Explanation
Council Variance Application: CV24-138
APPLICANT: Columbus Metropolitan Housing Authority; c/o Jackson B. Reynolds, III, Atty; 37 West Broad Street, Suite 260; Columbus, OH 43215.
PROPOSED USE: Apartment complex.
MIDEAST AREA COMMISSION RECOMMENDATION: Approval.
CITY DEPARTMENTS' RECOMMENDATION: Approval. The applicant has received a recommendation of approval from Staff and the Development Commission for a concurrent rezoning (Ordinance #2312-2025; Z24-056) from the L-C-4, Limited Commercial District to the AR-1, Apartment Residential District. The requested Council variance proposes a 220-unit affordable apartment complex with reduced parking lot screening, required parking, building setback line, and perimeter yard. The request is supported as the committed site plan includes landscaping, open space, and building and parking placement that address Columbus Citywide Planning Policies (C2P2) Design Guidelines (2018).
Title
To grant a Variance from the provisions of Sections 3312.21(D)(1), Parking lot screening; 3312.49(C), Required parking; 3333.18(B), Building lines; and 3333.255, Perimeter yard, of the Columbus City Codes; for the property located at 3355 REFUGEE RD. (43232), to allow reduced development standards for an apartment complex in the AR-1, Apartment Residential District (Council Variance #CV24-138).
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WHEREAS, by application #CV24-138, the owner of property at 3355 REFUGEE RD. (43232), requests a Council variance to allow reduced development standards for an apartment complex in the AR-1, Apartment Residential District; and
WHEREAS, Section 3312.21(D)(1), Parking lot screening, requires parking lot screening within an area with a minimum width of four feet, while the applicant proposes a screening width of one foot along the south property line; and
WHEREAS, Section 3312.49(C), Required parking, requires 1.5 parking spaces per dwelling unit, or 330 spaces for 220 units, while the applicant proposes 310 spaces; and
WHEREAS, Section 3333.18(B), Building lines, requires a minimum building setback line of 80 feet from Refugee Road, while the applicant proposes a reduced setback of 45 feet; and
WHEREAS, Section 3333.255, Perimeter yard, requires a minimum perimeter yard of 25 feet, while the applicant proposes reduced perimeter yards of five feet along the east and southeast property lines, and one foot along the south property line as shown on the site plan; and
WHEREAS, the Mideast Area Commission recommends approval; and
WHEREAS, the City Departments recommend approval because the requested variances will result in site design that is consistent with C2P2 Design Guidelines; and
WHEREAS, this ordinance requires separate submission for all applicable permits and Certificates of Occupancy for the proposed development; 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 3355 REFUGEE RD. (43232), 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 3312.21(D)(1), Parking lot screening; 3312.49(C), Required parking; 3333.18(B), Building lines; and 3333.255, Perimeter yard, of the Columbus City Codes, is hereby granted for the property located at 3355 REFUGEE RD. (43232), insofar as said sections prohibit a reduced parking lot screening width from four feet to one foot; a parking space reduction from 330 to 310 spaces; reduced building setback line from 80 feet to 45 feet along Refugee Road; and reduced perimeter yard from 25 feet to five feet along the east and southeast property lines, and to one foot along the south property line; said property being more particularly described as follows:
3355 REFUGEE RD. (43232), being 9.03± acres located on the south side of Refugee Road, 1,800± feet east of Winchester Pike, and being more particularly described as follows:
Situated in the State of Ohio, County of Franklin, City of Columbus, being in Section 5, Township 11 North, Range 21 West , Congress Lands East of Scioto River, being part of a 0.337 acre tract conveyed to City of Columbus, Ohio in Instrument Number 201308290147170, being a part of a Service Road (variable width) as delineated on the Winchester Gardens subdivision plat in Plat Book 41, Page 59, and being all of a 8.577 acre tract conveyed to Columbus Metropolitan Housing Authority in Instrument Number 202301230007183 , all records herein are from the Recorder’s Office, Franklin County, Ohio and being more particularly described as follows:
