Explanation
Rezoning Application Z03-042
APPLICANT: Willow Brook Christian Communities; c/o Phillip Bisesi, Esq.; 88 East Broad Street; Columbus, Ohio 43215.
PROPOSED USE: Nursing Home.
DEVELOPMENT COMMISSION RECOMMENDATION: Approval (6-0) on August 14, 2003.
CITY DEPARTMENTS' RECOMMENDATION: Approval. The applicant requests the CPD, Commercial Planned Development District to conform an existing nursing home being annexed into the City of Columbus and add an additional 35,000 square feet to the building. The CPD District will only permit institutional uses and contains a site plan illustrating the proposed development. The request is consistent with the current development trend in area and with the recommendations of the Far North Area Plan (1994).
Title
To rezone 55 Lazelle Road (43235), being 3.5± acres located on the south side of Lazelle Road, 340± feet east of North High Street, From: R, Rural and I, Institutional Districts, To: CPD, Commercial Planned Development District. (Rezoning # Z03-042)
Body
WHEREAS, application #Z03-042 is on file with the Building Services Division of the Department of Development requesting rezoning of 3.5± acres from R, Rural and I, Institutional Districts 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 applicant requests the CPD, Commercial Planned Development District to conform an existing nursing home being annexed into the City of Columbus and add an additional 35,000 square feet to the building. The CPD District will only permit institutional uses and contains a site plan illustrating the proposed development. The request is consistent with the current development trend in area and with the recommendations of the Far North Area Plan (1994), 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:
55 Lazelle Road (43235), being 3.5± acres llocated on the south side of Lazelle Road, 340± feet east of North High Street, and being more particularly described as follows:
Tract 1
1.836 ACRE LEGAL DESCRIPTION FOR WILLOWBROOK CHRISTIAN HOME, INC. CITY OF COLUMBUS, FRANKLIN COUNTY, OHIO
SITUATED IN THE STATE OF OHIO, COUNTY OF FRANKLIN, CITY OF COLUMBUS, BEING LOCATED IN SECTION 2, TOWNSHIP 2, RANGE 18, UNITED STATES MILITARY LANDS AND BEING 1.836 ACRES OUT OF AN ORIGINAL 2.755 ACRE TRACT OF LAND CONVEYED TO THE COLUMBUS AND SOUTHERN OHIO ELECTRIC COMPANY OF RECORD 1N DEED BOOK 2645, PAGE 114, RECORDS REFER TO RECORDERS OFFICE, FRANKLIN COUNTY, OHIO AND BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS:
BEGINNING FOR REFERENCE AT THE INTERSECTION OF THE CENTERLINES OF NORTH HIGH STREET, U.S. ROUTE 23 (RIGHT-OF-WAY VARIES) AND LAZELLE ROAD (RIGHT-OF-WAY VARIES);
THENCE SOUTH 89°02'01" EAST, A DISTANCE OF 649.08 FEET ALONG THE CENTERLINE OF SAID LAZELLE ROAD, THE SOUTH LINE OF DELAWARE COUNTY, THE NORTH LINE OF FRANKLIN COUNTY, THE NORTH LINE OF,A 1.836 ACRE TRACT OF LAND CONVEYED TO WILLOW BROOK. CHRISTIAN HOME, INC. OF RECORD IN OFFICIAL RECORD 07380B09 TO A POINT MARKING THE NORTHEAST CORNER OF SAID WILLOWBROOK CHRISTIAN HOME, INC. TRACT, THE NORTHWEST CORNER OF SAID COLUMBUS AND SOUTHERN OHIO ELECTRIC COMPANY TRACT AND THE POINT OF BEGINNING;
THENCE SOUTH 89.°02'01" EAST, A DISTANCE OF 200.00 FEET CONTINUING ALONG THE CENTERLINE LINE OF SAID LAZELLE ROAD, THE SOUTH LINE OF DELAWARE COUNTY, THE NORTH LINE OF FRANKLIN COUNTY AND THE NORTH LINE OF SAID COLUMBUS AND SOUTHERN OHIQ ELECTRIC COMPANY TRACT TO A RAILROAD SPIKE SET AT THE NORTHWEST CORNER OF A 0.918 ACRE TRACT OF LAND CONVEYED TO THE COLUMBUS AND SOUTHERN OHIO ELECTRIC COMPANY OF RECORD IN DEED BOOK 1758, PAGE 459;
