[{"_1":2,"_123":-5,"_124":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87,99,111],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6175309,"mediaKeyId","5359230-a71f1b92af38f2541fb29f3b1c1e6121","parentId",5359230,"title","ZBA asks city for site-plan records for 13 Mile and Mound flower/seasonal sales after enforcement concerns","audioSeconds",150,"startMs",4000000,"endMs",4150000,"viewUrl","/Search/View?dp=1&key=5359230-a71f1b92af38f2541fb29f3b1c1e6121&start=4000&end=4150","thumbnailUrl","https://assets.pipeline.soar.com/5359230-a71f1b92af38f2541fb29f3b1c1e6121/thumbnail_4000000.jpg","articleUrl","/articles/6175309/Warren-City/Macomb-County/Michigan/ZBA-asks-city-for-site-plan-records-for-13-Mile-and-Mound-flowerseasonal-sales-after-enforcement-concerns","mediaUrl","https://secure.pipeline.soar.com/6175309-f1b2a25cc46e5044f8c1517e643305a2/orig.mp4?Expires=1770448459&Signature=F9RxBlOs7qjX9cdb7ycdtzJdzM4IjuvZvzlFHdsiADIXIHmt02Dc5b-AOffZsmzelXoo1iEWSErO4ScK~IwxKuohr-6UnXZwv-bX04vWsDpUiZ0ZWHLRajwNW9Ep0tePZ6NPo4AuLnmRLrXFQxS0Zg7ZRxHzMXNVwD5qeQDx95DGhQtU6RRVGMahHLOvBD1xX2nJ5BCoxTGwKMDmLPMhFPapvYdjx00x7c6MoIndkl8~SZdKOeRcwCChkZmADftCEcoaLy0EnU5oCSprXbGeGUvEQBPW4-R8MoOT-iPxjtahmhqT7~CuJxajoyjgP~AcDjbUqjDDfU30hw1C-vPeoA__&Key-Pair-Id=KUT5TJCACFTXG","author","TV Warren","date","2025-06-26T12:45:17Z","article","The Warren City Zoning Board of Appeals voted to request copies of the site plan and related materials for the business operating at 13 Mile and Mound (a flower/seasonal-sales operation) to clarify permitted permanent and temporary uses and to support board-level review and code-enforcement follow-up.

Board members said they have observed multiple changes in how the property has been used, that temporary and permanent outdoor sales have shifted locations over time, and that the presence of seasonal tents and temporary signs has raised neighbor complaints. One board member said he wanted to make the request as a board rather than as an individual to avoid the appearance of a vendetta and to ensure transparency.

Discussion included whether the board has authority to request archived or currently filed planning documents and whether disclosure is permissible; the city attorney and staff said the request could be made and reviewed for permissible disclosure. The motion passed unanimously, subject to permissible disclosure.

Board members also discussed public-safety oversight for fireworks tents and noted that fire-department inspection is required for those temporary operations; they asked for clarity about whether the property\u0000s permanent outdoor-sales approvals applied to the current location of tents and stands.

What happens next: Staff will determine what site-plan materials the city can provide for board review and return with documents or a legal determination about disclosure.","mediaType","Video","parentTitle","TV Warren Live Stream June 25, 2025","oneSentenceSummary","The Zoning Board voted to request copies of the site plan for the 13 Mile and Mound flower/seasonal sales property for use by the board for governmental and code-enforcement review, citing recurring concerns about temporary sales, signage and fireworks tents.","taxTitle","Warren City, Macomb County, Michigan","taxId",3689,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6175313,"ZBA approves open-storage plan for Zuniga trucking site; board notes paving and construction conditions",716,2494000,3210000,"/Search/View?dp=1&key=5359230-a71f1b92af38f2541fb29f3b1c1e6121&start=2494&end=3210","https://assets.pipeline.soar.com/5359230-a71f1b92af38f2541fb29f3b1c1e6121/thumbnail_2494000.jpg","/articles/6175313/Warren-City/Macomb-County/Michigan/ZBA-approves-open-storage-plan-for-Zuniga-trucking-site-board-notes-paving-and-construction-conditions","https://secure.pipeline.soar.com/6175313-80239a17c3dc01f522555b08c14be545/orig.mp4?Expires=1770448459&Signature=Fi9YoFYxdYMtvDkUnH1KUg3JILSVRsSHT5utbUgnEjxoDxNxEUvVBMWNgfejY5FNGKcqEAAOCMDIrnzi0WnaAASn5e68k0dzvHEb2pUwTbNv-iWTJxad2Su4igW8qCqcq9kwgE807reg1A0xCv6CHXz4cH73zzHlnMVWx9MCHaIsRbfz2ALJsDRN070vb0iJTCWPsLZF4DdLmUNYFL-vMnHIBeVx41MRxbJ8E48fn33IHfr0I98OYcvmDIaBeVRHQtr5DOfmo9QxPO8D4pRaFmU7jFKz6sXAojmfOqh0NGy3OSSDAAjl3Tik2pUFNaKOFUQ7idripTa2C0WgRlRLjQ__&Key-Pair-Id=KUT5TJCACFTXG","The Warren City Zoning Board of Appeals granted Thomas Zuniga permission to use 15,724.2 square feet of open storage for trucks, vans and trailers without a primary structure on site and allowed open storage 43 feet from the front property line, after the planning commission had already approved a conditional site plan.

