Explanation
Council Variance Application: CV25-024
APPLICANT: LDG Development c/o Michael Shannon, Atty.; 250 East Town Street, Suite 200; Columbus, OH 43215.
PROPOSED USE: Multi-unit residential development.
WEST SCIOTO AREA COMMISSION RECOMMENDATION: Disapproval.
CITY DEPARTMENTS' RECOMMENDATION: Approval. The applicant has received a recommendation of disapproval from the Development Commission and a recommendation or approval from City Departments for concurrent rezoning (Ordinance #1925-2026; Z25-011) to the AR-1, Apartment Residential District. Variances to reduce the building setback along North Hague Avenue and the required perimeter yard are included in this request. The proposal includes a site plan that demonstrates an apartment complex that is compatible with nearby similar developments, while the requested variances allow parking to be placed beside the clubhouse building instead of in front of it, adding to a more pedestrian-friendly site design.
Title
To grant a Variance from the provisions of Sections 3333.18, Building lines; and 3332.255, Perimeter yard, of the Columbus City Codes; for the property located at 1696 N. HAGUE AVE. (43204), to allow reduced development standards for an apartment complex in the AR-1, Apartment Residential District (Council Variance #CV25-024).
Body
WHEREAS, by application #CV25-024, the owner of property at 1696 N. HAGUE AVE. (43204), is requesting a Council variance to allow reduced development standards for an apartment complex in the AR-1, Apartment Residential District; and
WHEREAS, Section 3333.18, Building lines, requires minimum building setback lines of 40 feet along North Hague Avenue, while the applicant proposes a reduced building setback line of 20 feet; and
WHEREAS, Section 3333.255, Perimeter yard, requires a perimeter yard of 25 feet for an apartment complex, while the applicant proposes a reduced perimeter yard of 20 feet along the north, east, and west property lines; and
WHEREAS, the West Scioto Area Commission recommends disapproval; and
WHEREAS, the City Departments recommend approval because the requested variances are comparable to adjacent uses and with other residential infill developments within the city of Columbus, and allow parking a more pedestrian-friendly site design; and
WHEREAS, this ordinance requires separate submission for all applicable permits and a Certificate of Occupancy for the proposed multi-unit residential 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 1696 N. HAGUE AVE. (43204), 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 3333.18, Building lines; and 3332.255, Perimeter yard, of the Columbus City Codes, is hereby granted for the property located at 1696 N. HAGUE AVE. (43204), insofar as said sections prohibit a reduced building setback line from 40 feet to 20 feet along North Hague Avenue; and reduced perimeter yard from 25 feet to 20 feet along the north, east, and west property line; said property being more particularly described as follows:
1696 N. HAGUE AVE. (43204), being 8.34± acres located on the east side of North Hague Avenue, 900± feet south of Trabue Road, and being more particularly described as follows:
DESCRIPTION OF 8.618 ACRES
Situated in the State of Ohio, County of Franklin, Township of Franklin, being located in Virginia Military Survey Number 530, being part of that 4.475 acre tract described in deeds to Joseph S. Dallas and Angelo J. Dallas, 1111, or their successors, as Co-Trustees of The Angelo J. Dallas Trust Agreement Dated May 17, 1996, of record in Instrument Number 200103260060477 and Instrument Number 200103260060486, herein referred to as "Parcel One", and being part of that 4.475 acre tract described in a deed to Angelo J. Dallas, 1111 and Anna M. Grund, or their successors, as Co-Trustees of The Angelo J. Dallas Trust Agreement Dated May 17, 1996, of record in Instrument Number 202407160070867, herein referred to as "Parcel Two", all records referenced herein are on file at the Office of the Recorder for Franklin County, Ohio, and being further bounded and described as follows:
BEGINNING at the northwest corner of Cortona Woods, of record in Plat Book 49, Page 42, being on the existing east right-of-way line for Hague Avenue (Public - variable width), being on the south line of said Parcel Two, and being on the existing corporation line between Franklin Township and City of Columbus, as established by Ordinance Number 1331-68, of record in Miscellaneous Book 146, Page 146, and Plat Book 42, Page 14;
Thence along the proposed City of Columbus Corporation Line along the following three (3) described courses:
North 23 degrees 51 minutes 50 seconds West, along the existing east right-of-way line for Hague Avenue, across said Parcel Two and across said Parcel One, a distance of 401.52 feet to a point on the north line of said Parcel One, being on the south line of that 1.807 acre tract described in a deed to Guy A. Amicon, of record in Official Record 34150, Page J0l and being on the south line of an existing highway easement described in a deed to County of Franklin, of record in Deed Book 2961, Page 276;
North 66 degrees 37 minutes 31 seconds East, along the north line of said Parcel One, along the south line of said 1.807 acre tract, and along the south line of said highway easement, a distance of 892.87 feet, to the northeast corner of said Parcel One, being the southeast corner of said 1.807 acre tract, being on the existing west railroad right-of-way line, and being on the west line of that tract described in a deed to New York Central Lines LLC, of record in Instrument Number 200212180325201;
South 39 degrees 16 minutes 13 seconds East, along the existing west railroad right-of-way line, along the west line of said New York Central Lines LLC tract, along the east line of said Parcel One and along the east line of said Parcel Two, a distance of 406.33 feet, to the southeast corner of said Parcel Two, being the northeast corner of said Cortona Woods, and being on the existing corporation line between Franklin Township and City of Columbus;
Thence South 66 degrees 00 minutes 44 seconds West, along the south line of said Parcel Two, along the north line of said Cortona Woods, along the north line of Lots 18 through 5 (inclusive) of said Cortana Woods, and along said existing City of Columbus Corporation Line, a distance of 1,000.79 feet to the POINT OF BEGINNING for this description.
The above description contains a total area of 8.618 acres, of which:
4.241 acres is located within Franklin County Auditor's parcel number 140-000312-00,
4.377 acres is located within Franklin County Auditor's parcel number 140-003344-00.
Less 0.278 acres dedicated to right of way.
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 site plan titled, "ZONING PLAN," and building elevations titled "LDG NORTH HAGUE APARTMENTS," both dated June 2, 2026, and signed by Michael Shannon, Attorney 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 adjustment to the plans shall be reviewed and may be approved 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 applicant obtaining all applicable permits and a Certificate of Occupancy for the proposed multi-unit residential development.
SECTION 5. That this ordinance is further conditioned on the following traffic-related commitments:
1. The developer will be responsible for a contribution of $30,690 toward potential future improvements at the intersection of Trabue Road and North Hague Avenue. This contribution will need to go through the FCTID process to formalize the agreement/contribution.
2. Outside of any improvements shown in the traffic impact study, the developer shall bring their frontage up to current County standards including a full-width mill & overlay. Franklin County holds the right to require these improvements as a fee in lieu of construction based on an estimate reviewed and approved by the Engineer’s Office to also go towards the future improvements at Trabue Road/Hague Avenue.
3. A southbound left turn lane with a length of 125 feet (including a 50 feet diverging taper) shall be constructed at the proposed site access point to North Hague Avenue.
4. The developer shall enter into an Agreement with the Franklin County Engineer to define the terms of a contribution to the planned North Hague Avenue shared-use path project to cover 100% of the cost for design and construction of a future enhanced pedestrian crossing with refuge island, which will connect the site to the future shared-use path on the west side of North Hague Avenue. Any easements required to construct public improvements shall be dedicated to the Franklin County Engineer at no cost. The exact location of the future crossing shall be coordinated with the Franklin County Engineer’s Office during design of site improvements.
SECTION 6. That this ordinance shall take effect and be in force from and after the earliest period allowed by law.