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Warrensburg Board of Adjustment approves four-part variance for N. Charles St. property
Summary
The Board of Adjustment voted 5–0 on March 12 to approve a four-part variance allowing a replat at 409 & 411 N. Charles St. that reduces lot width, permits two setback encroachments and allows a 10-foot single-lane driveway to facilitate a second small house on the parcel.
Warrensburg — The Warrensburg Board of Adjustment on March 12 approved a four-part variance to allow a replat and construction of a second small house at 409 and 411 N. Charles St., voting 5–0.
The variance, VAR-122-2024, would reduce the required 60-foot lot width to 50 feet for each resulting lot in the R-2 district; allow a 12-foot 1-inch encroachment into the 30-foot street setback for a portion of 411 N. Charles St.; allow a 3-foot 5.5-inch encroachment into the side setback along the south property line for that same portion; and reduce the standard single-lane driveway width from 12 feet to 10 feet for 411 N. Charles St.
“it is in the best interest to utilize the remaining portion of the parcel rather than leaving it unkempt,” applicant Hilary Baldwin said, describing the family’s intent to build a small, affordable house on the newly created lot. Darin Baldwin, who was sworn in with his wife, added that the couple believed the property had originally been two lots when they purchased it.
Barbara Carroll, Director of Community Development, entered Exhibits 1–6 into the record and explained that the parcel has a metes-and-bounds legal description with no underlying plat, meaning a replat must satisfy zoning and subdivision rules. Carroll also noted the applicant currently holds an open permit for the driveway and read aloud that the city had received public comments (content of those comments was not specified in the record).
Board members asked technical questions about drainage and fill. Member Glenn Boxley asked whether fill dirt would be required given the slope toward the rear of the lot; Hilary Baldwin said an excavator had been contacted and that drainage would need to be addressed. Thomas Ruehle asked whether a new house would meet the 30-foot street setback; Carroll clarified the property could qualify for an average setback calculation.
After the public hearing was closed and ex-parte contacts disclosed (Ruehle reported a site visit; Chair Anita Love disclosed overhearing a resident’s favorable remark about a remodel), member Mike Greife moved to approve the variance as requested. Bryan Jacobs seconded. A roll call vote was taken: Glen Boxley, yes; Mike Greife, yes; Bryan Jacobs, yes; Thomas Ruehle, yes; Anita Love, yes. The motion passed 5–0.
Votes at a glance
• Approval of minutes from Jan. 8, 2025 — Motion by Glen Boxley, second by Thomas Ruehle; approved 5–0 after correcting the spelling of Scott Chapman’s name.
• VAR-122-2024 (409 & 411 N. Charles St.) — Motion to approve by Mike Greife, second by Bryan Jacobs; approved 5–0.
The meeting was adjourned by Chair Anita Love at 4:36 p.m.
