Explanation
Council Variance Application: CV26-008
APPLICANT: Pinnacle Treatment Centers, Inc.; c/o Rebecca J. Mott, Atty.; 411 East Town Street, Second Floor; Columbus, OH 43215
PROPOSED USE: Voluntary residential treatment facility.
CITY DEPARTMENTS' RECOMMENDATION: Approval. The site consists of one parcel developed with an existing residential treatment facility in the CPD, Commercial Planned Development District. The requested Council variance will legitimize the existing use. The site was issued Zoning Clearance for an outpatient treatment facility in 2016 and 2022 as was indicated on final site compliance plans. The initial 2016 building permit was issued for a 16-bed in-patient facility with a subsequent building permit issued in 2022 for a 21-bed expansion. A Council variance is required for the in-patient aspect of the treatment facility because this CPD district established C-2, Commercial District uses as the only allowable uses, and in-patient treatment facilities are not allowed in the C-2 district. The site is located within the boundaries of the Columbus Growth Strategy (2026), which recommends “Mixed Use 3” land uses at this location. Staff supports the requested use as it is consistent with this recommendation, and does not introduce an incompatible use to the area.
Title
To grant a Variance from the provisions of Sections 3353.03, Permitted uses; 3361.02, Permitted uses; 3361.03, Development plan; and 3361.04(B), Performance criteria, of the Columbus City Codes; for the property located at 7400 HUNTINGTON PARK DR. (43206), to allow a residential treatment facility with reduced development standards in the CPD, Commercial Planned Development District (Council Variance #CV26-008).
Body
WHEREAS, by application #CV26-008, the owner of the property at 7400 HUNTINGTON PARK DR. (43206), is requesting a Council variance to allow a voluntary residential treatment facility with reduced development standards in the CPD, Commercial Planned Development District; and
WHEREAS, Section 3353.03, Permitted uses, prohibits in-patient treatment facilities in the C-2, Commercial District, while the applicant proposes an voluntary in-patient residential treatment facility; and
WHEREAS, Section 3361.02, Permitted uses, prohibits all uses in this particular CPD, Commercial Planned Development District except for C-2, Commercial District uses, while the applicant proposes a residential treatment facility which is not an allowed use of the C-2 district; and
WHEREAS, Section 3361.03, Development plan, reports the overall concept of a proposed development, which for this property specifically allows C-2 commercial uses, as approved by Ordinance #0246-93 (Z92-067), while the applicant proposes to legitimize the residential treatment facility within the existing building for a use that does not conform with the approved and binding development plan as adopted; and
WHEREAS, Section 3361.04(B), Performance criteria, allows a minimum parking setback of 25 feet from the right-of-way of Huntington Park Drive, while the applicant proposes a reduced parking setback of 20 feet and 11 inches; and
WHEREAS, the City Departments recommend approval because the requested use as it is consistent with the “Mixed Use 3” land use recommendation of the Columbus Growth Strategy, and does not introduce an incompatible use to the area; and
WHEREAS, said ordinance requires separate submission for all applicable permits and a Certificate of Occupancy for the residential treatment facility; and
WHEREAS, said variances will not adversely affect the surrounding property or surrounding neighborhood; and
WHEREAS, the granting of said variances will not impair an adequate supply of light and air to the adjacent property, unreasonably increase the congestion of public streets, increase the danger of fires, endanger the public safety, unreasonably diminish or impair established property values within the surrounding area, or in any other respect impair the public health, safety, comfort, morals or welfare of the inhabitants of the City of Columbus; and
WHEREAS, the granting of said variance will alleviate the difficulties encountered by the owner of the property located at 7400 HUNTINGTON PARK DR. (43206), in using said property as desired; now, therefore:
BE IT ORDAINED BY THE COUNCIL OF THE CITY OF COLUMBUS:
SECTION 1. That a variance from the provisions of Sections 3353.03, Permitted uses; 3361.02, Permitted uses; 3361.03, Development plan; and 3361.04(4), Performance criteria, of the Columbus City Codes; is hereby granted for the property located at 7400 HUNTINGTON PARK DR. (43206), insofar as said sections prohibit a voluntary in-patient residential treatment facility in the C-2, Commercial District and this established CPD, Commercial Planned Development District, with a reduced parking setback from 25 feet to 20 feet and 11 inches; and not in conformance with the approved and binding development plan as adopted with ordinance #0246-93 (Z92-067); said property being more particularly described as follows:
