[{"_1":2,"_111":-5,"_112":-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],{"_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",6455406,"mediaKeyId","5837519-c8343a0eb61542f29f3274a790b25826","parentId",5837519,"title","Housing commission's duplex plan approved with fence, designated parking conditions","audioSeconds",2517,"startMs",1176000,"endMs",3693000,"viewUrl","/Search/View?dp=1&key=5837519-c8343a0eb61542f29f3274a790b25826&start=1176&end=3693","thumbnailUrl","https://assets.pipeline.soar.com/5837519-c8343a0eb61542f29f3274a790b25826/thumbnail_1176000.jpg","articleUrl","/articles/6455406/Big-Rapids/Mecosta-County/Michigan/Housing-commissions-duplex-plan-approved-with-fence-designated-parking-conditions","mediaUrl","https://secure.pipeline.soar.com/6455406-4e57ad7b4c234b5ff8840352a5043404/orig.mp4?Expires=1770442524&Signature=n9A6u~YuvuolfM5GGEYjqFUo2edYCOpHwSflZKxYwpxtxmCB4onN9CdlE6t-TZYwGOrFpLWKQvVHONQn~AveBm8XiksihfnOp8KRbhu2cDGw~ziNAbtorVlMW43lkSmuFz5W8N0VJq34oktCoiRKVGcq-6h2WDIYQqrsXsC2cqFqH1W6tsEPKQpcvQksM5FXjGYsYz7vjRUcfuwn4JxKRiOxoNRqJBvCCvqcLE3tdJSlseD247cFeYccUVvPF0VyvzuWX6Ox9vfbxijd-46kSMbMeeKrmlaxLQ66pqUeNXDHzZ0FBN3n0gtdxNKqsa3HlldiabX30aQ~DIvkj6LFNw__&Key-Pair-Id=KUT5TJCACFTXG","author","City of Big Rapids","date","2025-09-26T00:00:00Z","article","The Big Rapids Zoning Board of Appeals approved a variance to allow the Big Rapids Housing Commission to build a duplex at 402 Second Avenue on a lot smaller than the ordinance ordinarily requires for duplexes.

Linda Miller, representing the Big Rapids Housing Commission, told the board the project is intended to expand market-rate housing stock and will partner with the local career center’s construction trades program. \"We are proposing to build a duplex on this lot which is directly across from Parkview Village,\" Miller said. She also said many of the housing commission’s tenants have only one vehicle, which informed the decision to locate two parking spaces on-site and reserve two designated visitor/overflow spaces across the street.

Planning staff told the board the property is in an R‑2 zone and the ordinance requires 12,000 square feet for duplexes in that district as well as an 80‑foot lot width and parking calculated as \"one per bedroom.\" The proposed lot is approximately 7,200 square feet with a 70‑foot width, and the applicant requested relief from minimum-lot and parking-location requirements. Staff recommended approval, noting other duplexes already exist in the neighborhood and that the housing commission can provide reserved spaces in its existing overflow lot.

Why it matters: The Housing Commission said the duplex will provide market-rate units not subject to income restrictions, addressing a local gap in housing for non-student and non–low-income households. The board discussed safety and access, including whether crossing improvements or signage should be pursued if residents must walk across the street to reach assigned parking.

The board approved the variance with two conditions: the developer must install a privacy fence and designate two parking spaces in the Housing Commission’s visitor/overflow lot for the new duplex. The motion cited sections 13.5 and 13.6 of the zoning ordinance. Board members also asked the applicant to coordinate with the police department or public works regarding pedestrian safety for people walking between the site and the overflow parking.

Board members and applicants discussed construction timing: project partners said they plan to start foundation work in October or November and expect the career-center construction program to complete major exterior work by spring, with interior work following as needed. The housing commission said the project is a two‑year, teaching‑based build through the local career center.

