Explanation
Rezoning Application: Z25-023
APPLICANT: M/I Homes of Central Ohio LLC; c/o David Hodge, Atty.; 8000 Walton Parkway, Suite 120; New Albany, OH 43054.
PROPOSED USE: Single-unit residential development.
DEVELOPMENT COMMISSION RECOMMENDATION: Approval (5-0) on June 12, 2025.
CITY DEPARTMENTS' RECOMMENDATION: Approval. The 27.8± acre site consists of one undeveloped parcel in the PUD-4, Planned Unit Development District. The site is Subarea A of Zoning Ordinance #1349-2021 (Z20-099), which was planned for a 156-unit senior housing development. The requested PUD-6, Planned Unit Development District will instead allow for a residential development with 139 single-unit detached dwellings within a private street network with 6.96 acres of provided open space, and represents a reduction of 17 units from the current PUD-4 plan. The site is not located within the boundaries of an adopted land use plan, but is subject to Columbus Citywide Planning Policies (C2P2) Design Guidelines (2018). The PUD text includes development standards addressing maximum number of units, access, private streets, sidewalks, connectivity, open space, landscaping and screening, and building and site design features. The request also includes a commitment to develop the site in accordance with the submitted site plans, landscape plan, and building elevations. Staff notes that the proposal is consistent with previously approved PUD-4 district and C2P2 design guidelines, and therefore supports the proposal.
Title
To rezone 4570 CENTRAL COLLEGE RD. (43081), being 27.8± acres located at the northwest corner of Central College Road and Lee Road, From: PUD-4, Planned Unit Development District, To: PUD-6, Planned Unit Development District (Rezoning #Z25-023).
Body
WHEREAS, application #Z25-023 is on file with the Department of Building and Zoning Services requesting rezoning of 27.8± acres from PUD-4, Planned Unit Development District, to PUD-6, Planned Unit Development District; and
WHEREAS, the Development Commission recommends approval of said zoning change; and
WHEREAS, the City Departments recommend approval of said zoning change because the requested PUD-6, Planned Unit Development District will allow a single-unit residential development that is consistent with previously approved PUD-4 plan and C2P2 design guidelines, including preservation of natural resources/tree preservation, the organization of open space, and sidewalks connecting the street network and walking trails; 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 #0179 -03, passed February 24, 2003, and as subsequently amended, is hereby revised by changing the zoning of the property as follows:
4570 CENTRAL COLLEGE RD. (43081), being 27.8± acres located at the northwest corner of Central College Road and Lee Road, and being more particularly described as follows:
Situated in the State of Ohio, County of Franklin, Township of Blendon, being part of Lots 20 and 22, Quarter Township 1, Township 2, Range 17, United States Military Lands, being part of a 10.162 acre tract of land and being all of a 13.852 acre tract of land conveyed to First Commonwealth Bank, Successor Trustee of record in Instrument Numbers 201910040131959 and 201910040131960, being all of a 10.588 acre tract of land conveyed to First Commonwealth Bank, Successor Trustee, of record in Instrument Number 201910040131959 and 201910040131960, being all of a 1.226 acre tract of land conveyed to First Commonwealth Bank, Successor Trustee of record in Instrument Number 201910040131959, being a portion of the right-of-way of Central College Road vacated by the Franklin County Commissioners in Road Record 27, Page 162, all references being of record in the Recorder’s Office, Franklin County, Ohio, and being more particularly described as follows:
BEGINNING FOR REFERENCE at Franklin County Geodetic Survey Monument 8828 found at the centerline intersection of Lee Road (County Road Number 189) and Old Central College Road (60’ right-of-way) and being at the southeast corner of a 0.97 acre tract of land conveyed to Thomas J. Hemmert and Jacqueline S. Hemmert of record in Official Record 15417 C14;
Thence North 75°07’43” West, a distance of 43.53 feet with the centerline of said Old Central College Road (60’ right-of-way), with the south line of said 0.97 acre tract, and with the north line of the residual of an original 4.56 acre tract of land conveyed to Franklin County Commissioners of record in Official Record 23150 H09, to a railroad spike found at the northeast corner of said 1.226 acre tract, being on the northwest right-of-way line of said Lee Road, and being the TRUE POINT OF BEGINNING of the tract to be described;
Thence with the southeast line of said 1.226 acre tract, with the northwest right-of-way line of said Lee Road, and with the northwest line of the residual of said 4.56 acre tract, the following two (2) courses:
