Explanation
Rezoning Amendment: Z02-050A
Ordinance #1750-02, passed December 2, 2002 (Z02-050), rezoned 30.62± acres at 1818 Hilliard & Rome Road from L-C-4, Limited Commercial District to L-C-4, Limited Commercial District to allow additional outparcels for a shopping center development. That rezoning also established use restrictions and supplemental development standards for building and parking setbacks, lot coverage and configuration, traffic access, landscaping and screening, building design, and dumpsters and lighting. The shopping center and outparcels have since been developed. This ordinance amends the front building setback line from Hilliard & Rome Road for Parcel Number 560-268009, addressed as 1988 Hilliard & Rome Road, by reducing the front building setback line from a minimum of 60 feet to 30 feet. The remainder of the commitments within the limitation overlay text still apply. All other sections from Ordinance #1750-02 will remain unchanged and are in effect.
FAR WEST SIDE AREA COMMISSION RECOMMENDATION: Approval.
CITY DEPARTMENTS' RECOMMENDATION: Approval.
Title
To amend Ordinance #1750-02, passed December 2, 2002 (Z02-050), for property located at 1988 HILLIARD & ROME RD. (43026), by repealing Sections 1 and 3 and replacing with new Sections 1 and 3 to modify commitments regarding building setback line for a property in the L-C-4, Limited Commercial District (Rezoning Amendment #Z02-050A).
Body
WHEREAS, Ordinance #1750-02, passed December 2, 2002 (Z02-050) rezoned 30.62± acres at 1818 HILLIARD & ROME RD. (43026), from L-C-4, Limited Commercial District, to L-C-4, Limited Commercial District to allow a shopping center; and
WHEREAS, that rezoning established specific permissible uses and development standards addressing building and parking setback lines, lot coverage and configuration, traffic access, landscaping and screening, building design, and dumpsters and lighting; and
WHEREAS, it is necessary to amend Section 1 of Ordinance #1750-02, passed December 2, 2002 (Z02-050), as Parcel Number 560-268009 is the only property subject to this amendment; and
WHEREAS, it is necessary to amend Section 3 of Ordinance #1750-02, passed December 2, 2002 (Z02-050), to modify the limitation overlay text by allowing a reduced building setback line from Hilliard & Rome Road for Parcel Number 560-268009; and
WHEREAS, all other aspects of Ordinance #1750-02 are unaffected by this amendment and remain in effect; NOW, THEREFORE:
BE IT ORDAINED BY THE COUNCIL OF THE CITY OF COLUMBUS:
SECTION 1. That Section 1 of Ordinance #1750-02, passed December 2, 2002 (Z02-050), as it applies to Parcel Number 560-268009, is hereby replaced with new Section 1 to read as follows:
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:
Legal Description from Deed: Parcel 560-268009
Situate in the State of Ohio, County of Franklin, City of Columbus, lying in Virginia Military Survey No. 7065 (all references refer to the records of the recorder’s office, Franklin County, Ohio) and more particularly bounded and described as follows:
Beginning for reference, at a PK Nail found marking the centerline intersection of Hilliard Rome Road and Tanglewood Park Boulevard;
Thence South 07° 12’ 49” East, a distance of 18.00 feet, along said centerline of Hilliard Rome Road, to a point;
Thence North 82° 47’ 11” East, a distance of 60.00 feet, across said Hilliard Rome Road Right of Way, to a mag nail found in the Easterly Right of Way line of said Hilliard Rome Road at the Southwesterly corner of the lands conveyed to Target Corp by deed of record in instrument number 2006121802502098, said point being the point of beginning;
Thence along the Southerly line of said Target tract, North 82° 47’ 11” East a distance of 250.65 feet to a point referenced by an iron pin found North 25° 00’ 02” West at a distance of 1.57 feet.
Thence along the Westerly line of said Target tract, South 07° 12’ 49” East a distance of 167.48 feet to an iron pin found at the Northeasterly corner of the lands conveted to Moo Moo Hilliard LLC deed of record in instrument number 201307120117087;
Thence along the Northerly line of said Moo Moo tract, South 82° 47’ 06” West a distance of 250.65 feet to an iron pin set at the Northwesterly corner of said Moo Moo tract, said point also being along the Easterly Right of Way of Hilliard Rome Road;
Thence along said Easterly Right of Way, North 07° 12’ 52” West a distance of 167.49 feet to the point of beginning, containing 0.964 acres, more or less, all of which is within auditor’s parcel 560-268009.
SECTION 2. That existing Section 1 of Ordinance #1750-02, passed December 2, 2002 (Z02-050), as it applies to Parcel Number 560-268009, is hereby repealed.
