Explanation
Rezoning Amendment: Z16-062A
Ordinance #0494-2017, passed March 13, 2017 (Z16-062), rezoned 6.96± acres at 341 Obetz Road, from RRR, Restricted Rural Residential District and I, Institutional District to CPD, Commercial Planned Development District to allow the site to be developed with elderly housing/assisted living facility containing up to 80 units in a height district of 35 feet. That rezoning also established use restrictions and supplemental development standards for building and parking setbacks, building height, pedestrian access, and traffic access, and included a site plan commitment. This ordinance amends the maximum unit count, increasing from 80 units to 118 units, replaces the submitted site plan with a new site plan, amends the development text to reflect the proposed changes, and lastly changes the height district from thirty-five feet to sixty feet. Staff notes that the intended use of elderly housing/assisted living facility remains the same and that all other sections of Ordinance #0494-2017 remain unchanged and are in effect.
FAR SOUTH COLUMBUS AREA COMMISSION: Approval.
CITY DEPARTMENTS' RECOMMENDATION: Approval.
Title
To amend Ordinance #0494-2017, passed March 13, 2017 (Z16-062), for property located at 341 OBETZ RD. (43207), by amending Section 2 to modify the height district of the proposed development and by repealing Section 3 and replacing it with a new Section 3 to modify the development text and site plan of said property within the CPD, Commercial Planned Development District and to declare an emergency. (Rezoning Amendment #Z16-062A)
Body
WHEREAS, Ordinance #0494-2017, passed March 13, 2017 (Z16-062), rezoned 6.96± acres at 341 OBETZ RD. (43207), from the RRR, Restricted Rural Residential District and the I, Institutional District to the CPD, Commercial Planned Development District; and
WHEREAS, that rezoning established a height district of 35 feet, and included specific permissible uses and development standards addressing building and parking setbacks, building height, pedestrian access, and traffic access, and included a site plan commitment; and
WHEREAS, it is necessary to amend Section 2 of Ordinance #0494-2017, passed March 13, 2017 (Z16-062), to modify the height district from thirty-five feet (H-35) to sixty feet (H-60); and
WHEREAS, it is necessary to amend Section 3 of Ordinance #0494-2017, passed March 13, 2017 (Z16-062), to modify the CPD text and CPD plan by providing alternate unit-count requirements and site design; and
WHEREAS, all other aspects of Ordinance #0494-2017 are unaffected by this amendment and remain in effect; NOW, THEREFORE:
WHEREAS, an emergency exists in the usual daily operation in the City of Columbus in that it is immediately necessary to pass this ordinance. In order to permit the Applicant to meet certain Ohio Housing Finance Agency (OHFA) deadlines related to the application 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 Section 2 of Ordinance #0494-2017, passed March 13, 2017 (Z16-062), as it applies to this property, be hereby amended to establish a revised height district for the property subject to this amendment ordinance and reading as follows:
SECTION 2. That a Height District of thirty-five (35) sixty (60) feet is hereby established on the CPD, Commercial Planned Development District on this property.
SECTION 2. That Section 3 of Ordinance #0494-2017, passed March 13, 2017 (Z16-062), be hereby replaced with new Section 3 to read 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 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, “ZONING PLAN,” “ZONING SITE PLAN,” signed by Jarrod Burgess, Applicant, and dated October 10, 2025, and text titled, “COMMERCIAL PLANNED DEVELOPMENT TEXT,” both dated February 15, 2017, and signed by Ryan P. Aiello, Attorney for the Applicant, signed by Michael Huber, Attorney for the Applicant and dated October 7, 2025, and the text reading as follows:
PROPOSED DISTRICT: COMMERCIAL PLANNED DEVELOPMENT DISTRICT
PROPERTY ADDRESS: 343 Obetz Road
OWNER: 301 Obetz Road Real Estate LLC; Scioto Community Real Estate LLC
APPLICANT: 301 Obetz Road Real Estate LLC; Scioto Community Real Estate LLC
DATE OF TEXT: 2/15/2017
APPLICATION NUMBER: Z16-062That this ordinance shall take effect and be in force from and after the earliest period allowed by law.
