Revised Variances Submitted for Bryden Road Housing Proposal
The eight-unit housing proposal at Bryden Road and South Champion Avenue seeks parking and setback adjustments as revised materials face city review.
Applicant Danielle Alexander filed revised variance materials on Oct. 29 for 1138 Bryden Road. The proposal, known as The Alexander Collection at Bryden Rd, plans an eight-unit residential adaptive reuse project to preserve and rehabilitate the property's historic structures. The parcel sits at Bryden Road and South Champion Avenue, according to the variance application, and lies within the Bryden Road Historic District.
According to the project's variance statement, the configuration would convert an existing single-family residence into three apartments, keep an existing carriage house as a single-family dwelling, and retain an existing four-unit apartment building. A preliminary site compliance plan indicates that an existing brick garage on the site will be removed.
On Oct. 23, city zoning staff provided revised side yard variance language to Alexander, noting that the clean version should be sent to the historic commission along with the latest site plan. A variance is requested to reduce the required off-street parking from 13 spaces to six spaces. To support the parking reduction, the applicant's parking narrative points to on-street parking along South Champion Avenue and transit access at the Bryden Road and South Champion Avenue bus stop. The application also seeks building setback reductions along South Champion Avenue to three feet and 2.3 feet, as well as side yard adjustments reducing the eastern side yard to 2.3 feet and total side yards to 8.8 feet.
On Sept. 25, the Columbus Historic Resources Commission issued a Certificate of Appropriateness recommending approval of an earlier variance request to allow eight dwelling units on the parcel. City records show the revised application status remains in progress. A Certificate of Appropriateness is not a zoning clearance or a building permit. For the council variance, city staff noted that the clean version should be sent to the HRC along with the latest site plan. The proposal will face public review before the Historic Resources Commission before proceeding to Columbus City Council for final variance determination.
How we know this
The sources and records behind this story, with the facts they support.
COA2601173 · Certificate of Approval/Appropriateness — 1138 BRYDEN RD
Supporting evidence (2)
Applicant Danielle Alexander filed revised variance materials on Oct. 29 for 1138 Bryden Road.
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1138 Bryden Rd. Revised Variances Revised Variances for 1138 Bryden Rd. Document: Applicant Submitted Materials · CV26-004 Statement of Hardship 10.22.2026 - Clean.pdf · attachment 5440238 · 2026-10-29T00:00:00Z · 166.45 KB Document: Applicant Submitted Materials · SKM_C360i26102516340.pdf · attachment 5440239 · 2026-10-29T00:00:00Z · 690.77 KB {Address=1138 BRYDEN RD, Applicant=Danielle Alexander, Document listing=Listed, Documents=2, Public view=Detail page, Record=COA2601173, Series role=historic, Status=In Progress, Type=Certificate of Approval/Appropriateness, Type role=other}
City records show the revised application status remains in progress.
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1138 Bryden Rd. Revised Variances Revised Variances for 1138 Bryden Rd. Document: Applicant Submitted Materials · CV26-004 Statement of Hardship 10.22.2026 - Clean.pdf · attachment 5440238 · 2026-10-29T00:00:00Z · 166.45 KB Document: Applicant Submitted Materials · SKM_C360i26102516340.pdf · attachment 5440239 · 2026-10-29T00:00:00Z · 690.77 KB {Address=1138 BRYDEN RD, Applicant=Danielle Alexander, Document listing=Listed, Documents=2, Public view=Detail page, Record=COA2601173, Series role=historic, Status=In Progress, Type=Certificate of Approval/Appropriateness, Type role=other}
Columbus Accela records (dataset query)
Supporting evidence (1)
The proposal, known as The Alexander Collection at Bryden Rd, plans an eight-unit residential adaptive reuse project to preserve and rehabilitate the property's historic structures.
