Explanation
Rezoning Application: Z25-032
APPLICANT: CAG Riverside Flats Acquisitions LLC., c/o Jeffrey L. Brown, Atty.; 37 West Broad Street, Suite 460; Columbus, OH 43215.
PROPOSED USE: Multi-unit residential development.
DEVELOPMENT COMMISSION RECOMMENDATION: Approval (6-0) on August 14, 2025.
CITY DEPARTMENTS' RECOMMENDATION: Approval. The 3.5± acre site consists of one parcel developed with a parking lot in the CPD, Commercial Planned Development District. The requested L-AR-3, Limited Apartment Residential District will allow a 275-unit apartment building with structured parking. The limitation text includes supplemental development standards addressing traffic improvements, yards, parking, and includes a site plan and building elevation commitments. Although the proposal is inconsistent with the Olentangy West Area Plan (2013) land use recommendation of “Institutional & Office” uses at this location, the site plan and building elevations demonstrate high-quality site design. The use is compatible with surrounding higher intensity uses along Olentangy River Road and is consistent with the city’s objective to provide more housing in all neighborhoods. Staff notes that the existing CPD district at this location allows multi-unit senior housing, consistent with this requested development. Concurrent Council variance (Ordinance #3270-2025; CV25-063) allows commercial vehicular access through the site, and includes variances to parking space size, required parking, building setback, lot coverage, and rear yard.
Title
To rezone 3654 OLENTANGY RIVER RD. (43214), being 3.50± acres located on the east side of Olentangy River Road, 150± feet north of Colonial Parkway, From: CPD, Commercial Planned Development District, To: L-AR-3, Limited Apartment Residential District (Rezoning #Z25-032).
Body
WHEREAS, application #Z25-032 is on file with the Department of Building and Zoning Services requesting rezoning of 3.50± acres from CPD, Commercial Planned Development District, to the L-AR-3, Limited Apartment Residential District; and
WHEREAS, the Development Commission recommends approval of said zoning change; and
WHEREAS, the City Departments recommend approval of the requested L-AR-3, Limited Apartment Residential District because it will allow multi-unit residential development at a density and development pattern consistent with the surrounding area, and will add more housing consistent with city priorities; 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:
3654 OLENTANGY RIVER RD. (43214), being 3.50± acres located on the east side of Olentangy River Road, 150± feet north of Colonial Parkway, and being more particularly described as follows:
Situated in the State of Ohio, County of Franklin, City of Columbus, Quarter Township 2, Township 1, Range 18, United States Military District, being 3.5± acres out of an Original 3.906 acre tract of land conveyed to Spectrum Acquisition Columbus LLC of record in Instrument Number 201710310152840 and more particularly described as follows:
Beginning at the southeasterly corner of said Original 3.906 acre tract, a southwesterly corner of an Original 5.268 acre tract of land described as Parcel 1 and conveyed to HTA-Olentangy MOB, LLC of record in Instrument Number 201911140151759, being the northwesterly corner of Lot 3 as numbered and delineated upon the plat “Riverview Professional Village” of record in Plat Book 39, Page 48 and the northeasterly corner of Lot 2 as numbered and delineated upon said plat;
Thence N 87° 09’ 44” W, along the southerly line of said Original 3.906 acre tract, along the northerly line of said Lot 2 and the northerly line of Lot 1 as numbered and delineated upon said plat, 316.33± feet to the southwesterly corner of said Original 3.906 acre tract, the northwesterly corner of said Lot 1, the southeasterly corner of a 0.437 acre tract of land conveyed to the City of Columbus, Ohio of record in Instrument Number 201909200122948 and being in the easterly right-of-way line of Olentangy River Road (R/W-Varies);
Thence N 11° 14’ 22” W, along the current westerly line of said Original 3.906 acre tract, along the easterly line of said 0.437 acre tract and along said easterly right-of-way line, 423.40± feet to a northwesterly corner of said Original 3.906 acre tract, in the southerly line of a 8.648 acre tract of land conveyed to Whetstone OM Propco LLC of record in Instrument Number 202206090086414;
Thence S 87° 10’ 49” E, along said common line, 419.30± feet to the northeasterly corner of said Original 3.906 acre tract and a northwesterly corner of said Original 5.268 acre tract;
Thence S 02° 50’ 10” W, along said common line, 410.81± feet to the Point of Beginning.
