Explanation
Council Variance Application: CV22-140
APPLICANT: Huggard Homes LLC; c/o Jason Huggard; and Brenda Parker, Architect; 405 North Front Street; Columbus, OH 43215.
PROPOSED USE: Two single-unit dwellings on one lot.
FRANKLINTON AREA COMMISSION RECOMMENDATION: Disapproval.
CITY DEPARTMENTS' RECOMMENDATION: Approval. The site consists of one parcel developed with a single-unit dwelling in the R-2F, Residential District. The requested Council variance will legitimize and allow completion of the construction of a detached garage with a single-unit dwelling located above (carriage house). A Council variance is required because the R-2F district allows one single- or one two-unit dwelling, but does not allow two single-unit dwellings on one lot. The request includes variances to maneuvering, parking space, lot width, lot area, fronting, side yards, rear yard, and reduced parking from four required spaces to two provided spaces. The site is located within the planning boundaries of the West Franklinton Plan (2014), which recommends “Medium-High Density Residential” land uses at this location, and includes adoption of Columbus Citywide Planning Policies (C2P2) Design Guidelines (2018). Staff supports the request as it is consistent with the existing residential development pattern of the neighborhood, and will not add incompatible uses to the area.
Title
To grant a Variance from the provisions of Sections 3332.037, R-2F residential district; 3312.25, Maneuvering; 3312.29, Parking space; 3312.49(C), Required Parking; 3332.05(A)(4), Area district lot width requirements; 3332.14, R-2F area district requirements; 3332.19, Fronting; 3332.25, Maximum side yards required; 3332.26, Minimum side yards permitted; and 3332.27, Rear yard, of the Columbus City Codes; for the property located at 41 S. CYPRESS AVE. (43222), to allow two single-unit dwellings on one lot with reduced development standards in the R-2F, Residential District (Council Variance #CV22-140).
Body
WHEREAS, by application #CV22-140, the owner of the property at 41 S. CYPRESS AVE. (43222), is requesting a Variance to allow two single-unit dwellings on one lot with reduced development standards in the R-2F, Residential District; and
WHEREAS, Section 3332.037, R-2F residential district, allows one single- or one two-unit dwelling on a lot, while the applicant proposes to legitimize a detached garage with a single-unit dwelling above (carriage house), resulting in two single-unit dwellings on one lot; and
WHEREAS, Section 3312.25, Maneuvering, requires every parking space have sufficient access and a minimum of 20 feet of maneuvering, while the applicant proposes a reduced maneuvering area of 17 feet; and
WHEREAS, Section 3312.29, Parking space, requires that a parking space shall be a rectangular area of not less than nine feet by 18 feet, while the applicant proposes to reduce the garage door widths into the parking area from nine feet in width to eight; and
WHEREAS, Section 3312.49(C), Required parking, requires two parking spaces per dwelling unit for a total of four required parking spaces, while the applicant proposes two parking spaces; and
WHEREAS, Section 3332.05(A)(4), Area district lot width requirements, requires a minimum lot width of 50 feet in the R-2F, Residential District, while the applicant proposes to maintain a reduced lot width of 30 feet; and
WHEREAS, Section 3332.14, R-2F area district requirements, requires that a single-unit dwelling shall be situated on a lot with an area that equals or exceeds 6,000 square feet per dwelling unit, while the applicant proposes two single-unit dwellings on a lot that contains 2,700± square feet (actual lot size is 3951.27± square feet), or 1,402 square feet per dwelling, pursuant to the lot area calculation in Section 3332.18(C); and
WHEREAS, Section 3332.19, Fronting, requires a dwelling unit to have frontage on a public street, while the applicant proposes to legitimize a carriage house with frontage on a rear public alley; 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 width of the lot, a maximum requirement of 6.2 feet for a 30 foot wide lot, while the applicant proposes reduced maximum side yards of 1.5 feet for the proposed carriage house; and
WHEREAS, 3332.26, Minimum side yards permitted, requires that the minimum side yard be no less than three feet for each lot, while the applicant proposes a reduced minimum side yard of two feet along the south property line for the existing single-unit dwelling, and 0.75 feet (9 inches) along the north and south property line for the carriage house; and
WHEREAS, 3332.27, Rear yard, requires a rear yard totaling no less than 25 percent of the total lot area for each dwelling, while the applicant proposes no rear yard for the carriage house; and
WHEREAS, the Franklinton Area Commission recommends disapproval; and
WHEREAS, City Departments recommend approval because the proposal is consistent with the existing residential development pattern of the neighborhood, and will not add an incompatible use to the area; and
WHEREAS, said ordinance requires separate submission for all applicable permits and a Certificate of Occupancy for the carriage house; 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 41 S. CYPRESS AVE. (43222), 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 3332.037, R-2F residential district; 3312.25, Maneuvering; 3312.29, Parking space; 3312.49(C), Required Parking; 3332.05(A)(4), Area district lot width requirements; 3332.14, R-2F area district requirements; 3332.19, Fronting; 3332.25, Maximum side yards required; 3332.26, Minimum side yards permitted; and 3332.27, Rear yard, of the Columbus City Codes; for the property located at 41 S. CYPRESS AVE. (43222), insofar as said sections prohibit two single-unit dwellings on one lot in the R-2F, Residential District; with reduced maneuvering area from 20 feet to 17 feet; reduced garage door width for parking spaces from nine feet in width to eight feet; a parking space reduction from four spaces to two spaces; reduced lot width from 50 feet to 30 feet; reduced lot area from 6,000 square feet per dwelling unit to 1,402 square feet per dwelling unit; no frontage on a public street for the carriage house; reduced maximum side yards from 6.2 feet to 1.5 feet for the carriage house; reduced minimum side yards from three feet to two feet along the south property line for the existing single-unit dwelling; and from three feet to 0.75 feet along the north and south property lines for the carriage house; and no rear yard for the carriage house; and said property being more particularly described as follows:
41 S. CYPRESS AVE. (43222), being 0.09± acres located on the west side of South Cypress Avenue, 250± feet south of West Broad Street, and being more particularly described as follows:
Situated in the State of Ohio, County of Franklin and in the City of Columbus:
Being Lot Number Three Hundred Sixty-Nine (369), in WEST PARK ADDITION, as the same is numbered and delineated upon the recorded plat book thereof, of record in Plat Book 4, Page 264, Recorder’s Office, Franklin County, Ohio.
Addresses: 41 South Cypress Avenue, Columbus, OH 43222
Parcel No.: 010-006124
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 permitted 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 and elevations titled, "SITE PLAN A1.0," and "GARAGE PLANS & ELEVATIONS A2.0," both dated July 10, 2024, and signed by Brenda Parker, Architect for the Applicant. The plans 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 plans 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.
SECTION 5. That this ordinance shall take effect and be in force from and after the earliest period allowed by law.