PRESENT: Board Members Dan Devine, Jane Reisinger,
James Aldrich, Robert Taylor, Brian Kepes, Larry Smith, and
Corinne Khederian
STAFF PRESENT: Patricia McCullough, Planning and
Building Director, Brenda Schlutow, Code and Ordinance
Officer, Robin Carley, Development Coordinator, Kathy Davis,
Building Department Secretary, and Jim Wright, Building
Department Inspector.
Motion by Mr. Kepes, Seconded by Ms. Reisinger to approve
the Minutes of January 10th, 2006 as written.
Motion carried, 7 – 0.
(1) 3861 Mystic Valley – I. Arumugam
Mr. Arumugam, homeowner, was present seeking approval for
the installation of 5-foot high black steel fencing, located
along a portion of the southerly side lot line in the front
and side yards of Lot 9, Devon Gables, Section 16. Article
XV, Section 1510 of
Zoning Ordinance No. 265 states that fences in a
residential district must be located in a required side or
rear yard and shall not exceed 4-feet in height.
(19-16-153-003)
Mr. Arumugam addressed the Board with the request for the
installation of a 5-foot high black steel fence, to be
placed along a portion of the southerly lot line in front
and side yards. Mr. Arumugam indicated that the proposed
fence would provide safety for his family.
Mr. Kepes questioned would he consider landscaping
instead of a fence.
Mr. Arumugam replied that there is existing landscaping
that does not help with the safety concerns.
Mr. Devine questioned if subdivision approval was
granted.
Mr. Arumugam replied that he had not sought the
subdivision association for their approval.
Motion by Mr. Devine, Seconded by Mr. Aldrich to table
the request to the next meeting, for the installation of a
5-foot high black steel fence to allow the petitioner to
seek the subdivision association approval.
Motion carried, 7 – 0.
(2) 144 Williamsbury Road South – K. Conrad
Mr. Jeff of Captiva Building, was present seeking
approval for a 5.2-foot encroachment into the required
16-foot side yard setback to replace an existing
air-conditioning unit screened with plantings, located
10.8-feet from the southerly side lot line of Lot 1170,
Judson Bradway’s Bloomfield Village No. 5, Section 34.
Article XV, Section 1503 of Zoning Ordinance No. 265 states
that ground mounted electrical and mechanical equipment
shall not be located in the required 16-feet side yard
setback. (19-34-226-015)
Mr. Jeff addressed the Board with the request for a
5.2-foot encroachment into the side yard setback to replace
an existing air-conditioning unit to be screened with
plantings. Mr. Jeff presented subdivision approval to the
Board.
Motion by Mr. Aldrich, Seconded by Mr. Devine in regard
to the appeal at 144 Williamsbury Road South for the
5.2-foot encroachment into the side yard setback variance,
be approved as requested. Based on the information
presented, the applicant did demonstrate to the Board’s
satisfaction all of the standards for practical difficulty.
Motion carried, 7 – 0.
(3) 1056 Glengarry Circle West – M. Mondry
An associate of Alexander V. Bogaerts, was present on
behalf of the homeowners, seeking approval for a 2.5-foot
encroachment into the required 16-foot side yard setback for
the construction of a two story garage addition, located
13.5-feet from the southerly side lot line of Lot 622 and
Part of Lot 623, Judson Bradway’s Bloomfield Village No. 2,
Section 27. Article XIV, Section 1400 of Zoning Ordinance
No. 265 requires a minimum of 16-feet in the side yard
setback. (19-27-251-002)
The associate addressed the Board with the request for a
2.5-foot encroachment into the side yard setback for the
construction of a two-story garage addition to include a
kitchen, and a bonus room above the garage. The associate
indicated that the sub division association granted
approval.
Chairman Khederian made mention of two letters received
in support of the variance request from, Mr. & Mrs. James
Kendall II, residents at 1001 Glengarry Circle West and Mr.
Michael Bailey, resident at 1051 Glengarry Circle West.
Motion by Mr. Taylor, Seconded by Mr. Kepes in regard to
the appeal at 1056 Glengarry Circle West for the 2.5-foot
encroachment into the side yard setback, that the variance
be approved as requested. Based on the information
presented, the applicant did demonstrate to the Board’s
satisfaction all of the standards for practical difficulty.
