Explanation
Rezoning Application: Z24-072
APPLICANT: Cardinal Self Storage LLC; c/o Jill S. Tangeman, Atty.; 52 East Gay Street; Columbus, OH 43215.
PROPOSED USE: Self-storage facility and limited commercial uses.
DEVELOPMENT COMMISSION RECOMMENDATION: Approval (3-0-1) on May 8, 2025.
NORTHEAST AREA COMMISSION RECOMMENDATION: Approval.
CITY DEPARTMENTS' RECOMMENDATION: Disapproval. The site consists of three undeveloped parcels in the CPD, Commercial Planned Development District. The requested L-M, Limited Manufacturing District will allow a self-storage facility and limited commercial uses. The limitation text includes appropriate use restrictions and supplemental development standards addressing access, screening, and lighting controls, and includes commitments to develop the site in accordance with the submitted site plan, landscape plan, and building elevations. The site is located within the planning boundaries of the Northeast Area Plan (2007), which recommends “Office-Light Industrial” land uses at this location. Staff does not support the proposed rezoning as the Plan recommends prioritizing income-generating uses such as future job sites, and should include a density of at least ten employees per gross acre. The proposed use is inconsistent with these recommendations. Concurrent Council variance (Ordinance #1394-2025; CV24-161) proposes reduced building setbacks, as shown on the submitted site plan.
Title
To rezone 1941 STELZER RD. (43219), being 4.1± acres located at the southwest corner of Stelzer Road and Citygate Drive, From: CPD, Commercial Planned Development District, To: L-M, Limited Manufacturing District (Rezoning #Z24-072).
Body
WHEREAS, application #Z24-072 is on file with the Department of Building and Zoning Services requesting rezoning of 4.1± acres from CPD, Commercial Planned Development District, to L-M, Limited Manufacturing District; and
WHEREAS, the Development Commission recommends approval of said zoning change; and
WHEREAS, the Northeast Area Commission recommends approval of said zoning change; and
WHEREAS, the City Departments recommend disapproval of said zoning change because the requested L-M, Limited Manufacturing District for an intended self-storage facility is inconsistent with the land use recommendations of the Northeast Area Plan which promote job-generating office or industrial uses; 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:
1941 STELZER RD. (43219), being 4.1± acres located at the southwest corner of Stelzer Road and Citygate Drive, and being more particularly described as follows:
Situated in the State of Ohio, County of Franklin, City of Columbus, being located in Quarter Township 3, Township 1, Range 17, United States Military Lands, a 4.103 acre tract of land, said land being part of that original 2.707 acre tract of land conveyed to Magoo Properties LLC in Instrument No. 201203050030014 as Parcel I, part of that original 2.707 acre tract of land conveyed to Magoo Properties LLC in Instrument No. 201203050030014 as Parcel II, part of that original 2.707 acre tract of land conveyed to Magoo Properties LLC in Instrument No. 201203050030014 as Parcel III, part of that original 2.707 acre tract of land conveyed to Magoo Properties LLC in Instrument No. 201203050030015 as Parcel No. 3, part of that original 2.707 acre tract of land conveyed to Magoo Properties LLC in Instrument No. 201203050030015 as Parcel No. 2 - Parcel #22, part of that original 2.707 acre tract of land conveyed to Magoo Properties LLC in Instrument No. 201203050030015 as Parcel No. 1 - Parcel #23, and being more particularly described as follows;
Beginning for Reference, at a found Franklin County Monument “FCGS 2265 Reset” on the centerline of Stelzer Road (R/W Varies), said Monument being N 03° 28’ 46” E, 1294.32 feet from Franklin County Monument “FCGS 5509 Reset”;
Thence S 03° 28’ 46” W, with the centerline of said Stelzer Road (R/W Varies), 83.79 feet to a mag nail set on the northeast corner of that 0.399 acre tract of land conveyed to Franklin County Commissioners in Instrument No. 200406300152465 as Parcel 21WD, and being on the centerline of said Stelzer Road (R/W Varies);
Thence N 86° 21’ 38” W, across the right-of-way of said Stelzer Road (R/W Varies), with the north line of said Parcel 21WD, and with the southerly right-of-way line of Citygate Drive (R/W Varies) as shown in Plat Book 87, Pg. 36, 58.00 feet to a 5/8” iron pin found (“F.C.E.”) on the southerly right-of-way line of said Citygate Drive (R/W Varies), the westerly right-of-way line of said Stelzer Road (R/W Varies), the northeast corner of said Parcel I, the northwest corner of said Parcel 21WD, and being the True Point of Beginning;