Beginning at a 3/4" inner diameter iron pipe found in the intersection of the point of tangency in the easterly Right of Way line of Schwartz Road (60 feet) as delineated on said Winchester Gardens subdivision plat, the northwest corner of a 7.021 acre tract conveyed Berwick Grove Associates LP in Instrument Number 200402260041424, and the southwest corner of said 8.577 acre tract;
Thence, North 04° 15' 01" East, a distance of 621.38 feet, in common line of the easterly Right of Way line of said Schwartz Road and west line of said 8.577 acre tract to a point in the intersection of the easterly Right of Way line of said Schwartz Road, the northwest corner of said 8.577 acre tract, and the southwest corner of said 0.337 acre tract;
Thence, South 85° 44' 59" East, a distance of 80.35 feet, in the common line of the north line of said 8.577 acre tract and the south line of said 0.337 acre tract to an iron pin set in the intersection of the north line of said 8.577 acre tract and the south line of said 0.337 acre tract;
Thence, North 04° 14' 39" East, a distance of 40.01 feet, crossing said 0.337 acre tract to an iron pin set in the intersection of the north line of said 0.337 acre tract and the south line of a 0.819 acre tract conveyed to DG Buffalo 1031 LLC in Instrument Number 201406170075841;
Thence in the common line of said 0.337 acre tract and said 0.819 acre tract, and in common line of said 0.819 acre tract and said Service Road the following three courses:
1. South 85° 44' 59" East, a distance of 62.17 feet, to 5/8” iron pin found;
2. With a curve to the left, a radius of 37.50 feet, a delta of 90° 00' 00", an arc length of 58.90 feet, a chord bearing of North 49° 15' 01" East, and a chord distance of 53.03 feet to an iron pin set;
3.North 04° 15' 01" East, a distance of 142.18 feet to an iron pin set;
Thence, South 85° 44' 59" East, a distance of 443.47 feet, crossing the said Service Road to an iron pin set in the intersection of the east Right of Way line of said Service Road and the west line of a 2.000 acre tract conveyed to Harbir K. Rekhi in Instrument Number 200302050036576;
Thence, South 03° 54' 01" West, a distance of 531.92 feet (passing a found 3/4" inner diameter iron pipe at 18.00 feet), in the common line of said Right of Way line of Service Road, said 8.577 acre tract, and said 2.000 acre tract to a 3/4" inner diameter iron pipe found in the intersection of a point in the west line of said 2.000 acre tract, the southeasterly corner of said 8.577 acre tract, and the northeasterly corner of a said 7.021 acre tract;
Thence, in the common line of said 8.577 acre tract and said 7.021 acre tract the following three courses:
1. North 86°05'59" West, a distance of 190.00 feet to a found 3/4" inner diameter iron pipe with a cap the reads “PS6579”;
2. South 03°54'01" West, a distance of 127.73 feet to a found 3/4" inner diameter iron pipe;
3. South 71°51'29" West, a distance of 473.20 feet to the Point of Beginning, containing 9.025 acres more or less subject to legal highways and other easements of records.
Parcel Number: 530-156568
Property Address: 3355 Refugee Rd., Columbus, OH 43232
SECTION 2. That this ordinance is conditioned on and shall remain in effect only for so long as said property is used for those uses permitted in the AR-1, Apartment Residential District.
SECTION 3. That this ordinance is further conditioned on the subject site being developed in general conformance with the plan titled “ZONING SITE PLAN” dated August 19, 2025, signed by Jackson B. Reynolds III, 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 of 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 on the following: the developer shall be responsible for a contribution of $175,000.00 to the City of Columbus, Department of Public Service, to be applied to future roadway improvements at the intersection of Refugee Road and Schwartz Road.
SECTION 5. That this ordinance is further conditioned on the applicant obtaining all applicable permits and Certificates of Occupancy for the proposed development.
SECTION 6. That this ordinance shall take effect and be in force from and after the earliest period allowed by law.