Little Traverse Township Zoning Board of Appeals
December 15, 2005 5:30 PM
At the Township Hall


Chairman Joe Chattaway called the meeting to order at 5:50 P.M.

Roll call: Joe Chattaway, present: Joe Leach, present: Matt Duran, present.
Also present were Randy Frykberg, Bill Dohm, Jessica Moore and Jane Taylor.

Minutes:
Matt Duran motioned to approve the minutes of September 14, 2005 as presented. Support came from Joe Leach. Motion approved by voice vote.

Case #A-9-05
Conduct a Public Hearing on a request by John and Almira Sant to expand a non-conforming cottage by adding a second story at 2305 Pennsylvania Avenue in Wequetonsing.
Randy Frykberg reviewed the case saying the Sant’s have requested permission to expand an existing non-conforming recreation home on a non-conforming lot by adding an approximately 15’X23’ second story over the existing structure at the rear of the house. This construction would occur in the rear yard setback area, but would not increase the footprint or any encroachments.
He said the property is Zoned RR, Recreation Residential, and is on lots 48, north half of 33, and the south half of 53 in Wequetonsing. The platted lots, even combined, are non-conforming due to size (approximately 80’ wide X 88’ deep, for and area of 7,040 square feet: the district minimum is 100 ‘wide and 40,000 square feet in area). Setback requirements for the district or front 40’, side 10’, and rear 35’. Wequetonsing only requires setbacks of 4’ side and 6’ rear. The present setbacks are 0’ front yard: 23.9’ south side yard: 11’4” north side yard and 8’7” from the rear lot line. The present lot coverage ins 43.72% ( 30% allowed) and the proposed addition would not increase the lot coverage. The footprint of the existing house is 3, 073 square feet and would not be increased if the request for the addition is granted.
A letter of support for the request from the Wequetonsing Association was read.
The Public hearing was opened.
Jessica Moore, architect, said this proposal would not extend the footprint of the existing house. She explained the project to the Board.
The Public Hearing closed.
The Board discussed the plan, noting it was very much like the other houses in the neighborhood.
Joe Leach motioned to approve the request by John and Almira Sant at 2305 Pennsylvania Avenue, Wequetonsing, parcel # 24-08-16-18-299-048, Site Plan dated November 8, 2005 as submitted. The request would not increase any encroachment as there would be no increase in the footprint of the home. Practical difficulty warrants granting the variance. It is in character with the Wequetonsing Association and the area. Granting the variance as requested would not be detrimental to the public welfare. The request is not self created as the small lot was pre-existing prior to zoning. The variance does not adversely affect the purposes or objectives of the Zoning Ordinance. Motion support was offered by Matt Duran. Roll call vote: Duran, yes; Leach, yes; Chattaway, yes. Motion carried.



Case#A-10-05
Conduct a Public Hearing on a request by Jay and Katie Kern to expand a non-conforming cottage by adding a second story at 2349 Pennsylvania Avenue in Wequetonsing.
Randy Frykberg reviewed the case saying the Kern’s have requested permission to expand and existing non-conforming recreation home on a non-conforming lot by adding a 17’X22’ second story over the existing garage at the rear of the house, plus a 5’X17’ cantilevered second story on the north side. This construction would occur in the rear and side yard setback areas. The property is Zoned RR, Residential Recreational, and is on lot 35 in Wequetonsing. The non-conforming lot is 40’ wide and 88’ deep, for 3200 square feet. The setback requirements for the district are: 40’ front, 10’ side, and 35’ rear. Wequetonsing only requires setbacks of 4’ side and 6’ rear. The present setbacks are 0’ front yard; 0’south side yard; 4’ north side yard; and 7’6’ rear yard. The request for this second story addition would not encroach any further into any setbacks, and would be less encroachment in the side yard setbacks than the rest of the structure. The addition would be set back 3 ½’ from the south side lot line and 9’ from the north side lot line. The present lot coverage is 72.06% (30% allowed) and the proposed cantilevered addition would increase the lot coverage to 74.41%. The footprint of the existing house is 2,531.4 Square feet and would be increased by832.74 square feet if the request for the addition is granted. Frykberg noted the roofline would be no taller than the rest of the house.
The Public Hearing was opened.
Jessica Moore, architect for the project noted this request is within the setbacks required by the Wequetonsing Association.
Bill Dohm wanted to be sure this addition would not block the view of someone else’s cottage. He was assured by Ms. Moore that it would not block any neighbor’s views.
A letter from Greg Voelker, Wequetonsing Association, stating the Association’s support for the request was read.
The Public Hearing was closed.
The Board reviewed the Plan.
Joe Chattaway motioned to approve the Site Plan , dated November 8, 2005. parcel # 24-08-16-18-299-035, for the Kern residence ( 8 Third Ave. LLC) at 2349 Pennsylvania Avenue, Wequetonsing. Practical difficulties warrant granting the variance. The lot is a non-conforming lot and due to the size of the lot the building is non-conforming. Due to the minimal size of the increase in the footprint (82.75’ square feet), and because it will not increase any encroachment, granting the variance as requested would not be materially detrimental to the public welfare. The request is in character with the Wequetonsing Association. The variance does not adversely affect the purposes of the Zoning Ordinance because the small lot was re-existing prior to zoning. It is not self created due to the size of the lot. Motion support came from Joe Leach. Roll call vote: Leach, yes; Duran, yes; Chattaway,, yes. Motion carried.
Discuss adoption of ZBA Bylaws:
The Board discussed the Zoning Bylaws Draft #2 as presented and the use of alternate Board members.
Joe Leach motioned to adopt the Little Traverse Township Zoning Board of Appeals Bylaws, Draft #2 as presented. Support came from Matt Duran. Roll call vote: Leach,yes: Duran,yes; Chattaway, yes. Motion carried.

Other business brought before the Board:
No other business was brought before the Board.

Adjourn:
Joe Leach motioned to adjourn the meeting at 6:30 P.M. Motion support came from Matt Duran. Motion carried by voice vote.


Respectfully submitted,



Jane Taylor
Administrative Assistant