While many local residents continue to oppose a rezoning request in east Columbus, Columbus City Council has given its initial approval, albeit with some stipulations.
On Tuesday, the council unanimously approved the first reading of an ordinance rezoning 19 acres at 3272 Taylor Road from Residential: Single Family 2 (RS2) to Residential: Single Family 4 (RS4) with a number of commitments. Ordinances must pass on two readings to be fully approved; the council’s next meeting is set for July 19.
Joli Development has requested the rezoning in order to develop a new subdivision known as Sunset Trails. The request has attracted many comments and concerns from members of the public since it was initially brought before the Columbus Plan Commission in May. Several people attended Tuesday’s council meeting in person, and seven individuals spoke during the time for comment, with most expressing opposition to the RS4 rezoning.
Their concerns included housing density, potential strain on schools and city services, traffic and impact on neighbors. Some also cited the number of individuals who have signed petitions against the rezoning. One online campaign, created by nearby resident Justin Albers, has attracted about 130 signatures.
Albers told The Republic that he’s pooled his efforts with local homeowner association leaders and that, together, they have over 265 signatures from neighboring residents. He added that while this group agrees that there is a need for local housing, they oppose “building at an irresponsible density” and have created their own proposal for a compromise with fewer lots and more green space.
Rafael Vasquez likewise told city council that residents have done their own research and he believes that development is still feasible at a lower density.
“If the developer thinks otherwise, I think we, in the public, also need to see that evidence in writing,” he said. “They are asking the city for a relief in the current standard of development in that area. And it is their responsibility to provide that evidence that why the status quo does not work. I disagree that they are making concessions; it is the city and the residents that are making concessions.”
Similarly, Ed Constant said that neighbors are not necessarily against development; they just think that it should be done at RS2 or Residential: Single Family 3 (RS3).
“Live in our neighborhood tonight and at the second hearing, and help us to keep our neighborhood the way we want it,” he said. “We welcome new neighbors. We’d love to have new neighbors — we’d just like to have less.”
On the other hand, Joe Conner with Joli Development told the council that an RS4 zoning was essential to the project’s viability and said that there is a need for the project, given the “housing crisis” in both Columbus and the country as a whole. He added that he feels the commitments set by plan commission are already a compromise on the developer’s part.
In June, Columbus Plan Commission voted 10-1 to forward the rezoning request to city council with a favorable recommendation. Councilman David Bush, who is the council liaison to the commission, was the one “no” vote. The subject property and nearby neighborhoods are a part of District 3, which he represents.
Commitments recommended by the commission included:
- A minimum of 13,000 square feet of open space composed mainly of preserved woods.
- Limiting development to a maximum of 90 single-family lots.
- A 15-foot tree preservation easement where woods or a “vegetated fence line” are present along the south and west property lines (except for where street and utility connections must be made).
- A public street connection to Taylor Road.
These commitments — along with one additional provision from Bush — were included in the council’s unanimous vote to approve the rezoning.
Bush’s addition was to require lots located along the north, west and south perimeter of the development to have a width of at least 60 feet, which matches the minimum set by RS3. The council approved the addition and then approved the amended ordinance.
Bush said one of his primary reasons for previously voting against the rezoning was a concern about the size of perimeter lots.
When he initially proposed the commitment, Conner said it would “significantly limit” the developer’s flexibility to design the area.
“But during the plan commission, that was — you yourself said that it was your preference was to have a 60-foot lot width so you could build a certain type of house,” said Bush.
“Yes,” said Conner. “And once again, this is all part of a moving target with what the commission wants. We have to take out lots because of the Taylor Road connection. We have to have a dedicated green space. So then the only way you can get that is to not have all 60 for one lot. It’s a moving target until things are nailed down.”
In discussing the rezoning ordinance, Councilman Frank Miller, R-District 4, said that officials needed to consider both the need for more homes in Columbus and the concerns of community members who are against the RS4 rezoning.
“We, as a council and the mayor, we all know there’s a housing issue here in town, that we need more housing,” said Miller. “But as council representatives — and I use the word representative — we’re representing the people, not just the city administration or the city.”
Conner replied that, in addition to listening to residents who oppose the change, the council should also consider “the community at large” and people who would benefit from the new housing.
“I do believe it is our responsibility to think about the city as a whole and housing,” agreed Councilwoman Grace Kestler, D-at large. “There is literally nothing in the affordable range, and I personally believe mixed-use housing, mixed-density housing, zoning housing can be for the betterment of our community. It allows people to scale up, scale down, move around, all within the same area and not have to move school districts, for example.”
Resident Erica Schmidt, who is also the deputy director for Columbus’ Human Rights Department, asked during the time for public comment if the homes built as part of the subdivision would officially count as affordable housing under the United States Department of Housing and Urban Development guidelines.
Conner replied that when he mentioned affordable housing, he was speaking more generally.
“Our goal is to provide a $275,000-$325,000 range, which is certainly a range that is viable for many people,” he said.
