[{"_1":2,"_110":-5,"_111":-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",[32,74,86,98],{"_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":56,"_73":56},"mediaId",6707258,"mediaKeyId","5414439-cdcdc40e2259f71b138ebb98f130c829","parentId",5414439,"title","Board approves conversion of rear building to three units; conditions require lot combination","audioSeconds",993,"startMs",1419000,"endMs",2412000,"viewUrl","/Search/View?dp=1&key=5414439-cdcdc40e2259f71b138ebb98f130c829&start=1419&end=2412","thumbnailUrl","https://assets.pipeline.soar.com/5414439-cdcdc40e2259f71b138ebb98f130c829/thumbnail_1419000.jpg","articleUrl","/articles/6707258/Grand-Rapids-City/Kent-County/Michigan/Board-approves-conversion-of-rear-building-to-three-units-conditions-require-lot-combination","mediaUrl","https://secure.pipeline.soar.com/6707258-10ca4a6d6406fb64be0692411908ad59/orig.mp4?Expires=1770817352&Signature=M2S7GaN0~RANuNTo9Z~PTmpHqR08RuKDvzZRBvtFq4GcOU7ZvevdbPAi5fr107-b1FeQGUyXmULsSA3mtPW~05Tn2tUmKwLBNNbwlQV-CQViYS90zugD3uvHFc02MadPRtCgLUSKA06FURdStLL-u-PJBcm5hi760ozEZpiK2g8n32Dc3ETOfhTxu8~aCxe4n99xevpbYeU15VADsOHlyS60tUZMfjdcLqRDIJhXEqe2-yAIYgQI5KZX-TkgYz7N1rzG8qnNPYzCvLs1lW-rmyUTk0LfYVbkLJKjLqAR9kD4aazQY6FTvgK4TZ~ejw9~KUpfL8bsxTG-0KtmdluhwA__&Key-Pair-Id=KUT5TJCACFTXG","author","","date","2025-07-17T20:41:00.177Z","article","The Grand Rapids Board of Zoning Appeals voted to approve dimensional variances that will enable the conversion of a rear accessory building at 1111 Second Street NW into three residential units, provided the applicant combines the adjacent property at 1105 Second Street NW with the 1111 parcel.

Planning staff said the rear building was originally constructed as a garage circa 1920 with a second-story addition in 1926 and currently sits on nonconforming accessory setbacks. Rowan, presenting the staff report, explained that converting an accessory building to a primary residential structure triggers primary-building setback requirements that the existing building does not meet without a variance.

Applicant Barry Klein, who said he has experience rehabbing blighted houses, told the board he plans to close on the property in August and to renovate the structure to three townhouse-style units. He said he owns the neighboring house and that he had gathered neighbor input: “I was able to get to 3 people, and they were all supportive,” Klein said. He testified the informal parking currently used at 1105 Second Street would be formalized if lots were combined.

Board members considered the variance standards and referenced letters of support and a letter from a local rental agency on file. After discussion the board approved the motion with a condition to combine ownership of 1105 and 1111 Second Street NW; staff said that condition reduces the number of separate variances required and simplifies building-code compliance.

The motion passed on recorded aye votes with no recorded opposition. Staff will prepare the final variance document and, as a condition of approval, the applicant must record a lot-combination or demonstrate common ownership as required by staff prior to permit issuance.

