Walcutt Apartments – Peyton Park
As of 5-11-17 Update by Sharon Crow Rastatter Far West Side Task Force (Columbus, Ohio) Facebook Page The Preferred Living 128 Unit / 2-Story Apartments on all 3 parcels was approved for rezoning with a 5-1 vote at the 5/11/17 Development Commission meeting. UPDATE: Outcome of tonight's Development Commission meeting regarding Preferred Living's request to rezone the Mac a Doo's parcel and two single-family home parcels on Walcutt to allow for high-density residential apartments, Z16-011. Commission members voted 5-1 in favor of the rezoning. The single "no" was from Ms. Marty Anderson, in support of the city's Trabue/Roberts Area Plan and city's staff recommendation for "disapproval" based on it. Given the developer's decreasing the density by 29% since it was first introduced in July 2016 and decreasing the height of all buildings from 3 stories to 2, the other commission members felt the developer had met their (commission's) previous concerns about "intensity" and density (which had led to its being denied twice and tabled once) and gave the project the go-ahead. Preferred Living had also made it clear about their alternative plan, 90 Units, all 3-story, on Mac a Doo's property only, leaving the two residential properties ripe for further unknown development. This was allowable due to a State Law, that we are looking into changing. Consider it a "hollow victory" – the 2-story buildings will fit in better with the surrounding neighborhood, there will be fewer units than originally proposed, and it won't be an "extended-stay hotel" with higher density than this apartment complex, but it also won't adhere to the Trabue/Roberts Area Plan's intended use and it will lead to more traffic issues, potential overcrowding in local schools (depending on the school and other apartments/developments), etc. Thank you!!! To everyone who, for the past 8+ months have shared this information with friends, neighbors and co-workers to spread the word; written emails and letters, and made phone calls to, commission members, council members and city planning staff in opposition of the earlier proposals. If it weren't for that, we'd likely already be looking at a massive 3-story "extended stay hotel" complex that's really apartments. It's been a LONG road, and a learning experience for all of us. The proposal now will go to Columbus City Council for approval. I'll keep you posted on that date, as we should attend in case the developer "forgets" anything or changes the proposal between now and then. Once our task force becomes an Area Commission, such rezoning requests will be handled more efficiently by the AC's zoning committee and commission members. But it'll still require input from neighbors, and negotiations with developers. (They'll always aim for the moon; we have to reel them back to earth!) We'll be setting our next task force meeting soon -- please attend so you can learn how you can help make the Far West Side Area Commission a reality!!! .__________ As of 4-3-17 From Sharon Rastatter – Latest news: still in limbo. Last Thursday, Mr. Smith emailed Debi Hampton and some other neighbors for whom he had emails (from city planning staff) to let us know that he's working with the property owners to get the 3 parcels back in contract to purchase. He said he reached out to the city planning staff to see if they would now recommend the parcels for rezoning since it's 2 stories and 128 units. Per Shannon Pine with the city planning department, as of late Friday, he'd asked another planning staff member to give an informal review, but did not include any of the details. All that they know they've heard from us. See 3/30/17 Jared Smith Email. .__________ As of 3-27-17 From Sharon Rastatter – Z16-011 Walcutt rezoning update: it's in limbo. It was not on the Development Commission's 3/10/17 meeting agenda to rezone all three parcels (it had been denied at the commission's January 2017 meeting). Jared Smith, Chief Development Officer for Preferred Living, has not replied to Sharon Sharon Crow Rastatter's or Debi Hampton's emails (3/8 and 3/10), asking about the project's status. Sharon had remained in email contact with Jared through 2/16/17, when another member of the "leader" group (whose emails he was given by city planning staff based on their contact with residents) began calling him repeatedly. We are not certain if he then assumed she was leading the group (she doesn't live in Columbus any longer!) or what happened, but it shows that without an Area Commission to serve as the lead contact and decision-making group, that "rogue" residents -- even with the area's best interest at heart -- may alter plans and lead developers to be confused. City planning staff have shared with Sharon and Debi that Preferred Living has submitted a preliminary