Explanation
Council Variance Application: CV24-126
APPLICANT: Juliet Bullock Architects; 4886 Olentangy Boulevard; Columbus, OH 43214.
PROPOSED USE: Habitable space above a detached garage.
GERMAN VILLAGE COMMISSION RECOMMENDATION: Approval.
CITY DEPARTMENTS' RECOMMENDATION: Approval. The site consists of one parcel developed with a single-unit dwelling in the R-2F, Residential District. The applicant requests a Council variance to allow habitable space above a detached garage. A Council variance is required because the R-2F district does not allow habitable space above a detached garage, unless connected directly to habitable space in the dwelling. Variances to conform the building setback and side yard for the existing single-unit dwelling and a variance to increase garage height are included in this request. Staff supports the proposed variances as the request is consistent with similar proposals in the neighborhood, and will require a Certificate of Appropriateness for final building design from the German Village Commission.
Title
To grant a Variance from the provisions of Sections 3332.38(G), Private garage; and 3332.38(H), Private garage; 3332.21(D), Building lines; 3332.26(C), Minimum side yard permitted, of the Columbus City Codes; for the property located at 768 S. 3RD ST. (43206), to allow habitable space above a detached garage with reduced development standards in the R-2F, Residential District (Council Variance #CV24-126).
Body
WHEREAS, by application #CV24-126, the owner of property at 768 S. 3RD ST. (43206), is requesting a Council variance to allow habitable space above a detached garage with reduced development standards in the R-2F, Residential District; and
WHEREAS, Section 3332.38(G), Private garage, limits garage height to 15 feet, while the applicant proposes an increased garage height of 22.8± feet; and
WHEREAS, Section 3332.38(H), Private garage, requires habitable space in a garage to connect directly with habitable space in a dwelling, while the applicant proposes habitable space above a detached garage that is not connected to habitable space within the single-unit dwelling; and
WHEREAS, Section 3332.21(D), Building lines, requires the building setback line to be the average distance of building setbacks on contiguous lots or parcels, but in no case less than 10 feet, while the applicant proposes to maintain a reduced front setback from South 3rd Street of zero feet for the existing single-unit dwelling; and
WHEREAS, Section 3332.26(C)(3), Minimum side yard permitted, requires that the minimum side yard be no less than five feet, while the applicant proposes to maintain a reduced side yard of 0.76± feet along the northern property line for the existing single-unit dwelling; and
WHEREAS, the German Village Commission recommends approval; and
WHEREAS, the 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 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 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 768 S. 3RD 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 3332.38(G), Private garage; and 3332.38(H), Private garage; 3332.21(D), Building lines; 3332.26(C), Minimum side yard permitted, of the Columbus City Codes; is hereby granted for the property located at 768 S. 3RD ST. (43206), insofar as said sections prohibit habitable space above a detached garage that does not connect directly with habitable space within a dwelling in the R-2F, Residential District; reduced building line from 10 feet to zero feet along South 3rd Street; increased height of the detached garage from 15 feet to 22.8± feet; and reduced minimum side yard from five to 0.76± feet along the northern property line for the single-unit dwelling; said property being more particularly described as follows:
768 S. 3RD ST. (43206), being 0.14± acres located on the east side of South 3rd Street, 33± feet north of East Columbus Street, and being more particularly described as follows:
Situated in the State of Ohio, County of Franklin, and in the city of Columbus.
Being the North one-half of Lot No. Twenty-eighth (28) of C.F. Jaeger’s Addition to the City of Columbus as the same is numbered and delineated upon the recorded plot thereof, of record in Plat Book No. 38, Page 403, Recorder’s Office, Franklin County, Ohio.
Parcel No. 010-027208
Address: 768 South 3RD Street, Columbus, OH 43206
SECTION 2. That this ordinance is conditioned on and shall remain in effect only for so long as said property is used as a single-unit dwelling and habitable space above a detached garage, or those uses permitted in the R-2F, 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 November 4, 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 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 use.
SECTION 5. That this ordinance is further conditioned on the following: The second floor of the garage will not be converted to, or used as, a separate dwelling unit. The second floor of the garage will have no cooking facilities.
SECTION 6. That this ordinance shall take effect and be in force from and after the earliest period allowed by law.