Neighbors oppose Canal Road addition; planning board approves 3.75-foot setback variance

The Village of Valley View Planning Board on Jan. 21 approved a 3.75-foot north side-yard variance for an addition at 6719 Canal Road, following testimony from the applicants and a detailed public objection from an adjacent homeowner.

Applicants Michael and Rebecca Cann said the variance is needed to move a laundry room to the ground floor after a previously related house-lift project did not proceed. Neighbor Michael Shaw and his wife, Rebecca Shaw, of 6713 Canal Rd read a prepared statement urging denial and citing Valley View Zoning Ordinance Section 1248.05(B), which requires a 10-foot side-yard setback. In his statement, Mr. Shaw said, "The proposed addition, situated approximately 3.75 feet from our property line, would result in an inadequate side yard setback of only 6.25 feet." He urged the board to consult the Fire Department, the Ohio Department of Natural Resources and the Cuyahoga County Planning Commission.

Board members and staff discussed floodplain and insurance implications. Village Engineer Todd Sciano and Law Director Dave Lambros explained that floodplain rules and insurer-backed FEMA standards can affect improvements that increase a structure’s value; Mr. Lambros also noted that property value and compliance can be assessed by appraisal. The Shaws said their distance calculations came from Google Maps imagery; the board did not record a survey at the hearing.

On a motion during the official session, the board approved the 3.75-foot variance on a recorded roll call with the present members voting in favor. The approval applies to the setback variance as presented at the Jan. 21 meeting.

What happens next: the variance was approved as recorded; any subsequent building permits or construction will require compliance with floodplain, building-code and permitting processes and coordination with relevant agencies.