Explanation
Rezoning Application Z13-063
APPLICANT: Dominion Homes, Inc.; c/o Robert A. Meyer, Jr., Atty.; Porter Wright Morris & Arthur; 41 South High Street; Columbus, Ohio 43215.
PROPOSED USE: Single-unit residential development.
DEVELOPMENT COMMISSION RECOMMENDATION: Approval (4-1) on January 9, 2014.
FAR EAST AREA COMMISSION RECOMMENDATION: Approval.
CITY DEPARTMENTS' RECOMMENDATION: Approval. The site is partially developed with single-unit dwellings zoned in the PUD-6, Planned Unit Development District which allows a maximum of 117 dwelling units at a density of 5.27 units/acre. The proposed PUD-6, Planned Unit Development, and L-R-2, Limited Residential Districts will change the internal circulation by removing a requirement for alley-based dwellings, and will allow the division of the undeveloped portion into 59 single-unit lots for a total of 102 single-unit dwellings. This request represents a reduction of 15 dwellings. The site is located within the planning area of the Broad-Blacklick Plan (2011), which recommends low-to-medium density residential developmentfor this location. The PUD Notes & limitation text commit to a site plan and provide development standards for total number of units, setbacks, parking/towing restrictions, sidewalks, street trees, landscaping, open space, tree preservation, and building orientation. The request remains compatible with the zoning and development patterns in the area, and with the land use recommendations of the Broad-Blacklick Plan.
Title
To rezone 7345 REYNOLDS CROSSING DRIVE (43068), being 22.19± acres located on the south side of Reynolds Crossing Drive, 302± feet east of Shallotte Drive, From:PUD-6, Planned Unit Development District, To: PUD-6, Planned Unit Development and L-R-2, Limited Residential Districts (Rezoning # Z13-063).
Body
WHEREAS, application #Z13-063 is on file with the Department of Building and Zoning Services requesting rezoning of 22.19± acres from PUD-6, Planned Unit Development District, to PUD-6, Planned Unit Development and L-R-2, Limited Residential Districts; and
WHEREAS, the Development Commission recommends approval of said zoning change; and
WHEREAS, the Far East Area Commission recommends approval of said zoning change; and
WHEREAS, the City Departments recommend approval of said zoning change because the requested PUD-6, Planned Unit Development, and L-R-2, Limited Residential Districts will allow a mixture of single-unit dwelling types with a lower density than what is currently permitted. The PUD Notes provide customary development standards and carry over commitments from the current limitation text. The request remains compatible with the zoning and development patterns in the area, and with the land use recommendations of the Broad-Blacklick Plan; 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:
7345 REYNOLDS CROSSING DRIVE (43068), being 22.19± acres located on the south side of Reynolds Crossing Drive, 302± feet east of Shallotte Drive, and being more particularly described as follows:
DESCRIPTION OF A 9.397 ACRE TRACT OF LAND
SUB-AREA "A"
Situated in the State of Ohio, County of Franklin, City of Columbus, located in Quarter Township 3, Township I, Range 16, United States Military Lands, and being 9.397 acres out of that original 110.490 acre tract of land as conveyed to Dominion Homes, Inc. by deeds of record in Instrument Number 200309260308722 and Instrument Number 200309260308723, all records can be found at the Recorder's Office, Franklin County, Ohio,said 9.397 acres being more particularly bounded and described as follows:
Beginning at the southwesterly comer of that 4.660 acre tract as conveyed to Michael A. Ornstein, Trustee by deed of record in Instrument Number 200502180030603;