SECTION 3. That Section 3 of Ordinance #1750-02, passed December 2, 2002 (Z02-050), as it applies to Parcel Number 560-268009, is hereby replaced with new Section 3 to read as follows:
SECTION 3. That the Director of the Department of Development be, and he is hereby authorized and directed to make the said changes on the said original zoning map and shall register a copy of the approved L-C-4, Limited Commercial District and Application among the records of the Building Services Division as required by Section 3370.03 of the Columbus City Codes; and text being titled, “LIMITATION OVERLAY TEXT DEVELOPMENT PLAN,” signed by Jackson B. Reynolds, III, Attorney for the Applicant, dated 9/19/02, and reading as follows:
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 original zoning map and shall register a copy of the approved L-C-4, Limited Commercial 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 plan being titled, “SITE PLAN,” dated October 1, 2025, and text titled, “LIMITATION OVERLAY TEXT DEVELOPMENT PLAN,” dated August 15, 2025, both signed Jason L. Toole, Agent for the Applicant, and the text reading as follows:
LIMITATION OVERLAY TEXT
DEVELOPMENT PLAN
PROPOSED DISTRICT: L-C-4
PROPERTY ADDRESS: 1818 Hilliard-Rome Road
OWNER: Duff Warehouse Inc. Chick-fil-A Inc.
APPLICANT: Continental Real Estate CPH Consulting, LLC
DATE OF TEXT: 9/19/2002 8/15/2025
APPLICATION NUMBER: Z02-050
1. INTRODUCTION: This site is located on the east side of Hilliard-Rome Road across from Tanglewood Park Blvd. The site contains approximately 30.6 acres 0.96 acres. The areas have been moving toward commercial activities rather than office type uses due to the I-270 interchange and recent rezoning to the south. The properties immediately to the south were recently rezoned to allow for a Giant Eagle grocery store and outlot development with fuel sales. The proposed rezoning maintains the buffer areas along the northern property line and the east of the buildings. The proposed changes in the text are in keeping with the recently approved zoning uses in the area.
2. PERMITTED USES: Those uses contained in Sections 3355.02 3356 (C-4). The following uses shall be excluded:
Adult bookstore/Adult motion picture theater/ Adult only entertainment
Billiard hall
Book bindery
Bus or truck terminal
Off-premise graphics (billboards)
Poultry killing
Stable
Testing or experimental laboratory
Tinsmith
Used automobile lot (unless part of a new car automobile dealership)
3. DEVELOPMENT STANDARDS: Unless otherwise indicated in the written text, applicable development standards shall be those standards contained in Chapter 3355 3356 C-4, Commercial of the Columbus City Code.
A. Density, Height, Lot, and/or Setback commitments
1. Front yard minimum setback for:
a. Buildings: 60 feet 30 feet
b. Parking and Maneuvering: 25 feet
2. North side minimum setback for:
a. Buildings: 60 feet
b. Parking and Maneuvering: The lesser of 40 feet or the north line of a driveway constructed in accordance with item 1 of 3.C. below.
3. Height district shall be sixty (60) feet as measured per Columbus.
4. Within the site there are a minimum of seven (7) outlot parcels available for future development.
5. The maximum lot coverage for the site shall be 85%
B. Access, Loading, Parking and/or other Traffic related commitments.
This property may have no more than three curb cuts on Hilliard-Rome Road. A total of two full movement curb cuts shall be permitted, one at the northern property line opposite Tanglewood Park Boulevard (the North Curb Cut), and a second at the southern property line opposite the existing curb cut just north of the Frisch’s Restaurant (the South curb Cut). One, right-turn-in, right-turn-out only curb cut shall be permitted along Hilliard-Rome Road between the two full movement curb cuts and shall be spaced in accordance with the requirements of the City of Columbus Transportation Division. The design of all curb cuts and the driveway area adjacent to those curb cuts shall be approved by the City of Columbus Traffic Engineering and Parking Division.
C. Buffering, Landscaping, Open space and/or Screening Commitments
1. From the North Curb Cut (the North Driveway) may extend east from Hilliard-Rome Road, parallel to the north line of the subject property, approximately 300 feet. At that point, the North Driveway must bend southeast and continue southeast until the north edge of the North Driveway is 40 feet from the north property line. From that latter point east across the subject property, the North Driveway must be no less than 40 feet from the north property line of the subject property.
2. There shall be a buffer along the length of the north side of the subject property, but not in the area located with 25 feet of Hilliard-Rome Road. This buffer shall be the width of the parking and maneuvering setback required along the north side of the subject property. Within that buffer, a continuous mound shall be constructed, and evergreen trees or a combination of evergreen and deciduous trees shall be planted 15’ on the center. Any such evergreen trees shall be a minimum of five feet tall at installation, and any deciduous trees shall be a minimum of 2.5” caliper at installation. Where thus buffer strip is subject to the parking lot screening requirements of Chapter 3342 of the Columbus City Code, additional landscaping, fencing, walls, or mounding (individually or any combination) shall be added where necessary to the buffer strip to meet the parking lot screening requirements. Installation of this buffer may be phased as follows: when each building, driveway or parking area located within 300 feet of the north property line of the subject property is constructed, this buffer must be installed from a point 25 feet east of Hilliard-Rome Road to the northerly extension of the east property line of the parcel on which such building, driveway or parking area is constructed.