7400 HUNTINGTON PARK DR. (43206), being 2.83± acres located on the east side of Huntington Park Drive, 1,820± feet south of East Campus View Boulevard, and being more particularly described as follows:
Situated in the State of Ohio, County of Franklin, City of Columbus, being part of Farm Lots 61 and 62 in Section 2, Township 2, Range 18, United States Military Lands of record in Deed Book A, Page 194 (destroyed by fire) and rerecorded in Deed Book A, Page 21, and being all of that 2.800 acre tract described in deeds to MPM PROPERTIES, LTD of record in instrument Nos. 200606050108430, 200606050108431 and 200606050108434 (all references in this description are to the records in the Recorder’s Office, Franklin County, Ohio) and being more particularly described as follows:
Beginning at a ¾” hollow iron pin found capped “R.D. Zande” (0.1’ below grade) on the easterly right-of-way line of Huntington Park Drive (fka Horizon Drive - Ord. 1206-93) as shown on recorded plat of CROSSWOODS CENTER SECTION FIVE HUTCHINSON AVENUE AND HORIZON DRIVE DEDICATION AND EASEMENTS, in Plat Book 64, Page 100, said iron pin being at the southerly end of the tangent line of Huntington Park Drive;
Thence North 03° 10’ 07” East 190.02 feet, along said easterly right-of-way line, to a ¾” hollow iron found capped “R.D. Zande” (0.3’ below grade) at the northwesterly corner of said 2.800 acre tract and the southwesterly corner of that 7.376 acre tract described in a deed to OH14 Columbus LLC of record in Instrument No. 201405150060448;
Thence the following four (4) courses being along lines of said 2.800 acre tract:
1. South 86° 49’ 53” East 520.77 feet, along the southerly line of said 7.376 acre tract to a Mag nail set on the westerly line of Norfolk and Western Railroad Company of record in Deed Book 2599, Page 623;
2. Thence South 02° 50’ 23” East 230.13 feet along said railroad right-of-way, to an iron pin set at the northeasterly corner of that 2.6761 acre tract described in a deed to HOTEL 7300 Huntington Park, L.P. of record in Instrument No. 201504300055359;
3. Thence North 86° 49’ 53” West 546.85 feet, along the northerly line of said 2.6761 acre tract, to the easterly curved right-of-way line of said Huntington Park Drive, witness a ¾” hollow iron pin found at South 29° 07’ 29” West 0.29 feet;
4. Thence northeasterly along said curved right-of-way line, being the arc of a curve to the left, having a radius of 380.00 feet, a central angle of 05° 52’ 04”, an arc length of 38.92 feet, the chord of which bears North 06° 06’ 09” East 38.90 feet to the Point of Beginning, containing 2.800 acres of land, more or less, and subject to any easements, restrictions or right-of-ways of previous record.
NOTE: Bearings are used for the determination of angles only. For the purpose of this description, a bearing of North 03° 10’ 07” East was used on the easterly right-of-way line of Huntington Park Drive as shown in Plat Book 64, Page 100 and all other bearings were calculated from this meridian. The iron pins set are 5/8” rebars, 30” long with yellow plastic caps stamped “SITE ENG INC.”
Address: 7400 Huntington Park Drive, Columbus, OH 43206
Parcel Number: 610-237529
SECTION 2. That this ordinance is conditioned on and shall remain in effect only for so long as said property is used for the proposed voluntary in-patient drug and alcohol treatment facility, or those uses allowed in the CPD, Commercial Planned Development District.
SECTION 3. That this ordinance is further conditioned on the subject site being developed in general conformance with the site plan titled, "ZONING SITE PLAN," dated March 27, 2026, and signed by Rebecca J. Mott, Attorney for the Applicant. The plan may be slightly adjusted to reflect engineering, topographical, or other site data developed at the time of the development and when engineering and architectural drawings are completed. Any slight adjustments to the plan shall be subject to review and approval by the Director of the Department Building and Zoning Services, or a designee, upon submission of the appropriate data regarding the proposed adjustment.
SECTION 4. That this ordinance is further conditioned upon the applicant obtaining all applicable permits and a Certificate of Occupancy for the residential treatment facility.
SECTION 5. That this ordinance shall take effect and be in force from and after the earliest period allowed by law.