Gahanna planning commission denies variance for Founders Ridge lot, motion fails 4-1

The Gahanna Planning Commission on a vote of 4-1 denied application V-0004-2025, a variance request to reduce the northern side-yard setback for Lot 35 in the Founders Ridge subdivision from the zoning code standard of 15 feet to 5 feet.

Staff and residents said the lot is constrained by a 30-foot preservation zone in the front yard, a 20-foot preservation zone in the rear, and multiple easements. City planner Maddie Koepka told the commission that the preservation zone and easements leave a narrow buildable footprint and that staff recommended approval, saying the preservation-zone layout created a unique circumstance on the lot.

Members of the Founders Ridge Homeowners Association opposed the 5-foot setback. Mary Frankevich, president of the Founders Ridge Homeowners Association, said the association prefers retaining a 10-foot side-lot setback as shown in the subdivision plat and the deed restrictions (Article 1, Section 20 B). Several neighbors testified they chose the neighborhood for its spacing, greenery and privacy and asked the commission to require solutions that preserve those qualities. Manuel Xavier of 665 Founders Ridge Drive said, “I would rather you not pass this variance.” Tom Keiser, vice president of the homeowners association, and Laurie Jackson, a trustee, urged the commission to pursue alternatives such as trimming the preservation zone rather than approving a 5-foot side setback.

The applicant and builder, Anastasio Alamar, told the commission the driveway can only be placed on the lot's right side because the preservation zone prohibits any development or clearing in the front preservation strip. Alamar said city staff informed the applicant the preservation zone could not be altered through staff action and that the applicant's only immediate option was a variance. Alamar said the proposed house plan is a custom design chosen by the future homeowner and that the home would later undergo design review by the homeowners association. He told the commission, “We cannot put anything in a preservation zone, not dirt, not trees, nothing.”

Commissioners asked whether the plat or deed restrictions established side-yard requirements that differ from the R-1 zoning standard. Koepka said the plat and deed restrictions for some lots show a 10-foot side setback, and that rough GIS measurements showed multiple homes in the subdivision with side yards of roughly 5 to 10 feet. Commissioners and speakers discussed whether a replat with Franklin County or an HOA-led amendment to the recorded plat could legally modify the preservation zone; several commissioners advised the applicant to pursue county replat or other plat revision options before seeking the more-extreme variance.

After public comment and a commission discussion that included alternatives such as moving drive/garage configurations or pursuing a replat, Commissioner Mako moved to approve the variance; Commissioner Shepaca seconded. On roll call the votes were: Commissioner Mako, No; Commissioner Shepaca, No; Commissioner Hicks, Yes; Commissioner Polier, No; Commissioner Tamarkin, No. The motion failed. Commissioner Tamarkin said before voting, "I'm gonna have to be a no vote on this," citing concerns about the proposed 5-foot proximity to adjoining lots and urging further work on alternatives.

The commission did not approve the variance. Commissioners who opposed suggested the applicant and the homeowners association explore replatting options with Franklin County or design changes that could meet a 10-foot side-yard standard, which multiple speakers and the subdivision plat indicate as the neighborhood's expectation. The commission closed the public hearing and moved to other agenda items.