Explanation
Council Variance Application: CV25-088
APPLICANT: Preferred Living; c/o David Hodge, Atty.; 8000 Walton Parkway, Suite 120; New Albany, OH 43054.
PROPOSED USE: Multi-unit residential development.
CITY DEPARTMENTS' RECOMMENDATION: Approval. The applicant has received a recommendation of disapproval from the Development Commission and a recommendation or approval from City Departments for concurrent rezoning (Ordinance #0290-2026; Z25-044) to the AR-1, Apartment Residential District. A variance to reduce building and parking setbacks and perimeter yard are requested for a proposed 112-unit apartment complex. The proposal includes a site plan that is compatible with nearby uses, while the variances requests are comparable to similar residential infill developments within the city.
Title
To grant a Variance from the provisions of Section 3312.27, Parking setback line; 3333.18, Building lines; and 3332.255, Perimeter yard, of the Columbus City Codes; for the property located at 2100 HARD RD. (43123), to allow reduced development standards for an apartment complex in the AR-1, Apartment Residential District (Council Variance #CV24-088).
Body
WHEREAS, by application #CV25-088, the owner of property at 2100 HARD RD. (43123), is requesting a Council variance to allow reduced development standards for an apartment complex in the AR-1, Apartment Residential District ; and
WHEREAS, Section 3312.27, Parking setback line, requires a parking setback line of 25 feet from Hard Road, while the applicant proposes a reduced parking setback of five feet; and
WHEREAS, Section 3333.18, Building lines, requires minimum building setback lines of 60 feet along Hard Road, while the applicant proposes a reduced building setback line of five feet; and
WHEREAS, Section 3333.255, Perimeter yard, requires a perimeter yard of 25 feet for an apartment complex, while the applicant proposes a reduced perimeter yard from 25 feet to 15 feet along the eastern property line; and
WHEREAS, the City Departments recommend approval because the requested variances are comparable to adjacent uses and with other residential infill developments within the city of Columbus; and
WHEREAS, this ordinance requires separate submission for all applicable permits and a Certificate of Occupancy for the proposed multi-unit residential 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 2100 HARD RD. (43123), 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 Section 3312.27, Parking setback line; 3333.18, Building lines; and 3332.255, Perimeter yard, of the Columbus City Codes, is hereby granted for the property located at 2100 HARD RD. (43123), insofar as said sections prohibit a reduced building setback line from 60 feet to five feet along Hard Road; reduced parking setback line from 25 feet to five feet along Hard Road; and reduced perimeter yard from 25 feet to 15 feet along the eastern property line; said property being more particularly described as follows:
2100 HARD RD. (43123), being 5.0± acres located on the north side of Hard Road, 150± feet west of Stoneford Drive, and being more particularly described as follows:
Being in Sec. 1, Twp. 2, Range 19, U.S. M. Lands, and a part of Lot #15 of Tuller's Survey. Beginning at a point in the center of Hard Road 913.284 feet Easterly from the Southwest corner of said Lo t#15, being also the Southeast corner of Lot # 18: thence Eastwardly along the center of Hard Road. 304.428 feet to a point in the center or Hard Road; thence Northerly on a line parallel to the West line of said tract to the North line of said Lot #15; thence Westerly along the North line of said Lot 304.428 feet to the Northeast corner of a part of said lot purchased by Sims; thence South on said Sims East line to the center of said Road, and the place beginning, containing 5 acres of land.
Parcel No: 610-157048 & 610-189635
Property Address: 2100 Hard Road; Columbus, OH 43123
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 permitted in the AR-1, Apartment Residential 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," and building elevation titled "ARCHITECTURE EXHIBIT," both dated January 12, 2026, and signed by Eric Zartman, 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 adjustment to the plans shall be reviewed and may be approved 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 on the applicant obtaining all applicable permits and a Certificate of Occupancy for the proposed multi-unit residential development.
SECTION 5. That this ordinance shall take effect and be in force from and after the earliest period allowed by law.