Explanation
Rezoning Application: Z26-022
APPLICANT: Phil Dangerfield; c/o David Hodge, Atty.; 8000 Walton Parkway, Suite 120; New Albany, OH 43054.
PROPOSED USE: Private athletic training facility.
DEVELOPMENT COMMISSION RECOMMENDATION: Approval (5-0) on August 13, 2026.
SOUTHWEST AREA COMMISSION RECOMMENDATION: Approval (4-0-1) on July 14, 2026.
CITY DEPARTMENTS' RECOMMENDATION: Approval. The 21.3± acre site consists of four parcels: one zoned R-3, Residential District developed with a public park (McCoy Park), two undeveloped in the R, Rural and C-1, Commercial districts, and one developed with a vacant manufactured home park in the C-4, Commercial District. The requested CPD, Commercial Planned Development District will allow the site to be redeveloped with a private park, specifically as an athletic training facility for the National Women’s Soccer League (NWSL). The parcels currently zoned R, Rural, C-1, Commercial, and C-4, Commercial districts are within the boundaries of the Columbus Growth Strategy (2026), which recommends “Mixed Use 2” land uses for those properties. The parcel currently zoned R-3, Residential District containing McCoy Park is within the boundaries of the Southwest Area Plan (2009), which recommends “Park and Open Space” land uses at this location. The development text establishes appropriate use restrictions and includes supplemental development standards addressing building setbacks, traffic access, landscaping and screening, and lighting, with a commitment to develop the site in accordance with the submitted site plan. Modifications to code standards to allow a fence with a height of eight feet within the building setback line, lighting and parking are also included in the request. The requested CPD district allows appropriate uses and development standards that are consistent with both Columbus Growth Strategy’s and Southwest Area Plan’s future land use recommendations. The development text includes commitments for additional landscaping and screening along the site’s perimeter and buffering along the southwest corner of the site, consistent with Columbus Growth Strategy’s design guidelines.
Title
To rezone 600 STIMMEL RD. (43223), being 21.3± acres located on the north side of Stimmel Road, 310± feet east of Harmon Avenue, From: R, Rural District, R-3, Residential District, C-1, Commercial District, and C-4, Commercial District, To: CPD, Commercial Planned Development District (Rezoning #Z26-022).
Body
WHEREAS, application #Z26-022 is on file with the Department of Building and Zoning Services requesting rezoning of 21.3± acres from R, Rural District, R-3, Residential District, C-1, Commercial District, and C-4, Commercial District; and
WHEREAS, the Development Commission recommends approval of said zoning change; and
WHEREAS, the Southwest Area Commission recommends approval of said zoning change; and
WHEREAS, the City Departments recommend approval of said zoning change as the proposed CPD district allows appropriate uses and development standards that are consistent with both Columbus Growth Strategy’s and Southwest Area Plan’s future land use recommendations. The development text includes commitments for additional landscaping and screening along the site’s perimeter and buffering along the southwest corner of the site, consistent with Columbus Growth Strategy’s design guidelines, 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:
600 STIMMEL RD. (43223), being 21.3± acres located on the north side of Stimmel Road, 310± feet east of Harmon Avenue, and being more particularly described as follows:
Situated in the State of Ohio, County of Franklin, City of Columbus and Township of Franklin, lying in Survey Number 422, Virginia Military District, being part of that 78.296 acre tract conveyed as Tract 2 to the City of Columbus, Ohio by deed of record in Deed Book 1305, Page 508, all of that tract conveyed as Third Tract to the City of Columbus, Ohio by deed of record in Instrument Number 202412190133818, part of that 8.97 acre tract conveyed to the City of Columbus, Ohio by deed of record in Instrument Number 202412190133818, and part of that 1 1/2 acre tract conveyed to the City of Columbus, Ohio by deed of record in Instrument Number 202412190133818 (all references are to the records of the Recorder’s Office, Franklin County, Ohio) and being more particularly described as follows:
BEGINNING at an angle point in the easterly right-of-way line of Harmon Avenue, being the northwesterly corner of said City of Columbus, Ohio Third Tract, the northeasterly corner of that 0.092 acre tract conveyed to Franklin County Commissioners by deed of record in Instrument Number 200107270171640;
Thence South 87° 42' 01" East, with the northerly line of said City of Columbus, Ohio Third Tract, a distance of 181.60 feet to the southwesterly corner of said 1 1/2 acre tract;
Thence North 04° 12' 36" East, with the westerly line of said 1 1/2 acre tract, a distance of 146.84 feet to a point;
Thence South 82° 37' 18" East, across said 1 1/2 acre tract and said 8.97 acre tract, a distance of 359.78 feet to a point;
Thence South 07° 24' 08" West, continuing across said 8.97 acre tract, a distance of 72.02 feet to a point;
Thence South 82° 36' 15" East, continuing across said 8.97 acre tract, a distance of 486.04 feet to a point at the northeasterly corner of said 78.296 acre tract;
Thence South 07° 18' 48" West, with said easterly line, a distance of 1120.64 feet to a point in the northerly right-of-way line of Stimmel Road;
Thence North 82° 41' 12" West, with said northerly right-of-way line, across said 78.296 acre tract, a distance of 34.21 feet to a point in an easterly line of Franklin Township;
Thence North 05° 28' 48" East, with said westerly line, across said 78.296 acre tract, a distance of 20.01 feet to a point;
Thence North 82° 41' 12" West, with a northerly line of said Franklin Township, across said 78.296 acre tract, a distance of 427.40 feet to a point;
Thence across said 78.296 acre tract, the following courses and distances:
North 07° 08' 02" West, a distance of 256.04 feet to a point; and
North 82° 58' 43" West, a distance of 295.49 feet to a point;
Thence North 07° 08' 02" West, across said 78.296 acre tract and said Third Tract, a distance of 789.81 feet to the POINT OF BEGINNING, containing 21.3 acres, more or less.
Address: 600 Stimmel Road, Columbus, OH 43223.
Parcel Numbers: 010-095231, 010-095233, 010-095234, and 425-295576.
To Rezone From: R, Rural District, R-3, Residential District, C-1, Commercial District, and C-4, Commercial District.
To: CPD, Commercial Planned Development District.
SECTION 2. That a Height District of one-hundred ten (110) 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 Section 3311.12 of the Columbus City Codes; said plan being titled, “SITE CPD EXHIBIT,” dated August 17, 2026, signed by Eric Zartman, Attorney for the Applicant, and text titled, “COMMERCIAL PLANNED DEVELOPMENT TEXT,” dated July 7, 2026, signed by David Hodge, Attorney for the Applicant, and the text reading as follows:
COMMERCIAL PLANNED DEVELOPMENT TEXT
Application: Z26-022
Address: 600 Stimmel Road, Columbus, Ohio 43223
Parcel(s): 010-095231-00, 425-295576-00, 010-095234-00, 010-095233-00
Property Size: +/- 21.3 Acres
Current District: R-3, Rural-Residential; C-1; C-4 Commercial
Proposed District: CPD, Commercial Planned Development
Height District: H-110
Area Commission: Southwest Area Commission
Owner(s): City of Columbus
Applicant: Haslam Sports Group c/o Phil Dangerfield
Attorney: David Hodge, Underhill & Hodge LLC
Date: September 1, 2026
I. Introduction
The subject property is an approximately 21.3-acre site located at 600 Stimmel Road in the City of Columbus, Franklin County, Ohio, generally bounded by Harmon Avenue to the west, Greenlawn Avenue to the north, Interstate 71 to the east, and Stimmel Road to the south. The Site is currently used as a public park known as McCoy Park and is owned by the City of Columbus. The Site is partially located within the Southwest Area Commission planning area and is partially designated Mixed Use 2 under the Columbus Growth Strategy (2026).
The Haslam Sports Group, the majority owner of the Columbus Crew Major League Soccer franchise and the ownership group leading the effort to bring a National Women's Soccer League expansion franchise to Columbus, proposes to develop a world-class professional soccer training facility on the Site. The proposed Facility is designed to serve as the dedicated training home for the Columbus NWSL franchise, which was officially awarded an expansion franchise on April 21, 2026, with play scheduled to begin in the 2028 NWSL season.
