Zoning Board of Appeals (ZBA)

AGENDA Village of Dundee Zoning Board of Appeals (ZBA) Monday, April 13, 2026 A meeting of the Zoning Board of Appeals (ZBA) will be held Monday, April 13, 2026 in the Village Council Chambers at 7:00 PM. 1. CALL TO ORDER 2. ROLL CALL 3. PLEDGE OF ALLEGIANCE 4. APPROVAL OF AGENDA 5. APPROVAL OF MINUTES 5.a Regular Meeting: November 12, 2024 6. PUBLIC COMMENT 7. PUBLIC HEARING : (PLEASE LIMIT YOUR COMMENTS TO 4 MINUTES PER PERSON) 7.a Variance Request for 165 Van Nest Street 8. UNFINISHED BUSINESS 9. NEW BUSINESS 9.a Consideration of a Variance Request for 165 Van Nest Street 2026.04.13 Civic Community Center Variance Docs 10. ZONING BOARD COMMENTS 11. ADJOURNMENT Please Note – The Village of Dundee is subject to the requirements of the Americans with Disabilities Act of 1990. Individuals with disabilities who plan to attend this meeting and who require certain accommodations, in order to allow them to observe and/or participate in this meeting, or who have questions regarding the accessibility of this meeting or the facilities, are requested to contact the Village Manager, at 734-529-3430 or rrudzis@villageofdundee.net to allow the Village to make reasonable accommodations for those persons. Public comment can be made through the Public Comment Form located at https://dundeevillage.civicweb.net/Portal/CitizenEngagement.aspx Page 1 of 37 Page 2 of 37 Agenda Item #9.a Date: April 8, 2026 Variance Review for The Village of Dundee Applicant: David Arthur Consultants, Inc. Project Name: Dundee Civic Community Center Variance Request Plan Date: November 17, 2025/December 10, 2025 Location: 165 Van Nest Street, Dundee, MI 48131 (Western parcel ID not available, 42 040 096 00, 42 040 152 00) Zoning: RA-2, One Family Residential Action Requested: A variance from the roof material requirement established in 17.04(B)(2) of the Village of Dundee Zoning Ordinance PROJECT AND SITE DESCRIPTION The applicant is requesting a variance from the Village of Dundee Zoning Ordinance’s roof material requirements as part of a proposal to renovate and construct an addition to an existing building at the property above. The existing building is referred to as the Boy Scout Building, which is adjacent to Waterworks Park located at the northeast corner of Van Nest Street and Ypsilanti Street. The proposed use of the building will be a community center. The property is zoned RA-2, One Family Residential. According to Section 17.04(B)(2) of the Village of Dundee Zoning Ordinance, standing seam metal roof systems shall be permitted only in the RO, B-2, B-4, M-1, and M-2 districts. If the variance is approved, a metal roof may be permitted on the property. Proposed site improvements include renovations to the existing building, and the construction of an addition and covered patio/entrance. An existing parking lot is located to building’s west and north, which will be accessible via 2 driveways from Van Nest Street. The western driveway is a full-movement drive, Benjamin R. Carlisle, President John L. Enos, Vice President Douglas J. Lewan, Principal David Scurto, Principal Sally M. Elmiger, Principal R. Donald Wortman, Principal Craig Strong, Principal Paul Montagno, Principal Megan Masson-Minock, Principal Laura Kreps, Principal Richard K. Carlisle, Past President/Senior Principal Page 3 of 37 Agenda Item #9.a Dundee Civic Community Center Variance Request April 8, 2026 and the eastern driveway is a single-lane exit-only drive. A detention pond is proposed to the north of the building. According to Table 5.02 of the Zoning Ordinance, publicly owned and operated municipal buildings, libraries, parks and recreation facilities are a permitted use in the RA-2 District. REVIEW STANDARDS The standards for evaluating non-use variance requests are established in Section 21.03(B) of the of Zoning Ordinance. To approve a variance request, the Board must find that all of the standards of that section have been met. The Section 21.03(B) criteria, and our comments about the applicant’s request according to those criteria, are listed below. 1. That strict compliance with area, setbacks, frontage, height, bulk, density, or other non-use matters would unreasonably prevent the owner from using the property for a permitted purpose, or would render the conformity unnecessarily burdensome; CWA Comments: For this criterion to be met, the Board will need to find that the strict application of Section 17.04(B)(2) prohibits the applicant from constructing a permissible structure on the property, or that it would impose an unnecessary burden. The Village has elected to use metal roofing on publicly owned gazebos in the Village’s downtown. The Board may find that the strict application of Section 17.04(B)(2) would be unnecessarily burdensome because it would prevent the Village from using a consistent material 2 Page 4 of 37 Agenda Item #9.a Dundee Civic Community Center Variance Request April 8, 2026 palette for publicly owned structures. The use of high-quality durable material may also offer public benefits through long-term cost savings. 