1) South 38°06’58” West, a distance of 256.94 feet, to a 5/8” rebar found with a Franklin County Engineer cap;
2) South 88°40’52” West, a distance of 34.46 feet, to a 5/8” rebar found with a Franklin County Engineer cap at the southwest corner of said 1.226 acre tract and being on the northeast right-of-way line of Central College Road (County Road Number 18);
Thence with the southwest line of said 1.226 acre tract, with the northeast right-of-way line of said Central College Road, and with the northeast line of the residual of said 4.56 acre tract, the following four (4) courses:
1) With the arc of a curve to the right having a radius of 447.62 feet, a central angle of 5°30’21”, an arc length of 43.01 feet, a chord bearing of North 34°37’00” West, and a chord distance of 43.00 feet, to an iron pin set at a point of tangency;
2) North 31°51’50” West, a distance of 166.84 feet, to an iron pin set at a point of curvature;
3) With the arc of a curve to the left having a radius of 527.62 feet, a central angle of 13°26’34”, an arc length of 123.79 feet, a chord bearing of North 38°35’07” West, and a chord distance of 123.51 feet, to an iron pin set;
4) North 14°53’58” East, a distance of 29.87 feet, to a railroad spike set at the northwest corner of said 1.226 acre tract, being on the centerline of said Old Central College Road, and being on the south line of said 13.852 acre tract;
Thence North 75°07’43” West, a distance of 31.18 feet, with the south line of said 13.852 acre tract, with the centerline of said Old Central College Road, and with the north line of the residual of said 4.56 acre tract, to an iron pin set at a southwest corner of said 13.852 acre tract and being at the southeast corner of a 1 acre tract of land conveyed to Andrew Blair Eller of record in Instrument Number 202001170009024;
Thence North 03°23’33” East, (passing over a 1” rebar found at a distance of 29.77 feet) a total distance of 342.55 feet, with a west line of said 13.852 acre tract and with the east line of said 1 acre tract, to a 3/4” iron pipe found with a BDM cap at the northeast corner of said 1 acre tract;
Thence North 86°04’01” West, a distance of 132.10 feet, with a south line of said 13.852 acre tract and with the north line of said 1 acre tract, to an iron pin set at a southwest corner of said 13.852 acre tract, being at the northwest corner of said 1 acre tract, and being on the east line of a 0.274 acre tract of land conveyed to Malori E. Gabrenya and Andrew G. Nortz of record in Instrument Number 201507150095942;
Thence North 03°17’35” East, (passing over a 3/4” iron pipe found at a distance of 58.36 feet and a 3/4” iron pipe found with a 6579 cap at a distance of 226.86 feet) a total distance of 775.75 feet, with a west line of said 13.852 acre tract, with the east line of said 0.274 acre tract, and with the east line of Lots 3, 4, 5, 6, and 7 of Hollandia Estates of record in Plat Book 39, Page 82, to a 5/8” rebar found at the northwest corner of said 13.852 acre tract, being at the northeast corner of Lot 7 of said Hollandia Estates, and being on the south line of said 10.588 acre tract;
Thence, North 86°19’15” West, a distance of 61.96 feet, with the south line of said 10.588 acre tract and with the north line of said Lot 7, to an iron pin set at the southwest corner of said 10.588 acre tract and being at the southeast corner of a 5.089 acre tract of land conveyed to Takao Okamoto and Miyako Okamoto of record in Instrument Number 201508140112542;
Thence North 03°38’17” East, a distance of 710.15 feet, with the west line of said 10.588 acre tract, with the east line of said 5.089 acre tract, and with the east line of a 5.17 acre tract of land conveyed to Jon-David Charlton and Jodi M. Charlton of record in Instrument Number 201411040146346, to an iron pin set at the northwest corner of said 10.588 acre tract, being at the northeast corner of said 5.17 acre tract, being on the south line of a 16.602 acre tract of land conveyed to Eugene L. Hollins and Katherine H. Beach of record in Instrument Number 201710250149384, being on the north line of Lot 20, and being on the south line of Lot 23;
Thence South 86°22’10” East, a distance of 51.14 feet, with the north line of said 10.588 acre tract, with the south line of said 16.602 acre tract, with the north line of Lot 20, and with the south line of Lot 23, to an iron pin set at the southwest corner of a 22.454 acre tract of land, conveyed to Keith R. Thacher & Brenda Thatcher, of record in Instrument Number 201604270051857, and being at the southeast corner of said 16.602 acre tract;
Thence South 86°06’15” East, a distance of 601.57 feet, with the north line of said 10.588 acre tract, the south line of said 22.454 acre tract, to a 3/4” iron pipe found at the northeast corner of said 10.588 acre tract, and at the northwest corner of said 10.162 acre tract;
