Explanation
Council Variance Application: CV24-128
APPLICANT: Juliet Bullock Architects; 4886 Olentangy Boulevard; Columbus, OH 43214.
PROPOSED USE: Two single-unit dwellings on each lot.
NEAR EAST AREA COMMISSION RECOMMENDATION: Approval.
CITY DEPARTMENTS' RECOMMENDATION: Approval. The sites consist of two parcels developed with single-unit dwellings in the R-3, Residential District. The applicant requests a Council variance to allow a new dwelling-unit above a detached garage (carriage house) for each lot. A Council variance is required because the R-3 district does not allow two single-unit dwellings on one lot. Variances to required parking, rear yard, maximum side yard, minimum side yard, fronting, lot width, and lot area are also included in this request. The site is within the planning boundaries of the Near East Area Plan (2005), which does not contain a recommended land use for this location, but does state that new residential development should be consistent with adjacent housing types and densities, that no more than one accessory unit should be allowed per lot, and that the exterior of the accessory unit should be architecturally compatible with the primary residence. The requested variance it consistent with similar requests in the neighborhood and includes a commitment to develop the property in accordance with the submitted site plan and building elevations which show consistency with the Plan’s design guidelines.
Title
To grant a Variance from the provisions of Section 3332.035, R-3 residential district; 3312.49, Required parking; 3332.05(A)(4), Area district lot width requirements; 3332.19, Fronting; 3332.25(B), Maximum side yard permitted; 3332.26(B)(1), Minimum side yard permitted; 3332.27, Rear yard, of the Columbus City Codes; for the property located at 1214 & 1220 MADISON AVE. (43205), to allow two single-unit dwellings on each lot with reduced development standards in the R-3, Residential District (Council Variance #CV24-128).
Body
WHEREAS, by application #CV24-128, the owner of property at 1214 & 1220 MADISON AVE. (43205), is requesting a Council variance to allow two single-unit dwellings on each lot with reduced development standards in the R-3, Residential District; and
WHEREAS, Section 3332.035, R-3 residential district, allows one single-unit dwelling per lot, while the applicant proposes two single-unit dwellings for each lot, as shown on the submitted site plan; and
WHEREAS, Section 3312.49, Required parking, requires two parking spaces per dwelling unit, or four spaces for each dwelling unit on each lot, while the applicant proposes a total of three parking spaces on each lot; and
WHEREAS, Section 3332.05(A)(4), Area district lot width requirements, requires a minimum lot width of fifty feet in the R-3, Residential District, while the applicant proposes to maintain reduced lot widths of 33.22 feet for Parcel A, and 34.55 feet for Parcel B; and
WHEREAS, Section 3332.13, R-3 residential district requirements, requires that a principal building shall be situated on a lot of no less than 5,000 square feet in area, while the applicant proposes two single-unit dwellings on a lot area of 3,310 square feet per dwelling unit on Parcel A and 3,581 square feet per dwelling unit on Parcel B (pursuant to lot area calculation in 3332.18(C)); and
WHEREAS, Section 3332.19, Fronting, requires a dwelling unit to have frontage on a public street, while the applicant proposes that the proposed carriage house on each lot, fronts upon a public alley, as shown on the submitted site plan; and
WHEREAS, Section 3332.25(B), Maximum side yard 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 6.66 feet for a lot width of 33.22 feet for Parcel A and 6.91 feet for a lot width of 34.55 feet for Parcel B, while the applicant proposes to maintain a maximum side yard of 4.6 feet for the existing single-unit dwelling on Parcel A, and a reduced maximum side yard of three feet for the carriage houses on both Parcel A and Parcel B, as shown on the submitted site plan; and
WHEREAS, Section 3332.26(B)(1), Minimum side yard permitted, requires a side yard of no less than three feet for lots less than 40 feet wide, while the applicant proposes to maintain reduced minimum side yards of 1.55 feet for the existing single-unit dwelling’s eastern property line and no side yard for the carriage house’s western property line on Parcel A, and no side yard for the carriage house’s eastern property line on Parcel B, as shown on the submitted site plan; and
WHEREAS, Section 3332.27, Rear yard, requires that each dwelling, residence, or principal building shall be erected so as to provide a rear yard totaling no less than 25 percent of the total lot area, while the applicant proposes no rear yard for the carriage house on each lot; and
WHEREAS, the Near East Area Commission recommends approval; and
WHEREAS, the City Departments recommend approval because the requested variance will result in a proposal that consistent to similar requests in the neighborhood and includes a site plan and building elevations that show consistency with the Near East Area Plan’s design guidelines; and
WHEREAS, said ordinance requires separate submission for all applicable permits and Certificate of Occupancy for the proposed dwellings; 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 1214 & 1220 MADISON AVE. (43205), 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 3332.035, R-3 residential district; 3312.49, Required parking; 3332.05(A)(4), Area district lot width requirements; 3332.19, Fronting; 3332.25(B), Maximum side yard permitted; 3332.26(B), Minimum side yard permitted; 3332.27, Rear yard, of the Columbus City Codes; is hereby granted for the property located at 1214 & 1220 MADISON AVE. (43205), insofar as said sections prohibit two single-unit dwellings on one lot in the R-3, Residential District; with a reduction in required parking from four to three parking spaces on each lot; reduced lot widths of 33.22 feet for Parcel A, and 34.55 feet for Parcel B; no frontage on a public street for the carriage house for each lot; reduced maximum side yard of 4.6 feet for the existing single-unit dwelling and three feet for the carriage house on Parcel A, and three feet for the carriage house on Parcel B; reduced minimum side yards of 1.55 feet for the existing single-unit dwelling’s eastern property line and no side yard for the carriage house’s western property line on Parcel A, and no side yard for the carriage house’s eastern property line on Parcel B; and no rear yard for the carriage house for each lot; said property being more particularly described as follows:
1214 & 1220 MADISON AVE. (43205), being 0.23± acres located on the north side of Madison Avenue, 153± east of South Champion Avenue, and being more particularly described as follows:
Situated in the State of Ohio, County of Franklin, and in the City of Columbus:
Parcel A
Being a part of a tract of land conveyed by Harriet E. Ide, widow, to George E. Ide, by warranty deed, dated July 12, 1886, and recorded in Deed Book 183, Page 30I, Franklin County Records, and more particularly described as follows:
Beginning at a stake in the North line of Madison Avenue, and the Southwest comer of said tract;
Thence Northerly with the West line of said tract 146.30 feet to a stake in the South line of a proposed alley 20.44 feet wide, said Southern line of said alley being distant 194.19 feet from the South line of Broad Street, measured on the East line of said tract;
Thence Eastwardly with the South line of said Alley, 32.68 feet to a stake;
Thence Southerly on a line nearly parallel to the East and West lines of said tract, to the North line of Madison Avenue;
Thence Westwardly along the North line of Madison Avenue, 32.22 feet to the place of beginning.