Motion carried, 7 – 0.
Chairman Khederian indicated that the applicant has
arrived for item (2T) and that it would be heard next on the
agenda.
(2T) 3883 Mystic Valley Road – F. Bahri
Mr. Falah Bahri, homeowner, was present seeking approval
for existing accessory structures, two air-conditioning
units and a stand-by generator, located immediately adjacent
to the wall of the building in a front yard, more than
40-feet from the front lot line, West Pemberton Road
frontage. Also seeking approval for the installation of an
existing 6-foot high vinyl fence for the purpose of
screening the proposed ground mounted mechanicals, located
in a front yard 40-feet from the front lot line, West
Pemberton Road frontage. Also seeking approval for existing
boulder retaining walls with an overall height of 6-12-feet,
located in front and side yards less than 16-feet to the
side lot line, Telegraph Road frontage for Lot 8, Devon
Gables, Section 16. Article XV, Section 1503 of Zoning
Ordinance No. 265 states that ground mounted mechanical or
electrical equipment may be permitted in any side or rear
yard and that accessory structures shall not be erected in
any required yard, except a rear yard, shall not be located
closer than 16-feet to any side lot line, and shall require
the review and approval of the Zoning Board of Appeals.
Article XV, Section 1510 of Zoning Ordinance No. 265 states
that a common street line with front yards on the same block
shall be treated as front yards, that fences in a
residential district shall not exceed 4-feet in height and
must be located in a required side or rear yard.
(19-16-153-004)
Mr. Bahri addressed the Board with a detailed landscape
plan and indicated each variance request on the plan.
Ms. Reisinger questioned would the existing 6-foot high
fence be painted.
Mr. Bahri replied that he could paint the existing fence.
Mr. Taylor commented that the original plans indicated a
greenbelt between the sidewalk and the fence on the south
side. Mr. Taylor then questioned if the original plans had a
greenbelt for the west side or an opportunity to screen the
fence from the road.
Ms. Patti McCullough, Planning and Building Director,
commented that the original plan does indicate a strip of
landscaping in front of the existing screen wall on the
Mystic Valley Road frontage.
Mr. Taylor questioned where is the additional screening
required for the Pemberton Road frontage that was tabled
from the December 13th, 2005 meeting.
Mr. Devine suggested could the fence be reconfigured to
open outward which would require the concrete to be busted
up to allow for screening.
Mr. Bahri replied that the fence could be reconfigured
with landscaping.
Mr. Arumugam, resident at 3861 Mystic Valley, was present
and spoke in support of the variance requests.
Chairman Khederian questioned if subdivision association
approval was received.
Mr. Bahri replied that he made inquiry with the
association however he did not receive a reply.
Mr. Devine suggested to the Board because of this
construction project it has caused the petitioner of item
(1) at 3861 Mystic Valley to apply for a variance for a
fence. Mr. Devine commented that without this construction
project, the homeowner at 3861 Mystic Valley, would have not
needed the fence. Mr. Devine suggested that Mr. Bahri
provide the fence for 3861 Mystic Valley.
Mr. Arumugam, resident at 3861 Mystic Valley, was present
and indicated that he wants to be responsible for the fence
and the installation as previously requested.
Motion by Mr. Devine, Seconded by Mr. Aldrich in regard
to the appeal at 3883 Mystic Valley Road for the following
variances be approved as follows: generator and 6-foot high
vinyl fencing to be reconfigured, as to the opening would be
onto the sidewalk, the landscaping as proposed would remain,
the opening would be an un-moveable wall and the concrete
would be removed at least 3-feet from the front of the wall
to allow for screening similar as along the sidewalk. The
air-conditioning units on the opposite side of the home are
to be screened with evergreens at least the height of the
units. The boulder walls approved as submitted. Based on the
information presented, the applicant did demonstrate
compliance with Section 1804 Standards, and did demonstrate
all of the standards for practical difficulty. The generator
must comply with the Township Noise Ordinance, and the fence
supports are to face the petitioner’s property.