The board voted to approve the variance; applicants were directed to finalize parking designation and fencing details with staff before construction begins.","mediaType","Video","parentTitle","Zoning Board of Appeals 9/25/2025","oneSentenceSummary","The Big Rapids Zoning Board approved a non-use variance letting the Big Rapids Housing Commission build a duplex at 402 Second Avenue despite minimum-lot and parking rules, subject to a privacy fence and designated visitor parking at the commission's overflow lot.","taxTitle","Big Rapids, Mecosta County, Michigan","taxId",71573,"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},6455411,"Zoning board approves variance to allow two single-family units at 128 North Warren",1070,91000,1161000,"/Search/View?dp=1&key=5837519-c8343a0eb61542f29f3274a790b25826&start=91&end=1161","https://assets.pipeline.soar.com/5837519-c8343a0eb61542f29f3274a790b25826/thumbnail_91000.jpg","/articles/6455411/Big-Rapids/Mecosta-County/Michigan/Zoning-board-approves-variance-to-allow-two-single-family-units-at-128-North-Warren","https://secure.pipeline.soar.com/6455411-8eb38a22ed6c2d4a9d882fec47c07a14/orig.mp4?Expires=1770442524&Signature=avVdjuEIRHP-L4dSGpUdybujsglrv-X9Jcic6Cusg8jL7Ic6YSsGxXgP~qu1aLZsOQCA5wK45yNYTF2Y6Vf4ZZ6beoccbQbzivUyyrpSrUhFnUFLxqhzQO5Zweqfk6KHt9Bl~yKSm8o3Be69ri~AjYjl00qQ0fcLoyo5Ox~Sa0LdDBpffOXOF6jW19UjmOYtLx071G21DzfIzglXxi6KvjbWnYzbA86RzYLh~b5NZBcAXIJYGuoPSTx0HJv8t8T1T4lCV6SZlOFjEwrtHiO2RucI8iM26vfxePIFK6Wv4IS8gI2yJW009G4rAC0mKjuJK7l~EIaHCpoYNc41UR0PNg__&Key-Pair-Id=KUT5TJCACFTXG","The Big Rapids Zoning Board of Appeals approved a use-variance Tuesday to allow two single-family units at 128 North Warren, permitting owner Jack Frizzle to use both sides of the building as residential units in an RP (Residential Professional) zone.

The board approved the application after staff recommended conditional approval. Michelle, planning staff for the City of Big Rapids, told the board that \"staff recommended approval with the stipulation that they have to be single family, that it can't be used for multifamily\" and that the applicant must enroll rental units in the city program. Frizzle told the board he applied because \"the supply of office spaces is larger than the demand and the supply of good clean residential non student units are in short supply.\" Frizzle said one side of the duplex has been occupied as a single-family unit for several months and the other side had varied occupancy in prior years.

Why it matters: The RP district allows primarily single-family residential use, with limited commercial uses. The variance lets the property operate as two single-family units while the board emphasized that the use must not convert to multifamily occupancy (for example, more than four unrelated occupants under R‑3 rules). Staff noted the request aligned with the city’s master-plan goals to increase downtown housing density.

The board discussed standards for a variance, including whether the property could be reasonably used for permitted purposes without relief and whether the request would alter the character of the area. Planning staff said RP is a transition zone with many existing nonconforming uses and that the property's historic uses included both residential and small-office uses. Board members said the duplex \"blends in\" with the surrounding mixed residential character and raised no recorded complaints about the property's recent residential use.

The board approved the variance with two expressed conditions: each side must be limited to single-family occupancy and, if rented, the units must be enrolled in the city’s rental program and pass required inspections. The motion cites the standards in sections 13.5 and 13.6 of the zoning ordinance and directed staff to follow up on enrollment and inspection requirements.

The applicant was advised to contact city staff to complete enrollment after the meeting. No written objections were filed with staff and no members of the public spoke in opposition during the hearing.

The variance allows the owner to register the two units as single-family rental units under the conditions the board imposed; it does not change the RP zoning designation and does not authorize multifamily occupancy beyond single-family limits.","The Big Rapids Zoning Board of Appeals approved a use-variance letting owner Jack Frizzle convert a former mixed-use duplex at 128 North Warren into two single-family rental units, conditioned on enrollment in the city's rental program and limiting each side to single-family occupancy.",{"_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},6455397,"Staff reports progress on zoning ordinance audit and rewrite; open houses planned",298,5003000,5301000,"/Search/View?dp=1&key=5837519-c8343a0eb61542f29f3274a790b25826&start=5003&end=5301","https://assets.pipeline.soar.com/5837519-c8343a0eb61542f29f3274a790b25826/thumbnail_5003000.jpg","/articles/6455397/Big-Rapids/Mecosta-County/Michigan/Staff-reports-progress-on-zoning-ordinance-audit-and-rewrite-open-houses-planned","https://secure.pipeline.soar.com/6455397-9b66bff9965096382f3bf9845f82bb61/orig.mp4?Expires=1770442524&Signature=Ynmga0IoxMYSU9V07pQHlVk0iARNAjQB113yk1~swmpr85LNUwxjzOK3~Ym59Oeu1DUfj-OaLsQ4MXQUrbmV72thvLanEpHICUhH~Lg2jgTQURT2tqG54I4-VYNxKb5fkxpOOeFrPudqa7jd-jD9YbOiTcmMeJhm0aClao~pqQfNa5iXT~IyoCwViF-yH7sc4NblanBvGqpkBwMztUzh8WQeFocCXyC0zj1LOH5QW~0tO-RYvLbxyiEwR1lKkJR4MTGJc2Jcm1xTqR2AICPfUlRx0CElmGMucxWydE2ODJq85SNhGjUfYYV56NEQK6Tw3k1D8f1fbinRFQqfE4ijZw__&Key-Pair-Id=KUT5TJCACFTXG","City planning staff reported that the City of Big Rapids has contracted Williams & Works — the same firm that prepared the city’s master plan — to audit and assist with rewriting the zoning ordinance.

