Explanation
Rezoning Application: Z25-038
APPLICANT: 7809 Olentangy River Road LLC; c/o Molly Gwin, Atty.; 250 West Street, Suite 700, Columbus, OH 43215.
PROPOSED USE: Townhouse development.
DEVELOPMENT COMMISSION RECOMMENDATION: Approval (5-0) on February 12, 2026.
CITY DEPARTMENTS' RECOMMENDATION: Approval. The 5.82± acre site consists of two parcels, one developed with a realtor’s office, and the other with a single-unit dwelling, both in the R-1, Residential District. The requested L-AR-12, Limited Apartment Residential District will allow a townhouse development with a maximum of 26 individually platted townhouses with a proposed density of 4.46 units per acre. The limitation text establishes appropriate uses and supplemental development standards addressing maximum unit count, density, building setback, perimeter yard, side yard, site access, parking, sidewalk placement, open space, tree preservation, and building design, and includes a commitment to develop the site in accordance with the submitted site plan and building elevations. The proposed development is consistent with the Mixed-Use 1” recommended land use on the southern parcel of the subject site by the Columbus Growth Strategy (2026). The other portion of the site is within the planning boundaries of The Northwest Plan (2016), which recommends “Low-Density Residential” land uses at this location. Additionally, staff notes that the provided building elevations and the commitment to preserve mature trees along the site perimeter are consistent with Plan’s design guidelines, and are compatible with the development standards of adjacent residential developments. The request is also consistent with City’s objective to add more housing units in all areas of the city. Concurrent Council variance CV25-073 (Ordinance #1036-2026) includes variances to reduce the minimum number of townhouses in a row, to allow individually platted townhouses on a private street, to reduce the front building line, and to reduce side yard setback.
Title
To rezone 7801 & 7809 OLENTANGY RIVER RD. (43235), being 5.82± acres located on the west side of Olentangy River Road, 370± feet south of Clubview Boulevard, From: R-1, Residential District, To: L-AR-12, Limited Apartment Residential District (Rezoning #Z25-038).
Body
WHEREAS, application #Z25-038 is on file with the Department of Building and Zoning Services requesting rezoning of 5.82± acres from R-1, Residential District, to the L-AR-12, Limited Apartment Residential District; and
WHEREAS, the Development Commission recommends approval of said zoning change; and
WHEREAS, the City Departments recommend approval of the requested L-AR-12, Limited Apartment Residential District because the proposed development is compatible with the density and development standards of adjacent residential developments. Additionally, the proposed development is consistent with the recommended land use of “Mixed-Use 1” by the Columbus Growth Strategy (2026) map. The request is also consistent with City objective to add more housing units in all areas of the city; 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:
7801 & 7089 OLENTANGY RIVER RD. (43235), being 5.82± acres located on the west side of Olentangy River Road, 370± feet south of Clubview Boulevard, and being more particularly described as follows:
PARCEL 610-146455
7801 Olentangy River Road
Situated in the State of Ohio, County of Franklin, City of Columbus, being part of Section 2, Township 2, Range 18, United States Military Lands, and being the property conveyed to See Smiley Properties, LLC by Instrument Number 200312010381807 of the Franklin County' s Recorder's Office, (being Auditor's Parcel Number 610-146455), and being more particularly described as follows:
Beginning for Reference at a 1" Pipe Found at the southeast corner of Lot 9 of Worthington Hills No, I as recorded in Plat Book 36, Page 22, said point also being a southwest corner of the property conveyed to Russell H. (Jr.) and Anita S. Bettis by Inst No. 200402120031930, thence crossing said Bettis property with the easternly extension of the south line of said Lot 9, South 87 degrees 48 minutes 56 seconds East, 165.72 feet to an Iron Pin Set at the True Point of Beginning of the parcel herein described, said point being at the northwest corner of Parcel 1 of said See Smiley Properties, LLC property, and a corner of said Bettis property;
Thence along the northerly line of Parcel I of said See Smiley Properties, LLC property and the southerly line of said Bettis property, South 87 degrees 48 minutes 56 seconds East, 44.12 feet to an Iron Pin Set at the southwest corner of Parcel 1l of said See Smiley Properties, LLC property,
