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May 20,
2003
7:00 p.m.
AGENDA
03-15
A request by Jeff
and Gina Gangnier, Section 22, 4358 Highcrest, for a side yard variance
with an additional size variance to construct a detached garage.
03-17
A request by
Christopher and Monica Flanery, Section 27, 4525 Clifford, is for a
variance to construct a detached garage in the front yard.
03-18
A request by
William and Ann Blaine, Section 4, 151 Latson Road, is for a variance to
split a lot into two nonconforming lots.
03-19
A request by Oak
Pointe Hills Homeowners Association, Section 27, Corner of Brighton Road
and Clifford Road, is for a variance to allow identification sign within
10 feet of road right of way.
03-20
A request by
Robert and Rosemary Gontarski, Section 27, 4401 Filbert, is for a
variance to split a lot into two nonconforming lots.
03-21
A request by First
National Bank, Section 10, 5990 E. Grand River, is for a variance to
split a corner lot into a conforming and nonconforming lot.
03-22
A request by
Donald McCluskey, Section 13, Vacant Grand River Ave., between Hacker
and Bendix, is to allow zero foot front yard setback to construct a new
building in the OSD (Office Service District) zoning.
03-23
A request by David
and Jennifer Osterman, Section 22, 3828 Highcrest, is for a side yard
variance to construct a detached garage.
03-24
A request by Frank
Grochowski, Section 12, 1345 N. Clark Lake Road, is for a front yard and
side yard variance to construct an addition.
03-25
A request by
Patricia Holsomback, Section 1, 7728 Price Drive, is for a variance to
split a lot into two nonconforming lots.
11. 11. 03-29
A request by Country Corners Shopping Center LLC, Section
4, 4046 Grand River Ave., is for a height variance to allow a shopping
center identification sign.
MINUTES
Vice-Chairman Barbara Figurski called a regular meeting
of the Zoning Board of Appeals to order at 7:00 p.m. at the Genoa
Township Hall. The Pledge of Allegiance was then said. The following
Board members were present constituting a quorum for the transaction of
business: Barbara Figurski, Chris Hensick, Jean Ledford, and Dean
Tengel. Also present were Township Ordinance Enforcement Office Adam
VanTassell and approximately 32 persons in the audience.
Moved by Ledford, supported by Hensick, to approve the Agenda as
presented. The motion carried unanimously.
03-15
A request by Jeff and Gina Gangnier, Section 22, 4358
Highcrest, for a side yard variance with an additional size variance to
construct a detached garage.
A call to the public was made with Richard Ziminsky asking to see
pictures of the project. Pictures and a copy of the survey were
provided. Marilyn Jameson Emergency vehicles were a problem determined
at the last meeting. This is a reasonable request. Moved by Hensick,
supported by Ledford, to deny the request since no hardship or practical
difficulty associated with the land was presented. The motion carried
unanimously.
03-17
A request by Christopher and Monica Flanery, Section 27, 4525
Clifford, is for a variance to construct a detached garage in the front
yard.
A call to the public was made with no response. Moved by Ledford,
supported by Hensick, to approve the construction of a 24 x 32
detached, single story garage measuring 768 feet in area, with no
plumbing or other utilities (excepting electricity). This action is
contingent upon moving the existing shed to someplace else on the lot.
Further, the garage may not be built within ten feet of the existing
home (fire hazard). The practical difficulty is that this is the only
area available for a building on a heavily wooded parcel with a wetland.
The motion carried unanimously.
03-18
A request by William and Ann Blaine, Section 4, 151 Latson
Road, is for a variance to split a lot into two nonconforming lots.
A call to the public was made with no response. Moved by Tengel,
supported by Ledford, to deny the request since no hardship or practical
difficulty associated with the land was presented. The motion carried
unanimously.
03-19
A request by Oak Pointe Hills Homeowners Association, Section
27, Corner of Brighton Road and Clifford Road, is for a variance to
allow identification sign within 10 feet of road right of way.
Jeff Hadley, Bill Cook and Pete Eichinger addressed the board on behalf
of their association. A call to the public was made with the following
response: Christina Noble The placement of the sign is just off my lot
and I have no objection. Hilda Kirsch I am in favor of signage
identifying our subdivision. Richard Ziminksi Will the sign be
lighted? Petitioner A single 50-watt halogen light will be imbedded in
the ground facing the sign. It will be timed to operate from dusk until
12:00 a.m. The light will only illuminate the sign. Ziminski This is a
rural area and we should be concerned with light pollution. John Kirsch
The lack of streetlights make it difficult to find our home. Approval
of this petition would help us.
Moved by Hensick, supported by Ledford, to approve an 8 variance for
construction of a monument ground sign according to the drawings
submitted. The practical difficulty is that the intersection of Clifford
and Brighton Roads need identification. This action would provide for
the health, safety and welfare of the community. The motion carried
unanimously.
03-20
A request by Robert and Rosemary Gontarski, Section 27, 4401
Filbert, is for a variance to split a lot into two nonconforming lots.
