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Zoning Board of Appeals Minutes
January 8, 2004

Meeting called to order at 5:00 p.m. by Chairman Levengood.

MEMBERS PRESENT:
Harry Jachym
Gene Levengood
Ray Sturdy, Jr.
Jim Zdanek

MEMBERS ABSENT:
Ron Griffith (Excused)

OTHERS PRESENT:
Mark Lewis, Chief Building Official
Alice Geletzke, Recording Secretary
6 members of the public

ITEM NO. 1 - APPROVAL OF MINUTES

    1. Regular Meeting – November 6, 2003

Moved by Mr. Jachym, supported by Mr. Levengood, to accept the minutes of the Regular Meeting of November 6, 2003, as presented. Ayes all.

ITEM NO. 2 – NEW BUSINESS

1. Application No. 1345 - Huron Sign Co.
    P.O. Box 980423
    Ypsilanti, MI 48198

 

Location – Riverbank Square
  521-561 Ann Arbor Rd
  Plymouth, MI 48170
  Tax I.D. #78-061-99-0005-002

RE: Zoning Ordinance No 83, Sec. 34.10 ARC – Ann Arbor Road Corridor District.
Schedule of Regulations 5 a- Ground signs

Variance No.  Zoning Ordinance Section/Standard  Location  Required Ground Sign Placement  Proposed Ground Sign Placement  Variance Required
1 34.10  521-561 Ann Arbor Rd  10 feet minimum setback  60 feet from the centerline of the road   53 feet from the centerline of the road  7 feet

The applicant is requesting one variance:

1. The existing property has an approximate sixty (60) foot minimum setback from the centerline of the road. With the proposed seven (7) foot setback variance, the setback would be fifty three (53) feet from the centerline of the road. The applicant is requesting a variance of seven (7) feet.

Mr. Ron Short of Huron Sign Company addressed the Board and answered questions.

Moved by Mr. Jachym, supported by Mr. Sturdy, to grant a variance of 7 feet as requested in Application 1345, Huron Sign Company for Riverbank Square at 521-561 Ann Arbor Road. Ayes all.

2. Application No. 1346 - Terra Firma, Inc.
    3780 E. Morgan
    Ypsilanti, MI 48197

 

Location – Dr. David Aldrich
  48676 Pine Hill Rd.
  Plymouth, MI 48170
  Tax I.D. #78-050-01-0043-000

RE: Zoning Ordinance No 83, Article XVI R-1-E, R-1-H, R-1-S, R-1. One Family Residential Districts.
Schedule of Regulations 16.1, z, minimum front yard setback – 35 feet.

Variance No.  Zoning Ordinance Section/Standard  Location  Required Front Yard Setback  Proposed Front Yard Setback  Variance Required
1  16.1  48676 Pine Hill Rd  35 feet   31.5 feet  3.5 feet

The applicant is requesting one variance:

1. The existing primary residence has an approximate thirty five (35) foot front yard setback. With the proposed thirty one point five (31.5) foot roof overhang addition, the proposed front yard setback would be thirty one point five (31.5) feet. The applicant is requesting a variance of three point five (3.5) feet.

Mr. David Fitch of Terra Firma, Inc., explained that adding an overhang over the existing 3.5 ft. porch required requesting a variance.

Moved by Mr. Jachym, supported by Mr. Sturdy, to grant the request for a 3.5 ft. variance as requested in Application No. 1346, Terra Firma, Inc., at the location of 48676 Pine Hill Road. Ayes all.

3. Application No. 1347 - Chris Gearns
    9230 Brookline
    Plymouth, MI 48170

 

Location – Chris Gearns
  9230 Brookline
  Plymouth, MI 48170
  Tax I.D. #78-059-03-0540-000
               #78-059-03-0541-000

RE: Zoning Ordinance No 83, Article XVI R-1-E, R-1-H, R-1-S, R-1. One Family Residential Districts.
Schedule of Regulations 16.1, z, minimum lot width – 60 feet.

