Explanation
Rezoning Application: Z24-063
APPLICANT: Scioto Landscaping; c/o David Hodge, Atty. 8000 Walton Parkway, Suite 120; New Albany, OH 43054.
PROPOSED USE: Limited manufacturing and storage uses.
DEVELOPMENT COMMISSION RECOMMENDATION: Approval (6-0) on November 13, 2025.
WEST SCIOTO AREA COMMISSION RECOMMENDATION: Approval.
CITY DEPARTMENTS' RECOMMENDATION: Approval. The site consists of two parcels with an office building and garage in the AR-O, Apartment-Office District. The requested L-M, Limited Manufacturing District will legitimize the current use to comply with an active Zoning Code violation. The text includes appropriate use restrictions and development standards, as well as a commitment to develop the site in accordance with the submitted site plan. The request is consistent with Columbus Citywide Planning Policies (C2P2) Design Guidelines (2018) with the inclusion of on-site bicycle parking, and the surrounding development pattern is commercial and industrial despite the presence of adjacent residential zoning. Concurrent Council variance (Ordinance #3263-2025; CV24-146) proposes to reduce parking lot screening, maneuvering, parking setback, required parking, vision clearance, building setback, storage setback, and the required separation distance from an adjacent residential district.
Title
To rezone 1037 RIDGE ST. (43215), being 1.04± acres located on the south side of Ridge Street, 200± feet west of Waterman Avenue, From: AR-O, Apartment-Office District, To: L-M, Limited Manufacturing District (Rezoning #Z24-063).
Body
WHEREAS, application #Z24-063 is on file with the Department of Building and Zoning Services requesting rezoning of 1.04± acres from AR-O, Apartment-Office District, to L-M, Limited Manufacturing District; and
WHEREAS, the Development Commission recommends approval of said zoning change; and
WHEREAS, the West Scioto Area Commission recommends approval of said zoning change; and
WHEREAS, the City Departments recommend approval of said zoning change because the requested L-M, Limited Manufacturing District will legitimize the existing commercial and less-objectionable manufacturing use on the site, and includes on-site bicycle parking, consistent C2P2 Design Guidelines; 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:
1037 RIDGE ST. (43215), being 1.04± acres located on the south side of Ridge Street, 200± feet west of Waterman Avenue, and being more particularly described as follows:
Situated in the County of Franklin, State of Ohio and in the City of Columbus:
Being Lot Number Fourteen (14) of WATERMAN'S DUBLIN AVENUE ADDITION, to the City of Columbus, as the same is numbered and delineated on the recorded plat thereof, of record in Plat Book 7, page 332, Recorder's Office, Franklin County, Ohio.
Also a tract of land immediately adjoining the above described lot on the south, bounded on the north by the above described lot, bounded on the east by the east line of the above described lot, extended southward to the low water mark of the Scioto River, bounded on the south by the low water mark of said river, and bounded on the west by the west line of the above described lot, extended southward to the low water mark of the Scioto River, said last described lot being part of Reserve "B" of the aforesaid Waterman's Dublin.
To Rezone From: AR-O, Apartment-Office District,
To: L-M, Limited Manufacturing District.
SECTION 2. That a Height District of thirty-five (35) feet is hereby established on the L-M, Limited Manufacturing 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-M, Limited Manufacturing 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, “ZONING SITE PLAN,” dated November 17, 2025, and signed by Eric Zartman, Attorney for the Applicant, and said text titled, “LIMITATION TEXT,” signed by David Hodge, Attorney for the Applicant, dated October 7, 2025, and, and the text reading as follows:
LIMITATION TEXT
Location: 1037 RIDGE STREET. (43215), being 1.04± acres located on the south side of Ridge Street, 400± feet south of Dublin Road (010-129630 and 010-129634; West Scioto Area Commission)
Existing Zoning: AR-O, Apartment-Office District
Request: L-M, Limited Manufacturing District (H-35)
Proposed Use: To maintain site as is but allow limited manufacturing uses and storage.
