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BZA approves 5-foot front-setback variance for stoop at 8004 Winonga Road
Summary
The Board granted a 5-foot front-yard variance to allow an 8-foot stoop to extend to 43.25 feet from the front property line, bringing the stoop in line with neighboring houses.
The Leawood Board of Zoning Appeals voted Jan. 22 to grant a variance that allows a front stoop to extend 5 feet closer to the street than the ordinance normally permits at 8004 Winonga Road.
Staff reported the lot’s required front setback is 48.25 feet; the proposed stoop and stoop location will be at 43.25 feet, a 5-foot variance to build an 8-foot stoop as proposed. Applicant Eric Scribe said the house needed heavy remodeling after the Scribes moved from Derby, Kan., and that the proposed stoop would bring the front of their house into alignment with neighbors. "This would just make us level and then we get a front porch," Scribe told the board, adding the family are "front porch people."
Board and staff discussion focused on the five legal criteria for a variance, particularly property uniqueness and hardship. Staff noted the existing porch was a legal nonconforming structure that previously extended 4 feet out; replacing the porch under current rules without a variance would require a smaller stoop. A board member also discussed topography behind the lot, including a creek and old railroad ties on the rear slope, as factors affecting the lot’s uniqueness.
After board members voted each of the five variance criteria in the affirmative, a motion to approve the variance under LDO section 16-2-5.3(D) passed by voice vote. The applicant was told he and the contractor will receive written notice of the decision.
