Explanation
Council Variance Application: CV25-075
APPLICANT: Michael Brown; c/o Jeffrey L. Brown, Atty.; 37 West Broad Street, Suite 460; Columbus, OH 43215.
PROPOSED USE: Two single-unit dwellings 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 and a detached garage in the R-2F, Residential District. The requested Council variance will allow the existing detached garage to be replaced with an accessory dwelling unit. A Council variance is required because although the R-2F district allows two dwelling units in one building, it only allows one single-unit dwelling per lot. Variances to required parking, lot width, lot area, fronting, maximum side yard, minimum side yard, rear yard, and building height are also included in this request. The South Side Plan (2014) recommends “Medium-High Density Residential,” consistent with the proposed use with project design being consistent with Columbus Citywide Planning Policies (C2P2) design guidelines. Additionally, Staff supports the proposed parking reduction variance due to the availability of on-street parking.
Title
To grant a Variance from the provisions of Sections 3332.037, R-2F residential district; 3312.49(C), 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(C)(1), Minimum side yard permitted; 3332.26(F), Minimum side yard permitted; 3332.27, Rear yard; and 3332.29, Height district, of the Columbus City Codes; for the property located at 465 E. BECK ST. (43206), to allow two single-unit dwellings on one lot with reduced development standards in the R-2F, Residential District (Council Variance #CV25-075).
Body
WHEREAS, by application #CV25-075, the owner of the property at 465 E. BECK ST. (43206), is requesting a Variance to allow two single-unit dwellings on one lot with reduced development standards in the R-2F, Residential District; and
WHEREAS, Section 3332.037, R-2F, residential district, only allows one single-unit dwelling or one two-unit dwelling on a lot, while the applicant proposes to construct an accessory dwelling unit, resulting in two single-unit dwellings on one lot; and
WHEREAS, Section 3312.49(C), Required parking, requires two parking spaces for each dwelling, for a total of four parking spaces, while the applicant proposes a total of two parking spaces; 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 32 feet; and
WHEREAS, Section 3332.14, R-2F area district requirements, requires that a single-unit dwelling or other principal building shall be situated on a lot of not less than 6,000 square feet in area, or 12,000 square feet for two single-unit dwellings, while the applicant proposes two single-unit dwellings on a reduced lot area of 3,072± square feet in area; and
WHEREAS, Section 3332.19, Fronting, requires a dwelling unit to have frontage on a public street, while the applicant proposes that the proposed accessory dwelling unit fronts upon 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 6.4 feet for a lot width of 32 feet, while the applicant proposes a reduced maximum side yard of 4.71 feet for the existing single-unit dwelling; and
WHEREAS, Section 3332.26(C)(1), Minimum side yard permitted, requires a minimum side yard of three feet, while the applicant proposes a reduced side yard of 1.5 feet along the western property line for the proposed accessory dwelling unit; 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 6.16 feet for a building with a height of 37 feet, while the applicant proposes a reduced minimum side yard of 0.9 feet along the western property line, and 3.8 feet along 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 no rear yard for the proposed accessory dwelling unit; and
WHEREAS, Section 3332.29, Height district, requires that within a 35-foot height district, no building or structure shall be erected to a height in excess of 35 feet, while the applicant proposes an increased maximum building height of 37 feet, to allow a third-floor addition for the existing single-unit dwelling; and
WHEREAS, the Columbus South Side Area Commission recommends approval; and
WHEREAS, City Departments recommend approval because the requested Council variance is consistent with South Side Plan’s land use recommendation and C2P2 Design Guidelines, additionally Staff support the parking reduction variance due to the availability of on-street parking; and
WHEREAS, said ordinance requires separate submission for all applicable permits and a Certificate of Occupancy for the third-floor addition to the existing single-unit dwelling and the proposed accessory dwelling unit; 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 465 E. BECK 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 is hereby granted from the provisions of Sections 3332.037, R-2F residential district; 3312.49(C), 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(C)(1), Minimum side yard permitted; 3332.26(F), Minimum side yard permitted; 3332.27, Rear yard; and 3332.29, Height district, of the Columbus City Codes; for the property located at 465 E. BECK ST. (43206), insofar as said sections prohibit two single-unit dwellings on one lot in the R-2F, Residential District, with a reduction in the required parking from four to two spaces; a reduced lot width from 50 feet to 32 feet; a reduced lot area from 6,000 square feet per dwelling unit to 3,072 square feet for both dwelling units; no frontage on a public street for the proposed accessory dwelling unit; a reduced maximum side yard from 6.4 feet to 4.71 feet for the existing single-unit dwelling; a reduced minimum side yard from three feet to 1.5 feet along the western property line for the proposed accessory dwelling unit; a reduced minimum side yard from 6.16 feet to 0.9 feet along the western property line and from 6.16 feet to 3.8 feet along the eastern property line for the existing single-unit dwelling; no rear yard for the proposed accessory dwelling unit; and an increased height from 35 feet to 37 feet to allow a third-floor addition for the existing single-unit dwelling; said property being more particularly described as follows:
465 E. BECK ST. (43206), being 0.10± acres located on the south side of East Beck Street; 65± feet east of Beech Street:
Situated in the State of Ohio, County of Franklin, and in the City of Columbus:
Being Lot Number Thirty-One (31) in DANHAM, RANKIN AND STEWART’S SUBDIVISION of Lot Number One (1), Two (2), Seven (7) and Eight (8) of JAMES BRYDENS 2ND ADDITION to the said City, as the same is numbered and delineated upon the recorded plat thereof, of record in Plat Book 4, Page 79, Recorder’s Office, Franklin County, Ohio.
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-2F, 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 STUDY,” dated October 29, 2025, and signed by Jeffery L. Brown, Attorney 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 Certificate of Occupancy for the third-floor addition to the existing single-unit dwelling and the proposed accessory dwelling unit.
SECTION 5. That this ordinance shall take effect and be in force from and after the earliest period allowed by law.