Explanation
Council Variance Application: CV25-130
APPLICANT: Juliet Bullock Architects; c/o Juliet Bullock; 4886 Olentangy Boulevard; Columbus, OH 43214.
PROPOSED USE: Residential development.
COLUMBUS SOUTH SIDE AREA COMMISSION RECOMMENDATION: Approval.
CITY DEPARTMENTS' RECOMMENDATION: Approval. The site consists of four parcels, Lots A, B, C, and D, all zoned in the R-2F, Residential District. Lots A and C are undeveloped, Lot B is developed with a two-unit dwelling proposed to be demolished, and Lot D is developed with a four-unit dwelling. The requested Council variance will allow new two-unit dwellings on Lots A, B and C, and will conform the existing four-unit dwelling on Lot D. A Council variance is required because the R-2F district allows one single- or one two-unit dwelling per lot, but does not allow a four-unit dwelling. Development standard variances for each lot are included as follows: lot area and building setback for Lot A; lot area, building setback, and side yards for Lot B; required parking, lot area, fronting, and side yards for Lot C; and required parking, lot area, fronting, side yard, rear yard, and side yard obstruction for Lot D. The proposed uses are consistent with the land use recommendation of the South Side Plan (2014) for “Medium-High Density Residential” uses, while the variances requested are consistent with both the existing urban residential development pattern of this neighborhood, and similar residential infill development in urban areas of the city.
Title
To grant a Variance from the provisions of Sections 3332.037, R-2F residential district; 3312.49(C), Required Parking; 3332.14, R-2F area district requirements; 3332.19, Fronting; 3332.21, Building lines; 3332.25(A)(B), Required side yards; 3332.27, Rear yard; and 3332.28, Obstructions in a required side yard, of the Columbus City Codes; for the property located at 358 E. DESHLER AVE. (43206), to allow residential development with reduced development standards in the R-2F, Residential District (Council Variance #CV25-130).
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WHEREAS, by application #CV25-130, the owner of the property at 358 E. DESHLER AVE. (43206), is requesting a Council variance to allow residential development with reduced development standards in the R-2F, Residential District; and
WHEREAS, Section 3332.037, R-2F residential district, prohibits four-unit dwellings, while the applicant proposes to conform the existing four-unit dwelling on Lot D; and
WHEREAS, Section 3312.49(C), Required parking, requires two parking spaces per dwelling unit for one- two- and three-unit dwellings, and 1.5 spaces for four or more dwelling units, for a total of four required parking spaces for the two-unit dwelling on Lot C, and six required spaces for the four-unit dwelling on Lot D, while the applicant proposes reduced parking of two spaces for Lot C, and three spaces for Lot D; and
WHEREAS, Section 3332.14, R-2F area district requirements, requires that a two story, two-unit dwelling shall be situated on a lot with an area that equals or exceeds 3,000 square feet per dwelling unit, or 6,000 square feet per dwelling unit for another principal building, while the applicant proposes a reduced lot areas as follows: from 3,000 to 2,683± square feet per dwelling unit for Lot A; from 3,000 to 2,956± square feet per dwelling unit for Lot B; from 3,000 to 1,789± square feet per dwelling unit for Lot C; and from 6,000 to 1,335± square feet per dwelling unit for a four-unit dwelling for Lot D; and
WHEREAS, Section 3332.19, Fronting, requires a dwelling unit to have frontage on a public street, while the applicant proposes that Lots C and D front upon a public alley; and
WHEREAS, Section 3332.21, Building lines, requires a building setback line of 25 feet along East Deshler Avenue, while the applicant proposes reduced building setback lines of 18.06 feet along East Deshler Avenue for Lots A and B; and
WHEREAS, Section 3332.25(A), Required side yards, requires a minimum side yard of five feet, while the applicant proposes reduced side yards of 3.22 feet on the east side of Lot B, three feet on the north and south sides of Lot C, and 3.4 feet on the north side of Lot D; and
WHEREAS, Section 3332.25(B), Required side yards, requires that the sum of the widths of the side yards equal or exceed 20 percent of the width of the lot, or 11.24± feet for a lot width of 56.2 feet (Lot B), and 12.53 for a lot width of 62.66 feet (Lot C), while the applicant proposes reduced total combined side yards of 9.61 feet for Lot B, and 6.15 feet for Lot C; 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 a reduced rear yard of 23.7 percent for the existing four-unit dwelling on Lot D; and
