Explanation
Rezoning Application: Z16-089
APPLICANT: KBK Enterprises, LLC; c/o Keith B. Key; 4249 Easton Way, #220; Columbus OH, 43219.
PROPOSED USE: Senior housing development.
DEVELOPMENT COMMISSION RECOMMENDATION: Approval (4-0) on March 9, 2017.
NORTHEAST AREA COMMISSION RECOMMENDATION: Approval.
CITY DEPARTMENTS' RECOMMENDATION: Approval. The 10.8± acre site consists of an undeveloped portion of a parcel zoned in the R, Rural District. The requested CPD, Commercial Planned Development District will allow development of the site with a 116-unit affordable senior housing development. The allowable uses in the CPD text include housing for the elderly and aging, nursing homes, and rest homes. The CPD text commits to a site plan, and includes supplemental development standards addressing building and parking setbacks, density, building height, traffic access from Sunbury Road, and buffering and screening. The site is located within the boundaries of the Northeast Area Plan (2007), which recommends “Institutional” land uses for this location. The proposal is consistent with the land use recommendations of the Plan. Additionally, although the density of the proposed development is higher than adjacent land uses, the nature of the use, building design, placement, setbacks and screening result in a proposal that will not negatively impact the adjacent land uses. The proposal also meets the City’s objective to provide more housing throughout all areas of the city.
Title
To rezone 2283 SUNBURY RD. (43219), being 10.8± acres located on the west side of Sunbury Road, 490± feet north of Hillstone Street, From: R, Rural District, To: CPD, Commercial Planned Development District (Rezoning #Z16-089).
Body
WHEREAS, application #Z16-089 is on file with the Department of Building and Zoning Services requesting rezoning of 10.8± acres from R, Rural District, to the CPD, Commercial Planned Development District; and
WHEREAS, the Development Commission recommends approval of said zoning change; and
WHEREAS, the Northeast Area Commission recommends approval of said zoning change; and
WHEREAS, the City Departments recommend approval of said zoning change because the proposal is consistent with the land use recommendations of the Northeast Area Plan. Additionally, although the density of the proposed development is higher than adjacent land uses, the nature of the use, building design, placement, setbacks and screening result in a proposal that will not negatively impact the adjacent land uses. The proposal also meets the City’s objective to provide more housing throughout all areas of the city; 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:
2283 SUNBURY RD. (43219), being 10.8± located on the west side of Sunbury Road, 490± feet north of Hillstone Street, and being more particularly described as follows:
Situated in the State of Ohio, County of Franklin, City of Columbus, lying in Quarter
Township 3, Township 1, Range 17, United States Military Lands and being part of the 21.73, 22.109 and 11 Acre tracts conveyed as PARCEL 1, PARCEL 2 and PARCEL 3, respectively, to Mt. Herman Baptist Church by deeds of record in Official Record 14231 G-01, Official Record 14231 G-05, Official Record 14231 G-09, Official Record 14231 G-13 and Official Record 14231 G-17 (all references are to the records of the Recorder's Office, Franklin County, Ohio) and being more particularly described as follows:
Beginning in the centerline of Sunbury Road (County Road #8 - 60 feet wide) at the southeast corner of the 0.701 Acre tract as conveyed to James W. and Joyce F. Broskie (OR 2872 H-04,) and the southeast corner of said Parcel 2, the northeast corner of said Parcel 3, said point being located approximately 1,280.9 feet southerly from the centerline of Agler Road;
Thence, along the centerline of Sunbury Road and part of the east line of said Parcel 3, South 01° 16' 58" West, 53.05 feet to a point;
Thence, across said Parcels 3 and 1, the following five (5) courses:
1) North 86˚16’ 02” West, 395.00 feet to a point;
2) South 03̊ 43’ 58” West, 197.00 feet to a point;
3) North 86̊ 16’ 02” West, 305.00 feet to a point;
4) South 45̊ 56’ 34” West, 72.25 feet to a point;
5) North 86̊ 16’ 02” West, 102.00 feet to a point on the east line of Village of Stone Creek Section 2, Part 2 (P.B. 114, P. 27);
Thence, along said east line of Village of Stone Cliff Section 2, Part 2, along the east line of the 16.357 Acre tract conveyed to Pulte Homes of Ohio LLC (I.N. 201409120121097), across said Parcels 1, 3 and 2, North 00° 24' 52" East, 879.50 feet a point on the north line of said Parcel 2, the south line of a 14.697 Acre tract conveyed to the City of Columbus, Ohio (I.N. 200511250248211);
Thence, along part of the north line of said Parcel 2, along part of the south line of
said 14.697 Acre tract and part of the south line of a 3.115 Acre tract conveyed to Angela Vanmeter (I.N.201611230161783), South 86° 18'27" East, 575.38 feet to the northwest corner of a 0.860 Acre tract conveyed to Gregory J. Wolf (I.N. 200911020157982);
Thence, across said Parcel 2, along the west line of said 0.860 Acre tract, and along the west
lines of a 1 Acre, 0.701 Acre, 0.701 Acre and said above mentioned 0.701 Acre tracts conveyed to Clarence Anderson Jr, William T. & Retta P. Rhea and James W. and Joyce F. Broskie (D.B. 3584, P. 686, D.B. 2749, P. 628, OR 2872 H06 and OR 2872 H04, respectively), South 01°20'44" West, 575.42 feet to the southwest corner of said Broskie tract, also being on the south line of said Parcel 2, the north line of said Parcel 3;
Thence, along part of the north line of said Parcel 3, part of the south line of said Parcel
2, along the south line of said Broskie tract, South 86° 16' 02" East, 299.83 feet to the point of beginning CONTAINING 10.840 ACRES. Basis of bearings are the Ohio State Plane Coordinate System -South Zone as per NAD83. Control for bearings was from coordinates of Franklin County Engineer for monuments Frank 64 and Frank 164 using Global Positioning procedures and equipment. The foregoing was prepared from records only and is for zoning purposes ONLY.
