Explanation
Council Variance Application: CV25-048
APPLICANT: Silver, LTD c/o Justin Garland; 34 West 9th Avenue; Columbus, OH 43201.
PROPOSED USE: Two single-unit dwellings on one lot.
UNIVERSITY AREA COMMISSION RECOMMENDATION: Approval.
CITY DEPARTMENTS' RECOMMENDATION: Approval. The site consists of one parcel developed with a single-unit dwelling in the R-2F, Residential District. The site is subject to the University District Zoning Overlay (UDZO). The requested Council variance will allow a second single-unit dwelling above a detached garage on the rear of the property (a carriage house). The variance is necessary because although the R-2F district allows two-unit dwellings, it does not allow two separate single-unit dwellings on one lot. Variances to lot coverage, lot width, lot area, fronting, and rear yard are included in this request. Staff supports the proposal as it is consistent with the University District Plan’s (2015) recommendation of “Medium Intensity Residential”, and the Plan’s design guidelines, which state that accessory buildings should be located at the rear of the principal building.
Title
To grant a Variance from the provisions of Sections 3332.037, R-2F residential district; 3325.801, Maximum Lot Coverage; 3332.05(A)(4), Area district lot width requirements; 3332.14, R-2F area district requirements; 3332.19, Fronting; and 3332.27, Rear yard;, of the Columbus City Codes; for the property located at 126 W. NORTHWOOD AVE. (43201), to allow two single-unit dwellings on one lot with reduced development standards in the R-2F, Residential District (Council Variance #CV25-048).
Body
WHEREAS, by application #CV25-048, the owner of property at 126 W. NORTHWOOD AVE. (43201), is requesting a Council variance to allow two single-unit dwellings on one lot 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 single-unit dwelling above a detached garage (carriage house) on a lot developed with a single-unit dwelling; and
WHEREAS, Section 3325.801, Maximum Lot Coverage, requires that a building including any rear or side porch or roofed stairs shall cover no more than 25 percent of the lot area, while the applicant proposes an increased lot coverage of 30.5 percent; 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 33 feet; and
WHEREAS, Section 3332.14, R-2F area district requirements, requires 6,000 square feet of lot area per dwelling unit for a single-unit dwelling, while the applicant proposes two single-unit dwellings on one lot containing 3,267 square feet (1,633.5 square feet per dwelling unit), pursuant to the lot area calculation in Section 3332.18(C); and
WHEREAS, Section 3332.19, Fronting, requires a dwelling unit to have frontage on a public street, while the applicant proposes a carriage house to front on a public alley; 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 2 percent for the proposed carriage house; and
WHEREAS, the University Area Commission recommends approval; and
WHEREAS, the City Departments recommend approval because the proposed variance is consistent with the University District Plan’s recommendation and design guidelines; and
WHEREAS, said ordinance requires separate submission for all applicable permits and Certificate of Occupancy for the proposed carriage house 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 126 W. NORTHWOOD AVE. (43201), 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 3332.037, R-2F residential district; 3325.801, Maximum Lot Coverage; 3332.05(A)(4), Area district lot width requirements; 3332.14, R-2F area district requirements; 3332.19, Fronting; and 3332.27, Rear yard; of the Columbus City Codes; is hereby granted for the property located at 126 W. NORTHWOOD AVE. (43201), insofar as said sections prohibit two single-unit dwellings on one lot in the R-2F, Residential District, with an increase in maximum lot coverage from 25 percent to 30.5 percent; reduced minimum lot width from 50 feet to 33 feet; reduced lot area from 6,000 square feet to 3,267 square feet (1,633.5 square feet per dwelling unit); no frontage on a public street for the proposed carriage house; reduced rear yard from 25 percent to 2 percent for the proposed carriage house; said property being more particularly described as follows:
126 W. NORTHWOOD AVE. (43201), being 0.12± acres located on the north side of West Northwood Avenue, 163± feet east of Neil 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 TWENTY-SEVEN (27) OF GEORGE WILLIAMS JR. S MT. AUBURN ADDITION TO THE CITY OF COLUMBUS, OHIO AS THE SAME IS NUMBERED AND DELINEATED UPON THE RECORDED PLAT THEREOF, OF RECORD IN PLAT BOOK 3, PAGE 322, RECORDERS OFFICE, FRANKLIN COUNTY, OHIO.
Parcel No. 010-065094
Address: 126 W. Northwood Ave., Columbus, OH 43201.
SECTION 2. That this ordinance is conditioned on and shall remain in effect only for so long as said property is used as two single unit dwellings, or those uses permitted 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 site plan and building elevations titled, “ZONING SITE PLAN,” and “ZONING EXTERIOR ELEVATIONS,” both dated September 10, 2025, and signed by Justin Garland, 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 dwelling.
SECTION 5. That this ordinance shall take effect and be in force from and after the earliest period allowed by law.