Explanation
Rezoning Application: Z25-030
APPLICANT: Rocky Point Partners, LLC; c/o Dave Perry, Agent; David Perry Company; 411 East Town Street, 1st Floor; Columbus, OH 43215, and Donald Plank, Atty.; Plank Law Firm; 411 East Town Street, 2nd Floor; Columbus, OH 43215.
PROPOSED USE: Extended stay hotel.
DEVELOPMENT COMMISSION RECOMMENDATION: Approval (5-0) on May 14, 2026.
NORTHEAST AREA COMMISSION: Approval.
CITY DEPARTMENTS' RECOMMENDATION: Approval. The 5.5± acre site consists of two parcels developed with a retail nursery in the R-1, Residential District, and is subject to the I-670 Graphics Overlay. The applicant requests the CPD, Commercial Planned Development District to allow an extended stay hotel consisting of one building with up to 130 suites. The CPD text includes appropriate use restrictions and supplemental development standards addressing building and parking setbacks, traffic access, trail connectivity, street trees, building materials, and lighting, and includes a commitment to develop the site in accordance with the submitted site plan. Additionally, modifications to code standards for building setback and required parking are included in the text. While the Columbus Growth Strategy (2026), recommends “Business & Institutional Campus” land uses at this location, the proposed use is appropriate given the location near the airport, use restrictions and design elements for a pedestrian trail connection, sensitivity to adjacent stream corridor protection zones, and high quality building materials.
Title
To rezone 2500 AIRPORT DR. (43219), being 5.5± acres located on the north side of Airport Drive, 900± east of North Nelson Road, From: R-1, Residential District, To: CPD, Commercial Planned Development District (Rezoning #Z25-030).
Body
WHEREAS, application #Z25-030 is on file with the Department of Building and Zoning Services requesting rezoning of 5.5± acres from R-1, Residential District, to CPD, Commercial Planned Development 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 approval of said zoning change as the proposed CPD, Commercial Planned Development District includes appropriate use restrictions and includes design elements for a pedestrian trail connection, sensitivity to adjacent stream corridor protection zones, and high quality building materials, 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:
2500 AIRPORT DR. (43219), being 5.5± acres located on the north side of Airport Drive, 900± east of North Nelson Road, and being more particularly described as follows:
Zoning Description; 5.5+/- Acres:
Situated in the State of Ohio, County of Franklin, City of Columbus, being in Quarter Township 3, Township 1, Range 17, United States Military Lands and containing 5.5+/- acres, more or less, said 5.5+/- acres being all of the remainder of that Original 8.40 acre tract of land as conveyed to JK & LK Companies, LLC of record in Instrument No. 201611090155557 and all of that 0.351 acre tract of land also conveyed to JK & LK Companies, LLC of record in Instrument No. 200703290054377, said 5.5+/- more particularly described as follows;
Beginning, at a northeasterly corner of said Original 8.40 acre tract, also being the northwesterly corner of that 2.329 acre tract of land described as Parcel 10-WL as appropriated to the State of Ohio by Court of Common Pleas of Franklin County Case No. 214607 and the southeasterly corner of Parcel 821WD as conveyed to the State of Ohio of record in Official Record 7379, Page C18;
Thence along common lines of said Original 8.40 acre tract and said Parcel 10-WL, the following three (3) courses and distances:
with a curve to the right, a central angle of 02°38’52”, a radius of 5745.58± feet, an arc length of 265.52± feet, and a chord bearing and distance of S 32°17’52” W, 265.50± feet to a point of tangency;
S 33° 37' 57" W, 132.5+/- feet to an angle point;
S 44° 35' 27" W, 314.3+/- feet to a common corner thereof, said corner also being the northeasterly corner of that 0.600 acre tract of land described as Parcel 9 LA as conveyed to the State of Ohio of record in Deed Book 2412, Page 423;
Thence S 59° 19' 03" W, with the common line of the remainder of said Original 8.40 acre tract and the northerly line of said Parcel 9 LA, 226.2+/- feet to a common corner thereof, said corner also being in the centerline of Alum Creek;
Thence with the westerly line of the remainder of said Original 8.40 acre tract and along the centerline of said Alum Creek, the following three (3) courses and distances:
N 03° 52' 11" E, 179.3+/- feet to an angle point;
N 10° 10' 00" E, 165.0+/- feet to an angle point;
N 06° 39' 16" E, 364.5+/- feet to a northwesterly corner of the remainder of said Original 8.40 acre tract, also being the southwesterly corner of that 37.384 acre tract of land as conveyed to the City of Columbus, Ohio of record in Instrument No. 199912300318814;
Thence S 86° 55' 47" E, with the northerly line of the remainder of said Original 8.40 acre tract, the northerly line of said 0.351 acre tract, the southerly line of said 37.384 acre tract, the southerly line of that 8.458 acre tract of land described as Parcel 2 as conveyed to Ohio Dominican University of record in Instrument No. 200908070115997 and the southerly line of said Parcel 821WD, 547.8+/- feet to the True Point of Beginning. Containing 5.5+/- acres, more or less:
Address: 2500 Airport Drive, Columbus, OH 43219
Parcel No.: 010-062833 and 010-218054.
To Rezone From: R-1, Residential District,
To: CPD, Commercial Planned Development District.
SECTION 2. That a Height District of sixty (60) feet is hereby established on the CPD, Commercial Planned 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 CPD, Commercial Planned Development District and Application among the records of the Department of Building and Zoning Services as required by Sections 3311.12 of the Columbus City Codes; said plans being titled, “CPD SITE PLAN,” and text titled, “CPD DEVELOPMENT TEXT,” both dated May 29, 2026, and signed by David B. Perry, Agent for the Applicant, and Donald Plank, Attorney for the Applicant, and the text reading as follows:
CPD DEVELOPMENT TEXT
PROPERTY ADDRESS: 2500 Airport Drive, Columbus, OH 43228
AREA: 5.5 +/- acres
EXISTING ZONING: R-1, Residential District.
