Explanation
REZONING APPLICATION: Z03-104
APPLICANT: Dominion Homes, Inc.; c/o John P. Kennedy, Attorney; Crabbe, Brown and James, LLP; 500 South Front Street. Suite 1200; Columbus, Ohio 43215.
PROPOSED USE: TND residential development, and CPD, Commercial Planned Development District for C-2, Commercial District uses.
DEVELOPMENT COMMISSION RECOMMENDATION: Approval (4-0) on January 8, 2004.
ROCKY FORK / BLACKLICK ACCORD RECOMMENDATION: Approval.
CITY DEPARTMENTS' RECOMMENDATION: Approval. The applicant's request for the NC, Neighborhood Center, NG, Neighborhood General, NE, Neighborhood Edge and CPD, Commercial Planned Development Districts is consistent with recommendations of the Rocky Fork/Blacklick Accord (2003) for the West Village, which includes a mix of the primarily residential Edge and Neighborhood Districts, and the Center District to build on existing commercial and multi-family zoning districts located at the intersection of Central College and North Hamilton Roads. The proposed development includes a total of 607 dwelling units in the NC, Neighborhood Center (14± acres; 136 multi-family dwelling units ), NG, Neighborhood General (80± acres; 364 single-family dwellings) and NE, Neighborhood Edge (30± acres; 55 single-family dwellings). A total of 599 dwelling units are proposed with an overall density of 4.9 units per acre. The site design includes a large centrally located park (12.3± acres), a wooded preserve (7.2± acres), a No Build / Tree Preservation Zone along the west property line and deep setbacks along Central College and Harlem Roads. A small CPD zoning district (0.77± acres) fronts North Hamilton Road to permit transitional office uses between Neighborhood General residential development and North Hamilton Road commercial uses. Streets connecting to Central College, Harlem and North Hamilton Roads will be publicly dedicated and a public stub street is provided to the west.
Title
To rezone 4955 CENTRAL COLLEGE ROAD (43081), being 125.1± acres located on the south side of Central College Road, 2800± feet east of Lee Road, From: R, Rural and R-2F, Residential Districts, To: NC, Neighborhood Center, NG, Neighborhood General, NE, Neighborhood Edge, and CPD, Commercial Planned Development Districts (Z03-104). (AMENDED BY ORD. 2182-2004 PASSED 12/13/2004)
Body
WHEREAS, application #Z03-104 is on file with the Building Services Division of the Department of Development requesting rezoning of 125.1± acres from R, Rural and R-2F, Residential Districts to NC, Neighborhood Center, NG, Neighborhood General, NE, Neighborhood Edge and CPD, Commercial Planned Development Districts; and
WHEREAS, the Development Commission recommends approval of said zoning change; and
WHEREAS, the Rocky Fork / Blacklick Accord Panel recommends approval of said zoning change; and
WHEREAS, the City Departments recommend approval of said zoning change because applicant's request for the NC, Neighborhood Center, NG, Neighborhood General, NE, Neighborhood Edge and CPD, Commercial Planned Development Districts is consistent with recommendations of the Rocky Fork/Blacklick Accord (2003) for the West Village, which includes a mix of the primarily residential Edge and Neighborhood Districts, and the Center District to build on existing commercial and multi-family zoning districts located at the intersection of Central College and North Hamilton Roads. The proposed development includes a total of 607 dwelling units in the NC, Neighborhood Center (14± acres; 136 multi-family dwelling units ), NG, Neighborhood General (80± acres; 364 single-family dwellings) and NE, Neighborhood Edge (30± acres; 55 single-family dwellings). A total of 599 dwelling units are proposed with an overall density of 4.9 units per acre. The site design includes a large centrally located park (12.3± acres), a wooded preserve (7.2± acres), a No Build / Tree Preservation Zone along the west property line and deep setbacks along Central College and Harlem Roads. A small CPD zoning district (0.77± acres) fronts North Hamilton Road to permit transitional office uses between Neighborhood General residential development and North Hamilton Road commercial uses. Streets connecting to Central College, Harlem and North Hamilton Roads will be publicly dedicated and a public stub street is provided to the west; 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:
