Explanation
Rezoning Application: Z24-022
APPLICANT: Preferred Living, c/o David Hodge, Atty.; 8000 Walton Parkway, Suite 260, New Albany, OH 43054.
PROPOSED USE: Multi-unit residential development.
DEVELOPMENT COMMISSION RECOMMENDATION: Approval (5-0) on July 11, 2024.
CITY DEPARTMENTS' RECOMMENDATION: Approval. The 3.00± acre site consists of the western portions of two parcels, each developed with a single-unit dwelling. The proposed L-AR-1, Limited Apartment Residential District will allow the second phase of an existing multi-unit residential development to the south, consisting of a maximum of 48 units. The Rocky Fork-Blacklick Accord (2003) recommends “Village Residential” at this site with a density of one unit/acre with a bonus density of two units/acre at this location. Although the proposed density exceeds the Accord’s recommendation, staff notes that the density is comparable to other existing multi-unit residential developments in the area. The Rocky Fork-Blacklick Accord Implementation Panel unanimously recommended approval of this request at their June 20, 2024 meeting. A concurrent Council variance (Ordinance #2770-2024; CV24-064) has been filed to reduce the minimum lot area for the residual single-unit parcels in the R, Rural District to less than five acres.
Title
To rezone 6955 HARLEM RD. (43081), being 3.00± acres located on the west side of Harlem Road, 400± feet north of Central College Road, From: R, Rural District, To: L-AR-1, Limited Apartment Residential District (Rezoning #Z24-022).
Body
WHEREAS, application #Z24-022 is on file with the Department of Building and Zoning Services requesting rezoning of 3.00± acres from R, Rural District, to the L-AR-1, Limited Apartment Residential District; and
WHEREAS, the Development Commission recommends approval of said zoning change; and
WHEREAS, the City Departments recommend approval of the zoning change because the requested L-AR-1, Limited Apartment Residential District will allow for phase two of a multi-unit residential development at a density consistent with the area’s emerging residential development pattern, and notes that proposal meets the objective to provide more housing in 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:
6955 HARLEM RD. (43081), being 3.00± acres located on the west side of Harlem Road, 400± feet north of Central College Road, and being more particularly described as follows:
Situated in the State of Ohio, County of Franklin, Township of Plain, City of Columbus, being in Quarter Township 2, Township 2, Range 16, United States Military Lands and containing 3.000+/- acres, said 3.000+/- acres part of that 4.548 acre tract of land as conveyed to Norman D. Singer and Lois Singer (P.I.D. 010-278013) of record in Instrument No. 201907250091746 and that second 4.548 acre tract of land as conveyed to Norman D. Singer & Lois Singer (P.I.D. 220-001876) of record in Instrument No. 200601100006680, said 3.000+/- more particularly described as follows;
Beginning, for Reference, at found Franklin County Geodetic Survey Monument No. 1375 in the centerline of Harlem Road (R/W Varies), said monument also being at the northeasterly corner of that second Singer tract (P.I.D. 220-001876);
Thence S 02° 36' 53" E, with the easterly lines of both 4.548 acre tracts and along the centerline of said Harlem Road (R/W Varies) 425.7+/- feet to the southeasterly corner of said first Singer tract (P.I.D. 010-278013), said corner also being the northeasterly corner of that 0.530 acre tract of land described as Parcel 1-WD as conveyed to the Franklin County Commissioners of record in Instrument No. 202402280020030;
Thence N 85° 27' 06" W, with the southerly line of said first Singer tract (P.I.D. 010-278013), the northerly line of said Parcel 1-WD and partially with the northerly line of that Original 5.068 acre tract of land as conveyed to Harlem Apartments LLC of record in Instrument No. 202402050011820, 655.6+/- feet to the True Point of Beginning;
Thence N 85° 27' 06" W, continuing with the southerly line of said first Singer tract (P.I.D. 010-278013) and the northerly line of said 5.068 acre tract, 312.2+/- feet to a common corner thereof, said corner also being in the easterly line of that 15.044 acre tract of land as conveyed to the City of Columbus, Ohio of record in Instrument No. 202312290135345;
Thence N 04° 16' 45" E, with the westerly line of said first Singer tract (P.I.D. 010-278013), westerly line of said second Singer tract (P.I.D. 220-001876), the easterly line of said 15.044 acre tract and an easterly line of The Preserve at Rocky Fork Condominium 18th Amendment, Area 5 of record in Condominium Plat Book 302, Page 889 and as declared in Instrument No. 202303200026427, 417.9+/- feet to a northwesterly corner of said second Singer tract (P.I.D. 220-001876) and in the southerly line of The Preserve at Rocky Fork Condominium 9th Amendment, Area 4 of record in Condominium Plat Book 301, Page 366 and as declared in Instrument No. 202203090037707;
Thence S 85° 44' 05" E, with the northerly line of said second Singer tract (P.I.D. 220-001876), the southerly line of said 9th Amendment, Area 4, the southerly line of The Preserve at Rocky Fork Condominium 8th Amendment, Area 5 of record in Condominium Plat Book 301, Page 83 and as declared in Instrument No. 202112070222078, the southerly line of The Preserve at Rocky Fork Condominium 9th Amendment, Area 3 of record in Condominium Plat Book 301, Page 366 and as declared in Instrument No. 202203090037707, the southerly line of The Preserve at Rocky Fork Condominium 8th Amendment, Area 4 of record in Condominium Plat Book 301, Page 83 and as declared in Instrument No. 202112070222078, the southerly line of The Preserve at Rocky Fork Condominium 9th Amendment, Area 2 of record in Condominium Plat Book 301, Page 366 and as declared in Instrument No. 202203090037707, the southerly line of The Preserve at Rocky Fork Condominium 10th Amendment, Area 3 of record in Condominium Plat Book 301, Page 481 and as declared in Instrument No. 202205020066947 and partially along the southerly line of The Preserve at Rocky Fork Condominium 11th Amendment, Area 3 of record in Condominium Plat Book 301, Page 657 and as declared in Instrument No. 202205020066947, 312.2+/- feet to a point;
Thence S 04° 16' 45" W, across said both Singer tracts, 419.4+/- feet to the True Point of Beginning. Containing 3.000+/- acres, more or less. The above description was written by Advanced Civil Design on March 20, 2024. A drawing of the above description is attached hereto and made a part thereof.
