Explanation
Council Variance Application: CV25-061
APPLICANT: John Zimnox; 1371 Mt. Vernon Avenue; Columbus, OH 43203
PROPOSED USE: Two single-unit dwellings on one lot.
NEAR EAST AREA COMMISSION RECOMMENDATION: Approval.
CITY DEPARTMENTS' RECOMMENDATION: Approval. The site consists of one parcel developed with a single-unit dwelling in the R-3, Residential District. The requested Council variance will allow a carriage house dwelling on the south side of the lot above a detached garage. A Council variance is required because the R-3 district only allows one single-unit dwelling per lot. 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 does include residential design guidelines that support carriage house development. Variances to parking surface, vision clearance, lot width, lot area, rear yard, and side yard obstruction are included in this request. Staff supports the requested variances as the proposed use is consistent with the residential character of the neighborhood and does not introduce an incompatible use to the area.
Title
To grant a Variance from the provisions of Sections 3332.035, R-3 residential district; 3312.43, Improved surface required; 3321.05(B)(1), Vision clearance; 3332.05(A)(4), Area district lot width requirements; 3332.13, R-3 area district requirements; 3332.27, Rear yard; and 3332.28, Side or rear yard obstruction, of the Columbus City Codes; for the property located at 1371 MT. VERNON AVE. (43203), to allow two single-unit dwellings on one lot with reduced development standards in the R-3, Residential District (Council Variance #CV25-061).
Body
WHEREAS, by application #CV25-061, the owner of the property at 1371 MT. VERNON AVE. (43203), is requesting a Variance to allow two single-unit dwellings on one lot with reduced development standards in the R-3, Residential District; and
WHEREAS, Section 3332.035, R-3 residential district, only allows one single-unit dwelling per lot, while the applicant proposes a carriage house at the rear of the subject site, resulting in two single-unit dwellings on one lot; and
WHEREAS, Section 3312.43, Improved surface required, requires the surface of any parking or loading space, parking lot, aisle, or driveway be designed to control storm water runoff and be improved with Portland cement, or other approved hard surface other than gravel or loose fill, while the applicant proposes one gravel parking space located on the east side of the lot; and
WHEREAS, Section 3321.05(B)(1), Vision clearance, requires a 30-foot clear vision triangle at the intersection of two streets, while the applicant proposes a reduced vision clearance triangle of 15 feet at the northwest corner of Mt. Vernon Avenue and Winner Avenue; and
WHEREAS, Section 3332.05(A)(4), Area district lot width requirements, requires a minimum lot width of 50 feet, while the applicant proposes to maintain the existing lot width of 25.34 feet; and
WHEREAS, Section 3332.13, R-3 area district requirements, requires that a single-unit dwelling or other principal building shall be situated on a lot of no less than 5,000 square feet in area, while the applicant proposes two single-unit dwellings on a reduced lot area of 2,614.5± square feet per dwelling (pursuant to lot area calculation in 3332.18(C)); 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 no rear yard provided for the rear carriage house dwelling; and
WHEREAS, Section 3332.28, Side or rear yard obstruction, requires the area in the side or rear yard be open from the finished grade to the sky, while the applicant proposes a parking space within the required side yard on the east side of the lot, as shown on the site plan; and
WHEREAS, the Near East Area Commission recommends approval; and
WHEREAS, City Departments recommend approval because the requested Council variance will allow a rear single-unit dwelling on a lot developed with a single-unit dwelling consistent with the residential character of the neighborhood, and will not introduce an incompatible use to the area.
WHEREAS, said ordinance requires separate submission for all applicable permits and a Certificate of Occupancy for the proposed carriage house dwelling; and
WHEREAS, said variance will not adversely affect the surrounding property or surrounding neighborhood; and
WHEREAS, the granting of said variances will not impair an adequate supply of light and air to adjacent properties or unreasonably increase the congestion of public streets, or unreasonably diminish or impair established property values within the surrounding area, or otherwise impair the public health, safety, comfort, morals, or welfare of the inhabitants of the City of Columbus; and
WHEREAS, the granting of said variances will alleviate the difficulties encountered by the owners of the property located at 1371 MT. VERNON AVE. (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 is hereby granted from the provisions of 3332.035, R-3 residential district; 3312.43, Improved surface required; 3321.05(B)(1), Vision clearance; 3332.05(A)(4), Area district lot width requirements; 3332.13, R-3 area district requirements; 3332.27, Rear yard; and 3332.28, Side or rear yard obstruction, of the Columbus City Codes; for the property located at 1371 MT. VERNON AVE. (43203), insofar as said sections prohibit two single-unit dwellings on one lot in the R-3, Residential District, a gravel surface parking space; reduced vision clearance from 30 feet to 15 feet at the northwest corner of Mt. Vernon Avenue and Winner Avenue; a reduced lot width from 50 feet to 25.34 feet; a reduced lot area from 5,000 square feet to 2,614.5± square feet per dwelling; no rear yard for the rear carriage house dwelling; and a side yard obstruction for a single parking space within the eastern side yard; said property being more particularly described as follows:
1371 MT. VERNON AVE. (43203), being 0.10± acres located at the southeast corner of Mt. Vernon Avenue and Winner Avenue:
Situated in the City of Columbus, County of Franklin and State of Ohio and bounded and described as follows:
Being Lot Number Six (6) of Benjamin Monett's Mt. Vernon Avenue Addition to said City, as the same is numbered and delineated upon the recorded plat thereof, of record in Plat Book No. 5, Page 133, Recorder's Office, Franklin County, Ohio.
Address: 1371 Mt. Vernon Avenue, Columbus, OH 43203
Parcel: 010-006445
SECTION 2. That this ordinance is conditioned on and shall remain in effect only for so long as said property is used for two single-unit dwellings on one lot in accordance with the submitted site plan, or those uses allowed in the R-3, Residential District.
SECTION 3. That this ordinance is further conditioned on the subject site being developed in general conformance with the site plan and building elevations titled, “PRELIM SITE PLAN,” and “ELEVATIONS,” both dated October 21, 2025, and signed by John Zimnox, Applicant and Scott Klingensmith, General Contractor. 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 carriage house dwelling.
SECTION 5. That this ordinance shall take effect and be in force from and after the earliest period allowed by law.