Explanation
Council Variance Application: CV24-030
APPLICANT: Robert Ellis; P.O. Box 8174; Columbus, OH 43201.
PROPOSED USE: Three-unit dwelling.
FRANKLINTON AREA COMMISSION RECOMMENDATION: Disapproval.
CITY DEPARTMENTS' RECOMMENDATION: Approval. The site consists of an undeveloped parcel in the R-2F, Residential District. The requested Council variance will allow the site to be developed with a three-unit dwelling. A Council variance is required because the R-2F district does not allow dwellings with more than two units in one building. Variances to lot size, lot width, side yards, and required parking are included in this request. The site is located within the planning boundaries of the West Franklinton Plan (2014), which recommends “Medium-High Density Mixed Residential” uses at this location. Additionally, the Plan includes complete adoption of the Columbus Citywide Planning Policies (C2P2) Design Guidelines (2018). Staff supports the requested use and design standards as they are consistent with the Plan’s land use recommendation. The proposal also meets C2P2 Design Guidelines for new housing to be compatible to surrounding housing structures in the area, and is consistent with citywide initiatives to provide more housing units to all areas of the city.
Title
To grant 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; and 3332.26(F), Minimum side yard permitted, of the Columbus City Codes; for the property located at 236 AVONDALE AVE. (43223), to allow a three-unit dwelling with reduced development standards in the R-2F, residential district (Council Variance #CV24-030).
Body
WHEREAS, by application # CV24-030, the owner of property at 236 AVONDALE AVE. (43223), is requesting a Council variance to allow the construction of a three-unit dwelling with reduced development standards in the R-3, 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 a three-unit dwelling as shown on the submitted site plan; and
WHEREAS, Section 3312.49, Required parking, requires two parking spaces per dwelling unit, or six spaces for a three-unit dwelling, while the applicant proposes a total of three 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-2F, Residential District, while the applicant proposes to maintain a reduced a lot width of 32 feet; and
WHEREAS, Section 3332.14, R-2F area district requirements, requires 6,000 square feet of lot area per dwelling unit for a single-unit dwelling, while the applicant proposes a three-unit dwelling on one lot containing 4,128 square feet; and
WHEREAS, Section 3332.26(F), Minimum side yard permitted, requires a side yard of no less than one-sixth of the height of the building for buildings over two and one-half stories in height, or 5.83 feet for a building with a height of 35 feet, while the applicant proposes minimum side yards of four feet along the northern and southern property lines; and
WHEREAS, the Franklinton Area Commission recommends disapproval; and
WHEREAS, the City Departments recommend approval because this request is consistent with the land use recommendations of the West Franklinton Plan, C2P2 Design Guidelines, and citywide initiatives to provide more housing units, and does not introduce an incompatible use to the area; and
WHEREAS, said ordinance requires separate submission for all applicable permits and Certificate of Occupancy for the proposed use; 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 236 AVONDALE AVE. (43223) 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; and 3332.26(F), Minimum side yard permitted, of the Columbus City Codes; is hereby granted for the property located at 236 AVONDALE AVE. (43223), insofar as said sections prohibit a three-unit dwelling in the R-2F, Residential District; with a reduction in the required parking from six to three spaces; reduced lot width from 50 to 32 feet; reduced lot area from 6,000 to 4,128 square feet; and reduced minimum side yards from 5.83 to 4 feet along the northern and southern property lines; said property being more particularly described as follows:
236 AVONDALE AVE. (43223), being 0.04± acres located on the east side of Avondale Avenue, 33± feet south of West Rich Street, 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 Seventy-One (71) of West Park Addition, as the same is numbered and delineated upon the recorded plat thereof, of record in Plat Book 4, Page 264. Recorder's Office, Franklin County, Ohio.
Property Address: 236 Avondale Avenue, Columbus, OH 43222
Parcel Number: 010-042001
SECTION 2. That this ordinance is conditioned on and shall remain in effect only for so long as said property is used for a three-unit dwelling, or those uses permitted 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 and elevation plans titled, "SITE PLAN" and “ELEVATION PLANS” dated May 8, 2024, and signed by Robert Ellis, 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 use.
SECTION 5. That this ordinance shall take effect and be in force from and after the earliest period allowed by law.