Explanation
Council Variance Application: CV24-107
APPLICANT: Roger Hambel; 271 Valley Drive Northeast; Newark, OH 43055.
PROPOSED USE: Two single-unit dwellings on one lot.
SOUTHWEST AREA COMMISSION RECOMMENDATION: Approval.
CITY DEPARTMENTS' RECOMMENDATION: Approval. The site consists of one parcel developed with a single-unit dwelling in the R, Rural District. The requested variance will legitimize a second single-unit dwelling within the existing detached garage. Variances to reduced lot area and increased private garage size are included in this request. The site is within the planning boundaries of the Southwest Area Plan (2009), which recommends “Semi-Rural Residential” and “Open Space Stream Buffer” land uses at this location. Staff supports the request as the detached garage has already been converted into a carriage house without exterior modifications, and notes that the proposal is consistent with the Plan’s recommendation of three dwelling units per acre, with the carriage house resulting in a density of one dwelling unit per acre. In addition, the design and character in relation to the principal structure is compatible with the Columbus Citywide Planning Policies (C2P2) Design Guidelines (2018).
Title
To grant a Variance from the provisions of Sections 3332.02, R, Rural District; 3332.06, R-rural area district requirements; and 3332.38(F) Private garage, of the Columbus City Codes; for the property located at 1691 DYER RD. (43123), to allow two single-unit dwellings on one lot with reduced development standards in the R, Rural District (Council Variance #CV24-107).
Body
WHEREAS, by application #CV24-107, the owner of property at 1691 DYER RD. (43123), is requesting a Council variance to allow two single-unit dwellings on one lot with reduced development standards in the R, Rural District; and
WHEREAS, Section 3332.02, R, Rural District, allows only single-unit dwelling, while the applicant proposes to legitimize a second single-unit dwelling within the existing detached garage on a lot developed with a single-unit dwelling; and
WHEREAS, Section 3332.06, R-rural area district requirements, requires that a single-unit dwelling shall be situated on a lot with an area that equals or exceeds five acres per dwelling unit, while the applicant proposes two single-unit dwellings on a lot that contains 2.04 ±acres, or 1.02 ±acres per dwelling unit; and
WHEREAS, Section 3332.38(F), Private garage, requires no portion of the lot area devoted to a private garage or a carport to exceed the greater of 720 square feet, or one-third of the minimum net floor area for living quarters of the principal residence, while the applicant proposes a garage that contains 1,500 square feet; and
WHEREAS, the Southwest Area Commission recommends approval; and
WHEREAS, the City Departments recommend approval because the requested variance results in a density that is consistent with the Southwest Area Plan’s density recommendation and 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 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 1691 DYER RD. (43123), 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 3332.02, R, Rural District; 3332.06, R-rural area district requirements; and 3332.38(F) Private garage, of the Columbus City Codes; is hereby granted for the property located at 1691 DYER RD. (43123), insofar as said sections prohibit two single-unit dwellings on one lot in the R, Rural District; with a reduced lot area from five acres to 1.02± acres per dwelling, and an increased private garage size from 720 square feet to 1,500 square feet; said property being more particularly described as follows:
1691 DYER RD. (43123), being 2.01± acres located on the south side of Dyer Road, 325± feet east of Lazar Road, and being more particularly described as follows:
Situated in the State of Ohio, County of Franklin, and in the city of Columbus.
Beginning at a P.K. nail in the center of Dyer Road, which is referenced as being South 81 deg. 15' West a distance of 654.00 feet measured along the centerline of said Dyer Road from an iron pin at the Intersection of centerlines of said Dyer Road and Brown Road.
Thence from said true beginning South 14 deg. 42' West a distance of 549.11 feet to an iron pin in the center of a stream, passing an iron pin at 21.00 feet.
Thence North 86 deg. 44' West a distance of 314.05 feet to a P.K. nail in the center of Lazar Road passing an iron pin at 288.71 feet.
Thence North 13. deg. 02' East a distance of 91.90 feet along the centerline of Lazar Road to a P.K. nail in the center of a concrete bridge over Marsh Run.
Thence South 52 deg. 43' East a distance of 89.05 feet along the centerline of said Marsh Run, to an iron pin.
Thence North 81 deg. 84' East a distance of 85.00 feet to an iron pin in said Marsh Run.
Thence North 14 deg. 42' East a distance of 455.71 feet to a P.K. nail in the center of said Dyer Road, passing an iron pin at 433.26 feet.
Thence North 81 deg. 15' East a distance of 163.50 feet along the centerline of said Dyer Road to the place of beginning containing 2.0449 acres.
Subject to all legal highways, easements and restrictions of record. Subject also to the use of Lazar Road, 50' wide for ingress to said Dyer Road.
Parcel No. 570-193866
Address: 1691 Dyer Road, Grove City, OH 43123
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, or those uses permitted in the R, Rural 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 July 11, 2025, and signed by Roger Hambel, the 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 carriage house.
SECTION 5. That this ordinance shall take effect and be in force from and after the earliest period allowed by law.