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Planning commission approves variance to replace century-old garage at 134 Short Street
Summary
The Gahanna Planning Commission approved a variance allowing a detached garage at 134 Short Street to be built at 0 feet from the west property line; staff recommended approval citing limited placement options from mature trees and poor condition of the existing structure.
The Gahanna Planning Commission on Feb. 11 approved a variance that allows a new detached garage to be rebuilt at 134 Short Street despite encroaching on the standard 15-foot front setback in the Creekside Residential district.
City planning staff described the existing garage as more than 100 years old and in disrepair and recommended approval of the single variance for Chapter 11.03.18, saying the proposed 708-square-foot garage would better align with code and neighborhood character. "Staff recommends approval of the variance as submitted," the planner told the commission.
Applicant Erica Cook, who lives at 134 Short Street, said the paved roadway is narrower than the legal right of way and that the property remains set back from the traveled portion of the street. "The street itself is about 15 feet wide and the right of way extends onto what would appear to be our front yard, by 22 feet," she said, arguing the new garage would not bring the structure closer to active traffic.
During questioning commissioners focused on construction details and tree protection. Cook said the proposed structure would use a pole/pylon foundation (one pylon about every 7½ feet) to reduce disturbance to roots of three mature backyard trees, and that the new garage would no longer encroach into the public right-of-way.
Commissioner Shpaka moved to approve the variance; Greenberg seconded. Commissioners discussed siding and permitting details but ultimately voted to grant the variance. The commission recorded the motion carried and the variance was approved.
Next steps: the applicant will proceed to building-permit review and any permit-level code or fire-rating requirements will be handled through the city’s permitting process.
