Cedar Springs Zoning Board of Appeals approves Oak Street carport variance, conditions survey proof

The Cedar Springs Zoning Board of Appeals voted to approve a variance enabling replacement of a longstanding carport at an Oak Street property, conditioning approval on receipt of survey documentation confirming the west property line.

City planner Andy Moore told the board the application seeks to replace an existing open carport on the west side of the house where a 10-foot setback is required. "To grant a variance, the ZBA must find that all of the following standards are met," Moore said as he reviewed the six statutory standards in the staff report. He summarized his assessment by noting the lot is typical in size and shape but borders a city-owned park on the west, the hardship does not appear to be self-created, and the current structure has existed for many years.

The applicant, who identified himself in the record as Bill Videttic, said a local surveyor from Sand Lake placed stakes marking the line a few months ago. He confirmed the existing covered area measures about 11 by 24 feet and said the replacement would be roughly the same length; posts for the new structure may need to move about 12–18 inches to the west to reach below the frost line. "That carport has been there for at least 17 years," Moore said during the discussion, noting the replacement could improve safety and bring the structure up to code.

Board members pressed for documentary proof of the survey stakes. Members referenced communications with surveyor Zeb Bryant and said photographs show stakes on the property, but they asked for an invoice, email confirmation, or a stamped survey for the file. Moore advised the board it could make approval contingent on such documentation: "If you said we'd approve it subject to you providing...a complete survey or documentation of the west side, you can do that," he said.

A motion to approve the variance was made and amended to state it satisfies the zoning ordinance's variance review standards and to require that the applicant provide documentation from the surveyor (or a certified survey) confirming the west property line and that the new posts remain within the agreed limits (approximately 12–18 inches from the existing wall). The motion was seconded and carried on a voice vote with no opposition.

The transcript contains inconsistent references to the property address and applicant in different places (the packet and early discussion refer to "29 Oak Street," while a later motion speaks of "39 Oak Street" and names "Andy Meyers"). The board minutes should be checked to confirm the correct parcel and applicant before recordation; the approval recorded in this meeting was conditioned on survey documentation being submitted to the city (to "Darla"/city staff) and added to the property file.

The board adjourned at approximately 5:54 p.m.