Explanation
Rezoning Application: Z25-058
APPLICANT: EREG Housing Preservation LLC, c/o Thaddeus M. Boggs, Atty.; 10 West Broad Street, Fl. 23; Columbus, OH 43215.
PROPOSED USE: Multi-unit residential development.
DEVELOPMENT COMMISSION RECOMMENDATION: Approval (6-0) on December 11, 2025.
NORTHEAST AREA COMMISSION RECOMMENDATION: Approval.
CITY DEPARTMENTS' RECOMMENDATION: Approval. The 4.32± acre site consists of five parcels developed with single-unit dwellings within the R-1, Residential District. The requested AR-3, Apartment Residential District will allow the intended development of an assisted living facility (rest home), or other multi-unit residential development. Concurrent Council Variance Ordinance #0401-2026 (CV25-101) demonstrates a 120-unit assisted living facility, and includes a variance to reduce required parking from 90 to 70 spaces. Although the proposal is inconsistent with the Northeast Area Plan’s (2007) land use recommendation of “Open Space/Stream Buffer” uses at this location, it is consistent with the Plan’s goal of providing a mix of housing opportunities and price points throughout the neighborhood. Additionally, this request fulfills a condition of Ordinance #1867-2025 (CV25-042), passed July 14, 2025, requiring a follow-up rezoning within three years of the effective date of that ordinance, and is also consistent with City priorities for providing more affordable housing options.
Title
To rezone 4000-4022 WESTERVILLE RD. (43224), being 4.32± acres located on the east side of Westerville Road, 1,476± feet north of Ferris Road, From: R-1, Residential District, To: AR-3, Apartment Residential District and to declare an emergency. (Rezoning #Z25-058)
Body
WHEREAS, application #Z25-058 is on file with the Department of Building and Zoning Services requesting rezoning of 4.32± acres from R-1, Residential District, to AR-3, Apartment Residential District; and
WHEREAS, the Development Commission recommends approval of said zoning change; and
WHEREAS, the Northeast Area Commission recommends approval; and
WHEREAS, the City Departments recommend approval of said zoning change because the requested AR-3, Apartment Residential District will further priorities of the City of Columbus by providing more housing units, and is consistent with the Northeast Area Plan’s goal of providing a mix of housing opportunities and price points throughout the neighborhood, now; therefore: ; and
WHEREAS, an emergency exists in the usual daily operation in the City of Columbus in that it is immediately necessary to pass this ordinance due to the need for the applicant to promptly obtain further approvals for building permits and begin construction to increase the supply of affordable housing, which is necessary for the immediate preservation of the public peace, property, health, and safety, 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:
4000-4022 WESTERVILLE RD. (43224), being 4.32± acres located on the east side of Westerville Road, 1,476± feet north of Ferris Road, and being more particularly described as follows:
Parcel 010-104561 (4022 Westerville Road, Columbus, OH 43224)
Situated in the County of Franklin in the State of Ohio and the City of Columbus: Being in the Second Quarter of Township 1, Range 17, U.S.M. Lands bounded and described as follows:
Beginning at a point in the center of the Columbus and Westerville Road South 26 degrees 27 minutes West 2463.98 feet from the intersection of the centerline of said road with the North line of Mifflin Township (Morse Road);
Thence South 63 degrees 33 minutes East (passing an iron pipe at 30 feet) along a South line of Winding Hollow Country Club land 420.94 feet to an iron pipe in a corner of said tract (being also the Northeast corner of Emma May North Tract);
Thence South 7 degrees 4 minutes West along a West line of said Country Club land and the East line of the Emma May North Tract 109.2 feet to an iron pipe;
Thence North 66 degrees 3 minutes West (passing an iron pipe at 427.2 feet) 457.0 feet to a point in the center of said road;
Thence North 26 degrees 27 minutes East along the center of said road 122.7 feet to the place of beginning, containing 1.141 acres, more or less.
Parcel 010-283432 (4014 Westerville Road, Columbus, OH 43224)
Situated in the State of Ohio, County of Franklin, City of Columbus, lying in Quarter Township 2, Township 1, Range 17, United States Military Lands and being part of the 1.326 acre tract conveyed to Jo Ann Reichert by deed of record in Deed Book 3113, Page 519, all references being to those of record in the Recorder’s Office, Franklin County, Ohio and more particularly described as follows:
Beginning at a magnetic nail set in the centerline of Westerville Road (State Route 3) at the common corner of said 1.326 acre tract and the 1.141 acre tract conveyed to Hung H. Nguyen by deed of record in Instrument Number 199801200012691;
Thence South 61°26’26” East, a distance of 303.05 feet, with the line common to said 1.326 and 0.500 acre tract conveyed to James S. & Jo Ann Reichert by deed of record in Official Record 06065 D20.
Thence South 22°03’45” West, a distance of 95.04 feet, with the line common to said 1.326 and 0.500 acre tracts, to an iron pin set;
Thence North 61°26’26” West, a distance of 317.14 feet, across said 1.326 acre tract, to a magnetic nail set in the said centerline of Westerville Road;
Thence North 30°35’00” East, a distance of 94.49 feet, with the centerline of Westerville Road, to the point of beginning, containing 0.672 acre, more or less.