1. INTRODUCTION: The subject site contains approximately 6.961 acres, consisting of three (3) separate parcels located on the south side of Obetz Road. The applicant is proposing to construct an 80 unit senior apartment building, which is being constructed to assisted living standards and may be converted to assisted living in the future, in the CPD Commercial Planned Development District. One (1) of the parcels cannot be combined with the other two (2) due to the different taxing districts in which the parcels are located. The parcels are currently zoned RRR, Residential District, and I, Institutional District. A Zoning Site Plan is attached.
2. PERMITTED USES: Senior apartments and assisted living as permitted in Section 3349.03 of the Columbus City Code.
3. DEVELOPMENT STANDARDS: Unless otherwise indicated in the CPD Text, the applicable development standards are contained in Chapter 3361 of the Columbus City Code, and as shown on the attached Zoning Site Plan.
A. Density, Height, Lot and/or Setback Commitments.
1. The minimum building setback from the street property line is eighty-five (85) feet from Obetz Road. The minimum parking setback from the street property line is fifteen (15) feet from Obetz Road and five (5) feet from the side and rear exterior property lines. Thirty (30) feet of additional right-of-way for Obetz Road is being dedicated, per City of Columbus request.
2. The minimum building setback from the rear property line and western side property line is twenty-five (25) feet. The minimum building setback from the eastern side property line is fifteen (15) feet.
3. No building setback shall be required from any property line that is created within and internal to the total site and the property created by this rezoning request will continue to function as one overall site.
4. No parking or maneuvering setback shall be required from any property line that is created within and internal to the total site and the property created by this rezoning request will continue to function as part of the overall site.
5. The height of buildings shall not exceed thirty-five (35) feet.
B. Access, Loading, Parking and/or Other Traffic Related Commitments.
1. Access to and from the site shall be provided via Obetz Road as shown on the Zoning Site Plan. Access shall be approved by the City of Columbus, Department of Public Service.
2. The owner will construct a five (5) foot wide sidewalk from the front parking lot to the public sidewalk fronting Obetz Road.
3. The owner will obtain a cross-access and cross-parking easement from the owner of the adjacent senior living facility, which is under common control with owner.
C. Buffering, Landscaping, Open Space, Screening and Parkland Dedication Commitments.
N/A
D. Building Design and Exterior Treatment Commitments. N/A
E. Dumpsters, Lighting, Outdoor Display and Other Environmental Commitments. N/A
F. Graphics and/or Signage Commitments.
Any signage and graphics shall conform to the City of Columbus Graphic Code as it applies to the CPD District. Any variance of the sign requirements will be submitted to the City of Columbus Graphics Commission.
G. Miscellaneous:
1. Variance: Reduce the minimum twenty-five (25) foot perimeter yard building setback to zero (0) feet along the interior lot lines (CC 3361.04(a)).
2. Variance: Reduce the minimum twenty-five (25) foot perimeter yard building setback to fifteen (15) feet along the eastern lot line (CC 3361.04(a)).
3. Variance: Allow maneuvering and parking spaces to cross parcel lines (CC 3312.25).
4. Variance: Reduce the number of required parking spaces from one hundred twenty (120) to one hundred twelve (112) (CC 3312.49(c)).
5. Variance: Reduce the minimum parking setback from the street property line from twenty-five (25) to fifteen (15) feet from Obetz Road (CC 3312.27(2)).
6. The Subject Site shall be developed in accordance with the attached Zoning Plan. The Zoning Plan may be adjusted to reflect engineering, topographical or other site data developed at the time of development or when engineering plans are completed. Any adjustment to the Zoning Site Plan shall be reviewed and may be approved by the Director of the Department of Building & Zoning Services or his designee upon submission of the appropriate data regarding the proposed adjustment.
