Explanation
Council Variance Application: CV26-007
APPLICANT: Henry Glaneman; c/o Joshua N. Diaz, Agent; 180 White Oaks Boulevard, Suite 110; Bridgeport, WV 26330.
PROPOSED USE: Natural gas regulation station.
FAR WEST SIDE 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 #0838-2026; Z25-041) to the L-I, Limited Institutional District to rezone the northeastern portion of Parcel 560-172398. The requested Council variance will allow reduced development standards for an expansion of an existing natural gas regulation station, as shown on the submitted site plan. A Council variance is required because the proposal cannot meet all required development standards of the I district. Columbus Growth Strategy (2026) (CGS) industrial design guidelines recommend portions of a site that front a public right-of-way should include streetscape improvements such as sidewalks, landscaping, and street trees. Staff notes the proposal includes streetscape improvements such as a proposed seven-foot fence that will provide adequate screening on the site and proposed street trees along Renner Road and Trabue Road.
Title
To grant a Variance from the provisions of Section 3349.04(a)(c), Height, area and yard regulations, of the Columbus City Codes; for the property located at 5311-5313 RENNER RD. (43228), to reduce required development standards in the L-I, Limited Institutional District and I, Institutional District, and to revoke Ordinance #2712-92 (CV92-089), passed January 11, 1993, and Ordinance #0063-2024 (CV23-110) passed January 8, 2024 (Council Variance #CV26-007).
Body
WHEREAS, by application #CV26-007, the owner of the property 5311-5313 RENNER RD. (43228), requests a Council variance to reduce required development standards in the L-I, Limited Institutional District and I, Institutional District; and
WHEREAS, Section 3349.04(a)(c), Height, area and yard regulations, requires that all structures at the minimum building line shall not exceed 35 feet in height, requires a front setback of 50 feet from street right-of-way, and requires a minimum side yard of 20 feet on each side of a structure, while the applicant proposes an increased building height of 37.5 feet, reduced front setbacks of 2.6 feet from Renner Road and 9.9 feet from Trabue Road for proposed fencing, reduced eastern side yard of 4.9 feet for proposed fencing and to 15 feet for a proposed above-ground valve, and reduced western side yard of 4.9 feet for proposed fencing; and
WHEREAS, the Far West Area Commission recommends approval of said zoning change;
WHEREAS, City Departments recommend approval of the variance because the proposed fencing and street trees will provide adequate streetscape improvements, consistent with CGS industrial design guidelines; 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 5311-5313 RENNER RD. (43228), 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 Section 3349.04(a)(c), Height, area and yard regulations, of the Columbus City Codes; for the property located at 5311-5313 RENNER RD. (43228), to allow an increase in maximum building height from 35 feet to 37.5 feet, a reduction in front setbacks from 50 feet to 2.6 feet along Renner Road and to 9.9 feet along Trabue Road, and a reduction in side yards from 20 feet to 4.9 feet along the eastern and western property lines for proposed fencing and to 15 feet for a proposed above-ground valve along the eastern property line; said property being more particularly described as follows:
5311-5313 RENNER RD. (43228), being 1.81± acres located on the south side of Renner Road; 275± feet west of Atlas Street, and being more particularly described as follows:
Parcel 560-172398
Situated in the City of Columbus, in Franklin County, Ohio and being Lot 1, Lot 2, Lot 3, Lot 4, and Lot 16 of Trabue Subdivision, recorded in Plat Book 51, Page 23 and being land conveyed to Columbia Gas of Ohio, Inc. by Instrument No. 202210030139532 and Instrument No. 202208110116554 and Instrument No. 202212300175050 and Instrument No. 202209190132701 and Instrument No. 202503030020136 and described further as follows:
BEGINNING at an iron pipe found on a southerly line of land conveyed to Columbia Gas Transmission Corporation by Deed Book 3176, Page 194 and marking the northeasterly corner of Lot 2 and a westerly corner of Lot 16 of Trabue Subdivision;
1) thence on and along the southerly line of said land conveyed to Columbia Gas Transmission Corporation and a westerly line of Lot 16 of Trabue Subdivision, N 78° 47' 13" E, a distance of 34.46 feet to a Kleinfelder Inc. 5/8 inch iron pin set marking the southeasterly corner of said land conveyed to Columbia Gas Transmission Corporation and a westerly corner of Lot 16 of Trabue Subdivision;
2) thence on and along the easterly line of said land conveyed to Columbia Gas Transmission Corporation and the westerly line of Lot 16 of Trabue Subdivision, N 3° 06' 30" E, a distance of 100.17 feet to a one inch iron pipe found on the southerly right of way line of Renner Road (R/W width varies), and marking the northeasterly corner of said land conveyed to Columbia Gas Transmission Corporation and the northwesterly corner of Lot 16 of Trabue Subdivision;
3) thence on and along the southerly right of way line of Renner Road and the northerly line of Lot 16 of Trabue Subdivision, N 77° 58' 22" E, a distance of 78.78 feet to an iron pin set at the northeasterly corner of said Lot 16 and the northwesterly corner of Lot 15 of Trabue Subdivision;
