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Board grants variances for two West 14 Mile parcels; debate over combining lots and easements
Summary
The board granted variances that allow two adjacent parcels at West 14 Mile Road to operate with a shared drive aisle and uneven parking counts rather than forcing a lot combination. Petitioners and staff debated whether a deed combination or recorded easement was preferable to protect long‑term access.
Royal Oak’s zoning board approved variances that let two separately deeded properties at West 14 Mile Road continue under a shared central drive aisle and provide parking as a coordinated arrangement rather than forcing a lot combination.
Staff (speaker 4) told the board the two buildings, constructed in 1961, flank a central drive aisle that bisects a property line; if combined into a single tax parcel the site would meet ordinance drive‑aisle and parking requirements. The petitioner’s team, including architect Frank Fraga (speaker 9) and owner Paul (speaker 24), said both parcels have been used together historically, are under common ownership and a single tenant operator is proposed. They argued a recorded easement or lease would secure continued shared access without permanently combining parcels.
Board members were split. Several expressed concern that approving variances for separately deeded parcels could create a long‑term condition that later owners might exploit, and some urged that an easement or parcel combination be recorded; others noted the site configuration predates current zoning and that forcing a lot combination could trigger expensive stormwater/storm detention requirements. The owner said a combination could lower the property’s value and that the tenant is committed to a long lease.
A tenant who addressed the board said the operation requires both buildings to be viable. After debate the motion to grant the variances carried 5–4. The board discussion referenced options: recorded easements, lease covenants and the planning commission’s prior recommendation to combine parcels or seek variances.
The applicant said it will work with staff on recorded documents and permitting next steps; staff noted recorded easements do not remove the variance requirement but can reduce future risk of access disputes.