The proposed Facility is designed to meet the competitive standards required by the NWSL and to position Columbus as a premier hub for professional women's soccer. The program includes multiple outdoor soccer fields of varying dimensions, associated support buildings for locker rooms and player amenities, a parking area along Harmon Avenue, and related site improvements. The Facility is also intended to support Columbus's broader soccer infrastructure goals, including the city's interest in hosting matches for the 2028 Los Angeles Olympic Games and the 2031 FIFA Women's World Cup.
The Site is currently zoned R-3 (Rural-Residential), C-1, and C-4 Commercial under the Columbus City Code (Title 33). A professional sports training facility is not a permitted or conditionally permitted use within the existing residential zoning classifications applicable to the majority of the Site. The purpose of this rezoning application is to establish a Commercial Planned Development ("CPD") zoning district for the Site that reflects the proposed use and program, provides appropriate development standards, and ensures compatibility with the surrounding neighborhood through commitments regarding site design, access, buffering, and community access.
The Site is visible from Harmon Avenue and Interstate 71 and is surrounded by a mix of commercial, light industrial, and residential uses. The proposed Facility represents a significant investment in Columbus's Southwest Side and advances the city's long-standing commitment to soccer at all levels of the sport.
II. Permitted Uses
The following uses shall be permitted:
1. Private park, recreation facility, and spectator sport facility, including professional soccer training fields, natural and synthetic turf athletic fields, and associated outdoor recreation areas.
2. Indoor fieldhouse and covered training structures.
3. Player facilities, including locker rooms, training rooms, film rooms, meeting rooms, offices, and related support spaces.
4. Parking areas and associated site improvements.
5. Accessory uses customarily associated with a professional athletic training facility.
6. Youth sport camp, practice, and tournaments.
III. Development Standards
Unless otherwise indicated in this Text or on the submitted CPD Site Plan, the applicable development standards are contained in Chapter 3356, C-4 Commercial District of the Columbus City Code.
A. Density, Height, Lot and/or Setback Commitments:
1. The minimum parking setback shall be 10 feet from the Harmon Avenue and Stimmel Road right-of-way lines.
2. The minimum building line shall be 40 feet from the Harmon Avenue right-of-way line and 25 feet from the Stimmel Road right-of-way line.
3. An 8-foot tall security fence may be located within the building line and along the Site perimeter and/or anywhere within the Site.
4. The maximum height of freestanding light poles shall be 90 feet.
B. Access, Loading, Parking, and/or other Traffic Related Commitments:
1. The Site shall be accessed via Harmon Avenue subject to review and approval by the Department of Public Service, Division of Traffic Management. Specific access points and parking layout depicted on the CPD Plan may be adjusted accordingly.
2. The Site may be developed in phases. Upon completion of all parking areas depicted on the CPD Site Plan, a minimum of 180 parking spaces shall be provided. Prior to such completion, the number of parking spaces provided during any phase shall meet the minimum required by CCC 3312.49 for the uses then existing on the Site
C. Buffering, Landscaping, Open Space and/or Screening Commitments:
1. Buffering, landscaping, and screening shall be provided in substantial conformance with the CPD Plan.
2. Along the southern perimeter of the site where it abuts the north property line of parcel 010096900, an eight-foot (8') decorative metal fence shall be provided.
3. Along the southern perimeter of the site where adjacent to parking and loading areas, continuous evergreen shrub or tree plantings of a species and spacing appropriate to achieve a dense, continuous year-round screen shall be provided.
D. Building Design and/or Interior-Exterior Treatment Commitments: N/A
E. Dumpsters, Lighting, Outdoor Areas, and/or other Environmental Commitments: N/A
F. Graphic and Signage Commitments:
1. All graphics shall conform to Article 15 of the Columbus Graphics Code, as it applies to the C-4 Commercial District. Any variance to applicable sign standards shall be submitted to the Columbus Graphics Commission.
G. Code Modifications:
1. Section 3356.11 - C-4 district setback lines. This section shall be modified to allow an 8-foot security fence within the building setback.
