Explanation
Council Variance Application: CV24-118
APPLICANT: Joel R. Simmons; c/o Tim Lai, Agent; 401 West Town Street; Columbus, OH 43215.
PROPOSED USE: One two-unit dwelling and one single-unit dwelling on the same lot.
NEAR EAST AREA COMMISSION RECOMMENDATION: Disapproval.
CITY DEPARTMENTS' RECOMMENDATION: Approval. The site consists of one undeveloped parcel within the R-2F, Residential District. The requested Council variance will allow a single-unit dwelling and a two-unit dwelling on one lot. A Council variance is required because the R-2F district allows a maximum of two dwelling units per lot. Variances to required parking, lot area, fronting, maximum and minimum side yards, and rear yard are also included in this request. The site is located within the planning boundaries of the Near East Area Plan (2005), which does not include a specific land use recommendation at this location, but recommends infill developments be compatible with the surrounding area based on design guidelines which include, but are not limited to, height, massing/scale, porches, setbacks, and lot coverage. Additionally, the proposed use is compatible with higher density residential development west of the subject site.
Title
To grant a Variance from the provisions of Sections 3332.037, R-2F, residential district; 3312.49, Required parking; 3332.14, R-2F area district requirements; 3332.19, Fronting; 3332.25, Maximum side yards required; 3332.26, Minimum side yard permitted; and 3332.27, Rear yard, of the Columbus City Codes; for the property located at 155 HUGHES ST. (43203), to allow a two-unit dwelling and a single-unit dwelling on one lot with reduced development standards in the R-2F, Residential District (Council Variance #CV24-118).
Body
WHEREAS, by application #CV24-118, the owner of property at 155 HUGHES ST. (43203), is requesting a Council variance to allow a two-unit dwelling and a single-unit dwelling on one lot with reduced development standards in the R-2F, Residential District; and
WHEREAS, Section 3332.037, R-2F residential district, allows one single-unit or one two-unit dwelling on a lot, while the applicant proposes one two-unit dwelling and one single-unit dwelling on the same lot; and
WHEREAS, Section 3312.49, Parking required, requires two parking spaces per dwelling unit, or six required parking spaces, while the applicant proposes a total of two parking spaces; and
WHEREAS, Section 3332.14, R-2F area district requirements, requires a single-unit dwelling or other principal building to be situated on a lot of no less than 6,000 square feet in area, and a one-story, two-unit dwelling to be situated on a lot of no less than 3,600 square feet, while the applicant proposes a two-unit dwelling and a single-unit dwelling on a lot that contains 3,780± square feet; and
WHEREAS, Section 3332.19, Fronting, requires a dwelling unit to have frontage on a public street, while the applicant proposes a two-unit dwelling and a single-unit dwelling on a lot with no public street frontage, but rather fronting on a public alley; and
WHEREAS, Section 3332.25, Maximum side yards required, requires that the sum of the widths of the side yards equal or exceed 20 percent of the width of the lot, or 10.53 feet for a lot width of 52.73 feet, while the applicant proposes a reduced maximum side yard of 6.65 feet; and
WHEREAS, Section 3332.26, Minimum side yard permitted, requires a minimum side yard of five feet, while the applicant proposes a reduced side yard of 2.65 foot along the northern property line and four feet along the southern property line; and
WHEREAS, Section 3332.27, Rear yard, requires that each dwelling, residence, or principal building shall be erected so as to provide a rear yard totaling no less than 25 percent of the total lot area, while the applicant proposes a reduced rear yard of 3.3 percent for the proposed single-unit dwelling; and
WHEREAS, the Near East Area Commission recommends disapproval; and
WHEREAS, the City Departments recommend approval because this request is consistent with the Near East Area Plan’s design guidelines and compatible to higher density residential development in the area; and
WHEREAS, said ordinance requires separate submission for all applicable permits and Certificates of Occupancy for the proposed dwellings; and
WHEREAS, said variance will not adversely affect the surrounding property or surrounding neighborhood; and
WHEREAS, the granting of said variance will not impair an adequate supply of light and air to the adjacent property, unreasonably increase the congestion of public streets, increase the danger of fires, endanger the public safety, unreasonably diminish or impair established property values within the surrounding area, or in any other respect impair the public health, safety, comfort, morals or welfare of the inhabitants of the City of Columbus; and
WHEREAS, the granting of said variance will alleviate the difficulties encountered by the owner of the property located at 155 HUGHES ST. (43203) in using said property as desired; now, therefore:
BE IT ORDAINED BY THE COUNCIL OF THE CITY OF COLUMBUS:
SECTION 1. That a variance from the provisions of Sections 3332.037, R-2F, residential district; 3312.49, Required parking; 3332.05(A)(4), Area district lot width requirements; 3332.14, R-2F area district requirements; 3332.19, Fronting; 3332.25, Maximum side yards required; 3332.26, Minimum side yard permitted; and 3332.27, Rear yard, of the Columbus City Codes; for the property located at 155 HUGHES ST. (43203), insofar as said sections prohibit a two-unit dwelling and a single-unit dwelling on one lot in the R-2F, Residential District; with a reduction in the required parking from six to two spaces; a reduction in the required lot area from 9,600 square feet to 3,780± square feet; no frontage on a public street; reduced maximum side yards from 10.53 feet to 6.65 feet; reduced minimum side yard from five feet to 2.65 foot along the northern property line and four feet along the southern property line; and a reduced rear yard of 3.3 percent for the proposed single-unit dwelling; said property being more particularly described as follows:
155 HUGHES ST. (43203), being 0.09± acres located on the west side of Hughes Street, 50± feet south of Hawthorne Avenue, and being more particularly described as follows:
Situated in the County of Franklin, in the State of Ohio and the City of Columbus:
Being parts of Lots Number Thirty-two (32) and Thirty-three (33) of John L. Winner’s Second Addition to the City of Columbus, Ohio, as the same numbered and delineated upon the recorded plat thereof, of record in Plat Book No. 2, page 305, Recorder’s Office, Franklin County, Ohio:
Beginning at a point in the south line of said Lot No. 32, 100 feet east of the southwest corner of said Lot; thence east along the south line of said Lot to the southeast corner thereof; thence north along the east line of said Lots 32 and 33 to a point 17 ½ feet north of the southeast corner of Lot 33; thence westerly on a line parallel with the south line of said Lot 33 to a point 100 feet east of the west line of said Lot 33 as measured on the said line parallel with the south line of Lot 33 produced to said west line of said Lot; thence southerly to the place of beginning.
Parcel No. 010-052098-00.
SECTION 2. That this ordinance is conditioned on and shall remain in effect only for so long as said property is used for a two-unit dwelling and a single-unit dwelling on the same lot, or those uses allowed in the R-2F, Residential District.
SECTION 3. That this ordinance is further conditioned on the subject site being developed in general conformance with both the site plan titled, "SITE PLAN," dated November 18, 2024, and signed by Timothy Lai, Agent for the Applicant. The plan may be slightly adjusted to reflect engineering, topographical, or other site data developed at the time of the development and when engineering and architectural drawings are completed. Any slight adjustments to the plan shall be subject to review and approval by the Director of the Department Building and Zoning Services, or a designee, upon submission of the appropriate data regarding the proposed adjustment.
SECTION 4. That this ordinance is further conditioned upon the applicant obtaining all applicable permits and a Certificates of Occupancy for the proposed dwellings.
SECTION 5. That this ordinance shall take effect and be in force from and after the earliest period allowed by law.