Variance No. Zoning Ordinance Section/Standard Location Required Lot Width Proposed Lot Width Variance Required
1 16.1,z 9230 Brookline 60 feet (per lot) 50 feet (per lot) 10 feet in width (per lot)
Variance No. Zoning Ordinance Section/Standard Location Required Lot Coverage Proposed Lot Coverage Variance Required
2 16.1,z 9230 Brookline 7200 square feet lot area 6750 square feet lot area 450 square feet lot area

The applicant is requesting two variances:

1. The existing primary residence has an approximate one hundred (100) foot lot width. With the proposed lot split, the proposed lot widths would be fifty (50) feet each. The applicant is requesting a variance of ten (10) feet per lot.

2. The existing primary resident would have an approximate 6,750 square foot lot coverage with the proposed lot coverage variance of four hundred & fifty (450) square feet. The applicant is requesting a variance of four hundred & fifty (450) square feet.

Mr. Chris Gearns addressed the Board and answered questions.

Mr. Lewis explained that the development was platted with 50 ft. lots prior to the 60 ft. lot requirement being in effect. Each lot was originally assigned a Tax I. D. number. Some residents, however, own two lots and Township records now show one Tax I.D. number for both lots. If this is the case, the process for a lot split must be followed in order to separate the two.

Mr. Sturdy felt the request for the lot split met the criteria for granting the variance: the circumstances being dealt with, the substantial property right, the fact that granting it will not be a detriment to the property, and it being a situation where it is a continuation of what has been done in the area. He then moved to grant both the 10 ft. per lot width variance and the 450 ft. lot coverage variance, as requested in Application 1347, Chris Gearns, 9230 Brookline. Seconded by Mr. Jachym. Ayes all.

4. Application No. 1348 - Ralph Heintz
    9045 Northern
    Plymouth, MI 48170

 

Location – Ralph Heintz
  9045 Northern
  Plymouth, MI 48170
  Tax I.D. #78-059-03-0199-000
  #78-059-03-0200-000

RE: Zoning Ordinance No 83, Article XVI R-1-E, R-1-H, R-1-S, R-1. One Family Residential Districts.
Schedule of Regulations 16.1, z, minimum lot width – 60 feet.

Variance No. Zoning Ordinance Section/Standard Location Required Lot Width Proposed Lot Width  Variance Required
1 16.1,z 9045 Northern 60 feet (per lot) 50 feet (per lot) 10 feet in width (per lot)
Variance No. Zoning Ordinance Section/Standard Location Required Lot Coverage Proposed Lot Coverage  Variance Required
2 16.1,z 9045 Northern 7200 square feet lot area 6000 square feet lot area 1200 square feet lot area

The applicant is requesting two variances:

1. The existing primary residence has an approximate one hundred (100) foot lot width. With the proposed lot split, the proposed lot widths would be fifty (50) feet each. The applicant is requesting a variance of ten (10) feet per lot.

2. The existing primarily resident would have an approximately 6,000 square foot lot coverage with the proposed lot coverage variance of twelve hundred (1200) square feet. The applicant is requesting a variance of twelve hundred (1200) square feet.

Mr. Ralph Heintz addressed the Board and answered questions.

Moved by Mr. Sturdy, supported by Mr. Jachym, to grant the variance for the 10 ft. in width per lot and the 1200 sq. ft. lot area variance, as requested in Application 1348, Ralph Heintz, 9045 Northern. Ayes all.

Moved by Mr. Sturdy, supported by Mr. Jachym, to adjourn the meeting. Ayes all.

Meeting adjourned at 5:48 p.m.


Respectfully submitted,


Raymond O. Sturdy, Jr., Secretary
Zoning Board of Appeals

NOTE: Upon granting a zoning variance, a building permit is required.
If denied, the applicant may appeal to Circuit Court.

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)-