Motion carried, 6 – 1.
YEAS: Devine, Aldrich, Taylor, Reisinger, Kepes, Smith
NAYS: Khederian
Motion by Mr. Devine, Seconded by Mr. Aldrich suggested
that the Board reconsider hearing item (1) 3861 Mystic
Valley regarding the 5-foot high black steel fence.
Motion carried, 7 – 0.
Motion by Mr. Devine, Seconded by Mr. Aldrich, in regard
to the appeal at 3861 Mystic Valley for the 5-foot high
black steel fence, that the variance be approved as
requested, given that there was no objection by the
adjoining neighbor nor the neighborhood association. Based
on the information presented, the applicant did demonstrate
to the Board’s satisfaction all of the standards for
practical difficulty.
Motion carried, 6 – 1.
Yeas: Devine, Aldrich, Taylor, Reisinger, Kepes, Smith
Nays: Khederian
(4) 3701 Lakecrest Drive – T. Myers
Ms. Donna Myers, homeowner, was present seeking approval
for the installation of accessory structures, two
air-conditioning units screened with plantings to replace
existing units, located in a front yard immediately adjacent
to the wall of the building more than 40-feet from the front
lot line of Lot 8 and Part of Lot 9, Woodcrest Lakes,
Section 13. Article XV, Section 1503 of Zoning Ordinance No.
265 states that ground mounted electrical and mechanical
equipment may be permitted in any side or rear yard.
(19-13-101-005)
Ms. Myers addressed the Board with the request for two
air-conditioning units to be located in the front yard,
screened with evergreens. Ms. Myers indicated that there is
no other location to place the units.
Motion by Ms. Reisinger, Seconded by Mr. Devine in regard
to the appeal at 3701 Lakecrest Drive for the two
air-conditioning units, located in a front yard, be approved
as requested. Based on the information presented, the
applicant did demonstrate to the Board’s satisfaction all of
the standards for practical difficulty.
Motion carried, 7 – 0.
(5) 4786 Chipping Glen South – A. Jokubaitis
Mr. Michael Dul of Michael J. Dul Landscape Architects,
was present seeking approval for the construction of
accessory structures, stone retaining walls screened with
plantings with an overall height of 21-feet, located in the
front, side and rear yards of Unit 121, The Hills of Lone
Pine, Section 20. Article XV, Section 1503 of Zoning
Ordinance No. 265 states that accessory structures shall not
be erected in any required yard, except a rear yard, shall
not exceed 14-feet in height, shall not be permitted closer
than 16-feet to any side or rear lot line. (19-20-226-130)
Mr. Dul presented the Board with a detailed site plan.
Mr. Patrick Funke of Michael J. Dul Associates, was
present and explained in detail the proposed retaining walls
are to retain the driveway that are located outside the
building envelope/setback line and vary in height from
1-feet to 10-feet high. These walls would be required to
construct and safely negotiate the proposed drive and create
a planting terrace to barrier with evergreen hedges. Mr.
Funke addressed the proposed retaining walls in the rear
yard and south side yard vary in height from 3-feet to
18-feet high stepping up with adjacent grade. Mr. Funke
indicated that the walls would be constructed in such a
manner to create a planting terrace between to soften and
minimize the impact of a single wall. Mr. Funke addressed
the retaining walls in the rear yard and north side yard
vary in height from 1-foot to 3-foot high. Mr. Funke
indicated that the walls would manipulate the steep grade
along the property line.
Dr. Eugene Thompson, resident at 4798 S. Chipping Glen,
was present and spoke in opposition of the variance
requests.
Ms. Anne Thompson, resident at 4798 S. Chipping Glen, was
present and spoke in opposition of the variance requests.
Mr. Lawrence Weisberg, resident at 4771 S. Chipping Glen,
was present and spoke in opposition of the variance
requests.
Motion by Mr. Devine, Seconded by Ms. Reisinger in regard
to the appeal at 4786
Chipping Glen South for the accessory structures, stone
retaining walls that the request be tabled to March 14th,
2006 meeting to allow for discussion between the neighbors
and the subdivision association.
Motion carried, 7 – 0.
