Explanation
Council Variance Application: CV25-044
APPLICANT: Healthy Linden Homes VI, LLC, c/o Emily Long Rayfield; PO Box 77499; Columbus, OH 43207.
PROPOSED USE: Multi-unit residential development.
NORTH LINDEN AREA COMMISSION RECOMMENDATION: Approval.
CITY DEPARTMENTS' RECOMMENDATION: Approval. The 0.16± acre site consists of one undeveloped parcel in the R-3, Residential District. The applicant proposes to develop the site with a four-unit dwelling, as demonstrated on the submitted site plan. The requested Council variance is necessary because single-unit dwellings are the only allowable residential use in the R-3, Residential District. Variances to allow reduced building lines, side yard, and required parking are also included in this request. The site is within the planning boundaries of the North Linden Neighborhood Plan Amendment (2014), which recommends “Medium Density Mixed Residential” land uses at this location, and this proposal is consistent with that recommendation. Additionally, Staff is supportive of the proposed density, and notes that this site is in close proximity to an existing transit corridor. The proposal is also consistent with the City’s goal of creating more housing in all areas of the city.
Title
To grant a Variance from the provisions of Sections 3332.035, R-3 residential district; 3312.49, Required parking; 3332.22(a)(1), Building lines on corner lots - Exceptions; and 3332.26, Minimum side yard permitted, of the Columbus City Codes; for the property located at 1625 ABERDEEN AVE. (43211), to allow a four-unit dwelling with reduced development standards in the R-3, Residential District (Council Variance #CV25-044).
Body
WHEREAS, by application #CV25-044, the owner of the property at 1625 ABERDEEN AVE. (43211), is requesting a Variance to allow a four-unit dwelling with reduced development standards in the R-3, Residential District; and
WHEREAS, Section 3332.035, R-3, Residential district, allows only single-unit dwellings, while the applicant proposes a four-unit dwelling, as shown on the submitted site plan; and
WHEREAS, Section 3312.49, Required 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 total of four parking spaces; and
WHEREAS, Section 3332.22(a)(1), Building lines on corner lots - Exceptions, requires a lot with a width of not over 65 feet and not under 40 feet to have a building setback of at least 20 percent of the lot width, in this case equal to 10 feet along the east property line along Greenwich Street, while the applicant proposes a building setback line of 7.5 feet along this frontage; and
WHEREAS, Section 3332.26, Minimum side yard permitted, requires a side yard of no less than five feet, while the applicant proposes a side yard of 3.5 feet along the west property line; and
WHEREAS, the North Linden Area Commission recommends approval; and
WHEREAS, City Departments recommend approval because the proposal is consistent with the North Linden Neighborhood Plan Amendment’s recommended land use. Staff also notes the proposal is consistent with the City’s goal of creating more housing in all areas of the city; and
WHEREAS, said ordinance requires separate submission for all applicable permits and a Certificate of Occupancy for the proposed apartment building; 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 1625 ABERDEEN AVE. (43211), 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 3332.035, R-3 residential district; 3312.49, Required parking; 3332.22(a)(1), Building lines on corner lots - Exceptions; and 3332.26, Minimum side yard permitted, of the Columbus City Codes; for the property located at 1625 ABERDEEN AVE. (43211), insofar as said sections prohibit a four-unit dwelling in the R-3, Residential District; with a reduction in the number of required parking spaces from six to four spaces; a reduction in the required building setback line along the east property line from 10 feet to 7.5 feet; and a reduction in the required side yard along the west property line from five feet to 3.5 feet; said property being more particularly described as follows:
1625 ABERDEEN AVE. (43211), being 0.30± acres located at the northwest corner of West Oakland Avenue and Williams Street, and being more particularly described as follows:
Situated in City of Columbus, County of Franklin, State of OH, and is described as follows:
Parcel One:
Being Lot Four Hundred Eighty-Eight (488) of Simons Neil and Simons Linden Addition, as the said lot is numbered and delineated upon the recorded plat thereof, of record in Plat Book 5, Page 354 Recorder’s office, Franklin County, Ohio.
Parcel Two:
Being the East one half of Lot Number Four Hundred Eighty-Seven (487) of Simons Neil and Simons Linden Addition, as the said lot is numbered and delineated upon the recorded plat thereof, of record in Plat Book 5, Page 354, Recorder’s Office, Franklin County, Ohio.
Address: 1625 Aberdeen Avenue, Columbus, OH 43211
Permanent Parcel No.: 010-059479-00
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 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 June 26, 2025, and signed by Emily Long Rayfield, 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 apartment building.
SECTION 5. That this ordinance shall take effect and be in force from and after the earliest period allowed by law.