Thence along the northernly line of Parcel Il of said See Smiley Properties, LLC property, and the southerly line of the remainder of said Bettis property, North 82 degrees 35 minutes 20 seconds East, 311.77 feet to a Mag Nail Set in the centerline of State Route 315 Olentangy River Road (width varies), said point being the northeast corner of Parcel 11 of said See Smiley Properties, LLC property, and the southeast corner of the remaining Bettis property passing an Iron Pin Set on the westerly right-of-way line at 281.40 feet;
Thence along the centerline of said Olentangy River Road, alone the easterly line of Parcel Il of said See Smiley Properties, LLC property, along a non-tangent curve to the left (concave northeast) whose radius bears North 73 degrees 34 minutes 56 seconds East, 1904.59 feet, having a delta angle of 01 degrees 39 minutes 28 seconds, an arc length of 55.11 feet, and a chord which bears South 17 degrees 14 minutes 48 seconds East, 55.11 feet to a Mag Nail Set at the southeast corner of Parcel Il of said See Smiley Properties, LLC property, said point being on easterly extension of the southerly line of said Lot 9, and in the northerly line of the property conveyed to the State of Ohio by Deed Book 2909, Page 221;
Thence along the southerly line of Parcel II of said Smiley Properties, LLC property and the northerly line of said State of Ohio property, North 87 degrees 48 minutes 56 seconds West, 54.49 feet to an Iron Pin Set at the northwest of said State of Ohio property (the westerly right-of-way). said point being the northeast corner of Parcel I of said See Smiley Properties, LLC property, passing an Iron Pin Set on an angle point in the westerly right-of-way line at 31.94 feet;
Thence along the westerly line of said State Of Ohio property (the westerly right-of-way), and the easterly line of Parcel I of said See Smiley Properties, LLC property, South 18 degrees 01 minutes 52 seconds East, 150.39 feet to a 1" Pipe Found at the southeast corner of Parcel I of said See Smiley Properties, LLC property, and the northeast comer of the property conveyed to John W. Hill and John W. Hill, Jr. by Official Record 14290
Thence along the southerly line of Parcel I of said See Smiley Properties, LLC property, and the northerly line of said Hill property, South 70 degrees 48 minutes 05 seconds West, 125.63 feet to a 1" Pipe Found at the northwest corner of said Hill property, said point being at the southeast corner of the Parcel I Exception from said See Smiley Properties, LLC property, and being in the easterly line of the Ravines at Worthingridge, 5th Amendment as recorded in O.R. 7408 Pg. E19;
Thence along the common lines of said Parcel I Exception from said See Smiley Properties, LLC property, and the lines of said Ravines at Worthingridge, 5th Amendment, the following two (2) courses:
1, North 18 degrees 59 minutes 30 seconds West, 9.89 feet to an Iron Pin Set;
2. North 72 degrees 14 minutes 18 seconds West, 140.91 feet to an Iron Pin Set;
Thence along the common lines of said Parcel I Exception from said See Smiley Properties, LLC property, and a line of said Ravines at Worthingridge, 5th Amendment, and continuing along the lines of the Ravines at Worthingidge, 1st Amendment as recorded in Condominium Plat Book 32, Page 53, the following (3) courses:
1. South 64 degrees 44 minutes 40 seconds West, 40.17 feet to an Iron Pin Set;
2. South 39 degrees 01 minutes 07 seconds West, 52.18 feet to an Iron Pin Set;
3. South 81 degrees 07 minutes 06 seconds West, 29.68 feet to a 1" Pipe Found at a southeast corner of said Bettis property;
Thence along an easterly line of said Bettis property, said line being the remainder of said Parcel I of said See Smiley Properties, LLC property, North 01 degrees 58 minutes 53 seconds West, 206.39 feet to the True point of Beginning, containing 1.482 acres more or less, passing a l" Pipe Found at 80.00 feet. Subject to any and all easements, right-of-ways, conditions and restrictions of record. All Iron Pins Set are 5/8-inch by 30-inch rebar with yellow identification caps labeled "Smart Services". BEARINGS SHOWN HEREON ARE BASED UPON THE SOUTH LINE OF LOT 9, WORTHINGTON HILLS NO. 1, PLAT BOOK 36. PAGE 22, AS BEING SOUTH 87 DEGREES 48 MINUTES 56 SECONDS EAST, AND ARE INTENDED TO BE USED ONLY FOR DETERMINING ANGLES. This description was prepared by Smart Services, Inc. in October 2014 and is based upon actual field measurements.
