Far Northwest Coalition

AUGUST 2012 FNWC MINUTES

Far Northwest Coalition

Columbus, OH  43235

 

August 29, 2012

 

The Far Northwest Coalition (FNWC) met for its regularly scheduled meeting at the Northwest Library on Hard Road.  Members present were John Best, John Murley,

Gary Bruck, Kelly Thompson and Rich Herner. 

 

Murley opened the meeting and the group briefly discussed the Hard Road Park project and the fact that it was nice to see that work was progressing on the property.

 

Skip Eberly and Bill Lemmon then made a presentation to the group about rezoning the property located at 2870 Snouffer Road (essentially corner of Smokey Row & Snouffer) to CPD, as well as two variances from code, to allow the construction of a senior housing development on the approximately 8.9 acre site.  The proposal is for 2 buildings of two stories each, one with 104 assisted living units and the other with 56 apartments, including garages.  The variances have to do with the number of units per square feet of lot space and the number of parking spaces.  The applicant is requesting that the 2500 sq. ft. of lot size per unit requirement be waived in favor of 2289 sq. ft. for the 160 total units.  The developer has agreed to an additional 25 foot right of way setback across the front of the property requested by the City, which otherwise would have allowed 2420 sq. ft. for the 160 units.  In addition, code requires a total of 190 parking spaces for the number of units, but because of the nature of the units and usage, the developer is requesting a variance to allow for 176 total spots.  This would be 56 garages and 120 other parking spaces.        

 

Eberly said the zoning has been submitted to the City and the Planning Dept. would like more green space in the project, which would result in the buildings needing to be 3 stories.  Eberly said he understood that in his previous discussions with residents in the neighborhood that the residents do not want buildings over two stories.  He also said the City did not like the mounding as presented in the plan, preferring a more open park-like setting.  Eberly said that he and a local attorney met with 3 members of the city planning department where he outlined the opposition of the residents to a 3-story concept and they told him to go ahead with the 2 story concept as presented, but that he would need the support of the local community at public meetings. 

 

Eberly said that Planning likes the use because it would have little impact on roads or the schools.  The resident located immediately to the east of the property was concerned about the setback, which is 50 feet, and the height of any building over 2 stories.  The resident also said that he prefers the mounding for better screening from the building.  Eberly said the average age of residents in the assisted living building was 88 years old, which is the building that would be located on the east side of the site.  So there should not be a big concern of those folks affecting the surrounding residents.    He said he has facilitated several meetings with neighbors and local groups and has attempted to address their questions and concerns; results of which specifically were the 2 story buildings and the mounding and extensive landscaping on the perimeter of the property.  He feels they have been very sensitive to the neighborhood and its wishes for this development.  He said that they not only build, but also own and manage these properties, so they want a good look and feel to them also.

 

Eberly said the City Engineer had talked about the possibility of a center turn lane into the property being constructed for the facility and the Korean Church on the other side of the street.  Traffic also said it wanted just an entrance to the property, rather than the boulevard effect shown on the plans.  Eberly and the group in attendance both agreed that the boulevard treatment was much preferable to just a single ingress/egress point.  The group also discussed the access point on the back of the property for St. Peters Church.  Parishioners would have access to the church property through the development, as they do now.  Possible congestion was discussed, along with the width of the connecting drive through the development.

 

Eberly pointed out that the buildings had been set on end to Snouffer Road deliberately, so the full mass of the buildings would not be evident directly from Snouffer.  They have also broken up the design so that it is not one long straight wall, but has different depths to it for a more pleasing appearance.  There was some concern by the FNWC in some of the façade materials and some of the other treatments that can hopefully be addressed at a later time.  He noted that they have provided in the landscaping arrangement several ornamental trees, in addition to the mounding.  He said they have tried very hard in all of their properties to provide additional landscaping for their projects.  This would include the ponding and grassy landscapes around them. 

 

Eberly repeated that discussions with local residents have resulted in the neighborhood leaders not wanting any 3-story buildings.  He said they have a lot of time, money and effort spent on this so far and would prefer the 2-story concept but will need the support of the residents to get the City to back away from the 3-story/more green space idea.  He feels it would be incumbent on him to fight the City to allow the 2 story concept because of what the local residents have requested, and if necessary, back away from the mounding on the perimeter, as requested by the City.  Again residents noted their concern and would like to see the mounding stay.  Eberly said he was still willing to meet with local residents about any other concerns they may have.  He said they might  be looking at this going to City Council in November and start breaking ground in the spring.  The large group of residents in attendance again pointed out their opposition to any 3-story buildings on this site.  It was agreed that Eberly would communicate timing and any other issues that come up with the FNWC and the local residents.  

 

Laura Comek then made a presentation to the FNWC for the rezoning of the property located at 2500 W. Dublin-Granville Road, which is the Bill Alsnauer State Farm office.  The current owner has had his office in that location for 20 years with 5 employees and one contract employee.  The site is currently located in Perry Township, so because of a failing septic system, Alsnauer is looking to annex into the City of Columbus so he can provide central water and sewer to the site.  Comek said they have received approval to annex and would file for the zoning change the next day.  The property is currently zoned as suburban office, which also has a cell tower on the site.  She said they were asking for a similar zoning designation in the City with the CPD text providing that existing conditions remain, i.e. the cell tower.  Any new development on the site would fall under the then current zoning requirements.  In the CPD text, she outlined several specific exceptions that would not be allowed on the site in the future.  She said all they are trying to do is mimic the current township zoning of the site, with the elimination of many other possible uses in the text so they can bring the site into the City with essentially the same permitted uses as before.  She thought this would get to Development Commission in November and to City Council by the end of the year. 

