[{"_1":2,"_99":-5,"_100":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",5982184,"mediaKeyId","5776820-04c4c59bb66ab7c7380e1d70f20e2169","parentId",5776820,"title","Board postpones National Church Residences campus vote after residents raise lake, scale and utility concerns","audioSeconds",1584,"startMs",1594000,"endMs",9799,"viewUrl","/Search/View?dp=1&key=5776820-04c4c59bb66ab7c7380e1d70f20e2169&start=1594&end=9","thumbnailUrl","https://assets.pipeline.soar.com/5776820-04c4c59bb66ab7c7380e1d70f20e2169/thumbnail_1594000.jpg","articleUrl","/articles/5982184/Upper-Arlington/Franklin-County/Ohio/Board-postpones-National-Church-Residences-campus-vote-after-residents-raise-lake-scale-and-utility-concerns","mediaUrl","https://secure.pipeline.soar.com/5982184-30710c3ca9cf9b0f6289cbb43ef6a77c/orig.mp4?Expires=1776650594&Signature=Uj4EdNLKdNAN0iPcmxBj-IDjzSX9B6xjtXqf50lpYEwDriZffjxAq1kDsQcyCSefQu1QB7CQut0nncgvoqr1SuHjOJa8ccGAoig8GYd-F4t0QBE79mPN1jJvX36D7VbSHWEoQ10NMjee7SeWQqwfW5EwKl-fBKXmpG22daZycKELacSchpUCoi5G9PninfSfObE04qpYCbkDQ2txqr36~5JpDdXHjK6j88QDLW7ZFVdtv7ZekbEzqqN8YN2SefhnubKMFtxPHmzWLDvNAvKGE9HIGZyZFUatMjUAKfQVxE~9GkG0m218E9Z1J2bI3w~OWf5QIEpEcAP~syRKICszSg__&Key-Pair-Id=KUT5TJCACFTXG","author","City of Upper Arlington OH","date","2025-09-17T00:00:00Z","article","The City of Upper Arlington Board of Zoning and Planning on Sept. 17 voted to postpone consideration of National Church Residences' major site plan and related plat amendment for 2233–2335 North Bank Drive to the board's Oct. 1 meeting after staff and the applicant presented the proposal and a sustained public comment period raised multiple unresolved issues.

Staff gave an overview of the three‑building campus plan: a new four‑story headquarters/office building (about 55,000 square feet, two parking levels, two office levels above, capacity projected at 250–300 employees), a three‑story senior housing building with about 80 units, and a placeholder site for a future western senior building that will return to the board. The campus sits south of Northbank Drive, west of Arlington Center Boulevard and adjacent to Northwest Kiwanis Park and a retention pond the plans label as a lake. The site is zoned PMOD (planned mixed office district), rezoned in 2022.

Staff and the applicant (Kevin Brown, director of senior housing development, National Church Residences, joined by architect and designers) described the project phasing: phase one (office) completion expected late 2027, phase two (senior building) mid‑2028, and a three‑phase buildout through about 2030. Staff said the applicant seeks one variance from the front‑yard setback requirements because an angled utility easement with existing sanitary sewer, fiber, electric (AEP) and gas facilities constrains moving buildings farther north.

Public comment included about two dozen speakers representing Concord Village homeowners and nearby residents who raised repeated concerns: the size and proximity of the proposed four‑story office building at the narrow end of the pond; privacy and property‑value impacts for lakefront homeowners; safety and liability implications if the city assumes control of the pond and allows a shared pathway along the shore; inadequate detail or guarantees about who would maintain the pond during the multiyear construction period; whether utilities (especially sanitary sewer) could be relocated to allow the building to move farther from the water; the cost and feasibility of putting parking below grade; and restrictive covenants or deed language residents referenced that they said protect lakefront enjoyment.

The applicant's team said they had held multiple community meetings and revised the design since a work session to reduce balcony profiles, adjust materials and add landscaping; they explained above‑grade parking cost estimates (approximately $36,000 per space), and noted industry estimates that one level below grade roughly doubles per‑space cost while two levels below grade could triple it; the applicant cited an approximate $8 million additional cost if two parking levels were moved fully below grade, and also cited elevation and dewatering challenges because the site sits at lake level.