PARCEL 610-101154
7809 Olentangy River Road
Situated in the State of Ohio, County of Franklin, City of Columbus:
Being Section 2, Township 2, Range 18, United States Military Lands and being 0.500 acres off the westerly end of the Thomas D. Gilbert 1.778 acres tract of record in Official Records Volume 4501 F-15, Recorder's Office, Franklin County, Ohio and being more particularly described as follows:
Beginning at a set iron pipe at the northwest corner of said 1.778 acre tract, said pipe being a northeasterly corner of the Bob Webb Builders, Inc. 6.764 acre tract (O.R.V. 4604 B-18) and being in the southerly line of Lot 9, Worthington Hills #1, as numbered and delineated upon the recorded plat thereof, of record in Plat Book 36, Page 22 said Recorder's Office; Thence along the northerly line of said 1.778 acre tract and the southerly line of said Lot 9 and along the southerly line of the R.H. and A.S. Bettis, Jr. 3.89 acre tract (Deed Book 3415, Page 8), South 87 degrees 48 minutes 56 seconds East, 178.13 feet to a set iron pipe, (passing a set iron pipe at the southeast corner of said Lot 9 at 12.06 feet, said pipe being also the southwest corner of said 3.89 acre tract); Thence across said 1.778 acre tract, South 1 degree 48 minutes 39 seconds East, 205.66 feet to a set iron pipe at an angle point in the southerly line of said 1.778 acre tract and the northerly line of said 6.764 acre tract (passing a set iron pipe at 125.66 feet); Thence the following five (5) courses along the southerly line of said 1.778 acre tract and the northerly line of said 6.764 acre tract:
1) North 41 degrees 09 minutes 09 seconds West, 95.38 feet to a set iron pipe;
2) South 72 degrees 21 minutes 39 seconds West, 44.18 feet to a set iron pipe;
3) North 67 degrees 58 minutes 41 seconds West, 28.59 feet to a set iron pipe;
4) North 1 degrees 08 minutes 34 seconds West, 76.31 feet to a set iron pipe;
5) North 37 degrees 38 minutes 34 seconds West, 84.49 feet to the place of beginning, containing 0.500 acres, subject to all legal highways, easements, restrictions, leases and agreement of record and of record in the respective utility offices.
This description was prepared from a survey of the premises by Albert J. Myers. P.S. 6579 in January, 1985. Iron pipes are 30" x 1" O.D. with an orange plastic plug inscribed "P.S. 3352". The basis of bearings is the northerly line of said 1.778 Acre tract per O.R.V. 4501 F-15.
Situated in the County of Franklin, in the State of Ohio and in the City of Columbus:
Being a part of Section 2, Township 2 North, Range 18 West, U.S. Military Lands and in the Civil Township of Sharon, and more particularly bounded and described as follows:
Commencing at a stone on the Township line between Perry and Sharon Townships, said stone being the southeast corner of Lot No. 20 of Tullers Survey in Section 1, Township 2, Range 19, U.S. Military Lands; Thence North 2 deg. 15' 10" East 639.60 feet to an iron pipe; Thence South 87 deg. 32' 40" East 833.93 feet to a stone; thence South 87 deg. 48' 56" East 256.93 feet to an iron pipe, said iron pipe being the true point of beginning of this description.
