City of Kalamazoo - Zoning Board of Appeals - July 9, 2026 Zoning Board of Appeals

Updated about 11 hours ago

Statewide Rentals LLC seeks relief from slope setback standards for proposed duplexes on West Cork Street, which the board approves with conditions for native landscaping. Valley City Signs presents a request for Fifth Third Bank to maintain rooftop signage size on South Rose Street, approved with the condition that Fifth Third signage be removed from another building. The Kalamazoo County Event Center Authority requests signage size variances for a new youth sports center on North Drake Road, which the board approves to accommodate the facility's scale and regional significance.

Chapters

Call to Order (00:01:41)
The meeting of the City of Kalamazoo Zoning Board of Appeals is officially called to order by the chair.

The chairperson officially calls the meeting of the City of Kalamazoo Zoning Board of Appeals to order. The board is a volunteer advisory board appointed by the city commission.
Roll Call (00:01:52)
Roll call is conducted by staff, confirming the presence of board members.

Staff conducts roll call, confirming the presence of board members Han, Work, Holder, Brandon Hamburg, Harrington, and Urban. All members respond as present.
Announcements and Changes to the Agenda (00:02:19)
There are no announcements; minor changes to the agenda are acknowledged.

The board acknowledges a discussion between Attorney Bear and staff regarding the wording of variances for the first three cases, treating them as new public hearings due to modifications since the prior board meeting.
Approval of Minutes (00:03:21)
Minutes from the previous meeting are reviewed and approved without corrections.

The board reviews minutes from the previous meeting, specifically from May, as there was no meeting last month. No corrections are made, and a motion to approve is seconded and passed unanimously.
Meeting Procedures (00:04:09)
Procedures for the public hearing are outlined for attendees and participants.

The chair explains the procedures for the public hearing process: reading of requests, presentations by applicants, public comments (limited to three minutes per speaker), and the board's subsequent deliberation and voting process.
Public Hearing on Variance Requests by Statewide Rentals LLC (00:06:11)
Statewide Rentals LLC requests variances related to the Natural Features Protection ordinance for three properties.

Statewide Rentals LLC requests variances from the Natural Features Protection ordinance to develop duplexes on three lots on West Cork Street. Jeremy Cole presents the request, highlighting changes and efforts to minimize environmental impact. Public comments are heard, including concerns about traffic and neighborhood impact.
Board Discussion and Questions (00:29:03)
The board discusses the variance request, asking questions about zoning and project details.

Board members discuss the details of the variance request, asking questions about zoning for the Cork Street and Imperial Street lots, and the implications of the Natural Features Protection variances. Staff provides additional information on zoning regulations and project compliance.
Discussion on Mr. Cole's Zoning Request (00:37:05)
Mr. Cole discussed his meeting with zoning staff and efforts to meet project requirements. Rent and partnership issues were raised by board members.

Mr. Cole has been working with zoning staff to meet all project requirements, including utilities and fire safety. Board members asked about rent for the new duplexes, but Mr. Cole has not decided yet. There are no current partnerships to assist with rent. A reminder was given about court street facing units requesting a natural features protection variance.
Voting on Finding of Facts (00:47:00)
The board conducted votes on the finding of facts for three requests, with each vote being taken individually by roll call.

The motion for the finding of facts was discussed, and a roll call vote was taken for each of the three requests. The board decided to conduct voice votes on the finding of facts, and all requests were approved without opposition.
Discussion and Motion to Approve Requests (00:57:00)
The board discussed the natural features protection overlay and approved the requests with additional conditions for site restoration.

Board members discussed the natural features protection overlay district and the impact of variances. Conditions for site restoration, including planting shade tolerant grasses and native trees, were added to the approval. A motion to approve the requests with the new conditions was made and seconded.
Voting on Variance Requests (01:03:00)
Variance requests were voted on separately with conditions for restoration. Each request was approved 5-1.

The board voted on each variance request separately, with conditions for site restoration with native trees and shade tolerant grasses. Each request was approved with a 5-1 vote after discussion. The board ensured that conditions from the Natural Features Protection Board were included in the motions.
Variance Request for Building Signage (01:10:00)
A variance for building signage was requested due to changes in city ordinance affecting existing rooftop signs.

Kevin Carlson from Valley City Signs requested a variance to replace existing Comerica rooftop signage with Fifth Third signage without increasing size or number of signs. The request is due to ordinance changes making current signage non-conforming, and the signs serve as building identification rather than advertising.
Signage Variance Request Discussion (01:11:08)
The board discusses a variance request for maintaining existing sign dimensions after a building occupant change, emphasizing that the current ordinance would render the signs non-functional.

The discussion centers on a variance request to maintain existing signage dimensions for Fifth Third Bank's primary downtown location on Michigan Avenue. The current ordinance limits sign size, which would make the new signage disproportionate to the building's architecture and less effective. The signs are essential for the bank's identification as it becomes the primary downtown location, replacing Comerica Bank branding. The existing signs are structurally sound, and the variance would preserve the current sign dimensions without increasing size, height, or illumination.
Storm Damage and Sign Inspection (01:16:06)
An inspection following storm damage revealed that the sign structures are intact and sound, with only the flexible face material affected.