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item_key: columbus:CV26-065; title: CV26-065 · Council Variance — 1138 BRYDEN RD COLUMBUS OH; first_seen: 2026-09-23T16:28:18.119559-04:00; updated_at: 2026-09-23T16:28:18.119559-04:00; link: https://ca.columbus.gov/permits/Cap/GlobalSearchResults.aspx?QueryText=CV26-065; fields: {"address":"1138 BRYDEN RD COLUMBUS OH","applicant":"","attachments":[],"captureForm":"Detail page","describesDevelopment":true,"listingStatus":"listed","projectName":"","recordNumber":"CV26-065","recordType":"Council Variance","seriesRole":"variance","status":"Void","text":"The Alexander Collection at Bryden Rd Adaptive Reuse for single family property converting into 8-unit multi-family property. The proposed project seeks to preserve and rehabilitate the historic structures located at 1138 Bryden Road while providing a sustainable long-term use that ensures the continued maintenance and stewardship. VOIDED 6/26/2026 - COUNCIL VARIANCE APPLICATION ALRADY ON-FILE; REFER TO CV26-004","typeRole":"other"}
Supporting evidence (2)
The parcel sits at Bryden Road and South Champion Avenue, according to the variance application, and lies within the Bryden Road Historic District.
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COUNCIL VARIANCE STATEMENT AND ADDENDUM Property: 1138 Bryden Road, Columbus, Ohio 43205 Zoning District: R-3 Residential District STATEMENT OF HARDSHIP The subject property is an existing, irregularly configured parcel located along Bryden Road and South Champion Avenue within an established, mixed residential neighborhood
For the council variance, city staff noted that the clean version should be sent to the HRC along with the latest site plan.
Read supporting passage
COUNCIL VARIANCE STATEMENT AND ADDENDUM Property: 1138 Bryden Road, Columbus, Ohio 43205 Zoning District: R-3 Residential District STATEMENT OF HARDSHIP The subject property is an existing, irregularly configured parcel located along Bryden Road and South Champion Avenue within an established, mixed residential neighborhood
Supporting evidence (3)
The parcel sits at Bryden Road and South Champion Avenue, according to the variance application, and lies within the Bryden Road Historic District.
Read supporting passage
This Certificate is not a zoning clearance or a building permit. This document does not relieve the applicant from the responsibility of filing for and obtaining any required zoning clearance and/or building permit from the City of Columbus Department of Building & Zoning Services (645-6090/111 N. Front Street) and following all other applicable codes and ordinances of the City of Columbus. APPLICATION NO.: COA2600801a PROPERTY ADDRESS: 1138 Bryden Rd. APPLICANT/OWNER: Danielle Alexander (Applicant) Bryden Road Historic District 873 E 4th Avenue LLC. (Owner) DATE ISSUED: 9/25/2026 MEETING OR STAFF APPROVED DATE: 09/25/2026 EXPIRATION: 09/25/2027 The application for the above referenced property and a copy of this Certificate are on file with the city's Planning Division. The Board/Commission, and/or staff on their behalf, has reviewed the application and taken the following action(s) in accordance with Columbus City Code and the design guidelines: [ ] Approved: Commission [ ] or Staff [X] Exterior alterations per APPROVED SPECIFICATIONS [X] Recommendation for Approval: Requested re-zoning/special permit/variance per APPROVED SPECIFICATIONS APPROVED SPECIFICATIONS: Recommend application COA2600801a, 1138 Bryden Rd., Bryden Road Historic District as submitted with the following clarifications; Variances • Allow for 8 dwelling units with the reduced development standards in the R-3 residential district.
On Sept. 25, the Columbus Historic Resources Commission issued a Certificate of Appropriateness recommending approval of an earlier variance request to allow eight dwelling units on the parcel.
