Board denies variance for front-yard shed; finds placement was self-created

The North Ridgeville Board of Zoning and Building Appeals voted unanimously to deny a variance request from homeowner Brian Helinger that would have allowed a pre-built shed to remain in the front yard of a corner lot on Elva Lane.

Planning and development director Liieber told the board the shed had been installed before the owner obtained zoning or building permits and sits approximately 10 to 12 feet from the right-of-way. Liieber said detached accessory structures are required to be located in the rear yard under the city's zoning regulations (section 1294.03 C), and that the principal house on the lot is set back roughly 29 feet. "The applicant is requesting this variance to permit the shed to continue in its current location," Liieber said.

In his testimony Helinger said the shed has been in place about "three and a half years," that a building inspector contacted him after complaints about nearby properties and that he had discussed placement informally with a neighbor. He acknowledged he did not pull a permit. "I did not," Helinger said when asked directly.

Board members noted the lack of permits, described the hardship as self-created and expressed concern about setting a precedent that would allow permanent accessory structures in required front setbacks. The law director clarified that any grandfathering would have had to be established before the code came into existence and that the shed's multi-year presence does not cure the violation.

After discussion a motion to deny the variance was made and seconded. The clerk called the roll; members Kain, To, Weaver and Masterson all voted yes and the motion to deny carried unanimously. The board's denial was framed around code intent to preserve front-yard openness and the principle that self-created hardships arising from unpermitted construction do not justify variance relief.