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Board of Appeals approves second-story addition with setback variance at 155 West Twelfth St.
Summary
The City of Holland Board of Appeals voted unanimously to approve a special exception allowing a second-story addition at 155 West Twelfth Street that will sit 4.6 feet from the west property line where a 5-foot setback is required; approval is conditioned on a Historic District certificate of appropriateness.
The City of Holland Board of Appeals approved a special exception allowing a second-story addition at 155 West Twelfth Street, despite the proposed addition encroaching to 4.6 feet from the west property line where the zoning ordinance requires a 5-foot setback.
Isaiah Grabowski, representative for homeowners Clifford and April Stummy, told the board the proposed second-floor addition would sit within the existing foundation line and “just build straight up.” He said the plan keeps the addition along the existing building line and noted the project team plans to raise a side vent on the west wall to keep it out of reach.
The decision matters because it changes the property’s side-yard setback and requires a separate review by the city’s Historic District Commission. Staff advised the board that a certificate of appropriateness from the Historic District Commission must be obtained before construction begins; that condition was included in the board’s approval.
During the public hearing, neighbor Chris Howell of 161 West Twelfth Street said he did not object to the addition overall but raised a safety concern about the proposed vent on the west wall, noting the fireplace bump-out and the potential for children to reach a hot vent: “The main issue was just a safety. . . . make sure my kids can't walk by on our property, put their hand out and touch a really hot fireplace fan.”
City staff told the board there is a separate two-foot setback requirement for air-conditioner condenser units and a code limit that a chimney cannot protrude more than three feet from the face of a wall; staff also noted how hot a vent can get depends on use and that a mechanical contractor would be the appropriate expert to determine temperatures. Staff said the Historic District Commission, which reviews such changes, is likely to impose additional requirements when it reviews the application next month.
In deliberations, board members found the encroachment consistent with the neighborhood’s existing character and concluded the addition would not be detrimental to adjacent properties. The board voted to approve the special exception with the condition that a certificate of appropriateness from the Historic District Commission be obtained before construction. The roll call produced unanimous support: Sorek (yes), Benitez (yes), Bedard (yes), Lockery (yes) and Fusak (yes).
The board’s initial announcement to the public noted decisions are effective the day they are made and that applicants may appeal to the circuit court under state law.