2. Section 3321.03(A)(1) - Lighting. This section shall be modified to allow light fixtures located more than 100 feet from a residentially zoned property to exceed 28 feet in height, up to the maximum height of freestanding light poles established in Section III(A)(4) of this Text. Light fixtures located within 100 feet of a residentially zoned property shall not exceed 18 feet in height.
3. Section 3312.03(D) - Administrative requirements. This section shall be modified to provide that the parcels comprising the Site shall be deemed one lot for purposes of off-street parking, whether or not such parcels are located within different taxing districts and whether or not such parcels are combined. The required parking shall be calculated for the overall development and not for each individual parcel.
H. Miscellaneous
1. The Site shall be developed in general accordance with the submitted site plan titled “CPD Site Plan.” The Site Plan may be slightly 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 Site Plan shall be reviewed and may be approved by the Director of the Department of Building and Zoning Services, or their designee, upon submission of the appropriate data regarding the proposed adjustment.
I. CPD Criteria
1. Natural Environment. The Site is a City-owned public park consisting primarily of open lawn and informal athletic fields. The Site is relatively flat and does not contain identified natural features, watercourses, or floodplain areas requiring special protection. The proposed development will involve grading and installation of natural grass and synthetic turf athletic fields, parking improvements, and associated structures. No significant natural features will be adversely impacted by the proposed development.
2. Existing Land Use. The Site is currently used as McCoy Park, a City-owned community park that has served the Southwest Side since 1946. The park contains open athletic fields used for recreational soccer and disc golf, along with a small parking area. The park contains no permanent structures or restroom facilities. Surrounding land uses include commercial and light industrial uses along Greenlawn Avenue to the north and Harmon Avenue to the west, a manufactured home community immediately north of the Site along Harmon Avenue, Interstate 71 and associated right-of-way to the east, and commercial uses along Stimmel Road to the south. The Site is designated Mixed Use 2 under the Columbus Growth Strategy (2026) and is within the Southwest Area Plan planning area.
3. Transportation and Circulation. The Site will be accessed from Harmon Avenue, subject to review and approval by the Department of Public Service, Division of Traffic Management. A site access study is in progress. Internal circulation will be provided via a parking area and drive aisles as depicted on the CPD Plan. The Site is proximate to the Interstate 71 interchange at Greenlawn Avenue, providing regional access. Specific access point locations and internal parking layout may be adjusted in accordance with the requirements of the Department of Public Service.
4. Visual Form of the Environment. The surrounding area reflects a mix of commercial, light industrial, and residential character. Harmon Avenue presents a corridor of industrial and commercial uses. The proposed Facility will present as a professional athletic campus, consistent in scale and character with comparable sports training facilities. Perimeter fencing, field lighting, and associated structures will be designed to be functional and appropriately scaled to the Site.
5. View and Visibility. The Site is visible from Harmon Avenue to the west, Greenlawn Avenue to the north, and Interstate 71 to the east. The proposed athletic fields, structures, and light poles will be visible from these roadways. The proposed development will represent an improvement over the existing unimproved park condition and will present a well-maintained athletic campus appearance from adjacent public rights-of-way.
6. Proposed Development. The Applicant proposes to develop a professional women’s soccer training facility to serve as the dedicated training home for the Columbus NWSL franchise. The proposed Facility includes five soccer fields of varying dimensions (natural grass and synthetic turf), associated player support buildings, a parking area along Harmon Avenue, perimeter fencing, and athletic field lighting. The Facility is designed to meet the standards required by the NWSL and to support Columbus’s role as a hub for professional women’s soccer.
7. Behavior Patterns. The proposed rezoning will allow development of a professional athletic training facility on a site that is currently used for informal recreational purposes. Vehicular access from Harmon Avenue and the provision of on-site parking will contain traffic associated with the Facility within the Site. The proposed use is consistent with the City’s designation of the Site for this purpose and will not adversely affect the behavior patterns of the surrounding neighborhood.
8. Emissions. No adverse effect from emissions shall result from the proposed development. The proposed use is an athletic training facility and does not involve manufacturing, processing, or other activities that would generate emissions. Athletic field lighting will be designed to minimize light spillover onto adjacent properties in accordance with applicable standards.
SECTION 4. That this ordinance shall take effect and be in force from and after the earliest period allowed by law.