Applicant(s): Scioto Landscaping; c/o David Hodge, Underhill & Hodge; 8000 Walton Parkway, Suite 120, New Albany, Ohio 43054
Property Owner(s): Chesapeake Properties LLC; 1037 Ridge Street; Columbus, Ohio 43215
Date of Text: October 7, 2025
I. Introduction:
The Applicant seeks to rezone a +/- 1.04 acre site located at 1037 Ridge Street from AR-O, Apartment-Office District, to L-M, Limited Manufacturing District. The site consists of two parcels. The site is developed with a 2,295 SF office building and 2,230 SF accessory structure. The rear of the property is heavily screened with natural landscaping. The Applicant has operated its landscaping business from this site for many years and submits this rezoning and companion council variance to legitimize existing uses and conditions.
All of the property to the west is zoned for manufacturing uses and includes various warehouses uses. The properties to the east are zoned AR-O and manufacturing. The properties to the north are also zoned for manufacturing and commercial uses. Scioto River runs along the south side of the site.
The site is located within the boundaries of the West Scioto Area Commission. There is no specific plan adopted for this neighborhood.
The Applicant does not propose any new development, but rather to maintain and legitimize the existing site and uses.
The requested Limited-Manufacturing District commits to prohibit objectionable manufacturing uses and the Zoning Site Plan.
II. Permitted Uses:
1. Those commercial and residential uses permitted by Section 3363.01 - M-manufacturing districts, except for the following uses which are prohibited:
• Adult entertainment establishment;
• Adult store;
• Amusement arcades;
• Animal shelters;
• Astrology, fortune telling, and palm reading services;
• Bars, cabarets and nightclubs;
• Billboards;
• Blood and organ banks;
• Bowling centers;
• Check cashing and loans;
• Coin-operated laundries;
• Community food pantry;
• Convention and visitors bureaus;
• Crematories;
• Drive-in motion picture theaters;
• Halfway houses;
• Hospitals;
• Linen and uniform supply;
• Hotels, extended stay;
• Missions/temporary shelters;
• Ohio division of cannabis control dispensary;
• Pawn brokers;
• Performing arts;
• Religious facilities;
• Repossession services;
• Spectator sports and related industries;
• Tobacconist;
• Used merchandise stores;
• Veterinarians (unlimited practice);
• Warehouse clubs and supercenters.
2. Those manufacturing uses permitted by Section 3363.02, Warehouse, storage and sales establishment-Less objectionable uses.
III. Development Standards:
Except as otherwise indicated in the written text or the submitted Site Plan, the applicable development standards are those contained in Chapter 3363 of the Columbus City Code.
A. Density, Height, Lot, and/or Setback Commitments:
1. The minimum building line shall be 20 feet from Ridge Street per concurrent CV24-146.
2. The minimum parking setback line shall be 10 feet from Ridge Street per concurrent CV24-146.
3. The minimum open storage setback from side lot lines and apartment districts shall be 25 feet per concurrent CV24-146.
B. Access, Loading, Parking and/or other Traffic Related Commitments:
1. The minimum number of required parking spaces shall be 4 per concurrent CV24-146.
2. Maneuvering shall be permitted through parking spaces per concurrent CV24-146.
C. Buffering, Landscaping, Open Space, and/or Screening Commitments:
1. Parking lot screening shall not be required per concurrent CV24-146.
2. The site shall maintain a 25-foot tree preservation area along the north, east, and south perimeters, as depicted on the stie plan.
D. Building Design and/or Exterior Treatment Commitments:
N/A
E. Lighting and/or other Environmental Commitments:
N/A
F. Graphics and/or Signage Commitments: All graphics and signage shall comply with the Graphics Code, Article 15, Title 33 of the Columbus City Code. Any variance to those requirements will be submitted to the Columbus Graphics Commission for consideration.
G. Miscellaneous Commitments:
1. The site shall be developed in substantial conformance with the submitted exhibit titled “Zoning Site Plan.” These plan may be adjusted to reflect engineering, topographical or other site data developed at the time that 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 a designee, upon submission of the appropriate data regarding the proposed adjustment.
2. This rezoning application is filed in companion with council variance application CV24-146 which modifies certain development standards regarding setbacks, screening, storage, and parking as noted above.
SECTION 4. That this ordinance shall take effect and be in force from and after the earliest period allowed by law.