(6) 4600 Lahser – R. Slavik
Mr. Sam Dorchen of Dorchen Martin & Associates was
present seeking approval for the construction of accessory
structures, two 2’ x 4.3’ x 4’ high stone piers with an
electronic gate, located at each side of the driveway
entrance approximately 7-feet from the easterly front lot
line, Lahser Road frontage, for Acreage Parcel AC195B,
Section 21. Article XV, Section 1503 of Zoning Ordinance No.
265 states that accessory structures shall not be erected in
any required yard, except a rear yard, and shall require the
review and approval of the Zoning Board of Appeals.
(19-21-228-008)
Mr. Dorchen addressed the Board with the request for two
2’ x 4.3’ x 4’ high stone piers with an electronic gate,
placed on each side of the driveway entrance. Mr. Dorchen
indicated that the piers would be located out of the road
right-of-way.
Mr. Devine questioned if the applicant would submit a
hold harmless agreement relating to the piers with an
electronic gate for public safety.
Mr. Dorchen replied that the homeowner would submit a
hold harmless agreement.
Ms. Reisinger made mention of a letter received in
opposition from Mr. James Wagner, resident at 4580 Lahser.
Mr. Kepes questioned the distance between the gate and
the road right-of way.
Mr. Dorchen replied the distance is 25-feet between the
gate and the road right-of-way.
Mr. Kepes commented that if lawn maintenance vehicles
with trailers needed to gain access to the property with the
proposed piers and gate would not allow for easy access and
would hinder the flow of traffic on Lahser Road.
Mr. Dorchen re-evaluated the site plan and indicated that
the site plan dimensions are incorrect as submitted. Mr.
Dorchen indicated that the dimensions on the site plan
should be 25-feet from the 33-foot road right-of-way to the
center of the gate and then 25-feet and 18-feet would be
43-feet the edge of the pavement to the center of the gate.
Mr. Kepes questioned if the piers would be illuminated.
Mr. Dorchen replied that the proposed piers would have
lights within the structures.
Motion by Mr. Devine, Seconded by Kepes in regard to the
appeal at 4600 Lahser for the two 2’ x 4.3’ x 4’ high stone
piers with an electronic gate, be approved as submitted,
with the stipulation to allow 43-feet of travel from the
edge of the road. Based on the information presented, the
applicant did demonstrate compliance with Section 1804
Standards, and did demonstrate all of the standards for
practical difficulty. Homeowner is to submit a hold harmless
affidavit to the Township.
Motion carried, 7 – 0.
(7) 950 Waddington Road – M. Schechter
Mr. Joel Roman, architect, was present seeking approval
for an 8-foot encroachment into the required 16-foot side
yard setback for the construction of a new second story
addition supported by a brick column, located 8-feet from
the southerly side lot line of Lot 146, Judson Bradway’s
Bloomfield Village, Section 26. The existing home is
currently non-conforming. ArticleXV, Section 1502 of Zoning
Ordinance No. 265 states that non-conformities shall not be
enlarged upon, expanded or extended. Article XIV, Section
1400 of Zoning Ordinance No. 265 requires a minimum of
16-feet in the side yard setback. (19-26-155-006)
Mr. Roman addressed the Board with a request for an
8-foot encroachment into the side yard setback for the
construction of a second story addition. Mr. Roman presented
a detailed plan indicating the materials to be used for the
second story addition would match the existing home. Mr.
Roman presented the Board with subdivision association
approval.
Motion by Mr. Taylor, Seconded by Mr. Aldrich in regard
to the appeal at 950 Waddington Road for the 8-foot
encroachment into the side yard setback, be approved as
requested. Based on the information presented, the applicant
did demonstrate to the Board’s satisfaction all of the
standards for practical difficulty.
Motion carried, 7 – 0.
