Zoning board approves 13.8-foot setback variance for accessory building at 8751 Cascade Road

Cascade Charter Township Zoning Board of Appeals on an unspecified date approved a variance for 8751 Cascade Road, allowing a 13.8-foot reduction from the 50-foot front-yard setback required along Cascade Road so the property owner may construct a 552-square-foot detached accessory building.

Staff told the board the lot is a corner parcel with frontages on Cascade Road (south) and Quigley Avenue (east) and described site constraints including a stream that runs from the northeast to the southwest corner of the parcel, significant vegetation, wet clay soils that cause seasonal flooding and the location of a septic pump north of the proposed building site. Because Cascade Road is designated an arterial street, the zoning ordinance requires a 50-foot front-yard setback; the applicant asked to place the proposed building in line with the existing house (the house is currently 36.2 feet from the property line). The applicant’s proposed location would require a 13.8-foot reduction from the 50-foot minimum.

Staff said the planning commission previously approved an exception to allow an accessory structure in what is considered the front yard but made reissuance of that approval conditional on the property obtaining a variance for the front-yard setback off Cascade Road. Staff highlighted deliberations the board should consider: whether the requested variance is the minimal variance necessary for reasonable use, whether grading or relocation of septic elements would allow compliance, and whether practical difficulty exists because of unique site features not created by the applicant. Staff recommended approval and provided sample motions in the meeting packet.

Two nearby residents spoke. Dan Grewatz (8683 Cascade Road) said he is two houses down, described the property as "beautiful" and told the board the proposed building would be an improvement and "not a hindrance" to sight lines on Cascade Road. Applicant Dan Wilder (8751 Cascade Road) described site constraints: limited usable area because of a driveway and a rock-filled side yard, a circular drive and seasonal creek flooding that can reach the deck during spring melt; he also said the existing 1972 shed is damaged.

A board member moved to approve case number 25-3895 to grant a 13.8-foot variance to the south property line front-yard setback for construction of the accessory building; the motion was seconded and passed by voice vote with all those present saying "aye." The transcript does not record a roll-call tally of individual yes or no votes.

The board did not record any opposing votes in the meeting transcript. The board thanked the speakers and neighbors for their input.

The staff report referenced the Cascade Charter Township zoning ordinance (section 17.03) provisions governing accessory structures and front-yard exceptions; staff also noted that locating the accessory building at the full 50-foot setback could require relocating septic system elements.

The board’s action permits the applicant to construct the accessory building at the approved location subject to any conditions the township's permitting process identifies during building permit review.