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Minutes for 03/17/2008APPROVED MINUTES OF THE REGULAR MEETING
OF THE KENTWOOD ZONING BOARD OF APPEALS
CITY COMMISSION CHAMBERS
MARCH 17, 2008, 7:30 P.M.
1. Vice-Chair Lenger called the meeting to order.
2. Roll Call
MEMBERS PRESENT: Garrett Fox, Mel Halloway, Richard Lenger, Alan Lipner and Ed Swanson
MEMBERS ABSENT: Tom Cutts and Les Derusha
OTHERS PRESENT: Planner Joe Pung, Staff Secretary Monique Collier, the applicants and three citizens.
Motion by Swanson, supported by Halloway, to excuse Commissioners Cutts and Derusha from the meeting.
- Motion Carried (5-0) ?
- Cutts and Derusha absent -
3. Approval of the Minutes and Findings of Fact
Motion by Swanson, supported by Fox, to approve the minutes of February 18, 2008.
- Motion Carried (5-0) ?
- Cutts and Derusha absent -
4. Public Hearing
Appeal #V-08-05
Applicant: Bob Israels
Location: 3170- 28th Street SE
Request: The applicant wishes to install three (3) 245-square foot wall signs on a proposed building, a sign would be located on the north, south and east sides of the building. The Kentwood Zoning Ordinance allows only 230 square feet of sign area on the east side and 145 square feet on the north and south sides. The requested variances are for increases in sign area of 15 square feet on the east side of the building and 100 square feet on the north and south sides of the building.
The applicant withdrew their request.
Motion by Lipner, supported by Swanson, to accept the withdrawal of appeal V-08-05.
- Motion carried (5-0) ?
- Cutts and Derusha absent -
Appeal #V-08-06
Applicant: Dr. Ali M. Metwalli
Location: 3357 East Paris Avenue SE
Request: The applicant wishes build an Islamic Mosque and Religious Institute. The exterior of the building would consist of 58.5% EIFS, the Kentwood Zoning Ordinance limits the amount of EIFS to 25%. The requested variance is to permit 58.5% of the exterior of the building to be covered with EIFS.
Ken Dixon, with Dixon Architecture was there to represent the request. He stated they would like to exceed the limits allowable for the EIFS on their building. He stated they would like to best represent, respect and honor their historic culture. He stated it would be the white EIFS and it is not a cheap substitute. He stated you can get a 30 year warranty on the product. He stated they would like to emulate their culture, their heritage of having the smooth white surface for their Mosque.
Lenger asked if staff is looking to change this ordinance since we have had this request a number of times. Pung stated staff will be looking at the architectural guidelines for the different zoning districts.
Fox asked when the 25% came into effect. Pung stated in 2002. Pung stated prior to that there were guidelines but nothing in ordinance form.
Fox asked if there were other options other than the EIFS. Ken Dixon stated there are other options but the EIFS is what matches what is seen in the mid east, it is closer than any other material that will hold up in the Michigan climate.
Swanson stated he thinks staff should look at it from a building standpoint and change the regulation and have staff work on that ordinance to see if it needs to be changed.
Kamal Nuriddin, member of the Islamic Mosque and Religious Institute was in favor of the project. He stated it adds to the over appeal they are trying to create and it reflects more of who they are. Jearean Hoffman, a Kentwood resident who lives in the Woodbury Condominiums was also in favor
Motion by Swanson, supported by Fox, to close the public hearing.
- Motion Carried (5-0) ?
- Cutts and Derusha absent ?
Swanson stated point 1 was met because it is a Mosque and they are trying to develop something that meets the design criteria from their country. Swanson stated point 2 was met. He stated staff needs to look at a general regulation. He stated point 3 was met, there was one approved just south of the proposed building. He stated it is not a financial issue it is a specific design criteria for the building.
Lipner, Holloway, Fox and Lenger concurred.
Swanson stated point 4 was met the neighbors are supporting it they aren?t complaining and he doesn?t think it will be detrimental because there is a mosque south of this one. Swanson stated point 5 was met. Swanson stated point 6 was met.
Lipner, Holloway, Fox and Lenger concurred.
Motion by Swanson, supported by Lipner, to approve V-08-06
1. That there are exceptional and extraordinary circumstances or conditions applying to the property that do not apply generally to other properties in the same zoning district. The property is encumbered by wetlands and floodplain.
2. That the condition or situation of the specific piece of property for which the variance is sought is not of so general or recurrent a nature as to make reasonable practical the formulation of a general regulation for such conditions or situation.
3. That such variance is necessary for the preservation and enjoyment of a substantial property right similar to that possessed by other properties in the same zoning district and in the vicinity. A similar variance was approved further south on East Paris.
4. The variance will not be detrimental to adjacent property and surrounding neighborhood. The design will be similar to a mosque approved to the south. There was support from an adjacent resident.
5. The variance will not impair the intent and purpose of this Ordinance. The quality of EIFS has improved and last longer and wears better.
6. That the immediate practical difficulty causing the need for the variance request was not created by any action of the applicant.
Motion by Swanson, supported by Lipner, to adjourn the meeting.
- Motion Carried (5-0) ?
- Cutts and Derusha absent -
Meeting adjourned at 7:50 p.m.
Respectfully submitted,
Alan Lipner, Secretary
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