Tippecanoe BZA approves six variances for Pi Kappa Phi’s proposed West Lafayette house despite mixed staff findings

The Area Board of Zoning Appeals of Tippecanoe County voted May 27 to grant six variances requested by the Omega chapter of Pi Kappa Phi to build a replacement fraternity house at or near 330 North Grand Street in West Lafayette.

Amanda Esposito, planning staff for the Area Planning Commission, told the board the site is surrounded by Purdue University‑owned properties not subject to local zoning and described the existing 1928 structure as having some historical significance. Staff calculated that for 54 proposed occupants the parking standard would require 41 paved spaces, and recommended approval only of the parking variance while recommending denial of variances for building height, increased lot coverage, reduced vegetative cover, and reduced front and rear setbacks. "So staff is recommending denial of variance 1 for height, variance 2 for building coverage, variance 3 for vegetative coverage, variance number 5 for the front setback, and variance number 6 for the rear setback," Esposito said. "We are recommending approval for variance number 4, which is the parking variance."

RTS Law representative Bridal Munnon, speaking for the fraternity, said the existing building is deteriorated, lacks modern amenities and ADA accessibility, and that a rebuild was necessary to maintain the chapter. "The purpose of the project is to tear down and rebuild a fraternity to improve livability, accessibility, and safety," Munnon said. The petitioner proposed a building that would house 54 people, down from the existing 68 beds, and argued the variances are the minimum relief necessary to preserve the chapter and make the building accessible.

Chad Smith Snigel, identified in the record as the City of West Lafayette housing director, told the board city staff had reviewed the project and noted similar fraternity projects had recently received variances. A representative of the fraternity’s housing corporation, Matt Clark, described efforts to design living spaces more compatible with current student expectations and the financial need to keep the chapter viable.

Board members questioned staff about the mix of zoning classifications nearby, use of precedent and planned development alternatives, and whether strict application of the zoning ordinance would constitute a hardship for this small lot surrounded on several sides by university property. After discussion the board filled ballots for each variance. The clerk reported these tallies: variance 1 — 5 yes, 0 no; variance 2 — 4 yes, 1 no; variance 3 — 5 yes, 0 no; variance 4 — 5 yes, 0 no; variance 5 — 5 yes, 0 no; variance 6 — 5 yes, 0 no. The chair announced that all six variances were granted.

What the board approved and what staff recommended diverged on several technical findings. Staff had identified that most of the requested deviations did not meet the hardship test in the zoning ordinance, but concluded the unique proximity to Purdue and the goal of reducing building density in this proposal justified the parking reduction. The board nevertheless approved relief on height, coverage, vegetative cover, parking, and both setbacks.

The decision allows the fraternity’s housing corporation and its architect to move forward with design plans that incorporate the variances. The record shows West Lafayette staff participated in review and expressed no objection to some items, and the board applied the five‑ballot voting procedure that requires four affirmative votes for a decision.

The board moved on to other agenda items after announcing the six approvals.