Explanation
Council Variance Application: CV25-036
APPLICANT: Juliet Bullock; 4886 Olentangy Boulevard; Columbus, OH 43214.
PROPOSED USE: Two-unit dwelling.
CLINTONVILLE AREA COMMISSION RECOMMENDATION: Approval.
CITY DEPARTMENTS' RECOMMENDATION: Approval. The site consists of one parcel developed with a mixed-use building containing an office and a single-unit dwelling in the R-3, Residential District as approved by Ordinance #1440-2017 (Council Variance #CV17-017). The requested Council variance will allow the existing office space to be converted into a second dwelling unit, resulting in a two-unit dwelling. A Council variance is required because the R-3 district only allows one single-unit dwelling per lot as the primary residential land use. Although the proposed use is inconsistent with the Clintonville Neighborhood Plan’s (2009) recommendation of “Single-Family,” the building is existing and compatible with nearby residential development. The site is also located along a high intensity corridor, and consistent with the Plan’s guidance recommending a mix of housing densities in every neighborhood. Additionally, staff notes the proposed building elevations are consistent with the Plan’s design guidelines.
Title
To grant a Variance from the provisions of Sections 3332.05, R-3 residential district; 3312.25, Maneuvering; 3312.27, Parking setback line; 3332.26(B), Minimum side yard permitted; and 3332.28, Side or rear yard obstruction, of the Columbus City Codes; for the property located at 26 W. HENDERSON RD. (43214), to allow a two-unit dwelling with reduced development standards in the R-3, Residential District, and to revoke Ordinance #1440-2017 (CV17-017), passed June 12, 2017 (Council Variance #CV25-036).
Body
WHEREAS, by application #CV25-036, the owner of the property at 26 W. HENDERSON RD. (43214), is requesting a Council variance to allow a two-unit dwelling with reduced development standards in the R-3, Residential District; and
WHEREAS, Section 3332.05, R-3, residential district, only allows single-unit dwellings, while the applicant proposes to convert the office space within the existing building into a second dwelling unit, resulting in a two-unit dwelling; and
WHEREAS, Section 3312.25, Maneuvering area, requires each parking space to have 20 feet of maneuvering area for 90 degree parking spaces, while the applicant proposes an 18.96 foot deep maneuvering area for the two parking spaces in the existing carport; and
WHEREAS, Section 3312.27, Parking setback line, requires a parking setback line of 20 feet along West Henderson Road, while the applicant proposes a reduced parking setback line of 15.5 feet; and
WHEREAS, Section 3332.26(B), Minimum side yard permitted, requires a minimum side yard of five feet, while the applicant proposes a reduced side yard of 4.67 feet on the west side of the existing building; and
WHEREAS, Section 3332.28, Side or rear yard obstruction, requires the area in the side or rear yard to be open from the finished grade to the sky, while the applicant proposes two stacked parking spaces to encroach into the eastern side yard; and
WHEREAS, the Clintonville Area Commission recommends approval; and
WHEREAS, the City Departments recommend approval because although the requested Council variance for a two-unit dwelling is inconsistent with the Clintonville Neighborhood Plan’s land use recommendation for single-unit residential use, staff notes that the building is existing, and its compatibility with nearby residential development, location along a high intensity corridor, and Plan guidance recommending a mix of housing densities in every neighborhood, are mitigating factors for support of the use. Staff also notes that the submitted building elevations are consistent with the Plan’s design guidelines; and
WHEREAS, said ordinance requires separate submission for all applicable permits and a Certificate of Occupancy for the proposed two-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 26 W. HENDERSON 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 from the provisions of Sections 3332.05, R-3 residential district; 3312.25, Maneuvering; 3312.27, Parking setback line; 3332.26(B), Minimum side yard permitted; and 3332.28, Side or rear yard obstruction, of the Columbus City Codes; is hereby granted for the property located at 26 W. HENDERSON RD. (43214), insofar as said sections prohibit a two-unit dwelling in the R-3, Residential District; with 18.96 feet of maneuvering where 20 feet would be required for the two parking spaces in the existing carport; a reduced parking setback line from 20 to 15.5 feet from West Henderson Road; a reduced minimum side yard from five feet to 4.67 feet on the west side of the existing building; and an eastern side yard obstruction for two stacked parking spaces; said property being more particularly described as follows:
26 W. HENDERSON RD. (43214), being 0.20± acres located on the north side of West Henderson Road; 165± feet west of North High Street and being more particularly described as follows:
Situated in the County of Franklin in the State of Ohio and in the City of Columbus:
Being part of Rosemary Addition Lot Number 77-78 consisting of 0.2043 Acres in Franklin County, Ohio.
SECTION 2. That this ordinance is conditioned on and shall remain in effect only for so long as said property is used for a two-unit dwelling, as shown on the submitted site plan, or those uses allowed in the R-3, Residential District.
SECTION 3. That this ordinance is further conditioned on the site being developed in general conformance with the site plan and building elevations titled, “SITE PLAN AND BUILDING ELEVATIONS,” dated June 6, 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 dwelling.
SECTION 5. That this ordinance shall take effect and be in force from and after the earliest period allowed by law.
SECTION 6. That Ordinance #1440-2017 (CV17-017), passed June 12, 2017, be and is hereby revoked.