Warren Zoning Board approves series of variances for garages, driveways, fencing, signs and housing; driveway and signage votes split

The Zoning Board of Appeals for the City of Warren on Wednesday, July 9, approved a series of zoning variances affecting single‑family yards, commercial properties and a proposed three‑unit residential development after public hearings and board discussion.

Board members voted on eight agenda items that evening. Most requests were approved; two items produced vocal opposition from board members and a 5‑3 split on one driveway variance. The board discussed neighborhood character, long‑standing nonconforming conditions and the city’s sign and paving rules.

The most contested item concerned a homeowner’s request to retain an existing widened front‑yard hard surface at 4553 13 Mile Road (item 7). Neighbors who spoke at the meeting described the owner as a long‑time resident and said the expanded pavement has been in place for about 20 years. Opponents on the board said allowing the variance would set a citywide precedent for paving front yards on busy “mile” roads; supporters said limited alternatives exist where street parking is unsafe. The board approved the variance by a 5‑to‑3 vote.

Other approvals included: a garage addition for a property on Loretta Avenue, a 133‑foot chain‑link fence in front of a municipal building the city plans to occupy, a change of use to allow a dental lab in a C‑2 district, and variances to allow a three‑unit multifamily (R‑3) development on a commercially zoned corner lot off 11 Mile and Blackmar. Multiple commercial signage variances for two fuel/retail projects and several existing businesses also were granted; several board members said the sign requests exceeded the ordinance by large margins but voted to approve them while noting the city’s zoning code and existing legal variances complicate enforcement.

The board repeatedly referenced the City of Warren zoning ordinance during deliberations and noted several prior variances tied to existing signs at commercial sites. Planning staff and applicants said some nonconforming conditions (for example, existing pavement or legacy signage) predated current code or were the result of past variances.

Members of the public submitted written support for the Ginkgo Property Group triplex (item 10), calling a vacant, commercially zoned corner more appropriate for housing than further commercial development. Applicants and their representatives described efforts to reduce project impact: the triplex site plan uses only about 24% of the lot for building and includes substantially more green area than typical nearby lots.

On signage items, applicants said brand‑standard signage and canopy markings are necessary for safe navigation on busy corridors; some board members said that argument is persuasive but urged future zoning updates. Board members also asked applicants to rescind prior variances where possible to “clean up” the record.

Votes at a glance: - Item 6 — William (Denise) Tate, 25531 Loretta Ave: Approved. Request to add a 20‑ft by 20‑ft (400 sq ft) addition to an existing 26‑by‑26 (676 sq ft) garage for a total accessory area of 1,076 sq ft. Motion by Secretary Jersey; second by Mr. Clift. Vote recorded as: Jersey, Clift, Watts, Lindsey, Storovich, Perry, Susser, Chairman Safaya — all yes (unanimous among members voting). - Item 7 — Applicant Daupham (4553 13 Mile): Approved, 5–3. Request to retain a 23‑ft by 24‑ft hard surface in the front yard (widened driveway / four‑wide) installed ~2005. Motion by Mr. Lindsey; second by Mr. Clift. Yes: Lindsey, Clift, Storovich, Perry, Assessor. No: Watts, Jersey, Chairman Safaya. Board discussion: neighbors spoke in support; members opposing cited loss of front‑yard green space and citywide precedent for paving lawns. - Item 8 — City of Warren (14217 9 Mile): Approved. Request to install 133 ft of 6‑ft chain‑link fence in the front setback to enclose municipal vehicles for the property maintenance division. Motion recorded by Secretary Jersey (support by Mr. Perry). Vote: unanimous yes among members present. - Item 9 — Fisnick / Matilda Nazarco (23265 Van Dyke): Approved. Request to allow a dental laboratory use in a C‑2 district (applicant describes light, digital lab activity and limited walk‑in visits). Motion by Secretary Jersey; second by Mr. Assessor. Vote: unanimous yes among members present. - Item 10 — Ginkgo Property Group (corner of 11 Mile and Blackmar): Approved. Variances to allow a 3‑unit triplex (R‑3 use) in a C‑2 district, reduce lot area requirement (proposed 12,600 sq ft, 4,600 sq ft less than required) and allow a 24‑ft front setback (11 ft less than ordinance). Motion by Secretary Jersey; second by Mr. Nasorowicz/Nistorowitz. Board heard three written letters of neighbor support and several in‑person supporters; one member said approval is preferable to leaving the lot vacant or allowing a commercial use. Vote: affirmative by majority; one board member noted a reluctant “yes.” - Item 11 — Agreed Development LLC / Speedway (26100 Grosbeck): Approved. Multiple wall, canopy and pump signage variances and a request to retain an off‑premise Regency arrow sign while removing a larger shopping‑center portion. The petitioner said the 48‑sq‑ft arrow sign must remain per a purchase agreement; the applicant agreed to rescind other prior variances. Several board members expressed concern that the requested signage totals far exceed code limits; two members registered no votes. Motion to approve (as presented, with prior variances rescinded except the off‑premise arrow sign) carried. - Item 12 — Sheetz (31925 Van Dyke): Approved. Ground, pylon, menu/drive‑through and pump signage variances proposed for a Sheetz station; the applicant said the package had been pared to the minimum necessary for safe vehicle circulation and brand recognition. Motion to approve, with rescission of certain prior variances on the site, carried unanimously among members present. - Item 13 — Metro Signs & Lighting / property owner Darren Odey (23830 Grosbeck): Approved. Requests to re‑install awnings, painted wall signs and decorative design elements damaged in a windstorm; applicant said the work restores preexisting signage/awnings. Two board members said the total square footage far exceeded ordinance allowances but voted to approve to restore the pre‑storm condition.

What changed and what’s next: The board repeatedly encouraged city planning staff to consider ordinance updates on front‑yard paving and sign limits; several members said enforcement is complicated by legacy variances and staffing limitations. Applicants for the larger commercial sign packages agreed on the record to relinquish earlier variances where feasible, leaving specified legacy signs in place when tied to legal easements or purchase agreements.

The Zoning Board of Appeals closed the meeting at 8:58 p.m.

Ending note: Decisions recorded at the July 9 meeting finalize the variances described; where applicants agreed to rescind prior variances, staff indicated those changes would be reflected in the administrative record.