Board of Zoning Appeals Meeting - December 19, 2025

The Board of Zoning Appeals met on December 19, 2025, to consider four petitions: two conditional use applications for duplex conversions, one variance request for tree-related standards at a large redevelopment site, and one variance request from the Parks Department for trail access. The board also denied continuances for two long-pending petitions. All decisions were unanimous (5-0).

Consent Calendar

• Minutes Approval: The minutes from the previous meeting were approved unanimously.
• Agenda Reordering: A motion to hear V-42-25 (Graystar) third, after CU-54-25 and CU-56-25, was approved.
• Continuations: Two petitions (AA-17-22 Joe Kent Construction and CU-33-24 Hat Reynolds LLC) were continued to the January 22, 2026 meeting.

Public Comments & Testimony

• CU-54-25 (Charlie Jos Jesse): Neighbors Bill Bows, Tom Flynn, Jude Flynn, and Tom Payne (president of Near West Side Neighborhood Association) expressed concerns about limited street parking, potential traffic, and the feasibility of rear alley access. They noted that the existing five-bedroom house already generated parking issues and that a rear driveway would require easements from adjacent owners. The petitioner acknowledged the concerns and indicated openness to a wider front driveway if needed.
• V-42-25 (Graystar Development): Several speakers opposed the variances. Bill Bows (Near West Side Neighborhood Association) called the off-site tree planting a "scam" and argued that traffic on Fairview Street was a serious issue. Shashi Rodanishkar (neighbor) emphasized traffic congestion and safety concerns, noting that ambulances cannot pass. Vasily Kitzizzopulum criticized the project's scale and the developer's legal record. Tim Dwyer (resident) supported the variances, citing the need for housing and the public benefit of the multi-use trail connection.
• CU-56-25 and V-57-25: No public comments were made.

Discussion Items

• CU-54-25 (1119 W 8th St): Staff recommended approval with conditions, including a one-for-one street tree replacement and rental inspections. The petitioner explained that the large house is being converted into a two-unit duplex with three bedrooms each, adding one parking space via a front driveway. The board discussed the parking deficiency and the possibility of a wider driveway. The board approved the petition (5-0).
• CU-56-25 (Clark & 5th St): Staff recommended approval for a new duplex on a corner lot, with five conditions including coordination with the city for alley access and trash storage. The petitioner clarified that trash bins would be stored near the carport. No public comment was received. The board approved (5-0).
• V-42-25 (503 N Rogers St): Staff presented three variances related to tree preservation and planting. The petitioner proposed to remove 1.09 acres of existing wooded area and plant 93 trees on-site plus 143 large canopy trees off-site via a memorandum of understanding with the city. Staff argued that the site's size and constraints (utilities, detention, fire lanes) made strict compliance impractical. The board noted the project's housing benefits and the public trail connection. After public comment, the board approved all three variances with conditions (5-0).
• V-57-25 (Browns Woods): Staff recommended approval for a temporary access road and permanent hiking trail, requiring variances from riparian buffer, steep slope, karst, and easement standards. The Parks Department cited public safety concerns from an abandoned encampment. The board noted the minimal disturbance and restoration plan, and approved the variances (5-0).

Key Outcomes

• CU-54-25: Approved (5-0) with conditions including street tree replacement and rental permit.
• CU-56-25: Approved (5-0) with five conditions, including alley access coordination.
• V-42-25: Approved (5-0) with three conditions: (1) multi-use trail connection, (2) off-site tree planting via MOU, (3) street trees as shown on plan.
• V-57-25: Approved (5-0) with conditions to restore disturbed areas and protect environmental features.
• Continuances Denied: The board denied further continuances for AA-17-22 and CU-33-24 (both continued for over 12 months). Petitioners have 24 hours to withdraw or must appear at the January 22, 2026 meeting. The board noted that a future request to hear them within six months could be granted by unanimous vote.