During discussion the board asked technical questions about the utility easement and whether moving the sanitary sewer could realistically yield additional setback; engineering representatives said the easement situation includes sanitary sewer, fiber optics, an AEP electric easement and Columbia Gas facilities and that relocating those utilities would be complex and could require additional easements or substantial cost. City staff and the applicant agreed to prepare a consolidated response that details the constraints and any realistic gain in building setback from moving city‑controlled utilities.

After more than an hour of public comment and board questions, a member requested postponement to give staff time to assemble engineering detail on easement constraints and to allow the applicant and community additional time to work through design options. The board then voted to postpone the major site plan and the related plat‑amendment recommendation to city council to the Oct. 1 meeting.

Key unresolved matters the board asked staff and the applicant to flesh out before the next hearing include a clear engineering analysis of what setback (if any) could be gained by relocating city utilities, the design implications for the lobby and parking garage if the building shifts, clarification of lake ownership and a maintenance plan during construction (staff said, per the development agreement, National Church Residences would retain maintenance responsibility until phase 2 or phase 3 completion depending on timing), pathway routing and access, and additional landscape design details. Board members urged continued community engagement and asked the applicant to return with consolidated technical responses.","mediaType","Video","parentTitle","Board of Zoning and Planning Meeting - September 17, 2025","oneSentenceSummary","The City of Upper Arlington Board of Zoning and Planning on Sept. 17 postponed action on National Church Residences’ major site plan and plat‑amendment recommendation for 2233–2335 North Bank Drive to Oct. 1 after lengthy public comment flagged unresolved concerns about building height, proximity to a retention pond, utility easements and lake maintenance.","taxTitle","Upper Arlington, Franklin County, Ohio","taxId",65958,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},5982189,"Board approves circular driveway variance at 2381 Owen Dangan Drive after applicant reduces coverage",407,733000,1140000,"/Search/View?dp=1&key=5776820-04c4c59bb66ab7c7380e1d70f20e2169&start=733&end=1140","https://assets.pipeline.soar.com/5776820-04c4c59bb66ab7c7380e1d70f20e2169/thumbnail_733000.jpg","/articles/5982189/Upper-Arlington/Franklin-County/Ohio/Board-approves-circular-driveway-variance-at-2381-Owen-Dangan-Drive-after-applicant-reduces-coverage","https://secure.pipeline.soar.com/5982189-2861f2052fe7307927b5de88adebbfd2/orig.mp4?Expires=1776650594&Signature=DdJ6tPBPoQuZxtYVE38ik8omwCeOIzyYbALNi2mBdHnq3diImKDhpXRHWO8A~eB4-1dJIzDnh9JxY06t-16-Vk6B5GXVcsqj20WO1ETUnoq6ptIrNHSUmaYs9mpDA1X6O51ieIsCkELwNiD2dSHOKY4Fv3J2sp5BCc8lprOHe-GniggoJvwL6t7L7CcUl0g5AIrkMU7dfumcov0m6znD~yeyh-o9ihAkHDqeJFOZq0jNv5LYuQWohWsX2Hnn85x4lRTbiHRWTlYlKiMWZgs6SYd7ovoVadVy94s8MZs7HGjG9Os-Nw4nWVXTaP2fqrFYcrr6GJBUiIA8f7kpvth9VA__&Key-Pair-Id=KUT5TJCACFTXG","The City of Upper Arlington Board of Zoning and Planning on Sept. 17 approved a variance allowing a circular driveway at 2381 Owen Dangan Drive, increasing front-yard development coverage from the 25% limit to 29.86%.

Staff told the board the applicant submitted successive revised plans: an original request at 35.2% front-yard coverage, a later revision at 31.7% (which formed the staff report), and a late revision that reduced coverage to 29.8 percent by narrowing the west-side driveway width and adding greater taper on the east side. Staff said landscaping would be provided in the center of the circular driveway but that the parcel would still exceed the typical 25% covered limit.

The applicant, Tim Carr, testified under oath and said the revisions shortened each curb cut and adjusted widths to minimize coverage; he gave his business address as 5 South High Street. Board members praised the applicant for reducing coverage below 30 percent and for using tapering as an effective design technique.

No members of the public requested to speak. The chair entertained a motion to approve variance application 30-25; a motion and second were made and the board approved the variance by voice vote.

