Explanation
Council Variance Application: CV24-155
APPLICANT: Jared Bock; 931 Strimple Avenue; Columbus, OH 43229.
PROPOSED USE: Automobile storage.
COLUMBUS SOUTH SIDE AREA COMMISSION RECOMMENDATION: Approval.
CITY DEPARTMENTS' RECOMMENDATION: Approval. The site consists of one parcel developed with an automobile repair business in the C-4, Commercial District. The site is subject to Zoning Code Violation #24470-06907 for parking and keeping inoperable vehicles on the property. The Applicant requests a Council variance to allow the storage of automobiles waiting to be repaired on-site. A Council variance is required because the C-4 district does not allow storage uses. Variances to required parking, dumpster area, and storage setbacks are included in this request. The site is located within the planning boundaries of the Near Southside Plan (2011), which recommends “Commercial (Neighborhood)” land uses at this location. Staff supports the request as the submitted site plan is consistent with the Plan’s recommendation, and the proposed mesh screening is a mitigating factor that is consistent with the Columbus Citywide Planning Policies (C2P2) Design Guidelines (2018).
Title
To grant a Variance from the provisions of Sections 3356.03, C-4 permitted uses; 3312.49(C), Required parking; 3321.01, Dumpster area; and 3363.41(A), Storage, of the Columbus City Codes; for the property located at 616 E. WHITTIER ST. (43206), to allow temporary automobile storage with reduced development standards in the C-4, Commercial District (Council Variance #CV24-155).
Body
WHEREAS, by application #CV24-155, the owner of property at 616 E. WHITTIER ST. (43206), is requesting a Council variance to allow temporary automobile storage with reduced development standards in the C-4, Commercial District; and
WHEREAS, an automobile repair facility in a C-4, Commercial District may have vehicles awaiting repair in a code-compliant parking lot which would not require a Council (use) variance, while the applicant cannot provide a code-compliant parking lot, and is instead proposing an outside storage area for the vehicles awaiting repair; and
WHEREAS, Section 3356.03, C-4 permitted uses, prohibits the storage of in-operable automobiles, while the applicant proposes storage of inoperable automobiles waiting to be serviced on this property, as shown on the submitted site plan; and
WHEREAS, Section 3312.49(C), Required parking, requires one parking space per 450 square feet of general office space and two spaces per service bay, or a total of two spaces for a 672 square foot office and six spaces for three service bays, respectively, while the applicant proposes zero parking spaces for office space and service bays; and
WHEREAS, Section 3321.01, Dumpster area, requires that a dumpster not be located in any required yard and screened from all sides, while the applicant proposes a dumpster to be located within the required rear yard and eastern side yard, and not screened as there the entire storage area will be screened, as shown on the submitted site plan; and
WHEREAS, Section 3363.41(A), Storage, requires the open storage of materials located at a minimum of 100 feet from any residential or apartment residential district, and at least 30 feet from any street right-of-way line and not less than 20 feet from other lot line, while the applicant proposes reduced setbacks of 1 foot and 10 inches west, 36 feet south, and 37 feet and 9 1/8 inches east of the R-2F district, and 0 feet from the street right-of-way line of Ann Street, and zero feet east, one foot and 10 inches west, 28 feet south, and 40 feet north of internal lot lines, as shown on the submitted site plan; and
WHEREAS, the Columbus South Side Area Commission recommends approval; and
WHEREAS, the City Departments recommend approval because the requested variance includes a site plan that is consistent with C2P2 design guidelines with proper screening from the surrounding residential properties; and
WHEREAS, said ordinance requires separate submission for all applicable permits and Certificate of Zoning Clearance for the proposed automobile storage; 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 the adjacent property, unreasonably increase the congestion of public streets, increase the danger of fires, endanger the public safety, unreasonably diminish or impair established property values within the surrounding area, or in any other respect 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 owner of the property located at 616 E. WHITTIER ST. (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 from the provisions of Sections 3356.03, C-4 permitted uses; 3312.49(C), Required parking; 3321.01, Dumpster area; and 3363.41(A), Storage, of the Columbus City Codes is hereby granted for the property located at 616 E. WHITTIER ST. (43206), insofar as said sections prohibit automobile storage in the C-4, Commercial District; with a reduction in the required parking from two spaces for office space and six spaces for three service bays to zero spaces; a dumpster area with no screening; and reduced open storage setbacks from 100 feet to 1 foot and 10 inches west, 36 feet south, and 37 feet and 9 1/8 inches east from residential districts, from 20 feet to 0 feet from the street right-of-way line of Ann Street, and from 20 feet to 0 feet east, and one foot and 10 inches west of internal lot lines, and 40 feet north of internal lot lines; said property being more particularly described as follows:
616 E. WHITTIER ST. (43206), being 0.08± acres located at the northeast corner of East Whittier Street and Ann Street, and being more particularly described as follows:
Situated in the State of Ohio, County of Franklin, and in the city of Columbus.
Being lot number 298 of 616 WHITTIER - BLESCH & KREMER, as the same is numbered and delineated upon the recorded plat thereof, of record in Plat Book at Recorder’s office, Franklin County, Ohio.
Parcel No. 010-030146
Address: 616 East Whittier Street, Columbus, OH 43206
SECTION 2. That this ordinance is conditioned on and shall remain in effect only for so long as said property is used as a commercial garage with automobile storage, or those uses permitted in the C-4, Commercial District.
SECTION 3. That this ordinance is further conditioned on the subject site being developed in general conformance with the site plan titled, “616 E WHITTIER ST SITE PLAN,” dated April 14, 2025, and signed by Jared Bock, 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 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 automobiles stored on this property are waiting to be repaired by the automobile repair business on this property.
SECTION 5. That this ordinance is further conditioned upon the applicant obtaining all applicable permits and a Certificate of Zoning Clearance for automobile storage.
SECTION 6. That this ordinance shall take effect and be in force from and after the earliest period allowed by law.