Explanation
Rezoning Application Z26-005
APPLICANT: I70 Rome Hilliard Rd Duchess LLC; c/o Laura MacGregor Comek, Atty.; 65 East State Street, Suite 850; Columbus, OH 43215.
PROPOSED USE: Limited commercial uses.
DEVELOPMENT COMMISSION RECOMMENDATION: Approval (5-0) on May 14, 2026.
FAR WEST SIDE AREA COMMISSION RECOMMENDATION: Approval
CITY DEPARTMENTS' RECOMMENDATION: Approval. The site consists of two parcels one developed with a fuel sales facility in the CPD, Commercial Planned Developed District, as allowed by Ordinance #1198-01 (Z01-031) and one developed with a commercial building in the C-4, Commercial District. The requested CPD, Commercial Planned Development District will allow the site to be developed with a new fuel sales facility across both lots. The CPD text establishes appropriate uses and supplemental development standards addressing parking and building setbacks, traffic access, building design, and lighting, with a commitment to develop the site in accordance with the submitted site plan. Modifications to code standards for interior parking lot landscaping, parking setbacks, wheel stops, and headlight screening from internal lot lines are also included in the text. The proposed CPD district allows limited commercial uses, including fuel sales, that are consistent with the Columbus Growth Strategy’s (2026) recommendation for “Mixed Use 1” land uses at this location and is consistent with the commercial developments at the intersection of Hilliard & Rome Road and Feder Road.
Title
To rezone 925 HILLIARD & ROME RD. (43228), being 2.0± acres at the southwest corner of Hilliard & Rome Road and Feder Road, From: C-4, Commercial District and CPD, Commercial Planned Development District, To: CPD, Commercial Planned Development District (Rezoning #Z26-005).
Body
WHEREAS, application #Z26-005 is on file with the Department of Building and Zoning Services requesting rezoning of 2.0± 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 Far West Side Area 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 Hilliard & Rome Road and Feder Road; 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:
925 HILLIARD & ROME RD. (43228), being 2.0± acres at the southwest corner of Hilliard & Rome Road and Feder Road, and being more particularly described as follows:
TRACT 1:
Situated In The State Of Ohio, County Of Franklin, City Of Columbus, Being Located In Virginia Military Survey No. 7326 And Being The 0.980 Acre Tract Of Land Conveyed To Cumberland Farms, Inc., By Deed Of Record In Official Record 8610d15, All References Being To Records In The Recorder's Office, Franklin County, Ohio And Bounded And Described As Follows:
Beginning For Reference At The Point Of Intersection Of The Centerline Of Hilliard-Rome Road With The Centerline Of Feder Road, Said Point Also Being In The Northerly Line Of Said Virginia Military Survey No. 7326, The Southerly Line Of Virginia Military Survey No. 6641;
Thence North 86° 14' 38" West, Along Said Centerline Of Feder Road, A Distance Of 235.35 Feet To The Northeasterly Corner Of The 8.00 Acre Tract Conveyed To Donn M. Krieger, Et Al (3), By Deed Of Record In Official Record 10723c04;
Thence South 4° 21' 37" West, Along The Easterly Line Of Said Donn M. Krieger, Et Al (3) 8.00 Acre Tract And Crossing Feder Road, A Distance Of 50.00 Feet To An Iron Pin Found At The True Point Of Beginning, In The Southerly Right-Of-Way Line Of Feder Road And Being The Northwesterly Corner Of The Tract Herein Intended To Be Described;
Thence South 86° 14' 38" East, Along Said Right-Of-Way Line Of Feder Road, Being 50 Feet Southerly, As Measured At Right Angles And Parallel With The Centerline Of Feder Road, A Distance Of 110.88 Feet To An Iron Pin Found At An Angle Point In Said Line;
Thence South 48° 03' 09" East, Continuing Along Said Right-Of-Way Line Of Feder Road, A Distance Of 57.93 Feet To An Iron Pin Set At The Intersection Of Said Right-Of-Way Line With The Westerly Right-Of-Way Line Of Hilliard-Rome Road;
Thence South 6° 21' 36" East, Along Said Right-Of-Way Line Of Hilliard-Rome Road, Being 90 Feet Westerly, As Measured At Right Angles And Parallel With The Centerline Of Said Road, A Distance Of 217.55 Feet To An Iron Pin Set At The Northeasterly Corner Of The 0.972 Acre Tract Conveyed To Brothers Office Supply, By Deed Of Record In Official Re-
Cord 1934114;
Thence North 86° 14' 38" West, Along The Northerly Line Of The Brothers Office Supply 0.972 Acre Tract, A Distance Of 197.26 Feet To An Iron Pin Set At The Northwesterly Corner Of Said 0.972 Acre Tract And Being In The Easterly Line Of The Donn M. Krieger, Et Al (3) 8.00 Acre Tract;
Thence North 4° 21' 37" East, Along Said Easterly Line Of The Donn M. Krieger, Et Al (3) 8.00 Acre Tract, A Distance Of 250.00 Feet To The Point Of Beginning, Containing 0.980 Acre (42,706 Square Feet), More Or Less.