4955 CENTRAL COLLEGE ROAD (43081), being 125.1± acres located on the south side of Central College Road, 2800± east of Lee Road, and being more particularly described as follows:
ZONING SUBAREA - NEIGHBORHOOD CENTER, 14.07± ACRES
Situated in the State of Ohio, County of Franklin, City of Columbus, located in Section 15, Township 2, Range 16, United States Military Lands and being that tract conveyed to Townsend Construction Company in Instrument Number 200309030279897 (all references, refer to the records of the Recorder's Office, Franklin County, Ohio) being more particularly bounded and described as follows:
Beginning, for reference at Franklin County Geodetic Survey Monument No. 5511 in the centerline of Warner Road;
thence South 86° 28' 00" East, with said centerline of Warner Road, a distance of 843.20 feet to a point;
thence North 03° 32' 00" East, a distance of 586.20 feet to The True Point of Beginning;
thence across said Townsend Construction Company tract the following courses:
North 03° 15' 57" East, a distance of 1228.48 feet to a point;
northerly with an arc of a curve to the right, having a radius of 200.00 feet, a central angle of 11° 31' 49", an arc length of 40.25 feet, having a chord that bears North 09° 01' 45" East, a chord distance of 40.18 feet to a point;
North 14° 47' 39" East, a distance of 16.67 feet to a point;
South 86° 44' 10" East, a distance of 700.63 feet to a point;
South 03° 15' 50" West, a distance of 256.00 feet to a point;
North 86° 44' 10 West, a distance of 102.00 feet to a point;
Southwesterly with an arc of a curve to the left, having a radius of 350.00 feet, a central angle of 90° 00' 00", an arc length of 549.78 feet, a chord that bears South 48° 15' 50" West, a chord distance of 494.97 feet to a point;
South 03° 15' 50" West, a distance of 72.79 feet to a point;
Southeasterly with an arc of a curve to the left, having a radius of 350.00 feet, a central angle of 90° 00' 00", an arc length of 549.78 feet, a chord that bears South 41° 44' 10" East, a chord distance of 494.97 feet;
South 86° 44' 10" East, a distance of 102.00 feet to a point;
South 03° 15' 50" West, a distance of 256.00 feet to a point;
North 86° 44' 10" West, a distance of 708.04 feet to the True Point of Beginning, and containing 14.07 acres of land, more or less.
This description is prepared from existing records and is for zoning purposes.
To Rezone From: R, Rural, District,
To: NC, Neighborhood Center District.
ZONING SUBAREA - NEIGHBORHOOD GENERAL, 79.93± ACRES
Situated in the State of Ohio, County of Franklin, City of Columbus, located in Section 15, Township 2, Range 16, United States Military Lands and being that tract conveyed to Townsend Construction Company in Instrument Number 200309030279897 (all references, refer to the records of the Recorder's Office, Franklin County, Ohio) being more particularly bounded and described as follows:
Beginning, for reference, at Franklin County Geodetic Survey Monument No. 5511 in the centerline of Warner Road;
thence South 86° 28' 00" East, with said centerline of Warner Road, a distance of 796.74 feet to The True Point of Beginning;
thence across said Townsend Construction Company tract the following courses:
North 03° 11' 34" East, a distance of 586.00 feet to a point;
South 86° 44' 10" East, a distance of 757.97 feet to a point;