Thence, South 03°51’38” West, a distance of 651.45 feet, with the east line of said 10.588 acre tract, and and the west line of said 10.162 acre tract, to an iron pin set;
Thence South 55°26’54” East, a distance of 344.98 feet, crossing said 10.162 acre tract, to a 3/4” iron pipe found at the northwest corner of Lot 5 of Lee Acres of record in Plat Book 53, Page 51;
Thence South 34°38’31” West, (passing over a 3/4” iron pipe found at a distance of 154.81 feet and a 3/4” iron pipe found at a distance of 309.72 feet) a total distance of 464.62 feet, with a southeast line of said 10.162 acre tract and with the northwest line of Lots 5, 4, and 3 of said Lee Acres, to an iron pin set at a southeast corner of said 10.162 acre tract, being at the southwest corner of Lot 3 of said Lee Acres, and being on the northeast line of Lot 2 of said Lee Acres;
Thence North 55°26’54” West, a distance of 71.11 feet with a southwest line of said 10.162 acre tract and with the northeast line of Lot 2 of said Lee Acres, to a 3/4” iron pipe found at the southwest corner of said 10.162 acre tract, being at the northwest corner of Lot 2 of said Lee Acres, and being on an east line of said 13.852 acre tract;
Thence South 04°07’45” West, a distance of 471.13 feet with an east line of said 13.852 acre tract and with the west line of Lots 2 and 1 of said Lee Acres, to a 5/8” rebar found at a southeast corner of said 13.852 acre tract, being at the southwest corner of Lot 1 of said Lee Acres, and being on the north line of said 0.97 acre tract;
Thence North 76°39’43” West, a distance of 82.05 feet, with a south line of said 13.852 acre tract and with the north line of said 0.97 acre tract, to a 1” rebar found at the northwest corner of said 0.97 acre tract;
Thence South 03°46’14” West, (passing over a 3/4” iron pipe found with a BDM cap at a distance of 219.86 feet) a total distance of 250.31 feet, with an east line of said 13.852 acre tract and with the west line of said 0.97 acre tract, to a railroad spike found at a southeast corner of said 13.852 acre tract, being at the southwest corner of said 0.97 acre tract, being on the north line of said 1.226 acre tract, and being on the centerline of Old Central College Road;
Thence South 75°07’43” East, a distance of 51.91 feet, with the north line of said 1.226 acre tract, with the south line of said 0.97 acre tract, and with the centerline of said Old Central College Road, to the TRUE POINT OF BEGINNING containing 27.878 acres of land, including the present road which occupies 0.030 of an acre, there being 13.845 acres out of Parcel Number 110-000143, 2.217 acres out of Parcel Number 110-005711, 1.225 acres out of Parcel Number 110-005921, 10.591 acres out of Parcel Number 110-002993, and being subject to all easements and documents of record.
Basis of Bearings: The bearings shown on this survey are based on the bearing of North 34°38’31” East for the centerline of Lee Road, based on field observations performed in May, 2020, and based on NAD 83 (2011), Ohio State Plane South Zone.
All iron pins set are 5/8” solid rebar, 30” in length, with a yellow plastic cap bearing the name “CEC INC”.
To Rezone From: PUD-4, Planned Unit Development District,
To: PUD-6, Planned Unit Development District.
SECTION 2. That a Height District of thirty-five (35) feet is hereby established on the PUD-6, Planned Unit Development 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 PUD-6, Planned Unit Development District and Application among the records of the Department of Building and Zoning Services as required by Section 3311.09 of the Columbus City Codes; said plans being titled, “WOODLANDS AT CENTRAL COLLEGE INDEX PLAN SHEET 1,” “WOODLANDS AT CENTRAL COLLEGE SITE PLAN ENLARGEMENTS SHEETS 2-3,” “WOODLANDS AT CENTRAL COLLEGE LANDSCAPE PLAN SHEETS 4-5,” “WOODLANDS AT CENTRAL COLLEGE ILLUSTRATIVE SITE PLAN SHEET 6,” and “WOODLANDS AT CENTRAL COLLEGE BUILDING ELEVATIONS SHEETS 1-4,” and said text being titled, “PLANNED UNIT DEVELOPMENT TEXT - WOODLANDS AT CENTRAL COLLEGE,” all dated June 26, 2025, and signed by Eric Zartman, Attorney for the Applicant, and the text reading as follows:
PLANNED UNIT DEVELOPMENT TEXT
WOODLANDS AT CENTRAL COLLEGE
Application: Z25-023
Property Address: 4570 Central College Road
Parcel IDs: 600-303206
Property Size: 27.78 3+/- acres
Current District: PUD-4 Planned Unit Development
Proposed District: PUD-6 Planned Unit Development
Applicant: M/I Homes of Central Ohio, LLC
Attorney: David Hodge / Eric Zartman, Underhill & Hodge LLC
Date of Text June 26, 2025
I. Introduction
The site is 27.78 +/- acres and consists of one parcel which is located north of the intersection of Central College Road and Lee Road. This parcel was annexed from Blendon Township to the City of Columbus in 2021 and was rezoned to provide for 156 apartments.
