Explanation
Council Variance Application: CV25-016
APPLICANT: John Ingwersen; 1050 Bryden Road; Columbus, OH 43205.
PROPOSED USE: Habitable space above a detached garage.
GERMAN VILLAGE 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 used with habitable space located on the second floor. A Council variance is required because habitable space above a garage is only allowed when connected directly to habitable space within a dwelling. Variances for reduced lot width, reduced maximum and minimum side yards for the existing dwelling, and increased garage height are also included in this request. Staff supports the proposed variances as the request will not introduce an incompatible use to the area and will also conform existing conditions, and will require a Certificate of Appropriateness for final building design from the German Village Commission
Title
To grant a Variance from the provisions of Sections 3332.38(H), Private garage; 3332.05(A)(4), Area district lot width requirements; 3332.25, Maximum side yards required; 3332.26, Minimum side yard permitted; and 3332.38(G), Private garage, of the Columbus City Codes; for the property located at 764 S. 6TH ST (43206), to allow habitable space above a detached garage with reduced development standards in the R-2F, Residential District (Council Variance #CV25-016).
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WHEREAS, by application #CV25-016, the owner of the property at 764 S. 6TH 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 an existing detached garage that is not connected to habitable space within the existing single-unit dwelling; 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 a reduced lot width of 31.25± feet; and
WHEREAS, Section 3332.25, Maximum side yards required, requires the sum of the widths of the side yards to equal or exceed 20 percent of the width of the lot, or 6.25 feet for a lot width of 31.25± feet, while the applicant proposes to maintain a reduced maximum side yard of 1.4 feet for the existing dwelling; and
WHEREAS, 3332.26, Minimum side yard permitted, requires that the minimum side yard be no less than three feet, while the applicant proposes reduced minimum side yards of 1.4 feet on the north side and zero feet on the south side for the existing dwelling; and
WHEREAS, Section 3332.38(G), Private garage, limits garage height to 15 feet, while the applicant proposes an increased garage height of 21 feet; and
WHEREAS, the German Village Commission recommends approval; and
WHEREAS, City Departments recommend approval because the requested Council variance will not introduce an incompatible use to the area and will also conform existing conditions; 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 764 S. 6TH 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(A)(4), Area district lot width requirements; 3332.25, Maximum side yards required; 3332.26, Minimum side yard permitted; and 3332.38(G), Private garage, of the Columbus City Codes; for the property located at 764 S. 6TH 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 31.25± feet; a reduced maximum side yard for the existing dwelling from 6.25 feet to 1.4 feet; reduced minimum side yards for the existing dwelling from three feet to 1.4 feet along the north property line, and to zero feet along the south property line; and an increased garage height from 15 feet to 21 feet; said property being more particularly described as follows:
764 S. 6TH ST (43206), being 0.09± acres located on the east side of South 6th Street; 65± feet south of East Frankfort Street, and being more particularly described as follows:
Situated in the State of Ohio, County of Franklin and in the City of Columbus and being described as follows:
Being Lot Number Fifteen (15) in Maria W. Selbach’s Subdivision of Lot No. Three (3) of a subdivision of the Estate of C.F. Jaeger, Decreased, being part of Half Section No. 28, Township 5, Range 22, Refugee Lands, as the same is numbered and delineated upon the recorded plat thereof, of record in Plat Book 3, Page 208, 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 as a single-unit dwelling and a detached garage with habitable space above, 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 "PROPOSED SITE PLAN," dated May 21, 2025, and signed by John Ingwersen, 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 upon the applicant obtaining all applicable permits and a Certificate of Occupancy for the proposed use.
SECTION 5. 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 6. That this ordinance shall take effect and be in force from and after the earliest period allowed by law.