License and Variance Board approves three variances for 1463 Collier Drive remodel

The License and Variance Board on Sept. 10 unanimously approved three variances to allow a substantial remodel and partial rebuild at 1463 Collier Drive, a platted lot in Land Lot 557 that is roughly 19,700 square feet and therefore about 300 square feet smaller than the R-20 zoning district minimum of 20,000 square feet. Caitlin Crow, land development services coordinator for Community Development, presented the application and staff recommendation.

Crow said staff reviewed three related variance requests together: permission to build on a lot of record below the minimum size, a reduction of the eastern side setback from 12 feet to 10 feet, and a reduction of the driveway setback from 5 feet to 2.6 feet. "We actually have 3 variances today on this property," Crow said, and added that staff "does support all 3 variances and does recommend your approval with the following 2 stipulations." The stipulations: approval is conditioned on substantial compliance with the submitted site plan and elevations, and any curb damage caused during construction must be replaced before issuance of a certificate of occupancy.

Why it matters: Because the house was platted in 1950, Crow said the lot predates the city's current zoning ordinance (1974), and staff considers the deficit in lot area a preexisting condition rather than a self-created hardship. The applicant, John Bradford, told the board the project will use the existing footprint and add a second floor and new roof; because the work exceeds a 50% remodel threshold under zoning rules, the project is treated as a new home for zoning compliance purposes. Bradford said the new heated area will be about 4,700 to 4,800 square feet, not including the garage or covered outdoor space.

Other technical details presented to the board: the proposal keeps the existing footprint to limit land disturbance; the house currently encroaches about 2 feet into the eastern setback, which the applicant proposes to maintain; and the revised driveway will remove most of an existing circular drive and extend a single access lane to a side-entry garage, which staff said will reduce impervious coverage below the 35% limit. Clara Hodges of the engineering department was present and confirmed that, for this application, no stormwater permit was required.

A neighboring resident, Marie Celio of 1480 Memory Lane, said run-off from recent work on nearby lots had moved onto her property and asked whether the new construction would raise the grade or direct additional water toward her house. "The water is being was directed to our property, and there's now a lot of water that goes through there," Celio said. Crow and Hodges told the board and Celio that the application did not include grading changes and that engineering had advised the property level would not be changed and stormwater would discharge toward the street rather than toward the neighboring property.

Board action and outcome: After public comment, the board voted separately on each variance. Each motion was made and seconded on the record and "passed unanimously," with the board approving (1) the lot-size variance to allow new construction on a lot of record below minimum requirements, (2) the east-side setback reduction from 12 feet to 10 feet, and (3) the driveway setback reduction from 5 feet to 2.6 feet. The approvals were subject to the two staff stipulations noted above.

Implementation notes: Because the approvals were conditioned on the approved plans and curb repairs before certificate of occupancy, staff will need to verify compliance during plan review and at final inspection. No additional stormwater permit was required for this application per engineering staff.

The board then approved minutes from its Aug. 27, 2025 meeting and adjourned at 10:11 a.m.