Explanation
Rezoning Application: Z24-059
APPLICANT: Spencer Pisczak; 5605 Granger Road, Suite 100; Cleveland, OH 44131.
PROPOSED USE: Self-storage facility.
DEVELOPMENT COMMISSION RECOMMENDATION: Approval (5-1) on February 13, 2025.
CITY DEPARTMENTS' RECOMMENDATION: Approval. The site consists of one parcel developed with a single-unit dwelling and part of one undeveloped parcel, both in the R, Rural District. The requested the L-M, Limited Manufacturing District will allow a self-storage facility. The limitation text includes use restrictions allowing only self-storage uses, and supplemental development standards addressing building and parking setbacks, lot coverage, building height, traffic access, shared-use path connectivity, overnight parking, landscaping and street trees, screening, building design, lighting, and signage. Additionally, the text includes commitments to develop the site in accordance with the submitted site plan and building elevations. The site is within the planning boundaries of the Rocky Fork-Blacklick Accord (2003), which recommends “Village Residential” and “Natural/Rural Corridor” land uses at this location. Staff supports the proposal as it is both consistent with the Plan’s land use recommendations, which may include a “diversity of commercial and attached residential uses in close proximity to each other”, and the existing development pattern in the area. Furthermore, the Rocky Fork-Blacklick Accord Implementation Panel has recommended approval of the request.
Title
To rezone 6955-6999 HARLEM RD. (43081), being 4.40± acres located on the west side of Harlem Road, 882± feet north of Central College Road, From: R, Rural District, To: L-M, Limited Manufacturing District (Rezoning #Z24-059).
Body
WHEREAS, application #Z24-059 is on file with the Department of Building and Zoning Services requesting rezoning of 6.09± acres from R, Rural District, to L-M, Limited Manufacturing 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 L-M, Limited Manufacturing District will allow a self-storage facility that is consistent with both the land use recommendations of the Rocky Fork-Blacklick Accord, and the existing development pattern of the area; 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:
6955-6999 HARLEM RD. (43081), being 4.40± acres located on the west side of Harlem Road, 882± feet north of Central College Road, and being more particularly described as follows:
Zoning Description 4.4+/- Acres:
Situated in the State of Ohio, County of Franklin, City of Columbus, being in Section 2, Township 2, Range 16, United States Military Lands and containing 4.4+/- acres, more or less, said 4.4+/- acres part of that 6.092 acre tract of land as conveyed to Norman D. Singer and Lois Singer of record in Instrument No. 202411060116885, said 4.4+/- more particularly described as follows;
Beginning, for Reference, at found Franklin County Geodetic Survey Monument No. 1375 at the northeasterly corner of said 6.092 acre tract, said corner also being the northeasterly corner of that 0.391 acre Highway Easement as conveyed to the County of Franklin of record in Deed Book 3699, Page 34 and in the centerline of Harlem Road (R/W Varies), said Monument also being located N 02° 36' 53" W, 1335.78’ from Franklin County Geodetic Survey Monument No. 1825 found at the centerline intersection of said Harlem Road (R/W Varies) and Central College Road (R/W Varies);
Thence S 02° 36' 53" E, with the easterly line of both 6.092 acre tract, the easterly line of said Highway Easement and along the centerline of said Harlem Road (R/W Varies) 121.3+/- feet to the True Point of Beginning;
Thence S 02° 36' 53" E, continuing with the easterly line of said 6.092 acre tract, the easterly line of said Highway Easement and along the centerline of said Harlem Road (R/W Varies) 304.5+/- feet to the southeasterly corner of said 6.092 acre tract and said Highway Easement, said corner also being the northeasterly corner of that 0.530 acre tract of land described as Parcel 1-WD as conveyed to the Franklin County Commissioners of record in Instrument No. 202402280020030;
Thence N 85° 27' 06" W, with the southerly line of said 6.092 acre tract, the northerly line of said Parcel 1-WD and partially with the northerly line of that Original 5.068 acre tract of land as conveyed to Harlem Apartments LLC of record in Instrument No. 202402050011820, 655.8+/- feet to the southwesterly corner of said 6.092 acre tract, also being a southeasterly corner of that 3.000 acre tract of land as conveyed to Harlem Apartments LLC of record in Instrument No. 202411060116883;
Thence N 04° 16' 47" E, with the common line of said 6.092 acre tract and said 3.000 acre tract, 299.1+/- feet to point;
Thence S 85° 44' 05" E, across said 6.092 acre tract, 619.2+/- feet to the True Point of Beginning.
Containing 4.4+/- acres, more or less, inclusive of 0.280 acres within the present right-of-way:
The above description was written by Advanced Civil Design on March 13, 2025 and is based on existing records and an actual field survey performed in September of 2022. A drawing of the above description is attached hereto and made a part thereof.
Bearings are based on the Ohio State Plane Coordinate System, South Zone, NAD83 (NSRS2011). Said bearings were derived from GPS observation and determine the centerline of Harlem Road of having a bearing of N02°36'53"W between FCGS 1825 and FCGS 1375.
Total: 6.092 Ac. (0.391 ac. P.R.O.)
Parcel Number: 010-278013 and a portion of 545-330400
Property Address: 6955-6999 Harlem Road, Columbus, OH 43081
To Rezone From: R, Rural District,
To: L-M, Limited Manufacturing District.