North 03° 15' 50" East, a distance of 256.00 feet to a point;
North 86° 44' 10" West, a distance of 102.00 feet to a point;
northwesterly with the arc of a curve to the right having a radius of 350.00 feet, a central angle of 90° 00' 00", an arc length of 549.78 feet, a chord that bears North 41° 44' 10" West, a chord distance of 494.97 feet to a point;
North 03° 15' 50" East, a distance of 72.79 feet to a point;
northwesterly with the arc of a curve to the right having a radius of 350.00 feet, a central angle of 90° 00' 00", an arc length of 549.78 feet, a chord that bears North 48° 15' 50" East, a chord distance of 494.97 feet to a point;
South 86° 44' 10" East, a distance of 102.00 feet to a point;
North 03° 15' 50" East, a distance of 256.00 feet to a point;
North 86° 44' 10" West, a distance of 700.63 feet to a point;
South 14° 47' 39" West, a distance of 16.67 feet to a point;
southerly with the arc of a curve to the left, having a radius of 200 feet, a central angle of 11° 31' 49", an arc length of 40.25 feet, and a chord that bears South 09° 01' 45" West, a chord distance of 40.18 feet to a point;
South 03° 15' 37" West, a distance of 206.97 feet to a point;
North 86° 44' 03" West, a distance of 124.24 feet to a point;
North 03° 25' 12" East, a distance of 746.75 feet to a point;
South 86° 49' 36" East, a distance of 134.75 feet to a point;
North 03° 25' 12" East, a distance of 190.00 feet to a point;
South 86° 49' 36" East, a distance of 165.00 feet to a point;
North 03° 25' 12" East, a distance of 280.97 feet to a point;
South 86° 49' 36" East, a distance of 79.47 feet to a point;
South 86° 47' 54" East, a distance of 220.00 feet to a point;
South 03° 32' 06" West, a distance of 299.89 feet to a point;
South 86° 29' 28" East, a distance of 100.00 feet to a point;
North 03° 32' 06" East, a distance of 300.00 feet to a point;
South 86° 29' 28" East, a distance of 502.52 feet to a point;
South 03° 30' 32" West, a distance of 300.00 feet to a point;
South 86° 29' 28" East, a distance of 500.00 feet to a point
South 03° 36' 10" West, a distance of 737.36 feet to a point;
South 87° 07' 59" East, a distance of 210.00 feet to a point;
South 03° 33' 54" West, a distance of 470.10 feet to a point;
South 41° 26' 58" East, a distance of 5.96 feet to a point;
South 86° 27' 50" East, a distance of 468.87 feet to a point;
South 03° 40' 47" West, a distance of 116.96 feet to a point
southeasterly with the arc of a curve to the right having a radius of 12.00 feet, a central angle of 90° 12' 09", an arc length of 18.89 feet, a chord that bears South 41° 25' 18" East, a chord distance of 17.00 feet to a point;
South 86° 31' 23" East, a distance of 217.24 feet to a point;
southerly with the arc of a curve to the right having a radius of 5950.00 feet, a central angle of 00° 32' 30", an arc length of 56.24 feet, a chord that bears South 03° 12' 59" West, a chord distance of 56.24 feet to a point;
North 86° 27' 50" West, a distance of 378.86 feet to a point;
South 03° 32' 10" West, a distance of 125.00 feet to a point;
North 86° 27' 50" West, a distance of 618.53 feet to a point;
South 03° 33' 54" West, a distance of 350.00 feet to a point;
North 86° 27' 50" West, a distance of 367.79 feet to a point;
South 02° 58' 58" West, a distance of 79.47 feet to a point;
North 86° 28' 06" West, a distance of 381.11 feet to a point;
South 03° 30' 25" West, a distance of 580.43 feet to a point;
North 86° 27' 43" West, a distance of 118.16 feet to a point;
North 86° 27' 48" West, a distance of 150.28 feet to a point ;
North 86° 28' 00" West, a distance of 514.18 feet to the True Point of Beginning, and containing 79.93 acres of land more or less.
This description was prepared from existing records and is for zoning purposes.
To Rezone From: R, Rural and R-2F Residential Districts,
To: NG, Neighborhood General District.