Thence N 82° 06' 48" E with the southerly line of said 4.660 acre tract a distance of 130.58 feet to a point;
Thence across said original 110.490 acre tract, the following courses;
S 39° 44' 47" E, a distance of 150.72 feet to a point of curvature;
Southwesterly, with an arc of a curve (Delta = 66° 36' 37", Radius =125.00 feet, Arc length=145.32 feet) a chord bearing and distance of S 16° 56' 54" W, 137.27 feet to a point on a curve to the right;
Southwesterly, with an arc of a curve (Delta = 03° 08' 29", Radius =399.57 feet, Arc length=21.91 feet) a chord bearing and distance of S 73° 38' 36" W, 21.91 feet to a point of curvature of a curve to the right;
Southwesterly, with an arc of a curve (Delta = 00° 24' 36", Radius =9269.81 feet, Arc length=66.34 feet) a chord bearing and distance of S 75° 25' 09" W, 66.34 feet to a point of curvature of a curve to the left;
Southwesterly, with an arc of a curve (Delta = 112° 28' 00", Radius =48.92 feet, Arc length=96.02 feet) a chord bearing and distance of S 19° 23' 27" W, 81.33 feet to a point of tangency;
S 36° 50' 33" E, a distance of 16.90 feet to a point of curvature of a curve to the right;
Southeasterly, with an arc of a curve (Delta = 02° 37' 27", Radius =1243.58 feet, Arc length=56.96 feet) a chord bearing and distance of S 34° 38' 20" E, 56.95 feet to a point of tangency;
Southeasterly, with an arc of a curve (Delta = 03° 44' 39", Radius =665.68 feet, Arc length=43.50 feet) a chord bearing and distance of S 31° 27' 17" E, 43.49 feet to a point of curvature;
Southeasterly, with an arc of a curve (Delta = 02° 12' 34", Radius =1296.72 feet, Arc length=50.00 feet) a chord bearing and distance of S 28° 28' 40" E, 50.00 feet to a point of curvature;
Southeasterly, with an arc of a curve (Delta = 01° 42' 41", Radius =394.59 feet, Arc length=11.79 feet) a chord bearing and distance of S 26° 31' 03" E, 11.79 feet to a point of curvature;
Southeasterly, with an arc of a curve (Delta = 01° 41' 41", Radius =1294.18 feet, Arc length=38.28 feet) a chord bearing and distance of S 24° 48' 51" E, 38.28 feet to a point of tangency;
S 23° 58' 01" E, a distance of 15.26 feet to a point of curvature of a curve to the right;
Southeasterly, with an arc of a curve (Delta = 7° 25' 35", Radius =268.67 feet, Arc length=34.82 feet) a chord bearing and distance of S 26° 11' 51" E, 34.80 feet to a point of tangency;
S 29° 54' 38" E, a distance of 3.65 feet to a point of curvature of a curve to the left;
S 35° 19' 55" E, a distance of 95.64 feet to a point;
S 23° 37' 16" E, a distance of 98.54 feet to a point of curvature to the left;
Southeasterly, with an arc of a curve (Delta = 90° 00' 00", Radius =25.00 feet, Arc length=39.27 feet) a chord bearing and distance of S 68° 37' 16" E, 35.36 feet to a point of tangency;
S 23° 37' 16" E, a distance of 59.69 feet to a point of curvature of a curve to the left;
N 66° 29' 48" E, a distance of 96.35 feet to a point;
S 23° 30' 12" E, a distance of 101.14 feet to a point on a curve to the left;
Southwesterly, with the arc of said curve (Delta = 01° 50' 24", Radius =735.00 feet, Arc length=23.60 feet) a chord bearing and distance of S 66° 39' 18" W, 23.60 feet to a point of tangency;
S 65° 44' 06" W, a distance of 365.95 feet to a point;
N 24° 15' 54" W, a distance of 852.06 feet to a point;
N 52° 13' 39" E, a distance of 45.24 feet to a point;
N 49° 02' 51" W, a distance of 62.01 feet to a point;
N 40° 52' 02" W, a distance of 62.10 feet to a point;
N 33° 05' 05" W, a distance of 55.51feet to a point;
N 24° 57' 49" W, a distance of 68.55 feet to a point;
N 16° 19' 34" W, a distance of 62.10 feet to a point;
N 09° 40' 12" W, a distance of 30.69 feet to a point;
S 80° 54' 34" W, a distance of 165.00 feet to a point;
N 09° 05' 26" W, a distance of 110.00 feet to a point;
