Explanation
Rezoning Application: Z25-065
APPLICANT: Palmer Estates, LLC c/o Dave Perry, Agent; David Perry Company, Inc.; 411 East Town Street, 1st Floor; Columbus, OH 43215; and Donald Plank, Atty.; Plank Law Firm; 411 East Town Street, 2nd Floor; Columbus, OH 43215.
PROPOSED USE: Multi-unit residential development.
DEVELOPMENT COMMISSION RECOMMENDATION: Approval (5-0) on February 12, 2026.
GREATER SOUTH EAST AREA COMMISSION RECOMMENDATION: Approval.
CITY DEPARTMENTS' RECOMMENDATION: Approval. The 2.25± acre site consists of two parcels, one developed with a single-unit dwelling, and the other undeveloped, both in the R, Rural District. The requested L-ARLD, Limited Apartment Residential District will allow a 32-unit townhouse-style development at 14.22 dwelling units an acre. The limitation text establishes appropriate use restrictions and supplemental development standards addressing maximum unit count, building setbacks, perimeter yard, site access, and landscaping, and includes a commitment to develop the site in accordance with the submitted site plan and building elevations. A concurrent Council variance (Ordinance #1769-2026; CV25-123) is included for the project requesting reduced building setback line and perimeter yard. Although the requested L-ARLD exceeds the “Very Low Density (less than 4 units/acre)” land use recommendation of the South East Land Use Plan (2018), the proposal is consistent with Columbus Growth Strategy’s (2026) Guiding Principles regarding providing a variety of housing types to support mixed-income communities. The proposal is compatible with an existing L-ARLD, Limited Apartment Residential District, south of the site that allows multi-unit residential development at 10.21 dwellings units per acre. Furthermore, the requested district aligns with the City’s objective of providing more housing in all neighborhoods throughout the city.
Title
To rezone 7500 LONG RD. (43110), being 2.25± acres located on the north side of Long Road; 150± feet east of Winding Path Drive, From: R, Rural District, To: L-ARLD, Limited Apartment Residential District (Rezoning #Z25-065).
Body
WHEREAS, application #Z25-065 is on file with the Department of Building and Zoning Services requesting rezoning of 2.25± acres from R, Rural District, to the L-ARLD, Limited Apartment Residential District; and
WHEREAS, the Development Commission recommends approval of said zoning change; and
WHEREAS, the Greater South East Area Commission recommends approval of said zoning change; and
WHEREAS, the City Departments recommend approval of the zoning change because the requested L-ARLD, Limited Apartment Residential District is consistent with the existing zoning and development pattern along this portion of Long Road, and aligns with the City’s objective of creating more housing in all neighborhoods throughout 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:
7500 LONG RD. (43110), being 2.25± acres located on the north side of Long Road; 150± feet east of Winding Path Drive, and being more particularly described as follows:
Situated in the City of Columbus, County of Franklin, State of Ohio; also being a part of Section 6, Township 15, Range 20 Congress Lands; also being those lands conveyed to Palmer Estates LLC as described in Instrument No. 202501270007866 Parcel I and Parcel II; being more particularly described as follows:
Commencing at Monument FCGS 5114 located at the intersection of the centerline of Long Road (right-of-way varies) and Bowen Road (80’ right-of-way), said point also being along the half-section line of Section 6, said point also being along the division line between City of Columbus and Madison Township; thence,
Along the centerline of Long Road, also being along the division line between City of Columbus and Madison Township, South 65° 55' 09” East, for a distance of 12.73’ to a point; thence,
Along a line through Long Road, South 04° 55' 09” West, for a distance of 42.51’ to a point along the northerly right-of-way line of Long Road, said point being the southeasterly corner of said lands of Palmer Estates LLC, said point also being the southwesterly corner of Sophie Village at Abbie Trails Part 2 as recorded in Plat Book 131 Page 79, said point also being the TRUE POINT OF BEGINNING, and from said beginning point running thence,
Along the northerly right-of-way line of Long Road and along the southerly line of said lands of Palmer Estates LLC, North 66° 25' 39” West, for a distance of 302.68' to a point; thence,
Along the westerly line of said lands of Palmer Estates LLC and along an easterly line of The Village at Abbie Trails Section 2 Part 2 Amended as recorded in Plat Book 109 Page 1, North 04° 13' 35” East, for a distance of 344.75' to a point; thence,
Along the northerly line of said lands of Palmer Estates LLC and along a southerly line of said The Village at Abbie Trails Section 2 Part 2 Amended, South 66° 06' 25” East, for a distance of 303.57' to a point; thence,
Along the easterly line of said lands of Palmer Estates LLC and along a westerly line of said Sophie Village at Abbie Trails Part 2, South 04° 16' 19” West, for a distance of 342.85' to the point of beginning, containing 2.255 acres of land, more or less.
To Rezone From: R, Rural District,
To: L-ARLD, Limited Apartment Residential District.
