Explanation
Council Variance Application: CV24-069
APPLICANT: Juliet Bullock Architects; 4886 Olentangy Boulevard; Columbus, OH 43214.
COLUMBUS SOUTH SIDE AREA COMMISSION RECOMMENDATION: Approval.
PROPOSED USE: Two single-unit dwellings on one lot.
CITY DEPARTMENTS' RECOMMENDATION: Approval. The site consists of one parcel developed with a single-unit dwelling in the R-4, Residential District. A Council variance is required because the R-4 district does not allow two single-unit dwellings on one lot, while the applicant proposes to build a carriage house above a detached garage on the rear of the subject site. Variances to rear yard, maximum side yard, lot width, and lot area are also included in this request. The site is located within the planning boundaries of the Near Southside Plan (2011), which recommends “Medium Density Mixed Residential” land uses at this location. Additionally, the Plan includes complete adoption of the Columbus Citywide Planning Policies (C2P2) Design Guidelines (2018). Although the density would exceed the Plan’s recommended density of 10 dwelling units per acre, the existing R-4 district, based on its lot size, would allow a two-unit dwelling. Additionally, the proposal is consistent with both the existing development pattern of the neighborhood and similar requests in urban residential neighborhoods. Staff also notes that the proposed design of the carriage house is consistent with C2P2 Design Guidelines.
Title
To grant a Variance from the provisions of Sections 3332.039, R-4, residential district; 3312.49, Required parking; 3332.05(A)(4), Area district lot width requirements; 3332.15, R-4 area district requirements; 3332.19, Fronting; 3332.25(B), Maximum side yards required; and 3332.27, Rear yard, of the Columbus City Codes; for the property located at 574 SIEBERT ST. (43206), to allow two single-unit dwellings on one lot with reduced development standards in the R-4, Residential District (Council Variance #CV24-069).
Body
WHEREAS, by application #CV24-069, the owner of property at 574 SIEBERT ST. (43206), is requesting a Council variance to allow two single-unit dwellings on one lot with reduced development standards in the R-4, Residential District; and
WHEREAS, Section 3332.039, R-4 residential district, allows up to a four-unit dwelling on one lot, while the applicant proposes a single-unit dwelling above a detached garage (carriage house) on the rear of a lot developed with a single-unit dwelling, as shown on the submitted site plan; and
WHEREAS, Section 3312.49, Required parking, requires two parking spaces per dwelling unit for a total of four required parking spaces, while the applicant proposes two parking spaces; and
WHEREAS, Section 3332.05(A)(4), Area district lot width requirements, requires a minimum lot width of 50 feet in the R-4, Residential District, while the applicant proposes to maintain a lot width of 31± feet; and
WHEREAS, Section 3332.15, R-4 area district requirements, requires that a single-unit dwelling shall be situated on a lot with an area that equals or exceeds 5,000 square feet per dwelling unit, while the applicant proposes two single-unit dwellings on a lot that contains 2,883± square feet, or 1,086.1 square feet per dwelling, pursuant to the lot area calculation in Section 3332.18(C); and
WHEREAS, Section 3332.19, Fronting, requires a dwelling to have frontage on a public street, while the applicant proposes a carriage house with frontage on a rear public alley; and
WHEREAS, Section 3332.25(B), 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, a maximum requirement of 6.2 feet for a 31 foot wide lot, while the applicant proposes a maximum side yard of six feet for the proposed single-unit carriage house; and
WHEREAS, Section 3332.27, Rear yard, requires a rear yard totaling no less than 25 percent of the total lot area for each dwelling, while the applicant proposes no rear yard for the proposed carriage house; and
WHEREAS, the Columbus South Side Area Commission recommends approval; and
WHEREAS, the City Departments recommend approval because this request is consistent with the design standards of the Columbus Citywide Planning Policies’ design guidelines, and is consistent with both the existing development pattern of the neighborhood; and
WHEREAS, said ordinance requires separate submission for all applicable permits and Certificate of Occupancy for the proposed carriage house 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 574 SIEBERT 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 from the provisions of Sections 3332.039, R-4, residential district; 3312.49, Required parking; 3332.05(A)(4), Area district lot width requirements; 3332.15, R-4 area district requirements; 3332.19, Fronting; 3332.25(B), Maximum side yards required; and 3332.27, Rear yard, of the Columbus City Codes; is hereby granted for the property located at 574 SIEBERT ST. (43206), insofar as said sections prohibit two-unit dwellings on one lot in the R-4, Residential District; with a parking space reduction from four spaces to two spaces; with a reduced lot width from 50 to 31± feet; with a reduced lot area from 5,000 square feet per dwelling to 1,086.1 square feet per dwelling; no frontage on a public street for the rear dwelling; reduced maximum side yard from 6.2 feet to six feet; reduced rear yard from 25 percent to no rear yard for the proposed carriage house; said property being more particularly described as follows:
574 SIEBERT ST. (43206), being 0.11± acres located on the north side of Siebert Street, 123± feet west of Ann Street, 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 THREE HUNDRED FORTY-FIVE (345) OF BLESCH AND KREMERS SUBDIVISION, AS THE SAME IS NUMBERED AND DELINEATED UPON THE RECORDED PLAT THEREOF, OF RECORD IN PLAT BOOK 4, PAGE 306, RECORDERS OFFICE, FRANKLIN COUNTY, OHIO.
Address: 574 Siebert Street, Columbus, OH 43206
Parcel No.: 010-014168
SECTION 2. That this ordinance is conditioned on and shall remain in effect only for so long as said property is used for two single-unit dwellings on one lot, or those uses permitted in the R-4, Residential District.
SECTION 3. That this ordinance is further conditioned on the subject site being developed in general conformance with the site plan and elevation plans both titled, "SITE & ELEVATION PLANS" dated August 19, 2024, and signed by Juliet Bullock, the 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 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 carriage house dwelling.
SECTION 5. That this ordinance shall take effect and be in force from and after the earliest period allowed by law.