7. The developer shall pay the applicable parkland dedication ordinance fee at the time of Site Compliance Review.
8. Interior driveways, sidewalks and patios are to be determined.
4. Commercial Planned Development Criteria:
A. Natural Environment: The project will maintain the natural character of the area by planting trees, possibly constructing a pond as part of its storm drainage system, and creating walkways conducive to appropriate pedestrian movement throughout the site.
B. Existing Land Use: The property is zoned RRR and I and is currently undeveloped.
C. Transportation and Circulation: All drives and roadways will be reviewed and approved by the City of Columbus, Department of Public Service.
D. Visual Form of the Environment: The existing uses/zoning of the surrounding properties are as follows:
North: Across Obetz Road is a community recreation facility in the RRR, Residential District, and a senior apartment building, AR-12, Residential Districts.
East: Senior living facility in common control with the owners of the subject property, in the CPD, Commercial Planned Development District.
West: Youth behavioral health facility, in the I, Institutional District.
South: Manufactured housing community in the MHP, Mobile Home Park District.
E. View and Visibility: The applicant believes the proposed project use and improvements will enhance the area. The applicant believes that the proposed use will in no way diminish the surrounding neighborhood.
F. Proposed Development: The development will be a senior apartment building, which is being constructed to assisted living standards and may be converted to assisted living in the future, as illustrated on the attached Zoning Site Plan.
G. Behavior Patterns: The proposed use will serve the elderly population. Service to this population is beneficial to society, and therefore this project should be beneficial with respect to behavior patterns.
H. Emissions: Emissions generated from the use of this site will not affect the environment or alter the use and enjoyment of the surrounding neighborhood.
COMMERCIAL PLANNED DEVELOPMENT TEXT
PROPOSED DISTRICT: COMMERCIAL PLANNED DEVELOPMENT DISTRICT
PROPERTY ADDRESS: 341 Obetz Road, Columbus, Ohio 43207
OWNER: 301 Obetz Road Real Estate LLC
APPLICANT: Marian Development Group, LLC (“Applicant”)
DATE OF TEXT: October 7, 2025
APPLICATION NUMBER: Z25-034 (Z16-062A)
1. INTRODUCTION: The subject site contains approximately 6.74 acres, consisting of two tax parcels (010-111600 and 510-296088) located on the south side of Obetz Road (the “Property”). Applicant is proposing to construct a 118-unit affordable assisted senior living facility in the CPD Commercial Planned Development District with a H-60 height district. A Zoning Site Plan is attached. The Property was previously re-zoned from RRR, Residential District and I, Institutional District, to CPD via Ordinance #0494-2017 passed on March 16, 2017 (the “Previous Development”). The Previous Development was not constructed, and Applicant is seeking to rezone the Property into a new CPD in order to increase the unit count from the 80-units approved for the Previous Development to the 118-units sought herein. The remaining standards below are substantially similar to those that were approved for the Previous Development.
2. PERMITTED USES: Assisted living as permitted in Section 3349.03 of the City of Columbus Zoning Code (“Code”) under “Home for the aging, nursing home, rest home”.
3. DEVELOPMENT STANDARDS: Unless otherwise indicated in this CPD Text, or as shown on the Zoning Site Plan attached hereto as Exhibit A, the applicable development standards are contained in Chapter 3356 of the Code.
A. Density, Height, Lot and/or Setback Commitments.
1. The minimum building setback from the street property line is eighty-five (85) feet from Obetz Road. The minimum parking setback from the street property line is fifteen (15) feet from Obetz Road and five (5) feet from the side and rear exterior property lines.
2. The minimum building setback from the rear property line and western side property line is twenty-five (25) feet from the property line. The minimum building setback from the eastern side property line is fifteen (15) feet from the property line.
3. No building setback shall be required from any property line that is created within and internal to the total site and the property created by this rezoning request will continue to function as one overall site.
4. No parking or maneuvering setback shall be required from any property line that is created within and internal to the total site and the property created by this rezoning request will continue to function as part of the overall site.
