Zoning Board of Appeals Minutes
June 7, 2001
MEETING CALLED TO ORDER AT 5:01 P.M. BY ACTING CHAIRMAN SPROGELL
ROLL CALL: Ronald Griffith
Gene Levengood
Donald Sprogell
Jim Zdanek
ITEM NO. 1 - APPROVAL OF MINUTES
Regular Meeting – May 3, 2001
Mr. Levengood moved to approve the minutes of the Regular
Meeting of May 3, 2001as submitted. Supported by Mr. Griffith. Ayes all.
ITEM NO. 2 – NEW BUSINESS
1. Application No. 1263 – Tim Dahlman
48669 E. Hillcrest Ct.
Plymouth, MI 48170
Location – Tim Dahlman
48669 E. Hillcrest Ct.
Plymouth, MI 48170
Tax I.D. #78-050-01-0051-000
RE: Zoning Ordinance No. 83, Schedule of Regulations 16.1,z,
minimum rear yard setback – 50 ft.
(z) The rear yard in an R-1-E, R-1-H, R-1-S and R-1, Single
Family Resident District may be reduced after approval of the Zoning Board of
Appeals finding that the following specific requirements have been made. The
single-family structure may not extend more than 10 feet into the required
50-foot rear yard.
2. The rear yard of the residence must back to the rear yard of
the adjoining residence and not a side yard.
3. The width of the single family structure extending into the
required 50-foot rear yard shall not exceed forty percent of the width of the
portion of the single family structure, which must comply with the 50-foot
setback.
4. The proposed penetration into the rear yard setback is the
only practical location for the proposed addition.
5. The completed structure will be consistent and compatible
with the other houses in the immediate area in overall size, construction,
quality, and finish and aesthetic appearance.
6. The proposed extension into the rear yard shall not have a
substantial negative impact on expected vistas for adjoining properties.
7. The rear yard setback otherwise required is not less than
50-foot, due to a consent judgment or other exceptions.
The proposed structure shall comply with all other requirements
of the ordinance.
The applicant is requesting one variance:
The proposed primary residence has an approximate forty six (46)
feet, eight (8) inch rear yard setback, at the location of the proposed sunroom.
With the proposed twelve (12) feet x twenty seven (27), six (6) inch sunroom
addition, the proposed rear yard setback would be thirty four (34) feet, six (6)
inches, requesting a variance of fifteen (15) feet, five (5) inches.
Mr. Dahlman presented his request, stating his property backs to
a commons area and neighbors do not object to his addition. He was adamant about
having the requested variance and locating the addition in the requested
position only, even though he could not justify it based upon a self-imposed
hardship. Alternative placement and a lesser variance amount (ten feet) were
suggested by board members, however the applicant did not want to alter his
plan.
Mr. Griffith moved to deny Application 1263 for the variance
requested due to the fact that no legitimate hardship could be cited. Seconded
by Mr. Levengood. Ayes all.
2. Application No. 1264 – Allen Industries
6434 Burnt Poplar Rd.
Greensboro, NC 27409
Location – Imad Hakkani
Big Boy Restaurant
44681 Ann Arbor Rd.
Plymouth, MI 48170
Tax I.D. #78-058-99-0034-000
RE: Zoning Ordinance No. 83. By adding Article XXXIV, ARC - Ann
Arbor Road Corridor District.
Sec. 34.10 Signs:
2. Definitions
Signable area: a continuous surface or wall unobstructed by
windows, doors and other major architectural details.
General Standards:
The following general standards shall apply to signs in the
ARC, Ann Arbor Road Corridor District:
Measurement of Sign Area:
The entire area within a rectangle or square enclosing the
extreme limits of writing, representation, emblem, or any figure of a
similar character, together with any frame, tower, or other material or
color forming an integral part of the display or used to differentiate such
sign, shall be included in the measurement. Such signs shall be deemed to be
a single sign whenever the proximity, design, content or continuity
reasonably suggests a single unit, notwithstanding any physical separation
between parts.
