Explanation
Council Variance Application: CV25-067
APPLICANT: RCCL Investments LLC; 535 Green Acre Circle; Howard, OH 43028
PROPOSED USE: Two single-unit dwellings on one lot.
NORTH LINDEN AREA COMMISSION RECOMMENDATION: Approval.
CITY DEPARTMENTS' RECOMMENDATION: Approval. The site consists of one parcel developed with a single-unit dwelling in the R-3, Residential District. The requested Council variance will allow an accessory dwelling unit (ADU) at the rear of the lot for two single-unit dwellings. Staff notes that while the Franklin County Auditor acknowledges the existence of an established rear ADU on this property, City of Columbus records indicate that the existing rear structure is only a detached garage. This request will conform the existing condition and legitimize the ADU, resulting in two single-unit dwellings on one lot. The site is located within the planning boundaries of the North Linden Neighborhood Plan Amendment (2014), which recommends “Medium Density Mixed Residential” land uses at this location, and includes the early adoption of Columbus Citywide Planning Policies (C2P2) Design Guidelines (2018). Variances to lot width, fronting, side or rear yard obstruction, Maneuvering, parking setback line, parking space, vision clearance, lot area, and rear yard are also included in this request. Staff supports the requested variances as the proposed use is consistent with the residential character of the neighborhood and does not introduce an incompatible use to the area.
Title
To grant a Variance from the provisions of Sections 3332.035, R-3 residential district; 3312.25, Maneuvering; 3312.27, Parking setback line; 3312.29, Parking space; 3321.05(A)(2), Vision Clearance; 3332.05(A)(4), Area district lot width requirements; 3332.13, R-3 area district requirements; 3332.19, Fronting; 3332.27, Rear yard; and 3332.28, Side or rear yard obstruction, of the Columbus City Codes; for the property located at 2661-2663 OSCEOLA AVE. (43211), to allow two single-unit dwellings on one lot with reduced development standards in the R-3, Residential District (Council Variance #CV25-067).
Body
WHEREAS, by application #CV25-067, the owner of the property at 2661-2663 OSCEOLA AVE. (43211), 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 legitimize an existing accessory dwelling unit at the rear of the property, resulting in two single-unit dwellings on one lot; and
WHEREAS, Section 3312.25, Maneuvering, requires every parking space to have sufficient access and maneuvering area anywhere on a lot, while the applicant proposes to allow maneuvering over and through stacked parking spaces; and
WHEREAS, Section 3312.27, Parking setback line, requires a parking setback line of 25 feet from Osceola Avenue, while the applicant proposes to maintain a parking setback line of zero 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 with no stacking allowed, while the applicant proposes stacked parking in the existing driveway for three vehicles; and
WHEREAS, Section 3321.05(A)(2), requires a parking space for a motor vehicle parked in a driveway shall extend no closer than ten feet to the street right-of-way line, while the applicant proposes a vision clearance of zero feet; and
WHEREAS, Section 3332.05(A)(4), Area district lot width requirements, requires a minimum lot width of 50 feet, while the applicant proposes a reduced lot width of 40 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 4,640± square feet per dwelling or 2,320± square feet per dwelling; and
WHEREAS, Section 3332.19, Fronting, requires a dwelling unit to have frontage on a public street, while the applicant proposes that the accessory dwelling unit fronts upon a public alley; 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 no rear yard provided for the rear accessory dwelling unit; 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 three parking spaces within the primary dwelling’s side yard along the northern lot line and one space within the accessory dwelling unit’s side yard along the southern lot line, as shown on the site plan; and
WHEREAS, the North Linden Area Commission recommends approval; and
WHEREAS, City Departments recommend approval because the requested Council variance will legitimize a rear accessory dwelling unit on a lot developed with a single-unit dwelling. The proposal is consistent with the residential character of the neighborhood and will not introduce an incompatible use to the area.
WHEREAS, said ordinance requires separate submission for all applicable permits and a Certificate of Occupancy for the proposed accessory dwelling unit; 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 2661-2663 OSCEOLA 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; 3312.25, Maneuvering; 3312.27, Parking setback line; 3312.29, Parking space; 3321.05(A)(2), Vision Clearance; 3332.05(A)(4), Area district lot width requirements; 3332.13, R-3 area district requirements; 3332.19, Fronting; 3332.27, Rear yard; and 3332.28, Side or rear yard obstruction, of the Columbus City Codes; for the property located at 2661-2663 OSCEOLA AVE. (43211), insofar as said sections prohibit two single-unit dwellings on one lot in the R-3, Residential District; maneuvering through stacked parking spaces; a reduced parking setback line from 25 feet to zero feet; stacked parking within the driveway; reduced vision clearance from 10 feet to zero at the intersection of the driveway and Osceola Avenue; reduced lot width from 50 to 40 feet; a reduced lot area from 5,000 square feet to 2,320± square feet per dwelling; no fronting on a public street for the ADU; no rear yard for the ADU; and an obstruction of the required northern and southern side yards with parking spaces, as shown on the site plan; said property being more particularly described as follows:
2661-2663 OSCEOLA AVE. (43211), being 0.11± acres located on the west side of Osceola Avenue, 577± feet north of Akola Avenue, and being more particularly described as follows:
Situated in Franklin County and State of Ohio, to-wit: In the City of Columbus and bounded and described as follows:
Being Lot Number One-Hundred Sixty-Three (163) of ALMADA SUBDIVISION as the same is numbered and delineated upon the recorded plat thereof, of record in Plat Book 8, Page 4-B, Recorder's Office, Franklin County, Ohio.
Address: 2661-2663 Osceola Avenue, Columbus, OH 43211
Parcel: 010-073527
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,” dated November 6, 2025, and signed by Richard Haddix, 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 accessory dwelling unit.
SECTION 5. That this ordinance shall take effect and be in force from and after the earliest period allowed by law.