Thence North 6 deg. 33' 07" West 286.51 feet to an iron pipe; Thence North 76 deg. 13 11" East 487.66 feet to a point on the centerline of State Route 315, passing an iron pipe at 457.57 feet; Thence with the centerline of said State Route 315 as follows:
South 9 deg. 23' 18" East 151.37 feet; Thence along a curve to the left an arc distance of 279.82 feet, said curve having a radius of 1904.59 feet and a long chord distance of 279.56 feet, said chord bears South 13 deg. 35' 47" East; Thence leaving the centerline of State Route 315 and bearing North 87 deg. 48' 56" West 531.73 feet to the true point of beginning. All bearings being referred to the true meridian and containing 4.08 acres, more or less, excepting from the above described property a triangular tract off the south end thereof and more particularly bounded and described as follows:
Beginning at the southeast corner of the above described 4.08 acre tract; thence with the South line of said 4.08 acre tract North 87 deg. 48' 56" West 321.89 feet to a point; Thence crossing said 4.08 acre tract North 82 deg. 35' 20" East 308.34 feet to a point on the centerline of State Route 315; Thence along said centerline of State Route 315 along a curve to the left an arc distance of 54.42 feet to the point of beginning of the exception, said curving having a radius of 1904.59 feet and a chord distance of 54.42 feet, said chord bearing South 16 deg. 59' 07" East. The area of this exception being 0.19 acre, more or less.
To Rezone From: R-1, Residential District.
To: L-AR-12, Limited Apartment Residential District.
SECTION 2. That a Height District of thirty-five (35) feet is hereby established on the L-AR-12, Limited 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 change on the said official zoning map and shall register a copy of the approved L-AR-12, Limited Apartment Residential 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 site plan titled, “SITE exhibit,” said architectural renderings titled, “UNIT A RENDERS,” and “UNIT B RENDERS,” and said text titled, “HIGHBANKS RESERVE L-AR-12 LIMITATION TEXT,” all dated April 1, 2026, and signed by Molly Gwin, Attorney for the Applicant, and the text reading as follows:
Highbanks Reserve
L-AR-12 LIMITATION TEXT
+/- 5.82 acres
PROPOSED DISTRICTS: L-AR-12
PROPERTY ADDRESS: 7809 and 7801 Olentangy River Rd.
DATE OF TEXT: Revised April 1, 2026
APPLICATION NUMBER: Z25-038
MAXIMUM TOTAL PERMITTED UNITS: 26 units on 5.82 +/- gross acres
DEVELOPER: 7809 OLENTANGY RIVER RD LLC
1. INTRODUCTION. This application is to establish an L-AR-12 (Apartment Residential-12 District) District, further modified by the Town House Development standards of Sections 3333.36 through 3333.41. The 5.82 +/- acre site is on the west side of Olentangy River Rd. and south of Clubview Blvd. in the Far Northwest area of the City of Columbus. The Applicant proposes to rezone the Property from R-1 residential to an L-AR-12 District to permit the provision of a total of 26 units as shown on the site plan dated January 21, 2026 (signed April 1, 2026). The property is bordered to the north and east by residential uses, and the south by neighborhood-commercial uses. The proposed use is consistent with the character of the area.
2. PERMITTED USES. Multi-unit residential uses and any other permitted accessory uses to multi-unit residential uses, all as set forth in Columbus City Code Section 3333.02, 3333.36, 3333.41, AR-12, ARLD, and AR-1 apartment residential uses.
