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Royal Oak zoning board denies garage height variance at 33 S. Alexander Ave.
Summary
The zoning board denied a variance request for an accessory garage at 33 South Alexander Avenue after debate over whether the petitioner demonstrated a unique, non‑self‑created hardship. The applicant had reduced the proposed peak from 18.1 feet to 17.25 feet but the board voted to deny the variance.
The Royal Oak Zoning Board of Appeals on Tuesday denied a variance request that would have allowed a homeowner to build a taller accessory garage at 33 South Alexander Avenue. The petitioner had revised plans since an earlier hearing, reducing the proposed garage ridge from 18.1 feet to 17.25 feet, lowering the variance needed to 2.25 feet over the 15‑foot ordinance limit.
Staff (speaker 6) told the board the property sits in a single‑family zoning district and that the dormer on the proposed garage raises the midpoint used to measure allowable height. Petitioner Roshael Litner (speaker 8) said the family had initially proposed a 20‑foot garage, received a denial, and resubmitted a plan that came in at roughly 18 feet.
Board members split over whether the request met the standard for a non‑use variance. Several members — including speaker 7 and speaker 1 — said the applicant reduced the overall ridge and that the proposed design was in keeping with neighborhood character. Others, including speaker 12 and speaker 13, said they did not see a unique, non‑self‑created hardship and questioned whether the claimed storage need or demolition of a prior garage created the difficulty.
During discussion, the petitioner confirmed a plan to remove the dormer if the variance were denied. Following debate, a motion to approve failed; a subsequent motion to deny the variance passed and the board formally denied the request.
The board’s decision means the petitioner will need to revise plans to comply with the 15‑foot midpoint height limit or reapply with a different package. No formal conditions or alternatives were adopted on the record. The board proceeded to the next agenda item after the vote.