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 official 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, “MT HERMON SENIOR APARTMENTS HOUSING,” and text titled, “COMMERCIAL PLANNED DEVELOPMENT TEXT,” both dated August 21, 2024 September 2, 2024, and signed by Keith B. Key, Agent for the Applicant, and the text reading as follows:
COMMERCIAL PLANNED DEVELOPMENT TEXT
PROPOSED DISTRICT: Commercial Planned Development District
PROPERTY ADDRESS: 2283 Sunbury Road, Columbus, Ohio 43219
OWNER: Mt Hermon Baptist Church
APPLICANT: KBK Enterprises, LLC
DATE OF TEXT: August 21, 2024 September 2, 2024
APPLICATION NUMBER: Z16-089
1. INTRODUCTION:
This site is approximately eleven (11) acres, currently part of the Mt Hermon Baptist Church parcel (22.5 acres). It is intended to split the 10.8-acre site from the existing 22.5-acre parcel. KBK Enterprises is proposing to construct an independent, affordable senior living campus on the 10.8 acres within the CPD (Commercial Planned Development) District. The campus will consist of a 3-story senior building, a community center, and senior cottages. The parcel is currently zoned R, H-35, Residential. The proposed site plan and elevation drawings are attached.
2. PERMITTED USES:
Section 3349.03 (Institutional) of the Columbus City Code.
3. DEVELOPMENT STANDARDS:
Unless otherwise indicated in the CPD Text, the applicable development standards are contained in Chapter 3361 of the Columbus City Code, and as shown on the attached CPD Plan and Conceptual Elevations.
A. Density, Height, Lot and/or Setback Commitments.
1. The front, side and rear yards will have a minimum building and parking setback of 25’-0”.
2. The residential density of the 10.8 acre site will comply with the permitted use of Housing for the Elderly with a density not to exceed 2,500 square feet per dwelling unit. The attached site plan shows 4,122 square feet per dwelling unit with an overall density of 10.7 units per acre.
3. The CPD Plan reflects 116 units with 54 apartment units and 62 cottage units. The total number of units may increase or decrease depending on funding, but the overall density will not exceed 2,500 square feet per dwelling unit.
4. Building heights, measured from the grade to the mid-point of the roof, will not exceed 35’-0”
B. Access, Loading, Parking and/or Other Traffic Related Commitments.
1. Access to and from the site shall be provided via Sunbury Road as shown on the attached Site Plan. The new curb cut and private drive are intended for resident access and to separate residential traffic from church traffic. Access shall be approved by the City of Columbus, Department of Public Service.
2. The site shall provide 205 parking spaces. 81 surface parking spaces are allocated for the 3-story senior building, and each cottage includes one (1) private garage parking space and one (1) private driveway parking space. The parking lot will include four (4) ADA-compliant spaces, with one van-accessible parking space, and 11 bicycle spaces. There shall be 1.5 parking spaces allocated for each apartment unit in the senior building, and each cottage shall include one (1) private garage parking space and one (1) private driveway parking space.
3. The developer shall be responsible for the installation of a northbound left turn lane at the proposed site access point to Sunbury Road. The requirement in the preceding sentence may be waived at the sole discretion of the Department of Public Service if an updated traffic access study is performed by the developer, this updated traffic access study is reviewed and approved by the Department of Public Service and the results of the updated traffic access study document that this development would not warrant the installation of a northbound left turn lane at the proposed site access point to Sunbury Road.
