Explanation
COUNCIL VARIANCE: CV05-051.
APPLICANT: Connie J. Klema, Atty.; P.O. Box 991; Pataskala, OH 43062.
PROPOSED USE: Multi-family residential development in the R-2F, Residential District.
GERMAN VILLAGE AREA COMMISSION RECOMMENDATION: Approval.
CITY DEPARTMENTS' RECOMMENDATION: Approval. This Council variance will permit twenty (20) dwelling units in a vacant industrial building formerly used as an office/warehouse in the R-2F, Residential District. Variances to side and rear yard, building line, lot coverage, vision clearance and height are necessary to make existing conditions conforming. Staff supports the adaptive reuse of this former office/warehouse building because infill residential use is more consistent with the surrounding land uses than previously approved uses and because the applicants are able to provide all the required parking on site.
Title
To grant a Variance from the provisions of Sections 3332.037, R-2F, Residential District use; 3309.14, Basic height district; 3332.18(D), Basis of computing area; 3332.21, Building lines; Section 3332.25(B), Maximum side yard required; 3332.27 Rear yard; 3332.30(b)&(c) Vision clearance; and 3342.25(b), Vision clearance, of the Columbus City Codes for property located at 645 GRANT AVENUE (43206), to permit the renovation of a former office/warehouse building for twenty dwelling units. (Council Variance CV05-051).
Body
WHEREAS, Section 3332.037, R-2F, Residential District use, permits up to two units within one dwelling, while the applicant proposes to permit twenty dwelling units within a building formerly used as an office warehouse; and
WHEREAS, Section 3309.14, Basic height district established, provides for the thirty-five foot height district where none has been specified, while the existing chimney is 64 feet in height; and
WHEREAS, Section 3332.18(D), Basis of computing area, limits dwellings to occupy no more than 50% of lot area, while the applicant proposes to develop a twenty-unit dwelling covering 75% of the same lot; and
WHEREAS, Section 3332.21, Building lines, requires a building setback of not less than twenty-five (25) feet, while the applicant proposes to maintain the existing five and one half (5 1/2) foot building line along Grant Avenue and the existing zero (0) foot building line along Beck Street; and
WHEREAS, Section 3332.25(B), Maximum side yard required, requires the sum of the widths of each side yard shall equal or exceed twenty (20) percent of the width of the lot , while the applicant proposes to reduce the maximum side yard from 16 feet to 3 inches; and
WHEREAS, Section 3332.27, Rear yard, requires each dwelling, residence or principal building to be erected so as to provide a rear yard totaling no less than twenty-five (25) percent of the total lot area, while the applicant proposes no rear yard; and
WHEREAS, Section 3332.30(b)&(c), Vision clearance requires clear vision triangles at vehicular intersections, while the applicant proposes to have no clear vision at the intersection of Grant Avenue and Beck Street or at Grant Avenue and the site driveway; and
WHEREAS, Section 3342.25(b), Vision clearance requires the size of required clear vision triangles to be 10 feet on each of the perpendicular sides, while the applicant proposes to reduce this to five and one-half (5 1/2) feet on each of the two perpendicular sides at vehicular access points; and
WHEREAS, the German Village Commission recommends approval; and
WHEREAS, the City Departments recommend approval because the adaptive reuse of this former office/warehouse building for infill residential use is more consistent with the surrounding land uses than previously approved uses and because the applicants are able to provide all the required parking on site; 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 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 645 GRANT AVENUE (43206), in using said property as desired; and
Section 1. That a variance from the provisions of Sections 3332.037, R-2F, Residential District use; 3309.14, Basic height district; 3332.18(D), Basis of computing area; 3332.21, Building lines; Section 3332.25(B), Maximum side yard required; 3332.27 Rear yard; 3332.30(b)&(c) Vision clearance; and 3342.25(b), Vision clearance; of the Columbus City Codes for the property located at 645 GRANT AVENUE (43206), insofar as said sections prohibit twenty dwelling units on one parcel in the R-2F, Residential District: with a 64 foot high chimney where 35 feet would be allowed, with existing building lines decreased from twenty-five (25) feet to five and one half (5 1/2) feet along Grant Avenue and zero (0) feet along Beck Street, with the maximum side yard reduced from sixteen (16) feet to three (3) inches; with no rear yard where 25% of the lot area would be required, with clear vision triangles reduced from 10 feet on each perpendicular side to five and one half (5 1/2) feet on each perpendicular side at the driveways and no vision clearance at the intersection of Grant Avenue and Beck Street or at Grant Avenue and the site driveway said property being more particularly described as follows:
LEGAL DESCRIPTION
CV 05-051
Situated in the State of Ohio, County of Franklin and City of Columbus and being bound and described as follows:
Being Lots Numbered One (1), Two (2), Three (3), Seven (7), Nine (9), Eleven (11), and the North one-half of Lot Number Thirteen (13), in BORN AND JENNER'S AMENDED ADDITION, as shown by the recorded plat in Volume 1, of Maps, page 175, Franklin County records. Together with vacated alley, which said alley is bounded on the North by said Lots Number One (1), Two (2), and Three (3) and on the South by said Lot Number Seven (7), of record in Plat Book 1, page 175, 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 twenty (20) dwelling units on a lot, or those uses permitted in the R-2F, Residential District.
Section 3. That this ordinance is further conditioned on general compliance with drawings titled, "645 GRANT AVENUE PROPOSED SITE PLAN," drawn by Behal Sampson Dietz Building Design, signed by Connie J. Klema, applicant, and dated January 4, 2006.
Section 4. That this ordinance is further conditioned on 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.