aExplanation
Council Variance Application: CV25-062
APPLICANT: Luke Pierce and Margaret A. Williams c/o Mary Dietsch; 285 East Moler Street; Columbus, OH 43207.
PROPOSED USE: Two single-unit dwellings on one lot.
COLUMBUS SOUTH SIDE AREA COMMISSION RECOMMENDATION: Approval.
CITY DEPARTMENTS' RECOMMENDATION: Approval. The site consists of one parcel developed with a single-unit dwelling and an existing detached garage in the R-2F, Residential District. A Council variance is required because the R-2F district does not allow two single-unit dwellings on one lot, while the applicant proposes to construct a dwelling unit above the existing detached garage (carriage house). Variances to lot area, fronting, lot width, rear yard, and required parking are also included in this request. The site is located within the planning boundaries of the South Side Plan (2014), which recommends “Medium-High Density Residential” land uses at this location. Staff supports the request as the submitted elevation plans are consistent with the Plan’s land use recommendation and the Columbus Citywide Planning Policies (C2P2) Design Guidelines (2018), respectively, and the proposed use will not add an incompatible use to the area.
Title
To grant a Variance from the provisions of Sections 3332.037, R-2F residential district; 3312.49, 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 yard required; 3332.26(C), Minimum side yard permitted; and 3332.27, Rear yard, of the Columbus City Codes; for the property located at 285 E. MOLER ST. (43207), to allow two single-unit dwellings on one lot with reduced development standards in the R-2F, Residential District (Council Variance #CV25-062).
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WHEREAS, by application #CV25-062, the owner of property at 285 E. MOLER ST. (43207), is requesting a Council 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-unit or one two-unit dwelling on a lot, while the applicant proposes a single-unit dwelling above a detached garage (carriage house) on a lot developed with a single-unit dwelling; and
WHEREAS, Section 3312.49, 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 33 feet; and
WHEREAS, Section 3332.14, R-2F area district requirements, requires 6,000 square feet of lot area per dwelling unit for a single-unit dwelling, while the applicant proposes two single-unit dwellings on one lot containing 4,125 square feet (2,062.5 square feet per dwelling unit), 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 a carriage house to front on a public alley; and
WHEREAS, Section 3332.25, Maximum side yard required, requires that the sum of the widths of the side yards equal or exceed 20 percent of the width of the lot, or 6.6 feet for a lot width of 33 feet, while the applicant proposes a reduced maximum side yard of five feet for the proposed carriage house; and
WHEREAS, Section 3332.26(C), Minimum side yard permitted, requires that the minimum side yard be no less than three feet, while the applicant proposes a reduced minimum side yard of 2.5 feet along the eastern and western property lines for the proposed carriage house; and
WHEREAS, Section 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 a reduced rear yard of 18 percent for the proposed addition to the existing dwelling, and no rear yard for the proposed carriage house; and
WHEREAS, the Columbus South Side Area Commission recommends approval; and
WHEREAS, the City Departments recommend approval because the requested variance includes elevations that are consistent with the Columbus Citywide Planning Policies (C2P2) Design Guidelines and will not add an incompatible use to the area; and
WHEREAS, said ordinance requires separate submission for all applicable permits and Certificate of Occupancy for the proposed 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 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 285 E. MOLER ST. (43207), 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, 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 yard required; 3332.26(C), Minimum side yard permitted; and 3332.27, Rear yard, of the Columbus City Codes; is hereby granted for the property located at 285 E. MOLER ST. (43207), insofar as said sections prohibit two single-unit dwellings on one lot in the R-2F, Residential District; a parking space reduction from four spaces to two spaces; reduced lot width from 50 feet to 33 feet; reduced lot area from 6,000 square feet per dwelling unit to 4,125 square feet (2,062.5 square feet per dwelling unit); no frontage on a public street for the carriage house; reduced maximum side yard from 6.6 to five feet for the proposed carriage house; reduced minimum side yard from 5 to 2.5 feet along the eastern and western property lines for the proposed carriage house; reduced rear yard of 18 percent for the proposed addition to the existing dwelling, and no rear yard for the proposed carriage house; said property being more particularly described as follows:
285 E. MOLER ST. (43207), being 0.09± acres located on the south side of East Moler Street, 145± feet east of Bruck 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 Seventy-Two (72) shown on the plat of partition of the lands of the Estate of William Merion, deceased, made in the Case of Oliver P. Merion vs. Charles S. Merion, et al Case No. 38788, of record in Complete Record, No. 220, page 586, Court of Common Pleas, Franklin, Ohio.
Property Address: 285 E. Moler Street, Columbus, Ohio 43207
Parcel No: 010-033173-00
SECTION 2. That this ordinance is conditioned on and shall remain in effect only for so long as said property is used as a single-unit dwelling 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 building elevations titled, "SITE PLAN," "PRIMARY HOME ELEVATIONS," and "ACCESSORY DWELLING UNIT ELEVATIONS," all dated October 2, 2025, and signed by Mary Dietsch, the Agent 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.