Explanation
Rezoning Application Z26-003
APPLICANT: Tennis Ohio LLC; c/o Jeffrey L. Brown, Atty.; 172 East State Street, Suite 550; Columbus, OH 43215.
PROPOSED USE: Limited commercial uses.
DEVELOPMENT COMMISSION RECOMMENDATION: Approval (6-0) on April 9, 2026.
CITY DEPARTMENTS' RECOMMENDATION: Approval. The site consists of two parcels developed with a recreational facility in the CPD, Commercial Planned Developed District, as allowed by Z22-047 (ORD#2641-2022) and Z75-093 (ORD#2146-75). The newly requested CPD, Commercial Planned Development District will bring both parcels under one CPD district and incorporate an updated development text and site plan. The CPD text allows limited commercial uses and establishes supplemental development standards addressing building and parking setbacks, access and landscaping, with a commitment to develop the site in accordance with the submitted site plan. Modifications to code standards for interior and perimeter parking lot landscaping, lighting height, color and shielding, aisle width, building setbacks, and required parking are included in the CPD text. . The proposed CPD district allows limited commercial uses that are consistent with the Columbus Growth Strategy’s (2026) recommendation for “Mixed Use 2” land uses at this location and is consistent with the commercial development at the intersection of Knightsbridge Boulevard and West Henderson Road.
Title
To rezone 4559 KNIGHTSBRIDGE BLVD. (43214), being 6.03± acres located on the north side of West Henderson Road, 300± west of Knightsbridge Boulevard, From: CPD, Commercial Planned Development District, To: CPD, Commercial Planned Development District (Rezoning #Z26-003). and to declare an emergency.
Body
WHEREAS, application #Z26-003 is on file with the Department of Building and Zoning Services requesting rezoning of 6.03± acres from CPD, Commercial Planned Development District, to CPD, Commercial Planned Development District; and
WHEREAS, the Development Commission recommends approval of said zoning change; and
WHEREAS, the City Departments recommend approval of said zoning change because the requested CPD, Commercial Planned Development District is consistent with both the land use recommendation of Columbus Growth Strategy and the existing development pattern at the intersection of Knightsbridge Boulevard and West Henderson Road; 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 to move forward so that this portion of the site will be ready for the winter season and 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:
4559 KNIGHTSBRIDGE BLVD. (43214), being 6.03± acres located on the north side of West Henderson Road, 300± west of Knightsbridge Boulevard, and being more particularly described as follows:
Situated in the State of Ohio, County of Franklin, City of Columbus, Lot 18, Quarter Township 2, Township 1, Range 18, United States Military District and being 6.03+/- acres of land, said 6.03+/- acres being all of that 0.826 acre tract of land described as Parcel 1 and all of the that 3.501 acre tract of land described as Parcel II, Tract I and all of that remainder of 2.529 acre tract of land, all three tracts being conveyed to Ohio Tennis, LLC of record in Instrument Number 202312060127170, said 6.03+/- acres of land more particularly described as follows:
Beginning for Reference, at point in a curve at the southwesterly terminus of Knightsbridge Drive (R/W-60’) as dedicated in Plat Book 49, Page 70, being in the easterly line of a 17.925 acre tract of land conveyed to Olentangy Commons Owner LLC of record in Instrument Number 201806010072781 described as Parcel C, being a northerly point of a 0.474 acre tract of land conveyed to the City of Columbus, Ohio of record in Deed Volume 3401, Page 125 and being in the westerly right-of-way line of Knightsbridge Drive (R/W-60’);
Thence along the easterly line of said Parcel C, being the westerly line of said 0.474 acre tract and said westerly right-of-way line, with a curve to the left, having a central angle of 42°10’00” and a radius of 130.00 feet, an arc length of 95.67+/- feet, a chord bearing and chord distance of S 30° 32’ 30” W, 93.53+/- feet to a southeasterly corner of said 17.925 acre tract and the northeasterly corner of said 0.826 acre tract and remaining in said westerly line of said 0.474 acre tract and said westerly right-of-way line;
Thence along the easterly line of said 0.826 acre tract, along the westerly line of said 0.474 acre tract and along said westerly right-of-way line, with a curve to the left, having a central angle of 61°49’53” and a radius of 130.00 feet, an arc length of 140.29+/- feet, a chord bearing and chord distance of S 21° 27’ 27” E, 133.58+/- feet to a point of tangency;