Read supporting passage
This Certificate is not a zoning clearance or a building permit. This document does not relieve the applicant from the responsibility of filing for and obtaining any required zoning clearance and/or building permit from the City of Columbus Department of Building & Zoning Services (645-6090/111 N. Front Street) and following all other applicable codes and ordinances of the City of Columbus. APPLICATION NO.: COA2600801a PROPERTY ADDRESS: 1138 Bryden Rd. APPLICANT/OWNER: Danielle Alexander (Applicant) Bryden Road Historic District 873 E 4th Avenue LLC. (Owner) DATE ISSUED: 9/25/2026 MEETING OR STAFF APPROVED DATE: 09/25/2026 EXPIRATION: 09/25/2027 The application for the above referenced property and a copy of this Certificate are on file with the city's Planning Division. The Board/Commission, and/or staff on their behalf, has reviewed the application and taken the following action(s) in accordance with Columbus City Code and the design guidelines: [ ] Approved: Commission [ ] or Staff [X] Exterior alterations per APPROVED SPECIFICATIONS [X] Recommendation for Approval: Requested re-zoning/special permit/variance per APPROVED SPECIFICATIONS APPROVED SPECIFICATIONS: Recommend application COA2600801a, 1138 Bryden Rd., Bryden Road Historic District as submitted with the following clarifications; Variances • Allow for 8 dwelling units with the reduced development standards in the R-3 residential district.
A Certificate of Appropriateness is not a zoning clearance or a building permit.
Read supporting passage
This Certificate is not a zoning clearance or a building permit. This document does not relieve the applicant from the responsibility of filing for and obtaining any required zoning clearance and/or building permit from the City of Columbus Department of Building & Zoning Services (645-6090/111 N. Front Street) and following all other applicable codes and ordinances of the City of Columbus. APPLICATION NO.: COA2600801a PROPERTY ADDRESS: 1138 Bryden Rd. APPLICANT/OWNER: Danielle Alexander (Applicant) Bryden Road Historic District 873 E 4th Avenue LLC. (Owner) DATE ISSUED: 9/25/2026 MEETING OR STAFF APPROVED DATE: 09/25/2026 EXPIRATION: 09/25/2027 The application for the above referenced property and a copy of this Certificate are on file with the city's Planning Division. The Board/Commission, and/or staff on their behalf, has reviewed the application and taken the following action(s) in accordance with Columbus City Code and the design guidelines: [ ] Approved: Commission [ ] or Staff [X] Exterior alterations per APPROVED SPECIFICATIONS [X] Recommendation for Approval: Requested re-zoning/special permit/variance per APPROVED SPECIFICATIONS APPROVED SPECIFICATIONS: Recommend application COA2600801a, 1138 Bryden Rd., Bryden Road Historic District as submitted with the following clarifications; Variances • Allow for 8 dwelling units with the reduced development standards in the R-3 residential district.
Supporting evidence (2)
According to the project's variance statement, the configuration would convert an existing single-family residence into three apartments, keep an existing carriage house as a single-family dwelling, and retain an existing four-unit apartment building.
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The R-3 district permits one (1) single-family dwelling. The proposed development includes eight (8) dwelling units consisting of one existing four-unit apartment building, one existing single- family dwelling converted to a three-unit apartment, and one existing carriage house to remain a single-family dwelling.
The application also seeks building setback reductions along South Champion Avenue to three feet and 2.3 feet, as well as side yard adjustments reducing the eastern side yard to 2.3 feet and total side yards to 8.8 feet.
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A minimum building setback of ten (10) feet is required along South Champion Avenue. The one-unit dwelling provides a setback of three (3) feet. A variance is requested to reduce the required setback from ten (10) feet to three (3) feet. The three-unit dwelling provides a setback of two and three-tenths (2.3) feet. A variance is requested to reduce the required setback from ten (10) feet to two and three-tenths (2.3) feet.
Supporting evidence (1)
A preliminary site compliance plan indicates that an existing brick garage on the site will be removed.
Read supporting passage
EX. BRICK GARAGE TO BE REMOVED EXISTING CARRIAGE HOUSE TO BE SINGLE FAMILY EXISTING SINGLE FAMILY PROPOSED 3-UNIT APARTMENT EXISTING 4 UNIT APARTMENT TO REMAIN
Supporting evidence (2)
On Oct. 23, city zoning staff provided revised side yard variance language to Alexander, noting that the clean version should be sent to the historic commission along with the latest site plan.
