Explanation
Rezoning Application Z12-049
APPLICANT: William R. Alsnauser and Karen Asmus-Alsnauser, Trustees; c/o Laura MacGregor Comek, Atty.; 500 South Front Street, 12th Floor; Columbus, Ohio 43215.
PROPOSED USE: Office commercial development.
DEVELOPMENT COMMISSION RECOMMENDATION: Approval (6-0) on November 8, 2012.
CITY DEPARTMENTS' RECOMMENDATION: Approval. The 0.68± acre site is developed with an insurance office and two telecommunication towers, has recently been annexed from Perry Township, and is currently zoned R, Rural District. The requested CPD, Commercial Planned Development District is to secure a commercial district that is comparable to the township's Suburban Office designation. The site is located within the boundaries of The Northwest Plan (2007), which identifies agriculture, pedestrian-oriented retail, research park, small-scale town center, small office, transit-oriented, and single-unit dwellings as the desired uses along SR 161 between Sawmill Road and SR 315. The CPD text commits to a site plan and includes use restrictions and setbacks. Variances to conform existing reduced setbacks are included in the request, and are not applicable upon redevelopment of the site. The request is consistent with the land use recommendations of The Northwest Plan, and the established zoning and development patterns of the area.
Title
To rezone 2500 WEST DUBLIN-GRANVILLE ROAD (43235), being 0.68± acres located on the north side of West Dublin-Granville Road, 140± feet east of McVey Boulevard, From: R, Rural District, To: CPD, Commercial Planned Development District (Rezoning # Z12-049).
Body
WHEREAS, application #Z12-049 is on file with the Department of Building and Zoning Services requesting rezoning of 0.68± acres from R, Rural 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 will conform an existing office and telecommunication tower site that was developed prior to annexation from Perry Township. The requested variances are only applicable to the current development. The request is consistent with the land use recommendations of The Northwest Plan, and the established 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:
2500 WEST DUBLIN-GRANVILLE ROAD (43235), being 0.68± acres located on the north side of West Dublin-Granville Road, 140± feet east of McVey Boulevard, and being more particularly described as follows:
Situated in the State of Ohio, County of Franklin, City of Columbus:
Being Lot Number Five (5) in BROOKSIDE ESTATES PLAT NO. 3 AMENDED as the same is numbered and delineated upon the recorded plat thereof, of record in Plat Book 23, Page 31, Recorder's Office, Franklin County, Ohio.
2500 West Dublin-Granville Road
Franklin County Parcel Number 213-000485
To Rezone From: R, Rural 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 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 plan being titled, " CPD SITE PLAN," and text titled, "COMMERCIAL PLANNED DEVELOPMENT TEXT," both dated November 14, 2012, and signed by Laura MacGregor Comek, Attorney for the Applicant, and the text reading as follows:
COMMERCIAL PLANNED DEVELOPMENT TEXT
2500 Dublin Granville Rd.
.684 + Acres
CURRENT ZONING: R, Rural District (pending annexation)
PROPOSED DISTRICT: CPD, COMMERCIAL PLANNED DEVELOPMENT
PROPERTY ADDRESS: 2500 Dublin Granville Rd. (43235 )
OWNER / APPLICANT:, William R. Alsnauer, and Karen Asmus Alsnauer, Trustees
DATE OF TEXT: November 14, 2012
APPLICATION NUMBER: Z12-049
1. INTRODUCTION:
The subject property ("Site") is located along Dublin Granville Road, east of Sawmill Road and West of Linworth Road. The Site lies within the boundaries of the Far Northwest Coalition.
The Site is in the process of being annexed from Perry Township to the City, due to failing septic system and the need for City services. Upon annexation, the Site would be zoned R, Rural. This rezoning to CPD will legitimize the existing legal development of the site with an insurance office, accessory parking lot and two (2) cellular towers. The site is surrounded by a variety of properties zoned C-4 in the City or sub-urban office in Perry Township.
This text and the CPD site plan are being submitted to visually depict the existing conditions and uses. The existing office and cellular towers shall be permitted to remain as developed; however, any future development or expansion shall conform to the standards set forth herein.
2. PERMITTED USES:
C.C.C. §3353.03, C-2 Commercial District uses shall be permitted for the Site.
