Explanation
Council Variance Application: CV05-053
APPLICANT: Mike Ferris Properties; c/o Connie J. Klema, Atty.; P.O. Box 991; Pataskala, Ohio 43062.
PROPOSED USE: A four-family dwelling and a single-family dwelling.
CITY DEPARTMENTS' RECOMMENDATION: Approval. The site is zoned R-2F, Residential District and is comprised of two separate tax parcels, one of which is developed with a three-family dwelling. The applicant requests a Council variance to permit an addition to the three-family dwelling with a fourth dwelling unit, and to construct a single-family dwelling that will front on an alley with and to construct a new six-car garage attached to it. The R-2F, Residential District allows a maximum of two dwelling units in one building only. Additional variances to development standards are requested to reduce maximum lot coverage, required side and rear yards, and to allow stacked parking spaces behind four residential garage spaces. All required off-street parking spaces will be provided. The site was rezoned from the R-4, Residential District to the R-2F district by an area-wide rezoning that was approved in 2000 for the Schumacher Place community. Since the current configuration of the property would allow the use of a two-family dwelling on the vacant parcel, staff has determined that the proposed addition of two one dwelling units is in general conformance with the area-wide rezoning. The proposal is also consistent with the established development pattern of the area in that there are several multi-family residential uses within close proximity to the site.
Title
To grant a Variance from the provisions of Sections 3332.037, R-2F, Residential District; 3332.18, Basis of computing area; 3332.19, Fronting on a public street; 3332.25, Maximum side yard required; 3332.26, Minimum side yard permitted; 3332.27, Rear yard; and 3342.19, Parking space of the Columbus City Codes for the property located at 356 FOREST STREET (43206), to permit a four-family dwelling and a single-family dwelling with reduced development standards on the same lot zoned in the R-2F, Residential District (Council Variance # CV05-053).
Body
WHEREAS, by application No. CV05-053, the owner of the property at 356 FOREST STREET (43206), is requesting a Council Variance to permit a four-family dwelling and a single-family dwelling on the same lot zoned in the R-2F, Residential District with reduced development standards; and
WHEREAS, Section 3332.037, R-2F, Residential District Use, permits one single-family or one two-family dwelling on a lot, while the applicant proposes a four-family dwelling and single-family dwelling on the same lot; and
WHEREAS, Section 3332.18, Basis of computing area, requires that no dwelling shall occupy alone or together with any other building greater than fifty (50) percent of the lot area, while the applicant proposes a 59.36 56.13% lot coverage for the dwellings, garages building, and the parking lot; and
WHEREAS, Section 3332.19, Fronting on a public street, requires a dwelling unit to have frontage on a public street, while the applicant proposes no frontage for the single-family dwelling; and
WHEREAS, Section 3332.25, Maximum side yard required, requires the sum of the widths of each side yard to equal twenty (20) percent of the lot width, not to exceed sixteen (16) feet, while the applicant proposes a fourteen (14) 15.8 percent side yard, or 11.72 13.27± feet for the dwellings; and
WHEREAS, Section 3332.26, Minimum side yard permitted, requires a minimum side yard of no less than five (5) feet, while the applicant proposes to maintain a minimum side yard of 3.7± feet along the west property line for the four-family dwelling; and
WHEREAS, Section 3332.27, Rear yard, requires a rear yard totaling no less than 25% of the total lot area, while the applicant proposes an 10.16% rear yard; and
WHEREAS, Section 3342.19, Parking space, allows stacked parking for only single-family and two-family dwellings, while the applicant proposes four stacked parking spaces behind four residential garage spaces; and
WHEREAS, City Departments recommend approval because the requested Council variance will allow an addition to the three-family dwelling with a fourth dwelling unit, and a single-family dwelling that will front on an alley with and the construction of a new six-car garage attached to it. The R-2F, Residential District allows a maximum of two dwelling units in one building only. Additional variances to development standards are requested to reduce maximum lot coverage, required side and rear yards, and to allow stacked parking spaces behind four residential garage spaces. All required off-street parking spaces will be provided. The site was rezoned from the R-4, Residential District to the R-2F district by an area-wide rezoning that was approved in 2000 for the Schumacher Place community. Since the current configuration of the property would allow the use of a two-family dwelling on the vacant parcel, staff has determined that the proposed addition of two one dwelling units is in general conformance with the area-wide rezoning. The proposal is also consistent with the established development pattern of the area in that there are several multi-family residential uses within close proximity to the 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 356 FOREST STREET (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 granted from the provisions of Sections 3332.037, R-2F, Residential District; 3332.18, Basis of computing area; 3332.19, Fronting on a public street; 3332.25, Maximum side yard required; 3332.26, Minimum side yard permitted; 3332.27, Rear yard; and 3342.19, Parking space of the Columbus City codes, is hereby granted for the property located at 356 FOREST STREET (43206), insofar as said sections prohibit a four-family dwelling and single-family dwelling on the same lot, with an increased lot coverage from fifty (50) percent to 59.36 56.13%, no frontage on a public street for the single-family dwelling, a reduced maximum side yard from sixteen (16) feet to 11.72 13.27± feet, a reduced minimum side yard from five (5) feet to 3.7± feet for the west property line, a reduced rear yard from twenty-five (25) percent to 10.16%, and four stacked parking spaces behind four residential garage spaces; said property being more particularly described as follows:
356 FOREST STREET (43206), being 0.27± acres located on the north side of Forest Street, 70± feet east of Ebner Street, and being more particularly described as follows:
PARCEL NO: 010-027004
Situated in the State of Ohio, County of Franklin and in the City of Columbus:
Being Lot Number Seven (7) and Lot Number Six (6), except 7.35 feet measured at right angles off of the west side thereof, Miller, Kraner and Knell's Subdivision, as the same is numbered and delineated upon the recorded plat thereof, of record in Plat Book 4, page 442, Recorder's Office, Franklin County, Ohio.
PARCEL NO: 010-056931
Situated in the State of Ohio, County of Franklin and in the City of Columbus:
Being Lot Number Eight (8), Miller, Kraner and Knell's Subdivision of Lot 3 of Daniel Eswein's Heirs Subdivision of 6 acres in Half Section 27, Township 5, Range 22, as said Lot No. 8 of Miller, Kraner and Knell's Subdivision is numbered and delineated upon the recorded plat thereof, of record in Plat Book 4, page 442, 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 a four-family dwelling and a single-family dwelling on one lot, or those uses permitted in the R-2F, Residential District.
SECTION 3. That this ordinance is further conditioned upon the combination of tax parcels 010-027004 and 010-056931 to form one (1) tax parcel prior to the issuance of Zoning Clearance.
SECTION 4. That this ordinance is further conditioned on substantial compliance with the registered site plan and elevations titled, "ADDITIONS TO 356-358 AND 360 FOREST STREET," dated March 20 June 26, 2006, and signed by Connie J. Klema, Attorney for the Applicant. The Zoning Site 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 Zoning Site Plan shall be subject to review and approval by the Director of the Department of Development, or his designee, upon submission of the appropriate data regarding the proposed adjustment.
SECTION 5. That this ordinance is further conditioned on the applicant obtaining all applicable permits and a Certificate of Occupancy for the proposed use.
SECTION 6. That this ordinance shall take effect and be in force from and after the earliest period allowed by law.