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Board approves Columbia Gas station replacement on Brandon Road with conditions
Summary
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.
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.