4) thence on and along the line between said Lot 15 and Lot 16, S 3° 10' 32" W, a distance of 183.59 feet to an iron pin set on the northerly line of Lot 4 of Trabue Subdivision at the southeasterly corner of said Lot 16 and the southwesterly corner of said Lot 15;
5) thence on and along the line between Lot 4 and Lot 15 of Trabue Subdivision, N 87° 47' 46" E, a distance of 8.73 feet to a Poggemeyer Design Group 5/8 inch iron pin found marking the northeasterly corner of said Lot 4 and the northwesterly corner of Lot 5 of Trabue Subdivision;
6) Thence on and along the line between said Lot 4 and Lot 5, S 11° 54' 29" E, a distance of 168.37 feet to a Poggemeyer Design Group 5/8” iron pin found on the northerly right of way line of Trabue Road (Plat Book 51, Page 23), having a 60.00 foot right of way, and at the southeasterly corner of Lot 4 and the southwesterly corner of said Lot 5 of Trabue Subdivision;
7) Thence on and along the northerly right of way line of Trabue Road and the southerly line of Lot 4 and Lot 3 and Lot 2 and Lot 1 of Trabue Subdivision, S 78° 07' 18" W, a distance of 248.03 feet to a Poggemeyer Design Group 5/8” iron pin found on the east line of said Columbia Gas Transmission Corporation and at the southwesterly corner of said Lot 1, said pin set witnessed by a one inch iron pipe found S 3° 13' 46" W at 0.45 feet;
8) Thence on and along an east line of said Columbia Gas Transmission Corporation and the west line of said Lot 1, N 3° 13' 46" E, a distance of 260.49 feet to a Poggemeyer Design Group 5/8” iron pin found at the northwesterly corner of said Lot 1;
9) Thence on and along a southerly line of said Columbia Gas Transmission Corporation and the northerly line of said Lot 1 and Lot 2, N 78° 47' 13" E, a distance of 79.99 feet returning to the TRUE POINT OF BEGINNING, passing a one inch iron pipe found 25.05 feet;
containing in all 1.411 acres of which 0.000 acres is road right-of-way, leaving a net take of 1.411 acres, and described further as follows:
0.341 acres are within said Lot 1 and Franklin County Auditor’s Parcel 560-172398-00, and 0.317 acres are within said Lot 2 and Franklin County Auditor’s Parcel 560-172399-00, and 0.208 acres are within said Lot 3 and Franklin County Auditor’s Parcel 560-172400-00, and 0.198 acres are within said Lot 4 and Franklin County Auditor’s Parcel 560-172401-00, and 0.347 acres are within said Lot 16 and Franklin County Auditor’s Parcel 560-172413-00.
Parcel 560-154704
Situated in the State of Ohio, County of Franklin, City of Columbus, and is described as follows:
Part of Virginia Military District Lands, Survey No. 7065
Commencing at a railroad spike found at the intersection of centerlines, Hilliard & Rome Road and Trabue Road (having a 60 foot full right-of-way width);
Thence, North 78⁰ 16’ 56” East along said centerline of said Trabue Road, a distance of 10.71 feet to a point;
Thence, North 03⁰ 13’ 46” East, along the southerly prolongation of the westerly line of the Trabue Subdivision, as described in P.B 51, page 23, a distance of 31.07 feet to a 5/8 inch iron pin found on the northerly right-of-way line of said Trabue Road, said iron pin being the Point of Beginning for the real property herein described;
Thence, South 78⁰ 07’ 18” West, along said right-of-way line, passing a ¾ inch pipe at 14.81 feet, with a total distance of 15.71 feet to a point at the southeast corner of the property owned by Ryland Park LLC, and described in O.R 201609200127057;
Thence, North 03⁰ 16’ 18” East, along said east property line a distance of 366.98 feet to a point on the south right-of-way line of Renner Road said point being , 7.75 feet from the northeast corner of said property;
Thence, North 81⁰ 23’ 07” East, along said south right-of-way line a distance of 128.25 feet to a point at the northwest corner of Lot 16 of said Trabue Subdivision;
Thence, South 03⁰ 06’ 30” West, along said Lot line, a distance of 100.17 feet to a point at the corner of said Lot 16;
Thence, South 78⁰ 47’ 13” West, along said Lot line, passing at a distance 34.46 feet, a 1 inch pipe found at the northeast corner of Lot 2 in said Trabue Subdivision and passing at a distance of 89.40 feet to a 1 inch pipe found at the northwest corner of said Lot 2, and having a total distance of 114.45 feet to a 5/8 inch pin found at the northwest corner of Lot 1 in said Subdivision;
Thence, South 03⁰ 13’ 46” West along the west line of said Lot 1, a distance of 260.49 feet to the Point of Beginning. Containing 0.3879 acres with 0.0000 acres within the public right-of-way. Basis of Bearing; from State Plane Co-ordinates; Ohio VRS, 3401 Ohio north, adj.2011. The property described in the name of Columbia Gas Transmission Corporation, in D.B 3176, page 194.
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 L-I, Limited Institutional District, specified by Ordinance #0838-2026; Z25-041, and in the I, Institutional District.
SECTION 3. That this ordinance is further conditioned on the Subject Site being developed in general conformance with the site plan titled “ZONING EXHIBIT” dated March 11, 2026, signed by Joshua Diaz, Agent 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 Ordinance #2712-92 (CV92-089), passed January 11, 1993, be and is hereby revoked.
SECTION 5. That Ordinance #0063-2024 (CV23-110) passed January 8, 2024, be and is hereby revoked.
SECTION 6. That this ordinance shall take effect and be in force from and after the earliest period allowed by law.