Explanation
Rezoning Application Z11-020
APPLICANT: The NRP Group LLC; c/o John Turner; City of Columbus Land Bank; 109 North Front Street, Columbus, OH 43215.
PROPOSED USE: Senior Housing, retail and office uses.
DEVELOPMENT COMMISSION RECOMMENDATION: Approval (4-0) on October 13, 2011.
COLUMBUS SOUTHSIDE AREA COMMISSION RECOMMENDATION: Approval.
CITY DEPARTMENTS' RECOMMENDATION: Approval. The proposed CPD, Commercial Planned Development District is consistent with the zoning and land use patterns of the area. This proposal redevelops a vacant site with residential and commercial uses within walking distance of each other. Staff supports the requested variances finding them to be necessary to make the development fit in with existing urban development pattern.
Title
To rezone 1846 SOUTH WASHINGTON AVENUE (43207), being 3.32± acres located at the northeast corner of Reeb and South Washington Avenues, From: R-3, Residential and C-4, Commercial Districts, To: CPD, Commercial Planned Development District and to declare an emergency (Rezoning # Z11-020).
Body
WHEREAS, application #Z11-020 is on file with the Building and Zoning Services Department requesting rezoning of 3.5± acres from R-3, Residential and C-4, Commercial Districts, to CPD, Commercial Planned Development District; and
WHEREAS, the Development Commission recommends approval of said zoning change; and
WHEREAS, the Columbus Southside Area Commission recommends approval of said zoning change; and
WHEREAS, the Columbus Public Health Healthy Places program reviews applications for active living features and recognizes this development has the minimum number of six bike parking spaces required by code; and
WHEREAS, the City Departments recommend approval of the proposed CPD, Commercial Planned Development District finding the setback variances to be necessary to make the development fit in with existing surrounding development. The proposal is consistent with the zoning and land use patterns of the area and redevelops a vacant site with residential and commercial uses within walking distance of each other; and
WHEREAS, an emergency exists in the usual daily operation in the City of Columbus in that it is immediately necessary to pass this ordinance to begin construction as soon as possible for the immediate preservation of the public peace, property, health and safety; 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:
1846 SOUTH WASHINGTON AVENUE (43207), being 3.32± acres located at the northeast corner of Reeb and South Washington Avenues, and being more particularly described as follows:
SEI FILE NO. 3631
EXHIBIT "A"
ZONING DESCRIPTION
Situated in the State of Ohio, County of Franklin, City of Columbus, located in Section 28, Township 5, Range 22, Refugee Lands, and being:
1) All of Lots 18, 19, 20, 21 and 22 of the Twentieth Century Addition to the City of Columbus, of record in Plat Book 5, Page 496, said Lots described in deeds to the City of Columbus, Ohio of record in Official Record 15241I09, 15241I14, 15554G04, 16401E20 and 16401E20 respectively,
2) All of Lots 23, 24, 25, 26 and 27 of said Twentieth Century Addition, said Lots described in deeds to the City of Columbus, Ohio of record in Instrument Numbers 200605160095350 (Lot 23), 200605050085964 (Lots 24, 25 and 26) and 200908140119537 (Lot 27);
3) All of Lots 28 and 29 and part of Lot 30 of said Twentieth Century Addition, said Lots described in deeds to the City of Columbus, Ohio, of record in Instrument Numbers 200610170207293 and 200605050085964;
4) All of Lots 16 and 17 and part of Lot 15 of said Twentieth Century Addition, said Lots described in deeds to the City of Columbus, Ohio of record in Instrument Numbers 200605180096585 and 201006250080080;
5) Part of two (2) 20 feet wide alleys along the above said Lots as shown on said Twentieth Century Addition and being vacated by the City of Columbus Ordinance No. 0851-2011;
All records referenced are on file in the Recorder's Office, Franklin County, Ohio and being more particularly described as follows:
Beginning at the northeast corner of said Lot 18, being the intersection of the south right-of-way line of Innis Avenue (50'R/W) and the west right-of-way line of Parsons Avenue (60'R/W);
Thence SOUTH, along the west right-of-way line of Parsons Avenue, and along the east lines of said Lots 18 thru 27 inclusive, a distance of 322 feet, to the southeast corner of said Lot 27 and the intersection with the north right-of-way line of Reeb Avenue (50' R/W);
Thence WEST, along the northerly right-of-way line of Reeb Avenue, along the south line of Lot 27, along the south line of said vacated Alley and along the south lines of Lots 28, 29 and 30, a distance of 245.00 feet;
Thence NORTH, across said Lot 30, across said vacated Alley, and across said Lot 15, a distance of 322 feet to the south right-of-way line of Innis Avenue;
Thence EAST, along the southerly right-of-way line of Innis Avenue, along the north lines of said Lots 15, 16 and 17, along the north line of said vacated Alley, along the north line of said Lot 18, a distance of 245.00 feet, to the Point of beginning for this Zoning Description.
