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Plain Board of Zoning Appeals approves variance to raise lot-coverage limit at 308 Redknapp Court
Summary
The Plain Board of Zoning Appeals granted variance 24-5 to increase the maximum lot coverage for 308 Redknapp Court to 32%, citing a missing original maximum in the development record; neighbors raised concerns about property value and the duration of a temporary on-site structure.
The Plain Board of Zoning Appeals approved variance 24-5 on a voice vote to allow maximum lot coverage of 32% for the residence at 308 Redknapp Court.
At a public hearing, board members said the development record did not include a maximum lot-coverage figure when the subdivision was created, a gap some members described as a special condition supporting the variance. Speaker 3 summarized staff findings and the history of the property, noting the house was built in 2019 and that an addition of roughly 312 square feet would raise the lot-coverage percentage by about 13 points from the current estimated 27%.
Why it mattered: The board framed the variance as narrowly tailored to correct an omission in the original development documentation rather than to expand general development rights. Speaker 2 said the board’s review followed the municipality’s ordinance criteria, citing the public-interest standard and factors for practical difficulty under Ordinance 11.38.05(c)(3).
Neighbors and conditions: Several nearby residents spoke during public comment, expressing concern about a temporary truck-trailer structure on the property and the potential effect on property values. "It's gonna affect our property value," an adjacent resident (Unidentified Resident) said. In response, a staff member (Speaker 4) said landscaping and a green space were planned and that the code allows a temporary structure on site for two years while final plans are developed: "per code, it is 2 years," Speaker 4 said.
Board findings and action: The board reviewed the five standard variance findings, including whether the variance would alter neighborhood character, whether practical difficulties existed, and whether the need was genuine rather than convenience. Members agreed the increase was not substantial, the addition would match the existing home, and government services would not be adversely affected. The board directed staff to prepare written findings for the record, voted to adopt those findings, then approved the variance with an explicit cap at 32% so future expansions could not exceed that limit.
Next steps: Staff noted that, if the variance is granted, the applicant must obtain a zoning permit to place the approval on record and to secure any required permits for construction or site changes. Board members also noted the homeowners association may have separate restrictions that are independent of the board’s action.
The meeting concluded after the vote and the board adjourned for the evening.