(8) 4891 Loch Lomond – T. Bastian
Mr. Thomas Bastian, homeowner, was present seeking
approval for the construction of an existing accessory
use/structure, a 24’ x 62’ ice rink with 4-foot high back
boards, located in a front yard 49-feet from the front lot
line, Inkster Road frontage, for Lot 159, The Braes of
Bloomfield No. 3, Section 30. Article XV, Section 1503 of
Zoning
Ordinance No. 265 states that accessory use/structures
shall not be erected in any required yard, except a rear
yard, shall not exceed one-half of the ground floor area of
the main building, and shall require the review and approval
of the Zoning Board of Appeals. (19-30-151-001)
Mr. Bastian addressed the Board with a request for an
existing ice rink with 4-foot high backboards located in the
front yard of Inkster Road frontage. Mr. Bastian indicated
that there is no lighting for the ice rink. Mr. Bastian
commented that he would like to erect the ice rink each
winter season if permission is granted.
Mr. Devine questioned the petitioner would the ice rink
be used after dark and would a time frame be set for the use
of the ice rink.
Mr. Bastian replied that the use after dark would be
limited given the children are 7 and 3 years of age.
Mr. Stephen Babcock, resident at 5720 Kilbrennan, and
former secretary of the subdivision association, was present
and spoke in support of the variance request.
Mr. John Shaw, resident at 4891 Ballantrae, was present
and spoke in support of the variance request.
Motion by Mr. Devine, Seconded by Mr. Kepes in regard to
the appeal at 4891 Loch Lomond for the accessory structure,
an ice rink, be approved as submitted, and the variance for
the front yard of Inkster Road frontage be granted, based on
the information presented, the applicant did demonstrate
compliance with Section 1804 Standards, and did demonstrate
all of the standards for practical difficulty. The approval
is based on the following stipulations: the boards are to be
painted white, construction of the ice rink would take place
December 1st with removal of the ice rink being
March 15th, or before. The time and use of the
rink would be between the hours of 10:00 AM to 9:00 PM. No
lighting to be utilized for the ice rink. This request is
ongoing request and will follow the ownership of this
property.
Motion carried, 7 – 0.
(9) 4896 Loch Lomond – M. Jevahirian
Mr. Jeff Rosen, renter of 4896 Loch Lomond, was present
seeking approval for the construction of an existing
accessory use/structure, a 30’ x 54’ ice rink with 2-foot
high back boards, located in a front yard, Loch Lomond and
Inkster Road frontage, for Lot 152, The Braes of Bloomfield
No. 3, Section 30. Article XV, Section 1503 of Zoning
Ordinance No. 265 states that accessory use/structures shall
not be erected in any required yard, except a rear yard,
shall not exceed one-half of the ground floor area of
the main building, and shall require the review and
approval of the Zoning Board of Appeals. (19-30-103-006)
Mr. Rosen addressed the Board with a request for an
existing ice rink with 2-foot back boards located in a front
yard.
Mr. Stephen Babcock, resident at 5720 Kilbrennan, and
former secretary of the subdivision association, was present
and spoke in support of the ice rink, but did requested that
next year the petitioner relocate the ice rink.
Mr. Shaw, resident at 4891 Ballantrae, was present and
spoke in objection of the variance request.
Motion by Ms. Reisinger, Seconded by Mr. Taylor in regard
to the appeal at 4896 Loch Lomond for the existing accessory
structure, an ice rink, be denied as submitted, based on the
information presented, the applicant did not demonstrate
compliance with Section 1804 Standards, given the location
in the front yard, and the prominent visibility, the use of
the accessory structure, the location and height of the
accessory structure has hindered and discouraged the
adjacent us of the property, the nature location, size and
site layout of the accessory structure is objectionable to
nearby residents by reason of noise, fumes, lights,
interfere with adequate supply of light and air, nor
increase the danger of fire or general public safety. The
ice rink is to be removed by March 14th, 2006.
Motion carried, 7- 0.
(10) 1640 Dell Rose – J. Kalabat
Mr. Jamal Kalabat, homeowner, was present seeking
approval for a 17.1-foot encroachment into the required
25-foot natural feature setback for the construction of a
driveway, located 7.9-feet from the wetlands edge at the
southeasterly corner of Lot 27, Dell Rose Gardens, Section
6. Article XV, Section 1517 of Zoning Ordinance No. 265
requires a 25-foot setback from the boundary or edge of a
wetland. (19-06-177-011)
Mr. Kalabat addressed the Board for a 17.1-foot
encroachment into the natural feature setback to construct a
driveway. Mr. Kalabat indicated that without the variance
approval all of the utilities would need to be constructed
under the proposed driveway.