Bearings Contained Herein Are Based On The Same Meridian As The Bearing Of The Southerly Right-Of-Way Line Of Feder Road (South 86° 14' 38" East), Of Record In Official Record 8610d15.
Address: 925 Hilliard & Rome Road, Columbus, OH 43228
Parcel Number: 010-234593
TRACT 2:
Situated in Survey No. 7326, Virginia Military Lands, in the State of Ohio, County of Franklin, and Township of Prairie, and being a portion of Lot Number One (1) of Plat "A" of the partition of the lands of the late Thomas O'Harra among his heirs in the case of Anna Miller, et al., vs. James O'Harra, et al., of record in Complete Record 80, page 196, Court of Common Pleas, Franklin County, Ohio, sake Lot No. 1 being a portion of "First Tract" as conveyed to Ellis A. and Ruth E. Hoffman by deed of record in Deed Book 1853, page 360, Recorder's Office, Franklin County, Ohio, and bounded and described as follows:
Beginning at an iron pin in the west right-of-way line of relocated Hilliard-Rome Road at the south-
east corner of a 0.980 acre tract of land conveyed to Gulf Oil Corporation by deed of record in Deed Book 2988, page 519, Recorder's Office, Franklin County, Ohio;
Thence S. 6° 21' 36" E. along the west right-of-way line of relocated Hilliard-Rome Road a distance of 108.64 feet to an iron pin located 80.00 feet left of centerline station 80+94.62 of relocated Hilliard-Rome Road, as shown upon Sheet 22 of 25 of Ohio Department of Highways right-of-way plans for FRA-70-3:41;
Thence S. 14° 26' 04" E. along the west right-of-way line of relocated Hilliard-Rome Road a distance
of 91.36 feet to an iron pin;
Thence N. 86° 14' 38" W. parallel with the south line of said 0.980 acre tract a distance of 246.90
feet to an iron pin in the west line of said Lot No. 1;
Thence N. 4° 21' 37" E. along a portion of the west line of said Lot No. 1 a distance of 193.75 feet to an iron pin at the southwest comer of said 0.980 acre tract;
Thence S. 86° 14' 38" E. along the south line of said 0.980 acre tract a distance of 197.26 feet to the place of beginning;
Containing 0.972 acre of land, more or less, but subject to legal highways.
Address: 975-979 Hilliard & Rome Road, Columbus, OH 43228
Parcel Number: 246-301326
To Rezone From: C-4, Commercial District and CPD, Commercial Planned Development District,
To: CPD, Commercial Planned Development District.
SECTION 2. That a Height District of thirty-five (35) 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 site plan being titled, “CPD SITE PLAN,” dated June 4, 2026, and text titled, “COMMERCIAL PLANNED DEVELOPMENT TEXT,” dated June 1, 2026, both signed by Laura MacGregor Comek, Attorney for the Applicant, and the text reading as follows:
COMMERCIAL PLANNED DEVELOPMENT TEXT
PROPERTY ADDRESS: 925, 975-979 Hilliard Rome Road
APPLICANT: I70 & Rome Hilliard Duchess LLC c/o Laura MacGregor Comek, Esq.65 E State St., Suite 850 Columbus, Ohio 43215
OWNERS: I70 Rome Hilliard Duchess LLC (010-234593) Zeebot LLC (246-301326)
CURRENT ZONING: CPD, Commercial Planned Development District (Z01-031) C4, Limited Commercial District (Z20-015)
PROPOSED DISTRICT: CPD, Commercial Planned Development District
ACREAGE: 2+/- acres
DATE OF TEXT: June 1, 2026
APPLICATION NUMBER: Z26 - 005
1. INTRODUCTION and BACKGROUND: The applicant seeks to rezone 2 +/-acres from C-4 and CPD districts to all CPD, and to set development standards accordingly. The Site is comprised of two parcels, located in the City’s Far West Side Area at the southeast corner of the intersection of Hilliard & Rome Road and Feder/Fisher Roads. The northern parcel (addressed 925) is developed with a gas station. The southern parcel (addressed 975-979) is a vacant building. Redevelopment of the parcels will allow for an updated gas station and improved traffic maneuvering/circulation. The area consists generally of intense commercial and retail uses; the site is surrounded on all sides by commercially zoned and used properties, C4 and CPD districts. The Trabue Roberts Area Plan calls for commercial development and the City’s forthcoming zoning updates likewise call for mixed use development. The two parcels cannot be combined as they are within different taxing districts.