The above description contains 1.811 acres which is apportioned as follows:
0.554 Acres lies within Franklin Co. Auditor Tax Parcel # 010-044235
0.110 Acres lies within Franklin Co. Auditor Tax Parcel # 010-048951
0.331 Acres lies within Franklin Co. Auditor Tax Parcel # 010-044236
0.114 Acres lies within Franklin Co. Auditor Tax Parcel # 010-003162
0.119 Acres lies within Franklin Co. Auditor Tax Parcel # 010-044237
0.060 Acres lies within Franklin Co. Auditor Tax Parcel # 010-023402
0.079 Acres lies within Franklin Co. Auditor Tax Parcel # 010-023403
0.141 Acres lies within Franklin Co. Auditor Tax Parcel # 010-031482
0.121 Acres lies within Franklin Co. Auditor Tax Parcel # 010-044234
0.182 Acres lies within vacated 20 feet alleys
Bearings are assumed from cardinal directions. Angular relationships and horizontal distances are derived from record information and are not field verified.
This description was prepared by Site Engineering, Inc. from available records; it is intended for zoning purposes only.
EXHIBIT "A"
PARSONS SENIOR
ZONING DESCRIPTION
Situated in the State of Ohio, County of Franklin, City of Columbus, located in Section 28, Township 5, Range 22, Refugee Lands, and being:
1. All of Lots 12, 32, 33, 34, 35 and part of Lots 9, 10, 11, 30 and 36 of the Twentieth (20th) Century Addition to the City of Columbus, of record in Plat Book 5, page 496, said Lots described in a deed to City of Columbus, Ohio, of record in Instrument Number 200605050085964,
2. All of Lots 13, 14 and 31 and part of Lot 36 of said Twentieth (20th) Century Addition, said Lots described in a deed to City of Columbus, Ohio, of record in Instrument Number 200610170207293,
3. Part of Lot 15 and said Twentieth (20th) Century Addition, said Lots described in a deed to City of Columbus, Ohio, of record in Instrument Number 200605180096585,
4. Part of Lots 9, 10 and 11 of said Twentieth (20th) Century Addition, said Lots described in a deed to City of Columbus, Ohio, of record in Instrument Numbers 200609080180071, 200605160095346 and 200605050085964,
5. Part of a 20 foot wide alley dedicated by said Twentieth (20th) Century Addition and vacated by City of Columbus Ordinance number 0851-2011,
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 southwest corner of said Lot 36, being the intersection of the east right-of-way line for Washington Avenue and the north right-of-way line for Reeb Avenue;
Thence North, along the east right-of-way line for said Washington Avenue, along the west line of said Lot 36, along the west line of said vacated alley and along the west line of said Lot 9, a distance of 253.00 feet;
Thence East, across said Lots 9, 10 and 11, a distance of 99.00 feet to the east line of said Lot 11, being the west line of said Lot 12;
Thence North, along the east line of said Lot 11 and the west line of said Lot 12, a distance of 69.00 feet to the northeast corner of said Lot 11, being the northwest corner of said Lot 12, said corner being on the south right-of-way line for Innis Avenue;
Thence East, along the north line of Lots 12, 13, 14 and 15, along the south right-of-way line for said Innis Avenue, a distance of 126.00 feet;
Thence South, across said Lot 15, across said vacated alley, and across said Lot 30, a distance of 322.00 feet to the south line of said Lot 30, being the north right-of-way line for said Reeb Avenue;
EXHIBIT "A"
PARSONS SENIOR
ZONING DESCRIPTION
Thence West, along the south line of said Lots 30, 31, 32, 33, 34, 35 and 36, along the north right-of-way line for said Reeb Avenue, a distance of 225.00 feet to the POINT OF BEGINNING for this zoning description.