2. That a variance would do substantial justice to the applicant, as well as to other property owners in the district, CWA Comments: In the context of a variance request, the question of substantial justice has to do with whether an ordinance requirement imposes a greater burden on an applicant’s property than it does for the majority of others that are subject to the same requirement. All property owners in the RA-2 District are subject to Section 17.04(B)(2). However, public/community buildings are unique in the RA-2 District. As previously discussed, the variance would allow the Village to use a consistent material palette for public structures, which could provide aesthetic or practical benefits. 3. A lesser variance than requested would not give substantial relief to the applicant and/or be more consistent with justice to other property owners; CWA Comments: It is not clear that a lesser variance would provide relief. 4. That the problem and the resulting need for a variance is not self-created by the applicant; CWA Comments: If the Board determines that the proposed metal roof offers unique aesthetic and practical public benefits, the need would not be self-created. 5. That the variance requested is the minimum amount necessary to overcome the inequality inherent in the particular property or mitigate the practical difficulty; and, CWA Comments: The variance appears to be the minimum necessary to overcome the practical difficulties specified by the applicant. 6. The granting of the variance will not materially impair the intent and purpose of this ordinance. CWA Comments: The Board will need to determine that the variance will not impair the intent and purpose of the Zoning Ordinance. Per Section 17.01, the intent of the Village’s roof material requirements and design standards in general are to encourage development and redevelopment that protects and enhances the Village’s traditional small-town character, fits within the traditional urban form, and promotes the preservation of historic buildings and sites. There is historic precedent for metal roofs. There are many examples of metal roofs and other metal building elements in late 19th and early 20th century American architecture, which is when we expect many of the Village’s older downtown and neighborhood buildings were built. The US Department of the Interior’s Standards for the Treatment of Historic Properties summarizes common metal roof types from the 19th centuries as follows: “Lead and copper were the first metals used for roofing, later joined by zinc and iron in the beginning of the 19th century. Lead was used in the mid-19th century for flashing and sometimes for the roofs of bay windows, domed, or steeply-pitched sections of a larger 3 Page 5 of 37 Agenda Item #9.a Dundee Civic Community Center Variance Request April 8, 2026 roof, and steeples. Copper has continued in use for roofing, gutters, downspouts, and flashing. Painted iron was initially used in large sheets, but it was replaced with smaller sheets of iron plated with tin or terne—a lead-tin mix— which were a more successful roofing material. As plated iron and, later, steel became widely available, their light weight, fire resistance, and low cost made them the ideal alternative to wood shingles. Galvanized metal—base steel coated with an alloy of zinc—gained widespread popularity in the 20th century. Galvanizing not only protects metal from rusting, but it also adds strength; corrugated sheet metal, when galvanized, became the preferred metal roofing material because it reduced the need for sheathing. Galvanized steel also could be stamped into sheets simulating shingles and clay tiles.” RECOMMENDATIONS We recommend that the Board consider the following in order to determine whether this request meets the Section 21.03.B criteria for approval. In order to be approved, the Board must find that all of the criteria have been met. 1) Whether the strict application of the roof material requirement prohibits the applicant from using the property for a permitted purpose, or if conformity would be unnecessarily burdensome. 2) Whether approval would do substantial justice to the applicant, as well as to other property owners in the district. 3) Whether a lesser variance would give substantial relief to the applicant and/or be more consistent with justice to other property owners. 