Mark Gifford, city manager, and planning staff summarized two early steps in the process: an initial audit that identified housekeeping issues (for example, references to outdated state statutes and reorganizational needs), and subsequent meetings to establish the ordinance layout and the structure of a new land-use table. Staff said they are proposing format changes to make definitions and sections easier to update (for example, grouping definitions alphabetically under lettered subsections rather than by numeric section) and to add language explicitly tying ordinance interpretation to the master plan.

Why it matters: The rewrite aims to clarify ordinance language, reduce confusion about district uses, and improve the process for future amendments. Planning staff said the RP district will likely be part of upcoming substantive discussions because it serves as a transition/mixed-use designation and has caused confusion in recent hearings.

Staff said they expect additional committee meetings and that Williams & Works plans to hold public open-house sessions to gather input before the draft ordinance moves to formal public hearings. Staff will circulate the audit report and public engagement dates when they are scheduled.","City planning staff said the city contracted Williams & Works to audit and rewrite the zoning ordinance. Work so far has focused on layout and a land-use table; staff said public open houses will be scheduled before substantive changes are finalized.",{"_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},6455402,"Board approves driveway paving across vacated alley between 804 and 808 Chestnut",1210,3751000,4961000,"/Search/View?dp=1&key=5837519-c8343a0eb61542f29f3274a790b25826&start=3751&end=4961","https://assets.pipeline.soar.com/5837519-c8343a0eb61542f29f3274a790b25826/thumbnail_3751000.jpg","/articles/6455402/Big-Rapids/Mecosta-County/Michigan/Board-approves-driveway-paving-across-vacated-alley-between-804-and-808-Chestnut","https://secure.pipeline.soar.com/6455402-89b0073ae77460fe7325c4beb4b12b45/orig.mp4?Expires=1770442524&Signature=oyNlrX5vBMU6drsJI5OK4AJn0hIFHHzVlZ4QM5xqr91L-g31melN89dMkPnIz3HcOSohdin8ZZqmly4HbHo-KwitPa2uyxrs-gPiJJtkmU-YrWetuQ8BkJVSDNv1azlwidToijrpEn5FWe8lGo~I4oN2Zs2rtGuWwhHbNJ2yG1dXDf189eKsndFTyajT9Gd5ddnC-qGc25z3Cghd16uyFxuRZWp921ZYUJiojHp8Tv9yPDjPnG1Ja2WY32m~9V7evsu-oe5frJzQ-pyxatZ4X1EceauJWerFzXcvmtDcWDwkF5yHHNYBABoSnoqeMlOgrfBO8QWy07rZj6pM5fDIHg__&Key-Pair-Id=KUT5TJCACFTXG","The Big Rapids Zoning Board of Appeals granted a variance allowing property owners at 804 and 808 Chestnut to pave a driveway approach that spans a vacated alley between the two parcels.

The applicants asked the board to allow paving beyond the standard residential driveway width so the approach would provide a finished concrete surface from curb to curb. Planning staff explained the alley had been vacated years earlier; the strip remains used as a shared two‑track access and contains utilities, including a sewer line. Staff told the board the applicant could, by right, pave to an 18‑foot width but sought a broader curb‑to‑curb approach that would cross property lines now held in private ownership.

The neighbor owners who spoke in favor described intensive use of the alley to reach rear garages and said they maintain the strip to the centerline. The applicant said prior attempts to secure a full curb cut had been difficult and that paving the approach would address an otherwise unpaved, dirt approach.

Why it matters: The paved approach will formalize a long-used driveway route and is intended to create a permanent, safer surface for vehicles serving multiple properties. Staff checked for conflicts with subsurface utilities and reported that the likely sewer segment lay outside the proposed paving but that public works would verify before construction.

The board approved the variance after receiving written permission from affected property owners and confirming neighborhood support. The motion approving the non-use variance cited sections 13.5 and 13.7 of the zoning ordinance and included a note that all involved parties signed written agreements permitting the paving. The board asked staff to confirm utility locations and work with public works before paving takes place.

The decision carries the condition that all parties consent in writing and that the applicant coordinate with public works to confirm that utility infrastructure will not be adversely impacted by the paving. No written objections were filed during the public hearing; nearby property owners who use the alley said they supported the paving to formalize an existing access route.","The zoning board approved a variance permitting owners of 804 and 808 Chestnut to pave across a vacated alley to create a wider shared approach, after the applicants supplied written permission and neighbors confirmed use of the two-track access.","actionData","errors"]

Article not found

Housing commission's duplex plan approved with fence, designated parking conditions

Zoning board approves variance to allow two single-family units at 128 North Warren

Staff reports progress on zoning ordinance audit and rewrite; open houses planned

Board approves driveway paving across vacated alley between 804 and 808 Chestnut