3. DEVELOPMENT STANDARDS. Unless otherwise indicated in this Development Text, the development shall follow the applicable development standards of 3333.41 of the Columbus City Code.
A. Density, Height, Lot and/or Setback Commitments.
1. The total density is 4.46 units per acre.
2. A 60-foot building setback shall be provided along Olentangy River Road, in accordance with 3333.18.
3. A 25-foot perimeter yard shall be provided on the remainder of the development, in accordance with 3333.255.
4. Per CV25-073, the building line shall be 20’ minimum, as established from the front property line with the exception of Lots A1 and B1 as designated on the plan. Lot A1 shall have a building line of 19.1’ and B1 shall have a building line of 11.17’.
5. The side yard setback on all end units and between buildings shall be a minimum of 5’ per CV25-073.
6. The maximum building height shall be 35 feet per 3333.26.
B. Access, Loading, Parking, and/or Other Traffic Related Commitments:
1. Access shall be provided to all buildings via private streets, and parking spaces located in driveways shall be maintained by the Owners. Access to Olentangy River Road shall be provided through a single access location. No access to Clubview Blvd. is proposed. This general configuration is committed as shown on Exhibit A but subject to adjustments with final site compliance plan.
2. Each townhome shall have four parking spaces (two in the attached garage and two in the driveway.)
3. A private street system is proposed per CV25-073. Sidewalks shall be installed on one side of the private street within the common area.
4. The Applicant has completed a traffic study and will comply with the findings therein for all required improvements.
5. Access to Olentangy River Road shall be limited to left-in, right-in and right out movements only at a single access point, subject to approval by the Ohio Department of Transportation (ODOT). A traffic island in accordance with ODOT standards shall be constructed within the driveway to restrict left turning vehicles exiting the site. Both existing access points that serve the site shall be removed in conjunction with establishing the new left-in/right-in/right-out access to Olentangy River Road at a single location. A permit will need to be obtained from ODOT prior to any construction within ODOT’s right-of-way.
6. Parking areas: The Developer shall maintain the private streets and parking shall be permitted on one side of the street.
C. Buffering, Landscaping, Open Space, and/or Screening Commitments:
1. Common open space exclusive of any common area devoted to shared use paths, recreation and parks shall be provided.
2. The Applicant shall provide a tree survey prior to the completion of final site compliance plans which shall be reviewed the Division of Recreations and Parks, and shall replace any trees as recommended to be replaced by the Division of Recreation and Parks and as indicated by the tree survey.
3. The Applicant shall provide a landscape plan during final site compliance review, and all landscaping shall conform to the requirements of the Columbus City Code.
D. Building Design and/or Interior-Exterior Treatment Commitments:
1. The primary façade on the ground level of the single dwelling building shall be in general conformance with those depicted on the submitted elevations labeled as Unit A Renders and Unit B Renders.
2. All units shall incorporate building articulation through the use of balconies, cornice lines or varying rooflines, or a combination of such design elements.
3. Where applicable, building height transitions shall be used to create scale and massing compatible with surrounding uses.
E. Dumpsters, Lighting, Outdoor Display Areas, and/or other Environmental Commitments:
N/A
F. Graphics and/or Signage Commitments:
All graphics and signage shall comply with Article 15, Chapter 33 of the Zoning Code, and any variance to those requirements will be submitted to the Columbus Graphics Commission for consideration.
G. Miscellaneous Commitments:
1. The Property will be developed in substantial conformance with the Site Plan. The Site Plan may be adjusted slightly to reflect engineering, topographical, or other site data developed at the time the engineering plans are completed. Any slight adjustments to the Site Plan will be reviewed and may be approved by the Director of Building and Zoning Services, or their designee, upon submission of the appropriate data regarding the proposed adjustment.
2. The Applicant shall comply with the City of Columbus’ Parkland Dedication Ordinance by payment of a fee in lieu.
SECTION 4. That this ordinance shall take effect and be in force from and after the earliest period allowed by law.