N 80° 54' 34" E, a distance of 255.77 feet to a point of curvature of a curve to the right;
Southeasterly, with the arc of said curve (Delta = 90° 40' 32", Radius = 20.00 feet, Arc length = 31.65 feet) a chord bearing and distance of S 53° 45' 09" E, 28.45 feet to a point;
N 80° 22' 09" E, a distance of 50.00 feet to a point on the arc of a curve to the right;
Northeasterly, with the arc of said curve (Delta = 89° 19' 28", Radius = 20.00 feet, Arc length = 31.l8 feet) a chord bearing and distance of N 36° 14' 51" E, 28.12 feet to a point of tangency;
N 80° 54' 35" E, a distance of 18.13 feet to a point of curvature of a curve to the left; and,
Northeasterly, with the arc of said curve (Delta = 13° 02' 01", Radius = 331.50 feet, Arc length = 75.41 feet) a chord bearing and distance of N 74° 23' 34'' E, 75.25 feet to a northwesterly corner of said 4.660 acre tract;
Thence S 22° 52' 00" E, with the westerly line of said 4.660 acre tract, a distance of 257.23 feet to thePoint of Beginning, and containing 9.397 acres of land, more or less.
This description was prepared from existing records only and should be used solely for zoning purposes.
To Rezone From: PUD-6, Planned Unit Development District,
To: PUD-6, Planned Unit Development District.
DESCRIPTION OF A 12.796 ACRE TRACT OF LAND
SUB-AREA "B"
Situated in the State of Ohio, County of Franklin, City of Columbus, located in Quarter Township 3, Township I, Range 16, United States Military Lands, and being 12.796 acres out of that original 110.490 acre tract of land as conveyed to Dominion Homes, Inc. by deeds of record in Instrument Number 200309260308722 and Instrument Number 200309260308723, all records can be found at the Recorder's Office, Franklin County, Ohio, said 12.796 acres being more particularly bounded and described as follows:
Beginning at the southwesterly comer of lot 43 of that subdivision entitled "Pleasant View Heights No. 2" of record in Plat Book 35, Page 118, being the southeasterly comer of that 4.660 acre tract as conveyed to Michael A. Ornstein, Trustee by deed of record in Instrument Number 200502180030603;
Thence S 85° 53' 22" E, with the southerly line of said "Pleasant View Heights No. 2", and a portion of the southerly line of that subdivision entitled "Pleasant View Heights" of record in Plat Book 19, Page 18, a distance of 498.81 feet to the northwesterly comer of lot 71 of that subdivision entitled "Kingswood Farm Section 2" of record in Plat Book 82, Page 19;
Thence S 03° 28' 26" W, with a portion of the westerly line of said "Kingswood Farm Section 2", a distance of 819.10 feet to a point;
Thence across said original 110.490 acre tract, the following courses;
N 86° 31' 34" W, a distance of 14.85 feet to a point of curvature of a curve to the left;
Southwesterly, with the arc of said curve (Delta = 25° 53' 56", Radius =735.00 feet, Arc length=332.23 feet) a chord bearing and distance of S 80° 31' 28" W, 329.41 feet to a point;
N 23° 30' 12" W, a distance of 101.14 feet to a point;
S 66° 29' 48" W, a distance of 96.35 feet to a point;
N 23° 37' 16" W, a distance of 59.69 feet to a point on a curve to the right;
Northwesterly, with an arc of a curve (Delta = 90° 00' 00", Radius =25.00 feet, Arc length=39.27 feet) a chord bearing and distance of N 68° 37' 16" W, 35.36 feet to a point of tangency;
N 23° 37' 16" W, a distance of 98.54 feet to a point;
N 35° 19' 55" W, a distance of 95.64 feet to a point;
N 29° 54' 38" W, a distance of 3.65 feet to a point of curvature of a curve to the right;
Northwesterly, with an arc of a curve (Delta = 7° 25' 35", Radius =268.67 feet, Arc length=34.82 feet) a chord bearing and distance of N 26° 11' 51" W, 34.80 feet to a point of tangency;
