Explanation
Council Variance Application: CV24-014
APPLICANT: Michael Rhodes; c/o Guy Allison, Agent; 175 S. 3rd Street, Suite 200; Columbus, OH 43215.
PROPOSED USE: Limited retail and manufacturing uses.
NEAR EAST AREA COMMISSION RECOMMENDATION: Approval.
CITY DEPARTMENTS' RECOMMENDATION: Approval. The site consists of one parcel developed with a warehouse in the M-2, Manufacturing District, and is located within the I-670 Graphics Control Overlay. The requested Council variance will allow 986 square feet of retail space in the M-2 district. A Council variance is required because the M-2 district does not allow retail uses. The proposal also includes 6,200 square feet of indoor fitness space, 6,248 square feet of warehouse space, and 800 square feet of office space. Variances to reduce required parking from 40 required to 22 provided spaces, reduce the parking setback line, and to reduce outdoor storage setbacks, are also included in the request. Staff supports the variance request as the retail component is secondary to the proposed warehouse, office, and fitness uses included in the proposal, and is not considered to be an introduction of an incompatible use to the area. Additionally, increased bicycle parking is provided and is a mitigating factor for the requested parking space reduction.
Title
To grant a Variance from the provisions of Sections 3367.01, M-2 manufacturing district; 3312.49(C), Required parking; 3367.15(B), M-2 manufacturing district special provisions; and 3367.29, Storage, of the Columbus City Codes; for the property located at 424 WOODLAND AVE. (43203), to allow retail use with reduced development standards in the M-2, Manufacturing District (Council Variance #CV24-014).
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WHEREAS, by application # CV24-014, the owner of the property at 424 WOODLAND AVE. (43203), is requesting a Variance to allow retail use with reduced development standards in the M-2, Manufacturing District; and
WHEREAS, Section 3367.01, M-2 manufacturing district, does not allow retail uses, while the applicant proposes 986 square feet of retail use, as shown on the submitted site plan; and
WHEREAS, Section 3312.49(C), Required parking, requires one space per 250 square feet for fitness/training uses; one space per 450 square feet for office use; one space per motor vehicle used in the business and based for operational purposes on premises plus one space per 1,000 square feet of warehouse use; and one space per 250 square feet of retail use; for a total of 40 required parking spaces, while the applicant proposes to provide a total of 22 spaces; and
WHEREAS, Section 3367.15(B), M-2 manufacturing district special provisions, requires a parking setback line of 50 feet from the Woodland Avenue frontage, while the applicant proposes a parking setback line of 30 feet from Woodland Avenue; and
WHEREAS, Section 3367.29, Storage, requires the open storage of materials to be located within the rear yard and a minimum of 125 feet from a secondary thoroughfare centerline, a minimum of 100 feet from any residential or apartment residential district, and a minimum of 25 feet from lot lines, while the applicant proposes an outside storage area in advance of the rear yard, within 30 feet of Woodland Avenue, within 60 feet of residential districts, and within three feet of lot lines; and
WHEREAS, the Near East Area Commission recommends approval; and
WHEREAS, City Departments recommend approval of the retail component as it is secondary to the warehouse, office, and fitness uses included in the proposal, and is not considered to be an introduction of an incompatible use to the area. Additionally, increased bicycle parking is provided and is a mitigating factor for the requested parking space reduction; and.
WHEREAS, said ordinance requires separate submission for all applicable permits and Certificates of Occupancy for the proposed uses; and
WHEREAS, said variance will not adversely affect the surrounding property or surrounding neighborhood; and
WHEREAS, the granting of said variance will not impair an adequate supply of light and air to adjacent properties or unreasonably increase the congestion of public streets, or unreasonably diminish or impair established property values within the surrounding area, or otherwise 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 owners of the property located at 424 WOODLAND AVE. (43203), in using said property as desired; now, therefore:
BE IT ORDAINED BY THE COUNCIL OF THE CITY OF COLUMBUS:
SECTION 1. That a variance is hereby granted from the provisions of Sections 3367.01, M-2 manufacturing district; 3312.49(C), Required parking; 3367.15(B), M-2 manufacturing district special provisions; and 3367.29, Storage; of the Columbus City Codes; for the property located at 424 WOODLAND AVE. (43203), insofar as said sections prohibit 986 square feet of retail space in the M-2, Manufacturing District; a reduction in the required parking from 40 required to 22 provided spaces; a reduced parking setback line from Woodland Avenue from 50 feet to 30 feet; and reduced open storage of materials in advance of the rear yard, within 30 feet of Woodland Avenue, within 60 feet from residential districts, and within three feet of lot lines; said property being more particularly described as follows:
424 WOODLAND AVE. (43203), being 1.58± acres at the northeast corner of Woodland Avenue and Centab Way, and being more particularly described as follows:
Situated in the State of Ohio, County of Franklin, City of Columbus, and being part of Half Section 15, Township 5 North, Range 22 West, Refugee Lands, as recorded in Deed Volume 3311, page 474, all references being to records of the Recorder's Office, Franklin County, Ohio, and being more particularly bounded and described as follows:
Beginning, for reference at the intersection of the centerline of Woodland Avenue and said north line of Half Section 15;
Thence, South 03 degrees 10 minutes 00 seconds West, a distance of 53.73 feet to the TRUE POINT OF BEGINNING, being a PK Nail set in the centerline of Woodland Avenue at the intersection of the western right-of-way line of the Norfolk and Western Railroad, with the centerline of Woodland Avenue;
Thence, South 22 degrees 07 minutes 59 seconds East, along the western right-of-way line of the Norfolk and Western Railroad (passing an iron pin set at 70.20 feet) a distance of 597.59 feet to an iron pin found;
Thence, North 86 degrees 50 minutes 00 seconds West, along the south line of said property and the north line of a 15-foot alley as delineated on VAN SICKLE'S ADDITION, as recorded in Plat Book 7, page 253, a distance of 255.38 feet to the centerline of Woodland Avenue (passing an iron pin set at 225.38 feet);
Thence, North 03 degrees 10 minutes 00 seconds East, along the centerline of Woodland Avenue, a distance of 540.27 feet to the PK Nail set, the TRUE POINT OF BEGINNING, containing 1.583 acres, more or less.
Address of Property: 424 Woodland Avenue, Columbus, Ohio 43203
Parcel No.: 010-067222
SECTION 2. That this ordinance is conditioned on and shall remain in effect only for so long as said property is used for a mixed-use development including retail use, in accordance with the submitted site plan, or those uses permitted in the M-2, Manufacturing District.
SECTION 3. That this ordinance is further conditioned on the subject site being developed in general conformance with the site plan titled, "SITE PLAN SP-1," dated July 5, 2024 signed by Michael Rhodes, Applicant, and building elevations titled "PROPOSED SCHEMATIC RETAIL ELEVATIONS SP-2," dated June 17, 2024, and signed by Guy Allison, Engineer for the Applicant. The plans 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 plans 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 Certificates of Occupancy for the proposed uses.
SECTION 5. That this ordinance shall take effect and be in force from and after the earliest period allowed by law.