Explanation
Council Variance Application: CV22-070
APPLICANT: Since 1797 LLC; c/o Sean Knoppe; PO Box 732; Worthington, OH 43085.
PROPOSED USE: Two-unit dwelling.
NEAR EAST AREA COMMISSION RECOMMENDATION: Approval.
CITY DEPARTMENTS' RECOMMENDATION: Approval. The site is developed with a religious facility in the R-3, Residential District. The requested variance will permit conversion of the existing building into a two-unit dwelling. A Council variance is necessary because the R-3 district only permits one single-unit dwelling per lot. Variances to minimum numbers of parking spaces required, vision clearance, lot width, lot area, and maximum and minimum side yards are included in this request and reflect existing conditions. The site is within the boundaries of the Near East Area Plan (2005), which does not recommend a specific land use at this location, although it does note that vacant religious facilities may be considered for housing when a community-related use is not viable. The Planning Division staff is in support of the building elevations, as the proposed design elements are compatible with surrounding structures, and consistent with the design recommendations of the Near East Area Plan. Ordinance #0073-2023 was approved on February 6, 2023, to permit an encroachment easement for the portions of the building that extend into the right-of-way of Graham Street.
Title
To grant a Variance from the provisions of Sections 3332.035, R-3 residential district; 3312.49, Minimum numbers of parking spaces required; 3321.05(B)(2), Vision clearance; 3332.05(A)(4), Area district lot width requirements; 3332.13, R-3 area district requirements; 3332.25, Maximum side yards required; and 3332.26, Minimum side yard permitted, of the Columbus City Codes; for the property located at 1404 GRANVILLE ST. (43203), to permit a two-unit dwelling with reduced development standards in the R-3, Residential District (Council Variance #CV22-070).
Body
WHEREAS, by application #CV22-070, the owner of the property at 1404 GRANVILLE ST. (43203), is requesting a Variance to permit a two-unit dwelling with reduced development standards in the R-3, Residential District; and
WHEREAS, Section 3332.035, R-3 residential district, permits a single-unit dwelling, while the applicant proposes to convert the existing building into a two-unit dwelling; and
WHEREAS, Section 3312.49, Minimum numbers of parking spaces required, requires two parking spaces per dwelling unit, or four spaces total for a two-unit dwelling, while the applicant proposes to maintain zero parking spaces; and
WHEREAS, Section 3321.05(B)(2), Vision clearance, requires a clear vision triangle of 30 feet at street intersections, while the applicant proposes to reduce the 30-foot clear vision triangle to 13 feet; and
WHEREAS, Section 3332.05(A)(4), Area district lot width requirements, requires a minimum lot width of 50 feet in the R-3, Residential District, while the applicant proposes to maintain a lot width of 25 feet; and
WHEREAS, Section 3332.13, R-3 area 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 a two-unit dwelling on a lot area of 1,875 square feet (pursuant to lot area calculation in 3332.18(C)); 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 5 feet for a lot width of 25 feet, while the applicant proposes a reduced maximum side yard of 4.2± feet and
WHEREAS, Section 3332.26, Minimum side yard permitted, requires a minimum side yard of three feet, while the applicant proposes no side yard on the east side of the property; and
WHEREAS, the Near East Area Commission recommends approval; and
WHEREAS, City Departments recommend approval because the requested variances would permit a residential development that is in character and scale with the dwellings on surrounding properties, and consistent with the design recommendations of the Near East Area Plan; 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 1404 GRANVILLE ST. (43203), in using said property as desired;
BE IT ORDAINED BY THE COUNCIL OF THE CITY OF COLUMBUS:
SECTION 1. That a variance is hereby granted from the provisions of Sections 3332.035, R-3 residential district; 3312.49, Minimum numbers of parking spaces required; 3321.05(B)(2), Vision clearance; 3332.05(A)(4), Area district lot width requirements; 3332.13, R-3 area district requirements; 3332.25, Maximum side yards required; and 3332.26, Minimum side yard permitted, of the Columbus City Codes, for the property located at 1404 GRANVILLE ST. (43203), insofar as said sections prohibit a two-unit dwelling in the R-3, Residential District; with a parking space reduction from four required spaces to zero provided spaces; a reduction in the required 30-foot clear vision triangle to 13 feet; a reduction in the lot width from 50 to 25 feet; a reduction in the lot area from 5,000 to 1,875 square feet; a reduction in maximum side yard from 5 feet to 4.2 feet; and a reduction in the minimum side yard from three feet to zero feet on the east side of the property; said property being more particularly described as follows:
1404 GRANVILLE ST. (43203), being 0.12± acres located at the northwest corner of Granville Street and Graham Street, and being more particularly described as follows:
Situated in the County of Franklin, in the State of Ohio and in the City of Columbus:
Being Lot Number Twenty-two (22) of BENJAMIN MONETT'S MT. VERNON AVENUE ADDITION to the City of Columbus, as the same is numbered and delineated upon the recorded plat thereof, of record in Plat Book 5, Page 133, 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 two-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 titled, "1404 GRANVILLE STREET SURVEY,” and elevations titled, “ELEVATIONS, SHEETS 1-2,” all dated October 21, 2022, and signed by Andrew Wappner, Applicant. The plans 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 on the applicant obtaining all applicable permits and a Certificate of Occupancy for the proposed use.
SECTION 5. That this ordinance shall take effect and be in force from and after the earliest period allowed by law.