4) Whether the need for the variance is self-created. 5) Whether the variance requested is the minimum amount necessary to overcome the inequality inherent in the particular property or mitigate the practical difficulty. 6) Whether approval will impair the intent and purpose of the Zoning Ordinance. CARLISLE/WORTMAN ASSOC., INC. Mike Auerbach Senior Associate, AICP 4 Page 6 of 37 Agenda Item #9.a Page 7 of 37 Agenda Item #9.a Page 8 of 37 Agenda Item #9.a Page 9 of 37 Agenda Item #9.a Page 10 of 37 Page 11 of 37 DUNDEE CIVIC COMMUNITY CENTER I D S B SE DAVID R ARTHUR FO RPO LY CONSULTANTS, INC. U P O N 110 MAIN STREET, DUNDEE, MI 48131 PHONE: (734) 823-5080 Agenda Item #9.a Page 12 of 37 R Know what's below. Callbefore you dig. I B SD ES DAVID O R O ARTHUR CONSULTANTS, INC. 110 MAIN STREET, DUNDEE, MI F RP NLY U P O (734) 823-5080 PHONE: Agenda Item #9.a Page 13 of 37 I D S B SE DAVID R ARTHUR FO RPO LY CONSULTANTS, INC. U P O N 110 MAIN STREET, DUNDEE, MI 48131 PHONE: (734) 823-5080 Agenda Item #9.a Page 14 of 37 I D S B SE DAVID R ARTHUR FO RPO LY CONSULTANTS, INC. U P O N 110 MAIN STREET, DUNDEE, MI 48131 PHONE: (734) 823-5080 Agenda Item #9.a Page 15 of 37 I D S B SE DAVID O R O ARTHUR F R LYP CONSULTANTS, INC. U P O N 110 MAIN STREET, DUNDEE, MI 48131 PHONE: (734) 823-5080 Agenda Item #9.a Page 16 of 37 DUNDEE CIVIC COMMUNITY CENTER I D S B SE DAVID O R O ARTHUR F R LYP CONSULTANTS, INC. U P O N 110 MAIN STREET, DUNDEE, MI 48131 PHONE: (734) 823-5080 Agenda Item #9.a Page 17 of 37 I D S B SE DAVID O R O ARTHUR F R LYP CONSULTANTS, INC. U P O N 110 MAIN STREET, DUNDEE, MI 48131 PHONE: (734) 823-5080 Agenda Item #9.a Page 18 of 37 I D S B SE DAVID O R O ARTHUR F R LYP CONSULTANTS, INC. U P O N 110 MAIN STREET, DUNDEE, MI 48131 PHONE: (734) 823-5080 Agenda Item #9.a Page 19 of 37 I D S B SE DAVID O R O ARTHUR F R LYP CONSULTANTS, INC. U P O N 110 MAIN STREET, DUNDEE, MI 48131 PHONE: (734) 823-5080 Agenda Item #9.a Page 20 of 37 I D S B SE DAVID O R O ARTHUR F R LYP CONSULTANTS, INC. U P O N 110 MAIN STREET, DUNDEE, MI 48131 PHONE: (734) 823-5080 Agenda Item #9.a Page 21 of 37 I D S B SE DAVID O R O ARTHUR F R LYP CONSULTANTS, INC. U P O N 110 MAIN STREET, DUNDEE, MI 48131 PHONE: (734) 823-5080 Agenda Item #9.a Page 22 of 37 I D S B SE DAVID R ARTHUR FO RPO LY CONSULTANTS, INC. U P O N 110 MAIN STREET, DUNDEE, MI 48131 PHONE: (734) 823-5080 Agenda Item #9.a Page 23 of 37 I D S B SE DAVID R ARTHUR FO RPO LY CONSULTANTS, INC. U P O N 110 MAIN STREET, DUNDEE, MI 48131 PHONE: (734) 823-5080 Agenda Item #9.a Page 24 of 37 I D S B SE DAVID R ARTHUR FO RPO LY CONSULTANTS, INC. U P O N 110 MAIN STREET, DUNDEE, MI 48131 PHONE: (734) 823-5080 Agenda Item #9.a Page 25 of 37 S-A S-E S-E S-E S-E S-E S-A R Know what's below. Callbefore you dig. I D S B SE DAVID R ARTHUR FO RPO LY CONSULTANTS, INC. U P O N 110 MAIN STREET, DUNDEE, MI 48131 PHONE: (734) 823-5080 Agenda Item #9.a Page 26 of 37 I D S B SE DAVID R ARTHUR FO RPO LY CONSULTANTS, INC. U P O N 110 MAIN STREET, DUNDEE, MI 48131 PHONE: (734) 823-5080 Agenda Item #9.a Page 27 of 37 I D S B SE DAVID R ARTHUR FO RPO LY CONSULTANTS, INC. U P O N 110 MAIN STREET, DUNDEE, MI 48131 PHONE: (734) 823-5080 Agenda Item #9.a Page 28 of 37 ID S B SE R FO RPO LY CONSULTANTS, INC. U P O N 110 MAIN STREET, DUNDEE, MI 48131 PHONE: (734) 823-5080 Agenda Item #9.a Page 29 of 37 ID S B SE R FO RPO LY CONSULTANTS, INC. U P O N 110 MAIN STREET, DUNDEE, MI 48131 PHONE: (734) 823-5080 Agenda Item #9.a Page 30 of 37 R Know what's below. Callbefore you dig. ID S B SE DAVID O R O ARTHUR F R LYP CONSULTANTS, INC. U P O N 110 MAIN STREET, DUNDEE, MI 48131 PHONE: (734) 823-5080 Agenda Item #9.a Page 31 of 37 R Know what's below. Callbefore you dig. ID S B SE DAVID O R O ARTHUR F R LYP CONSULTANTS, INC. U P O N 110 MAIN STREET, DUNDEE, MI 48131 PHONE: (734) 823-5080 Agenda Item #9.a Page 32 of 37 R Know what's below. Callbefore you dig. ID S B SE DAVID O R O ARTHUR F R LYP CONSULTANTS, INC. U P O N 110 MAIN STREET, DUNDEE, MI 48131 PHONE: (734) 823-5080 Agenda Item #9.a Page 33 of 37 R Know what's below. Callbefore you dig. ID S B SE DAVID O R O ARTHUR F R LYP CONSULTANTS, INC. U P O N 110 MAIN STREET, DUNDEE, MI 48131 PHONE: (734) 823-5080 Agenda Item #9.a Page 34 of 37 R Know what's below. Callbefore you dig. ID S B SE DAVID O R O ARTHUR F R LYP CONSULTANTS, INC. U P O N 110 MAIN STREET, DUNDEE, MI 48131 PHONE: (734) 823-5080 Agenda Item #9.a Page 35 of 37 R Know what's below. Callbefore you dig. ID ES B S DAVID O R P OY ARTHUR CONSULTANTS, INC. 110 MAIN STREET, DUNDEE, MI 4 F R NL U P O (734) 823-5080 PHONE: Agenda Item #9.a Agenda Item #9.a Page 36 of 37 Agenda Item #9.a Page 37 of 37