SECTION 2. That a Height District of thirty-five (35) feet is hereby established on the L-M, Limited Manufacturing 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 L-M, Limited Manufacturing 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, “ARCHITECTURAL SITE PLAN,” and building elevations titled, “EXTERIOR ELEVATIONS,” both dated February 25, 2025, and said text titled, “LIMITATION TEXT,” dated February 29, 2025, all signed by Spencer Pisczak, the Applicant, and the text reading as follows:
LIMITATION TEXT
Property Address: 6955-6999 Harlem Road, Columbus, OH 43081
Parcel No.: 010-278013 and a portion of 545-330400 (subject to lot split and consolidation approval)
Owner: Norman and Lois Singer
Applicant: Premier Development Partners c/o Spencer Pisczak
Current District: R | Village Residential
Proposed District: L-M | Limited Manufacturing District
Date of Text: 3-3-2025
Application No.: Z24-059
I. INTRODUCTION:
The subject property consists of 4.40+/- acres (the “Site”) located on the west side of Harlem Road, north of the Central College Road intersection. This 4.40+/- acre “Site”, which is currently part of two parcels (parcel 010-278013 with 3.060 acres and parcel 010-330400 with 3.032 acres), is in the process of being split to create a 4.40+/- acre parcel (the “Site”) and a remainder parcel north of the site (1.692+/- acres). Please note the intention of this zoning application is to only rezone the 4.40+/- acre parcel (the “Site”) and not rezone the remainder parcel being created as part of this pending lot split.
The property is currently zoned R, Rural District with a recommended land use of “Village Residential” in the Rocky Fork Blacklick Acord (2003). The site is surrounded by L-AR | apartment residential districts on the west and south sides of the property. To the north is the remainder parcel (remainder of parcel 010-330400 after proposed lot split), which is zoned R. Across Harlem Road to the east are single family dwellings in Plain Township.
The applicant proposes to rezone the 4.40+/- acres (the “Site”) to L-M | Limited Manufacturing District to allow for the construction of a two (2) story, 114,000+ SF, 767+ unit self-storage facility. In terms of use, the proposed self-storage facility is a significantly less-intensive use than the currently permitted, surrounding apartment districts. The facility will be nearly all climate controlled, and self-contained in a secure, well-lit and well-maintained building environment. The proposed self-storage facility will be harmonious in design with the neighboring multi-family properties, will have little impact on traffic and city services, and will be a desirable amenity for area residents in need of self-storage.
II. PERMITTED USES:
The site will be used exclusively for a self-service mini-storage establishment. No other uses otherwise permitted in a Manufacturing (M) District will be allowed. With the exception of the loading or unloading of vehicles ancillary to the self-storage use, no outdoor vehicle storage will be permitted.
III. DEVELOPMENT STANDARDS:
Unless otherwise indicated in this text, the applicable development standards are contained in Chapter 3363, M-Manufacturing District of the Columbus City Code.
A. Density, Height, Lot and/or Setback Commitments
1. The building and parking setback from Harlem Road will be 50 feet from the minor arterial right-of-way. This setback is reduced by the amount of any additional right-of-way dedication needed to accommodate construction of a shared-use path along Harlem Road. There will be a 25-foot use setback on the south and west property boundaries.
2. Lot coverage shall not exceed 70% for structures and paved areas. Internal sidewalks and bike paths shall not be considered as part of the lot coverage.
3. The proposed self-storage building height will be 27 feet to the top of the second-floor brick face with architectural turrets on the street facing NE and SE building corners.
B. Access, Loading, Parking, and/or Other Traffic Related Commitments
1. Access shall be via a single curb cut on Harlem Road as shown on the site plan. Upon redevelopment of the residual parcel to the north with a non-residential use, a cross-access easement shall be provided to the residual parcel to the north to accommodate shared access to Harlem Road as approved by the City of Columbus, Department of Public Service and/or Franklin County Engineer’s Office, as applicable.
2. Overnight parking of semi-tractor trailers, box trucks, commercial vehicles or recreational vehicles outside of loading areas shall be prohibited and trucks located within loading areas shall not be permitted to leave engines running overnight.
3. A 10-foot wide shared use path (asphalt) will be installed on the full length of the Harlem Road frontage of this property, including the installation of a 10-foot wide shared use path on the residual parcel to the north once construction is complete. This path is illustrated on both the architectural site plan and the landscape plan.
C. Buffering, Landscaping, Open Space and/or Screening Commitments
1. Landscaping is shown on the provided landscape plan.
2. Landscaping in front of the building (along Harlem Road) will be on the west side of the shared use path as shown on the landscape plan. Landscaping will not be permitted or placed within the unincorporated Franklin County right-of-way.
3. A new white horizontal three (3) rail fence (per Rocky Fork Blacklick Accord) will be installed just west of the 10-foot wide shared use path.
D. Building Design and/or Interior-Exterior Treatment Commitments
Building construction will be in general conformance with the provided building elevations and will be compromised of a structural stud exterior covered with a dense glass sheath and thick brick for the north, east and south elevations. The west or back elevation will be insulated metal paneling. There will be transparent glass on the south, west and north elevations with spandrel glass on the east elevation.
E. Dumpsters, Lighting, Outdoor Display Areas, and/or other Environmental Commitments
There will be no pole lighting on-site, nor will there be an on-site dumpster. Wall mounted site lighting is reflected on the site plan.
F. Graphics and Signage Commitments
There will be east-facing (Harlem Road facing) building signage. All graphics and signage shall comply with the Graphics Code, Article 15, Title 33 of the Columbus City Code. Any variance to those requirements will be submitted to the Columbus Graphics Commission for consideration.
G. Miscellaneous Commitments
1. The developer shall comply with the park land dedication ordinance by contributing money to the City’s Recreation and Parks Department.
2. The site shall be developed in general conformance with the submitted site plan, landscape plan and building elevation plan. The plans may be adjusted to reflect engineering, topographical or other site data developed at the time that 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.
SECTION 4. That this ordinance shall take effect and be in force from and after the earliest period allowed by law.