City of Kalamazoo - September 11, 2025 Zoning Board of Appeals

Updated about 5 hours ago

The Board addresses two main issues. The first is a variance request by Edison Community Partners to construct a recovery housing project at a former paper mill site, which involves a dimensional variance for building materials. The project aims to provide permanent supportive housing for individuals recovering from substance use disorders. The second issue is a variance request by Flowers Automotive Recycling to operate an automotive recycling business on Crosstown Parkway. This request involves a use variance and a dimensional variance, as the business does not fit the traditional definition of a scrap and salvage yard and does not meet the two-acre minimum lot size requirement. The board discusses the innovative nature of the recycling process and the environmental and community benefits of both projects, ultimately approving both variance requests.

Chapters

Welcome (00:00:43)
The meeting was welcomed and set up by Shelby, ensuring all were ready to begin.

The meeting began with a welcome and confirmation from Shelby that everything was set up and ready for the meeting to proceed.
Call to Order (00:01:23)
The City of Kalamazoo Voting Board of Appeals meeting was called to order, with a brief description of the board's function.

The meeting was officially called to order by the chairperson. The City of Kalamazoo Voting Board of Appeals, a volunteer advisory board appointed by the city commission, commenced its session.
Roll Call (00:01:37)
Roll call was conducted, confirming the presence of board members Sylvester, Work, Polar, Harrington, and Urban.

A roll call was conducted to confirm the presence of the board members. Members present included Sylvester, Work, Polar, Harrington, and Urban.
Approval of Minutes (00:02:00)
The minutes from the last meeting were reviewed and approved without any corrections or objections.

The minutes from the previous meeting were reviewed. No corrections were needed, and a motion to approve the minutes as submitted was made, seconded, and passed without objection.
Meeting Procedures (00:02:45)
Procedures for the meeting were explained, including how public comments would be handled and the voting process.

The chairperson outlined the procedures for the meeting. This included the process for public comments, which involved speakers stating their names and addresses, and being limited to three minutes. The order of speaking for those in favor or against was also described, along with the procedure for handling call-in comments and closing of the public hearing.
Public Hearing: Variance Request (00:04:55)
The Edison Community Partners presented a request for a zoning variance for building materials on a development project.

The public hearing began with a presentation by the Edison Community Partners, requesting a variance for the use of exterior materials on a new development. The presentation included details about the project, its location, and the necessity for the variance due to financial constraints and the need for supportive housing.
Staff Comments (00:18:00)
Staff commented on the variance request, supporting the project and noting plans to amend the ordinance.

Staff provided comments on the variance request, highlighting the demand for such housing and the inconsistencies in current zoning standards. They expressed support for the project and mentioned future plans to amend the ordinance to remove burdensome requirements.
Public Comments (00:22:03)
No public comments were made in favor or against the variance request, and no call-ins were received.

The floor was opened to public comments regarding the variance request. No individuals spoke in favor or against the request, and no call-in comments were received. An email in support from a nearby property owner was noted.
Board Discussion and Vote (00:23:10)
The board discussed the variance request and voted unanimously to approve it, acknowledging the need for ordinance amendment.

The board discussed the variance request, including the potential ordinance changes and the project's challenges. A motion was made and seconded to approve the variance request, and the vote passed unanimously. The board acknowledged the need for changes in zoning ordinance to accommodate such projects in the future.
Discussion on Natural Features Overlay and Portage Creek Watershed (00:33:55)
Meeting discusses challenges related to a natural features overlay and the Portage Creek watershed.

The meeting began with a discussion on the challenges posed by a natural features overlay and the watershed flowing down Portage Creek. This has impacted the development project due to stringent natural resources management requirements.
Approval for Drainage Request (00:34:04)
A drainage request on the other side of the creek was approved.

The members approved a request for drainage on the other side of the creek, acknowledging the necessity due to the challenges posed by the natural features overlay.
Project Presentation to NFP Review Board (00:34:08)
Developer's project was described to the NFP review board, which is strict on natural resources.

A detailed presentation was made to the NFP review board about the project, highlighting the developer's compliance with natural resources management requirements.
Challenges of Financing Permanent Supportive Housing (00:34:31)
Discussion about the high costs and financing challenges of permanent supportive housing projects.

