Pataskala board denies variance for 2,400-square-foot pole barn on East Avenue

Pataskala City’s Board of Zoning Appeals voted on Nov. 12 to deny variance application VA 25-038, which proposed construction of a 2,400-square-foot pole barn on two vacant parcels on East Avenue and requested driveway and setback exceptions.

Planning staff told the board the two parcels total 0.417 acres (the north parcel 0.313 acres and the south parcel 0.104 acres) and that the Licking Regional Water District plans to install an upgraded sanitary lift station within a 60-by-40-foot easement in the southeast corner of the north lot. Staff described four requested variances: permitting an accessory building on a lot without a principal structure; increasing allowable accessory-structure square footage (the maximum for the lot is 615.6 sq ft); allowing an asphalt-millings or gravel driveway in a platted subdivision where asphalt/concrete/pavers are required; and reducing the driveway side-yard setback from 3 feet to 0 feet where the proposed driveway would cross a property line.

The applicant, Jesse Maynard, said he bought the north parcel about a year ago and planned the structure for storage of construction materials and work vehicles. "Planned usage of storage," he told the board when asked to describe the intended use. Maynard also said he had considered placing a house on the lot but that the lift station installation limited that option.

A nearby resident, Tiffany Stanton, spoke in opposition. She argued the proposal conflicts with the zoning code’s definition of accessory buildings, saying, "By definition, an accessory building must be subordinate to a principal structure." Stanton warned an oversized accessory building on a vacant lot would create a commercial appearance, depress surrounding property values, worsen drainage in an area that experiences flooding, and raise enforcement concerns if the building were used commercially.

Board members discussed the required findings of fact, agreeing the lift station and need to cross a lot line for access create a unique circumstance but finding the requested building size substantial. The chair summarized the panel’s review of criteria a–k, noting agreement that the lot could yield a beneficial use but concluding the scale of the requested structure exceeded what the board considered the minimum variance necessary. A motion to approve VA 25-038 (conditioned on addressing public-service comments and obtaining required permits within one year) was made and seconded but failed on roll call; recorded votes included no votes from multiple members and a single yes vote, and the board formally denied the application.

Planning staff told the applicant they would work with him on potential alternatives and next steps. The denial leaves the applicant the option to pursue a smaller structure, seek a different plan that complies with setbacks and frontage requirements, or reapply with modified dimensions or lot consolidation.

The board moved on to the next agenda item; staff advised applicants to coordinate permit requirements with the City of Pataskala and the Licking County Building Department as applicable.