5. The height of the development shall not exceed sixty (60) feet.
6. The development shall not exceed 118 units.
B. Access, Loading, Parking and/or Other Traffic Related Commitments.
1. Access to and from the site is planned via Obetz Road as shown on the Zoning Site Plan.
2. The parking space count for the Property shall be no less than eighty-nine (89) spaces.
3. There shall be no less than four (4) bike racks provided on the Property.
4. Parking spaces shall be located along the northern, southern and western sides of the main building to be located on the Property.
C. Buffering, Landscaping, Open Space, Screening and Parkland Dedication Commitments.
The parkland dedication ordinance does not apply to the Property based on Code Section 3318.19(B).
D. Building Design and Exterior Treatment Commitments. N/A
E. Dumpsters, Lighting, Outdoor Display and Other Environmental Commitments. N/A
F. Graphics and/or Signage Commitments.
Any signage and graphics shall conform to the City of Columbus Graphic Code as it applies to the CPD District. Any variance of the sign requirements will be submitted to the City of Columbus Graphics Commission.
G. Modification of Code Standards:
N/A.
H. Miscellaneous Commitments:
1. The Property shall be developed in accordance with the Zoning Site Plan. The Zoning Site Plan may be adjusted to reflect engineering, topographical or other site data developed at the time of development or when engineering plans are completed. Any adjustment to the Zoning Site Plan shall be reviewed and may be approved by the Director of the Department of Building & Zoning Services or his designee upon submission of the appropriate data regarding the proposed adjustment.
2. Interior driveways, sidewalks and patios are to be determined.
I. Commercial Planned Development Criteria:
1. Natural Environment: The development will maintain the natural character of the area by planting trees, utilizing the existing stormwater detention pond, and creating walkways conducive to appropriate pedestrian movement throughout the Property. By utilizing the existing stormwater detention pond located on the Property, the proposed development will have a negligible effect on drainage and runoff, soil erosion, floodplains, natural vegetation, wildlife habitats, and streams and water bodies.
2. Existing Land Use: The property is zoned CPD (Ord. #0494-2017) and is currently vacant.
3. Transportation and Circulation: All drives and roadways will be reviewed and approved by the City of Columbus, Department of Public Service. Senior housing as a use is generally considered to be low traffic generating and will not have a substantial impact on the current circulation patterns of Obetz Road.
4. Visual Form of the Environment: The existing uses/zoning of the surrounding properties are as follows:
North: Across Obetz Road is a community recreation facility in the RRR, Residential District, and a senior apartment building in the AR-12, Residential District.
East: Senior living facility, in the CPD, Commercial Planned Development District.
West: Youth behavioral health facility, in the I, Institutional District, and a vacant parcel in the RRR, Residential District.
South: Manufactured housing community in the MHP, Mobile Home Park District.
5. View and Visibility: Applicant believes the proposed use and improvements will enhance the area and in no way diminish the surrounding neighborhood. No view obstructions are proposed that would hinder visibility for pedestrians and vehicles travelling on Obetz Road.
6. Proposed Development: The development will be an affordable senior assisted living facility housed in a single four-story building with parking and outdoor areas to complement the needs of senior residents. The facility will be, properly licensed, as applicable, by the State of Ohio and developed utilizing private capital. All utilities will be public, and Applicant will work with the appropriate authorities to ensure that adequate utility connections and capacities are in place to service the development. By developing the Property for affordable senior assisted living, Applicant is reaching a portion of the Columbus community that is underserved by the current housing offerings in the Columbus market. The location of the development close to other institutional uses keeps the character of the Obetz corridor focused on servicing the needs of area residents.
7. Behavior Patterns: The Property is currently vacant, and thus unused by the community. The proposed use will serve the low-income elderly population and transform the Property into a useful site for the area. Affordable housing for the elderly population is beneficial to society, and therefore this development should be beneficial with respect to behavior patterns.
8. Emissions: Emissions generated from the use of this site will not affect the environment or alter the use and enjoyment of the surrounding neighborhood. The proposed use does not produce any material level of noise, sound, light or emission pollution.
SECTION 3. That existing Sections 2 and 3 of Ordinance #0494-2017, passed March 13, 2017 (Z16-062), are hereby repealed.
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.