To Rezone From: CPD, Commercial Planned Development District,
To: L-AR-3, Limited Apartment Residential District.
SECTION 2. That a Height District of one-hundred and ten (110) feet is hereby established on the L-AR-3, Limited Apartment Residential 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-AR-3, Limited Apartment Residential 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 site plan and building elevations titled, “ZONING SITE PLAN,” and “EXTERIOR ELEVATIONS SHEETS 1-2," al dated November 17, 2025, and said text titled, “LIMITATION TEXT,” dated October 30, 2025, all signed by Jeffrey L. Brown, the Attorney for the Applicant, and the text reading as follows:
LIMITATION TEXT
PROPOSED DISTRICT: L-AR-3
PROPERTY ADDRESS: 3654 Olentangy River Road
OWNER: Spectrum Acquisition Columbus LLC
APPLICANT : CAG Riverside Flats Acquisitions LLC
DATE OF TEXT: 10/30/25
APPLICATION NUMBER: Z25-032
1. INTRODUCTION: The subject site is located on the east side of Olentangy River Road, north of East North Broadway. The property was rezoned in 2017 for elderly housing consisting of independent, assisted and memory care units. The applicant is proposing a multi-unit residential development with a parking garage.
2. PERMITTED USES: Those uses permitted in Section 3333.03, AR-3 apartment residential district use of the Columbus City Code.
3. DEVELOPMENT STANDARDS: Unless otherwise indicated in the submitted text or drawings the applicable development standards are contained in Chapter 3333 of the Columbus City Code
A. Density, Lot, and/or Setback Commitments.
1. The maximum number of dwelling units shall be 275.
2. The rear yard is reduced from 25% to 3% of the total lot area. (see CV25-063).
3. The building setback from Olentangy River Road shall be reduced from 80 feet to zero. (see CV25-063).
B. Access, Loading, Parking, and/or Other Traffic Related Commitments.
1. The required number of parking spaces shall be reduced from 413 to 325 parking spaces. (see CV25-063).
2. Parcel number 010-103193, which is the office building to the east of the site, shall have access over the subject site’s driveway along the southern property line to reach Olentangy River Road. (see CV25-063).
3. The applicant shall install a northbound right turn lane with a length of 75 feet, exclusive of 50 feet diverging taper, at the site access point to Olentangy River Road unless the Department of Public Service requires a fee in lieu of construction or otherwise approves an alternate lane configuration for the site access point to Olentangy River Road.
4. Reduce the size of EV/EVSE parking spaces from 9 ft. x 18 ft. to 8 ft. x 16 ft. to accommodate the EV equipment (see CV25-063).
C. Buffering, Landscaping, Open Space, and/or Screening Commitments.
The side and front yards shall be landscaped in accordance with the submitted site plan.
D. Building Design and/or Interior-Exterior Treatment Commitments.
The buildings shall be constructed in accordance with the submitted building elevations title “Exterior Elevations.” The building elevations may be slightly adjusted to reflect engineering, topographical, or other site data developed at the time of the development plan and when engineering and architectural drawings are completed. Any slight adjustments to the building elevations shall be subject to review and approval by the Director of the Department of Building and Zoning Services, or a designee, upon submission of the appropriate data regarding proposed adjustment.
E. Lighting, Outdoor Display Areas, and/or other Environmental Commitments.
N/A
F. Graphics and/or Signage Commitments.
All graphics and signage shall comply with the Graphics Code, Article 15, Title 33 of the Columbus City Code as it applies to the AR-3 zoning classification and any variance to those requirements will be submitted to the Columbus Graphics Commission for consideration.
G. Miscellaneous Commitments.
Site Plan Revision Allowance. The Property shall be developed in accordance with the site plan titled, “Zoning Site Plan;” however, the Site Plan may be slightly adjusted to reflect engineering, topographical, or other site data established at the time of development and engineering plans are completed. The Director of the Department Building and Zoning Services or the Director’s designee may approve any slight adjustment to the Site Plan 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.