THENCE SOUTH 00°58'02" WEST, A DISTANCE OF 399.93 FEET ALONG THE WEST LINE OF SAID. 0.918 ACRE TRACT, AN EAST LINE OF SAID 2.775 ACRE TRACT (PASSING AN IRON PIN SET AT 25.00 FEET) TO AN IRON PIN SET ON THE SOUTH LINE OF SAID 2.775 ACRE TRACT AND:' THE NORTH LINE OF LAZELLE ROAD EAST (RIGHT-OF-WAY VARIES);
THENCE NORTH 89°02'01" WEST, A DISTANCE OF 200.00 FEET ALONG THE SOUTH LINE OF SAID 2.775 ACRE TRACT, THE NORTH LINE OF SAID LAZELLE ROAD EAST TO AN IRON PIN SET AT THE SOUTHWEST CORNER OF SAID 2.775 ACRE TRACT AND THE SOUTHEAST CORNER OF SAID WILLOWBROOK CHRISTIAN HOME, INC,. TRACT;
THENCE NORTH 00°58'02" EAST, A DISTANCE OF 399.93 FEET ALONG THE EAST LINE OF SAID WILLOWBROOK CHRISTIAN HOME, INC. TRACT, THE WEST LINE OF SAID 2.775 ACRE TRACT, AND THE COLUMBUS CORPORATION LINE (PASSING AN IRON PIN SET AT 374.93 FEET) TO THE POINT OF BEGINNING, CONTAINING 1.836 ACRES OF LAND, MORE OR LESS.
THE ABOVE DESCRIPTION WAS BASED ON A SURVEY PREPARED BY MAKEEVER AND ASSOCIATES, INC. UNDER THE DIRECT SUPERVISION OF JEFFREY M. ROWE, P. S., PROFESSIONAL SURVEYOR NUMBER 7463, DATED SEPTEMBER 8. 2000.
BEARINGS SHOWN HEREON ARE BASED ON AN ASSUMED AZIMUTH AND ARE USED TO DENOTE ANGLES ONLY.
ALL IRON PINS SET ARE 5/8" O.D. X 30" LONG REINFORCING RODS WITH YELLOW PLASTIC CAPS STAMPED "MAKEEVER & ASSOC." UNLESS OTHERWISE NOTED.
PRIOR DEED REFERENCE: DEED BOOK 2645, PAGE 114
To Rezone From: I, Institutional District,
To: CPD, Commercial Planned Development District.
Tract 2
1.71 ANNEXATION
FROM: Sharon Township
TO: City of Columbus
Situated in the State of Ohio, County of Franklin, Township of Sharon, located in Section 2, Township 2, Range 18, United States Military Lands and being all of that tract as conveyed to Willow Brook Christian Communities, Inc. by deed of record in Official Record 7380B10 (all references refer to the records of the Recorder's Office, Franklin County, Ohio) and described as follows:
Beginning at the intersection of the southerly right-of-way line of Lazelle Road with the northerly line of said Willow Brook Christian Communities, Inc. at a point in the existing City of Columbus Corporation Line by Ordinance No. 57-87 of record in Official Record 9154105;
thence easterly with said right-of-way line and existing corporation line, a distance of approximately 201 feet to a point;
thence southerly with the easterly line of said Willow Brook Christian Communities, Inc. at an angle point in an existing City of Columbus Corporation Line by Ordinance No. 2144-84 of record in Official Record 5201B13; a distance of approximately 375 feet to a point in the northerly right-of-way line of Lazelle Road East;
thence westerly with said right-of-way line, and existing corporation line, a distance of approximately 200 feet to a point;
thence northerly, continuing with said corporation line, and being the westerly line of said Willow Brook Christian Communities, Inc. a distance of approximately 375 feet to the Point of Beginning and containing 1.71 acre of land, more or less.
This description was prepared from existing records and is not to be used for transfer.
EVANS, MECHWARt HAMBLETON & TILTON, INC.
