Dublin Board of Zoning Appeals approves parking variance for Cypress Church addition

The Dublin Board of Zoning Appeals on Thursday approved a nonuse-area variance allowing First Cypress Church of Dublin to reduce its required off-street parking to 211 spaces so the church can build a 2,700-square-foot entry and gathering area at 7055 Avery Road.

City staff recommended approval after concluding the property’s construction under prior Washington Township zoning, the site’s 45% lot-coverage limit and existing vegetation represent a special circumstance that limits expansion. "Staff recommends approval of the nonuse area variance to zoning section 153.212 to allow the reduction in parking spaces for an existing church to 211 spaces," a city staff member told the board.

The applicant, represented by architect Dustin Todd of Archol Architects, said the addition will create a dedicated entry and fellowship space separated from the sanctuary by required fire-rated construction and a set of doors, so it will not increase sanctuary area. "The overall purpose for the project and the goal is to provide a dedicated entry space that also increases square footage for fellowship before and after service," Todd said, adding that the design avoids removing protected front-yard trees and preserves neighborhood character.

Senior Pastor Ken Murphy said the congregation averages about 500 people across multiple services. "I'm about 500," he said in response to board questions about congregation size. The applicant also cited a two-week parking study showing roughly 44% peak utilization and said the site currently has 225 parking spaces.

Under the city's R-1 standards, staff reported the sanctuary's 6,969 square feet requires 233 parking spaces; granting the variance would reduce parking by 14 spaces and leave the site 22 spaces short of the code requirement. Board members and staff said the measured and operational evidence indicated the reduction is unlikely to create off-site parking impacts. "I agree with the city on the first criteria," said board member Mister Anderson, who joined other members in saying the factors supporting a variance were present and that similar variances had been approved in prior church cases.

Board deliberations focused on the required variance criteria: (A) whether a special circumstance exists; (B) whether the need was caused by the applicant; and (B) other tests under the code. Several members said the property’s preexisting configuration and landscaping limit on-site expansion and that alternatives such as adding parking would likely require additional variances, tree permits or excessive pavement. One member said the situation created a narrow "privilege" compared with other properties but agreed that, on balance, at least two of the secondary criteria were met.

A board member moved to approve the nonuse-area variance to zoning code section 153.212 to allow reduction of parking to 211 spaces; another member seconded the motion. The board voted by roll call and approved the variance; the chair announced the variance was granted.

Staff also noted two written public comments were submitted prior to the meeting and included in the board packet; no speakers provided sworn public comment from the podium that evening. After the vote staff thanked members for attending a recent training and said the board will have a joint training with city council in September.

The board adjourned with no further matters on the agenda.