Thence S 03° 28' 46" W, with the east lines of said Parcel I, said Parcel II, said Parcel III, said Parcel No. 3, said Parcel No. 2 - Parcel #22, and Parcel No. 1 - Parcel #23, the west line of said Parcel 21WD, the west line of that 0.133 acre tract of land conveyed to Franklin County Commissioners in Instrument No. 200410260247435 as Parcel 20WD, the west line of that 0.399 acre tract of land conveyed to Franklin County Commissioners in Instrument No. 200410260247434 as Parcel 18WD, and the westerly right-of-way of said Stelzer Road (R/W Varies) (passing 5/8” iron pins found (“F.C.E”) at 300 feet, at 399.87 feet, and a point referencing a 5/8” iron pin found (“F.C.E.”, N=0.24 feet) at 500.00 feet), 587.72 feet to an iron pin set on the southeast corner of said Parcel No. 1 - Parcel #23, the northeast corner of that 0.050 acre tract of land conveyed to the City of Columbus, Ohio in Instrument No. 202312050126192, being on the west line of said Parcel 18WD, and an angle point on the westerly right-of-way line of said Stelzer Road (R/W Varies);
Thence N 86° 31' 14" W, with the south line of said Parcel No. 1 - Parcel #23, the north line of said 0.050 acre tract and the westerly right-of-way line of said Stelzer Road (R/W Varies), 7.00 feet to an iron pin set on the south line of said Parcel No. 1 - Parcel #23, the northwest corner of said 0.050 acre tract, the north line of that 9.694 acre tract of land conveyed to Stelzer Retreat LLC in Instrument No. 202310180109445, and being an angle point on the westerly right-of-way line of said Stelzer Road (R/W Varies);
Thence N 86° 22' 02" W, with the common line of said Parcel No. 1 - Parcel #23 and said 9.694 acre tract, 297.89 feet to an iron pin set on the southwest corner of Parcel No. 1 - Parcel #23 and an angle point of said 9.694 acre tract;
Thence N 03° 38' 23" E, with the common line of said Parcel No. 1 - Parcel #23 and said 9.694 afcre tract, 87.77 feet to a ¾” iron pipe found (“EMHT”, W=0.10 feet) on the northwest corner of said Parcel No. 1 - Parcel #23, the southwest corner of said Parcel No. 2 - Parcel #22, a northeast corner of said 9.694 acre tract, and the southeast corner of that 6.800 acre tract of land conveyed to MPT of Columbus-Springstone LLC in Instrument No. 202110260194760;
Thence N 03° 38' 23" E, with the west lines of said Parcel No. 2 - Parcel #22, said Parcel No. 3, said Parcel III, said Parcel II, said Parcel I, and the east line of said 6.800 acre tract, 500.00 feet a point referencing a bent ¾” iron pipe found (“EMHT”) on the northwest corner of said Parcel I, the northeast
corner of said 6.800 acre tract, and being on the southerly right-of-way line of said Citygate Drive (R/W Varies);
Thence S 86° 21' 38" E, with the north line of said Parcel I and the southerly right-of-way line of said Citygate Drive (R/W Varies) as shown in Plat Book 87, Pg. 36, 303.25 feet to the True Point of Beginning, containing 4.103 acres more or less, with a parcel acreage breakdown of the following:
Parcel Acreage Breakdown
P.N. 520-181149 2.091 Ac.
P.N. 010-181147 1.398 Ac.
P.N. 010-181148 0.614 Ac.
Total 4.103 Ac.
To Rezone From: CPD, Commercial Planned Development District,
To: L-M, Limited Manufacturing District.
SECTION 2. That a Height District of sixty (60) 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 titled, “SITE PLAN FOR STELZER ROAD STORAGE,” “LANDSCAPE PLAN,” and building elevations titled “PRELIMINARY ELEVATIONS,” all dated May 12, 2025, and text titled, “LIMITATION TEXT,” dated May 8, 2025, all signed by Jill Tangeman, Attorney for the Applicant, and the text reading as follows:
LIMITATION TEXT
Property Location: 1941 Stelzer Road, Columbus, OH 43219
Parcel No.: Parcel Nos. 520-181149; 010-181147; 010-181148
Owner: Magoo Properties Inc.
Applicant: Cardinal Self Storage LLC
Proposed District: L-M - Limited Manufacturing District
Date of Text: May 8, 2025
Application No.: Z24-072
I. INTRODUCTION
The subject property consists of 4.1+/- acres (the “Site”) located at the southwest corner of Stelzer Road and City Gate Drive. The property is currently zoned CPD allowing C-4 and C-5 uses. The site is surrounded by L-AR-1 apartment districts to the south and west and L-M Limited Manufacturing to the north and west.