Parcel 010-104562 (4004 Westerville Road, Columbus, OH 43224)
Situated in the State of Ohio, County of Franklin, City of Columbus, lying in Quarter Township 2, Township 1, Range 17, United States Military Lands and being part of the 1.326 acre tract conveyed to Jo Ann Reichert by deed of record in Deed Book 3113, Page 519, all references being to those of record in the Recorder’s Office, Franklin County, Ohio and more particularly described as follows:
Beginning at a magnetic nail set in the centerline of Westerville Road (State Route 3) at the common corner of said 1.326 acre tract and the 1.304 acre tract conveyed to James S. Reichert by deed of record in Official Record 29803 F07 and Official Record 29803 F08;
Thence North 30°35’00” East, a distance of 92.48 feet, with the centerline of Westerville Road, to a magnetic nail set;
Thence South 61°26’26” East, a distance of 317.14 feet, across said 1.326 acre tract, to an iron pin set in the line common to said 1.326 acre tract and the 0.500 acre tract conveyed to James S. & Jo Ann Reichert by deed of record in Official Record 06065 D20;
Thence South 22°03’45” West, a distance of 67.06 feet, with the line common to said 1.326 and 0.500 acre tracts, to a 3/4” iron pipe found in the Northerly line of said 1.304 acre tract at a common corner of said 1.326 and 0.500 acre tracts;
Thence North 71°24’00” West, a distance of 177.80 feet, with a line common to said 1.326 and 1.304 acre tracts, to an iron pin set;
Thence North 59°35’00” West, a distance of 152.95 feet, continuing with a line common to said 1.326 and 1.304 acre tracts, to the point of beginning, containing 0.653 acre, more or less.
Parcel 010-104571 (4000 Westerville Road, Columbus, OH 43224)
Situated in the State of Ohio, County of Franklin, and in the City of Columbus:
Being in the second quarter of Township 1, Range 17, U.S.M. Lands containing 1.304 acres, more or less, as the same is numbered and delineated upon the recorded plat thereof, of record in Volume 2980F08, Recorder’s Office, Franklin County, Ohio. Beginning at a point in the center line of the CCC’s Highway and at the southwest corner of the Emma May North tract (a northeast corner of the Winding Hollow Gold Course tract);
Thence along the center line of said highway, north 26 deg. 27’ East, 153.3 feet to a point;
Thence south 62 deg. 55’ East (passing an iron pipe at 35.7 feet), 151.9 feet to an iron pin;
Thence south 75 deg. 01’ east 352.8 feet to an iron pipe in a west line of the Winding Hollow Gold Course tract;
Thence along the boundary of said tract as follows: South 8 deg. 14’West 50 feet to an iron pipe found; north 88 deg. 07’West, 386.9 feet to an iron pipe found; North 68 deg. 13’West (passing an iron pipe by an old post at 126.9 feet) 162.7 feet to the place of beginning, containing 1.304 acres, more or less.
Parcel 010-104576 (Westerville Road, Columbus, Ohio 43224)
Situated in the State of Ohio, County of Franklin, and in the City of Columbus:
Being in the second quarter of Township 1, Range 17, U.S.M. Lands containing not less than one-half acre, as the same is numbered and delineated upon the recorded plat thereof, of record in Volume 6065D20, Recorder’s Office, Franklin County, Ohio. Beginning at the southeast corner of the Noble Z and Bertha E. Close tract (being also the northeast corner of the Emma May North tract);
Thence north 66 deg. 03’ west 150 feet to a point on the N.Z. and Bertha E. Close tract property line (being also a north line of the Emma May North tract);
Thence southward 163.7 feet to the south property line of the Emma May North tract (being also a north line of the Florence Smith Heirs tract), and to a point on said property line, said point being 175 feet west of the nearest west property line of the Winding Hollow Gold course tract;
Thence south 75 deg. 01’ east 175 feet to an iron pipe found at the southeast corner of the said Ema May North tract (being also the northeast corner of the Florence Smith Heirs tract), said iron pipe also being on the adjoining west line of the Winding Hollow Golf Course tract;
Thence north 8 deg. 14’ east along the eastern property line of the Emma May North tract having an orientation of south 8 deg. 14’ west) to the place of beginning, containing not less than one-half acre.
Parcel Numbers: 010-104571, 010-104562, 010-104576, 010-283432, and 010-104561
Property Address: 4000-4022 Westerville Road, Columbus, OH 43224
To Rezone From: R-1, Residential District,
To: AR-3, Apartment Residential District.
SECTION 2. That a Height District of sixty (60) feet is hereby established on the AR-3, 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 changes on the said official zoning map in the office of the Department of Building and Zoning Services.
SECTION 4. That this ordinance shall take effect and be in force from and after the earliest period allowed by law.
SECTION 4. That for the reasons stated in the preamble hereto, which is hereby made a part hereof, this ordinance is hereby declared to be an emergency measure and shall take effect and be in force from and after its passage and approval by the Mayor or 10 days after its passage if the Mayor neither approves nor vetoes the same.