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Brimfield BZA grants hotel parking variance if 16 land‑banked spaces secured
Summary
The Brimfield Township Board of Zoning Appeals approved a variance Dec. 17, 2025, allowing a proposed hotel to reduce required parking from 129 to 113 spaces on condition the applicant secures 16 land‑banked or shared spaces; the applicant and staff disagree on the practical parking impact.
The Brimfield Township Board of Zoning Appeals on Dec. 17 approved a variance to the township parking requirement for a proposed hotel at 1039 Riviera Way, contingent on the applicant securing sixteen land‑banked or shared parking spaces.
The board granted the variance from Resolution Section 600.10(C)(5) after hearing from owner‑applicant Vaibhav Patel and staff. Bruce Knippenberg moved to approve the variance on the condition that Patel obtains the additional 16 spaces; Ed Shutty seconded and the motion passed with all members in favor (MOTION#2025-63).
Why it matters: the code requires 129 parking spaces for the proposed hotel; an updated site plan submitted during the meeting showed 113 spaces. Board members and staff said that shortfall could create spillover onto adjacent properties if the hotel is ever filled to capacity, while the applicant said operational patterns and nearby underused lots make the shortfall unlikely to cause problems.
What was said: owner‑applicant Vaibhav Patel described expected occupancy at roughly 65% and argued the operation’s timing limits concurrent employee and guest presence. Patel told the board that in his experience “I do not see parking ever becoming an issue,” and noted guests’ use of ride‑sharing and surrounding lots. Staff and board members pressed for a durable plan: zoning staff member Mike Hlad recommended applying the Duncan Factors (Section 204.04) and suggested the BZA require land‑banked parking as a condition to avoid future ownership changes removing informal arrangements. Pat Blair proposed approving the variance only if an agreement for sixteen additional spaces with an adjacent property is secured.
Key numbers and conditions: the code calls for 129 required spaces; the applicant’s updated site plan shows 113 spaces (the file also referenced an earlier 118‑space request). Patel stated peak employee counts of 15–18 and typical morning staff of 12–13; overnight staffing is usually one person. The board’s approval is conditioned on the applicant obtaining 16 land‑banked or shared spaces; if such an agreement cannot be reached the applicant was told to return to the BZA.
Background and next steps: the BZA noted the variance runs with the property and may affect future owners; the condition is intended to provide a binding remedy if parking shortages occur. Patel said he will contact The Schipper Group about additional parking and return to the BZA if an agreement cannot be reached.
