Explanation
Council Variance Application: CV24-022
APPLICANT: Robert Ellis; P.O. Box 8174; Columbus, OH 43201.
PROPOSED USE: Three-unit dwelling.
NEAR EAST AREA COMMISSION RECOMMENDATION: Disapproval.
CITY DEPARTMENTS' RECOMMENDATION: Approval. The site consists of one undeveloped parcel in the R-2F, Residential District. The requested Council variance will allow a three-unit dwelling. A variance is required because the R-2F district does not allow three-unit dwellings. Variances to lot width, lot area, building lines, side yards, and a parking reduction from six required to four provided spaces are also included in this request. The site is located within the planning boundaries of the Near East Area Plan (2005), which does not included a specific land use recommendation for this location, however does state that residential development should be consistent with housing types and densities of adjacent residential uses. Staff supports the requested variances as the proposal is compatible with the surrounding housing types and densities, does not represent the introduction of an incompatible use to the area, and provides more housing as prioritized by citywide initiatives.
Title
To grant a Variance from the provisions of Sections 3332.037, R-2F residential district; 3312.49(C), Required parking; 3332.05(A)(4), Area district lot width requirements; 3332.14, R-2F area district requirements; 3332.21, Building lines; 3332.25, Maximum side yards required; and 3332.26, Minimum side yard permitted, of the Columbus City Codes; for the property located at 295 N. 21ST ST. (43203), to allow a three-unit dwelling with reduced development standards in the R-2F, Residential District (Council Variance #CV24-022).
Body
WHEREAS, by application #CV24-022, the owner of the property at 295 N. 21ST ST. (43203), is requesting a Variance to allow a three-unit dwelling 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 three-unit dwelling; and
WHEREAS, Section 3312.49, Required parking, requires two parking spaces per dwelling unit for a total of six parking spaces for three dwelling units, while the applicant proposes four total 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 43 feet; and
WHEREAS, Section 3332.14, R-2F area district requirements, requires a single-unit dwelling or other principal building maintain 6,000 square feet in area, while the applicant proposes a three-unit dwelling on one lot containing 2,925 square feet (975 square feet per dwelling unit); and
WHEREAS, Section 3332.21, Building lines, requires the building setback line to be 10 feet along North 21st Street, while the applicant proposes to maintain building setback lines of 1.5 feet along North 21st Street; and
WHEREAS, Section 3332.25, Maximum side yards required, requires the sum of the widths of the side yards to be 20 percent of the lot width or 8.6 feet, while the applicant proposes to maintain a reduced maximum side yard of 8.5 feet; and
WHEREAS, Section 3332.26, Minimum side yard permitted, requires a minimum side yard of 5.7 feet, while the applicant proposes minimum side yards of three feet along the north property line, and five feet along the South property line; and
WHEREAS, the Near East Area Commission recommends disapproval; and
WHEREAS, City Departments recommend approval because the proposal is compatible with surrounding housing and density types, does not represent the introduction of an incompatible use to the area, and provides more housing as prioritized by citywide initiatives; and
WHEREAS, said ordinance requires separate submission for all applicable permits and a Certificates of Occupancy for the proposed use; 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 295 N. 21ST 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 3332.037, R-2F residential district; 3312.49, Required parking; 3332.05(A)(4), Area district lot width requirements; 3332.14, R-2F area district requirements; 3332.25, Maximum side yards required; and 3332.26, Minimum side yard permitted, of the Columbus City Codes; for the property located at 295 N. 21ST ST. (43203), insofar as said sections prohibit a three-unit dwelling in the R-2F, Residential District; with a parking space reduction from six to four spaces; reduced minimum lot width from 50 to 43 feet; reduced lot area from 6,000 to 2,925 square feet (975 square feet per dwelling unit); reduced maximum side yard from 8.6 to eight feet; and reduced minimum side yard from 5.7 feet to three feet along the north property line, and five feet along the south property line; said property being more particularly described as follows:
295 N. 21ST ST. (43203), being 0.07± areas on the west side of north 21st Street, 155± feet south of Mt. Vernon Avenue, 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 Seven (7) of ENGLISH MONYPENY'S SUBDIVISION, in said City of Columbus, Ohio, as the same is numbered and delineated upon the recorded plat thereof, of record in Plat Book 3, Page 17, Recorder's Office, Franklin County, Ohio.
Parcel Number: 010-052590
Address: 295 North 21st Street, Columbus, OH 43203.
SECTION 2. That this ordinance is conditioned on and shall remain in effect only for so long as said property is used for a three-unit dwelling or those uses allowed 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 plans and elevations titled, “SITE PLAN SHEET A-001“LANDSCAPE PLAN SHEET A-01-2,” and “BUILDING ELEVATIONS SHEET A-006” all dated May 24, 2024, and signed by Robert Ellis, 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 Certificates of Occupancy for the proposed three-unit dwelling.
SECTION 5. That this ordinance shall take effect and be in force from and after the earliest period allowed by law.