ZONING SUBAREA - NEIGHBORHOOD EDGE, 30.41± ACRES
Situated in the State of Ohio, County of Franklin, City of Columbus, located in Section 15, Township 2, Range 16, United States Military Lands and being that tract conveyed to Karl Ayers and Sandra Ayers by deed of record in Official Record 4251I13 (all references, refer to the records of the Recorder's Office, Franklin County, Ohio) being more particularly bounded and described as follows:
Beginning for Reference at Franklin County Geodetic Survey Monument No. 5511 in the centerline of Warner Road;
thence North 03° 27' 46" East, a distance of 1602.90 feet to a point;
thence South 86° 49' 28" East, a distance of 716.17 feet to a point;
thence South 86° 37' 16" East, a distance of 124.24 feet to a point;
thence South 03° 15' 57" West, a distance of 1021.51 feet to a point;
thence North 86° 44' 10" West, a distance 49.94 feet to a point;
thence South 03° 11' 34" West, a distance of 585.98 feet to a point;
thence North 86° 28' 00" West, a distance of 796.73 feet to the Point of Beginning, and containing 30.41 acres of land, more or less.
This description was prepared from existing records and is for zoning purposes.
To Rezone From: R, Rural, District,
To: NE, Neighborhood Edge District.
ZONING SUBAREA - CPD, COMMERCIAL PLANNED DEVELOPMENT DISTRICT, 0.67± ACRES
Situated in the State of Ohio, County of Franklin, City of Columbus, located in Section 15, Township 2, Range 16, United States Military Lands and being that tract conveyed to Townsend Construction Company in Instrument Number 200309030279897 (all references, refer to the records of the Recorder's Office, Franklin County, Ohio) being more particularly bounded and described as follows:
Beginning at the northeasterly corner of said Townsend Construction Company tract, being in the westerly right-of-way line of Hamilton Road of record in Plat Book 100, Page 3;
thence South 02° 08' 02" West, with said westerly right-of-way line of Hamilton Road, a distance of 44.50 feet to a point;
thence southwesterly, with the arc of a curve to the right having a radius of 5943.28 feet, a central angle of 00° 48' 45", an arc length of 84.29 feet, a chord that bears South 02° 32' 23" West, and a chord distance of 84.29 feet to a point;
thence North 86° 31' 23" West, a distance of 217.24 feet to a point;
thence northwesterly with the arc of a curve to the right having a radius of 12.00 feet, a central angle of 90° 12' 09", an arc length of 18.89 feet, a chord that bears North 41° 25' 18" West, and a chord distance of 17.00 feet to a point;
thence North 03° 40' 47" East, a distance of 116.96 feet to a point;
thence South 86° 27' 50" East, a distance of 226.40 feet to the Point of Beginning, and containing 0.67 acre of land, more or less.
This description was prepared from existing records and is for zoning purposes.
To Rezone From: R-2F, Residential District,
To: CPD, Commercial Planned Development District.
SECTION 2. That a Height District of Thirty-five (35) feet is hereby established on the NC, Neighborhood Center, NG, Neighborhood General, NE, Neighborhood Edge and CPD, Commercial Planned Development Districts 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 NC, Neighborhood Center, NG, Neighborhood General and NE, Neighborhood Edge Districts and Application among the records of the Building Services Division as required by Sections 3320.13 of the Columbus City Codes; 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 "REGIONAL CONTEXT DIAGRAM / ACCORD ANALYSIS PLAN," dated October 31, 2003, "EXISTING CONDITIONS PLAN," dated April 28, 2004, "TND DEVELOPMENT PLAN (INCLUDES: DISTRICTS, CONCEPTUAL BICYCLE ROUTE, CONCEPTUAL THOROUGHFARE PLAN & CIVIC SPACES / BUILDING SITES)," dated April 27, 2004, , statement of TND principles titled "ALBANY CROSSING TND PRINCIPLES STATEMENT, DOMINION HOMES," dated June 8, 2004, CPD site plan titled "CPD PLAN, ALBANY CROSSING," and CPD text titled "DEVELOPMENT TEXT, 4955 CENTRAL COLLEGE ROAD, CPD, COMMERCIAL PLANNED DEVELOPMENT, 0.67+ ACRES," dated June 8, 2004, all documents being signed on June 8, 2004 by John P. Kennedy, attorney for the Applicant, and the CPD text reading as follows:
DEVELOPMENT TEXT, 4955 CENTRAL COLLEGE ROAD, CPD, COMMERCIAL PLANNED DEVELOPMENT, 0.77± ACRES
EXISTING DISTRICT: L-R-2, LIMITED RESIDENTIAL.
