Explanation
Council Variance Application: CV25-032
APPLICANT: Andrew Johnson; c/o Craig Moncrief, Atty.; 411 East Town Street, Floor 2; Columbus, OH 43215.
PROPOSED USE: Automotive repair facility.
COLUMBUS SOUTH SIDE AREA COMMISSION RECOMMENDATION: Approval.
CITY DEPARTMENTS' RECOMMENDATION: Disapproval. The site consists of one undeveloped parcel in the UGN-1, Urban General District. The requested Council variance will allow the new construction of an automotive repair facility that supports the existing automobile repair facility located on the adjacent parcel to the north. A Council variance is required because the UGN-1 district does not allow automotive repair facilities. Variances to reduce the building’s façade length along Parsons Avenue from 70 to 52.14 percent within the front façade zone, and to reduce the front surface parking setback from 24 to zero feet are also included in this request. The site is within the planning area of the Near Southside Plan (2011), which recommends “Mixed-Use (Neighborhood)” land uses for this location. Additionally, the Plan includes early adoption of the Columbus Citywide Planning Policies (C2P2) Design Guidelines (2018). The submitted site plan depicts a removed curb cut from Parsons Avenue and parking lot screening comprised of black metal tube fencing and landscaping, which are consistent with the Plan’s and C2P2’s design guideline recommendations. However, staff does not support the proposal because automotive uses do not contribute to a pedestrian-oriented development pattern envisioned by the UGN-1 district, and are not typically compatible with high-density residential development that is allowed in this district. Additionally, staff does not concur with the applicant’s analysis of the practical difficulties, and believes that the requested variances to reduce the front façade zone and the front surface parking setback line are substantial.
Title
To grant a Variance from the provisions of Sections E.20.100.A, Use Table; E.20.040.C, Building Placement; and E.20.040.G, On-Site Parking, of the Columbus City Codes; for the property located at 1058 PARSONS AVE. (43206), to allow an automotive repair facility with reduced development standards in the UGN-1, Urban General District (Council Variance #CV25-032).
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WHEREAS, by application #CV25-032, the owner of the property 1058 PARSONS AVE. (43206), requests a Council variance to allow an automotive repair facility with reduced development standards in the UGN-1, Urban General District; and
WHEREAS, Section E.20.100.A, Use Table, does not allow automotive repair facilities in the UGN-1, Urban General District, while the applicant proposes to develop the site with a new automotive repair facility, as shown on the submitted site plan; and
WHEREAS, Section E.20.040.C, Building Placement, requires the total length of the façade of a building that is within or abutting the façade zone of a front-facing street be at least 70 percent of the front façade zone length, while the applicant proposes a reduced façade length of 52.14 percent along Parsons Avenue; and
WHEREAS, Section E.20.040.G, On-Site Parking, requires a minimum surface parking setback of 24 feet from the front-facing street, while the applicant proposes a reduced minimum parking setback line of zero feet along the Parsons Avenue frontage; and
WHEREAS, the Columbus South Side Area Commission recommends approval of said zoning change;
WHEREAS, City Departments recommend disapproval of the requested variances because automotive uses do not contribute to a pedestrian-oriented development pattern envisioned by the UGN-1 district and are not typically compatible with the high-density residential development contemplated for this district. Additionally, staff does not concur with the applicant’s analysis of the practical difficulties, and believes that the requested variances to reduce the building’s placement within the front façade zone and the front surface parking setback are substantial; and
WHEREAS, this ordinance requires separate submission for all applicable permits and a Certificate 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 1058 PARSONS AVE. (43206), 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 E.20.100.A, Use Table; E.20.040.C, Building Placement; and E.20.040.G, On-Site Parking; of the Columbus City Codes; for the property located at 1058 PARSONS AVE. (43206), insofar as said sections prohibit an automotive repair facility in the UGN-1, Urban General District; with a reduced front façade zone length from 70 percent to 52.14 percent along Parsons Avenue; and a reduced front surface parking setback from 24 feet to zero feet along Parsons Avenue; said property being more particularly described as follows:
1058 PARSONS AVE. (43206), being 0.15± acres located on the east side of Parsons Avenue; 55± feet south of Siebert Street and being more particularly described as follows:
Situated in the State of Ohio, County of Franklin, City of Columbus, being part of Lot No. 365 and all of Lot No. 364 as numbered and delineated on the- plat of Blesch and Kremers Subdivision, of record in Plat Book 4, Page 306, containing 0.148 acres of land, more or less, and also being part of that 0.2197 acre tract of land as described in a deed to Green Quarters, LLC, of record in Instrument No. 201709210131763 (all references to plat books or instruments in this description refer to the records of the Recorder's Office, Franklin County, Ohio), said 0.148 acre tract of land being more particularly described as follows:
Beginning, for reference, at a drill hole (found) at the intersection of the easterly right-of-way line of Parsons Avenue (60 feet in width) and the northerly right-of-way line of Stewart Avenue (50 feet in width); thence N 03 deg. 38' 19" E with the easterly right-of-way of Parsons Avenue, the westerly line of Lots 367, 366 and part of Lot No. 365, a distance of 167.04 feet to a 3/8" drill hole (set) in a concrete wall, and being the true point of beginning;
Thence N-03 deg. 38' 19” E, with the easterly right-of-way line of said Parsons Avenue, the westerly line of part of said Lot No. 365 and said Lot No. 364, a distance of 53.77 feet to a 3/8" drill hole (set) in a concrete walk, also being the northwesterly corner of said Lot No. 364, the southwesterly corner of Lot No. 363;
Thence S 86 deg. 21' 41" E, with the northerly line of said Lot No. 364, the southerly line of said Lot No. 363, a distance of 120.00 feet to a 5/8" rebar (set) at the northeasterly corner of said Lot No. 364, the southeasterly corner of said Lot No. 363, the westerly right-of-way line of Lisle Alley (20 feet in width);
Thence S 03 deg. 38' 19" W, with the easterly line of said Lot No. 364 and part of said Lot No. 365, the westerly right-of-way line of said Lisle Alley, a distance of 53.77 feet to a 5/8" rebar (set);
Thence N 86 deg. 21' 41" W, crossing said Lot No. 365, a distance of 120.00 feet to the true point of beginning and containing 0.148 acres of land, more or less.
SECTION 2. That this ordinance is conditioned on and shall remain in effect only for so long as said property is used as an automotive repair facility, in accordance with the submitted site plan, or those uses allowed in the UGN-1, Urban General 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 FOR COUNCIL VARIANCE SUBMITTAL," dated August 27, 2025, signed by Craig Moncrief, 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 upon the applicant obtaining all applicable permits and a Certificate of Occupancy for the proposed development.
SECTION 5. That this ordinance shall take effect and be in force from and after the earliest period allowed by law.