Explanation
Council Variance Application: CV24-101
APPLICANT: Bonnie Smelser; c/o Brenda Parker, Agent; 405 North Front Street; Columbus, OH 43215
PROPOSED USE: Two single-unit dwellings on one lot.
CLINTONVILLE AREA COMMISSION RECOMMENDATION: Approval.
CITY DEPARTMENTS' RECOMMENDATION: Approval. The site consists of a single-unit dwelling with a detached garage in the R-3, Residential District. The requested Council variance will allow a second dwelling-unit above an existing detached garage (carriage house). A Council variance is required because the R-3 district only allows one single-unit dwelling per lot. Variances to lot area, fronting, rear yard, and to reduce the number of required parking spaces from four to two are also included in this request. The site is located within the planning boundaries of the Clintonville Neighborhood Plan (2009), which recommends “Single Family” land uses at this location. The Plan states that garages should be located behind the house if served by an alley, and supports accessory housing units to provide additional housing options. The Plan also states that parking reductions may be appropriate for higher density and mixed use projects along High Street or other areas served by transit. The proposal is consistent with these recommendations.
Title
To grant a Variance from the provisions of Sections 3332.035, R-3 residential district; 3312.49, Required parking; 3332.13, R-3 area district requirements; 3332.19, Fronting; and 3332.27, Rear yard, of the Columbus City Codes; for the property located at 23 ARDEN RD. (43214), to allow two single-unit dwellings on one lot with reduced development standards in the R-3, Residential District (Council Variance #CV24-101).
Body
WHEREAS, by application #CV24-101, the owner of the property at 23 ARDEN RD. (43214), is requesting a 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 on a lot, while the applicant proposes an additional dwelling-unit above a detached garage (a carriage house), resulting in two single-unit dwellings on one lot; and
WHEREAS, Section 3312.49, Required parking, requires two parking spaces for each dwelling, for a total of four parking spaces, while the applicant proposes two total parking spaces; and
WHEREAS, Section 3332.13, R-3 area district requirements, requires that a single-unit dwelling or other principal building shall be situated on a lot of not less than 5,000 square feet in area, or 10,000 square feet for two single-unit dwellings, while the applicant proposes two single-unit dwellings on a reduced lot area of 8,898± square feet in area; and
WHEREAS, Section 3332.19, Fronting, requires a dwelling unit to have frontage on a public street, while the applicant proposes that the carriage house dwelling fronts upon a public alley; 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 proposed carriage house; and
WHEREAS, the Clintonville Area Commission recommends approval; and
WHEREAS, City Departments recommend approval because the requested Council variance is consistent with the Clintonville Neighborhood Plan’s recommendations for site design and for providing more diverse housing opportunities; and
WHEREAS, said ordinance requires separate submission for all applicable permits and a Certificate of Occupancy for the proposed carriage house dwelling; and
WHEREAS, said variance will not adversely affect the surrounding property or surrounding neighborhood; and
WHEREAS, the granting of said variances 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 variances will alleviate the difficulties encountered by the owners of the property located at 23 ARDEN RD. (43214), 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 3332.035, R-3 residential district; 3312.49, Required parking; 3332.13, R-3 area district requirements; 3332.19, Fronting; and 3332.27, Rear yard, of the Columbus City Codes; for the property located at 23 ARDEN RD. (43214), 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 two spaces; a reduced lot area from 5,000 square feet per dwelling unit, or 10,000 square feet for two single-unit dwellings, to 8,898 square feet for both dwelling units; no frontage on a public street for the proposed carriage house; and no rear yard for the proposed carriage house; said property being more particularly described as follows:
23 ARDEN RD. (43214), being 0.20± acres located on the south side of Arden Road, 200± feet east of North High Street:
Situated in the State of Ohio, County of Franklin, and the City of Columbus, and bounded and described as follows:
Being Lot Number Five Hundred Forty-Nine (549) of the DOMINION PARK ADDITION to said City, as the said lot is numbered and delineated upon the recorded plat thereof, of record in Plat Book No. 12, Pages 1 and 2, Recorder’s Office, Franklin County, Ohio
Address: 23 Arden Road, Columbus, OH 43214
Parcel: 010-071761-00
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, in accordance with the submitted site plan, or those uses allowed 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, "SITE PLAN” dated October 1, 2024, and signed by Brenda Parker, Agent for 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 carriage house dwelling.
SECTION 5. That this ordinance shall take effect and be in force from and after the earliest period allowed by law.