The high costs of financing permanent supportive housing projects were discussed, emphasizing the math behind unit development costs and the need for high reserves, highlighting the housing shortage issue.
Dimensional Variance for Housing Project (00:35:25)
Support expressed for granting a dimensional variance due to special circumstances.

There was a strong support for granting a dimensional variance for the housing project, citing special circumstances like the lack of a coffee shop and barrier-free facilities on the first floor.
Site Contamination and Remediation Costs (00:35:52)
Environmental remediation costs are a significant challenge due to site contamination.

The site contamination and the associated environmental remediation costs were highlighted as a significant challenge, affecting the ability to meet facade requirements.
Approval Vote for Dimensional Variance (00:36:21)
A vote was taken and approval given for the dimensional variance request.

The board took a vote to approve the dimensional variance request, and it was unanimously supported as a necessary step for the project's success.
Flowers Automotive Recycling Variance Request (00:39:00)
Application for a variance to operate a scrap and salvage operation within a specific zone.

Ronald Flowers of Flowers Automotive Recycling submitted a variance application to operate a scrap and salvage operation in a zone where this is not typically permitted, seeking to discuss dimensional and use variances.
Presentation by Ronald Flowers (00:41:20)
Ronald Flowers presents his case for reclassifying his automotive recycling business.

Ronald Flowers presented his case for reclassifying his business as an automotive recycling operation, discussing the evolution from scrap to recycling and the partnerships with various organizations to ensure compliance and sustainability.
Staff Comments on Variance Request (00:52:02)
Staff provided comments, expressing initial skepticism but eventual support for the variance.

Staff provided comments on the variance request, initially skeptical but later supportive after visiting the site and understanding the unique nature of the recycling operation.
Public Comment on Variance Request (01:00:00)
Public comment session opened, with no public members speaking for or against the request.

The floor was opened for public comments on the variance request, but no members of the public came forward to speak either in favor or against it.
Board Discussion on Finding of Fact (01:00:55)
Board members discussed the finding of fact and the classification of the operation.

The board engaged in a discussion about the finding of fact for the variance request, questioning the classification of the operation as a scrap and salvage yard versus an automotive recycling facility.
Discussion on Automotive Recycling Facility (01:07:55)
Discussion about categorizing automotive recycling as a scrap and salvage operation, and the need for a use variance.

The board discusses whether an automotive recycling facility should be categorized under scrap and salvage operations. The discussion includes the types of uses under this category, such as automotive recycling facilities, and the implications of this categorization on zoning and the need for a use variance.
Questions and Answers (01:09:49)
Board members ask questions about the differences between Flowers Automotive and other facilities.

Board members inquire about how Flowers Automotive differs from other facilities like Rose Auto Parts. Mr. Flowers explains that his business focuses on creating a circular economy by recycling components for remanufacturing, rather than selling parts to the public.
Discussion on Definitions and Zoning (01:12:11)
There is discussion on whether the recycling operation fits within the current zoning definitions.

The board discusses whether Mr. Flowers' operation fits within existing zoning definitions for recycling facilities versus scrap and salvage operations. It is noted that the business involves recycling vehicles and components, which may not fit neatly into existing categories.
Motion on Use Variance (01:23:19)
A motion is made to approve the use variance with specific conditions recommended by planning staff.

A motion is presented to approve the use variance for Flowers Automotive with conditions including that disassembly occur inside the building and that outside storage is limited to specific locations.
Vote on Use Variance (01:33:01)
The board votes to approve the use variance with the recommended conditions.

The board votes unanimously to approve the use variance for Flowers Automotive, allowing the recycling operation in the specified location under the conditions set forth by the planning staff.
Motion on Dimensional Variance (01:34:37)
A motion is made to approve the dimensional variance request for the smaller lot size.

A motion is made to approve the dimensional variance request, which allows the operation to be conducted on a smaller lot size than typically required for scrap and salvage operations.
Vote on Dimensional Variance (01:34:59)
The board votes to approve the dimensional variance for the smaller lot size.

The board votes unanimously to approve the dimensional variance, permitting the operation on a smaller lot size, recognizing the unique nature of the recycling operation.
Adjournment (01:36:22)
The meeting is adjourned after completing all agenda items.

The meeting is adjourned with all agenda items covered, including the approval of both the use and dimensional variances for Flowers Automotive.