review request to develop *only* the Mac a Doo's site (which is already zoned Commercial) as an extended stay hotel comprised of 90 units (and a clubhouse and pool). A site plan was not included in this request, so the number of buildings is unknown -- but they will be 3 stories tall. If Preferred moves forward with this -- it's just a preliminary request at present -- it will be reviewed by various city departments without any input by residents and without a vote by Columbus City Council. This is the same for all commercial entities that do not require rezoning. What we all know is that Preferred Living is one of several area developers creating apartments under the guise of "extended stay hotel" language to circumvent area plans (such as the Trabue/Roberts Area Plan) and input from adjacent homeowners and residents. It's permitted, per state code (Debi and Sharon are looking into ways to change that!). There are several examples in our area! (Andover Park on Fisher Road, The Attleigh on Feder Road and Ryland Park on Renner, across from Walmart and next to Culver's. All are being developed by Preferred Living or its sister companies.) If the extended stay hotel on Walcutt comes to fruition, the two adjacent residential parcels north of Mac a Doo's would remain open for development -- it could be residential, or they could someday be rezoned commercial to allow for another 3-story extended stay hotel if the Mac a Doo's parcel is developed as such. Time will tell. And it's yet another example of why an Area Commission is so needed for our area!!! __________ STAY TUNED Jared from Preferred Living may be proposing another plan, and adding it to the Development Commission March agenda. As soon as we know more, we will post it here. If asked to sign a provided letter written by Jared Smith, Preferred Living, we are discouraging you to sign. It is, of course, your decision. We have been advised and are cautious that letters without specifics can be used at a later date to support a plan not originally intended. In addition, it is not clear that the offer in the letter would be the best alternative. This is all very complicated. In reality, we can offer our opinions and make requests for appropriate uses, heights, and density. However, it will come down to the Planning Staff recommendations and to the decision of the Development Commission, which first and foremost are looking to follow the Trabue/Roberts Area Plan. We have seen developers in the past, whether intentional or not, "work with" certain pockets of neighbors and not others. This may leave a division between the voices of concern, depending on their viewpoints. Our ultimate goal is to receive accurate information, and to ask questions to define the process, terminology and options for all concerned. We strive to be transparent with the facts and with feedback from the developer and the neighbors. We encourage all residents to voice their concerns appropriately and transparently. Please continue to voice your concerns, with personal letters, detailing your viewpoints for development at Walcutt and Roberts. More info to come. Ongoing news can be found at the "Hilliard Oaks Walcutt" Facebook page. Questions? Contact Debi at (614) 209-9688 (Cross Creek Village) or Sharon at (614) 777-8702 (Westbrooke) __________ Jared Smith with Preferred Living is asking for neighbor input regarding their new proposal by this Friday (new site plan and screenshot of the email are attached): WHAT'S NEW: ALL of the apartment buildings are 2 stories. As a result, there are now 8 apartment buildings compared to 6 on the last plan. Garages now abut the residential areas adjacent to the site; apartment buildings occupy the southern end adjacent to commercial properties. There are smaller setbacks, to allow for the additional (but shorter) buildings. WHAT DIDN'T CHANGE: Density. It still calls for 144 units on all 3 parcels, same as in last month's proposal that was denied by the Development Commission. While the height change is good, traffic wouldn't change with this proposal. However, neither the city planning staff (or traffic department) nor the development commission put as much weight on the traffic issues as they do with the use in accordance with the Trabue/Roberts Area Plan or other factors. Jared Smith with Preferred Living states clearly that if this isn't approved, they'll move forward with the alternative plan – developing 96 units as an "extended-stay hotel" on just the Mac a Doo's site. Because that would be a commercial use (even though it will be marketed as apartments) on property already zoned commercial, it would not go through the development commission or city planning staff for approval. The process to approve commercial properties is less involved, and from what we understand from city officials (such