Explanation
Council Variance Application: CV23-153
APPLICANT: Eric D. Martineau; 3006 North High Street, Suite 1A; Columbus, OH 43202.
PROPOSED USE: Two single-unit dwellings on one lot.
GERMAN VILLAGE COMMISSION RECOMMENDATION: Disapproval.
CITY DEPARTMENTS' RECOMMENDATION: Approval. The site consists of a single-unit dwelling in the R-2F, Residential District. A Council variance is required because the R-2F district does not allow two single-unit dwellings on one lot, while the applicant proposes to build a single-unit dwelling above a new detached garage (carriage house). Variances for lot width, lot area, fronting, side yards, rear yard, and a parking reduction from four required parking spaces to two spaces provided are also included in this request. The site is located within the boundaries of the German Village Historic District, which does not contain a Council adopted land use plan. Staff supports the proposed variances as the request is consistent with similar proposals in the neighborhood, and notes that the existing R-2F district permits two-unit dwellings. Additionally, Staff note that a Certificate of Appropriateness for final building design is required from the German Village Commission.
Title
To grant a Variance from the provisions of Sections 3332.037, R-2F residential district; 3312.49(C), Required Parking; 3332.05(A)(4), Area district lot width requirements; 3332.14, R-2F area district requirements; 3332.19, Fronting; 3332.25, Maximum side yards required; 3332.26(C)(1), Minimum side yard permitted; and 3332.27, Rear yard, of the Columbus City Codes; for the property located at 228 REINHARD AVE. (43206), to allow two single-unit dwellings on one lot with reduced development standards in the R-2F, Residential District (Council Variance #CV23-153).
Body
WHEREAS, by application #CV23-153, the owner of the property at 228 REINHARD AVE. (43206), is requesting a Variance to allow two single-unit dwellings on one lot with reduced development standards in the R-2F, Residential District; and
WHEREAS, Section 3332.037, R-2F residential district, allows one single-unit or one two-unit dwelling on a lot, while the applicant proposes a single-unit dwelling above a detached garage (carriage house) on a lot developed with a single-unit dwelling; and
WHEREAS, Section 3312.49(C), Required Parking, requires two parking spaces per dwelling unit for a total of four required parking spaces, while the applicant proposes two total 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-2F, Residential District, while the applicant proposes to maintain a reduced lot width of 32 feet; and
WHEREAS, Section 3332.14, R-2F area district requirements, requires 6,000 square feet of lot area per dwelling unit for a single-unit dwelling, while the applicant proposes two single-unit dwellings on one lot containing 3,072 square feet (1,536 square feet per dwelling unit), pursuant to the lot area calculation in Section 3332.18(C); and
WHEREAS, Section 3332.19, Fronting, requires a dwelling unit 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, 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 6.4 feet for a 32 foot wide lot, while the applicant proposes a maximum side yard of six feet for the proposed carriage house; and
WHEREAS, Section 3332.26(C)(1), Minimum side yard permitted, requires a minimum side yard of three feet, while the applicant proposes a reduced side yard of 1.5 feet along the western property line for the existing single-unit dwelling; 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 a reduced rear yard of 13.1 percent for the existing single-unit dwelling, no rear yard for the proposed carriage house; and
WHEREAS, the German Village Commission recommends disapproval; and
WHEREAS, City Departments recommend approval because the requested variances are consistent with similar proposals in the neighborhood, and will require a Certificate of Appropriateness from the German Village Commission for final building design; and
WHEREAS, said ordinance requires separate submission for all applicable permits and a Certificate of Occupancy for the proposed single-unit dwelling (carriage house); 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 228 REINHARD AVE. (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 3332.037, R-2F residential district; 3312.49(C), Required Parking; 3332.05(A)(4), Area district lot width requirements; 3332.14, R-2F area district requirements; 3332.19, Fronting; 3332.25, Maximum side yards required; 3332.26(C)(1), Minimum side yard permitted; and 3332.27, Rear yard, of the Columbus City Codes; for the property located at 228 REINHARD AVE. (43206), insofar as said sections prohibit two single-unit dwellings on one lot in the R-2F, Residential District; with a parking space reduction from four spaces to two spaces; reduced minimum lot width from 50 feet to 32 feet; reduced lot area from 6,000 square feet to 3,072 square feet (1,536 square feet per dwelling unit); with no frontage on a public street for the proposed carriage house; reduced maximum side yard from 6.4 feet to six feet for the proposed carriage house; reduced minimum side yards from three feet to 1.5 feet along the western property line for the existing single-unit dwelling; and a reduced rear yard from 25 percent to 13.1 percent for the existing single-unit dwelling and no rear yard for the proposed carriage house; said property being more particularly described as follows:
228 REINHARD AVE. (43206), being 0.11± acres located at the northwest corner of Reinhard Avenue and Purdy Street, and being more particularly described as follows:
Situated in the State of Ohio, County of Franklin and in the City of Columbus and bounded and described as follows:
Being Lot Number Sixty-six (66), of Maria W. Selbach’s Third Addition, as the same is numbered and delineated upon the recorded plat thereof, of record in Plat Book 3, Page 331, Recorder’s Office, Franklin County, Ohio.
Franklin County Parcel number: 010-038715
Street address of property: 228 Reinhard Avenue, Columbus, Ohio 43206
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-2F, Residential District.
SECTION 3. That this ordinance is further conditioned on general conformance with the site plan titled, "SITE PLAN," signed by Eric D. Martineau, Attorney, and dated February 29, 2024. 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 adjustment to the plan shall be reviewed and may be approved 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 on the applicant obtaining all applicable permits and a Certificate of Occupancy for the proposed single-unit dwelling (carriage house).
SECTION 5. That this ordinance shall take effect and be in force from and after the earliest period allowed by law.