Explanation
Council Variance Application: CV23-157
APPLICANT: Jonathan Lange; 1324 Ida Avenue; Columbus, OH 43212
PROPOSED USE: A single-unit dwelling and a two-unit dwelling on one lot
FIFTH BY NORTHWEST AREA COMMISSION RECOMMENDATION: Approval.
CITY DEPARTMENTS' RECOMMENDATION: Approval. The site is developed with a single-unit dwelling in the R-4, Residential District. The requested Council variance will allow for expansion of the existing dwelling and the addition of a rear two-unit dwelling. A Council variance is required because the R-4 district allows up to a four-unit dwelling, but does not allow a single-unit dwelling and a two-unit dwelling on the same lot. The request includes variances to required parking (from six spaces to three spaces), lot width, lot area, fronting, maximum and minimum side yards, and rear yard. The site is located within the planning boundaries of the Fifth by Northwest Neighborhood Plan (2009), which recommends “Single / Two Family” land uses at this location. While the proposal is slightly inconsistent with the Plan’s land use recommendation, Staff recognizes that the R-4 district allows up to a four-unit dwelling, and therefore believes the addition of a two-unit dwelling on this lot will not add an incompatible use to the neighborhood and is supportable. Additionally, the requested variances are consistent with similar developments in urban residential neighborhoods.
Title
To grant a Variance from the provisions of Sections 3332.039, R-4 residential district; 3312.49, Required parking; 3332.05(A)(4), Area district lot width requirements; 3332.15, R-4 area district requirements; 3332.19, Fronting; 3332.25, Maximum side yards required; 3332.26, Minimum side yard permitted; and 3332.27, Rear yard, of the Columbus City Codes; for the property located at 1324 IDA AVE. (43212), to allow a single-unit dwelling and a two-unit dwelling on one lot with reduced development standards in the R-4, Residential District (Council Variance #CV23-157).
Body
WHEREAS, by application #CV23-157, the owner of the property at 1324 IDA AVE. (43212), is requesting a Variance to allow a single-unit and a two-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 a maximum of four units in one building, while the applicant proposes to expand an existing single-unit dwelling and construct a rear two-unit dwelling on one lot; and
WHEREAS, Section 3312.49, Required parking, requires two parking spaces per dwelling unit for a total of six parking spaces for three dwelling units, while the applicant proposes three 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 41.13± feet; and
WHEREAS, Section 3332.15, R-4 area district requirements, requires that a single-unit dwelling shall be situated on a lot with an area that equals or exceeds 5,000 square feet per dwelling unit, while the applicant proposes a two-unit dwelling and a single-unit dwelling on a lot that contains 5,075± square feet, or 1,691± 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 front on a public street, while the applicant proposes that the two-unit dwelling front upon a public alley; and
WHEREAS, 3332.25, Maximum side yards required, requires that the sum of the widths of the side yards equal or exceed 20 percent of the width of the lot, or 8.23± feet for a lot width of 41.13± feet, while the applicant proposes a reduced maximum side yard of 6.96± feet for the two-unit dwelling; and
WHEREAS, 3332.26, Minimum side yard permitted, requires that the minimum side yard be no less than five feet, while the applicant proposes a side yard of four feet on the west side of the single-unit dwelling and a side yard of 3.16± feet on the west side and 3.75± feet on the east side of the two-unit dwelling; and
WHEREAS, 3332.27, Rear yard, requires that each dwelling, residence, or principal building shall be erected so as to provide a rear yard totaling no less than 25 percent of the total lot area, while the applicant proposes no rear yard for the two-unit dwelling; and
WHEREAS, the Fifth by Northwest Area Commission recommends approval; and
WHEREAS, City Departments recommend approval of the requested variances because staff recognizes that the R-4, Residential District allows a four-unit dwelling, and the proposed development will allow three total units with variances that are consistent with similar developments in urban residential neighborhoods; and
WHEREAS, said ordinance requires separate submission for all applicable permits, and Certificates of Occupancy for the proposed development; 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 1324 IDA AVE. (43212), 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 3332.039, R-4 residential district; 3312.49, Required parking; 3332.05(A)(4), Area district lot width requirements; 3332.15, R-4 area district requirements; 3332.19, Fronting; 3332.25, Maximum side yards required; 3332.26, Minimum side yard permitted; and 3332.27, Rear yard; of the Columbus City Codes; for the property located at 1324 IDA AVE. (43212), insofar as said sections prohibit a single-unit dwelling and a two-unit dwelling on one lot in the R-4, Residential District; with a parking space reduction from six spaces to three spaces; reduced minimum lot width from 50 feet to 41.13± feet; reduced lot area from 5,000 square feet to 1,691 square feet per dwelling unit; no frontage on a public street for the proposed two-unit dwelling; reduced maximum side yard from 8.23± feet to 6.96± feet for the two-unit dwelling; reduced side yards from five feet to four feet on the west side of the single-unit dwelling, and to 3.16± feet on the west side and 3.75± feet on the east side of the two-unit dwelling; and no rear yard for the two-unit dwelling; said property being more particularly described as follows:
1324 IDA AVE. (43212), being 0.14± acres located on the north side of Ida Avenue, 120± feet west of Northwest Boulevard:
Situated in the State of Ohio, in the County of Franklin, and in the City of Columbus, and bounded and described as follows:
Parcel 2:
Being part of Lot Numbers Two (2), Four (4), Six (6), and Eight (8), of Gease’s Amended Fifth Avenue Subdivision, as the same are showoff record in Plat Book 5, Page 160, Recorder’s Office, Franklin County, Ohio, together with a part of Sunrise Avenue as vacated by Ordinance No. 37417 by the City of Columbus, and being more particularly described as follows:
Beginning at an iron pin 8 feet West of the original center line Sunrise Avenue, said center line being now the center line of a 16 foot alley, said iron oil being at the intersection of the West line of said alley with the South line of an 18 foot alley in Gease’s Subdivision;
Thence Southerly along the West line of said 16 foot alley parallel with the East line of Lots 2, 4, 6, and 8, 149.9 feet to an iron pipe in the North line of Ida Street;
Thence Westerly along the North line of Ida Street, 41.13 feet to an iron pin in the South line of Lot 8;
Thence Northerly across Lots 8, 6, 4, and 2, parallel with said alley, 149.94 feet to an iron pin in the North line of Lot 2 and in the South line of the above mentioned 16 foot alley;
Thence Easterly, blog the South line of said alley and with the North line of Lot 2 extended Easterly, 41.13 feet to the Place of Beginning.
Together with any and all interest the Grantor(s) may have in that portion of right of way as vacated by the City of Columbus by Ordinance 37,417.
Parcel Number: 010-052270-00
Property Address: 1324 Ida Avenue, Columbus, Ohio 43212
SECTION 2. That this ordinance is conditioned on and shall remain in effect only for so long as said property is used for a single-unit dwelling and a two-unit dwelling on one lot, in accordance with the submitted site plan, 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”, dated January 23, 2024, and signed by Brenda Parker, Architect. 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 Certificates of Occupancy for the proposed development.
SECTION 5. That this ordinance shall take effect and be in force from and after the earliest period allowed by law.