3. DEVELOPMENT STANDARDS:
Except as specified herein and on the submitted CPD Site Plan, the applicable development standards shall be as specified in Chapter 3356, C-4 Commercial District.
A. Density, Height, Lot and/or Setback Commitments.
1. Building Setback: The minimum Building setback shall be twenty (20) feet from Dublin Granville Rd. as depicted on the attached Site Plan.
2. Parking Setback: The minimum parking setback shall be zero (0) feet from Dublin Granville Rd. right of way for the existing development as shown on the attached Site Plan.
3. The height of the existing cellular towers are 125 feet, as permitted by C.C.C. §3353.05(D)(5), and shall be maintained per the attached Site Plan.
B. Access, Loading, Parking and/or Other Traffic-Related Commitments.
1. Curb cuts shall be approved by the City of Columbus Department of Public Service or the Ohio Department of Transportation where applicable. Access to and from the Site shall be as depicted on the submitted site plan.
3. The property owner shall dedicate right-of-way to provide a minimum width of 60' from centerline along the Dublin-Granville Rd. frontage at no cost to the City of Columbus prior to the construction of the planned bikeway improvements along the frontage of this parcel.
4. The property owner agrees that the existing sign and existing asphalt parking area that encroaches into the right-of-way will need to be removed prior to the construction of the planned bikeway improvements along the frontage of parcel. If the existing sign and/or existing asphalt parking area is not removed, the existing sign and/or existing asphalt parking area in the right-of-way will be removed by the proposed bikeway improvement project with no compensation provided to the property owner.
C. Buffering, Landscaping, Open Space and/or Screening Commitments
Current conditions shall remain. Upon any redevelopment of the Site in the future, other than a like for like replacement, the standards of CCC Chapters 3312 and 3321 shall apply.
D. Dumpsters, Lighting, Outdoor Display Areas and/or Other Environmental Commitments.
Current conditions shall remain. Upon any redevelopment of the Site in the future, other than a like for like replacement, the standards of CCC Chapter 3321 shall apply:
E. Miscellaneous Commitments.
1. The current development of the subject Site shall be in conformance with the submitted Site Plan. The Site Plan may be slightly adjusted to reflect engineering, topographical, or other site data determined at the time the development and engineering plans 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 his designee, upon submission of the appropriate data regarding the proposed adjustment.
F. CPD Requirements.
1. Natural Environment. The Site is developed with an existing insurance office, accessory parking lot, and two cellular towers. The Site will remain substantially the same following this rezoning.
2. Existing Land Use.
The site is used for office development, parking and a cellular tower.
3. Transportation and Circulation.
The Site will be accessed from Dublin Granville Rd. as currently situated. The existing parking lot circulation and access points will remain as currently situated.
4. Visual Form of the Environment.
The existing uses/zoning of the surrounding properties are as follows:
West: residential use, suburban office zoning in the township
North: residential and church uses
East: suburban office use and zoning
South: C-4 and LM zonings; uses as offices, Ohio State Don Scott Field, respectively
5. View and Visibility.
Significant consideration has been given to visibility and safety issues.
6. Proposed Development.
Existing office, parking and cellular towers to remain
7. Behavior Patterns.
This area has existing traffic flows, including Dublin Granville Rd. as the major thoroughfare, and the major roadways in and around the area.
8. Emissions.
Due to the nature of the use, there will be no relevant increase of or addition to emissions.
G. Variances Requested.
The following variances are requested to permit the existing conditions of the Site to remain once the property is rezoned to CPD. Upon any redevelopment or expansion, the Site shall be required to conform to City code requirements in effect at that time, or variances may be requested by application to the Columbus Board of Zoning Adjustment.
1. Variance from C.C.C. §3353.05(D)(4), which requires cellular towers to be set back 200 percent of their height from residentially-zoned properties. Here again, the towers were previously approved by Perry Township as-is and this variance is requested to legitimize the existing conditions.
2. Variance from C.C.C. §3312.27(4) to allow zero (0) foot parking set back and twenty (20) foot building set back upon dedication of additional right-of-way per City Thoroughfare Plan.
3. Variance from C.C.C. §3312.39 to allow the parking lot to remain unstriped (as is).
4. Variance from C.C.C. §3312.21 to allow no hedge screening for parking as currently exists.
SECTION 4. That this ordinance shall take effect and be in force from and after the earliest period allowed by law.