Explanation
Rezoning Application Z16-057
APPLICANT: City of Columbus and The NRP Group, LLC; c/o John Turner; Land Bank, Department of Development; 50 West Gay Street, 4th Floor; Columbus, OH 43215; David Perry, David Perry Company, Inc., Agent; 423 East Town Street, 2nd Floor; Columbus, OH 43215; and Donald Plank, Atty.; Plank Law Firm; 423 East Town Street, 2nd Floor; Columbus, OH 43215.
PROPOSED USE: Mixed-use development.
DEVELOPMENT COMMISSION RECOMMENDATION: Approval (4-0) on November 10, 2016.
COLUMBUS SOUTH SIDE AREA COMMISSION RECOMMENDATION: Approval.
CITY DEPARTMENTS' RECOMMENDATION: Approval. The undeveloped site is Subarea 1 of Rezoning #Z11-020, zoned in the CPD, Commercial Planned Development District, allowing commercial development with development standards variances. The requested CPD, Commercial Planned Development District, permits a mixed use development including senior housing, retail, restaurant, and/or offices. The site is located within the boundaries of the Parsons Avenue Urban Commercial Overlay and the Southside Plan (2014), which recommends “Neighborhood Mixed Use” for this location. Staff finds that the proposed CPD, Commercial Planned Development District is consistent with the Southside Plan recommendation and surrounding development patterns.
Title
To rezone 1859 PARSONS AVENUE (43207), being 1.81± acres located at the southwest corner of Parsons Avenue and Innis Avenue, From: CPD, Commercial Planned Development District, To: CPD, Commercial Planned Development District (Rezoning # Z16-057).
Body
WHEREAS, application # Z16-057 is on file with the Department of Building and Zoning Services requesting rezoning of 1.81 ± acres from CPD, Commercial Planned Development District, to CPD, Commercial Planned Development District; and
WHEREAS, the Development Commission recommends approval of said zoning change; and
WHEREAS, the Columbus South Side Area Commission recommends approval of said zoning change; and
WHEREAS, the City Departments recommend approval of said zoning change because the requested CPD, Commercial Planned Development District, is consistent with the Southside Plan recommendation and surrounding development patterns; 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:
1859 PARSONS AVENUE (43207), being 1.81± acres located at the southwest corner of Parsons Avenue and Innis Avenue, and being more particularly described as follows:
Situated in the State of Ohio, County of Franklin, City of Columbus, located in Section 28, Township 5, Range 22, Refugee Lands, and being all of that 1.811 acre tract of land described in a deed to City of Columbus, Ohio, of record in Instrument Number 201603160031393, all records referenced are on file at the Office of the Recorder for Franklin County, Ohio, being further bounded and described as follows:
BEGINNING at the southeast corner of Lot 27 of the 20th Century Addition, of record in Plat Book 5, page 496, being the intersection of the north right-of-way line for Reeb Avenue (50 feet wide) and the west right-of-way line for Parsons Avenue (60 feet wide), and being the southeast corner of said 1.811 acre tract;
Thence North 86 degrees 19 minutes 11 seconds West, along the south line of said 1.811 acre tract, along the north right-of-way line for said Reeb Avenue, a distance of 245.00 feet to the southwest corner of said 1.811 acre tract, being the southeast corner of that 1.559 acre tract described in a deed to Parsons Senior LLC, of record in Instrument Number 201311260196273;
Thence North 03 degrees 30 minutes 08 seconds East, along the west line of said 1.811 acre tract and the east line of said 1.559 acre tract, a distance of 322.00 feet to the northwest corner of said 1.811 acre tract, being the northeast corner of said 1.559 acre tract, and being on the south right-of-way line for Innis Avenue (50 feet wide);
Thence South 86 degrees 19 minutes 11 seconds East, along the north line of said 1.811 acre tract, along the south right-of-way line for said Innis Avenue, a distance of 245.00 feet to the intersection with the west right-of-way line for said Parsons Avenue, being the northeast corner of said 1.811 acre tract;
Thence South 03 degrees 30 minutes 08 seconds West, along the east line of said 1.811 acre tract, along the west right-of-way line for said Parsons Avenue, a distance of 322.00 feet to the POINT OF BEGINNING for this zoning description.
The above description contains a total area of 1.811 acres, within Franklin Co. Auditor Tax Parcel Number 010-044235;
Bearings described herein are based on Grid North, referenced to the Ohio State Plane Coordinate System (South Zone) and the North American Datum of 1983 (CORS 1996 Adjustment), as established utilizing an NGS OPUS solution.
This description was prepared on October 25, 2016 by American Structurepoint, Inc. and is intended for zoning purposes only.
