Board of Adjustment approves design exception for reduced setback on multifamily infill

The Cedar Rapids Board of Adjustment voted unanimously to approve a major design exception allowing an 11.4-foot setback on a double-frontage lot for a proposed multifamily infill project, the board heard at its meeting. The board approved case number 1,555,225 and staff advised the applicant to follow up with building services on next steps.

The request matters because the project’s required detention-basin enlargement to meet current regulations forced the proposed building to shift toward the narrower edge of the lot; the reduced setback allows the project to remain on the parcel without redesigning the building footprint or relocating the basin.

Dave Haughey, Development Services, told the board the lot is approximately one acre and that the original site plan dates to 1996. He said the detention basin must be expanded to meet current standards, “and this causes the building to have to shift to the east, which is the narrower portion of the lot.” He described the lot as a double-frontage parcel, with a highway to the north and Miller to the south, and said the requested setback is not inconsistent with adopted plans and is a permitted design exception in the zoning ordinance. Haughey recommended approval.

Tred Schnoor, with Schnoor Bonifazie, who drafted the site plan and worked on the detention design, said the project team “did everything I could to stay out of the setback, but they’re trying to construct a pretty nice building to match some of the other development.” Schnoor added that the traveled portion of the highway exit ramp is about 120 feet from the lot and that there is little pedestrian traffic on that side.

A board member asked whether the difference in setback was something the department could waive. A staff response in the record indicated staff authority can allow a 10% waiver in some circumstances and suggested the request was in the range of about three feet beyond what staff could administratively waive.

A motion to approve the major design exception for case number 1,555,225 carried unanimously. The board chair advised the applicant to coordinate follow-up steps with building services.

Details recorded in the meeting include the requested 11.4-foot setback versus the 15-foot minimum in the zoning ordinance, the site’s previous 1996 approval, and the staff explanation that detention-basin improvements drove the need to shift the building footprint.

Follow-up: the applicant was directed to contact building services to complete required permits and any additional reviews.