PROPOSED DISTRICT: CPD, COMMERCIAL PLANNED DEVELOPMENT.
PROPERTY ADDRESS: 4955 CENTRAL COLLEGE ROAD.
APPLICANT: DOMINION HOMES, INC.; c/o CRABBE, BROWN & JAMES, LLP; John P. Kennedy, Attorney; 500 S. Front Street, Suite 1200; Columbus, Ohio 43215; Phone: (614) 228-5511; Fax: (614) 229-4559; JKennedy@cbjlawyers.com.
DATE OF TEXT: June 8, 2004.
APPLICATION NO.: Z03-104.
INTRODUCTION:
The subject property ("Site") consists of 0.77± acre, located directly east of the area proposed for TND zoning in this same rezoning application. The Applicant wishes to create this one-acre CPD to permit the small neighborhood-scale commercial or office use(s). This Site has frontage along Hamilton Road (extended), and will be situated directly north of a similarly-sized one-acre tract that is also the subject of a pending rezoning application, to permit a CPD with small-scale C-2 uses. This Text contains development standards consistent with the overall proposed development, the goals of the Rocky Fork-Blacklick Accord standards, and those standards proposed by other pending rezoning applications in the vicinity.
1. PERMITTED USES: All uses permitted in Columbus City Code Chapter 3353, C-2 Commercial District.
2. DEVELOPMENT STANDARDS: The applicable development standards shall be as specified in Chapter 3353, C-2 Commercial District, except as specifically set forth herein, by provisions intended to create an overlay-type environment.
A. Density, Height, Lot and/or Setback Commitments.
1. The minimum building setback along Hamilton Road shall be 50-feet.
2. The minimum parking setback along Hamilton Road, shall be 30-feet
3. Lot Coverage for Building and Pavement for this sub-area shall not exceed seventy (70%) percent.
B. Access, Loading, Parking and/or other Traffic Related Commitments.
Code-required parking may be reduced with the administrative approval of the Transportation Division upon submission of appropriate and applicable data regarding shared parking, or other demonstration of parking needs being less than the calculated Code-required parking.
C. Buffering, Landscaping, Open Space and/or Screening Commitments.
A street tree row shall be established along Hamilton Road. The street tree row shall contain one (1) tree for every 30-feet of lineal frontage. Such trees shall be those specified in the Columbus Street Tree Program guidelines from the Columbus Forester. The trees shall be approximately evenly spaced and planted adjacent to the right-of-way, unless the City Forester and Transportation Division approve of planting trees in the right-of-way.
3. All parking areas adjacent to Hamilton Road shall have headlight screening parallel to the frontage, with a minimum height of 36-inches measured from the elevation of the nearest section of the adjacent parking area. Said headlight screening shall be in the form of an evergreen hedge, earth mounding or wall. The height of headlight screening may be reduced as needed adjacent to curb cuts or to provide adequate vision clearance.
4. All trees and landscaping shall be well maintained. Weather permitting, dead items shall be replaced within six months.
5. The minimum size of trees at the time of planting shall be as follows: Deciduous - 2 ½ inches; Ornamental - 1 ½ inches; Evergreens - 6-feet.
D. Building Design and/or Interior-Exterior Treatment Commitments.
1. There shall be no roof-mounted mechanical equipment or utility hardware unless said mechanicals are screened by decorative cornices. 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.
2. Building illumination shall be permitted, provided such light source is concealed. No colored light shall be used to light the exterior of any building.
3. Building materials shall be traditional and natural in appearance, such as wood, brick, stone, stucco, EIFS and/or glass. Vinyl and other materials are permitted as long as they are natural in appearance. Vinyl siding shall be limited to an upgraded quality and a thickness of .044 mils or greater.