Architectural representative Andrew Cywinski and applicant Thomas Zuniga described the plan as a storage and overnight parking area for primarily over-the-road trucking equipment. The packet and the applicant identified capacity figures: 10 large-vehicle spaces, 18 employee/passenger spaces, 11 smaller commercial vehicle/trailer spaces and four larger trailer parking areas, plus a northwest area reserved for snow storage and an on-site detention area for stormwater.

Planning staff told the board the project had received site-plan approval on May 12, 2025, with conditions for open storage of semi trucks, employee parking and a new parking lot. Board members asked whether the lot was paved and whether the applicant would use the area before paving was complete; the applicant said the lot was not paved yet but would be paved once permits were received and that they would not use the area for storage until the work was finished.

A member of the public, Gina Gardner, spoke about an existing marquee sign on the property and said the project team intends to refurbish that sign and update the nameplate; staff said sign permitting may require a separate variance or permit. Board members raised standard concerns about dragging dirt onto the roadway and asked for a timeline; the applicant said paving would follow once permits were in hand and that it should take about three months.

The board approved the variance on a roll call vote after a motion by Mister Cliff and support from Mister Perry, noting the lot\u0000s intended paving and drainage and the conditional site-plan approval.

What happens next: The applicant must complete the paving and construction as described in the approved site plan; staff will monitor for compliance and follow up on any sign-permit requirements.","The board approved an applicant's request to allow 15,724.2 square feet of open storage for trucks, vans and trailers without a primary structure, and to locate open storage 43 feet from the front property line, subject to paving and site construction conditions and earlier site-plan contingencies.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6175318,"ZBA allows additional wall sign for small auto shop on Van Dyke",301,2168000,2469000,"/Search/View?dp=1&key=5359230-a71f1b92af38f2541fb29f3b1c1e6121&start=2168&end=2469","https://assets.pipeline.soar.com/5359230-a71f1b92af38f2541fb29f3b1c1e6121/thumbnail_2168000.jpg","/articles/6175318/Warren-City/Macomb-County/Michigan/ZBA-allows-additional-wall-sign-for-small-auto-shop-on-Van-Dyke","https://secure.pipeline.soar.com/6175318-06824eef5761cdcd67623478b106f04c/orig.mp4?Expires=1770448459&Signature=ExsMa8hKNhv2l8kuUWJhZOJYIK0P2W9Z31M5aYSKkZ1wqjWb0WGc14lCij48prO9YOpwW2t1nz4gNSTvIvuqN2gzJd0Aqz4bNH6HZBik~JPp3L~Bkd4LGrLozHjh8xCnnBf7Qv9P5NjzIb9giUsIVnNSsmfDD363Gkm8ok76tmnqiXXmNYwF-3Stq6m2YF4kEkA~zfY5ApKTcoZ3-SXTg5QhHiFBnKjOtM~EK1Iu1XHrjQpJwuE~ZFOC~eJu7YMreqUOIKXrZe51G8EPeHHlRG3RmNjliDAglY9GQTB2GAiBC~ajyEMI8r5U1~V9rKi7rKz5ky1hp7ITbybgSXIMuw__&Key-Pair-Id=KUT5TJCACFTXG","The Warren City Zoning Board of Appeals granted a sign variance to allow a second 32-square-foot wall sign on the south elevation of an auto shop at 22241 Van Dyke, bringing total wall signage to 64.25 square feet.

