Royal Oak board denies parking variances for proposed Cafe Fantasy on Woodward

The Royal Oak Zoning Board denied a set of variances requested by a would-be operator of Cafe Fantasy at 30118 Woodward after extensive public comment and questions from commissioners about parking and late-night operations.

Staff told the board the space’s usable floor area would require 24 off-street parking spaces under the city zoning ordinance, but staff applied a 7-space credit for the prior retail use, making the effective requirement 17 spaces. The petitioner’s plans added four rear spaces, leaving a request to waive 13 spaces. The applicant also sought waivers for driveway width and for a required 30-inch masonry screening wall along the south lot line. ‘‘Based on the submitted plans, the space would require 24 off-street spaces; with the prior-use credit it becomes 17, and the applicant is asking us to waive 13,’’ staff explained during the hearing (staff presentation, SEG 177–206).

Petitioner (identified in the record as the applicant for Cafe Fantasy) described the business as a dessert-and-coffee shop with sit-down seating, live baking demonstrations and occasional evening activity, and said the long-term plan could include late-night cocktails until about 1 a.m. The petitioner told commissioners they expect four employees per shift and that the business model depends on both daytime and evening customers (petitioner presentation, SEG 399–421; 541–555).

Neighbors and adjacent property owners nearly uniformly opposed the variance requests at public comment. ‘‘There’s just no place to park,’’ said Steven Band, a long-time owner of nearby property (public comment, SEG 805–876). Several speakers noted the petitioner’s written claim that patrons could use on-street spaces in the MDOT right-of-way but warned the city cannot treat those spaces as guaranteed: staff said MDOT could remove those parking areas in the future (staff response, SEG 247–253). Other residents described children and neighborhood safety concerns about people entering the residential blocks late at night and said a mixed-use or event-style operation would intensify parking demand already strained on this block (public comment, SEG 749–1040; 1003–1046).

Commissioners weighed the concept’s positive aspects against documented practical difficulties. ‘‘It’s a great concept, but it’s not the right spot,’’ Commissioner Wolf said when moving to deny the variances, citing on-street parking limits and potential safety issues if the site were fully occupied and patrons could not find parking (motion and rationale, SEG 1073–1091). Other commissioners echoed that view, saying the project as proposed did not satisfy the board’s criteria for hardship and substantial justice.

After discussion the board took a voice vote and the motion to deny all variances carried. The board encouraged the applicant to meet with Royal Oak economic development staff and to seek an alternative site better suited to the proposed intensity of use (final action, SEG 1248–1272).

What’s next: The petitioner can revise the proposal and pursue another property or return with a redesigned plan, but any future application will need to address the board’s concerns about guaranteed parking and neighborhood impacts. The board’s denial closes the variance request for 30118 Woodward at this hearing.