Jasper board approves four variances for duplex development despite neighbor oppositions
The Jasper Board of Zoning Appeals unanimously approved four variances Tuesday night to allow CHRK Rentals LLC to build six duplex buildings on property at 294 East 36th Street, despite opposition from neighboring residents.
The project requires variances to allow two-family dwellings in an R1 low-density residential zone, reduce ground-floor living-area requirements, allow smaller lot sizes, and permit multiple primary structures on one lot with front facades not oriented toward the street.
Brad Eckerle from Brosmer Land Surveying and Engineering presented the proposal on behalf of CHRK Rentals and Jasper Properties LLC. The development will feature six two-story, three-bedroom duplex buildings accessed by a private 28-foot-wide drive connecting to Mill Street.
Each duplex building will have a total ground-floor area of 1,252 square feet, but a variance is needed because each individual unit measures 626 square feet, below the required 1,200 square feet for R1 zoning.
The project includes five parking spaces per unit to meet the three-bedroom parking requirement of 2.5 spaces per unit. The buildings will be spaced 25 feet apart and meet setback requirements for the consolidated lot.
Two neighboring residents spoke against the proposal during the public comment period.
Nathan Block, who lives at 3650 Mill Street directly adjacent to the property, said he was unaware of the project until stakes were driven into the ground last Friday.
“I do believe that six of those located in that area seems to be excessive in my opinion, with the spacing and the lot area and being zoned single family,” Block said.
Block told the board that the number of variances needed to facilitate the duplex development seemed excessive.
“It sounds like quite a few [variances] for this small parcel of ground,” he said. “I’m not opposed to it but it just seems excessive in my opinion.”
Greg Hensley, who lives at the corner of 36th and Mill streets, expressed stronger opposition to the project.
“It’s zoned for single family residents and I think it should stay that way,” Hensley said. “Otherwise, why even have a zoning law at all if you’re not going to adhere to it?”
Hensley raised concerns about increased traffic, noting that the city plans to upgrade Mill Street from 36th to 30th streets next spring to accommodate heavy truck traffic from 400 North.
“At times it’s really heavy (traffic) anyway, especially with the tri-axles,” he said. “If you’d sat in my living room some evening you would be well aware of how busy that intersection right there (is).”
He said the development would add 12 to 24 vehicles to the area. This added density and increased traffic on Mill Street concerned Hensley, who stated that his wife had difficulty getting out of their driveway in the morning due to the speed and volume of traffic on Mill Street.
He also pointed to the number of variances being requested as an indication that the development wasn’t appropriate for this area. He asked why the city even has these regulations when they can just be violated. “They’re just changing rules to suit themselves because they want to build what they want to build,” Hensley said.
He also expressed concerns about water runoff, pointing to existing drainage problems along his property on 36th Street, where a ditch has formed from the runoff.
Eckerle addressed the drainage concerns, explaining that the development would include a collection system to manage runoff and direct it south to 36th Street, where storm infrastructure exists on the north side.
The project involves combining three separate tracks of land. Two tracks to the east were formerly owned by Mark Matthews and recently transferred to CHRK Rentals. The third track on the west is currently owned by Jasper Properties LLC and would be transferred to create one consolidated lot.
The variance for lot area applies specifically to the third track, which currently fronts 36th Street but would be less than the required 15,000 square feet for R1 zoning after the transfer.
The board voted separately on each of the four variances, approving all unanimously. The variances allow two-family dwellings in an R1 zone, a ground-floor living area less than 1,200 square feet, a minimum lot area less than 15,000 square feet, and multiple primary structures on one lot, not oriented with front facades to the street.
The developers have not yet held a technical review meeting with city departments for specific design development approval and building permits, which would be the next step in the process.
Also at Wednesday’s meeting
River Road Rentals Warehouse Variance
Approved a variance for River Road Rentals LLC, 455 South Clay Street, to add a second warehouse structure for freezer storage and vehicle work areas. The variance was necessary because the building is in a floodplain. The new building will accommodate a 54-inch loading dock while conforming to flood standards.
Veterinary Office Denial
Dr. Molly Johnson’s request for a veterinary rehabilitation clinic at 1029B 2nd Avenue faced strong neighborhood opposition and was ultimately denied. Residents cite traffic concerns on the narrow private lane and preservation of residential character. The board denied the veterinary office variance, citing traffic congestion, precedent concerns, and the predominantly residential nature of the area, despite the applicant’s proposal for limited operating hours.