N 23° 58' 01" W, a distance of 15.26 feet to a point of curvature of a curve to the left;
Northwesterly, with an arc of a curve (Delta = 01° 41' 41", Radius =1294.18 feet, Arc length=38.28 feet) a chord bearing and distance of N 24° 48' 51" W, 38.28 feet to a point of curvature;
Northwesterly, with an arc of a curve (Delta = 01° 42' 41", Radius =394.59 feet, Arc length=11.79 feet) a chord bearing and distance of N 26° 31' 03" W, 11.79 feet to a point of curvature;
Northwesterly, with an arc of a curve (Delta = 02° 12' 34", Radius =1296.72 feet, Arc length=50.00 feet) a chord bearing and distance of N 28° 28' 40" W, 50.00 feet to a point of curvature;
Northwesterly, with an arc of a curve (Delta = 03° 44' 39", Radius =665.68 feet, Arc length=43.50 feet) a chord bearing and distance of N 31° 27' 17" W, 43.49 feet to a point of curvature;
Northwesterly, with an arc of a curve (Delta = 02° 37' 27", Radius =1243.58 feet, Arc length=56.96 feet) a chord bearing and distance of N 34° 38' 20" W, 56.95 feet to a point of tangency;
N 36° 50' 33" W, a distance of 16.90 feet to a point of curvature of a curve to the right;
Northeasterly, with an arc of a curve (Delta = 112° 28' 00", Radius =48.92 feet, Arc length=96.02 feet) a chord bearing and distance of N 19° 23' 27" E, 81.33 feet to a point of reverse curvature;
Northeasterly, with an arc of a curve (Delta = 00° 24' 36", Radius =9269.81 feet, Arc length=66.34 feet) a chord bearing and distance of N 75° 25' 09" E, 66.34 feet to a point of curvature of a curve to the left;
Northeasterly, with an arc of a curve (Delta = 03° 08' 29", Radius =399.57 feet, Arc length=21.91 feet) a chord bearing and distance of N 73° 38' 36" E, 21.91 feet to a point of curvature of a curve to the right;
Northeasterly, with an arc of a curve (Delta = 66° 36' 37", Radius =125.00 feet, Arc length=145.32 feet) a chord bearing and distance of N 16° 56' 54" E, 137.27 feet to a point;
N 39° 44' 47" W, a distance of 150.72 feet to the southerly line of a 4.660 acre tract in the name of Michael A. Ornstein, Trustee as described in IN 200502180030603;
Thence N 82° 06' 48" E along the southerly line of said 4.660 acre tract a distance of 252.42 feet to the Point of Beginning, and containing 12.796 acres of land, more or less.
This description was prepared from existing records only and should be used solely for zoning purposes.
To Rezone From: PUD-6, Planned Unit Development District,
To: L-R-2, Limited Residential District.
SECTION 2. That a Height District of thirty-five (35) feet is hereby established on the PUD-6, Planned Unit Development, and L-R-2, Limited Residential Districts 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 changes on the said original zoning map and shall register a copy of the approved PUD-6, Planned Unit Development and L-R-2, Limited Residential Districts and Application among the records of the Department of Building and Zoning Services as required by Sections 3311.09 and 3370.03 of the Columbus City Codes; said plans being titled, "DOMINION HOMES REYNOLDS CROSSING SHEETS SP-01 & SP-02," and said notes being titled, "PUD PLAN NOTES," and said text being titled "LIMITATION TEXT," all dated March 21, 2014, and signed by Robert A. Meyer, Jr., Attorney for the Applicant, and the notes and text reading as follows:
SUBAREA A
PUD PLAN NOTES:
1. The street alignments shall be developed as shown on this plan, however, they are subject to refinement with final engineering and may be adjusted to reflect engineering, topographical or other site data established at the time of development and engineering plans are completed. The Director of Development or the Director's designee may approve adjustments to the street alignments upon submission of the appropriate data regarding the proposed adjustment.