Tom Halm (Attorney for the petitioner) The petitioner owns three-lake
lots nos. 26, 27 and 28. They were combined into one parcel in 1976 as a
condition of the Zoning Board of Appeals. Now they would like to split
the three lots into two parcels. There is a single sewer tap to the
existing home. No additional variances will be asked.
A call to the public was made with no response. A letter of objection
was received from Frank and Lola Castle. A letter and petition
supporting the project was presented by
Gontarski.
Discussion by the board included possible deed restrictions with no
variances for construction of homes or garages, etc. Halm advised the
board that he would draw up the necessary deed restrictions and submit
them to the township attorney. Moved by Ledford, supported by Hensick,
to table until the next meeting of the board. The motion carried
unanimously.
03-21
A request by First National Bank, Section 10, 5990 E. Grand
River, is for a variance to split a corner lot into a conforming and
nonconforming lot.
A call to the public was made with no response. Moved by Hensick,
supported by Ledford, to grant a variance to the minimum lot area
allowing a split of a parcel into .75 of an acre. The hardship is
determined to be the location of the existing unused commercial building
on the site. The motion carried unanimously.
Moved by Hensick, supported by Ledford, to grant a 10 rear yard
variance for the drive-thru overhang, located on parcel #1 to allow the
continued use of the commercial drive thru banking facility. The
practical difficulty is that the facility was legal and conforming prior
to the allowance for a split. The motion carried unanimously.
03-22
A request by Donald McCluskey, Section 13, Vacant Grand River
Ave., between Hacker and Bendix, is to allow zero foot front yard
setback to construct a new building in the OSD (Office Service District)
zoning.
A call to the public was made with the following response: Mark
Mohrenweiser The Waldecker site has no shields on their parking lights.
This is of great concern. The previous project on this site included
trees, however they were not maintained. Now your plan is to place 5 foot
or 6 foot evergreens below the retaining wall, however the retaining
wall is 3feet higher than the plantings. Where is the benefit to our
property? Also, there is no commitment for the retention of the natural
vegetation and trees on lot 9 that are owned by the same petitioner.
Figurski The dumpster on the Planned Parenthood site should be
enclosed. It is sitting in the parking lot and that is not allowed under
our ordinance. Mike Knop I am concerned with the lights and the sound
from Grand River as trees are removed. Lot 9 should be left in its
natural state as a buffer to the neighboring homes. Mohrenweiser How
will this parcel be accessed? Jim Barnwell (Design Engineering)
Construction traffic will not be allowed on Collingwood or Stanwood.
Moved by Hensick, supported by Tengel, to grant a zero lot line setback.
The location, grading, preservation of trees, and the severe terrain
make it difficult to place the building in another location without
damaging more natural features. The motion carried unanimously.
03-23
A request by David and Jennifer Osterman, Section 22, 3828
Highcrest, is for a side yard variance to construct a detached garage.
A call to the public was made with no response. Moved by Hensick,
supported by Ledford, to approve a 3 variance for construction of a
detached accessory structure in the front yard. The practical difficulty
is the unusual terrain and the access easement crossing the front of the
parcel. The motion carried unanimously.
03-24
A request by Frank Grochowski, Section 12, 1345 N. Clark Lake
Road, is for a front yard and side yard variance to construct an
addition.
A call to the public was made with no response. Moved by Hensick,
supported by Ledford, to grant a 25 front yard variance and a 4 east
side variance for construction of a garage and living space pursuant to
the plans submitted. The practical difficulty is the unusual terrain to
the rear of the house that drops off dramatically. The motion carried
unanimously.
03-25
A request by Patricia Holsomback, Section 1, 7728 Price Drive,
is for a variance to split a lot into two nonconforming lots.
A call to the public was made with the following response: Alan Keeling
I am the former owner of that property and I tried to split the parcel
two years ago. Nothing has changed since I was denied. The neighboring
property owners considered a rezoning a couple years ago but there was
no support. Letters of objection were received from Paul Price and Lynn
Ferguson.
Moved by Ledford, supported by Hensick, to deny the request since the
petitioner presented no hardship or practical difficulty related to the
land. The motion carried unanimously.
03-29
A request by Country Corners Shopping Center LLC, Section 4,
4046 Grand River Ave., is for a height variance to allow a shopping
center identification sign.
A call to the public was made with no response. Moved by Tengel,
supported by Ledford, to approve the 22 variance to the height as
requested conditioned upon no more than two colors being used on the
face of the signage. The practical difficulty is that the number of
tenants in the development that require a minimum of space for
advertising their business. The motion carried as follows: Ayes
Figurski, Ledford, and Tengel. Nay Hensick.
Moved by Ledford, supported by Tengel, to approve the Minutes of the
04-22-03 regular meeting of the Zoning Board of Appeals as submitted.
The motion carried unanimously.
Paulette A. Skolarus
Genoa Township Clerk
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