WHEREAS, Section 3332.28, Obstructions in a required side yard, requires the area in the side yard to be open from the finished grade to the sky, while the applicant proposes two parking spaces within the southern side yard along the alley of Lot D, as shown on the submitted site plan; and
WHEREAS, the Columbus South Side Area Commission recommends approval; and
WHEREAS, the City Departments recommend approval because the request is consistent with the South Side Plan’s land use recommendation, the existing development pattern of the neighborhood, and similar residential infill developments in urban areas of the city; and
WHEREAS, said ordinance requires separate submission for all applicable permits and a Certificate of Occupancy for the proposed two-unit dwellings; and
WHEREAS, said variances 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 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 358 E. DESHLER AVE. (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 3332.037, R-2F residential district; 3312.49(C), Required Parking; 3332.14, R-2F area district requirements; 3332.19, Fronting; 3332.21, Building lines; 3332.25(A)(B), Required side yards; 3332.27, Rear yard; and 3332.28, Obstructions in a required side yard, of the Columbus City Codes; is hereby granted for the property located at 358 E. DESHLER AVE. (43206), insofar as said sections prohibit a four-unit dwelling in the R-2F, Residential District on Lot D; a reduction in the required parking from four to two spaces for Lot C, and from six to three spaces for Lot D; reduced lot areas from 3,000 to 2,683± square feet for Lot A, 2,956± square feet for Lot B, and 1,789± square feet for Lot C, and from 6,000 to 1,335± square feet per dwelling unit for Lot D; no fronting on a public street for Lots C and D; reduced building setback line from 25 feet to 18.06 feet along East Deshler Avenue for Lots A and B; reduced minimum side yards from five feet to 3.22 feet on the east side of Lot B, three feet on the north and south sides of Lot C, and 2.4 feet on the north side of Lot D; reduced total combined side yards from 12.53 to 6.15 feet for Lot C, and from 11.24 to 9.61 feet for Lot B; reduced rear yard from 25 to 23.7 percent for Lot D; and an obstruction of the required southern side yard with two parking spaces on Lot D, as shown on the site plan; said property being more particularly described as follows:
358 E. DESHLER AVE. (43206), being 0.41± acres located at the northwest corner of East Deshler Avenue and Rex Alley, and being more particularly described as follows:
Situated in the County of Franklin, in the State of Ohio, and in the City of Columbus:
LOT A:
Being the south end of lot number 116 and portions of lot number 115 of Wirth, Barth and Huber’s division of Deshler’s and Thurman Addition consisting of tract of 50’ x 107.34’ and .116 acres located in Franklin County, Ohio
Address: 358-360 E. Deshler Avenue, Columbus, OH 43206
Parcel Number: 010-021593
LOT B:
Being the south end of lot number 114 and 115 of Wirth, Barth and Huber’s division of Deshler’s and Thurman Addition consisting of tract of 56.2’ x 90’ and .12 acres located in Franklin County, Ohio.
Address: 366-368 E. Deshler Avenue, Columbus, OH 43206
Parcel Number: 010-021560
LOT C:
Being 107.34’ off the south end of lot number 116 of Wirth, Barth and Huber’s division of Deshler’s and Thurman Addition consisting of tract of 50’ x62.66’ and .07 acres located in Franklin County, Ohio.
Parcel Number: 010-021423
LOT D:
Being 89.33’ off the south end of lot number 114-115 of Wirth, Barth and Huber’s division of Deshler’s and Thurman consisting of tract of 56.2’ x 80.67’ and .104 acres.
Address: 364 E. Deshler Ave., Columbus, OH 43206
Parcel Number: 010-021422
SECTION 2. That this ordinance is conditioned on and shall remain in effect only for so long as said property is used for a residential development including a four-unit dwelling in accordance with the submitted site plan, or those uses allowed 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 titled, "PROPOSED SITE PLAN," dated November 11, 2025, and signed by Juliet Bullock, 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 two-unit dwellings.
SECTION 5. That this ordinance shall take effect and be in force from and after the earliest period allowed by law.