C. Buffering, Landscaping, Open Space, Screening and Parkland Dedication Commitments.
1. Landscaping and screening shall be as depicted on site plan. A minimum of nineteen (19) trees will be provided. Perimeter screening will be provided to buffer between the proposed development and adjacent existing residential development.
2. In areas where the private drive or parking lot abuts the perimeter setback and is visible to the adjacent residential lot, the private drive will be buffered with landscaping to provide headlight screening.
3. All surface mechanical equipment will be screened with landscaping or fencing.
D. Building Design and Exterior Treatment Commitments.
1. Conceptual building façade illustrations are attached for each building type.
2. The three-story apartment building will include a mix of brick veneer, horizontal vinyl siding, and cement board. The main roof will be asphalt shingles. The main entry will include a metal canopy with sign pin-mounted letters.
3. Cottage buildings will include a combination of brick veneer, horizontal vinyl siding, and shake shingles. The brick and precast concrete water table course will run the perimeter of the building to provide long-term durability at the base of the building. The main roof will be asphalt shingles.
4. The Community Building will include a combination of brick veneer, horizontal vinyl siding, and cement board panels. The main roof will be asphalt shingles.
5. Buildings and cottage units may include illumination at the entries. Lighting shall be concealed ceiling-mounted lighting in the canopy/porch, or wall-mounted lighting. No colored light shall be used to light the exterior of any building.
E. Dumpsters, Lighting, Outdoor Display, and Other Environmental Commitments:
N/A
F. Graphics and/or Signage Commitments.
1. All graphics and signage shall comply with the Graphics Code, Article 15, Title 33, I - Institutional District of the Columbus City Code. Any variances to the above requirements will be submitted to the Cokumbus Columbus Graphics Commission for consideration.
2. The main entry will include a metal canopy with sign pin-mounted letters.
G. Miscellaneous
1. The developer shall comply with the park land dedication ordinance.
2. The site shall be developed in general conformance with the submitted CPD Plan. The plan and unit count may be adjusted to reflect engineering, topographical or other site data developed at the time that development and engineering plans are completed. Any slight adjustment to the plans shall be reviewed and may be approved by the Director of the Department of Building and Zoning Services, or a designee, upon submission of the appropriate data regarding the proposed adjustment.
H. Modifications of Code
1. Section 3321.09, Screening, requires the lot to be screened on all sides from adjacent residential districts, while the applicant proposes landscaping and screening as shown on the submitted CPD Plan dated September 2, 2024.
2. Section 3312.56, Electric vehicle parking administrative requirements, requires EV capable, EV Ready, and Elective Vehicle Supply Equipment (EVSE Installed) parking spaces, while the applicant proposes zero EV capable, EV ready or EVSE spaces on site.
4. DESIGN CONSIDERATIONS UNDER CPD CRITERIA:
A. Natural Environment:
The development will include landscaping that will be native or adapted to the region and not include invasive species. A detention area is designated behind the proposed apartment building to allow for storm water management for the site.
B. Activities & Behavior Patterns:
The site is currently zoned R, H-35 (Residential). The proposed development will maintain the residential character of the area but at a higher density with the introduction of multi-family housing. The proposed development fulfills a need to provide safe and affordable housing to seniors in the community and within the Mt Hermon Baptist Church congregation. The community center will provide a gathering place for residents for group activities.
C. Circulation:
A proposed private drive from Sunbury Road is planned to bring residents and guests into the residential portion of the site. The proposed curb cut and private drive into the residential development is essential to separating vehicular circulation between residents and church members and providing a secondary means of access for emergency vehicles. The private drive will also connect internally to the existing church drive to provide easy vehicular access between the church and the community building. The proposed private drive will loop through the residential development once the cottage builds are completed, providing an easy circulation path for residential vehicular traffic and emergency vehicles.
D. Form of the Environment:
The existing uses/zoning of the surrounding properties all fall under a residential or planned development zoning district. The uses are primarily single-family homes on large lots, single-family cluster homes, and the church. Additionally, within 1,500’ of the site, there are apartments and a storage facility. Although a higher density, the proposed development maintains the character of the surrounding area by keeping a residential use. The 3-story building is centrally located on the 22.5-acre church parcel with the 1-story cottages running the perimeter of the site to lessen the visual impact to adjacent homeowners.
E. View and Visibility:
The cottage portion of the development will be tucked behind existing adjacent development and will not be very visible from the street. The 3-story apartment building and community center will be visible from the street. There was an effort made to create aesthetically pleasing exterior facades for all the building types. The applicant believes that the proposed use and design will in no way diminish the surrounding neighborhood.
F. Emissions:
Emissions generated from the use of this site will not affect the environment or alter the use and enjoyment of the surrounding neighborhood.
SECTION 4. That this ordinance shall take effect and be in force from and after the earliest period allowed by law.