Owner and applicant Evan Moshe told the board customers had difficulty locating the shop because the building sits at the sidewalk edge and has limited front setback. \"We're not asking for anything excessive, just the visibility we need to serve the community and keep our business moving forward,\" Moshe said.

Board members said the property\u0000s orientation and lack of room for a pole or monument sign supported the request. Several members praised the owner's upkeep of the lot and storefront. One board member noted the sign was already installed prior to hearing but said that was a common occurrence and did not outweigh the visibility rationale.

A motion to approve the variance passed on a roll call vote with broad support. The approved signage is non-illuminated and the board cited lot shape, lack of detriment to the neighborhood and identification needs as reasons for approval.

What happens next: The petitioner may retain the added south wall sign; the board recorded the approval and reasons during the meeting.","The board approved a variance letting an auto shop retain a 32-square-foot south wall sign in addition to an existing 32.25-square-foot north sign, citing lot shape and visibility constraints.",{"_33":100,"_35":36,"_37":38,"_39":101,"_41":102,"_43":103,"_45":104,"_47":105,"_49":106,"_51":107,"_53":108,"_55":56,"_57":58,"_59":109,"_61":62,"_63":64,"_65":110,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6175323,"ZBA approves open-storage variance for Teroval LLC with cap of 15 tractor-trailer sets",1218,939000,2157000,"/Search/View?dp=1&key=5359230-a71f1b92af38f2541fb29f3b1c1e6121&start=939&end=2157","https://assets.pipeline.soar.com/5359230-a71f1b92af38f2541fb29f3b1c1e6121/thumbnail_939000.jpg","/articles/6175323/Warren-City/Macomb-County/Michigan/ZBA-approves-open-storage-variance-for-Teroval-LLC-with-cap-of-15-tractor-trailer-sets","https://secure.pipeline.soar.com/6175323-058b5f6da5508e904b2947de9c64ece4/orig.mp4?Expires=1770448459&Signature=MogEJPUueiV35UemglqhIEnMIQWrkjQAPxV7nusGKAgYEuXCpGULnkpKIAQC0w52OSNU9gY~uQDNzW5YbsfPKEYz57KTC3lTs5ZlbeVMUq0-R0yRnxsHRo3LokQfLsjhsXto-QjHUSYIoQ~ij6awEpRc8Q1W3jHVErfhZ5P661ctftYoUu4zn9WeAWgKMOkUAHhyiBSvU45jBfU9kZ3H5Q29~IFSYnvwr4B9Eg~6jZ5dLVKRo6FejbzaeSJ6oYdq9RIJB4SYRQO1jVhkKjZsWWh4HGArhVIE5Dd3MQWzZms9JBP61ysJsMCLoN5uXt73U0rfgqPGkYBuTAvbm0SQCQ__&Key-Pair-Id=KUT5TJCACFTXG","The Warren City Zoning Board of Appeals approved a modified variance allowing Teroval LLC to use 20,158 square feet of a double-frontage lot for open storage and tractor-trailer parking, with conditions including a cap of 15 tractors and 15 trailers.

Applicant Teroval LLC, represented by Becky Klein of PEA Group, asked the board to waive the 75-foot front-setback restriction, which would otherwise render most of the small parcel unusable for storage. Planning staff reported no impacts to abutting properties and noted the parcel\u0000s industrial context.

Board members repeatedly asked for a site plan and clear delineation of where trucks would park and how many vehicles would be stored. The owner, Ramona Cien, confirmed the property has been used for trucking since 2012 and said, \"We own a trucking company. We use it for the trucking... it's mostly used for, you know, people in the office to dispatch those trucks.\" Members pressed for a firm cap rather than a blanket open-storage approval; several suggested numerical limits and showing maneuvering lanes on an updated plan.

Board Member Cliff moved to grant a modified request: allow 20,158 square feet of open storage for tractor-trailer parking, with a limit of 15 tractors and 15 trailers, and waive the 75-foot front storage prohibition because the lot is double-frontage and the use would not be a detriment to the area. The motion was supported and passed by roll call.

The board attached conditions during the motion: the open-storage allocation is limited to truck-and-trailer parking (no unspecified materials), and the approval incorporated the numeric cap to prevent future expansion without further review. The petitioner agreed to provide a revised site plan showing maneuvering lanes and the parking layout.

