TO: Mayor and City Council
FROM: Dustin Anderson, Director of Community Development
SUBJECT:
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Ordinance Approving a Variation of Use to Allow a Two-Unit Residence in the R-2A (Single-Family Residential) Zoning District, Located at 309 Stryker Avenue.
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BACKGROUND:
The applicant, William Passaglia, is requesting a Variation of Use to allow a two-unit residence, an R-3 (One- and Two-Family Residential) use, in the R-2A (Single-Family Residential) zoning district at 309 Stryker Avenue. The requested Variation of Use petition, if approved, would allow for the use of two dwelling units on the subject property.
The subject property was built in the early 1970’s, and it contains a split-level building with a dwelling unit on each floor. The applicant wishes to install a kitchen in the basement unit, thereby allowing it to be an independent dwelling unit. Both units would be accessed via an interior stairwell that leads to separate points of access to each unit. The building has fluctuated between use as a single and two-unit dwelling throughout its history.
The property contains off-street parking for four vehicles. The R-2A zoning district requires each dwelling unit to have no less than two (2) off-street parking spaces on the lot on which the dwelling is situated.
While the surrounding neighborhood is largely single-family residential in character, duplexes within split-level structures are common. The proposed use would not alter the essential character of the neighborhood. No changes to the exterior are planned and the building will maintain a single main entrance. The property can also accommodate the required number of off-street parking with two spaces available in the garage and two spaces available to the rear of the building along the west property line.
ZONING BOARD OF APPEALS PUBLIC HEARING:
The Zoning Board of Appeals held a public hearing on this matter on June 19, 2025. William Passaglia represented the petition. No one spoke in favor of or in opposition to the petition at the public hearing. Meeting minutes are attached hereto. Staff did receive two emails in opposition to the petition, which cited concerns over usage of the shared driveway and deviating from the single-family residential character of the neighborhood.
RECOMMENDATION OF THE ZONING BOARD OF APPEALS:
recommendation
Brigette Roehr moved that the Zoning Board of Appeals recommend approval of the Variation of Use Permit to allow a two-unit residence in the R-2A (Single-Family Residential) zoning district, located at 309 Stryker Avenue, subject to the following conditions:
1. That the property shall enroll in and comply with the City’s Rental Inspection Program.
2. Should the property be declared a public nuisance by the City Council, the Variation of Use shall be subject to a rehearing and possible revocation of the Variation of Use.
Ralph Bias seconded the motion, which passed with five (5) aye votes. Voting aye were Bias, Hennessy, Nachtrieb, Radakovich, and Roehr. Stiff was absent.
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RECOMMENDATION OF THE ADMINISTRATION:
recommendation
Staff concurs with the recommendation of the Zoning Board of Appeals and recommends that the Mayor and City Council adopt the following, subject to the same conditions approved by the Zoning Board of Appeals above:
1. Ordinance Approving a Variation of Use to Allow a Two-Unit Residence in the R-2A (Single-Family Residential) Zoning District, Located at 309 Stryker Avenue.