This description is based on information obtained from the Franklin County Auditor’s and Recorder’s site.
This description was written for zoning purposes only and was not intended to be used in the transfer of lands.
To Rezone From: R, Rural District,
To: L-AR-1, Limited Apartment Residential District.
SECTION 2. That a Height District of thirty-five (35) feet is hereby established on the L-AR-1, 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-AR-1, 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, “development plan - phase 2,” and said building elevation titled, “MAISON APARTMENTS PHASE 2,” both dated October 7, 2024, and signed by Eric Zartman, Attorney for the Applicant, and said text titled, “LIMITATION TEXT,” dated October 4, 2024, and signed by David Hodge, Attorney for the Applicant, and the text reading as follows:
LIMITATION TEXT
Application: Z24-022
Property Address: 6955 Harlem Road
Parcel ID: Parts of 010-278013 and 220001876
Current District: R, Rural District
Proposed District: L-AR-1, Limited Apartment Residential District
Height: H-35
Area Commission: Rocky Fork Blacklick Accord Panel
Owners: Norman Singer
Applicant: Preferred Living c/o Jared Smith
Attorney: David Hodge, Underhill & Hodge LLC
Date of Text: October 4, 2024
I. INTRODUCTION: The Applicant seeks to rezone a +/- 3.0 acre site located at 6955 Harlem Road from R to L-AR-1. Parcel 010-278013 is currently zoned Rural and Parcel 220-001876 is currently being annexed into the City of Columbus and will be classified Rural upon annexation.
The Applicant rezoned the adjacent +/- 14.88 site to the south in 2022 to AR-1 and will develop it with an apartment complex providing 282 dwelling units. The Applicant proposes with this application a smaller second phase to that adjacent development. This second phase proposes an additional 48 dwelling units and will share complimentary aesthetics and function with the first phase. The southern half of this development will be combined with the adjacent parcel to the south and the annexed portion will be combined as well if it is assigned the same tax district upon annexation.
The site is within the boundary of the Rocky Fork Blacklick Accord. The site is also within the boundary of the Rocky Fork Blacklick Accord Community Plan which recommends village residential uses.
II. PERMITTED USES: Those uses permitted by Section 3333.02, AR-1, Apartment Residential District of the Columbus City Code.
III. DEVELOPMENT STANDARDS: Except as otherwise indicated in the written text or the submitted Site Plan, the applicable development standards are those contained in Chapter 3333 of the Columbus City Code.
A. Density, Height, Lot, and/or Setback Commitments:
The maximum density shall be 48 dwelling units. Maximum lot coverage shall be 70%.
B. Access, Loading, Parking and/or other Traffic Related Commitments:
N/A
C. Buffering, Landscaping, Open Space, and/or Screening Commitments:
A landscape buffer shall be provided as depicted on the Site Plan. Tree preservation shall be required along the proposed basin except for standard practices of removing dead or diseased items, and for placement of utilities.
D. Building Design and/or Exterior Treatment Commitments:
Building design and exterior treatments shall substantially conform to the attached “Conceptual Rendering”exhibit.
E. Lighting and/or other Environmental Commitments:
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. Any variance to those requirements will be submitted to the Columbus Graphics Commission for consideration.
G. Miscellaneous Commitments:
The site shall be developed in substantial conformance with the submitted plans titled “Development Plan - Phase 2,” and “Conceptual Rendering.” These plans 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.
SECTION 4. That this ordinance shall take effect and be in force from and after the earliest period allowed by law.