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Royal Oak zoning board approves Citizens State Bank parking variance for Woodward headquarters
Summary
The Royal Oak zoning board granted a variance allowing Citizens State Bank to build a three‑story headquarters at 31668 Woodward Avenue with 47 off‑street spaces instead of the 56 required by ordinance; the board cited underused comparable bank lots, hybrid work patterns and nearby overflow parking.
The Royal Oak Zoning Board voted to approve a parking variance for Citizens State Bank’s proposed three‑story headquarters at 31668 Woodward Avenue, allowing the project to proceed with 47 off‑street parking spaces instead of the 56 required by city ordinance.
Staff told the board the building would have about 12,549 square feet of usable floor area, which the ordinance calculates as needing 56 off‑street spaces; the approved site plan provides 47, and the bank requested a nine‑space waiver. The planning commission’s site‑plan approval was contingent on the board granting the variance.
Why it mattered: Architect Jim Schneider of Schneider Smith Architects said some interior spaces — a large boardroom, a third‑floor training room and vault space — would not be used daily, reducing effective parking demand. “If those spaces were not considered in the normal usable category, that would drop our variance request down to about 2,” Schneider said. Board members also noted nearby angled spaces in the MDOT right‑of‑way and the Redcoat Tavern’s adjacent parking as practical overflow.
Board member Robinson moved to approve the variance; during deliberations several members said hybrid work schedules and the experience of underused bank lots on Woodward made the reduction reasonable. Board member Moore said his review of comparable financial‑institution lots showed heavy daytime vacancy and expressed comfort with the petitioner’s request. Another member pointed to transit access on Woodward and the proximity of eight angled spaces that staff could not include in the official parking count.
The board voted by voice and the chair announced, “Motion carries.” The staff presentation included a warning that with six members present the board could have only one dissenting vote and still approve a use variance that evening.
What’s next: Staff confirmed that planning commission approval was contingent on this variance; because the board approved the variance tonight the site plan remains intact and the petitioner may proceed with required permits and construction steps.
Speakers quoted in this article are drawn from the meeting transcript and include Jim Schneider (architect) and multiple board members who spoke in support.
