Developers Seek Variances for 178-Acre Mixed-Use Plan on South High Street

A Boston-based developer has filed a council variance application to allow a 178-acre mixed-use development along South High Street in Far South Columbus, launching municipal review for a property currently divided across four zoning districts [source:app-parcels].

The application, designated CV26-069, remains in its initial evaluation stages and has not received city approval [source:staff-app]. City departments and the Far South Columbus Area Commission must complete reviews and public hearings before the proposal can reach Columbus City Council for formal consideration [source:staff-commission].

Project Location and Scope

The development site covers approximately 178.06 acres at 4600 S. High St., situated on the east side of South High Street approximately 630 feet north of Rathmell Road [source:staff-app]. The property encompasses parcel numbers 510-181566-00, 510-180712-00 and 510-180713-00 [source:app-parcels].

Four separate zoning classifications currently divide the property: M-2 (Manufacturing), R (Rural), C-2 (Commercial) and C-5 (Commercial) [source:app-parcels].

Application records show that the applicant seeks to construct a mixed-use development combining commercial office space, multi-family residential housing and light manufacturing or industrial facilities [source:app-use]. In a statement of hardship accompanying the application, the developer said that without use and area variances, the site cannot achieve a cohesive mixed-use plan while split across four separate zoning categories [source:hardship-statement].

Applicant and Property Ownership

The variance application was submitted by TCG Rathmell Holdco LLC, an entity affiliated with Boston-based Trident Capital Group [source:app-parties]. Columbus attorney Yazan Ashrawi represents the applicant [source:app-parties].

The underlying 178-acre property is owned by PFK Company II LLC, based in Chesterfield, Missouri [source:app-owner]. City records indicate the municipal application was received alongside a $14,000 application fee [source:app-fee].

Proposed Variance Requests

The application outlines three main use and standard variance requests across designated portions of the property:

• Commercial expansion: For the portion currently zoned C-2 commercial, designated as future commercial development, the developer seeks a use variance to permit uses allowed under the C-3 commercial district [source:variance-commercial]. The applicant said the variance is necessary because the site's mixed-use plan should not be restricted solely to office uses [source:variance-commercial].
• Apartment development and setback reductions: On a portion zoned M-2 manufacturing, the developer requests a use variance allowing multi-family residential apartments consistent with the Apartment Residential (ARLD) district and an H-35 height limit [source:variance-apartments]. Alongside the residential use, the developer requested area variances reducing the minimum building setback from 50 feet to 10 feet, the southern perimeter yard setback from 50 feet to 6 feet, the eastern perimeter yard setback from 50 feet to 10 feet, and the parking setback from 50 feet to 10 feet [source:variance-setbacks].
• Manufacturing extension: For the rural-zoned section of the property, the application requests a use variance permitting industrial activities allowed under the M-2 manufacturing classification, extending manufacturing uses across land now zoned R-rural [source:variance-manufacturing].

Staff Review Findings and Requirements

City staff across several municipal agencies reviewed the application and outlined multiple concerns and documentation requirements in a staff review letter [source:staff-app].

Zoning staff in the Department of Building and Zoning Services cited the lack of a detailed site plan illustrating the proposed development, and staff said additional details are needed on the exact types of industrial operations planned and whether outside storage will be prohibited [source:staff-siteplan]. Zoning staff also said the application does not include screening commitments between planned industrial and residential sections, and asked whether the filing is intended to supersede a pending rezoning and previous variance request [source:staff-siteplan].

Municipal infrastructure and planning departments identified additional prerequisites:

• Floodplain review: The Division of Water Reclamation said the property appears to lie within the 100-year floodplain, requiring detailed site information to verify flood boundary lines against the development layout [source:staff-floodplain].
• Traffic analysis and right-of-way: The Division of Traffic Management announced that a comprehensive traffic impact study is required before the project can advance [source:staff-traffic]. The city also requires right-of-way dedications of 80 feet from the centerline of South High Street and 60 feet from Rathmell Road, as well as sidewalks along the Rathmell Road frontage [source:staff-row].
• Planning review: The Planning Division said it is generally supportive of mixed-use development under the Mixed Use 1 guidelines of the Columbus Growth Strategy, but requested complete site plans and building elevations to confirm compliance [source:staff-planning].

Staff said the applicant must submit revised plans, and the proposal will require review by the Far South Columbus Area Commission before moving forward [source:staff-commission].