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 Development be, and 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, "EXPANSION AND RENOVATION, WILLOW BROOK CHRISTIAN HOME", signed by Phillip P. Bisesi, attorney for the Applicant, and dated August 21, 2003 and text titled, "CPD TEXT", signed by Phillip P. Bisesi, attorney for the Applicant, and dated July 10, 2003, and the text reading as follows:
C P D T E X T
PROPOSED DISTRICT: Commercial Planned Development District
PROPERTY ADDRESS: 55 and 61 Lazelle Road, Columbus, OH 43235
OWNER: Willow Brook Christian Communities, Inc.
APPLICANT: Willow Brook Christian Communities, Inc.
DATE OF TEXT: July 10, 2003
APPLICATION NUMBER: Z03-042
1. INTRODUCTION:
Willow Brook Christian Communities, Inc. ("Willow Brook") operates Willow Brook Christian Home, a skilled nursing facility at 55 Lazelle Road, Worthington, Ohio. The facility has served seniors in the area for approximately thirty years. The Home contains fifty beds in twenty-six resident rooms, twenty-four rooms being semi-private and two being private. The proposed expansion and renovation project will improve the facility to fifty private skilled nursing rooms/beds and add a separate thirty-four bed residential care facility licensed dementia care wing on the upper floor with its own entrance and parking lot.
In order to expand the facility, Willow Brook purchased an adjoining piece of property at 61 Lazelle Road. Willow Brook plans to expand the facility onto this property and to add parking to accommodate the additional beds.
Because the property at 61 Lazelle Road was and is located in the municipality of Columbus, while the property at 55 Lazelle Road was located in the Township of Sharon, Willow Brook annexed the property at 55 Lazelle Road into Columbus. The annexation petition was approved by the Franklin County Board of Commissioners on June 10, 2003. The City Council of Columbus is expected to accept the petition for annexation at a meeting to be held on September 15, 2003.
The acreage of the 55 Lazelle Road property is approximately 1.7 acres. The acreage of the 61 Lazelle Road property is approximately 1.8 acres. The 35,000 + s.f. expansion will be built mostly on the recently acquired 1.8 acre parcel of land. Since the new site rises to 10' higher than the existing site, the proposed expansion will be two stories with the lower level carved out of the land with rounded segmental retaining walls being utilized to mitigate the grade transitions. The new skilled nursing beds will be blended together with the existing beds when completed to combine as one unified fifty bed nursing home on the lower level. The upper level will be utilized for the separate thirty-four bed dementia facility.
Once the new expansion portions are constructed, the tie-ins will be made to the existing facility. Residents can then be relocated into the new areas while the existing rooms are renovated into private suites with their own toilet rooms. New air conditioning systems will be retrofit into the existing facility, lighting will be upgraded, walls will be repaired and painted, flooring will be replaced where needed, and the emergency generator system/UG tank will be removed and replaced with a new approved system. All existing kitchen, laundry, and administrative areas will remain basically unchanged except for some cosmetic clean-up. Similarly the main dining area will be redecorated and a restorative dining area added by expanding the bridge across the existing courtyard outfall. Some basement areas will be utilized to resolve grade and provide storage and space for mechanical/electrical equipment.
The market survey performed for this site acknowledges the need for a niche development of 33 + dedicated dementia or Alzheimer's units. Upgrading the existing facility to an all-private skilled care facility will make this nursing home unique in the Central Ohio area. The potential to improve the private pay performance of this overall development is what makes the project both unique and necessary. Fulfilling Willow Brook's non-profit mission of serving the elderly will be assured for the long term future upon completion of this project.
The zoning of the 55 Lazelle Road property is (EU) Exceptional Use, a designation which includes the use of the property for hospitals, convalescent homes, or rest homes for the aged. EU is a Franklin County zoning designation not shared by the City of Columbus. The zoning of the 61 Lazelle Road property is (I) Institutional, a designation which includes the use of the property for homes for the aging, nursing homes, or rest homes. Willow Brook submits this rezoning application to make both parcels part of a Commercial Planned Development district (CPD).