To Rezone From: CPD, Commercial Planned Development District
To: CPD, Commercial Planned Development District
SECTION 2. That a Height District of sixty (60) 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 original 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 plans being titled, “PARSONS SENIOR II - 1859 PARSONS AVE,” and text titled, “COMMERCIAL PLANNED DEVELOPMENT,” both dated January 5, 2017, and signed by David B. Perry, Agent and Donald Plank, Attorney for the Applicant, and the text reading as follows:
COMMERCIAL PLANNED DEVELOPMENT
PROPERTY ADDRESS: 1859 Parsons Avenue, Columbus, OH 43207
EXISTING ZONING: CPD, Commercial Planned Development
PROPOSED DISTRICT: CPD, Commercial Planned Development
APPLICANT: The NRP Group, LLC c/o Dave Perry, David Perry Company, Inc., 423 E Town Street, FL 2, Columbus, OH 43215 and Donald Plank, Plank Law Firm, 423 E Town Street, FL 2, Columbus, OH 43215
OWNER: City of Columbus c/o John Turner, Administrator, Land Bank, Department of Development, 50 W Gay Street, Columbus, OH 43215
DATE OF TEXT: January 5, 2017
APPLICATION: Z16-057
1. INTRODUCTION: The 1.811 +/- acre site was zoned CPD (Z11-020, Subarea 2) in 2011. The senior housing permitted in Subarea 1 of Z11-020 has been built. Subarea 2 of Z11-020 permits commercial uses, but is undeveloped. Applicant proposes to rezone Subarea 2 of Z11-020 for senior housing and commercial use. The site plan titled “Parsons Senior II, 1859 Parsons Avenue”, hereafter “Site Plan”, dated January 5, 2017 is submitted as the development plan for the site. Ground level use shall include ground floor senior housing dwelling units.
2. PERMITTED USES: Those uses permitted by Chapter 3349 I, Institutional, and 3356, C-4, Commercial of the Columbus City Code.
3. DEVELOPMENT STANDARDS: Except as otherwise noted in the text or Site Plan, the applicable development standards of Chapter 3356 C-4, Commercial District shall apply to the subject site and the Parsons Avenue Urban Commercial Overlay (UCO), as applicable.
A. Density, Height, Lot and/or Setback Requirements
1. There shall be a maximum of 60 senior housing dwelling units and a maximum of 4,000 square feet of commercial space in the building. The maximum restaurant area shall be 1,500 square feet of the 4,000 square feet of total commercial space. An outside seasonal patio (maximum 1,500 square feet) as an accessory use to restaurant use shall be permitted, but is not required. The area of an outside seasonal patio shall not be included in the maximum 1,500 square feet of permitted restaurant area.
2. The Parsons Avenue building setback line shall be 0’ - 10’ feet, as required by the Parsons Avenue Urban Commercial Overlay (UCO), including for that portion of the building on Parsons Avenue used for residential use.
3. The Reeb Avenue building setback may be up to 45 feet (maximum). An outside seasonal dining patio may be located within the Reeb Avenue building setback.
4. The Innis Avenue building setback line shall be a minimum of 22 feet.
5. The Innis Avenue and Reeb Avenue parking setback shall be a minimum of 10 feet.
6. Height District shall be H-60.
B. Access, Loading, Parking and/or Traffic Related Commitments
Vehicular access shall be by curbcuts on Innis Avenue and Reeb Avenue. There shall be no direct vehicular access to Parsons Avenue.
C. Buffering, Landscaping, Open Space and/or Screening Commitments
1. Shade and/or ornamental trees shall be planted in or adjacent to the Parsons Avenue, Innis Avenue and Reeb Avenue right of way. Tree planting shall be at the rate of approximately 40 feet on center.
2. Foundation plantings shall occur around the building. These plantings shall be a mixture of deciduous, evergreen and flowering shrubs, ornamental grasses and perennials.
D. Building Design and/or Interior-Exterior Treatment Commitments
N/A
E. Graphics and Signage Commitments
All signage and graphics shall conform to Article 15 of the Columbus City Code, as it applies to the C-4 Commercial District classification. Any variance to the sign requirements shall be submitted to the Columbus Graphics Commission.
F. Code Modifications
1. 3312.49, Minimum Number of Parking Spaces Required, to reduce code required parking from 73 spaces to 70 spaces due to the proposed seasonal outside patio, and reduce the minimum number of parking spaces required for senior housing dwelling units from 1.5 spaces per unit to 0.75 spaces per unit.
2. 3349.03(w), Permitted Uses, to reduce lot area per senior housing unit from 2,500 square feet to 1,300 square feet/unit for the proposed 60 senior housing dwelling units.
3. 3356.11, C-4 district setback lines, to reduce the Parsons Avenue building setback line from 50’ (Thoroughfare Plan, 4-2 arterial) to zero (0’) - ten (10) feet, for the senior housing portion of the building, consistent with the zero (0) to ten (10) foot setback permitted by the Parsons Avenue Urban Commercial Overlay (UCO) for commercial uses, and to reduce the Innis Avenue building setback line from 25 feet to 22 feet.
4. 3372.604(A)(B), Setback requirements, to increase the maximum building setback on Reeb Avenue from ten (10) feet to a maximum of forty-five (45) feet, to permit an outside dining patio in the Reeb Avenue building setback; and to permit parking that is located behind the building to project in advance of the Reeb Avenue building setback line with a ten (10) foot minimum parking setback.
5. 3372.609(A), Parking and Circulation, to permit parking and circulation between the principal building and the Reeb Avenue right of way with a minimum ten (10) foot Reeb Avenue parking setback, as depicted on the Site Plan.
G. Miscellaneous
1. The developer shall comply with applicable monetary payment requirements of Chapter 3318, Parkland Dedication, Columbus City Code.
2. The property shall be developed in accordance with the submitted site plan titled “Parsons Senior II, 1859 Parsons Avenue”, dated January 5, 2017 and signed by David B. Perry, Agent for Applicant, and Donald Plank, Attorney for Applicant. This plan may be slightly adjusted to reflect engineering, topographical or other site data developed at the time final development and engineering plans are completed. Any sight adjustment in the site plan shall be reviewed and may be approved by the Director, Department of Building and Zoning Services or his or her 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.