Explanation
Council Variance Application: CV25-031
APPLICANT: Saul Dimas Nonato; 6099 Spotted Tail Court; Dublin, OH 43017.
PROPOSED USE: Two-unit dwelling.
GREATER HILLTOP AREA COMMISSION RECOMMENDATION: Disapproval.
CITY DEPARTMENTS' RECOMMENDATION: Approval. The site consists of one formerly developed parcel in the R-3, Residential District. The requested Council variance will allow a two-unit dwelling at this location. A Council variance is required because the R-3 district does not allow two-unit dwellings. The request also includes a variance to reduce the minimum side yard. The site is located within the planning boundaries of the Hilltop Land Use Plan (2019), which recommends “Medium-High Density Residential (16-24 du/ac)” land uses at this location, consistent with the request. The Columbus Citywide Planning Policies (C2P2) recommend new single- and two-unit housing be oriented to the street, and that the design and character of new development be appropriate and based on the principal and nearby structures. The submitted site plan and building elevations are consistent with these recommendations.
Title
To grant a Variance from the provisions of Sections 3332.035, R-3 residential district; and 3332.26, Minimum side yard permitted, of the Columbus City Codes; for the property located at 2424 STEELE AVE. (43204), to allow a two-unit dwelling with a reduced minimum side yard in the R-3, Residential District (Council Variance #CV25-031).
Body
WHEREAS, by application #CV25-031, the owner of the property at 2424 STEELE AVE. (43204), is requesting a Variance to allow a two-unit dwelling with a reduced minimum side yard in the R-3, Residential District; and
WHEREAS, Section 3332.035, R-3, residential district, allows one single-unit dwelling on a lot, while the applicant proposes to construct a two-unit dwelling; 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 4.33± feet along the western property line for the proposed dwelling; and
WHEREAS, the Greater Hilltop Area Commission recommends disapproval; and
WHEREAS, City Departments recommend approval because the request is consistent with both the Hilltop Land Use Plan’s land use recommendation and C2P2’s design guidelines; and
WHEREAS, said ordinance requires separate submission for all applicable permits and a Certificate of Occupancy for the proposed two-unit dwelling; 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 2424 STEELE AVE. (43204), 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; and 3332.26, Minimum side yard permitted, of the Columbus City Codes; for the property located at 2424 STEELE AVE. (43204), insofar as said sections prohibit a two-unit dwelling in the R-3, Residential District, with a reduced minimum side yard from 5 feet to 4.33± feet along the western property line for the proposed dwelling; said property being more particularly described as follows:
2424 STEELE AVE. (43204), being 0.17± acres located at the northwest corner of Steele Avenue and North Eureka Avenue:
Situated in the State of Ohio, County of Franklin and in the City of Columbus and bounded and described as follows:
Being a parcel of ground out of Lots 1, 2 and 3 of Hill Crest Park Addition to said City, as said lots are numbered and delineated upon the recorded plat thereof, of record in Plat Book 12, Page 34, Recorder’s Office, Franklin County, Ohio.
Beginning at a point in the south line of said Lot No. 1, and the north line of Steele Avenue, 110 feet east of the southwest corner of said Lot No. 1;
Thence northerly on a straight line across Lots No. 1, 2 and 3 of said addition to a point in the north line of said Lot 3, 107 feet east of the northwest corner of said Lot No. 3;
Thence easterly along the north line of said Lot No. 3 for a distance of 54.35 feet to the northeast corner thereof and the west line of Eureka Avenue;
Thence southerly with the west with the north line of Steele Avenue, to the place of beginning, said point being 65.61 feet distance west from the point of intersection of the west line of Eureka Avenue and the north line of Steele Avenue.
SECTION 2. That this ordinance is conditioned on and shall remain in effect only for so long as said property is used for a two-unit dwelling, in accordance with the submitted site plan and building elevations, 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," and building elevations titled "ELEVATIONS," both dated May 20, 2025, signed by Saul Dimas, 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 of 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 two-unit dwelling.
SECTION 5. That this ordinance shall take effect and be in force from and after the earliest period allowed by law.