4. The primary roof of all buildings shall be pitched or sloped with a minimum slope of 6:12.
E. Dumpsters, Lighting, Outdoor Display Areas and/or Other Environmental Commitments.
1. All parking lot or ground mounted lighting shall use fully shielded cut-off fixtures (down lighting), except there may be accent lighting (up lighting) on landscaping in the front of structures, provided the fixtures are screened with landscaping to prevent glare.
2. All external outdoor lighting fixtures to be used shall be from the same or similar manufacturer's type to insure aesthetic compatibility.
3. Except for decorative lighting, all other light poles shall be metal or fiberglass and such light poles shall be of the same color. Light poles in the parking lots shall not exceed a maximum of 20-feet in height.
4. Building-mounted area lighting within the parcel shall utilize fully shielded cut-off style fixtures and be designed in such a way to minimize off-site light spillage.
5. All new or relocated utility lines shall be installed underground, unless a public utility does not permit underground installation in a particular location or instance.
6. All lighting shall be positioned as to not be directed toward any residential area.
F. Graphics and Signage Commitments.
1. All graphics shall conform to Article 15 of the Columbus City Code, as it applies to the C-2, Commercial District. Any variance to the applicable requirements of the C-2 district shall be submitted to the Columbus Graphics Commission.
2. All ground-mounted signage shall be monument-style, except for incidental on-premise mounted directional signs, if any.
G. Miscellaneous.
1. Pedestrian access, sidewalks and/or bikeways within the development will be provided to connect to areas outside of the development, and designed and located in cooperation with the Columbus Recreation and Parks Department and the Transportation Division of the Department of Public Service.
2. To facilitate pedestrian movement, pavement for pedestrian circulation purposes may be placed in and across perimeter landscaped setback areas between or to adjacent properties.
3. Bicycle parking will be provided.
H. General Provisions.
1. CPD Site Plan Revision Allowance: The Site shall be developed in general accordance with the site plan submitted herewith. The site plan may be slightly adjusted to reflect engineering, topographical, or other Site data, developed at the time development or engineering plans are completed. Any slight adjustments to the plan shall be reviewed and approved by the Director of the Department of Development, or his/her designee, upon submission of appropriate data regarding the proposed adjustment.
2. Forum for Variance: The Board of Zoning Adjustment shall be the body to hear any and all variance requests to Site development standards, including any and all specific Site development standards contained in this ordinance.
3. During the construction and marketing phases of this development (both residential and commercial), the Developer may utilize this sub-area (in conjunction with or in addition to any model homes) as a sales office. Such sales office may utilize modular buildings which will not be required to comply with Sections C, D2, D3 or G of this CPD development text.
I. CPD Requirements.
1. Natural environment: The Site is a vacant field.
2. Surrounding land use: Vacant fields and residential lots in Franklin County currently bound most of the Site. Area to the west is zoned for single and multi-family uses, with commercial components at the intersections of Central College, Warner and Hamilton Roads. The proposed development is small CPD commercial, and is intended to effectuate compatibility with the proposed surrounding developments.
3. Transportation and circulation: Access to the site will be provided from Central College, Warner and Hamilton Roads.
4. Visual form of the environment: The visual form will be determined by the developer at the time of development.
5. View and visibility: The development of the Site and the contemplated setbacks for buildings and access points take into account visibility and safety of the motorist and pedestrian.
6. Proposed development: Commercial development with uses permitted in C-2 Commercial District.
7. Behavior patterns: Several developments planned for this area will establishe the behavior and traffic patterns in this area, likely in accordance with the Regional Traffic Study commissioned by the City of Columbus and Franklin County.
8. Emissions: The developer expects no unusual emissions from this property.
SECTION 4. The continuing applicability of this zoning ordinance to the real property described herein is contingent upon the development by the city, within 180 days of the approval of this ordinance, of an economic development plan and a financing plan for public improvements and services in a defined area that will include and benefit the real property to which this zoning ordinance applies, and the agreement by the applicant to participate in such financing plan in an equitable proportion.
SECTION 5. That this ordinance shall take effect and be in force from and after the earliest period allowed by law.