Explanation
Council Variance Application: CV25-039
APPLICANT: Nathaniel Oliver Jr.; 1252 Atcheson Street; Columbus, OH 43203.
PROPOSED USE: Two single-unit dwellings on one lot.
NEAR EAST AREA COMMISSION RECOMMENDATION: Approval.
CITY DEPARTMENTS' RECOMMENDATION: Approval. The site consists of one parcel developed with a single-unit dwelling in the R-3, Residential District. A Council variance is required because the R-3 district does not allow two single-unit dwellings on one lot, while the applicant proposes to build a single-unit dwelling (carriage house) above a detached garage on the rear of the subject site. Variances to private garage, required parking, fronting, rear yard, minimum side yard, lot coverage, lot width, and lot area are also included in this request. While the Near East Area Plan (2005), does not have a recommended land use at this location, the Plan’s guidelines state that new residential development should be consistent with adjacent housing types and densities. The proposed carriage house is consistent with these guidelines.
Title
To grant 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; 3332.13, R-3 area district requirements; 3332.18(D), Basis of computing area; 3332.19, Fronting; 3332.25(B), Maximum side yards required; 3332.27, Rear yard; and 3332.38(F)(1), Private garage, of the Columbus City Codes; for the property located at 1252 ATCHESON ST. (43203), to allow two single-unit dwellings on one lot with reduced development standards in the R-3, Residential District (Council Variance #CV25-039).
Body
WHEREAS, by application #CV25-039, the owner of property at 1252 ATCHESON ST. (43203), is requesting a Council variance to allow two single-unit dwellings on one lot with reduced development standards in the R-3, Residential District; and
WHEREAS, Section 3332.035, R-3 residential district, only allows one single-unit dwelling per 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-3, Residential District, while the applicant proposes to maintain a lot width of 30± feet; and
WHEREAS, Section 3332.13, R-3 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 4,812± square feet, or 2,406 square feet per dwelling, pursuant to the lot area calculation in Section 3332.18(C); and
WHEREAS, Section 3332.18(D), Basis of computing area, requires that a building shall occupy alone or together with any other building no greater than 50 percent of the lot area, while the applicant proposes an increased lot coverage of 64 percent; 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 6.17 feet for a lot width of 30.85 feet, 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, Section 3332.38(F)(1), Private garage, requires no portion of the lot area devoted to a private garage or a carport to exceed the greater of 720 square feet, or one-third of the minimum net floor area for living quarters of the principal residence, while the applicant proposes a garage that contains 770± square feet; and
WHEREAS, the Near East Area Commission recommends approval; and
WHEREAS, the City Departments recommend approval because this request is consistent with the design standards of the Near East Area Plan’s design guidelines, and is consistent with 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 rear dwelling unit (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 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 1252 ATCHESON ST. (43203) 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; 3332.13, R-3 area district requirements; 3332.18(D), Basis of computing area; 3332.19, Fronting; 3332.25(B), Maximum side yards required; 3332.27, Rear yard; and 3332.38(F)(1), Private garage, of the Columbus City Codes; is hereby granted for the property located at 1252 ATCHESON ST. (43203), insofar as said sections prohibit two single-unit dwellings on one lot in the R-3, Residential District; with a parking space reduction from four spaces to two spaces; reduced lot width from 50 to 30± feet; reduced lot area from 5,000 square feet per dwelling to 2,406 square feet per dwelling; increased lot coverage from 50 percent to 64 percent; no frontage on a public street for the carriage house; reduced maximum side yard from 6.17 feet to six feet; reduced rear yard from 25 percent to no rear yard for the proposed carriage house; and increased private garage size from 720 square feet to 770± square feet; said property being more particularly described as follows:
1252 ATCHESON ST. (43203), being 0.07± acres located on the north side of Atcheson Street, 159± feet west of North Champion Avenue, 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 Eighty Six (86) of "CHARLES J. WETMORE'S ADDITION" as the same is numbered and delineated upon the recorded plat thereof, of record in Plat Book 3, Page 306.
Recorder's Office, Franklin County Ohio, be the same more or less, but subject to all legal highways.
Parcel No.: 010-009726-00
Address: 1252 Atcheson Street, Columbus, OH 43203.
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-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, "1252 ATCHESON ST. 010-009726,” dated June 30, 2025, and elevation plans titled, “NEW CONSTRUCTION SINGLE FAMILY", dated July 3, 2025, both signed by Nathaniel Oliver Jr., 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 rear dwelling unit (carriage house).
SECTION 5. That this ordinance shall take effect and be in force from and after the earliest period allowed by law.