Crestwood Board of Adjustment Meeting – June 23, 2025

Note: The meeting agenda and minutes are dated June 12, 2025; however, the provided instruction states the meeting took place on June 23, 2025. This summary uses the instructed date.

The Crestwood Board of Adjustment held a public hearing and voted on a variance application for 808 Liggett Drive. The applicant sought two setback variances to construct a single-family home on a challenging corner lot. After hearing staff testimony, applicant statements, and public comment, the board approved both variances with a 180-day expiration and no conditions.

Public Comments & Testimony

• Grant Mabie (7947 Camelot Lane) spoke in support of both variances, describing the lot as unusually shaped and noting that the City of Crestwood previously owned it for decades. He praised the applicant’s plan as fitting the neighborhood and improving safety by moving the entrance to Liggett Drive rather than Big Bend.

Discussion Items

• Staff Presentation: City Planner Danny Jendusa explained that the property is a vacant corner lot at Big Bend and Liggett, zoned R-4 Single Family Residential. He noted that a prior variance had been granted in 2020 for a similar front-yard setback but expired. The lot depth is nonconforming if the dwelling fronts Liggett Drive (84.27 feet vs. required 125 feet). The requested variances are: (1) a 6‑foot reduction from the required 30‑foot front yard setback (proposed 24 feet), and (2) a 4.5‑foot reduction from the required 5‑foot side yard setback for the driveway (proposed 0.5 feet from the south lot line). Staff had no further comments.
• Applicant Testimony: Tracy Collins (Form Work Architecture) stated she and her husband, as real estate developers, purchased the lot to build a smaller, more affordable infill home. She described the lot’s parallelogram shape as creating a narrow buildable area. The house plan is a story‑and‑a‑half with a low roof line, designed to fit the neighborhood. She noted that neighbors at 816 Liggett are supportive. Regarding a sewer, there is no lateral currently; they will bring one in. She confirmed no specific barrier is planned against traffic from Big Bend, but moving the driveway to Liggett improves safety.
• Board Discussion: Board members recognized the lot’s difficulty and the benefit of developing the eyesore. Dennis Beinke commented that the previous proposal was less fitting; this design better matches the area. William Hubbard noted he drives by daily and supports development. Mark Sasser pointed out the driveway variance moves access away from Big Bend and is common. Michael Barrett expressed concern about traffic safety on Big Bend and asked about a barrier; after the applicant’s response, he had no further questions. The board discussed the “greater financial return” factor and agreed the variances are not solely for that purpose.

Key Outcomes

• Voting on Statutory Factors: The board voted unanimously (5‑0) on three of five required findings: (1) the property’s unique shape creates a severe practical difficulty; (2) the variance is not solely for greater financial return; (3) literal interpretation would deprive rights commonly enjoyed by other properties; (4) the special conditions were not created by the applicant (vote 4‑1, with Michael Barrett dissenting); and (5) the variance will not confer a special privilege (vote 4‑1, Barrett dissenting).
• Final Motion and Vote: A motion to approve both variances (front yard setback of 24 feet and side yard driveway setback of 0.5 feet) was made and seconded. The motion passed 4‑1, with Michael Barrett voting “nay.” No conditions were imposed.
• Duration: The variance approval is valid for 180 days. The applicant requested this period to complete construction.