardly, with the arc of a curve to the left having a radius of 530.00 feet, a central angle of 14 degrees 15' 02" and a chord that bears North 86 degrees 24' 20" East, a chord distance of 131.48 feet to the point of beginning and containing 2.5 acres of land, more or less.
The Official Records and Plat Book referred to in the foregoing descriptions are records of the Franklin County, Ohio Recorder. The bearings in the foregoing descriptions are based on the same meridian as the bearings shown on said recorded plat of Crosswoods Center Section Three.
Tax Parcel No: 610-192709
Property Address: 115 Hutchinson Avenue Columbus, OH 43235
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 L-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, "115 hutchinson ave," dated August 16 2024, and signed by Rebecca Mott, Attorney for the Applicant. The 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 adjustment to the plan 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 a Certificate of Occupancy for the proposed development.
SECTION 5. That this ordinance shall take effect and be in force from and after the earliest period allowed by law.