Votes at a glance
Approved: Dimensional variances to allow conversion of rear accessory building at 1111 Second Street NW to three residential units; approval conditioned on combining 1105 and 1111 Second Street NW into a single lot.","mediaType","Video","parentTitle","Board of Zoning Appeals - July 17, 2025","oneSentenceSummary","The Board of Zoning Appeals approved dimensional variances allowing a rear accessory building at 1111 Second Street NW to be converted to three residential units, contingent on combining adjacent parcel 1105 Second Street NW with the site.","taxTitle","Grand Rapids City, Kent County, Michigan","taxId",3704,"location","headline","shortSummary",{"_33":75,"_35":36,"_37":38,"_39":76,"_41":77,"_43":78,"_45":79,"_47":80,"_49":81,"_51":82,"_53":83,"_55":56,"_57":58,"_59":84,"_61":62,"_63":64,"_65":85,"_67":68,"_69":70,"_71":68,"_72":56,"_73":56},6707262,"Board approves variance to enclose deck, expand entrance at Lake Eastbrook storefront",754,646000,1400000,"/Search/View?dp=1&key=5414439-cdcdc40e2259f71b138ebb98f130c829&start=646&end=1400","https://assets.pipeline.soar.com/5414439-cdcdc40e2259f71b138ebb98f130c829/thumbnail_646000.jpg","/articles/6707262/Grand-Rapids-City/Kent-County/Michigan/Board-approves-variance-to-enclose-deck-expand-entrance-at-Lake-Eastbrook-storefront","https://secure.pipeline.soar.com/6707262-e313d8114991ac6c92c9cb3352f8181f/orig.mp4?Expires=1770817352&Signature=P5BZJOQwF~RYMlq0lrLjSd~k-c0qlsuYqXci0IV7MPP6Knb2AaHSjuO7Q4CACuLTjPbIbbQEgFcuhTTvAVqG8Q94HzA0Adm~m4Qzg97uA1IHq3wUDbrCsfzr4webPN5NWfdjVhta2bwz2kSN-ts5PS1CKcoXrijlAkyMMinp2rTiGrG9MekEuUlPkp35zHkJgn2gtNJoq6c401cgBDkbVOLz8nDgiFAlN2O6qn5BJzD8Jua8z45xi0EPQ9Dkqr6JxQYTYqWik511cjn~f6jn7rSkWF8YWt5kknQ0uwPTRuWnC4gDHdD~4RoaeVc--Y-c7pRrQpuYWyrf6hhi7ieKvA__&Key-Pair-Id=KUT5TJCACFTXG","The Grand Rapids Board of Zoning Appeals on an affirmative vote approved dimensional variances for 3521 Lake Eastbrook Boulevard SE that will allow the building owner to enclose an existing rear deck and bump out the front entrance to add interior space for their salon.

Planning staff said the property sits on a narrow strip of land between Lake Eastbrook and Lake Eastbrook Boulevard and that most of the lot area is within the waterfront setback. Rowan, a city planner, told the board the applicant was seeking a 25-foot variance to eliminate the required 25-foot front setback from the front property line, a 21-foot variance to reduce the required 25-foot front setback from the water’s edge to 4 feet, and a 71-foot variance to reduce the required 75-foot setback from the water’s edge to 4 feet. Rowan said the proposed enclosure would follow the footprint of an existing 12-by-12 deck and that the front entrance expansion would add roughly a 4-by-12 area.

Applicant Michael Aylo told the board the changes would create “a lot more room inside,” noting the building is about 950 square feet now and the deck is 144 square feet. “If I can just add that 4 feet out, I can have at least 2 to 3 more chairs inside, and it'll be more comfortable,” Aylo said, describing customer wait times and the salon's operational needs.

Board member Lewis, who visited the site, described the building as older and “tired” but said it has been in its current built-to-front-line configuration for decades. In recommending approval, the board applied the standard variance criteria: an exceptional circumstance (most of the lot is in Lake Eastbrook), a property-rights argument (other commercial properties in the district can expand), and no evidence of substantial detriment to neighbors — staff reported no letters of opposition.

The board voted to approve the variances without additional conditions. Chair and board members voted “aye” and no opposing votes were recorded. After the vote, Aylo was directed to work with planning staff on required building permits and inspections before construction begins.

The decision allows the applicant to proceed with plans to enclose the existing deck and expand the entrance; staff noted a canopy over the new entry in the future would not require an additional variance while enclosing additional space might.