Thence S 54° 16’ 06” E, along the easterly line of said 0.826 acre tract, along the easterly line of said Parcel II, Tract II, along the westerly line of said 0.474 acre tract, along the westerly line of a 0.592 acre tract of land conveyed to the City of Columbus, Ohio of record in Deed Volume 3401, Page 582 and along said westerly right-of-way line, 148.80+/- feet, to the southeasterly corner of said Parcel II, Tract II and the northeasterly corner of a 3.912 acre tract of land conveyed to SNH FM Financing LLC of record in Instrument Number 200908060115429;
Thence N 86° 17’ 43” W, with a southerly line of said Parcel II, Tract II and a northerly line of said 3.912 acre tract, 360.82+/- feet to a northwesterly corner of said 3.912 acre tract and a northeasterly corner of said Parcel II, Tract I;
Thence S 09° 06’ 24” E, with an easterly line of said Parcel II, Tract I and a westerly line of said 3.912 acre tract, 483.42+/- feet to a common corner thereof, said corner also being a northwesterly corner of that 0.605 acre tract of land described as Parcel 43-WD and conveyed to the City of Columbus, Ohio of record in Deed Book 3697, Page 91 and a northerly corner of that 0.058 acre tract of land described as Parcel 41-WD and conveyed to the City of Columbus, Ohio of record in Deed Book 3362, Page 315;
Thence S 35° 55’ 41” W, with a southeasterly line of said Parcel II, Tract I and a northwesterly line of said Parcel 41-WD, 84.59+/- feet to a common corner thereof, said corner also being in a northerly line of that 1.269 acre tract of land described as Parcel 41-WL and conveyed to the City of Columbus, Ohio of record in Deed Book 3362, Page 315 and in the northerly right-of-way line of Henderson Road;
Thence N 76° 09’ 39” W, with a southerly line of said Parcel II, Tract I and a northerly line of said Parcel 41-WL, 246.51+/- feet to a common corner thereof, said corner also being in an easterly line of a CSX Transportation Railroad parcel;
Thence N 09° 06’ 24” W, with a westerly line of said Parcel II, Tract I, a westerly line of said Parcel II, Tract II and along the easterly line of said Railroad parcel, 717.80+/- feet to a northwesterly corner of said Parcel II, Tract II, said corner also being the southwesterly corner of said Parcel C;
Thence S 86° 14’ 08” E, with a northerly line of said Parcel II, Tract II and said 0.826 acre tract and along the southerly line of said Parcel C, 517.61+/- feet to the True Point of Beginning, and containing 6.03+/- acres, more or less.
Subject, however, to all legal highways, easements, and restrictions. The above description was prepared by Advanced Civil Design, Inc. on January 16, 2026 and is based on existing records from the Franklin County Auditor’s and Recorder’s Office and a field survey completed by Advanced Civil Design in March, 2020. A drawing of the above description is attached hereto and made a part thereof.
This description is to be used for zoning purposes only and not to be used in the transfer of land.
All references used in this description can be found at the Recorder’s Office, Franklin County, Ohio.
Address: 4559 Knightsbridge Boulevard, Columbus, OH 43214
Parcel Numbers: 010-016606 and 010-018234
To Rezone From: CPD, Commercial Planned Development 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 original 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 site plan being titled, “SITE PLAN FOR KNIGHTSBRIDGE BOULEVARD PROPERTY 2026,” dated April 9, 2026, and signed by Jeffrey L. Brown, Attorney for the Applicant, and text titled, “CPD TEXT,” dated April May 6, 2026, and signed by Jeffrey L. Brown, Attorney for the Applicant, and the text reading as follows:
CPD TEXT
PROPOSED DISTRICT: CPD, Commercial Planned Development District
PROPERTY ADDRESS: 4559 Knightsbridge Boulevard, Columbus, OH 43214
OWNER: Tennis Ohio LLC
APPLICANT: Tennis Ohio LLC
DATE OF TEXT: 4/6/26 5/6/2026
APPLICATION: Z26-003
1. INTRODUCTION: This site was rezoned in 2022 to permit the existing recreation facility. However, the existing office building on Parcel #010-018234 was not part of that rezoning. The applicant wants to demolish that building and incorporate that parcel into the overall CPD development. to incorporate the office parcel into overall development. The office building may be demolished or it may be used to for an indoor court within the building or other permitted uses.
2. PERMITTED USES: The following uses as provided in Chapter 3356 C-4, Commercial District: spectator sports and related industries; general recreational uses and other uses incidental thereto; eating and drinking establishments; and offices. Outdoor courts may be covered by seasonal domes, canopies or other protective coverings.
Existing Council variance CV92-051 permits a cellular mobile telephone exchange building and a 115-foot monopole antenna in the CPD, Commercial Planned Development District. The setbacks from cell tower are as shown on the Site Plan.