2. Homes may be used as model homes for the purpose of marketing and sales. A manufactured modular building or a model home with parking may be used as a sales office during the development of the project and the construction of homes therein.
3. The developer shall install one street tree per dwelling unit and two street trees per corner dwelling unit. Street trees shall be installed at regular intervals. Street trees shall be 2" caliper, minimum.
4. On private streets for detached single family homes, the minimum building setback shall be 20 feet measured from the centerline of the street. Minimum side yard building setback on corner lots shall be 20 feet measured from the centerline of the street and 20 feet measured from the centerline of the alley.
5. Private streets shall be at least twenty-two (22) feet in width. All alleys shall be private and shall be at least twelve (12) feet in width. Intersection details, including turning radii, will comply with the City of Columbus standards for 22' wide streets and 12' lanes as depicted on Sheet 2 of the Preliminary Development Plan.
6. Garages shall provide at least 2 enclosed spaces per dwelling unit. A maneuvering area of at least 20' shall be provided behind all garages. Garage footprints shall not exceed 720 square feet. Garage height shall not exceed 15 feet.
7. The structure identified on the Plan as "CH" is a clubhouse that may include changing rooms, restrooms, and space for residents to meet and gather, and may also be used as a sales office for the sale of homes during the development of the project. The configuration of the clubhouse and adjacent pool and deck area is representational and may have been modified or adjusted at time of construction.
8. Parking restrictions shall be controlled by appropriate signage displayed within the development and shall include that parking shall be limited to one side of the street and that no parking shall be permitted on either side of any street within 61' of street intersections and 42' within alley intersections. Fire hydrants shall be located on the side of the street where no parking is permitted. Enforcement by the Condominium/Homeowner Association shall be established by the rules and regulations of the Condominium/Homeowner Association.
9. Signage regulating parking shall be installed consistent with City signage requirements for private streets and parking requirements shall be enforced through an agreement between the Condominium/Homeowner Association and a private towing company. Such agreement, together with the Association's governing documents, shall be filed with the City consistent with Columbus City Code 3320.15(A)(10).
10. Parking is not to be allowed anywhere but in garages, as designated on the Site Plan, on streets as set forth in Note 8 above, and in driveways where applicable. There will be no parking allowed in alleys in conjunction with Note 8 above. The owner, developer, their successors and assigns (including the Condominium/Homeowner Association) must provide and maintain adequate and proper signage to designate all no parking zones.
11. The owner, developer and/or the Condominium/Homeowner Association must establish and maintain an agreement(s) with private towing company(s), which agreements authorize the private towing company(s) to remove/tow any vehicles parking in restricted areas. There may be one or more such agreements with one or more towing company(s), for any times/lengths, terms, etc., as the Association determines, so long as at least one such agreement shall always at all times be in force for the purposes of enforcement/removal/towing as required above. Towing agreements shall be filed with the Division of Fire, Fire Prevention Bureau upon execution of contract.
12. The owner, developer, or the Condominium/Homeowner Association, as applicable, shall designate the City of Columbus as an authorized agent for the sole and specific purposes of enforcement of parking restrictions and the issuance of citations and/or removal of vehicles parked in violation of posted parking restrictions on private streets or alleys.
13. Dwellings may be developed as condominium(s).
14. Setback from public roads to single family homes shall be a minimum of 25'.
15. Minimum separation between buildings shall be a least 6 feet.
16. Perimeter setbacks shall be as shown on the Plan.
17. Sidewalks will be installed along public street frontage and on at least one side of each private street within the development.