as Shannon Pine, whose email responses we've shared), it would most likely be approved. This development would leave the adjacent two residential properties open for other development in addition to the 96-unit, 3-story apartments on the commercial property. It seems the unknowns of the 96-unit alternative plan leaves just as many concerns about the traffic, since there would be additional development on the two residential properties. The 144 unit plan is now 2-story. Maybe if Preferred Living would reduce the density to 110 units (which just falls within med-high density instead of the previous high density), alleviating at least one of the apartment and one of the garage buildings? Maybe if Preferred Living takes appropriate measures to place sidewalks from Hilliard Oaks to the Intersection, places fencing and trees on the North, West and South sides, widens Walcutt Road and adds an extended turn lane? Lowering the density will reduce the traffic somewhat. Unfortunately, these properties are for sale, and development on them is inevitable. We are looking for your input. Please remember that our input to the Development Commission regarding the new proposal, is just that. The City Planning Staff may still disapprove of the multi-family residential rezoning due to the Trabue/Roberts Area Plan, even though the height is now more aligned with the area. Even if the Planning Staff disapproves, the Development Commission may (and lkely) will still approve the development, as Preferred Living has already made extensive concessions. This is all very complicated and unpredictable. What are YOUR thoughts regarding all of this? Please respond quickly to: debi@creativeoverdrive.com Thank you! Debi Hampton 614.209.9688 cell __________ NEXT DEVELOPMENT COMMISSION MEETING Thursday, January 12, 2017 at 6:00 p.m. 757 Carolyn Avenue, Columbus OH 43224 RE: OPPOSITION TO 2585 WALCUTT ROAD ZONING APPLICATION NO. Z16-011 Residents opposing this development are asked to attend TONIGHT'S Development Commission meeting! Don't want to see 3-story high density apartments on Walcutt? Attend the meeting! City planning staff and commission members say that turnout at the meeting is more important than the opposition emails, letters and phone calls!!! A small or non-existent crowd looks like neighbors don't care enough to attend, and thus don't give commissioners a reason to deny the developer's request. The meeting starts at 6:00 pm, at 757 Carolyn Ave. Please plan to attend and wear a red shirt to show unity! DEVELOPER UPDATE: Review the 1/12/17 Revised Plan (to the right). Jared Smith, with Preferred Living, shared an Alternative Plan they are considering if their rezoning request is Disapproved. It is not a good plan. Go to the Hilliard Oaks Walcutt Facebook page for more details as they are updated. EMAIL MICHAEL MERET, COPY THE OTHER THREE: *** Michael Maret, City Planner, mjmaret@columbus.gov Sharon Rastatter, Westbrooke, sharon@rastatter.com Debi Hampton, Cross Creek Village, debi@creativeoverdrive.com Sharon or Debi, farwestsidecbus@gmail.com 12/23/16 REVISED PROPOSAL: The Developer (Preferred Living) has reduced the density by 12 units, from 156 to 144. All six apartment buildings will remain 3-story. They have rearranged the buildings to place the garage buildings and parking along the outside West and South borders, rather than the two apartment buildings themselves. Development Commission recommends 2-Story The Development Commission Members tabled their decision at the December 8 Meeting, with Chairman Michael Fitzpatrick encouraging the developer to decrease two of the six buildings to 2-story. The developer's new plans (12/23/16 Overhead Plan) show that buildings and garages moved, but NO buildings were shortened. This Proposal does not fall within the Trabue/Roberts Plan 3-story, Multi-Family Residential rezoning does not belong at this location. The Trabue/Roberts Plan does NOT support this rezoning, but supports Neighborhood Commercial. At present, the City of Columbus Planning Staff also does not support the proposed rezoning. See pages 32, 33 and 34. The SETBACKS are the same as the December 8 Proposal: North and West Parking and Building Setback = 25' South Parking and Building Setback = 0' East (Walcutt side) Parking Setback = 25' East Building Setback = 50' The FENCES are the same as the December 8 Proposal: The current proposal is for a fence on the North side only. No fence is proposed for the West, South or East along Walcutt. Please continue to check here for more information and follow the Hilliard Oaks Walcutt Facebook page for updates. https://www.facebook.com/groups/892787544158449/?ref=br_tf Questions? Contact Debi at (614) 209-9688 (Cross Creek Village) or Sharon at (614) 777-8702 (Westbrooke) |
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