Explanation
Council Variance Application: CV24-146
APPLICANT: Scioto Landscaping; c/o David Hodge, Atty. 8000 Walton Parkway, Suite 120; New Albany, OH 43054.
PROPOSED USE: Limited manufacturing and storage uses.
WEST SCIOTO 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 #3262-2025; Z24-063) to the L-M, Limited Manufacturing District for limited manufacturing and storage uses. The requested Council variance will legitimize the reduced development standards for the existing development. Given that the surrounding development is not used residentially, and that the outside storage area will not be visible from Ridge Street, the request is supported as it will not introduce an incompatible use into the area.
Title
To grant a Variance from the provisions of Sections 3311.28(a), Less objectionable uses, 3312.21(D), Landscaping and screening; 3312.25, Maneuvering; 3312.27, Parking setback line; 3312.49(C), Required parking; 3321.05, Vision clearance; 3363.24, Building lines in an M-manufacturing district; 3363.27(b)(2), Height and area regulations, and 3363.41(A), Storage, of the Columbus City Codes; for the property located at 1037 RIDGE ST. (43215), to allow reduced development standards for limited manufacturing and storage uses in the L-M, Limited Manufacturing District (Council Variance #CV24-146).
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WHEREAS, by application #CV24-146, the owner of the property 1037 RIDGE ST. (43215), requests a Council variance to allow reduced development standards for limited manufacturing and storage uses in the L-M, Limited Manufacturing District; and
WHEREAS, Section 3311.28(a), Less objectionable uses, requires a minimum 25-foot setback from residential districts for M, Manufacturing district uses, while the applicant proposes a three-foot setback from a residential district; and
WHEREAS, Section 3312.21(D)(1), Landscaping and screening, requires parking lot screening within 80 feet of residentially zoned property, while the applicant proposes no parking lot screening; and
WHEREAS, Section 3312.25, Maneuvering, requires parking spaces to have sufficient access and maneuvering area on the lot where the parking spaces are located, while the applicant proposes to allow maneuvering over parking spaces; and
WHEREAS, Section 3312.27, Parking setback line, requires a minimum 25-foot parking setback line along public streets, while the applicant proposes a reduced parking setback of 10 feet along Ridge Street; and
WHEREAS, Section 3312.49(C), Required parking, requires one space per 450 square feet for general office; and one space per 1,000 square feet of warehousing; for a total of nine required parking spaces, while the applicant proposes to provide a total of four spaces; and
WHEREAS, Section 3321.05(A)(1)(2),Vision clearance, requires clear vision triangles of 10 feet at the intersection of a driveway and the street right-of-way, while the applicant proposes to reduce the clear vision triangle for the eastern side of the western driveway, as shown on the site plan included with Ordinance No. 3262-2025 (Z24-063); and
WHEREAS, Section 3363.24, Building lines in an M-manufacturing district, requires a building setback line of 25 feet along Ridge Street, while the applicant proposes a reduced building setback of 20 feet along the Ridge Street frontage; and
WHEREAS, Section 3363.27(b)(2), Height and Area Regulations, requires a 25-foot distance separation for buildings from residentially-zoned property, while the applicant proposes a reduced setback of three feet along the eastern property line, as shown on the site plan included with Ordinance No. 3262-2025 (Z24-063); and
WHEREAS, Section 3363.41(a), Storage, requires the open storage of materials to be located at a minimum of 100 feet from any residential or apartment residential district, while the applicant proposes to maintain an outside storage area within 25 feet of residential districts, as shown on the site plan included with Ordinance No. 3262-2025 (Z24-063); and
WHEREAS, the West Scioto Area Commission recommends approval of said zoning change;
WHEREAS, City Departments recommend approval because the request will not introduce an incompatible use into the area and will allow the owner to legitimize the existing landscaping company. Additionally, the surrounding development is not used residentially, and the outside storage area will not be visible from Ridge Street; and
WHEREAS, this ordinance requires separate submission for all applicable permits and a Certificate of Zoning Clearance 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 1037 RIDGE ST. (43215), 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 3311.28(a), Less objectionable uses, 3312.21(D), Landscaping and screening; 3312.25, Maneuvering; 3312.27, Parking setback line; 3312.49(C), Required parking; 3321.05, Vision clearance; 3363.24, Building lines in an M-manufacturing district; 3363.27(b)(2), Height and area regulations, and 3363.41(A), Storage, of the Columbus City Codes; for the property located at 1037 RIDGE ST. (43215), to reduce the minimum separation of less objectionable uses from a residential district from 25 feet to five feet; allow no parking lot screening; allow maneuvering over parking spaces; reduced parking setback line from 25 feet to 10 feet along Ridge Street; a parking space reduction from nine required to four provided spaces; a reduced clear vision triangle from 10 feet to a minimum 5-foot by 5-foot clear vision triangle on the eastern side of the western driveway; a reduced building setback line from 25 feet to 20 feet along Ridge Street; reduced distance separation from residentially-zoned property from 25 feet to five feet along the eastern property line; and reduced open storage setback along a residential district from 100 feet to 25 feet; said property being more particularly described as follows:
1037 RIDGE ST. (43215), being 1.04± acres located on the south side of Ridge Street, 200± feet west of Waterman Avenue, and being more particularly described as follows:
Situated in the County of Franklin, State of Ohio and in the City of Columbus:
Being Lot Number Fourteen (14) of WATERMAN'S DUBLIN AVENUE ADDITION, to the City of Columbus, as the same is numbered and delineated on the recorded plat thereof, of record in Plat Book 7, page 332, Recorder's Office, Franklin County, Ohio.
Also a tract of land immediately adjoining the above described lot on the south, bounded on the north by the above described lot, bounded on the east by the east line of the above described lot, extended southward to the low water mark of the Scioto River, bounded on the south by the low water mark of said river, and bounded on the west by the west line of the above described lot, extended southward to the low water mark of the Scioto River, said last described lot being part of Reserve "B" of the aforesaid Waterman's Dublin.
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-M, Limited Manufacturing District, specified by Ordinance #3262-2025; Z24-063.
SECTION 3. That this ordinance is further conditioned upon the applicant obtaining all applicable permits and a Certificate of Zoning Clearance for the proposed development.
SECTION 4. That this ordinance shall take effect and be in force from and after the earliest period allowed by law.