Explanation
Council Variance Application: CV25-118
APPLICANT: Healthy Homes c/o Gretchen West; P.O. Box 77499; Columbus, OH 43207.
PROPOSED USE: Two-unit dwelling.
SOUTH LINDEN AREA COMMISSION RECOMMENDATION: Approval.
CITY DEPARTMENTS' RECOMMENDATION: Approval. The site consists of one undeveloped parcel that was formerly developed with a two-unit dwelling in the R-3, Residential District. The requested Council variance will allow construction of a new two-unit dwelling, which is not an allowed use in the R-3 district. Variances to reduce required parking, lot area, and lot width are included in this request. The requested use is consistent with the South Linden Land Use Plan’s (2018) land use recommendation of “Medium-High Density Residential (16-24 du/ac).” Additionally, several two-unit dwellings exist or have been recently approved and constructed in this immediate area. The requested variances are comparable to similar residential infill projects in urban neighborhoods, and will not introduce an incompatible use to the area.
Title
To grant a Variance from the provisions of Sections 3332.035, R-3 residential district; 3312.49(C), Required parking; 3332.05(A)(4), Area district lot width requirements; and 3332.13, R-3 area district requirements, of the Columbus City Codes; for the property located at 1289-1291 E. 17TH AVE. (43211), to allow a two-unit dwelling with reduced development standards in the R-3, Residential District (Council Variance #CV25-118).
Body
WHEREAS, by application #CV25-118, the owner of property at 1289-1291 E. 17TH AVE. (43211), is requesting a Council variance to allow a two-unit dwelling with reduced development standards in the R-3, Residential District; and
WHEREAS, Section 3332.035, R-3 residential district, prohibits two-unit dwellings as the primary land use, while the applicant proposes a two-unit dwelling; and
WHEREAS, Section 3312.49(C), Required parking, requires two parking spaces per dwelling unit for a total of four required parking spaces, while the applicant proposes three 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-3, Residential District, while the applicant proposes to maintain a reduced lot width of 35 feet; and
WHEREAS, Section 3332.13, R-3 area district requirements, requires that a single-unit dwelling or other principal building shall be situated on a lot of not less than 5,000 square feet in area, while the applicant proposes a reduced lot area of 4,725± square feet per dwelling; and
WHEREAS, the South Linden Area Commission recommends approval; and
WHEREAS, the City Departments recommend approval because the request is consistent with both the South Linden Land Use Plan and similar residential infill development in urban neighborhoods, and will not introduce an incompatible use to the area; and
WHEREAS, said ordinance requires separate submission for all applicable permits and 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 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 1289-1291 E. 17TH AVE. (43211), 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 3332.035, R-3 residential district; 3312.49(C), Required parking; 3332.05(A)(4), Area district lot width requirements; and 3332.13, R-3 area district requirements, of the Columbus City Codes; is hereby granted for the property located at 1289-1291 E. 17TH AVE. (43211), insofar as said sections prohibit a two-unit dwelling in the R-3, Residential District, with reduction in required parking from four to three spaces; reduced lot width from 50 to 35 feet; and reduced lot area from 5,000 to 4,725± square feet; said property being more particularly described as follows:
1289-1291 E. 17TH AVE. (43211), being 0.11± acres located on the south side of East 17th Avenue, 49± feet west of Louis 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 One Hundred Twenty-Five (125), of ST. LOUIS HEIGHTS ADDITION, as the same is numbered and delineated upon the recorded plat thereof, of record in Plat Book 11, Page 8, Recorder's Office, Franklin County, Ohio.
Property Address: 1291 E 17th Ave, Columbus, OH 43211
Parcel ID: 010-052684
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, 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 and elevation plans titled, "SITE STUDY," and “EXTERIOR ELEVATIONS SHEETS A2-1 & A2-2,” dated March 30, 2026, and signed by Emily Long Rayfield, 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 two-unit dwelling.
SECTION 5. That this ordinance shall take effect and be in force from and after the earliest period allowed by law.