Explanation
Rezoning Application: Z17-025
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 (4-2) on November 9, 2017.
CITY DEPARTMENTS' RECOMMENDATION: Approval. The site consists of a single parcel zoned in the CPD, Commercial Planned Development District, which is developed with an office condominium complex. The applicant is requesting the L-AR-1, Limited Apartment Residential District to permit the development of a 72-unit apartment complex (29.6 units per acre). District limitations include use restrictions and commitments to density, setbacks, traffic access, buffering and landscaping, building materials, and lighting controls. Site plans are also being committed to with additional landscaping along the south and west property lines. The site is within the planning area of The Northwest Plan (2016), which recommends “Mixed Use I,” a predominantly commercial designation with residential uses supported at this location. Given the increased development standards included in this request and the location of the site adjacent to commercial development, staff finds the proposal, despite the slightly higher than recommended density (24 units per acre), to be consistent with the land use recommendations of the Plan and compatible with existing development in the area. A concurrent Council Variance (Ordinance # 0265-2018; CV17-049) has been filed to reduce building line and perimeter yard requirements.
Title
To rezone 3001 BETHEL ROAD (43220), being 2.43± acres located on the south side of Bethel Road at the intersection of Hayden Road, From: CPD, Commercial Planned Development District, To: L-AR-1, Limited Apartment Residential District (Rezoning # Z17-025).
Body
WHEREAS, application # Z16-025 is on file with the Department of Building and Zoning Services requesting rezoning of 2.43± acres from CPD, Commercial Planned Development 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 said zoning change for a multi-unit residential development, despite higher density than recommended by The Northwest Plan, given the increased development standards included in the request and the location of the site adjacent to commercial development; 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:
3001 BETHEL ROAD (43220), being 2.43± acres located on the south side of Bethel Road at the intersection of Hayden Road, and being more particularly described as follows:
Situated in the State of Ohio, County of Franklin, City of Columbus, in Lot No. 1, Quarter Township 2, Township 1 North, Range 19 West, United States Military Lands, and being a portion of a 6.517 acre tract of land conveyed to Paul D. Isaacs, Trustee, by deed of record in Official Record 2794, Page A 01, Recorder’s Office, Franklin County, Ohio, and bounded and described as follows:
Beginning, for reference, at a point in the centerline of Bethel Road and at the northeast corner of said 6.517 acre tract, said point being N 88° 20’ 41” W a distance of 940.71 feet from a point at the intersection of the centerline of Bethel Road with the centerline of Sawmill Road;
thence S 0° 43’ 55” E along a portion of the east line of said 6.517 acre tract a distance of 40.03 feet to a point in the south line of Bethel Road and at the true place of beginning of the tract herein intended to be conveyed;
thence continuing S 0° 43’ 55” E along a portion of the east line of said 6.517 acre tract a distance of 256.97 feet to a point;
thence N 88° 20’ 41” W parallel with the centerline of Bethel Road and crossing a portion of said 6.517 acre tract a distance of 411.99 feet to a point;
thence N 0° 43’ 55” W parallel with the east line of said 6.517 acre tract a distance of 256.97 feet to a point in the south line of Bethel Road;
thence S 88° 20’ 41” E along the south line of Bethel Road and parallel with and 40.00 feet southerly by perpendicular measurement from the centerline of Bethel Road and from the north line of said 6.517 acre tract a distance of 411.99 feet to the true place of beginning;
containing 2.428 acres of land, more or less, and being subject to all easements and restrictions of record.
The above description was prepared by Richard J. Bull, Ohio Surveyor No. 4723, of C.F. Bird & R. J. Bull, Ltd., Consulting Engineers & Surveyors Worthington, Ohio, from a field survey by others in July, 1982.
To Rezone From: CPD, Commercial Planned Development 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 original 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 plans being titled, “CONCEPT PLAN: 3 STORY,” and “PERIPHERY BUFFER PLAN,” and text titled, “LIMITATION OVERLAY TEXT,” all signed by David Hodge, Attorney for the Applicant, and dated January 11, 2018, and the text reading as follows:
Limitation Overlay Text
Proposed District: L-AR-1
Property Address: 3001 Bethel Road
Owner: 3001 Bethel Road Ltd.
