Explanation
Council Variance Application: CV24-116
APPLICANT: Star House; c/o Joanne Goldhand, Atty.; 250 West Street, 7th Floor; Columbus, OH 43215
PROPOSED USE: Social services center.
COLUMBUS SOUTH SIDE AREA COMMISSION RECOMMENDATION: Approval.
CITY DEPARTMENTS' RECOMMENDATION: Approval. The site consists of two parcels developed with a religious facility and a single-unit dwelling in the R-3, Residential District. The requested Council variance will allow the existing religious facility to be converted into a non-profit social services center. A Council variance is required because the R-3 district does not allow this type of institutional use. A variance to reduce the number of required parking spaces from 39 to 28 spaces is also included in this request. The site is located within the planning boundaries of the South Side Plan (2014), which recommends “Institutional” land uses at this location. The proposal is consistent with Plan’s land use recommendation and does not introduce an incompatible use to area.
Title
To grant a Variance from the provisions of Sections 3332.035, R-3 residential district; and 3312.49, Required parking, of the Columbus City Codes; for the property located at 295 REEB AVE. (43207), to allow a social services center with reduced parking in the R-3, Residential District (Council Variance #CV24-116).
Body
WHEREAS, by application #CV24-116, the owner of the property at 295 REEB AVE. (43207), is requesting a Variance to allow a social services center with reduced parking in the R-3, Residential District; and
WHEREAS, Section 3332.035, R-3, residential district, does not allow institutional uses such as a non-profit social services center, while the applicant proposes to convert the existing religious facility into such use; and
WHEREAS, Section 3312.49, Required parking, requires one parking space per 30 square feet of assembly area, and one parking space per 500 square feet of non-assembly area, while the applicant proposes a total of 28 parking spaces for all uses within the existing building as depicted on the submitted site plan, noting that the building had been used for approximately 6,000 square feet of assembly space as a religious facility; and
WHEREAS, the Columbus South Side Area Commission recommends approval; and
WHEREAS, City Departments recommend approval because the requested Council variance is consistent with the South Side Plan’s land use recommendation for institutional land uses at this location, and does not introduce an incompatible use to the area; 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 variances 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 variances will alleviate the difficulties encountered by the owners of the property located at 295 REEB AVE. (43207), 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 3332.035, R-3 residential district; and 3312.49, Required parking, of the Columbus City Codes; for the property located at 295 REEB AVE. (43207), insofar as said sections prohibit a social services center in the R-3, Residential District with 28 provided parking spaces; said property being more particularly described as follows:
295 REEB AVE. (43207), being 0.90± acres located at the southeast corner of Reeb Avenue and South 8th Street:
Situated in the State of Ohio, County of Franklin, and in the City of Columbus, and being further described as follows:
Being Lot Number One (1), of DESHLERS, THURMAN, AND BENNETT’S SUBDIVISION, of part of Deshlers and Thurman’s Addition to the City of Columbus, Ohio as shown on the plat of Subdivision, recorded in Plat Book No. 3, page 158, Franklin County Records. Being the same premises conveyed to said August F. Blesch by William G. Deshler, et al, by deed dated March 7, 1883, and recorded in Vol. 160, page 53, 54, and 55 of the Deed Records of said Franklin County, Ohio.
EXCEPTING, however, in the present conveyance from the above described premises sixty-six (66) feet off of the north end thereof (66 feet off the east line of said Lot No. 1 for measurements) heretofore conveyed by said Blesch and his wife together with a like part of the adjoining lot to Philip E. Blesch, by deed recorded in Vol. 167, page 497, of said Deed Records: EXCEPTING also ten (10) feet next south of said sixty-six (66) feet, (and next north of the premises hereby conveyed) the use of which as an alley was also granted to said Phillip F. Blesch in said deed.
But there is included in this conveyance the use of said Ten (10) foot alley, to wit: Running east and west across said Lot No. 1, and also across said Lot No. 2, no part of which Lot 2 is hereby conveyed, except the use of said alley across the same as well as across said Lot No. 1.
Address: 295 Reeb Avenue, Columbus, OH 43207
Parcel: 010-035124 & 010-066897
SECTION 2. That this ordinance is conditioned on and shall remain in effect only for so long as said property is used for a social services center consistent with the submitted site plan, or those uses allowed in the R-3, Residential District.
SECTION 3. That this ordinance is further conditioned on the subject site being developed in general conformance with the site plans titled, “WORKING PLAN,” and “ENLARGED FLOOR PLAN,” both dated November 20, 2024, and signed by Joanne Goldhand, 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 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 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.