Following a storm, an inspection confirmed that the sign cabinets and supporting structures of the West Elevation sign remained intact and structurally sound. The only damage sustained was to the flexible face material. The variance request is not due to structural failure but is driven by the transition of the building's principal occupant and the need to maintain an effective building identification system under the new Fifth Third identity.
Staff Recommendation and Public Hearing (01:18:08)
Staff initially recommended denial but withdrew it after learning that other non-conforming signs would be removed, aligning with the ordinance's intent.

Initially, staff recommended denying the variance request as it did not meet the review criteria. However, upon learning that the applicant would remove other non-conforming signs from a different building, staff withdrew their recommendation for denial. This removal aligns with the ordinance's intent to reduce sign clutter. During the public hearing, there were no public comments in favor or against the request, and no call-in comments were received.
Deliberations and Motion to Approve with Conditions (01:20:22)
The board discusses approving the variance with a condition that requires the removal of other non-conforming signs before granting the variance.

Board members discuss the implications of granting the variance, noting the benefit of removing other non-conforming signs from another building. A motion is made to approve the variance with the condition that the Fifth Third Bank signage on another downtown building be removed before the variance is granted. This condition ensures that the variance aligns with the intent of the ordinance to reduce sign clutter.
Safety Concerns and Structural Integrity Assurance (01:29:04)
Concerns about the structural integrity of large signs in high winds are discussed, with assurances given about design standards and inspections.

Board members express concerns about the safety of large signs on tall buildings, especially considering increasing wind events due to climate change. The applicant assures the board that the signs will be constructed to meet wind load standards, similar to those used in hurricane zones, and that they will undergo building inspector review. The board wants assurance that the signs will not pose a danger, and the applicant commits to adhering to strict safety standards and inspections.
Final Motion and Vote (01:38:14)
The board finalizes the motion to approve the variance with conditions and votes in favor, ensuring compliance with safety standards.

The board finalizes the motion to approve the variance, contingent on the removal of non-conforming signs from another building and compliance with safety standards. The motion includes assurance that the signs will be constructed to withstand high winds and will be inspected by building officials. The board votes in favor of the motion, concluding the discussion on the variance request.
Discussion on Wind Load Calculations for Signage (01:44:01)
The board discussed the wind load calculations needed for signage, noting the requirement to adhere to local building codes.

The discussion centered around the need for signs to meet certain wind load calculations, comparing local standards to those in hurricane-prone areas. It was clarified that the signs need only satisfy local Michigan building codes rather than extreme conditions.
Vote on Signage Motion (01:45:41)
A motion was made to approve the signage with conditions and a roll call vote was conducted.

The motion was to approve the signage proposal with the condition that signs be removed from another building. A roll call vote was taken, resulting in approval of the motion with a 6-0 vote.
Public Hearing on Zoning Ordinance Variance (01:46:00)
A public hearing was held regarding a variance request for signage exceeding maximum size in a residential zone for a new youth sports center.

The Kalamazoo County Event Center Authority requested a variance for wall signs on a proposed youth sports center that exceed the maximum size allowed. The proposal included signs on the east and west walls, facing the parking lot and nearby roads. The discussion included presentations on the project's regional significance, economic impact, and community benefits, as well as neighborhood meeting feedback indicating no objections to the signage plan.
Staff Comments and Findings (01:59:00)
Staff provided comments supporting the variance request, citing special circumstances such as the facility's regional nature and need for visibility.

Staff highlighted the unique elements of the project, including its regional significance and location next to a highway, which justify the variance. The signage is designed to be visible from a distance and accommodate the site's topography. The project is consistent with the spirit of the ordinance due to these special circumstances.
Public Comments and Closure of Public Hearing (02:02:00)
The public hearing was opened for comments, but no comments were made in person or via the malfunctioning call-in system.

The public was invited to comment on the proposal, but no one came forward, and the call-in system was not operational. The hearing was subsequently closed without public input.
Board Discussion and Finding of Fact (02:05:35)
The board discussed the proposal and voted to support the finding of fact in favor of the variance.

Board members expressed support for the variance, noting the zoning ordinance's limitations and the project's benefit to the community. A finding of fact was adopted, incorporating the information presented during the meeting.
Motion to Approve Variance Request (02:06:36)
A motion to approve the variance request was made and supported, with board members expressing their views.

The motion to approve the variance request for the signage was discussed. Board members supported the motion, acknowledging the unique circumstances and the project's alignment with community interests. The motion passed with a unanimous vote.
Adjournment (02:11:00)
The meeting was adjourned after resolving agenda items and addressing any remaining procedural issues.

The meeting was concluded with a note on approving minutes from a previous meeting at the next session, and the adjournment was formally declared.