LIMITATION TEXT
L-R-2, Limited Single Family Residential
SUBAREA B
12.796 ± Acres
_____________________________________________________________________________
1. Permitted Uses: The following uses shall be permitted:
a) Detached single-family dwellings on platted lots as permitted in Section 3332.033, R-2, Residential District Use, along with all permitted accessory uses and structures incidental to a single-family dwelling.
b) Public and/or private open space areas, as depicted on the Plan.
2. Development Standards: Except as specified herein and as indicated on the Plan, the applicable development standards of Chapter 3332, Residential Districts, of the Columbus City Code shall apply.
A. Density, Height, Lot and/or Setback Commitments.
1). Density: There shall be no more than 59 lots.
2). Height: Height District shall be H-35.
3). Lot: N/A
4). Setback: N/A
B. Access, Loading, Parking and/or Traffic Related Commitments.
1. The public street system within the L-R-2 area (Subarea B) shall be as depicted on the Plan, subject to minor adjustment consistent with final engineering and platting. The public street system within Subarea B shall connect to public streets to be constructed in sections of the Reynolds Crossing development located immediately south of Subarea B, and shall not connect to the private street system within the PUD-6 site immediately to the west (Subarea A).
C. Buffering, Landscaping, Open Space, and/or Screening Commitments.
1. Reserve. There shall be a triangular reserve in the center of Subarea B, as depicted on the Plan, which shall be owned by the Homeowner's Association and maintained as natural, wooded open space, and maintained in such manner as is normal and customary, including removal of dead, dying or diseased plant material. At time of platting, an easement shall be provided across one of the lots to permit access to the reserve by representatives of the Homeowner's Association for such maintenance.
2. No-Build Zones. In addition, there shall be a no-build zone along the rear of lots adjacent to the eastern and northern boundaries of Subarea B, and adjacent to the reserve, as depicted on the Plan. Utility service for homes on these lots shall be provided from the front of the lots, thereby avoiding unnecessary construction related impacts to existing trees within such no-build zones. Existing trees greater than six inches (6 ") in caliper, measured two feet above grade, shall be maintained, subject to the homeowner's right to remove smaller trees and brush, together with dead, damaged or diseased trees regardless of size. A note setting forth the foregoing tree maintenance approach shall be included on the subdivision plat.
3. Parkland Dedication. The property that is the subject of this Limitation Text is a portion of a 104.9 ± acre property which was rezoned in 2004 (Z03-082, Ordinance No. 1035-2004), and further was part of a 22.27 ± acre property rezoned in 2005 (Z05-040, Ordinance No. 1528-2005). In the course of the prior, larger rezonings, applicable requirements of Chapter 3318, Parkland Dedication, Columbus City Code were met. The number of dwellings/lots allowed under this Limitation Text for the 12.796 ± acres to which it applies is less than the number previously allowed; therefore, there is no additional parkland dedication obligation.
4. Street Trees. Street trees shall be provided along the new internal public streets at the rate of one (1) street tree per lot. Two (2) street trees shall be provided on corner lots, with one (1) street tree on each street frontage on the corner lot. Street trees shall be selected from tree species approved by the City Forester.
D. Building Design and/or Interior-Exterior Treatment Commitments.
1. Houses with identical facades shall not be built adjacent to one another.
2. The minimum house size shall be 1200 square feet based on the definition for minimum net floor area for living quarters in Section 3303.13 Codes of the City of Columbus
3. No house shall be oriented on a lot with the rear of the house facing a public street.
4. Fences shall be limited to wooden fences, shadowbox design, with a maximum height of forty-eight inches (48 ").
E. Dumpsters, Lighting, Outdoor Display Areas and/or Environmental Commitments.
All new or relocated utility lines shall be installed underground unless the applicable utility company directs or requires otherwise.
F. Graphics and Signage Commitments.
All graphics shall conform to Article 15 of the Columbus Graphics Code, as it applies to the R-2, Residential District. Any variance to the applicable sign requirements of the R-2 District shall be submitted to the Columbus Graphics Commission.
SECTION 4. That this ordinance shall take effect and be in force from and after the earliest period allowed by law.