What happens next: The variance is approved subject to the site-specific conditions the board recorded. Staff will require the revised site plan and will monitor the property for compliance.","The board granted Teroval LLC permission for 20,158 square feet of open storage and waived a 75-foot front setback, but limited the site to 15 tractors and 15 trailers and specified truck-only storage and other conditions.",{"_33":112,"_35":36,"_37":38,"_39":113,"_41":114,"_43":115,"_45":116,"_47":117,"_49":118,"_51":119,"_53":120,"_55":56,"_57":58,"_59":121,"_61":62,"_63":64,"_65":122,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6175326,"ZBA denies The Home Depot—request for permanent outdoor storage at Hoover site",690,242000,932000,"/Search/View?dp=1&key=5359230-a71f1b92af38f2541fb29f3b1c1e6121&start=242&end=932","https://assets.pipeline.soar.com/5359230-a71f1b92af38f2541fb29f3b1c1e6121/thumbnail_242000.jpg","/articles/6175326/Warren-City/Macomb-County/Michigan/ZBA-denies-The-Home-Depotrequest-for-permanent-outdoor-storage-at-Hoover-site","https://secure.pipeline.soar.com/6175326-14eaa29e676aca21db1bb802e8b688bd/orig.mp4?Expires=1770448459&Signature=OAK-BX68dOKelJTNdr2Q3cP3Z7xmKNOwts0rqaFfz99D9zpntMRAakyGsl7D2hal6rayqYybyMNhIuyAOp-l32JCCGJREpiydM7VxZ6uoPLrIlQsmNRfjjIq5g35r9hhXtIeFfv-7jO-1eJg7ihyRi~GA34PlIpnmdhJkrsffRG6mDNzpbvSegqMfB7j7v6rvcb6hiK~hNEpoTonTYCd6wQAXwMGfICFSuJ3yFqBCc4VbzHfFwAXn2xDlDmQmq~MExhNbt3hlZkJ96GjSZiTjuWaufEYif0M9QdYxnURD8tRA-2~cMy0fglQ2gOwgnxePhn5Z6d6rK8rHzmdzxVsrw__&Key-Pair-Id=KUT5TJCACFTXG","The Zoning Board of Appeals of Warren City voted to deny The Home Depot\u0000request to allow a total of 10,937 square feet of permanent outdoor storage at its Hoover Avenue location, citing neighborhood detriment and repeated, unresolved changes to the property.

The decision came after planning staff told the board the petitioner had not completed a revised site plan and that the planning commission would consider site-plan approval on July 28, 2025. Planning staff recommended postponing local zoning action until that planning review was complete.

Board members debated enforcement and precedent. Several members said the store had repeatedly sought variances and appeared to be using temporary approvals to extend the retail storage season. \"It just doesn't look good,\" said one board member, adding the repeated requests felt like a \"shell game.\" Planning staff explained the board typically does not enforce an activity that is before planning; however, if the ZBA denied a request tonight enforcement could follow because a denial would finalize zoning status.

A resident, Michael Flanagan, spoke during public comment and said the store should meet the same standards as other Warren businesses: \"They should be held up to the same standard as anybody else in Warren, right? ... It's an eyesore, and I shop there all the time.\"

After discussion, Board Member Watts moved to deny the petition; Member Perry supported the motion. At roll call the motion carried (majority yes, one no). The board recorded reasons including detriment to the neighborhood, visual impacts and that the request was unnecessary.

The planning commission's pending site-plan review remains scheduled for July 28, 2025, and planning staff said they will continue to monitor the site and follow up on any violations discovered before that meeting.

What happens next: The denial is a final ZBA action. The planning commission hearing and any enforcement steps will proceed under the city\u0000s planning and code processes.","Warren City Zoning Board of Appeals denied a request from The Home Depot to allow permanent outdoor storage totaling 10,937 square feet, after board members and a resident raised enforcement and neighborhood impact concerns. Planning staff had recommended postponement until site-plan review.","actionData","errors"]

Article not found

ZBA asks city for site-plan records for 13 Mile and Mound flower/seasonal sales after enforcement concerns

ZBA approves open-storage plan for Zuniga trucking site; board notes paving and construction conditions

ZBA allows additional wall sign for small auto shop on Van Dyke

ZBA approves open-storage variance for Teroval LLC with cap of 15 tractor-trailer sets

ZBA denies The Home Depot—request for permanent outdoor storage at Hoover site