The above description contains a total area of 1.506 acres, of which:
0.064 acres lies within Franklin Co. Auditor Tax Parcel Number 010-005340;
0.049 acres lies within Franklin Co. Auditor Tax Parcel Number 010-049803;
0.114 acres lies within Franklin Co. Auditor Tax Parcel Number 010-047738;
0.070 acres lies within Franklin Co. Auditor Tax Parcel Number 010-026084;
0.042 acres lies within Franklin Co. Auditor Tax Parcel Number 010-021419;
0.114 acres lies within Franklin Co. Auditor Tax Parcel Number 010-057064;
0.114 acres lies within Franklin Co. Auditor Tax Parcel Number 010-019436;
0.114 acres lies within Franklin Co. Auditor Tax Parcel Number 010-066976;
0.093 acres lies within Franklin Co. Auditor Tax Parcel Number 010-024069;
0.047 acres lies within Franklin Co. Auditor Tax Parcel Number 010-039387;
0.047 acres lies within Franklin Co. Auditor Tax Parcel Number 010-046926;
0.047 acres lies within Franklin Co. Auditor Tax Parcel Number 010-033367;
0.047 acres lies within Franklin Co. Auditor Tax Parcel Number 010-002239;
0.115 acres lies within Franklin Co. Auditor Tax Parcel Number 010-016710;
0.230 acres lies within Franklin Co. Auditor Tax Parcel Number 010-055487;
0.094 acres lies within Franklin Co. Auditor Tax Parcel Number 010-031482;
and 0.103 acres lies within the vacated 20 foot wide alley.
Bearings are assumed from cardinal directions.
Angular relationships and horizontal distances are derived from record information and are not field verified.
This description was prepared by American Structurepoint, Inc. from record information and does not represent an actual field survey.
To Rezone From: R-3, Residential and C-4, Commercial Districts
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, "SOUTH PARSONS GATEWAY," and " PARSONS SENIOR," all signed by Jeffrey L. Brown, Attorney for the Applicant, dated October 31, 2011,and text titled, "CPD TEXT," all signed by Jeffrey L. Brown, Attorney for the Applicant, dated October 27, 2011, and reading as follows:
CPD TEXT
PROPOSED DISTRICTS: CPD, Commercial Planned Development
PROPERTY ADDRESS: 1846 Washington Ave.
OWNER: City of Columbus
APPLICANT: The NRP Group LLC, Parsons One LLC and property owner
DATE OF TEXT: October 27, 2011
APPLICATION: Z11-020
1. INTRODUCTION: The site was part of the Schottenstein stores development which fronted on Parsons Ave. The proposed development is three story housing for the elderly building along Washington Avenue and commercial development along Parsons Avenue.
Subarea 1
2. PERMITTED USES: Those uses permitted by Chapter 3349 I, Institutional, of the Columbus City Code.
3. DEVELOPMENT STANDARDS: Except as otherwise noted in the text or accompanying site plan, the applicable development standards of Chapter 3356 C-4, Commercial District shall apply to the subject site.
A. Density, Height, Lot and/or Setback Requirements
1. Maximum number of dwelling units shall be 56.
2. Building setback from Washington Avenue and Innis Avenue shall be a minimum of 5 feet. Building setback from Reeb Avenue shall be a minimum of 15 feet.
B. Access, Loading, Parking and/or Traffic Related Commitments
1. The required number of parking spaces shall be 50 for a 56 dwelling unit elderly housing development.
C. Buffering, Landscaping, Open Space and/or Screening Commitments
1. A minimum of 5 shade trees shall be installed within the setback along Washington Avenue. A minimum of 3 shade trees shall be installed within the setback along Innis Avenue. A minimum of 5 columnar trees shall be installed within the setback along Reeb Avenue.
2. Foundation plantings shall occur around the building. These plantings shall be a mixture of deciduous, evergreen and flowering shrubs, ornamental grasses and perennials. A minimum of 140 shrubs and ornamental grasses and a minimum of 175 perennials shall be installed around the foundation of the building.
D. Building Design and/or Interior-Exterior Treatment Commitments
1. A three story apartment building with hipped roofs utilizing architectural shingles. The exterior building materials will be horizontal vinyl siding, PVC board and batten panels below the windows and brick veneer at the base of the building.
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. Miscellaneous
1. The property shall be developed in accordance with the submitted site plan. 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 slight 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.
