Columbus Board of Zoning Appeals Meeting – October 27, 2026

The Board of Zoning Appeals (BZA) met on October 27, 2026, with only three of five members present (Zach Ellison, Chuck, Grant). The meeting addressed a redocketing request for a conditional use at 1023 Franklin Street, a conditional use and height variance for an accessory dwelling unit at 460 North Riverside Drive, and a conditional use for a neighborhood-scale solar energy system on a former foundry sand fill site. All votes requiring three affirmative votes were impacted by the bare quorum.

Redocketing Request – Grindstone Properties (BZA 26-52)

• Applicant/Petitioner: Jeff Rocker, representing Mike (owner) of 1023 Franklin Street, requested redocketing of a previously denied conditional use to add a third dwelling unit in the basement of an existing two-unit duplex. The original denial occurred at a prior meeting.
• Reason for Redocketing: Rocker argued that a substantial change in circumstances had occurred: the owner now has all construction permits (previously a misunderstanding), and the unit is nearly complete. He cited the city’s housing study, the need for affordable housing, and that the unit would not alter the building’s exterior or add street parking. The redocketing would allow a full public hearing in November.
• Board Discussion: Chuck expressed opposition, citing the prior public opposition and concerns about fire code (egress window) and the owner’s lack of understanding of rules. Grant agreed with Chuck, noting the public had spoken and the board had decided. Zach Ellison saw enough change (permits, fire plan) to consider redocketing. The vote on a motion to approve redocketing resulted in 2 in favor (Zach, Grant) and 1 opposed (Chuck). Because three votes are required for a decision, the vote was declared indecisive, and the matter was automatically continued to the November 2026 meeting.
• Key Outcome: The redocketing request will be reconsidered at the November meeting due to the indecisive vote. Neighbors will be re-noticed and can testify.

Conditional Use & Height Variance – 460 North Riverside Drive (BZA 26-86 & 26-87)

• Applicants: Lee and Elizabeth Bulka, owners of 460 North Riverside Drive. They requested a conditional use to permit an accessory dwelling unit (ADU) above a new two-story detached garage, and a variance of one foot (from 25 ft to 26 ft) in maximum accessory structure height.
• Staff Presentation (Andreas Nietzsche): The property is zoned RS-2 (single-family residential). The proposed ADU would be 900 sq ft above a 1,000 sq ft garage, located at the five-foot side setback. The height variance is to allow 10-foot ceilings in the garage and a roof pitch matching the existing home. Staff noted the variance criteria: practical difficulty, character of the property not affected.
• Applicant Testimony: The Bulkas stated the ADU is for their own use (home offices), not rental. The extra height (6 inches over max, rounded up to 1 ft for safety) is needed for functional living space and to match the existing home’s slope. They plan to coordinate exterior updates to match the main house.
• Public Comment: Tom Dell (1063 Hummingburg Lane) spoke in support, stating the variance request was minimal and practical difficulty justified approval.
• Board Discussion: Commissioners questioned the design and the applicants’ agreement to match materials. No opposition.
• Votes: Motion to approve BZA 26-86 (conditional use) carried unanimously (3-0). Motion to approve BZA 26-87 (height variance) carried unanimously (3-0). Both included conditions per staff report.
• Key Outcome: Approved. The ADU and garage can proceed with matching exterior materials and a 26-ft height.

Conditional Use – HSI Solar Neighborhood Scale Solar Energy System (BZA 26-88)

• Applicants/Petitioners: Mike Miller (1045 South Gladstone) and Brian Steinkamp (HSI Solar). Requested conditional use to install a neighborhood-scale solar energy system on two parcels (one a former foundry sand fill site, capped and closed by IDEM). The system includes ground-mounted panels on the capped landfill (ballasted, not penetrating) and roof-mounted panels on existing buildings.
• Staff Presentation (Melissa Begley): The property is zoned I-3 (heavy industrial). The ground-mounted array is on a separate parcel due to lender requirements; it is electrically connected to the roof system on the other parcel. IDEM approved the ballasted installation. The system is behind-the-meter, serving only CE Systems (the business), not for grid export.
• Applicant Testimony: Steinkamp explained the system is designed to avoid export; excess energy is minimal. The ground array is 14 inches high. IDEM required a rock cover to avoid vegetation spraying. This is the first IDEM-approved solar system on a closed foundry fill site in Indiana.
• Public Comment: Tom Dell spoke in support, calling it a creative use of a closed landfill and a “no-brainer” to approve.
• Board Discussion: Commissioners praised the innovation. No concerns raised.
• Vote: Motion to approve BZA 26-88 carried unanimously (3-0).
• Key Outcome: Approved. The solar system may be installed with conditions per staff report.

Findings of Fact & Minutes

• Findings of Fact: Motion to approve findings of fact from the agenda in mass carried unanimously.
• Minutes: Minutes from August 25 and September 29, 2026 meetings were approved unanimously.

Other Business

• Next Meeting: The November meeting is moved up one week and will conflict with the City Council meeting. The BZA will meet downstairs; Emily Pinkston will sit in for the city attorney (who will attend City Council upstairs).
• Redocketing Procedure Discussion: After the meeting, commissioners discussed the indecisive vote rule and the redocketing process. Chuck expressed concern that the redocketing allowed an “end run” around the prior denial. Staff clarified that a finding of substantial change is required and the board has discretion.

Key Outcomes

• Grindstone Properties redocketing continued to November 2026 meeting due to indecisive vote (2-1).
• 460 North Riverside Drive ADU conditional use and height variance both approved (3-0).
• HSI Solar conditional use approved (3-0).
• Findings of fact and minutes approved.
• November meeting date changed.