Mr. Kepes made mention of a letter received in objection
from Mr. and Mrs. Wilson, residents’ at 1765 Ward Road, that
raised drainage concerns.
The Board discussed the location and width of the
proposed driveway within the 25-foot natural feature
setback.
Ms. Karen Cross, resident at 2071 Kemp Road, was present
and spoke in opposition of any work to be done in the pond
area.
Mr. Kalabat replied that there would be no work in the
pond area.
Motion by Mr. Devine, Seconded by Mr. Aldrich in regard
to the appeal at 1640 Dell Rose Drive for the 17.1-foot
encroachment into the 25-foot natural feature setback, be
approved as requested, given the request is a limited
encroachment for a short distance to provide for the
construction of a driveway. Based on the information
presented, the applicant did demonstrate to the Board’s
satisfaction all of the standards for practical difficulty.
Motion carried, 7 – 0.
(11) 4145 West Maple – Bloomfield Plaza/Birmingham Bank
Mr. Richard Miller, chief financial officer for the Bank
of Birmingham, was present seeking approval for an accessory
use/structure, a 14’ x 66’ temporary office facility to be
used from March 1, 2006 through August 31, 2006, located in
a front yard, Maple Road frontage, for Acreage Parcel,
Section 32. Article XV, Section 1503 of Zoning Ordinance No.
265 states that accessory use/structures shall not be
erected in any required yard, except a rear yard, and shall
require the review and approval of the Zoning Board of
Appeals. Article II, Section 201 of Zoning Ordinance No. 265
allows for a temporary use or building during periods of
construction, with the approval of the Board of Appeals.
(19-32-277-041)
Mr. Miller addressed the Board with a request for a
temporary office facility to be used from March 1st,
2006 through August 31st, 2006 to be located in
Maple Road frontage. Mr. Miller indicated that the temporary
office facility would have three drive-through lanes. Mr.
Miller presented pictures in detail and identified the
proposed landscaping.
Mr. Charles Kraminsky of Schostak Brothers, and managing
agent for Bloomfield Plaza, was present and spoke in support
of the variance request.
Mr. Kepes questioned was Bloomfield Plaza shopping center
considered to be utilized for this temporary office
facility.
Mr. Kraminsky replied that they did contact Bloomfield
Plaza and found that there is only one space available which
is too large for the temporary office facility.
Mr. Devine made mention to the Board that modular trailer
is a pre-built unit, with a teller lane, safe, and fire
suppression equipped.
Mr. Kraminsky replied that the modular trailer is
pre-built and is fully equipped and meets all the necessary
requirements. Mr. Kraminsky commented that the unit would be
fully skirted, painted beige tone in color, and landscaped
as presented on the plan.
Motion by Mr. Devine, Seconded by Mr. Aldrich in regard
to the appeal at 4145 West Maple for the temporary office
facility, be approved as submitted from March 1st,
2006 through August 31st, 2006 and the variance
for the location in the front of Maple Road be granted,
based on the information presented, the applicant did
demonstrate compliance with Section 1804 Standards, and did
demonstrate all of the standards for practical difficulty.
If the Planning Department has issues with the landscaping,
skirting, or the presentation of the trailer in its use
prior to occupancy of the structure as the bank, at the
discretion of the Planning Department it can be brought back
to the Design Review Board to allow for further discussion.
Motion carried, 7 – 0.
Ms. Reisinger asked to be recused from the following item
given the petitioner is a client in her office.
Mr. Kepes asked to be recused from the following item
given he has an interest in ownership in the adjacent
parcel.
(12) 3200-3295 South Boulevard – Burlington Bloomfield
Plaza
Ms. Patti McCullough, Director Planning and Building
Department, introduced the appeal to the Board, seeking
approval that will allow for redevelopment of the Burlington
Bloomfield Plaza, which includes the expansion of the Kroger
Store, renovation of the existing LaSalle Bank building to
include construction of a retail addition, and construction
of a new retail building for Acreage Parcel, Section 1. The
variances required for the proposal are:
A 10-foot encroachment into a portion of the required
10 ft. westerly parking setback to accommodate the drive
at the southwest rear corner of the Kroger tenant space
for adequate delivery truck turning radius.