2. PERMITTED USES: The permitted uses for the Site shall be all uses allowed in Chapter 3356 (C-4) and 3357, (C-5) of the Columbus City Code, however excepting there from:
Automobile and Light Truck Dealers
Automotive Sales, Leasing and Rental
Community Food Pantry
Missions/Temporary Shelters
Motor Vehicle, Boat and Other Motor Vehicle Dealers Outdoor Power Equipment Stores
Pawn Brokers
Recreational Vehicle Dealers
Truck, Utility Trailer, and RV Sales, Rental and Leasing Drive in Motion Picture Theatres
Farm Equipment and Supply Stores
Halfway House
No billboards shall be permitted.
3. DEVELOPMENT STANDARDS: Except as otherwise noted herein or on the attached plan titled “CPD Site Plan,” the applicable development standards of Chapter 3356 (C-4) shall apply to this site.
A. Density, Height, Lot, and/or Setback Commitments:
1. The paving, parking, canopy and building setbacks shall be as depicted on the CPD Plan.
2. Maximum height of buildings shall be 35 ft.
B. Access, Loading, Parking and/or Other Traffic Related Commitments:
1. Access shall be as generally depicted on the attached CPD Site Plan. The northerly access point to Hilliard & Rome Road will be limited to the right-in only movement. Additionally, the applicant will be required to lengthen the northbound left turn lane at the intersection of Hilliard & Rome Road and Feder Road to 175 feet south of the southern radius return for the proposed full access point to Hilliard & Rome Road, exclusive of a 50 feet diverging taper
2. The exact location of access points as shown on the CPD Site Plan, subject to minor modifications from final engineering.
3. Internal drive aisles may be developed without regard to interior parcel lines, such that the parcels function seamlessly as part of the overall site. Cross-access easements will be provided.
4. Parking may be provided in the aggregate, across both parcels.
C. Buffering, Landscaping, Open Space and/or Screening Commitments:
1. Open areas not occupied by buildings, structures, outside display areas, parking areas, street right-of-way paved areas, driveways, signs, walkways, and off-street loading areas shall be landscaped with lawns, grasses, seasonal plantings, mulch, ornamental trees, or shrubs.
2. A board on board fence with a height of six feet shall be installed along the west property line of the Site, for the parcel being rezoned from C-4 to CPD.
D. Building Design and/or Interior-Exterior Treatment Commitments:
The appearance and architecture of buildings and structures shall be complimentary and compatible. Building materials for all buildings shall be primarily of brick, brick veneer, concrete, stone or stucco stone, metal, stucco, synthetic stucco (EIFS), wood, vinyl, hardi-plank and or glass. Commercial decorative finish or painted block may be used for the sides and rear of buildings, not fronting to streets.
E. Lighting, Outdoor Display Areas, and/or other Environmental Commitments:
1. Light poles and lights shall be black, dark brown or bronze in color and coordinated with the overall architectural scheme for the subarea.
2. Light poles shall have a maximum height of 28 feet.
F. Graphics and/or Signage Commitments:
The Developer may submit a graphics plan for part or all of this development. If no graphics plan is submitted, all signage and graphics shall conform to Chapter 3356 as pertains to the C4 commercial district, and the design standards set forth in this text. Any variance to the standards of this text or Columbus City Code shall be submitted to the Columbus Graphics Commission.
G. Other CPD Requirements
1. Natural Environment: The property is located along Hilliard & Rome Road at the intersection with Feder and Fisher Roads. The area is developed with intense commercial and retail uses. The proposed redevelopment will result in an updated gas station and elimination of a vacant building.
2. Existing Land Use: The parcels are currently developed with a gas station and vacant building.
3. Transportation and Circulation: Vehicular access is from Feder Road (right in-right out) and two full access drives along Hilliard & Rome Road.
4. View and Visibility: Consideration has been given to the visibility and safety of the motorists and pedestrians as both on and off the subject property in the development of this site. This CPD will improve traffic movement through the parcels, and generally for this quadrant of the intersection.
5. Proposed Development: A (new) gas station.
6. Behavior Patterns: The area has seen significant development in these corridors. The proposed redevelopment is consistent with existing patterns of commercial development. The redevelopment will allow for better access to/through both parcels.
7. Emissions: Development will conform to City of Columbus requirements as further controlled by development standards of this development text for light levels, sounds and dust. There will be no objectionable emissions.
H. Modifications to Code Standards:
1. CCC 3312.21(A): to eliminate interior parking lot trees and islands to zero. Trees to be distributed through the site’s perimeter.
2. CCC Section 3312.27 to reduce parking setback along both Hilliard & Rome Road and Feder Road from 25 to 5 feet.
3. CCC Section 3312.45 to eliminate wheel stops and use Bollards instead.
4. CCC 3312.21(B) and (D): to eliminate headlight screening along internal lot lines.
I. Miscellaneous Commitments:
1. Development of the site with a gas station shall be in accordance with the Plan title “CPD Site Plan,” dated June 4, 2026. These plans may be slightly adjusted to reflect engineering, topographical, or other site data developed at the time final development and 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. Abandonment of the fuel sales establishment shall comply with Section 3357.18 of the Columbus City Code.
SECTION 4. That this ordinance shall take effect and be in force from and after the earliest period allowed by law.