Explanation
Council Variance Application: CV25-117
APPLICANT: Healthy Homes c/o Gretchen West; P.O. Box 77499; Columbus, OH 43207.
PROPOSED USE: Two-unit dwelling.
CITY DEPARTMENTS' RECOMMENDATION: Approval. The site consists of one undeveloped parcel in the R-3, Residential District. The requested Council variance will allow a two-unit dwelling, which in not a permissible use of the R-3 district. Variances to reduce lot width, lot area, and required parking from four to two spaces are included in this request. The site is located within the planning boundaries of the South Linden Land Use Plan (2018), which recommends “Medium Density Residential” land uses at this location. Additionally, the Plan includes complete adoption of the Columbus Citywide Planning Policies (C2P2) Design Guidelines (2018). The proposed development is consistent with the Plan’s land use recommendation, while the provided elevations are consistent with C2P2 Design Guidelines. Additionally, several two-unit dwellings exist or have been recently approved and constructed in this immediate area. Since the proposal fits within the larger development pattern of the neighborhood, the request 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; 3312.49(C), Required parking; 3332.05(A), Area district lot width requirements; and 3332.13, R-3 area district requirements, of the Columbus City Codes; for the property located at 1541-1543 26TH AVE. (43211), to allow a two-unit dwelling with reduced development standards in the R-3, Residential District (Council Variance #CV25-117).
Body
WHEREAS, by application #CV25-117, the owner of property at 1541-1543 26TH AVE. (43211), is requesting a Council variance to allow a two-unit dwelling with reduced development standards in the R-3, Residential District; and
WHEREAS, Section 3332.035, R-3 residential district, does not allow two-unit dwellings, while the applicant proposes to build a two-unit dwelling; and
WHEREAS, Section 3312.49(C), Required parking, requires two parking spaces for each dwelling, for a total requirement of four spaces, while the applicant proposes two parking spaces; and
WHEREAS, Section 3332.05(A), Area district lot width requirements, requires a lot width of 50 feet in the R-3, Residential District, while the applicant proposes to maintain a reduced lot width of 35 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 not less than 5,000 square feet in area, while the applicant proposes a two-unit dwelling on a lot that contains 4,215± square feet; and
WHEREAS, the City Departments recommend approval because the request is consistent with the South Linden Land Use Plan’s land use recommendation of “Medium Density Residential” and includes building elevations consistent with C2P2 Design Guidelines. As the proposal fits within the larger development pattern of the neighborhood, the request 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 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 1541-1543 26TH AVE. (43211), 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 3332.035, R-3 residential district; 3312.49(C), Required parking; 3332.05(A), Area district lot width requirements; and 3332.13, R-3 area district requirements, of the Columbus City Codes; is hereby granted for the property located at 1541-1543 26TH AVE. (43211), insofar as said sections prohibit a two-unit dwelling in the R-3, Residential District, with a reduction in required parking from four spaces to two spaces; reduced lot width from 50 to 35 feet; and reduced lot area from 5,000 square feet to 4,215± square feet; said property being more particularly described as follows:
1541-1543 26TH AVE. (43211), being 0.10± acres located on the south side of 26th Avenue, 117± feet west of Billiter Boulevard, 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 One Hundred Fourteen (114), of lnniscrest Addition, as the same is numbered and delineated upon the recorded plat thereof, of record in Plat Book 8, Page 15-B, Recorder's Office, Franklin County, Ohio.
Permanent Parcel Number: 010-060216
Address: 1541 26th Ave, Columbus, Ohio 43211
SECTION 2. That this ordinance is conditioned on and shall remain in effect only for so long as said property is used for a two-unit dwelling, 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 titled, “SITE STUDY,” and building elevations titled, “BUILDING ELEVATIONS SHEETS A2-1 and A2-2,” all dated February 17, 2026, and signed by Emily Long Rayfield, 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.