3. An additional landscaped buffer shall be created along the south side of the North Driveway beginning at a point 25 feet east of Hilliard-Rome Road and continuing to the point at which the North Driveway bends southeast, except at driveway entrances to any outlot on the south side of the buffer and the entrance to any north-south service road. This buffer shall be planted with deciduous trees at 30 feet on center having a caliper of no less than 2.5 inches at time of planting. Installation of this buffer shall be required when a building driveway or parking area is constructed on the subject property within 200 feet of Hilliard-Rome Road and within 200 feet south of the North Driveway.
4. A landscaping buffer consisting of grass and street trees planted at 40’ on center shall be installed on the subject property between Hilliard-Rome Road and a line 25 feet east of that Road, except at curb cuts and in close proximity to the curb cuts where such mound or fence could interfere with visibility for traffic purposes. This installation may be phased as follows: as each part of the subject property is developed, this frontage treatment shall only be required along that part of Hilliard-Rome Road lying between the extension to Hilliard-Rome Road of the north and south sides of the part of the subject property then being developed.
5. The owner of each part of the subject property shall maintain the required landscaping located on its part in an orderly and healthy fashion. Any dead materials shall be replaced within six (6) months or the next planting season, whichever occurs first, with like-kind materials which meet the size requirements outlined in this text.
6. Dock doors and loading doors located within 500 feet of the north property line of the subject property shall be prohibited on north-facing walls.
7. Landscaping of the remaining outlots shall include a buffered planting area along the eastern, northern, western and southern boundary of each outlot. The buffered area shall be planted with either one (1) ornamental tree 1.75 to 2.00” caliper at 15’ off center or a minimum thirty (30) inch tall hedge. Breaks in the buffer shall be provided in order to facilitate the ingress/egress of traffic.
8. All parking areas adjacent to Hilliard-Rome Road shall have headlight screening of minimum thirty (30) inches height parallel to such road frontage as measured from the elevation of the nearest soil mounding with seeded or sodded areas and landscape plantings and shall be consistent with the mounding and buffering detailed in this text. Said headlight screening shall not be duplicated along the Hilliard Rome Road right-of-way but shall supplement that already provided for in this text.
9. Tree plantings shall be required within site parking and service areas. The number of trees required shall be determined by the following applicable ratios of total inches of tree caliper (minimum 2.5” caliper per tree) to total site coverage by buildings and pavement.
a. 0 to 20,000 square feet: 6 inches of trunk size plus 1 inch for every 4,000 square feet of coverage.
b. 20,0001 to 100,000 square feet: 10 inches of truck size plus 1 inch for every 4,000 square feet of ground coverage over 20,001 square feet.
c. Over 100,000 square feet: 20 inches of truck size plus 1 inch additional for every 6,500 square feet of total site coverage by building and pavement over 100,000 square feet.
10. All trees with the subarea shall meet the following minimum standards at the time of installation:
a. Deciduous trees: 2.5” caliper
b. Ornamental trees: 1.75” to 2.0” caliper
c. Evergreen trees: 5’ height
11. Street trees shall be planted at 40’ on the center along Hilliard-Rome Road.
12. Landscape islands are required within the parking lots and shall be placed in such a manner as to visually break up large expanses of pavement.
D. Building design and/or Interior-Exterior treatment commitments
Rooftop Mechanical Screening: Any mechanical equipment or utility hardware on the roof of a building shall be screened from view to prevent the equipment from being visible from the property line of the parcel. 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. All dumpsters shall be screened on four sides with either a wood fence or a wall gates to a height of six feet.
2. Lighting in parking areas shall be the cutoff variety on poles not exceeding 28 feet in height, except that decorative and pedestrian lighting not more than 10 feet high does not have to be the cutoff variety. Lighting in maneuvering or loading areas shall be either to the above parking area standard or shall be wall mounted and of cutoff or downlight design. All exterior lighting shall be designed or constructed so that glare into residential areas is avoided.
3. Lighting shall not exceed o.1 foot candle anywhere along a property line.
F. Graphics and Signage commitments
All graphics on the subject property shall comply with the Graphics Code (Article Fifteen of Title Thirty-Three of the Columbus City Codes) as it applies to the respective uses developed on the subject property except to the extent that variances are granted in accordance with said Graphics Code by the Columbus Graphics Commission.
G. Miscellaneous commitments
1. The Subject Site shall be developed in accordance with the submitted site plan titled “Site Plan” dated 10/1/2025. The site plan may be slightly adjusted to reflect engineering, topographical or other site data developed at the time of development or when engineering plans are completed. Any slight adjustment to the plan shall be reviewed and may be approved by the Director of the Department of Building and Zoning Services or his designee upon submission of the appropriate data regarding the proposed adjustment.
2. If the subject property is subdivided, satisfaction of the requirement of this Limitation Text for each separate parcel shall be determined based solely on the requirements to be satisfied physically on that parcel, except to the extent that requirements in the immediately preceding item 1 or in items 2, 3, 4 of the 3.C. above must, by the terms of those items, be satisfied on one parcel in order to obtain a use permit for another parcel.
SECTION 4. That existing Section 3 of Ordinance #1750-02, as it applies to Parcel Number 560-268009, passed December 2, 2002 (Z02-050), is hereby repealed.
SECTION 5. That this ordinance shall take effect and be in force from and after the earliest period allowed by law.