Explanation
Council Variance Application: CV12-059
APPLICANT: Mission Evengelica El Shaddai; c/o Michael E. Jones, Architect; 3D/Group, Inc.; 266 North Fourth Street; Columbus, OH 43215.
PROPOSED USE: Church and related accessory uses.
CITY DEPARTMENTS' RECOMMENDATION: Approval The site is undeveloped and zoned in the M-1, Manufacturing District. The requested Council variance will allow a church with related accessory uses. The request includes a parking space reduction of 70 required parking spaces due to an outdoor recreational facility that is planned for roughly half of the site. The site is located within the planning area of the Hamilton Road Corridor/Eastland Area Revitalization Plan (2007) which recommends industrial and warehouse uses for this location. While there are some reservations about introducing institutional uses in industrial locations, Staff does not oppose this proposal because of the immediate adjacency of residential uses to the south, and the consequential limit on more objectionable manufacturing activity in the immediate vicinity. In addition, since the M-1 District will be retained, this proposal does not preclude future industrial development from occurring should the church use be discontinued. Staff believes that approval of this request will not introduce an incompatible use to the area, and the proposed institutional use serves as an appropriate transitional use between the residential development to the south and industrial development to the north.
Title
To grant a Variance from the provisions of Sections 3365.01, M-1, Manufacturing District; and 3312.49, Minimum numbers of parking spaces required, of the Columbus City Codes; for the property located at 4001 GROVES ROAD (43232), to permit a church with accessory religious uses in the M-1, Manufacturing District (Council Variance # CV12-059).
Body
WHEREAS, by application No. CV12-059, the owner of property at 4001 GROVES ROAD (43232), is requesting a Council Variance to permit a church with accessory religious uses in the M-1, Manufacturing District; and
WHEREAS, Section 3365.01, M-1, Manufacturing District, prohibits churches, while the applicant proposes to construct an 18,000 square foot church with a maximum sanctuary size of 6,298 square feet, with accessory religious uses including an outdoor recreation area; and
WHEREAS, Section 3312.49, Minimum numbers of parking spaces required, requires one (1) parking space for every 30 square feet of sanctuary or auditorium space for churches, or 210 spaces for a 6,298 square-foot sanctuary, and one (1) parking space for every 250 square feet of accessory church uses, or 47 spaces for 11,702 square feet for a total parking requirement of 257 spaces, while the applicant proposes 187 parking spaces; and
WHEREAS, the City Departments recommend approval because the requested Council variance will not introduce an incompatible use to the area, and the proposed institutional use serves as an appropriate transitional use between the residential development to the south and industrial development to the north. While there are some reservations about introducing institutional uses in industrial locations, Staff does not oppose this proposal because of the immediate adjacency of residential uses to the south, and the consequential limit on more objectionable manufacturing activity in the immediate vicinity. In addition, since the M-1 District will be retained, this proposal does not preclude future industrial development from occurring should the church use be discontinued; and
WHEREAS, said ordinance requires separate submission for all applicable permits 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 4001 GROVES ROAD (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 3365.01, M-1, Manufacturing District; and 3312.49, Minimum numbers of parking spaces required, of the Columbus City Codes; is hereby granted for the property located at 4001 GROVES ROAD (43232), insofar as said sections prohibit an 18,000 square foot church with a maximum sanctuary size of 6,298 square feet, and accessory religious uses including an outdoor recreation area, with a reduction in the minimum number of parking spaces required from 257 to 187 spaces; said property being more particularly described as follows:
4001 GROVES ROAD (43232), being 4.5± acres located on the south side of Groves Road, 2,735± feet west of South Hamilton Road, and being more particularly described as follows:
Situated in the County of Franklin, State of Ohio, City of Columbus, being a part of Half Section No. 51 (East Half of Section 29), Township 12, Range 21, Refugee Lands, and being the Westerly part of the remainder of the original 61.895 acre tract conveyed to Minnie Glassman and Freda Kauffman by deed of record in Deed Book 1919, Page 513, all references being to records of the Recorder's Office, Franklin County, Ohio, and being more particularly bounded and described as follows:
Beginning at a railroad spike in the centerline of Groves Road (being the Northerly line of Half Section 51), said spike being the Northeasterly corner of the 2.6761 acre tract conveyed to Eastland Building Center, Inc., by deed of record in Deed Book 3416, Page 502, and being also 140.0 feet Easterly along said centerline from the original Northwesterly corner of the said Glassman and Kauffman 61.896 acre tract;
Thence along the centerline of Groves Road, East (the direction of the centerline of said Groves Road was assumed to be East and West for the purpose of this survey only, and all bearings used are relative to each other only), 235.97 feet to a nail found in said centerline at the Northwesterly corner of the 3.812 acre tract conveyed to Columbus and Southern Ohio Electric Company by deed of record in Deed Book 2629, Page 180;
Thence along the Westerly line of said 3.812 acre tract, South 0 degrees 08' 48" East (passing an iron pin found at 30.00 feet), 830.27 feet to an iron pin found at the Southwesterly corner of said 3.812 acre tract and in the Northerly line of the tract conveyed to Courtright Investment Company, by deed of record in Deed Book 3420, Page 657;
Thence along the Northerly line of the said Courtright Investment Company tract, South 89 degrees 38' 19" West, 235.48 feet to an iron pin at the Southeasterly corner of the said Eastland Building Center, Inc. tract;
Thence along the Easterly line of said tract, North 0 degrees 10' 51" West (passing an iron pin at 801.76 feet), 831.76 feet to the place of beginning, containing 4.497 acres, more or less.
PARCEL NUMBER: 010-017879
ALSO KNOWN AS: 4001 Groves Road, 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 an 18,000 square foot church with a maximum sanctuary size of 6,298 square feet, with accessory religious uses including outdoor recreation areas.
SECTION 3. That this ordinance is further conditioned on the Subject Site being developed in general conformance with the Plan titled, "SP1," dated February 6, 2014, drawn by 3D/Group, Inc., and signed by Antonio Colossimo, Architect. 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 plans 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 upon the applicant obtaining all applicable permits and a Certificate of Occupancy for the proposed use.
SECTION 5. That this ordinance shall take effect and be in force from and after the earliest period allowed by law.