Explanation
Council Variance Application: CV25-003
APPLICANT: Sarah Heard; 1558 East Long Street; Columbus, OH 43203
PROPOSED USE: Two single-unit dwellings on one lot.
NEAR EAST AREA COMMISSION RECOMMENDATION: Approval.
CITY DEPARTMENTS' RECOMMENDATION: Approval. The site consists of one parcel developed with two single-unit dwellings in the R-3, Residential District. The requested Council variance will conform the existing carriage house dwelling on the north side of the lot and allow for its expansion. A Council variance is required because the R-3 district only allows one single-unit dwelling per lot. The site is located within the planning boundaries of the Near East Area Plan (2006), which does not include a specific land use recommendation at this location, but does include residential design guidelines that support carriage house development. Variances to vision clearance, lot width, lot area, building setbacks, side yards, rear yard, and required parking are included in this request. Staff supports the requested variances as they will conform both existing dwellings, while also allowing for a small expansion to the rear carriage house. The proposed use is consistent with the residential character of the neighborhood and does not introduce and incompatible use to the area.
Title
To grant a Variance from the provisions of Sections 3332.035, R-3 residential district; 3312.49, Required parking; 3321.05(B)(1), Vision clearance; 3332.05(A)(4), Area district lot width requirements; 3332.13, R-3 area district requirements; 3332.22, Building lines on corner lots; 3332.25, Maximum side yards required; 3332.26, Minimum side yard permitted; and 3332.27, Rear yard, of the Columbus City Codes; for the property located at 1558 E. LONG ST. (43203), to allow two single-unit dwellings on one lot with reduced development standards in the R-3, Residential District (Council Variance #CV25-003).
Body
WHEREAS, by application #CV25-003, the owner of the property at 1558 E. LONG ST. (43203), 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 per lot, while the applicant proposes to conform the existing rear carriage house, resulting in two single-unit dwellings on one lot; and
WHEREAS, Section 3312.49, Required parking, requires two spaces for each dwelling, for a total of four parking spaces, while the applicant proposes two parking spaces; and
WHEREAS, Section 3321.05(B)(1), Vision clearance, requires a 10 foot clear vision triangle at the intersection of a street and an alley, while the applicant proposes a reduced vision clearance triangle of three feet at the southeast corner of Parkwood Avenue and the alley; and
WHEREAS, Section 3332.05(A)(4), Area district lot width requirements, requires a minimum lot width of 50 feet, while the applicant proposes to maintain the existing lot width of 44.4 feet; 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 no less than 5,000 square feet in area, while the applicant proposes two single-unit dwellings on a reduced lot area of 2957± square feet per dwelling (pursuant to lot area calculation in 3332.18(C)); and
WHEREAS, Section 3332.22, Building lines on corner lots - Exceptions, requires a minimum building line of 20 percent of the width of the lot for a total of 8.9 feet for a lot width of 44.4 feet, while the applicant proposes a reduced building line of 2.6 feet along Parkwood Avenue; and
WHEREAS, Section 3332.25, Maximum side yards required, requires the sum of the widths of the side yards to equal or exceed 20 percent of the lot width, for a maximum requirement of 8.9 feet for a lot width of 44.4, while the applicant proposes a reduced maximum side yard of four feet; and
WHEREAS, Section 3332.26, Minimum side yard permitted, requires a minimum side yard of five feet, while the applicant proposes a reduced minimum side yard of 2.6 feet along the west property line, and 1.4 along the east property line; 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 20 percent for the primary dwelling, and no rear yard provided for the rear carriage house dwelling; and
WHEREAS, the Near East Area Commission recommends approval; and
WHEREAS, City Departments recommend approval because the requested Council variance will conform two single-unit dwellings on one lot, allow a small addition to the rear carriage house, and does not introduce and incompatible use to the area.
WHEREAS, said ordinance requires separate submission for all applicable permits and a Certificate of Occupancy for the expanded 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 1558 E. LONG ST. (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 3332.035, R-3 residential district; 3312.49, Required parking; 3321.05(B)(1), Vision clearance; 3332.05(A)(4), Area district lot width requirements; 3332.13, R-3 area district requirements; 3332.22, Building lines on corner lots; 3332.25, Maximum side yards required; 3332.26, Minimum side yard permitted; and 3332.27, Rear yard, of the Columbus City Codes; for the property located at 1558 E. LONG ST. (43203), insofar as said sections prohibit two single-unit dwellings on one lot in the R-3, Residential District, with a reduction in the required parking from four to two spaces; reduced vision clearance from 10 feet to three feet at the southeast corner of Parkwood Avenue and the alley; a reduced lot width from 50 feet to 44.4 feet; a reduced lot area from 5,000 square feet to 2,957± square feet per dwelling; reduced building setback from 8.9 feet to 2.6 feet along Parkwood Avenue; reduced maximum side yard from 8.9 feet to four feet; reduced minimum side yards from five feet to 2.6 feet along the western property line, and 1.4 feet along the eastern property line; and a reduced rear yard from 25 percent to 20 percent for the primary dwelling, and no rear yard for the rear carriage house dwelling; said property being more particularly described as follows:
1558 E. LONG ST. (43203), being 0.16± acres located at the northeast corner of East Long Street and Parkwood Avenue:
Situated in the State of Ohio, County of Franklin, and in the City of Columbus, and being further described as follows:
Being Lot Number Thirty One (31) lying in Callender and Rockwell’s subdivision plat book 4, page 115, City of Columbus, County of Franklin, State of Ohio.
Address: 1558 East Long Street, Columbus, OH 43203
Parcel: 010-017873
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 - PROPOSED IMPROVEMENTS,” dated March 8, 2025, signed by William M. Wells, Architect 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 expanded carriage house dwelling.
SECTION 5. That this ordinance shall take effect and be in force from and after the earliest period allowed by law.