Explanation
Council Variance Application: CV24-071
APPLICANT: Ross Restoration Company LLC; c/o Matthew Starkey; 2651 Johnstown Road; Columbus, OH 43219; & Christian A. Gillikan, Esp. Atty.; 10 West Broad Street, Suite 2100; Columbus, OH 43215.
PROPOSED USE: Less-objectionable manufacturing uses.
CITY DEPARTMENTS' RECOMMENDATION: Approval. The applicant has received a recommendation of approval from Staff and the Development Commission for a concurrent rezoning request to the M-2, Manufacturing District (Ordinance #1237-2025; Z23-066). The requested Council variance includes variances for building and parking setbacks, landscaping and screening, maneuvering, parking lot landscaping, dumpster screening, driveway, and vision clearance. Staff supports the requested variances as they will conform the existing building and site layout at this location.
Title
To grant a Variance from the provisions of Section 3312.13(B)(D), Driveway; 3312.21(A)(B), Landscaping and screening; 3312.25, Maneuvering; 3321.01(A), Dumpster area; 3321.05(A)(1), Vision clearance; and 3367.15(A)(C)(D), M-2 Manufacturing district special provisions, of the Columbus City Codes; for the property located at 2622-2644 JOHNSTOWN RD. (43219), to allow reduced development standards in the M-2, Manufacturing District (Council Variance #CV24-071).
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WHEREAS, by application #CV24-071, the owner of property at 2622-2644 JOHNSTOWN RD. (43219), is requesting a Council variance to allow reduced development standards in the M-2, Manufacturing District; and
WHEREAS, Section 3312.13(B)(D), Driveway, requires a driveway width of no more than 35 feet at the street right of way, and does not allow vehicles to enter a public right-of-way in a backward motion, while the applicant proposes to maintain an increased driveway width of 41.09, and to allow vehicles to exit the existing parking lot in a backward motion; and
WHEREAS, Section 3312.21(A)(B), Landscaping and screening, requires the interior of any parking lot containing 10 or more parking spaces to provide one deciduous shade tree per 10 spaces within islands or peninsulas, and that any portion of a parking lot abutting any public street be screened for headlights on the perimeter adjacent to the public street, while the applicant proposes to maintain zero shade trees and no parking lot screening; and
WHEREAS, Section 3312.25, Maneuvering, prohibits maneuvering between the street right-of-way line and the parking setback line, while the applicant proposes to maintain maneuvering between the street right-of-way line and the parking setback line for the existing parking lot; and
WHEREAS, Section 3321.01(A), Dumpster area, requires a dumpster to be screened from view on all sides, while the applicant proposes to maintain no dumpster screening; and
WHEREAS, Section 3321.05(A)(1), Vision clearance, requires clear vision triangles of 10 feet at the intersection of a parking lot entrance and the street right-of-way, while the applicant proposes to maintain a reduced clear vision triangle from 10 to 7.4 feet at the intersection of the parking lot and Johnstown Road as shown on the site plan; and
WHEREAS, Section 3367.15(A)(C)(D), M-2 Manufacturing district special provisions, requires that any building or structure of any type shall be located not less than 50 feet from the street line, the portion of the lot or parcel abutting the street line requires landscaping to a depth of 50 feet, and that no portion of the required 50-foot buffer shall be used for either off-street parking or loading spaces, while the applicant proposes to maintain a reduced building setback of 30 feet along Johnstown Road, to maintain no landscaping within the 50 foot landscaping buffer, and to maintain parking, loading facilities, and maneuvering within the 50 foot buffer area along Johnstown Road; and
WHEREAS, the City Departments recommend approval as the requested variances will conform the existing building and site layout at this location; and
WHEREAS, said ordinance requires separate submission for all applicable permits and a Certificate of Occupancy for the proposed use; 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 2622-2644 JOHNSTOWN RD. (43219), 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 3312.13(B)(D), Driveway; 3312.21(A)(B), Landscaping and screening; 3312.25, Maneuvering; 3321.01(A), Dumpster area; 3321.05(A)(1), Vision clearance; and 3367.15(A)(C)(D), M-2 Manufacturing district special provisions, of the Columbus City Codes; is hereby granted for the property located at 2622-2644 JOHNSTOWN RD. (43219), insofar as said sections prohibit an increased driveway width from 35 feet to 41.09 feet and to allow vehicles to exit the parking lot in a backward motion; no parking lot shade trees and no parking lot screening; maneuvering between the street right-of-way line and the parking setback line; no dumpster screening; reduced vision clearance from 10 feet to 7.4 feet at the intersection of the driveway and Johnstown Road; a reduced building setback line from 50 feet to 30 feet along Johnstown Road; no landscaping within a 50 foot buffer of the street right-of-way line; and parking, loading facilities and maneuvering within the 50-foot buffer along Johnstown Road, all to maintain existing site conditions; said property being more particularly described as follows:
2622-2644 JOHNSTOWN RD. (43219), being 0.77± acres located on the north side of Johnstown Road, 225± feet Southwest of the intersection at Johnstown Road and Lamb Avenue, and being more particularly described as follows:
Situated in the State of Ohio, County of Franklin and City of Columbus and being part of the 3rd Quarter, Township 1, Range 17, United States Military Lands, and being part of that portion of a 59.391 acre Reserve in Lamb's Suburban Addition that lines east of Cassady Avenue, as said Reserve is designated and delineated upon the recorded plat thereof, of record in Plat Book 7, Pages 484, 485 and 486, Recorder's Office, Franklin County, Ohio and being more particularly described as follows:
Beginning at a point in the centerline of Columbus-Millersburg Road, said point being located N. 50 degrees 45' E, a distance of 230.17 feet from a southwesterly corner of the Mound Realty Co.'s 11.542 acre tract as described in Deed Book 2216, Page 420, Recorder's Office, Franklin County, Ohio; thence N 39 degrees 07-30" W. a distance of 243.52 feet (passing an iron pin at 30.00 feet), to an iron pin in the southerly right-of-way line of State Rt. 62, as shown on State of Ohio, Department of Highways, Plan FRA. 61-19.06 (right-of-way plans limited access Sheet #7 of 16); thence N 59 degrees 26' 20" E, with a southerly line of said right-of-way, a distance of 145.63 feet to an iron pin; thence S 39 degrees 07' 30" E, with a southwesterly line of a 0.479 acre tract, now or formerly owned by Ervin Dowler of record in Deed Book 2633, Page 600, Recorder's Office, Franklin County, Ohio, a distance of 221.53 feet (passing an iron pin at 191.53 feet) to a point in the centerline of said Columbus-Millersburg Road; thence S. 50 degrees 45' W, with the centerline of said Columbus-Millersburg Road, a distance of 144.00 feet to the place of beginning and containing 0.769 acres more or less.
Address: 2622-2644 Johnstown Road, Columbus, OH 43219.
Parcel Number: 445-307256
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 allowed 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 plan and elevations titled, “ZONING SITE PLAN” dated December 27, 2024, and signed by Nicholas Elmasian, 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 on 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.