The applicant seeks to downzone the property to eliminate the right to build 156 apartments, instead proposing to build 139 detached for sale single-unit dwellings.
The site is adjacent to Columbus property on the north and south which is zoned PUD-4. The site is adjacent to Blendon Township property on the west and east which is zoned R-1. The Site is not subject to a commercial overlay or planning overlay. The Site is not situated within an area commission, civic association, or area plan.
The Applicant, M/I Homes of Central Ohio, LLC is proposing to develop the property with 139 detached single-unit dwellings. Woodlands at Central College will consist of 27.78 +/- acres located north of Central College Road and Lee Road intersection. The plan proposes a density of 5 single-family homes per acre, where the existing zoning of the property is for 5.59 apartments per acre. The previously approved planned unit development includes preservation of a large single-unit dwelling and includes two additional single-unit dwelling sites, which commitments remain unchanged with this rezoning.
II. Permitted Uses: The maximum permitted density shall be 139 single-unit dwellings.The only permitted uses are detached single-unit dwellings on private streets.
III. Development Standards
A. Density, Height, Lot and/or Setback Requirements:
1. The maximum permitted density shall be 139 dwelling units.
2. Each dwelling unit shall have a minimum net living area of 1,400 square feet with a two-car garage.
3. There shall be an absolute height limit of 35 feet
4. The minimum front yard setback shall be 20 feet from the edge of the sidewalk or back of curb. Stoops, steps, bay windows, and porches shall be permitted to encroach a maximum of 5 feet within the front yard setback.
5. The minimum rear yard setback shall be 25 feet from the rear lot line. Decks, screened porches, and patios shall be permitted to encroach a maximum of 15 feet into the rear yard setback.
6. The minimum side yard setback shall be a minimum of 5 feet. Eaves, cornices, window sills, bel courses, chimneys, bay windows, and overhangs shall be permitted to encroach a maximum of 2 feet into the side yard setback.
B. Access, Loading, Parking and/or other Traffic Related Commitments:
1. One full access point to the site from Central College Road shall be provided. One secondary emergency only access point shall be provided on Lee Road.
2. Private streets shall be a minimum of 23 feet in width, measured from back of curb to back of curb, and shall be maintained by the owner. Intersection details, including turning radii and tapers, shall comply with the City of Columbus standards
3. Minimum 4-foot-wide sidewalks shall be provided as shown throughout the submitted development plans.
4. Sight distance triangles at the proposed Central College Road access point shall be cleared of vegetation.
5. Pedestrian and bicycle interconnectivity with an alignment to be determined as part of site design shall be provided between the site and the area that is subject to rezoning application Z25-009 (current parcel numbers 600-318727 and/or 600-318728).
C. Buffering, Landscaping, Open Space and/or Screening Commitments:
1. Buffering, landscaping, open space, and screening shall be provided as depicted on the Landscape Plans.
2. A minimum of 6.96+/-acres of open space shall be provided as depicted throughout the submitted development plans, this is 24.9% of the total area in open space.
3. The site shall provide a 10-foot wide area around its perimeter. The area shall protect as many mature trees as possible as well as plant new trees in accordance with the Landscape Plan. Trees may be removed and the Landscape Plan may be modified to allow installation of utilities, swale and stormwater management, and to allow grading. Trees may also be removed to install fences and concrete patios. However, no other structures shall be permitted, including but not limited to, sheds and decks.
D. Building Design and/or Interior-Exterior Treatment Commitments:
Building design and exterior treatments shall substantially conform to the submitted building elevations.
E. Dumpsters, Lighting, Outdoor Display Areas, and/or other Environmental Commitments: N/A
F. Graphics and Signage Commitments:
All graphics and signage shall conform to Article 15 and Chapter 3376 of the Columbus City Code. Any variance to graphics and signage commitments shall be submitted to the Columbus Graphics Commission.
G. Modifications to Code Standards: N/A
IV. Miscellaneous Commitments:
1. Applicant shall comply with the City’s Parkland Dedication Ordinance.
2. The site shall be developed in accordance with the submitted site plans titled, “Woodlands at Central College Index Plan, “Woodlands at Central College Site Plan Enlargements,” “Woodlands at Central College Landscape Plan,” and “Woodlands at Central College Illustrative Site Plan,” all signed and dated June 13, 2025. The plans may be slightly adjusted to reflect engineering, topographical, or other site data determined at the time the 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.
3. Applicant shall commit to the architectural design submitted in the elevations titled, “Woodlands at Central College Building Elevations,” signed and dated June 13, 2025.
SECTION 4. That this ordinance shall take effect and be in force from and after the earliest period allowed by law.