Votes at a glance
Approved: Dimensional variances to enclose rear deck and expand front entry at 3521 Lake Eastbrook Boulevard SE — motion approved; no recorded opposition.","The Grand Rapids Board of Zoning Appeals approved a set of dimensional variances allowing an existing commercial building at 3521 Lake Eastbrook Boulevard SE to enclose a rear deck and expand its front entry to create additional interior space for a salon.",{"_33":87,"_35":36,"_37":38,"_39":88,"_41":89,"_43":90,"_45":91,"_47":92,"_49":93,"_51":94,"_53":95,"_55":56,"_57":58,"_59":96,"_61":62,"_63":64,"_65":97,"_67":68,"_69":70,"_71":68,"_72":56,"_73":56},6707248,"Board grants rear-yard variance for 15 Congress Ave SE rebuild, denies front transparency and carport side-setback variances",3286,6517000,9803000,"/Search/View?dp=1&key=5414439-cdcdc40e2259f71b138ebb98f130c829&start=6517&end=9803","https://assets.pipeline.soar.com/5414439-cdcdc40e2259f71b138ebb98f130c829/thumbnail_6517000.jpg","/articles/6707248/Grand-Rapids-City/Kent-County/Michigan/Board-grants-rear-yard-variance-for-15-Congress-Ave-SE-rebuild-denies-front-transparency-and-carport-side-setback-variances","https://secure.pipeline.soar.com/6707248-67c46e50488940df55c0eebab4596a63/orig.mp4?Expires=1770817352&Signature=VRWOhvLGgXZU6Ea3JL4OwpKEtZD2s3iL-LZ3kBGZfmm1dJF1qj5uCXLn3~6ciQsPUNMU9IbOBynSAJxChhHNrsGctMW1vk53HgacwibpP2G6GHw-1~RSrCgMev~pMmfYytLf6IDgwD~uWGRoO9U7-09ukDMFwsbn~CfGqdnPe5HAl8PA7N77qnvGkRMcXXm3~ganD0OZJn9e4gAQIEmAXk5UFQNW0tJ8Yg0ufB8XF2PGwQWs~q1kJyTFbLUimD77lxlzDGtzKtEGcVFBvudVHefwpUoGCw3qHUTA--aztP3NxlWsAvYx7P67amtRxytVnyUMPvRTvK-8wj0vjfuZOw__&Key-Pair-Id=KUT5TJCACFTXG","The Board of Zoning Appeals approved a dimensional variance reducing the required 25-foot rear yard setback to 12.5 feet for a proposed replacement single-family house at 15 Congress Avenue SE, while voting to deny two other variances for the same project: a request to reduce front-yard transparency and a request to reduce the required 5-foot side-yard setback for a detached accessory structure (carport).

Planning staff presented the site as a narrow lot in an older, compact neighborhood and noted the existing house is in poor condition; staff said administrative departures allowed some relief on the required building line but the proposed new house still encroaches into the rear yard. Architect Denny Dreyer described the existing structure as deteriorated and said the homeowner, Hannah Mitchell, intends to age in place in the new single-level house: “This will be a house to grow old in,” Dreyer said.

Board discussion focused on three variance requests: a 12.5-foot reduction of the rear yard setback (requested to make a livable living room with daylight), a 2-foot reduction of a 5-foot side setback for a carport, and a transparency request to reduce required storefront-style glazing on the street-facing wall. Several board members said the transparency and carport-side-setback requests appeared driven by design preferences rather than unavoidable physical constraints and that alternative layouts or small relocations could reduce or eliminate the need for those particular variances.

After deliberation the board denied the transparency and side-setback requests, citing concerns about neighborhood character and that the carport could be moved closer to the house without a variance. The board approved the rear-yard variance, finding the existing home’s condition and the lot’s historical placement supported the request and that the proposed replacement would not create substantial detriment to neighbors. The approval included guidance from board members to work with staff on front-window solutions and to minimize the number of outstanding variances.

