Explanation
Council Variance Application: CV23-061
APPLICANT: Juliet Bullock Architects; 4886 Olentangy Boulevard; Columbus, OH 43214.
PROPOSED USE: Habitable space above a detached garage.
GERMAN VILLAGE COMMISSION RECOMMENDATION: Approval.
CITY DEPARTMENTS' RECOMMENDATION: Approval. The site consists of a single-unit dwelling zoned in the R-2F, Residential District. The requested Council variance will allow the construction of a detached garage with habitable space above. A Council variance is necessary because the zoning code only allows habitable space above a garage when connected directly to habitable space in a dwelling. The request also includes variances to lot width, lot area, minimum side yards, and garage height. Staff supports the proposed variances as the request is consistent with similar proposals that have been approved in the area.
Title
To grant a Variance from the provisions of Sections 3332.38(H), Private garage; 3332.05, Area district lot width requirements; 3332.14, R-2F area district requirements; 3332.26(1), Minimum side yard permitted; and 3332.38(G), Private garage, of the Columbus City Codes; for the property located at 1034 JAEGER ST. (43206), to allow habitable space above a detached garage with reduced development standards in the R-2F, Residential District (Council Variance #CV23-061).
Body
WHEREAS, by application #CV23-061, the owner of the property at 1034 JAEGER ST. (43206), is requesting a Variance to allow habitable space above a detached garage with reduced development standards in the R-2F, Residential District; and
WHEREAS, Section 3332.38(H), Private garage, requires habitable space in a garage to connect directly with habitable space in a dwelling, while the applicant proposes habitable space above a detached garage that is not connected to habitable space within the single-unit dwelling; and
WHEREAS, Section 3332.05, Area district lot width requirements, requires a lot no less than 50 feet wide, while the applicant proposes to maintain a lot width of 29.81 feet; and
WHEREAS, Section 3332.14, R-2F area district requirements, requires a 6,000 square foot lot for a single-unit dwelling, while the applicant proposes to maintain a reduced lot area of 2,080 square feet, pursuant to the lot area calculation in Section 3332.18(C); and
WHEREAS, 3332.26, Minimum side yard permitted, requires that the minimum side yard be no less than three feet, while the applicant proposes to maintain a reduced minimum side yard of 1.5 feet along the north side of the existing single-unit dwelling; and
WHEREAS, Section 3332.38(G), Private garage, limits detached garage height to 15 feet, while the applicant proposes an increased height of 23.1 feet; and
WHEREAS, the German Village Commission recommends approval; and
WHEREAS, City Departments recommend approval of the requested Council variance because it is consistent with similar proposals that have been approved in the area; and
WHEREAS, said ordinance requires separate submission for all applicable permits and a 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 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 variance will alleviate the difficulties encountered by the owners of the property located at 1034 JAEGER 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 3332.38(H), Private garage; 3332.05, Area district lot width requirements; 3332.14, R-2F area district requirements; 3332.26(1), Minimum side yard permitted; and 3332.38(G), Private garage, of the Columbus City Codes; for the property located at 1034 JAEGER ST. (43206), insofar as said sections prohibit habitable space above a detached garage that does not connect directly with habitable space in a dwelling in the R-2F, Residential District; with a reduced minimum lot width from 50 feet to 29.81 feet; a reduced lot area from 6,000 square feet to 2,080 square feet; a reduced minimum side yard from 3 feet to 1.5 feet along the north side of the existing single-unit dwelling; and an increased detached garage height from 15 feet to 23.1 feet; said property being more particularly described as follows:
1034 JAEGER ST. (43206), being 0.12± acres located on the east side of Jaeger Street, 60± feet south of Stewart Avenue, and being more particularly described as follows:
SITUATED IN THE STATE OF OHIO, COUNTY OF FRANKLIN, AND IN THE CITY OF COLUMBUS BEING THE SOUTH HALF OF LOT NUMBER ONE HUNDRED NINE (109), IN DESHLERS AND THURMANS ADDITION, AS THE SAME IS NUMBERED AND DELINEATED UPON THE RECORDED PLAT THEREOF, AND DESCRIBED AS BELOW:
S ½ Lot 109 Deshler = .12 acres; effective front 29.82’, and effective depth 170’.
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 including habitable space above a detached garage, 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 the site plan titled "PROPOSED SITE PLAN," dated August 15, 2023, and drawn and signed by Juliet Bullock, 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 of 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 on the following: The second floor of the garage will not be converted to, or used as, a separate dwelling unit. The second floor of the garage will have no cooking facilities.
SECTION 5. That this ordinance shall take effect and be in force from and after the earliest period allowed by law.