Explanation
Council Variance Application: CV25-054
APPLICANT: HAMM Holdings, LLC, c/o Hayden Meyers, Agent; 6012 Placid Place; Lewis Center, OH 43035, and David Hodge, Atty.; 8000 Walton Parkway, Suite 120; New Albany, OH 43054.
PROPOSED USE: Apartment Complex.
GREATER HILLTOP AREA COMMISSION RECOMMENDATION: Disapproval.
CITY DEPARTMENTS' RECOMMENDATION: Approval. The applicant has received a recommendation of approval from Staff and the Development Commission for a concurrent rezoning (Ordinance #3000-2025; Z25-028) to the AR-1, Apartment Residential District. The requested Council variance proposes a 48-unit apartment complex with a reduced building setback line along Hall Road, and a commitment to develop the site in accordance with the submitted site plan. City staff supports the requested variance as the building placement and design contribute to a pedestrian-friendly streetscape. Additionally, the site plan commits to preserving existing trees in the stream corridor protection zone and notes mature tree preservation, which are consistent with the Hilltop Land Use Plan (2019) and Columbus Citywide Planning Policies (C2P2) Design Guidelines (2018).
Title
To grant a Variance from the provisions of Section 3333.18, Building lines, of the Columbus City Codes; for the property located at 1100 GEORGESVILLE GREEN DR. (43228), to allow a reduced building setback line for an apartment complex in the AR-1, Apartment Residential District (Council Variance #CV25-054).
Body
WHEREAS, by application #CV25-054, the owner of property at 1100 GEORGESVILLE GREEN DR. (43228), is requesting a Council variance to allow reduced building setbacks for an apartment complex in the AR-1, Apartment Residential District; and
WHEREAS, 3333.18, Building lines, requires a minimum building line equal to one-half of the designated right-of-way for Hall Road, requiring a minimum building line of 50 feet, while the applicant proposes a reduced building line of 25 feet, and to allow, A/C equipment, and utility enclosures or water vaults over a certain size within the building setback line; and
WHEREAS, the Greater Hilltop Area Commission recommends disapproval; and
WHEREAS, the City Departments recommend approval because the requested variances will allow a residential development with a site design that is consistent with the Hilltop Land Use Plan and C2P2 design guideline recommendations; and
WHEREAS, this ordinance requires separate submission for all applicable permits and Certificates 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 1100 GEORGESVILLE GREEN DR. (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 from the provisions of Section 3333.18, Building lines, of the Columbus City Codes, is hereby granted for the property located at 1100 GEORGESVILLE GREEN DR. (43228), insofar as said section prohibits a reduced building setback line from 50 feet to 25 feet along Hall Road and does not allow A/C equipment, and utility enclosures or water vaults over a certain size within the building setback line; said property being more particularly described as follows:
1100 GEORGESVILLE GREEN DR. (43228), being 1.87± acres located at the northeast corner of Georgesville Green Drive and Hall Road, and being more particularly described as follows:
SITUATED IN THE STATE OF OHIO, FRANKLIN COUNTY, CITY OF COLUMBUS, AND LYING IN VIRGINIA MILITARY SURVEY NO. 1425, 13950, AND 12394, AND BEING A PART OF THAT ORIGINAL 37.998 ACRE TRACT CONVEYED TO TREMBLY FAMILY LIMITED PARTNERSHIP TWO, CHRISTINA R. DAVIS AND PATRICIA A. OSTRANDER AS RECORD BY INSTRUMENT FILED AS INSTRUMENT NO. 199804210095605 (ALL DOCUMENTS HEREIN ARE FROM THE FRANKLIN COUNTY RECORDER'S OFFICE), AND MORE PARTICULARLY DESCRIBED AS FOLLOWS:
BEGIN, FOR REFERENCE, AT AN OHIO DEPARTMENT OF TRANSPORTATION (ODOT) MONUMENT BOX (CALLED FOR IN ODOT PLANS FOR FRA 270-2.43S, ON FILE WITH THE OHIO DEPARTMENT OF TRANSPORTATION, DISTRICT 6, DELAWARE, OHIO), AT AN ANGLE POINT IN THE CENTERLINE OF HALL ROAD (COUNTY ROAD 125) AND THE LINE COMMON TO VIRGINIA MILITARY SURVEY NUMBERS 1462 AND 12394:
THENCE SOUTH 86' 47' 49" EAST A DISTANCE OF 359.98 FEET, ALONG SAID LINE COMMON TO THE CENTERLINE OF HALL ROAD AND VIRGINIA MILITARY SURVEY NUMBERS 1462 AND 12394 TO A POINT AT THE INTERSECTION OF SAID CENTERLINE OF HALL ROAD AND THE CENTERLINE OF GEORGESVILLE GREEN DRIVE (60' R/W) AS SHOWN IN PLAT BOOK 102, PAGE 57;
THENCE NORTH 03• 14' 18" EAST A DISTANCE OF 230.44 FEET, ALONG THE CENTERLINE OF SAID GEORGESVILLE GREEN DRIVE TO A POINT;
THENCE SOUTH as• 45' 42" EAST A DISTANCE OF 30.00 FEET, CROSSING THROUGH THE RIGHT-OF-WAY OF SAID GEORGESVILLE GREEN DRIVE TO A ¾ INCH IRON PIPE FOUND WITH A ME CAP ON THE SOUTHWESTERLY CORNER OF LOT 66 OF GEORGESVILLE GREEN SUBDIVISION SECTION 2, A SUBDIVISION OF RECORD IN PLAT BOOK 102, PAGE 60, THAT SAID POINT BEING THE TRUE POINT OF BEGINNING;
THENCE SOUTH as• 45' 42" EAST A DISTANCE OF 500.00 FEET, ALONG THE SOUTHERLY LINE OF SAID SUBDIVISION AND THE SOUTHERLY LINE OF GEORGESVILLE GREEN SUBDIVISION SECTION 3, A SUBDIVISION OF RECORD IN PLAT BOOK 104, PAGE 54 TO A 3/4 INCH IRON PIPE FOUND WITH A CAP STAMPED "RD ZANDE" ON THE SOUTHEASTERLY CORNER OF SECTION 3 OF SAID SUBDIVISION, PASSING A 3/4 INCH IRON PIPE 420.07 FEET LYING NORTH 0.78 FEET:
THENCE SOUTH 31' 37' 02" WEST A DISTANCE OF 204.78 FEET, CROSSING THROUGH SAID ORIGINAL 37.998 ACRE TRACT TO A 5/8" REBAR SET WITH A CAP STAMPED "DLZ OF OHIO INC" ON THE NORTHERLY RIGHT-OF-WAY LINE OF HALL ROAD;
THENCE NORTH 86' 47' 49" WEST A DISTANCE OF 377.65 FEET, ALONG SAID RIGHT-OF-WAY LINE TO A 5/8" REBAR SET WITH A CAP STAMPED "DLZ OF OHIO INC" ON THE NORTHERLY RIGHT-OF-WAY LINE OF HALL ROAD AND EASTERLY RIGHT-OF-WAY LINE OF GEORGESVILLE GREEN DRIVE;
THENCE ALONG A CURVE TO THE RIGHT HAVING A CENTRAL ANGLE OF 90' 02' 07", A RADIUS OF 25.00 FEET, AND ARC LENGTH OF 39.29 FEET, A CHORD TO WHICH BEARS NORTH 41' 46' 46" WEST, A CHORD DISTANCE OF 35.37 FEET, ALONG THE EASTERLY RIGHT-OF-WAY LINE OF GEORGESVILLE GREEN DRIVE TO A 5/8" REBAR SET WITH A CAP STAMPED "DLZ OF OHIO INC" ON THE EASTERLY RIGHT-OF-WAY LINE OF GEORGESVILLE GREEN DRIVE;
THENCE NORTH 03' 14' 18" EAST A DISTANCE OF 155.40 FEET, ALONG SAID EASTERLY RIGHT-OF-WAY LINE RETURNING TO THE TRUE POINT OF BEGINNING CONTAINING 1.865 ACRES, MORE OR LESS. SUBJECT TO ALL EASEMENTS, RESTRICTIONS AND RIGHTS OF WAY OF RECORD.
THE BEARINGS FOR THIS DESCRIPTION ARE BASED ON THE BEARINGS OF SOUTH 86' 45' 42" EAST FOR THE SOUTH LINE OF GEORGESVILLE GREEN SECTION 2 AND WAS DETERMINED FROM A SERIES OF GPS OBSERVATIONS USING THE OHIO STATE PLANE COORDINATE SYSTEM, SOUTH ZONE, NAD83(2011).
ALL 5/8" REBAR SET ARE 30 INCHES IN LENGTH WITH A YELLOW CAP STAMPED "DLZ OF OHIO INC".
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 general conformance with the plan titled, “DEVELOPMENT PLAN,” dated October 15, 2025, and signed by Eric Zartman, Attorney 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 adjustment to the plan 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 Certificates of Occupancy for the proposed development.
SECTION 5. That this ordinance shall take effect and be in force from and after the earliest period allowed by law.