SECTION 2. That a Height District of thirty-five (35) feet is hereby established on the L-ARLD, 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-ARLD, 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 and building elevations titled, “TOWNHOMES ON LONG, 7500 LONG ROAD,” dated February 5, 2026, and said text titled, “LIMITATION TEXT,” dated May 24, 2026, and both signed by David B. Perry, Agent for the Applicant, and Donald Plank, Attorney for the Applicant, and the text reading as follows:
LIMITATION TEXT
EXISTING ZONING: R, Rural District
PROPOSED ZONING: L-ARLD, Limited Apartment Residential District
PROPERTY ADDRESS: 7500 Long Road, Columbus, OH 43110
APPLICANT: Long Road Townhomes, LLC c/o Dave Perry, Agent, David Perry Company, Inc., 411
E. Town Street, FL 1, Columbus, OH 43215 and Donald Plank, Attorney, Plank Law Firm, 411 E Town
Street FL 2, Columbus, OH 43215
OWNER: Long Road Townhomes, LLC c/o Mukkala Murali, 6488 Potters Way, Powell, OH 43065
DATE OF TEXT: May 24, 2026
APPLICATION NUMBER: Z25-065
INTRODUCTION: The undeveloped site, PID: 530-138083 and 530-115547, is 2.25 +/- acres located on the north side of Long Road 155 +/- feet east of Winding Path Drive. The site is zoned R, Rural from annexation (1974). Applicant proposes to rezone the property to the L-ARLD, Limited Apartment Residential District to develop the site with 32
townhome-style condominiums. The site plan titled “Townhomes on Long”, 7500 Long Road”, dated 02/05/2026, hereafter “Site Plan”, is submitted to depict the proposed site development. See also CV25-123.
1. PERMITTED USE: The permitted use shall be 32 townhome-style dwelling units and accessory uses, as permitted by Chapter 3333, Apartment Districts, Section 3333.02, ARLD, Apartment Residential District Use.
2. DEVELOPMENT STANDARDS: Unless otherwise indicated on the Site Plan or in this written text, the applicable development standards shall be those standards contained in Chapter 3333, Apartment Districts, Chapter 3312, Off-Street Parking and Loading and Chapter 3321, General Site Development Standards, of the Columbus City Code. as applicable to the ARLD, Apartment Residential District and as depicted on the Site Plan.
A. Density, Height, Lot, and/or Setback Commitments:
1. A maximum of 32 dwelling units shall be permitted.
2. The minimum Long Road building setback shall be 30’ net of 50’ of Long Road right of way conveyance in conjunction with the final site compliance plan (FSCP) per CV25-123.
3. The minimum Perimeter Yards shall be as follows: East, 9’, West, 25’, and North, 25’ per CV25-123.
B. Access, Loading, Parking and/or other Traffic Related Commitments:
1. One (1) full turning movement driveway for vehicular access to the site shall be permitted on Long Road, as depicted on the Site Plan, with centerline alignment as close as possible with Bowen Road.
2. A ten (10) foot wide asphalt shared use path shall be constructed across the Long Road frontage.
C. Buffering, Landscaping, Open Space, and/or Screening Commitments:
1. Six (6) street trees shall be planted in the Long Road right of way at approximately 50’ centerline spacing, subject to approval of tree planting, location of tree planting and type of tree by the Columbus City Forester or six (6) trees shall be planted on-site along or near the Long Road right of way.
2. Site landscaping shall include on-site tree planting as depicted on the Site Plan.
3. Existing trees shall be preserved in the north and west 25’ Perimeter Yards where labeled “Existing Mature Trees”, except for utility crossing, if needed. “Existing Mature Trees” shall mean trees with 2” caliper trunks or larger.
D. Building Design and/or Exterior Treatment Commitments:
N/A
E. Lighting and/or other Environmental Commitments:
N/A
F. Graphics and Signage Commitments:
All graphics shall conform to Article 15 of the Columbus Graphics Code, as it applies to the ARLD, Apartment Residential District. Any variance to applicable sign requirements shall be submitted to the Columbus Graphics Commission.
G. Miscellaneous Commitments:
1. The site shall be developed in accordance with the submitted Site Plan titled “Townhomes on Long”, 7500 Long Road”, dated 02/05/2026, hereafter “Site Plan”, is submitted to depict the proposed site development. See also CV25-123. The referenced plan may be slightly adjusted to reflect engineering, topographical, architectural or other site and/or building
data developed at the time final development, engineering plans and architectural plans are completed. Adjustments to the alignment of the proposed shared-use path and/or the design of driveway to Long Road may be needed as approved by the Department of Public Service and the Franklin County Engineer’s Office.
2. Applicant shall comply as applicable with the Parkland Dedication Ordinance (PDO) in conjunction with the Final Site Compliance Plan.
SECTION 4. That this ordinance shall take effect and be in force from and after the earliest period allowed by law.