The board's approval allows the homeowner to construct the circular driveway as revised; staff and the applicant must follow the approved plans submitted to the board.","The Board approved a variance to increase front‑yard development coverage from 25% to 29.86% to allow a circular driveway at 2381 Owen Dangan Drive after the applicant revised plans to reduce coverage from an initial 35.2% to 29.8%.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},5982194,"Board approves Columbia Gas station replacement on Brandon Road with conditions",688,1083000,1771000,"/Search/View?dp=1&key=5776820-04c4c59bb66ab7c7380e1d70f20e2169&start=1083&end=1771","https://assets.pipeline.soar.com/5776820-04c4c59bb66ab7c7380e1d70f20e2169/thumbnail_1083000.jpg","/articles/5982194/Upper-Arlington/Franklin-County/Ohio/Board-approves-Columbia-Gas-station-replacement-on-Brandon-Road-with-conditions","https://secure.pipeline.soar.com/5982194-62e822869991e1fdbae2bc365b75856e/orig.mp4?Expires=1776650594&Signature=o2PnI68fdK-xWXyGQe38w7~cmoGuch3f1U69-zSwYVP51-HgaZ~YYGncV9QypQjPBO5DnuPpoSt9jeshHsO8mhHqSc~cusCU5QH8O1wA94ztf09VCKXWW30SgOP5FgMrm5bG0qtd9NFVqblH2A2uwlpykr9Uk1CHohxwtkkH5NVNMOp9kLIR37M2x4d1ScozJN9TgBgo3rfmwZm4Eod0D67X1X~6IDXkbuITYS7mnaS8BDaUOn3z3bybaT~MHY5fllBMHhwvzhBal0cgixMZKYbj9Q3~thA7WCLA8HVOLKETwx7wNkUTMHtDFDt5OFkk0mUXFeXIv~WSeIiv-SsnkA__&Key-Pair-Id=KUT5TJCACFTXG","The City of Upper Arlington Board of Zoning and Planning on Sept. 17 approved a conditional use and two variances to permit replacement of a Columbia Gas of Ohio utility station at 2723 Brandon Road, the board decided after staff described design changes and mitigation measures proposed by the applicant.

Staff told the board the property is zoned R1C (single-family residence district) and contains a utility station built in 1950 and a single-family house Columbia Gas bought earlier this year. Staff said the applicant reduced the primary building's size and height, matched materials on a secondary building, and added landscape screening; nevertheless, two variances remain necessary because underground gas lines prevent further shifting of the building. Staff recommended approval with six conditions.

Board members voted to approve the conditional use and then approved the variances by voice vote. The variances allow the primary utility building to encroach 1.25 feet into the side-yard lawn wall setback and 2.19 feet into the rear-yard setback, subject to the board's six conditions of approval.

At staff's presentation, the board was told the majority of development standards were met and that a third-party city architect approved the station design. Staff said prior approvals for a separate Columbia Gas station (at Ridgeview Road) had included similar treatments—fencing, landscaping and building design—to mitigate impacts of deeper buildings.

The conditions imposed by the board require: (1) the primary building to be finished with faux brick veneer and a standing-seam metal roof to match the primary building; (2) routine maintenance of the faux brick material; (3) shielding on any exterior lighting to prevent spillover; (4) coordination with adjacent owners on replacement/retention of the perimeter fence and obtaining a fence permit; (5) all testing cycles to occur at noon on Wednesdays and a prohibition on constant hums, vibrations, odors or off‑gassing; and (6) finalization of the landscape plan with the city forester, including alternative species selection and perennials, before tree removal/installation. Staff noted the warranty on the secondary building could be affected by material changes.

No members of the public spoke at the hearing. The board recorded unanimous voice votes on each motion. The approvals allow Columbia Gas to proceed through permitting with the listed conditions; staff said the fire department plans to use the site for training. The applicant and staff must follow the conditions during final design and permitting.

Less critical details: the property lies northwest of Northam Road and Brandon Road; staff emphasized that underground utilities constrained layout options and that the final landscape plan must be coordinated with the city forester.","The Board of Zoning and Planning approved a conditional use and two variances to allow Columbia Gas of Ohio to replace an existing utility station at 2723 Brandon Road, subject to six conditions addressing materials, maintenance, lighting, fencing, testing schedule and landscaping.","actionData","errors"]

Article not found

Board postpones National Church Residences campus vote after residents raise lake, scale and utility concerns

Board approves circular driveway variance at 2381 Owen Dangan Drive after applicant reduces coverage

Board approves Columbia Gas station replacement on Brandon Road with conditions