Explanation
Council Variance Application: CV25-084
APPLICANT: Nitzan Levi; 139 East Main Street, Columbus, OH 43215.
PROPOSED USE: Four-unit dwelling.
NEAR EAST AREA COMMISSION RECOMMENDATION: Approval.
CITY DEPARTMENTS' RECOMMENDATION: Approval. The site consists of one undeveloped parcel in the R-2F, Residential District. The requested Council variance will allow the development of a four-unit dwelling. A Council variance is required because single-unit and two-unit dwellings are the only allowable residential uses in the R-2F district. Variances for parking space, required parking, area district lot width requirements, lot coverage, building setback, side yard, and lot area requirements are included in this request. The site is within the planning boundaries of the Near East Area Plan (2005), which does not contain a specific land use recommendation for this location, however the Plan does recommend that new construction be consistent with adjacent housing types and densities, which this request demonstrates with the accompanying site plan and building elevations. The request does not add an incompatible use to the area and provides more housing units consistent with the City’s priorities.
Title
To grant a Variance from the provisions of Sections 3332.037, R-2F residential district; 3312.29, Parking space; 3312.49(C), Required parking; 3332.05(A)(4), Area district lot width requirements; 3332.14, R-2F area district requirements; 3332.18(D), Basis of computing area; 3332.25(B), Maximum side yards required; and 3332.26, Minimum side yard permitted, of the Columbus City Codes; for the property located at 183 N. MIAMI AVE. (43203), to allow a four-unit dwelling with reduced development standards in the R-2F, Residential District (Council Variance #CV25-084).
Body
WHEREAS, by application #CV25-084, the owner of the property at 183 N. MIAMI AVE. (43203), is requesting a Variance to allow a four-unit dwelling with reduced development standards in the R-2F, Residential District; and
WHEREAS, Section 3332.037, R-2F Residential District, lists single and two-unit dwellings as the only allowable residential uses, while the applicant proposes a four-unit dwelling; and
WHEREAS, Section 3312.29, Parking space, requires that a parking space shall be a rectangular area of not less than nine feet by 18 feet, while the applicant proposes parking spaces that are 8.5 feet by 18 feet, as shown on the submitted site plan; and
WHEREAS, Section 3312.49(C), Require parking, requires 1.5 parking spaces per dwelling unit for a total of six parking spaces for four dwelling units, while the applicant proposes a reduced total of four parking spaces; and
WHEREAS, Section 3332.05(A)(4), Area district lot width requirements, requires a lot no less than 50 feet wide, while the applicant proposes to maintain a reduced lot width of 35 feet; and
WHEREAS, Section 3332.14, R-2F area district requirements, requires that a single-unit dwelling or other principal building shall be situated on a lot of not less than 6,000 square feet in area, while the applicant proposes a four-unit dwelling on a reduced lot area of 4,375± square feet in area; 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 52.7 percent; 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 seven feet for a 35-foot wide lot, while the applicant proposes a reduced maximum side yard of 6.33 feet; and
WHEREAS, Section 3332.26(C)(3), Minimum side yard permitted, requires a minimum side yard of five feet, while the applicant proposes a reduced side yard of three feet along the northern property line and 3.33 feet along the southern property line; and
WHEREAS, the Near East Area Commission recommends approval; and
WHEREAS, City Departments recommend approval because the requested variances will allow more housing consistent with the City’s priorities with a site design that is consistent with the Near East Area Plan recommendations regarding residential infill; and
WHEREAS, said ordinance requires separate submission for all applicable permits and Certificates of Occupancy for the proposed four-unit dwelling; 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 183 N. MIAMI AVE. (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 is hereby granted from the provisions of Sections 3332.037, R-2F residential district; 3312.29, Parking space; 3312.49(C), Required parking; 3332.05(A)(4), Area district lot width requirements; Section 3332.14, R-2F area district requirements; Section 3332.18(D), Basis of computing area; Section 3332.25(B), Maximum side yards required; and Section 3332.26, Minimum side yard permitted, of the Columbus City Codes; for the property located at 183 N. MIAMI AVE. (43203), insofar as said sections prohibit a four-unit dwelling in the R-2F, Residential District, with reduced parking space width from 9 to 8.5 feet; reduced required parking from six to four spaces; reduced lot width from 50 to 35 feet; reduced lot area from 6,000 to 4,375 square feet; increased lot coverage from 50 to 52.7 percent; reduced maximum side yard from seven to 6.33 feet; and reduced minimum side yard from five to three feet on the northern property line and 3.33 feet on the southern property line; said property being more particularly described as follows:
183 N. MIAMI AVE. (43203), being 0.10± acres located on the west side of North Miami Avenue, 130± feet south of East Spring Street, and being more particularly described as follows:
Being Lot Number Fifty-one (51) of De-Witt and Hoffman's Addition to the City of Columbus Ohio as the same is numbered and delineated upon the recorded plat thereof, of record in Plat Book 2, page 197, Recorder's Office, Franklin County, Ohio
Known Address: 183 N. Miami Ave., Columbus, OH 43203.
Parcel number: 010-040907.
SECTION 2. That this ordinance is conditioned on and shall remain in effect only for so long as said property is used for a four-unit dwelling, or those uses permitted in the R-2F, Residential District.
SECTION 3. That this ordinance is further conditioned on substantial compliance with the site plan titled, “SITE PLAN,” dated October 23, 2025, and signed by Juliet Bullock, Architect for the Applicant, and building elevations titled “SOUTH, EAST, NORTH, WEST ELEVATION,” dated October 30, 2025, and signed by Nitzan Levi, 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 adjustment to the plans 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 upon the applicant obtaining all applicable permits and Certificates of Occupancy for the proposed four-unit dwelling.
SECTION 5. That this ordinance shall take effect and be in force from and after the earliest period allowed by law.