Explanation
Rezoning Application: Z24-035
APPLICANT: Metro Development LLC; c/o Jeffery L. Brown, Atty.; 37 West Broad Street, Suite 460; Columbus, OH 43215
PROPOSED USE: Multi-unit residential development.
DEVELOPMENT COMMISSION RECOMMENDATION: Approval (5-0) on December 12, 2024.
WEST SCIOTO AREA COMMISSION RECOMMENDATION: Approval.
CITY DEPARTMENTS' RECOMMENDATION: Approval. The 29.2± acre site consists of three parcels. One parcel is zoned in the M-2, Manufacturing District and is developed with an equestrian school. The other two parcels were recently annexed into the City of Columbus, zoned in the R, Rural District, and are developed with a single-unit dwelling. The requested L-ARLD, Limited Apartment Residential District will allow an apartment complex containing up to 460 units. The limitation text includes supplemental development standards addressing building setbacks, perimeter yard, traffic commitments, tree preservation, screening, and landscaping, and includes commitments to develop the site in accordance with the submitted site plan and building elevations. The site is within the planning area of the Trabue/Roberts Area Plan (2011), which recommends “Low-Medium Density Residential” and “Very Low Density Residential” land uses for this location, and includes adoption of Columbus Citywide Planning Policies (C2P2) Design Guidelines (2018). Although the proposed density of 15.75 units per acre is greater than the Plan's recommended densities, staff recognize L-AR-12, and ARLD districts to the south, with allowable densities closer to this proposed development. Additionally, C2P2 includes recommendations that projects proposed at a density higher than the recommended land use plan may be supported if they include a high level of site and architectural design as mitigating factors. Staff believe the higher density is justified by the proposed development standards and plans included in this request, and note that the project is consistent with the city's initiative for providing more housing. A concurrent Council variance (Ordinance #0704-2025; CV24-091) has been filed and includes variances to building lines, perimeter yard, and garage height.
Title
To rezone 1470 N. HAGUE AVE. (43204), being 29.2± acres located on the east side of North Hague Avenue 3,200± feet south of Trabue Road, From: M-2, Manufacturing District and R, Rural District, To: L-ARLD, Limited Apartment Residential District (Rezoning #Z24-035).
Body
WHEREAS, application # Z24-035 is on file with the Department of Building and Zoning Services requesting rezoning of 29.2± acres from M-2, Manufacturing District and R, Rural District, to the L-ARLD, Limited Apartment Residential District; and
WHEREAS, the Development Commission recommends approval of said zoning change; and
WHEREAS, the West Scioto Area Commission recommends approval of said zoning change; and
WHEREAS, the City Departments recommend approval of the zoning change because the requested L-ARLD, Limited Apartment Residential District will allow multi-unit residential development at a density consistent with the existing development and zoning pattern south of the subject site, includes a site plan and building elevations consistent with C2P2 recommendations, and helps achieve the city's initiative to providing more housing; 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:
1470 N. HAGUE AVE. (43204), being 29.2± acres located on the east side of North Hague Avenue 3,200± feet south of Trabue Road, and being more particularly described as follows:
Situated in the State of Ohio, County of Franklin, in the City of Columbus and the Township of Franklin, being located in Virginia Military Survey No. 530, and being part of Lots 1, 2, and “C” of the Plat of the Amicable Partition made among the Heirs of Maria M. Trabue recorded in Plat Book 7, Page 15 conveyed as a 25.816 acre (excepting 9.032 acres) tract to Adterra Development, LLC in Instrument Number 202205130073540, part of Lot Number 4 of the Trabue Partition on file in Franklin County Court of Common Pleas Complete Record Number 2, Page 583 conveyed as a 2.653 acre tract to Adterra Development, LLC in Instrument Number 202205130073541, and part of Lot Number 4 of the said Trabue Partition conveyed as a 10 acre tract to Adterra Development, LLC in Instrument Number 202205130073547, all records being of the Recorder’s Office, Franklin County, Ohio, and being more particularly described as follows:
BEGINNING at the intersection of the easterly line of said 10 acre tract and the northerly right-of-way line of Hague Avenue (width varies);
Thence along said northerly right-of-way line and across said 10 acre tract and across said 2.653 acre tractNorth 23°51’52” West, 449.24 feet to a point on the northwesterly line of said 2.653 acre tract;
Thence leaving said northerly right-of-way line and along the northwesterly line of said 2.653 acre tract, North 66°13’35” East, 1212.95 feet to the northerly corner of said 2.6553 acre tract, also being on a southwesterly line of said remainder of a 25.816 acre tract;
Thence along said southwesterly line of a 25.816 acre tract, North 24°42°52’ West, 754.21 feet to the northwesterly corner of said remainder of a 25.816 acre tract;
Thence along the northwesterly line of said remainder of a 25.816 acre tract, North 66°00’26” East, 51.26 feet to a point;
Thence along the northeasterly line of said remainder of a 25.816 acre tract, South 39°15’36” East, 2541.09 feet to a point;
Thence along the southeasterly line of said remainder of a 25.816 acre tract, South 50°47’25” West, 449.21 feet to a point;
Thence along a southwesterly line of said remainder of a 25.816 acre tract, North 39°12’37” West, 122.05 feet to a point;
Thence along a northerly line of said remainder of a 25.816 acre tract, North 66°09’11” East, 103.32 feet to a point;
Thence along a southwesterly line of said remainder of a 25.816 acre tract, North 39°15’34” West, 1303.25 feet to a point on the easterly corner of said 10 acre tract;
Thence along the southeasterly line of said 10 acre tract, South 65°48’35” West, 1219.50 feet to the TRUE POINT OF BEGINNING, containing 29.17± acres.
