Explanation
Council Variance Application: CV25-013
APPLICANT: Powell Realty Investments LLC c/o Orlando Burt Crimmel; 285 Partridge Bend; Powell, OH 43065.
PROPOSED USE: Two-unit dwelling and single-unit dwelling on one lot.
FRANKLINTON AREA COMMISSION RECOMMENDATION: Approval.
CITY DEPARTMENTS' RECOMMENDATION: Approval. The site consists of one parcel developed with a two-unit dwelling in the R-4, Residential District. The requested Council variance will allow the addition of a single-unit dwelling above a detached garage (carriage house). A Council variance is required because although the R-4 district allows up to four units in one building, it does not allow the arrangement of a two-unit dwelling and a single-unit dwelling on one lot. Variances to required parking, lot width, lot area, lot coverage, fronting. minimum side yard, maximum side yard, and rear yard are also included in this request. Staff supports the request as the proposed use is consistent with the West Franklinton Plan’s (2014) land use recommendation of “Medium-High Density Mixed Residential,” and will not add an incompatible use to the area. Additionally, the submitted building elevations are consistent with Columbus Citywide Planning Policies (C2P2) Design Guidelines (2018). This Council variance application was in process prior to the passage of Ordinance #2526-2025, the ADU legislation, and is being completed to avoid any potential variances that would be necessary through the Board of Zoning Adjustment.
Title
To grant a Variance from the provisions of Sections 3332.039, R-4 residential district; 3312.49(C), Required parking; 3332.05(A)(4), Area district lot width requirements; 3332.15, R-4 area district requirements; 3332.18(D), Basis of computing area; 3332.25(B), Maximum side yard required; 3332.26, Minimum side yard permitted; and 3332.27, Rear yard, of the Columbus City Codes; for the property located at 110 CHICAGO AVE. (43222), to allow a two-unit dwelling and a single-unit dwelling on one lot with reduced development standards in the R-4, Residential District (Council Variance #CV25-013).
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WHEREAS, by application #CV25-013, the owner of property at 110 CHICAGO AVE. (43222), is requesting a Council variance to allow a two-unit dwelling and a single-unit dwelling on one lot with reduced development standards in the R-4, Residential District; and
WHEREAS, Section 3332.039, R-4 residential district, allows one single-unit or one two-unit dwelling on a lot, while the applicant proposes to maintain a two-unit dwelling and add single-unit dwelling above a detached garage (carriage house) on one lot; and
WHEREAS, Section 3312.49(C), Required parking, requires two parking spaces per dwelling unit for a total of six 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-4, Residential District, while the applicant proposes to maintain a reduced lot width of 31 feet; and
WHEREAS, Section 3332.15, R-4 area district requirements, requires 5,000 square feet of lot area per dwelling unit for a single-unit dwelling, and 6,000 square feet for a two-story, two-unit dwelling, while the applicant proposes a two-unit dwelling and single-unit dwelling (carriage house) on a lot that contains 2,883± square feet, or 961± square feet per dwelling, pursuant to the lot area calculation in Section 3332.18(C); and
WHEREAS, Section 3332.18(D), Basis of computing area, requires a dwelling hereafter erected to occupy alone or together with any other building no greater than 50 percent of the lot area; while the proposed carriage house and existing dwelling will occupy 55.8 percent of the lot area; and
WHEREAS, Section 3332.25(B), 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 6.2 feet for a lot width of 31 feet, while the applicant proposes a reduced maximum side yard of five feet for the proposed carriage house; and
WHEREAS, Section 3332.26, Minimum side yard permitted, requires that the minimum side yard be no less than three feet for single-unit dwellings, and no less than five feet for a two-unit dwelling, while the applicant proposes a reduced minimum side yard of 2.5 feet along the northern property line for the proposed carriage house and no side yard along the northern property line for the existing two-unit dwelling; 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 20.9 percent for the existing two-unit dwelling, and no rear yard for the proposed carriage house; and
WHEREAS, the Franklinton Area Commission recommends approval; and
WHEREAS, the City Departments recommend approval because the requested variance includes building elevations that are consistent with the C2P2 design guidelines and will allow a use that is consistent with the West Franklinton Plan 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 110 CHICAGO 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 from the provisions of Sections 3332.039, R-4 residential district; 3312.49(C), Required parking; 3332.05(A)(4), Area district lot width requirements; 3332.15, R-4 area district requirements; 3332.18(D), Basis of computing area; 3332.25(B), Maximum side yard required; 3332.26, Minimum side yard permitted; and 3332.27, Rear yard, of the Columbus City Codes; is hereby granted for the property located at 110 CHICAGO AVE. (43222), insofar as said sections prohibit a two-unit dwelling and a single-unit dwelling on one lot in the R-4, Residential District; with a reduction in required parking from six to two spaces; reduced lot width from 50 feet to 31 feet; reduced lot area from 5,000 square feet for a two unit dwelling and 6,000 square feet for a two-unit dwelling to 961± square feet per dwelling; increased lot coverage from 50 percent to 55.8 percent; reduced maximum side yard from 6.2 to five feet for the carriage house; reduced minimum side yard from three to 2.5 feet along the northern property line for the proposed carriage house and from five to zero feet along the northern property line for the existing two-unit dwelling; and a reduced rear yard of 20.9 percent for the existing two-unit dwelling, and no rear yard for the proposed carriage house; said property being more particularly described as follows:
110 CHICAGO AVE. (43222), being 0.10± acres located at the northeast corner of Chicago Avenue and Cable Avenue, and being more particularly described as follows:
Situated in the County of Franklin, in the State of Ohio and in the City of Columbus and bounded and described as follows:
Being Lot Number One Hundred and Thirteen (113) of the Franklin Addition to said City, as the same is numbered and delineated upon the recorded plat thereof, of record in Plat Book 4, page 297, Recorder's Office, Franklin County, Ohio.
Parcel No: 010-017751-00
Property Address: 110 Chicago Avenue, Columbus, Ohio 43222
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 and a single-unit dwelling on one lot, or those uses permitted in the R-4, 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 C1.0," and building elevations titled, "A2.0," both dated November 17, 2025, and signed by Orlando B. Crimmel, 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.