Being the same premises conveyed to the said Immer L. Godfrey by Carrie Howard and Edwin L. Howard, her husband, by deed dated May 27, 1907, of record in Deed Book 455, Page 330, in Franklin County, Ohio. Records and to which reference is here made, and being the same premises known as 1220 Madison Avenue in said City of Columbus, Ohio.
And also the following described premises, being one (l) foot on the west side of the premises shown above:
Situated in the County of Franklin, in the State of Ohio, and in the City of Columbus, and being One (1) foot off the East Side of a tract of land conveyed by Thomas J. Dundon to Harry F. West by deed of record in Deed Book 625, Page 337, in the Recorder's Office of said County and bounded and described as follows:
Beginning at an iron pipe at the Northeast comer of said premises, which iron pipe is located in the South line of Capital Street 194.45 feet east of the East line of Champion Avenue;
Thence in a Southerly direction along the East line of said premises 146.31 feet to an iron pipe at the Southeast comer of said premises, and which is located in the North line of Madison Avenue, 190.55 feet east of the East line of Champion Avenue;
Thence West along the North line of Madison Avenue one (I) foot;
Thence in a Northerly direction to a point in the South line of Capital Street, located one (1) foot West of the place of beginning;
Thence in an easterly direction along the South line of Capital Street, one (1) foot to the place of beginning.
Being the same premises conveyed to Josephine A. Brandon by deed dated June 17, 1918, of record in Deed Book 626, Page 13, Recorder's Office, Franklin County, Ohio.
Property Address: 1220 Madison Ave. Columbus, OH 43205
Parcel Number: 010-004535-00
Parcel B
Being the east portion of a tract of land conveyed by Eli M. West to Thomas Dundon, by deed of record in Deed Book No. 393, Page 245, in the Recorder's Office of said County, and bounded and described as follows:
Beginning at an iron pipe at the Northeast corner of said premises conveyed by Edward Johnson to Eli M. West, and by Eli M. West to Thomas J. Dundon, which iron pipe is located in the south line of Capital Street 194.45 feet east of the east line of Champion Avenue;
Thence in a southerly direction along the east line of said premises 146.31 feet to an iron pipe at the southeast corner of said premises, and which is located in the north line of Madison Avenue,
190.55 feet east of the east line of Champion Avenue;
Thence west along the north line of Madison Avenue 35.55 feet to an iron pipe;
Thence in a northerly direction, and at right angles to the north line of Madison Avenue, 55 feet to a stake;
Thence in a northerly direction 88 feet to an iron pipe in the south line of Capital Street located
38.45 feet west of the place of beginning;
Thence in an easterly direction along the south line of Capital Street 38.45 feet to the place of beginning;
Except from the above described premises a strip of ground one foot wide off the east side thereof, particularly described in a deed from Harry F. West and wife and wife to Josephine A. Brandon recorded in Deed Book 626, Page 13, and being more practically described as follows:
Situated in the County of Franklin, in the State of Ohio, and in the City of Columbus, and being One (1) foot off the East Side of a tract of land conveyed by Thomas J. Dundon to Harry F. West by deed of record in Deed Book 625, Page 337, in the Recorder's Office of said County and bounded and described as follows:
Beginning at an iron pipe at the Northeast corner of said premises, which iron pipe is located in the South line of Capital Street 194.45 feet east of the East line of Champion Avenue;
Thence in a Southerly direction along the East line of said premises 146.31 feet to an iron pipe at the Southeast comer of said premises, and which is located in the North line of Madison Avenue,
190.55 feet east of the East line of Champion Avenue;
Thence West along the North line of Madison Avenue one (1) foot;
Thence in a Northerly direction to a point in the South line of Capital Street, located one (I) foot West of the place of beginning;
Thence in an easterly direction along the South line of Capital Street, One (I) foot to the place of beginning.
Property Address: 1214 Madison Ave. Columbus, OH 43205
Parcel Number: 010-054517-00
SECTION 2. That this ordinance is conditioned on and shall remain in effect only for so long as said the properties are used as a single-unit dwelling, or those uses permitted in the R-3, Residential District.
SECTION 3. That this ordinance is further conditioned on the subject site being developed in general conformance with the site plan and building elevations titled, “ARCHITECTURAL PLANS,” dated January 6, 2025, 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 plan 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 dwellings.
SECTION 5. That this ordinance shall take effect and be in force from and after the earliest period allowed by law.