 

The FNWC then informed the residents in attendance about the Northwest Civic Association meeting that will be held on the following Wednesday at 7:00 PM at the Meadow Park Church of God on Bethel Road.  At this meeting, a developer will be presenting a project to build 3-story apartment units on Dublin-Granville Road, essentially across the street from the Old Village Bookshop.  This was all of the information currently available, but residents were encouraged to attend the NW Civic meeting to obtain more detail on the plans.

 

Best then spoke to the group about the Sawmill Wetlands property, which the State appears to be in discussions with a developer to swap the land for another wetlands location on SR 315, near the Delaware County line.  The developer is apparently looking to build medical buildings on the Sawmill site, even though this property was given to the State “in perpetuity” as a wetlands location.  It was noted that the Sierra Club had been involved and the deal has been reported in the local newspapers over the last few months.  The group felt that it should give visible support to those folks who are trying to keep the State from making this deal and doing away with a local wetland area.  Residents voiced concern over empty commercial buildings now in the immediate area, and then to lose a wetlands area for another set of commercial buildings.  It was agreed that the FNWC members would look into the situation and address it in a more formal manner at the next meeting. 

 

Charlie Fraas representing the Casto Corporation then made a presentation to the FNWC for a variance for the Olde Sawmill Shopping Center property.  Fraas said that Casto wants to redevelop the property which would probably entail tearing down part of the current buildings.  To do this, they need to relocate a cell tower that already sits on their property to another spot on the site.  It would be the exact same tower, just moving it from one spot to another.  The variance requirement is necessary because current code requires a 160 foot setback for the location of the 80 foot tower.  The tower was put up before the current code was put in place and they want to locate the tower 30 from the property line.  It is actually closer to the lot line than that right now and is near a single family residential area.  The new location would put the tower 30 feet from the property line but the adjacent property there would be an apartment complex that is also owned by Casto.  Additional screening at ground level will be provided, so the tower moved to the new location would have less impact on the neighborhood than where it is currently located.

Several residents were concerned about what might be brought into the property with a redevelopment; specifically concerned about a possible big box tenant that may bring additional traffic to the adjacent residential neighborhood on the streets on each side of the property, that both dump into schools.  There was also concern over some trees adjacent to the proposed site that local kids tend to play in.  Fraas repeated several times that there was nothing specifically in the works at this time for the property and even if there was, he would not be able to apprise the group of any details because of the many confidentiality agreements that retailers require in their contracts.  Fraas said the property has been zoned C-4 since 1974 and they would intend to maintain the same zoning but need the flexibility to redevelop the property in an economically feasible manner.  It was noted that the subject before the FNWC was the variance for the relocation of the cell tower and that the property would remain in the current C-4 zoning.  The local residents would like some input on what may become of their neighboring property in the future and have Casto come back to them when plans for the property become more firm.

 

The members of the FNWC again discussed the senior housing project on Snouffer Road.  It was noted that the developer has been very engaged with local residents for plans on the site.  The developer has a track record for owning and operating these types of properties and has a vested interest in the look and feel of the project.  Both the residents and the City like the use of the subject property but the City request for 3 stories may be a deal breaker with the residents.  There are also a few architectural concerns about the buildings as proposed.

 

There was then a motion and second in support of the rezoning and variance requests and CPD text for the property located at 2870 Snouffer Road as specifically presented; provided solely that the project must remain at 2-stories as adamantly required by the local neighborhood, and a requested architectural review of the materials and massings of the buildings.  Motion passed by unanimous vote.

 

The FNWC then again briefly discussed the rezoning request and exclusions included in the text for the property located at 2500 W. Dublin-Granville Road.  It was then moved and seconded to support the rezoning request as presented.  Motion passed by unanimous vote. 

 

The FNWC members then talked about the variance request from setback requirements for the Olde Sawmill Village Shopping Center and the moving of the current cell tower to another location on the site.  There was also some concern that if the variance was turned down and Casto could not move the cell tower, they resulting redevelopment may not be as good a product as possible.  A member of the FNWC said that he has had dealings in the past with Casto and they have always put forward a good quality product in those cases where he had been involved.  He said he would abstain from any vote on this subject property. 

 

There was then a motion, and second, put on the floor in support of the variance request from Casto for the Olde Sawmill Shopping Center property to provide for the movement of the cell tower currently in place to another spot on the site.  Motion passed unanimously, with one abstention.

 

It was then moved and seconded to approve the FNWC Minutes from the May 30, 2012 and July 25, 2012 meetings.  Motion passed unanimously.

 

There being no further business to come before the FNWC, the meeting was adjourned.

 

Respectfully submitted,

 

Rich Herner

FNWC Secretary