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North Ridgeville board approves three variances, denies three‑lot split
Summary
The Board of Zoning and Building Appeals approved three variance requests — a shed setback, a residential front/rear setback, and a lot‑coverage increase for a detached garage — and denied a proposed three‑lot split after neighbors and staff raised site‑shape and right‑of‑way measurement concerns.
The North Ridgeville Board of Zoning and Building Appeals voted unanimously on multiple applications at its meeting on March 24, 2026, approving three variance requests and denying a lot‑split request that would have created a substandard western lot.
The board approved PPZ2026‑0411, a variance sought by Henry and Jan Bonis for a shed installed without a permit that does not meet the municipal separation requirement between structures. Administration explained the permit history and concluded the primary harm of the deviation would fall on the owners rather than neighboring properties. After the board applied the Duncan factors, a member moved to approve the variance; the motion passed on a recorded unanimous vote (recorded yes votes: Toad; Weaver; Masterson).
The board also approved PPZ2026‑0412, an application from Brad Snider to construct a new dwelling at the Mills Road/Stony Ridge location that required a 13.59‑foot front yard variance and a 4.91‑foot rear yard variance. Staff noted the lot’s unusual geometry at the roundabout and said engineering conditions remain a separate requirement. Neighbors raised sight‑line and safety questions related to the roundabout; after review of the Duncan factors the board approved the variances unanimously.
In contrast, the board denied PPZ2026‑0417, a request to split a vacant R1 parcel into three lots. Staff and the applicant’s representative explained the western lot would average about 114.41 feet of depth versus the 150‑foot minimum required by code, a 35.59‑foot deficiency. The discrepancy stemmed in part from a surveyor measuring to the centerline of the right‑of‑way while the city’s zoning calculations exclude right‑of‑way area (effectively reducing the measured lot depth by roughly 30 feet). Neighbors testified the narrow western portion could not reasonably accommodate a house; the board voted to decline the split request unanimously.
Finally, the board approved Variance 26‑00001 for John Rutherford, who requested a 578‑square‑foot increase in allowed lot coverage (proposed total 12.65% where 10% is permitted for lots over a half‑acre) to permit a detached garage and addition. Staff clarified that the city counts roofed structures (including covered porches and garages) toward lot coverage but excludes uncovered decks and patios. Staff described the request as modest and consistent with setbacks; the board approved the variance unanimously.
What happens next Staff noted that engineering approvals remain separate from zoning approvals and must be satisfied where required. Several applicants were reminded that permits and inspections remain required even when variances are granted.
Actions at a glance - PPZ2026‑0411 (Bonis) — variance for separation between structures: Approved (yes: Toad; Weaver; Masterson). - PPZ2026‑0412 (Snider) — variances for front and rear setbacks: Approved (yes: Toth/Toad; Weaver; Masterson). - PPZ2026‑0417 (Haidari) — variance for western lot depth to permit a three‑lot split: Denied (yes to deny: Toth/Toad; Weaver; Masterson). - Variance 26‑00001 (Rutherford) — 578 sq ft lot‑coverage variance for detached garage: Approved (yes: Toth/Toad; Weaver; Masterson).
Speakers quoted in the hearing included the applicants and Planning Department staff who summarized code history and the Duncan‑factor analysis. The board’s decisions were procedural and based on the factors presented during the public hearing.