Subarea 2
2. PERMITTED USES: Those uses permitted by Chapter 3356, C-4 Commercial except for the following uses:
check cashing facility, smoke (cigarette or cigar) store, pawn store, used appliance store, used furniture store, used automobile sales, tire store (new/used), disposable phone store, crematorium, and auto body shops.
3. DEVELOPMENT STANDARDS: Except as otherwise noted in the text or accompanying site plan, the applicable development standards of Chapter 3356 C-4, Commercial District shall apply to the subject site.
A. Density, Height, Lot and/or Setback Requirements
1. Building setback from Washington Avenue and Innis Avenue shall be a minimum of 7 feet. Building setback from Reeb Avenue shall be a minimum of 7 feet.
B. Access, Loading, Parking and/or Traffic Related Commitments
1. Parking may be located to the side of a building consistent with the submitted site plan.
C. Buffering, Landscaping, Open Space and/or Screening Commitments
1. The buffer between the elderly housing and the commercial development shall comply with City Code Section 3312.21D by planting trees and shrubbery as specified in said city code section.
2. A minimum of 6 shade trees shall be installed along Parsons Avenue between the two proposed buildings.
D. Building Design and/or Interior-Exterior Treatment Commitments
1. The buildings shall be constructed in accordance with the submitted building elevations. These building elevations may be slightly adjusted to reflect architectural engineering, topographical or other site data developed at the time final development, building and engineering plans are completed. Any slight adjustment in the building elevations 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. The buildings' other elevations shall be finished with the same brick/brick veneer as used on the Parsons Avenue elevations. The brick/brick veneer shall be the predominant building materials on these other building elevations.
E. Dumpsters, Lighting, Outdoor Display Areas, and/or other Environmental Commitments
1. The exterior material for the dumpster enclosure will be brick or brick veneer which shall match the building brick color.
F. 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.
G. Miscellaneous
1. The property shall be developed in accordance with the submitted site plan. 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 slight 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.
2. CPD Criteria for both Subareas
a. Natural Environment
The site is part of the former Schottenstein stores development on Parsons Avenue. The site is a mixture of C-4 and R-3 zoned ground.
b. Existing Land Use
To the east is ground zoned C-4, to the north is a mixture of residential uses; to the west is a public school and to the south is a church and vacant ground.
c. Visual Form
The applicant proposes buildings which will be compatible to the surrounding area.
d. Visibility
The site is bordered by four streets which gives the proposed uses great visibility.
e. Proposed Development
Housing for the elderly and commercial development.
f. Behavior
The proposed development will create new traffic and pedestrian patterns by the introduction of new residents to the area as well as providing new shopping and employment opportunities.
g. Emission
This development will not have a negative impact on emissions.
3. Variances for both Subareas
Subarea 1
a. Section 3356.11 C-4 district setback lines: to reduce the building setback along Reeb Avenue from 25 feet to 5 feet; along Innis Avenue from 25 feet to 5 feet and along Washington Avenue from 25 feet to 5 feet.
Subarea 2
a) Section 3372.604 A& B setback requirements: to reduce the building setback along Innis Avenue from 10 feet to 5 feet and to permit parking to be located to the side of the principal building
b) Section 3372.607 C& D Landscaping and Screening: to permit ground-mounted mechanical equipment to be located to the side of the principal building.
c) Section 3372.605A Building design standards: to eliminate the requirement of at least one main entrance door on Parsons Avenue. The purpose of this variance is to permit a main entrance door on an angle at the Parsons Avenue corner of each building that faces the interior parking lot. If there is no main entrance door on said corner, then there shall be a main entrance door on Parsons Avenue.
d) Section 3356.11 C-4 district setback lines: to reduce the building setback from 25 feet to 5 feet on Reeb Avenue.
e) Section 3312.25 Maneuvering: to permit maneuvering across tax parcel lines to access parking spaces.
f) Section 3312.49 Minimum number of parking spaces required: to permit more than maximum number of parking spaces for the south tax parcel.
SECTION 4. That this ordinance shall take effect and be in force from and after the earliest period allowed by law. That for the reasons stated in the preamble hereto, which is hereby made a part hereof, this ordinance is hereby declared to be an emergency measure and shall take effect and be in force from and after its passage and approval by the Mayor or 10 days after its passage if the Mayor neither approves nor vetoes the same.