Garden City ZBA approves side‑yard variances for 4‑unit conversion at 28541 Crowder Ave.

The Garden City Zoning Board of Appeals voted Jan. 28 to grant two side‑yard variances for a proposed two‑story, four‑unit apartment building at 28541 Crowder Ave., clearing a key hurdle before the project proceeds to the Planning Commission.

City planning staff told the board the two adjacent lots total about 10,400 square feet and that the proposed building would provide four two‑bedroom units, two attached garages and seven rear parking spaces. Staff said the design complies with density and parking rules for the R3 district but does not meet the ordinance’s 20‑foot side‑yard setback on both sides; the applicant requested a 10‑foot variance on the east side (allowing a 10‑foot setback) and a 5‑foot variance on the west side (allowing a 15‑foot setback). Staff recommended granting the variances after reviewing practical‑difficulty, neighborhood character and safety criteria, and noted the structure must meet applicable building and fire codes.

“Mister Ortega” summarized the staff review and said the proposal meets other dimensional requirements and that a 20‑foot setback on both sides would significantly reduce unit floor area and render the design unattractive or infeasible. Staff also noted that the site plan and full construction drawings will be reviewed by the Planning Commission if the ZBA approves the variances.

Neighbors who spoke at the public hearing urged the board to deny the variance. Kevin Hunt of Bridge Street said reduced side yards increase the risk of fire spreading between buildings and raised concerns about parking and alley infrastructure, arguing: “The rules were put in there for a reason.” Mike Hagedorn of Cardwell Street said it was difficult to visualize the project without larger site plans at the hearing and warned that approval could set a precedent for redeveloping the block.

Board members debated trash collection logistics, driveway placement and whether a two‑unit alternative would better fit neighborhood character, but several members noted the ordinance’s density calculation allows four units on the combined lots. After deliberation the board moved and seconded motions to grant the east‑side and west‑side variances; the roll calls produced the required affirmative votes and the chair declared both variances approved. The board recorded four affirmative votes, zero nays and one abstention on the first motion (the abstention did not count as a yes).

The applicant, represented by Gary Slaman of Green Builders Plus, said the design will use brick and stone and that unit sizes are roughly 905 square feet; he told the board the firm has consulted with city staff and expects to present a detailed site plan to the Planning Commission.

The ZBA’s approvals do not alter the requirement that the applicant obtain site‑plan and related permits from the Planning Commission and building officials; the Planning Commission will review elevations, landscaping, lighting and access before final permits are issued.