The applicant proposes to rezone the Site to L-M to allow for the construction of a self-storage facility. In terms of use, the proposed self-storage facility is a significantly less-intensive use than the currently permitted C-4 and C-5 commercial uses. The proposed self-storage will be harmonious in design to the neighboring multi-family and will have little impact on traffic and city services.
So long as the site is developed as a self-storage facility, the site will be developed in accordance with the Site Plan attached as Appendix 1 (the “Site Plan”), the landscaping plan attached as Appendix 2 (the “Landscaping Plan”), and the building elevations attached as Appendix 3.
II. PERMITTED USES
Uses in Sections 3356.03 (C-4, Commercial) and 3357.01 (C-5, Commercial) of the Columbus City Code and Self-Storage Facilities are permitted uses, except for the following uses which are prohibited:
Amusement arcades; Animal shelters; Astrology, fortune telling, and palm reading services; Billboards, Blood and organ banks; Bowling centers; Check cashing and loans; Coin-operated laundries; Community food pantry; Convention and visitors bureaus; Crematories; Drive-in motion picture theaters; Halfway houses; Hospitals; Linen and uniform supply; Missions/temporary shelters; Pawn brokers; Performing arts, Religious facilities; Repossession services; Spectator sports and related industries; Tobacconist; Warehouse clubs and supercenters.
III. DEVELOPMENT STANDARDS:
Unless otherwise indicated in this text or Zoning Exhibit, 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 applicant has submitted a concurrent Council Variance (CV24-161) requesting reduced setbacks along public rights-of-way and the southern property line.
2. If the site develops for any use other than a self-storage facility, lot coverage shall not exceed 85% for structures and paved areas. Internal sidewalks and bikeways shall not be considered as part of the lot coverage.
B. Access, Loading, Parking, and/or Other Traffic Related Commitments
1. If the site develops as a self-storage facility pursuant to the Site Plan, access shall be via a single curb cut on City Gate Drive as shown on the Site Plan.
2. If the site develops for any use other than a self-storage facility, access will be subject to the review and approval of the Department of Public Service.
C. Buffering, Landscaping, Open Space and/or Screening Commitments
1. Parking lot screening shall be in the form of an evergreen hedge, earth mounding or low brick or stone walls.
2. Trees shall be planted within the front parking setback on Stelzer Road and on City Gate Drive at the minimum rate of one tree for every 40 lineal feet of street frontage. The minimum size of all trees shall be 2.5 inches caliper for deciduous, 6 feet high for evergreens, and 1.5 inch caliper for ornamentals. Caliper shall be measured 6 inches above grade. Trees may be equally spaced or grouped. The Landscaping Plan more particularly shows the proposed landscaping.
3. A 6 foot board on board fence will be erected along the western property line.
D. Building Design and/or Interior-Exterior Treatment Commitments
If the site develops for any use other than self-storage, the same exterior finishes shall be used on all sides of the building and ground-mounted mechanical or utility equipment shall be fully screened from view from ground level by landscaping, or any fence or wall utilizing comparable and compatible materials as the building materials.
E. Dumpsters, Lighting, Outdoor Display Areas, and/or other Environmental Commitments
1. If the site develops as a self-storage facility, pole lighting will be prohibited on site.
All external outdoor lighting shall be cutoff down-style fixtures (down-lighting), except there may be accent lighting (up lighting) on landscaping in the front of structures and ground signs.
2. All external outdoor lighting fixtures shall be from the same or similar manufacturer’s type to insure aesthetic compatibility.
3. If the site develops for any use other than a self-storage facility, pole lighting shall be permitted on site. All light poles shall be metal and of the same color. Light poles in the parking lots shall not exceed 28 feet in height. Light poles located within 100 feet of residentially-zoned property shall not exceed 18 feet in height.
4. Canopy lighting shall be fully recessed, in accordance with CPD development standards.
5. Wiring within the subject Site shall be underground.
6. Dumpsters, loading areas, outdoor storage areas, and propane tanks shall be screened by structures and/or landscaping to a minimum height of 6 feet. Deposited refuse should not be visible from outside the refuse enclosure, which shall be screened on all four (4) sides.
F. Graphics and Signage Commitments
N/A
G. Miscellaneous
1. The developer shall comply with the Parkland Dedication Ordinance by contributing money to the City’s Recreation and Parks Department.
2. If the site develops as a self-storage facility, the site shall be developed in general conformance with the submitted Site Plan. If the site does not develop as a self-storage facility, only the building and parking setbacks on the Site Plan shall apply. 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.