PROPOSED ZONING: CPD, Commercial Planned Development District
APPLICANT: Rocky Point Partners, LLC c/o Dave Perry, David Perry Company., Inc., 411 E. Town Street, FL 1, Columbus, OH
43215 and Donald Plank, Plank Law Firm, 411 E. Town Street, FL 2, Columbus, OH 43215
OWNER: 2500 Airport, LLC c/o Dave Perry, David Perry Company., Inc., 411 E. Town Street, FL 1, Columbus, OH
43215 and Donald Plank, Plank Law Firm, 411 E. Town Street, FL 2, Columbus, OH 43215
DATE OF TEXT: May 29, 2026
APPLICATION NUMBER: Z25-030
INTRODUCTION: The site is 5.5 +/- acres located on the west side of Airport Drive, 910’ +/- east of N. Nelson Road. The R-1, Residential zoning is from annexation in 1972. The site is developed with a retail plant nursery. The site plan titled “Zoning Site Plan - 2500 Airport Drive”, dated May 29, 2026, hereafter “Site Plan”, is submitted with this application as the site development plan.
1. PERMITTED USE: The permitted uses shall be an Extended Stay Hotel, as permitted in Section 3356.03, C-4 Permitted Uses.
2. DEVELOPMENT STANDARDS: Unless otherwise indicated on the Site Plan or in this written text, the applicable development standards for an extended stay hotel shall be Section 3333.035, AR-4, Apartment Residential District Use, per Section 3356.05(E), Hotels, Extended Stay, and Chapter 3312, Off-Street Parking and Loading, of the Columbus City Code.
A. Density, Height, Lot and/or Setback Commitments.
1. Height District shall be H-60.
2. The minimum Airport Drive building setback line shall be 35’.
3. The minimum Airport Drive parking setback shall be 25’.
4. Building and parking setbacks shall be measured net of Airport Drive right of way totaling 50’ from centerline.
B. Access, Loading, Parking and/or Traffic Related Commitments.
1. One (1) full-turning vehicular access and one RI/RO access shall be provided, subject to location and design approval by the Division of Traffic Management.
2. Applicant shall provide a shared-use path connection from the subject site to the shared-use path located to the south of the site.
C. Buffering, Landscaping, Open Space, and/or Screening Commitments.
1. Street trees at 50’ +/- on-center, adjusted for driveways, shall be provided along Airport Drive either in the Airport Drive right of way or in the 25’ parking setback.
2. The site was developed before Stream Corridor Protection Zone (SCPZ) was required. SCPZ and/or mitigation shall be provided as approved by the Public Utilities Department.
D. Building design and/or Interior-Exterior treatment commitments.
Primary exterior building materials shall be brick, fiber cement panels and architectural grade composite siding.
E. Dumpsters, Lighting, Outdoor Display Areas and/or Environmental Commitments.
The maximum height of parking lot lighting shall be 24 feet. Parking lot lighting within 100’ of the west property line shall be a maximum of 18’.
F. Graphics and Signage Commitments.
All graphics shall conform to Article 15 of the Columbus Graphics Code, as it applies to the C-4, Commercial District. Any ground sign shall be monument-style. Any variance to applicable sign requirements shall be submitted to the Columbus Graphics Commission.
G. Other CPD Requirements.
1. Natural Environment: The site is located on the west side of Airport Drive and abuts Alum Creek on the west. The site is 90% +/- developed with buildings and pavement from the retail plant nursery located at the site since about 1960.
2. Existing Land Use: The site is zoned R-1, Residential from annexation in 1972 and is developed with buildings, greenhouses and pavement for a retail plant nursery established about 1960.
3. Circulation: Vehicular access shall be from one (1) full-turning vehicular access and one RI/RO access, subject to location and design approval by the Division of Traffic Management.
4. Visual Form of the Environment: The proposed use of the site for an extended stay hotel is appropriate with the location near John Glenn Columbus International Airport.
5. Visibility: The site is visible from Airport Drive.
6. Proposed Development: Commercial development as permitted by this text and as depicted on the referenced Site Plan.
7. Behavior Patterns: Vehicular access will be from Airport Drive, as depicted on the Site Plan, subject to location and design approval by the Division of Traffic Management. On-site circulation will be as depicted on the Site Plan.
8. Emissions: Development will conform to City of Columbus requirements as further controlled by development standards of this development text. There will be no objectionable emissions.
H. Modification of Code Standards.
1. Section 3356.11, C-4 District Setback Lines, to reduce the Airport Drive building setback line from 50’ (Columbus Multi-Modal Thoroughfare Plan) to 35’, net of right of way totaling 50’ from centerline.
2. Section 33121.49, Required Parking, to reduce parking for an extended stay hotel (130 extended stay units) from 195 spaces (1.5 spaces) per extended stay unit to 164 parking spaces (1.26 spaces) per extended stay unit.
I. Miscellaneous Commitments.
1. The developer shall comply with applicable monetary payment requirements of Chapter 3318, Parkland Dedication, Columbus City Code.
2. Development of the site shall be in accordance with the Site Plan titled “Zoning Site Plan - 2500 Airport Drive”, dated May 29, 2026, and signed by David B. Perry, Agent for Applicant, and Donald Plank, Attorney for Applicant. The Site Plan may be slightly adjusted to reflect engineering, topographical, or other site data developed at the time final development and engineering plans are completed. Any slight adjustment to the Plan shall be reviewed and may be approved by the
Director of the Building and Zoning Services Department or his 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.