Board of Adjustment approves variance to shift lot line at 2280 Riverside Drive for shop addition

The Laramie Board of Adjustment on Monday approved a variance that allows a lot line adjustment affecting a landlocked parcel at 2280 Riverside Drive, enabling the property owner to expand an existing detached shop.

The case: City staff presented a request for a variance from Laramie Municipal Code section 15 16 40 g (the code language provided to the board) to allow a lot line adjustment that would not give the resulting parcel legal frontage on a public right-of-way. Staff recommended denial and told the board the standard path would be preliminary and final platting to create legal access; staff estimated that platting could take several months and incur engineering and application fees.

Why it mattered: Staff said the code requires legal access for newly formed parcels and warned that approving a variance could set a precedent, complicate future permits and resale. The applicant, who owns the adjacent parcels, said the requested change is limited, would not create new development or permit a separate sale, and is necessary so the owner can build a modest addition to an existing shop.

What staff told the board

Planning staff summarized the code findings the board must make to approve a variance and recommended denial because they viewed a replat/platting process as the appropriate remedy. Staff said a full plat review (preliminary and final) typically involves two 3-week review windows plus legal noticing and could take roughly 4–5 months if no additional reviews are required. Staff estimated application fees around $7,800 for preliminary plat and a similar fee for final platting in this situation. Staff noted several other landlocked parcels exist in West Laramie and emphasized the municipal code’s objective to avoid formalizing inaccessible parcels.

Applicant’s position

Property owner Ben Hunky told the board the adjustment is requested only so his shop can be extended; he said the landlocked portion is not for sale and that neighbors he contacted signed in support. Engineer Christy Roberts, representing the applicant, argued the variance is a straightforward, limited fix and noted that the lot configuration that would result from alternative approaches (for example, attempting to give each lot frontage) would produce odd-shaped, narrow frontages requiring shared access easements.

Board discussion and outcome

Board members discussed statutory findings point-by-point on the record. Several members said the situation presented “special circumstances”—the two adjacent parcels are held by the same owner, one parcel is platted and the other is unplatted, and the applicant had followed city instructions when building the house on the platted parcel. Commissioners concluded the strict application of the code would prevent the applicant’s reasonable use of his land because the existing lot line did not provide the space needed for the shop addition and that the proposed adjustment was the minimum necessary.

On a motion that recited the findings of fact for the variance, the Board of Adjustment voted by roll call 5–0 to approve the variance; two members were absent. The roll call in the record: Pacino — aye; Evans — aye; Moody — aye; Schneider — aye; Matamore — aye. The staff recommendation of denial was overruled following the board’s discussion and findings.

Next steps and clarifications

Staff advised the applicant of alternative routes (lot line adjustment, replatting, or delayed-improvement agreements for curb and gutter along Riverside Drive) and reiterated that a lot line adjustment does not automatically convert unplatted land to platted status. The board’s approval allows the lot line adjustment as described in the motion; any future building permits will still be reviewed for compliance with applicable development standards. Staff noted that if the property owner later seeks different or additional development rights, further review or platting could be required.

Ending

The variance motion passed 5–0. The Board of Adjustment then adjourned and reconvened other business as scheduled.