This description is based on field surveys performed by E.P. Ferris and Associates in March, 2022 and is intended to be used for zoning purposes only.
To Rezone From: M-2, Manufacturing District and R, Rural District,
To: L-ARLD, Limited Apartment Residential District.
SECTION 2. That a Height District of thirty-five (35) feet is hereby established on the L-ARLD, Limited Apartment Residential 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 official zoning map and shall register a copy of the approved L-ARLD, Limited Apartment Residential District and Application among the records of the Department of Building and Zoning Services as required by Section 3370.03 of the Columbus City Codes; said site plan titled, “ILLUSTRATIVE SITE PLAN,” said building elevations titled, “ELEVATIONS SHEETS 1-4,” and said text titled, “LIMITATION TEXT,” all dated February 19, 2025, and signed by Jeffery L. Brown, Attorney for the Applicant, and the text reading as follows:
LIMITATION TEXT
PROPOSED DISTRICT: L-ARLD, Limited Apartment Residential District
PROPERTY ADDRESS: 1470 North Hague Avenue
OWNER: Adterra Development LLC
APPLICANT: Metro Development LLC
DATE OF TEXT: 2/19/25
APPLICATION NUMBER: Z24-035
1. INTRODUCTION: The property is on the east side of North Hague Avenue and is shaped like a “T”. The top of the “T” is located along the railroad tracks and is zoned M-2, Manufacturing District. The rest of the “T” is being annexed into the City and will be zoned R, Rural District upon annexation.
2. PERMITTED USES: Those uses permitted in Section 3333.02, AR-12, ARLD and AR-1 apartment residential district use of the Columbus City Code.
3. DEVELOPMENT STANDARDS: Unless otherwise indicated in the submitted text or drawings, the applicable development standards are contained in Chapter 3333 of the Columbus City Code
A. Density, Lot, and/or Setback Commitments.
1. The maximum number of dwelling units shall be 460.
2. The height of the garages is increased from 15 to 16 feet (see CV24-091).
3. The building setback from North Hague Avenue is reduced from 40 to 15 feet (see CV24-091).
4. The perimeter yard along the railroad tracks is reduced from 25 to 5 feet (see CV24-091).
B. Access, Loading, Parking, and/or Other Traffic Related Commitments.
1. In lieu of the developer improving its road frontage to create a 11 foot travel lane with a 5 foot paved shoulder along the east side of N. Hague Avenue along with a full width mill and overlay, the developer shall contribute a fee based on an estimate and schematic reviewed and approved by the Franklin County Engineer’s Office.
2. The developer shall make a contribution of $74,400 to Franklin County for its proposed intersection improvements at Trabue and N. Hague Avenue.
3. The developer shall install a 175-foot southbound left turn lane (including 50 foot diverging taper) along N. Hague Avenue at the proposed site access point to N. Hague Avenue. Conceptual analysis indicates that this work may not impact the existing bridge (Structure #2531771) approximately 220 feet south of the proposed access point to N. Hague Avenue. However, if detailed design, as approved by the Franklin County Engineer’s Office, determines the impacts to this bridge are necessary to maintain County standards, the developer shall be responsible for these impacts.
4. Although a 225 foot (including a 50 foot diverging taper) northbound right turn lane is warranted on N. Hague Avenue the existing bridge (Structure #2531771) limits the developer’s ability to construct the full length of this turn lane. The developer shall construct a 135 foot (including a 50 foot diverging taper) northbound right turn lane at the site access point to N. Hague Avenue. The developer shall make a contribution to Franklin County based on the cost of the 90 foot difference between what the study recommends and what is feasible without impacting the bridge.
5. The developer shall construct a three lane section on N. Hague Avenue between the existing northbound left turn lane at N. Hague Avenue and Chippewa Street and the proposed southbound left turn lane to this site.
6. The driveway connection to N. Hague Avenue will be two lanes out and one lane in.
C. Buffering, Landscaping, Open Space, and/or Screening Commitments.
1. The developer shall install a six foot vinyl fence as shown on the submitted site plan.
2. The developer shall grant a trail easement to the City of Columbus across the two treed areas shown on the submitted site plan.
3. The developer shall install mounding and landscaping as shown on the submittal site plan. The existing trees within the south perimeter yard as shown on the submitted site plan shall be maintained subject to installation of utilities, final engineer and the removal of dead or diseased trees and shrubberies.
D. Building Design and/or Interior-Exterior Treatment Commitments.
The buildings shall be constructed in accordance with the submitted building elevations. The building elevations may be slightly adjusted to reflect engineering, topographical, or other site data developed at the time of the development plan and when engineering and architectural drawings are completed. Any slight adjustments to the building elevations shall be subject to review and approval by the Director of the Department of Building and Zoning Services, or a designee, upon submission of the appropriate data regarding proposed adjustment.
E. Lighting, Outdoor Display Areas, and/or other Environmental Commitments.
The type of parking lot light fixture and the locations of the fixtures are shown on the submitted site plan.
N/A
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 as it applies to the ARLD zoning classification and any variance to those requirements will be submitted to the Columbus Graphics Commission for consideration.
G. Miscellaneous Commitments.
1. Site Plan Revision Allowance. The Property shall be developed in accordance with the Site Plan; however, the Site Plan may be slightly adjusted to reflect engineering, topographical, or other site data established at the time of development and engineering plans are completed. The Director of the Department Building and Zoning Services or the Director’s designee may approve any slight adjustment to the Site Plan upon submission of the appropriate data regarding the proposed adjustment.
2. See also CV24-091.
SECTION 4. That this ordinance shall take effect and be in force from and after the earliest period allowed by law.