Area, Height, Placement and other Regulation for Permitted
Signs:
Wall Signs:
The maximum wall sign area permitted shall be fifty
percent (50%) of the signable area for individual letters and forty
percent (40%) of the signable area for a panel sign, up to maximum wall
sign area of forty-two (42) square feet. On a premise with an Ann Arbor
Road street frontage of 200 feet or greater, permitted wall signs shall
be thirty percent (30%) of the signable area, up to a maximum of ninety
(90) square feet.
The applicant is requesting two variances:
The proposed wall sign is covering a minimum of ten (10) major
architectural details (channels built into the front façade). Requesting a
variance of covering ten (10) architectural details.
The maximum wall sign area allowed is forty four (44) square
feet (signable area – 146.664 sq. ft.); the proposed wall sign area is ninety
five (95) square feet. Requesting a variance of fifty one (51) square feet.
A representative from the local sign company presented the
reasons for these requests. Due to the fact that there is already more than
adequate signage on the site, it was suggested that the requested wall signage
be downsized to comply with the ordinance (with the elimination of some of the
verbiage). This request seemed agreeable to the sign company representative with
the understanding that he needs to work on how to amend the plan with the
building department.
Mr. Griffith moved to table Application 1264 for a period not to
exceed 60 days, giving the applicant time to revise and resubmit acceptable
alternative plans. Seconded by Mr. Levengood. Ayes all.
3. Application No. 1265 – John Dunn
9205 Hackberry Ave.
Plymouth, MI 48170
Location – John Dunn
9205 Hackberry Ave.
Plymouth, MI 48170
Tax I.D. #78-061-04-0026-000
RE: Zoning Ordinance No. 83, Article VI, R-I-E, R-1-H, R-1-S,
R-1 One Family Residential Districts. Section 6.4 Development Requirements: the
following requirements shall be provided within a One Family Residential
District (R-1-E, R-1-H, R-1-S, R-1):
Accessory Buildings in Residential Districts:
Detached garages and detached accessory buildings shall
not exceed one (1) story or twelve (12) feet in height and shall not
occupy more than seven (7) percent of the lot area and at the same time
combined shall not exceed the total square-foot area of the residence,
and when located on the rear one-quarter (1/4) of the lot5, shall not be
nearer than five (5) feet to any rear or side lot line, and when
otherwise located shall conform to all requirement for side yards set
forth in the requirements for each residential district, provided, that
where the side yard abuts upon a side street, such accessory structure
shall not extend nearer to the side street lot line than the required
building setback: provided, however, a private stable shall not be less
than one hundred (100) feet from any residence. In no instance shall an
accessory building be located within a dedicated easement or
right-of-way.
The applicant is requesting one variance:
The proposed ten (10) foot wide x twenty (20) foot deep = two
hundred (200) square foot addition to the existing four hundred forty (440)
square foot, for a total of six hundred forty (640) square foot garage accessory
building. Lot size is nine thousand one hundred ten point four (9110.4) square
feet, allowing for a six hundred thirty eight (638) square foot accessory
building. Requesting a variance of two (2) square feet for the accessory
building area.
Mr. Dunn presented his request for a two square foot variance on
the seven percent lot coverage ordinance. He stated that there is a 12 foot
easement behind his garage (total of 22 feet to rear lot line). This is
considered a minimal variance request.
Mr. Griffith moved to approve Application 1265 for the minimal
variance requested. Seconded by Mr. Zdanek. Ayes all.
It was moved by Mr. Levengood and seconded by Mr. Griffith to
adjourn the meeting at 5:43 p.m. Ayes all.
Respectfully submitted,
Don Sprogell, Secretary
Zoning Board of Appeals
Charter Township of Plymouth
NOTE: Upon granting a zoning variance, a building permit is
required.
If denied, the applicant has five (5) business days to appeal.
The Charter Township of Plymouth will provide
necessary reasonable aids and services, such as signers for the hearing impaired
and audio tapes of printed materials being considered at the meeting, to
individuals with disabilities at the meeting/hearing upon two weeks notice to
the Charter Township of Plymouth. Individuals with disabilities requiring
auxiliary aids or services should contact the Charter Township of Plymouth by
writing or calling the Supervisor’s Office, Charter Township of Plymouth, 42350
Ann Arbor Road, Plymouth, Michigan, 48170, (734) 453-3840, TDD users:
1-800-649-3777 (Michigan Relay Service)-
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