A height variance is required to exceed the maximum
height of 24 ft. One-story buildings are proposed with
heights ranging from 25 ft. to 34.75 ft.
A parking variance is required with the proposed plan
indicating 451 proposed parking spaces where 498 spaces
are required, a deficiency of 47 spaces. The site
currently has 409 parking spaces with 454 required, a
deficiency of 45 spaces.
Approval for a masonry trash enclosure with wooden
gates and a loading zone area, located more than 100 ft.
from the easterly front lot line, Squirrel Road
frontage.
Article XIV, Section 1400 of Zoning Ordinance No. 265
requires a minimum of 10-feet in the parking setback and
states that 24-feet is the maximum height of a building
within the B-1, Local Business, zoned district. Article XV,
Section 1504 of Zoning Ordinance No. 265 parking
requirements. Article XIV, Section 1400 of Zoning
Ordinance No. 265 states that all storage and loading
shall be in the rear yard. (19-01-101-002)
Ms. McCullough addressed the Board with a summary from
the Planning Commission meeting. Ms. McCullough indicated
that the proposal is a redevelopment of an existing shopping
center that would include the expansion of the Kroger Store,
with renovation of the existing LaSalle Bank building that
would include construction of a retail addition and a
proposed free standing retail building. Ms. McCullough made
mention of the four variances that are requested and that
are specific to compliance issues relevant to the Zoning
Ordinance compliance. Ms. McCullough mentioned the issues
being setbacks, location of dumpster, loading, and building
height.
Mr. Mark Drane of Rogvoy Architects was present and
addressed the Board with a detailed site plan. Mr. Drane
indicated that the Kroger Store would have an additional
4,000 square feet of retail space, which would include an
exterior and interior renovation of the building. Mr. Drane
referenced the site plan and indicated that the façade of
the building would be completely remodeled, including the
parking lot that would be reconfigured with landscaped
islands and lighting with new asphalt and curbing. Mr. Drane
indicated that the new construction retail building would be
3,600 square feet and the retail addition to the existing
LaSalle Bank would also be 3,600 square feet. Mr. Dane
referred to the site plan and indicated a 10-foot
encroachment into a portion of the westerly parking setback
to accommodate the drive at the southwest rear corner of the
Kroger tenant space for adequate delivery truck turning
radius. Mr. Drane addressed the masonry trash enclosure with
wooden gates that would be placed adjacent to the building
with a loading zone area. Mr. Drane commented that there
would be additional landscaping added along the Squirrel
Road frontage in the greenbelt area. Mr. Drane addressed the
parking variance with the site currently having 409 parking
spaces with 454 required leaving a deficiency of 45 spaces.
Given the proposed plan is indicating 451 parking spaces
where 498 spaces are required leaving a deficiency of 47
spaces. Mr. Drane referenced the site plan and indicated the
height variance would be ranging from 25-feet to 34-feet in
height to the peak of the gable. Mr. Drane commented that
given the building exists it would be a unique situation,
given the shopping center was built so long ago.
Mr. Devine commended all parties that were involved with
this project. The Township Board, Planning Commission, The
Design Review Board and Bloomfield Plaza along with the
architects worked together to complete an approved plan for
the proposed site.
Motion by Mr. Devine, Seconded by Mr. Taylor in regard to
the appeal at 3200-3295 South Boulevard for the following
variances; a 10-foot encroachment into the
10 foot westerly parking setback, a height variance
ranging from 25-feet to 34-feet to the peak of the gable, a
parking variance of 47 parking spaces, and a masonry
trash enclosure with wooden gates and a loading zone
area, be approved as submitted. Based on the information
presented, the applicant did demonstrate to the Board’s
satisfaction all of the standards for practical difficulty.
Motion carried, 5 – 0 – 2.
YEAS: Devine, Taylor, Aldrich, Smith, Khederian
NAYS: None
ABSTAINED: Reisinger, Kepes