2. PERMITTED USES: All Institutional uses as listed in Section 3349 of the Columbus City Code.
3. DEVELOPMENT STANDARDS:
A. Density, Lot, and/or Setback Commitments.
1. Existing fifty beds on 1.7 acres becomes 84 beds on 3.5 acres. This is a reduction in overall density relative to the increased lot size.
2. Setbacks shall be as indicated on the Proposed Architectural Site Plan.
B. Access, Loading, Parking, and/or Other Traffic Related Commitments. All circulation, curb cuts and access points shall be subject to the approval of the Division of Transportation.
1. Existing access, service, and parking lot remain unchanged. Additional lot, with a new curb cut, added for expansion facility.
2. Completed project provides sixty-six total parking spaces, while only forty two spaces are required for the proposed 84 beds.
C. Buffering, Landscaping, Open Space, and/or Screening Commitments.
1. Street trees shall be planted along Lazelle Road and Lazelle Road East at a ratio of one tree per thirty feet of frontage.
2. Trees shall be planted along east-side of the property at a ratio of one tree per twenty linear feet. These trees may be evenly spaced or grouped.
3. All trees and landscaping shall be well maintained. Dead items shall be replaced within six months or the next planting season, whichever occurs first.
4. All trees meet the following minimum size at the time of planting:
Shade trees 2 1/2" caliper; Ornamental trees 1 1/2" caliper; Evergreen trees five feet in height. Tree caliper is measured six inches from the ground.
5. Buffering between the site and all adjacent residential uses as shown on the site plan. Examples of buffering include:
a. Existing land scaping already established to the West.
b. Mounding with combinations of Deciduous and Evergreen trees at a ratio of one tree per twenty lineal feet along the East property line.
D. Building Design and/or Interior-Exterior Treatment Commitments.
1. Building Materials. The building shall be constucted of any combination of the following: brick, stucco, split-faced block; 15% of glass windows; aluminum fascials, soffits, gutters, and downspouts; composition shingles; and stacked block retaining wall system.
2. Pitched Roof. All buildings shall have a pitched or angled roof.
3. Rooftop Mechanicals Screening. Any mechanical equipment 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. Accent lighting shall be permitted provided such light source is concealed.
4. Any wall-mounted lighting shall be shielded to prevent offsite spillage.
5. Light poles in the parking light shall not exceed twenty feet.
6. Light poles shall not exceed fourteen feet within one hundred feet of residentially zoned property.
F. Graphics and/or Signage Commitments. 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.
G. Miscellaneous Commitments. None.
IV. CPD REQUIREMENTS
A. Natural Environment:
Half the site has already been developed. Existing healthy trees 2.5 inches or more in caliper, measured six inches from the ground, and located within the parking setbacks shall be maintained. The undeveloped lot will be landscaped to a similar quality as the existing facility.
B. Existing Land Use:
Currently the land is an existing nursing facility and vacant lot.
C. Transportation and Circulation:
The site is located along Lazelle Road, which is a 2 arterial with one existing curb cut and a second curb cut proposed.
D. Visual Form of Environment:
Renovation of the existing structure and the removal of the overgrown landscaping in conjunction with the development of a new nursing home expansion structure and new landscaping will enhance the visual environment.
E. View and Visibility
We believe the construction of the proposed nursing home expansion and the installation of new landscaping will enhance the surrounding neighborhood.
F. Proposed Development
The proposed nursing home expansion will be approximately equal in size to the existing nursing home. No variances for parking will be needed and the existing curb cut will be utilized with one new curb cut.
G. Behavior Patterns
The new expansion will not generate significantly more vehicular and pedestrian traffic than the existing nursing home.
H. Emissions
The site is bordered on two sides by a clinic and an electric power substation, and on the front and rear by Lazelle Road and Lazelle Road East respectively. The new expansion will not significantly change the environmental conditions. The current kitchen and trash areas will remain unchanged. The increased facility may generate slightly more trash, cooking exhaust, and laundry but otherwise only adds more private rooms and a dementia wing.
The Subject Site shall be developed in general accordance with the site plan. The site plan may be slightly adjusted to reflect engineering, topographical or other site data developed at the time of 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 Development or his designee upon submission of the appropriate data regarding the proposed adjustment.
SECTION 4. That this ordinance shall take effect and be in force from and after the earliest period allowed by law.