3. DEVELOPMENT STANDARDS: Except as listed on the zoning text or on the submitted Site Plan, the applicable development standards are contained in Chapter 3356 C-4, Commercial of the Columbus City Code.
A. Density, Height, Lot and/or Setback Requirements
1. Building Setbacks:
West side of the site minimum 30 feet
South side of Parcel 010-017822 minimum 25 feet except as noted on the submitted site plan
Knightsbridge Blvd. minimum 30 feet
North side of Parcel 010-017007 minimum 0 feet
West side of Parcel 010-017007 minimum 0 feet
Southeast corner of site minimum 30 feet
Henderson Road minimum 10 feet
2. Parking Setbacks:
West side of the site minimum 30 feet
South side of Parcel 010-017822 minimum 25 feet
Knightsbridge Blvd. minimum 20 feet
North side of Parcel 010-017007 minimum 0 feet
West side of Parcel 010-017007 minimum 0 feet
Southeast corner of site minimum 10 feet
Henderson Road minimum 10 feet
3. Buildings shall be subject to the thirty-five foot height district but a dome/covering over any outside courts will have a maximum height of 50 feet.
B. Access, Loading, Parking and/or Traffic Related Commitments
Access is limited to the existing access points shown on the submitted Site Plan.
C. Buffering, Landscaping, Open Space and/or Screening Commitments
The applicant shall install three deciduous trees along the perimeter of the parking lot.
D. Building Design and/or Interior-Exterior Treatment Commitments
N/A
E. Dumpsters, Lighting, Outdoor Display Areas, and/or other Environmental Commitments
The existing lighting shall remain, and any new lighting will comply with Section 3321.03, unless a variance is granted by the Columbus Board of Zoning Adjustment (BZA).
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 variances to applicable sign standards shall be submitted to the Columbus Graphics Commission.
G. Miscellaneous
Site Plan Revision Allowance. The Property shall be developed in accordance with the 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.
H. Modifications of Code Standards:
1. A modification from the requirements under Section 3312.21(A)(1) requiring one interior parking lot tree for every ten parking spaces, where the applicant requests a modification to one (1) interior parking lot tree for the parking area (existing condition) and Section 3312.21B(3) requiring perimeter landscaping for a parking lot, where the applicant requests a modification to eliminate the perimeter screening along the east property line (existing condition).
2. A modification from the requirements under Section 3321.03(A)(1) requiring light fixtures to not exceed twenty-eight (28) feet in height, where applicant requests a modification for existing flood lights on City of Columbus utility poles to remain at its existing height of thirty (30) feet.
3. A modification from the requirements under Section 3321.03(A)(3) requiring lights to have fully shielded, recessed lamps directed away from abutting properties and directed downward to prevent glare and shine above the horizontal plane, where applicant requests a modification for the existing building-mounted lighting fixtures to be retained which are flood lights and are not fully shielded, recessed lamps, directed away from abutting properties or directed downward to prevent glare and shine above the horizontal plane.
4. A modification from the requirements under Section 3321.03(C)(2) requiring light fixtures in parking lots to be of the same or similar type and color, where applicant requests a modification for existing flood lights on City of Columbus utility poles and existing parking lot lighting which are different types and colors.
5. A modification from the requirements under Section 3312.09 requiring a minimum of twenty (20) feet of aisle width for two-way travel, where applicant requests a modification of a minimum of eighteen (18) feet of minimum aisle width for two-way travel for the existing ten (10) parking spaces east of the existing Henderson Building located at 880 West Henderson Road.
6. A modification from the requirements under Section 3356.11(A)(2) requiring a building setback of thirty (30) feet from Henderson Road where applicant is proposing a building setback of ten (10) feet.
7. A modification from the requirements of Section 3312.49(C), Table 3, required parking for spectator sports to zero (0) subject to a minimum of 110 total parking spaces being provided on the site.
4. CPD REQUIREMENTS:
A. Natural Environment: The Knightsbridge Property is located on Knightsbridge Boulevard. The Henderson Property is located on West Henderson Road.
B. Existing Land Use: The Knightsbridge Property and the Henderson Property are both currently being used as recreational facilities and other uses incidental thereto.
C. Transportation and Circulation: The site will have access on as shown on the Site Plan.
D. Visual Form of the Environment: The site will be used for the Permitted Uses.
E. View and Visibility: The Property is visible from Knightsbridge Boulevard and West Henderson Road.
F. Proposed Development: The site will be used for the Permitted Uses.
G. Behavior Patterns: The site will be used for Permitted Uses.
H. Emissions: No adverse effect from emissions shall result from the proposed development.
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.