Applicant: Preferred Living
Date of Text: January 11, 2018
Application: Z17-025
1. Introduction: The property is presently zoned in the CPD - Commercial Planned Development district which provides for apartment residential development above specified commercial uses. The property is presently developed with office condominium uses which are demonstrably not the highest and best use of the property. The applicant therefore seeks to develop the property with apartment residential without commercial uses on the first floor.
The property to the east is zoned in the CPD - Commercial Planned Development District and is developed with a Giant Eagle regional grocer, with its service entrance along the western perimeter of the subject property and the east perimeter of the subject property. Properties to the northeast are zoned C-4 and CPD Commercial for general commercial uses, to the north is the Mayfair Village Nursing Home zoned in the I - Institutional District, and the property to the south and west are apartment communities zoned in the AR-12 District.
In terms of its existing CPD zoning, the intense commercial uses to the north and east, the nursing facility to the north, and the apartment residential to the south and west, this proposal is an appropriate intensity transitional zoning from the intensity to the east to lower intensities to the west.
The applicant’s objective is to redevelop the property consistent with existing planning objectives for the property and with the Design Guidelines of The Northwest Plan.
2. Permitted Uses: Multi-family residential and accessory uses customarily ancillary thereto.
3. Development Standards: Unless otherwise specified herein, the development standards shall be those applicable to the AR-1, Apartment Residential district.
A. Density, Lot, and/or Setback Commitments.
1. The maximum number of dwelling units shall be 72.
2. The building setback and perimeter yards shall be as approved by City Council in concurrent Council Variance Application # CV17- 049.
B. Access, Loading, Parking and/or Other Traffic Related Commitments.
1. All access points shall be subject to the review and approval of the City of Columbus Department of Public Service.
2. Bicycle parking shall be distributed throughout the site to provide convenient access to each proposed building and shall be as close as possible to each building entrance.
3. A sidewalk shall be installed along the northern portion of the property in the Bethel Road right-of-way, to include a connection to the northeast as depicted on the attached Concept Plan.
C. Buffering, Landscaping, Open Space and/or Screening Commitments.
1. Interior landscaping and open space shall be substantially similar to that which is depicted on the attached plan entitled Concept Plan. This plan is a general depiction of the landscaping to be provided and is intended to represent the general character, location, and numbers of trees and bushes within the development. Precise locations and numbers may vary slightly from that shown.
2. Perimeter landscaping and buffering shall be in accordance with the attached plan entitled Periphery Buffer Plan, which includes enclosing the southern and western perimeter with a 6 foot high basket weave fence, and planting a mixture of trees and shrubs.
3. Ornamental and deciduous trees shall be 3 inch diameter, and evergreen trees shall be 6 feet tall, at installation.
D. Building Design and/or Interior-Exterior Commitments.
All buildings will be constructed with an exterior mixture of brick, brick veneer, stone or stucco stone, metal, glass, stucco, synthetic stucco (EIFS), wood, metal, and vinyl siding in various combinations throughout the development.
E. Dumpsters, Lighting, Outdoor Display Areas, and/or other Environmental Commitments.
1. Maximum height of light poles shall be 18 feet.
2. All external lighting (parking and wall-mounted) shall be cut-off fixtures (down lighting) and shall be designed to prevent offsite spillage.
3. Lights shall be of the same or similar type and color.
F. Graphics and/or Signage Commitments.
All graphics and signage shall comply with Article 15, Chapter 33 of the Columbus City Code and any variance to those requirements will be submitted to the Columbus Graphics Commission for consideration.
G. Miscellaneous.
The site shall be developed in general conformance with the submitted Concept Plan: 3 Story and Periphery Buffer Plan, which may be adjusted slightly to reflect engineering, topographical, or other site data developed at the time that development and engineering plans are completed. Any adjustment to the Concept Plan and Periphery Buffer Plan 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.