Votes at a glance
Denied: Front facade transparency reduction and detached carport side-setback variance at 15 Congress Ave SE.
Approved: Reduced rear-yard setback (25 feet to 12.5 feet) for proposed single-family replacement at 15 Congress Ave SE.","The Board approved a reduced rear-yard setback for a proposed replacement single-family house at 15 Congress Ave SE but denied requested reductions for front facade transparency and for a reduced side setback for a detached carport. Staff and the applicant will follow up on remaining design options.",{"_33":99,"_35":36,"_37":38,"_39":100,"_41":101,"_43":102,"_45":103,"_47":104,"_49":105,"_51":106,"_53":107,"_55":56,"_57":58,"_59":108,"_61":62,"_63":64,"_65":109,"_67":68,"_69":70,"_71":68,"_72":56,"_73":56},6707253,"Board tables decision on window-film variance at Fuller Avenue storefront after privacy, transparency debate",3496,2699000,6195000,"/Search/View?dp=1&key=5414439-cdcdc40e2259f71b138ebb98f130c829&start=2699&end=6195","https://assets.pipeline.soar.com/5414439-cdcdc40e2259f71b138ebb98f130c829/thumbnail_2699000.jpg","/articles/6707253/Grand-Rapids-City/Kent-County/Michigan/Board-tables-decision-on-window-film-variance-at-Fuller-Avenue-storefront-after-privacy-transparency-debate","https://secure.pipeline.soar.com/6707253-cdb45e7daf0e292b37972e8e70b35332/orig.mp4?Expires=1770817352&Signature=PJzYY7kZflI9x55RxgsUrkg5d1sFQh7sHb2cFJzn0rNHtBkleDz8EiuiRBv-ydMuPvBXmVXjIX7ZVRLnPokmlTnZ-vPMk52z5HN0R2nFL~uFi~MBojv-ZeSDzdXf~RPT-YtHZJRTMmeOg0H~K-xfZdOk5FaVI2zoJHc46K-Oat-sBdZDLyLbxuclI65lyim-DZ7x3iL~fMI0zJA87y7vTaqsLbWX~ehWyrZKEmRuVx~1V2EaR4BpcuGJ4lBPq0BJeeuUNebOc5croE5aH2Ko1k4R2UYXycqN-mwAYczjUF0ZL3To7MtB-kta8DU~NNDIwrQiHmhOdJo~upFRwjTYZw__&Key-Pair-Id=KUT5TJCACFTXG","The Board of Zoning Appeals on a split discussion elected to table a request from BioFuse Wellness at 465 Fuller Avenue NE for a dimensional variance to permit window film reducing visible light transmission (VLT) to 30 percent. The board directed the applicant to work with planning staff and return at the next monthly meeting.

Staff explained that city zoning requires 70 percent visible light transmission for ground-floor façade transparency and that the director had previously interpreted 68 percent as effectively meeting that standard based on industry glass manufacturing. Rowan and planner Miss Schafer reviewed the building history: the three-tenant retail building and site received approvals in 2017, and a condition on the building permit required existing glazing clarity to meet transparency requirements.

Applicant Justin Bing, representing BioFuse Wellness, said the clinic provides IV infusions and other “wellness solutions” and that clients “expect privacy and discretion when they’re receiving services.” He said the property is a high-visibility, high-traffic corner next to a busy Starbucks and that the film was added during a tenant fit-out after the building permit was issued; he said the sign company that installed the film did not pull a sign permit and that the tenant was not aware of the VLT standard.

Board members and staff discussed technical measures and compliance options, including using partial coverage that would maintain the transparency band measured between 2 and 8 feet above the sidewalk, installing window film in smaller portions, or using lower-opacity tints that meet the VLT standard. Staff noted some nearby properties with reduced transparency may also be nonconforming; enforcement is ongoing for other sites.

At the end of deliberations members agreed to withdraw a motion to deny and instead table the application to the next meeting to let the applicant and staff try to find a compromise that both protects customer privacy and meets the city’s ground-floor transparency requirements. The board emphasized applicants should work with staff on alternatives (for example, limited-area film or internal roller shades) and return with proposed revisions.

Votes at a glance
Tabled: Dimensional variance request to reduce VLT to 30% at 465 Fuller Ave NE — motion to table carried; board asked applicant to work with planning staff and return at the next meeting.","An applicant at 465 Fuller Ave NE requested a variance to allow window film that reduces visible light transmission to 30 percent. The Board of Zoning Appeals tabled the matter for one month so the applicant can work with staff on alternatives that may meet the city’s ground-floor transparency rules.","actionData","errors"]

Article not found

Board approves conversion of rear building to three units; conditions require lot combination

Board approves variance to enclose deck, expand entrance at Lake Eastbrook storefront

Board grants rear-yard variance for 15 Congress Ave SE rebuild, denies front transparency and carport side-setback variances

Board tables decision on window-film variance at Fuller Avenue storefront after privacy, transparency debate