Explanation
Council Variance Application: CV25-052
APPLICANT: Jared Bock; 931 Strimple Avenue; Columbus, OH 43220.
PROPOSED USE: Single- and two-unit dwelling on one lot.
COLUMBUS SOUTH SIDE AREA COMMISSION RECOMMENDATION: Approval.
CITY DEPARTMENTS' RECOMMENDATION: Approval. The site consists of one parcel developed with a single-unit dwelling in the R-4, Residential District. Board of Zoning Adjustment Order BZA22-155 was approved to allow for an addition to the existing single-unit dwelling located on the rear of the property. The Applicant now proposes to construct a two-unit dwelling on the front of the lot. A Council variance is required because the R-4 district does not allow a single-unit dwelling and a two-unit dwelling on one lot. Variances to required parking, parking setback line, lot width, lot area, fronting, minimum side yard, and rear yard are also included in this request. The site is located within the planning boundaries of the Near Southside Plan (2011), which recommends “Medium Density Mixed Residential” land uses at this location. Staff supports the request as the proposed use and submitted building elevations are consistent with the Plan’s and Columbus Citywide Planning Policies (C2P2) Design Guidelines (2018), respectively, and the proposal will not add an incompatible use to the area.
Title
To grant a Variance from the provisions of Sections 3332.039, R-4 residential district; 3312.49(C), Required parking;; 3332.05(A)(4), Area district lot width requirements; 3332.15, R-4 area district requirements; 3332.19, Fronting; 3332.26(C), Minimum side yard permitted; 3332.27, Rear yard; and, of the Columbus City Codes; for the property located at 671 E. GATES ST. (43206), to allow a single-unit dwelling and a two-unit dwelling on one lot with reduced development standards in the R-4, Residential District (Council Variance #CV25-052).
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WHEREAS, by application #CV25-052, the owner of property at 671 E. GATES ST. (43206), is requesting a Council variance to allow a single-unit dwelling and a two-unit dwelling on one lot with reduced development standards in the R-4, Residential District; and
WHEREAS, Section 3332.039, R-4 residential district, allows a maximum of four units in one building, while the applicant proposes to construct a two-unit dwelling on a lot developed with an existing single-unit dwelling, as shown on the submitted site plan; and
WHEREAS, Section 3312.49(C), Required parking, requires two parking spaces per dwelling unit for a total of six parking spaces for three dwelling units, while the applicant proposes zero parking spaces; and
WHEREAS, Section 3332.05(A)(4), Area district lot width requirements, requires a minimum lot width of 50 feet in the R-4, Residential District, while the applicant proposes to maintain a reduced lot width of 35± feet; and
WHEREAS, Section 3332.15, R-4 area district requirements, requires that a single-unit dwelling shall be situated on a lot with an area that equals or exceeds 5,000 square feet per dwelling unit, while the applicant proposes a two-unit dwelling and a single-unit dwelling on a lot that contains 3,675 square feet, or 1,225 square feet per dwelling unit, pursuant to the lot area calculation in Section 3332.18(C); and
WHEREAS, Section 3332.19, Fronting, requires a dwelling unit to front on a public street, while the applicant proposes that the existing single-unit dwelling front upon a public alley; and
WHEREAS, Section 3332.26(C), Minimum side yard permitted, requires that the minimum side yard be no less than three feet, while the applicant proposes to maintain a side yard of 0.5 feet along the eastern property line of the existing single-unit dwelling; 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 from 25 percent to 18 percent for the proposed two-unit dwelling, and no rear yard for the existing single-unit dwelling; and
WHEREAS, the Columbus South Side Area Commission recommends approval; and
WHEREAS, the City Departments recommend approval because the requested two-unit dwelling is consistent with the “Medium Density Mixed Residential” land use recommendation of the Near Southside Plan, and commits to building elevations that are consistent with C2P2 Design Guidelines; and
WHEREAS, said ordinance requires separate submission for all applicable permits and Certificate of Occupancy for the proposed two-unit dwelling; 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 671 E. GATES ST. (43206), 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 3332.039, R-4 residential district;; 3312.49(C), Required parking;; 3332.05(A)(4), Area district lot width requirements; 3332.15, R-4 area district requirements; 3332.19, Fronting; 3332.26(C), Minimum side yard permitted; 3332.27, Rear yard; and, of the Columbus City Codes; is hereby granted for the property located at 671 E. GATES ST. (43206), insofar as said sections prohibit a single-unit dwelling and a two-unit dwelling on one lot in the R-4, Residential District, with reduced required parking from six parking spaces to two spaces;; reduced lot width from 50 feet to 35 feet; reduced lot area from 5,000 square feet to 3,675 square feet (1,225 square feet per dwelling unit); no frontage on a public street for the existing single-unit dwelling; reduced side yard from 3 feet to 0.5 feet along the eastern property line for the existing single-unit dwelling; reduced rear yard from 25 percent to 18 percent for the proposed two-unit dwelling, and no rear yard for the existing single-unit dwelling;; said property being more particularly described as follows:
671 E. GATES ST. (43206), being 0.10± acres located on the south side of East Gates Street, 153± feet west of Heyl Avenue, and being more particularly described as follows:
Situated in the State of Ohio, County of Franklin, and in the city of Columbus.
Being Lot Number Sixty-Two (62) of HOMEVILLE ADDITION, as the same is numbered and delineated upon the recorded plat thereof, of record in Plat Book 13, Page 4, Recorder's Office, Franklin County, Ohio.
Parcel No. 010-051410
Address: 671 East Gates Street, Columbus, OH 43206
SECTION 2. That this ordinance is conditioned on and shall remain in effect only for so long as said property is used as a single-unit dwelling and two-unit dwelling, or those uses permitted in the R-4, Residential District.
SECTION 3. That this ordinance is further conditioned on the subject site being developed in general conformance with the site plan titled, “SITE PLAN,” dated October 30, 2025, and building elevations titled "ELEVATIONS," dated October 2, 2025, both signed by Jared Bock, the Applicant. The plans 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 plans 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 Certificate of Occupancy for the proposed two-unit dwelling.
SECTION 5. That this ordinance shall take effect and be in force from and after the earliest period allowed by law.