Read supporting passage
From Carpenter, Brandon M. <BMCarpenter@columbus.gov> Date Fri 10/23/2026 1:31 PM To Alexander, Danielle <Danielle.Alexander@KingThompson.com> Cc Hauschild, Neal T <neal.hauschild@cbrealty.com> Danielle, I have included a screenshot of the redlined text. However, the clean PDF version is what should be sent to the HRC, along with the latest site plan. | §3332.25(Ab)(2) – Required Side Yards. The zoning code requires a minimum side yard of sixteen-five (516) feet. The minimum side-yard width provided, measured at the closest point of the structure to the side-eastern property line, is six and one-half (6.5) feet 2.3 feet. A variance is requested to reduce the required minimum side yard from sixteen-five (516) feet to six-and one-half (6.5) feet2.3 feet from the eastern property line.. §3332.25(B)(2) – Required Side Yards. The zoning code requires that the sum of the widths of the side yards equal or exceed 20 percent of the width of the lot, provided that not more than 16 feet need be so devoted in the R-3, Residential District. A variance is requested to reduce the required combined side yards from 16 feet to 8.8 feet. Sincerely, Brandon Carpenter Planner II – Council Activities
For the council variance, city staff noted that the clean version should be sent to the HRC along with the latest site plan.
Read supporting passage
From Carpenter, Brandon M. <BMCarpenter@columbus.gov> Date Fri 10/23/2026 1:31 PM To Alexander, Danielle <Danielle.Alexander@KingThompson.com> Cc Hauschild, Neal T <neal.hauschild@cbrealty.com> Danielle, I have included a screenshot of the redlined text. However, the clean PDF version is what should be sent to the HRC, along with the latest site plan. | §3332.25(Ab)(2) – Required Side Yards. The zoning code requires a minimum side yard of sixteen-five (516) feet. The minimum side-yard width provided, measured at the closest point of the structure to the side-eastern property line, is six and one-half (6.5) feet 2.3 feet. A variance is requested to reduce the required minimum side yard from sixteen-five (516) feet to six-and one-half (6.5) feet2.3 feet from the eastern property line.. §3332.25(B)(2) – Required Side Yards. The zoning code requires that the sum of the widths of the side yards equal or exceed 20 percent of the width of the lot, provided that not more than 16 feet need be so devoted in the R-3, Residential District. A variance is requested to reduce the required combined side yards from 16 feet to 8.8 feet. Sincerely, Brandon Carpenter Planner II – Council Activities
Supporting evidence (2)
A variance is requested to reduce the required off-street parking from 13 spaces to six spaces.
Read supporting passage
Thirteen (13) off-street parking spaces are required. Six (6) off-street parking spaces are provided. A variance is requested to reduce the required off-street parking from thirteen (13) spaces to six (6) spaces.
The application also seeks building setback reductions along South Champion Avenue to three feet and 2.3 feet, as well as side yard adjustments reducing the eastern side yard to 2.3 feet and total side yards to 8.8 feet.
Read supporting passage
The minimum side-yard width provided, measured at the closest point of the structure to the eastern property line is 2.3 feet. A variance is requested to reduce the required minimum side yard from five (5) feet to 2.3 feet from the eastern property line. §3332.25(B)(2) – Required Side Yards. The zoning code requires that the sum of the widths of the side yards equal or exceed 20 percent of the width of the lot, provided that not more than 16 feet need be so devoted in the R-3, Residential District. A variance is requested to reduce the required combined side yards from 16 feet to 8.8 feet.
Supporting evidence (1)
To support the parking reduction, the applicant's parking narrative points to on-street parking along South Champion Avenue and transit access at the Bryden Road and South Champion Avenue bus stop.
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On-street parking is available along South Champion Avenue immediately adjacent to the property and provides a practical supplement to the on-site parking supply for residents and visitors. Additionally, the property is directly served by COTA bus service at the Bryden Road and South Champion Avenue stop, with the Near East Transit Center located approximately 360 yards from the property.