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Planning Commission Minutes - March 29, 2011

THE CHARTER TOWNSHIP OF CHESTERFIELD

PLANNING COMMISSION

MARCH 29, 2011

A Regular meeting of the Charter Township of Chesterfield Planning Commission was held on Tuesday, March 29, 2011 at 7:00 p.m. at the Township Hall Located at 47275 Sugarbush, Chesterfield, MI 48047.

1. CALL TO ORDER:

Vice-Chairman Stabile called the meeting to order at 7:02 p.m.

2. ROLL CALL:

Present: Joe Stabile Excused: Ray Saelens

Paula Frame

George Deeby

Paul Miller

Carl Leonard

Rick LaBelle

Brian DeMuynck

Others: Patrick Meagher, Township Planner

3. APPROVAL OF THE AGENDA:

Motion by Mr. Stabile, supported by Mr. Deeby to approve the agenda with the addition of item H) Metro PCS, Sign #2011-05.

All Ayes Motion Carried

4. SUBCOMMITTEE REPORT: (Committee will report items under Reviews)

5. PUBLIC HEARING:

6. REVIEWS:

A. CHESTERFIELD CROSSINGS PROPOSED NEW MARQUEE SIGN SGN #2010-46: Phillips Sign 40920 Executive Dr., Harrison Twp., MI 48045. Proposed New Marquee sign for all tenants at Chesterfield Crossings on the west side of Gratiot, south of 23 Mi. Tabled 11-9-2010.

Motion by Ms. Frame, supported by Mr. DeMuynck to approve SGN #2010-46 granting a variance giving Chesterfield Crossings Shopping Center the same benefit of the surrounding signs in the area.

Mr. Deeby questioned the setback.

Ms. Frame responded that the setback will not be 10 foot; it will be 7. Due to the angle of the sign and the angle of the road there is no issue of blockage.

Mr. Deeby questioned the address being added to the sign.

Ms. Frame replied that the applicant has agreed to include the address on the sign.

Vote On The Motion:

All Ayes Motion Carried

B. VERIZON WIRELESS PROPOSED NEW WALL SIGN – SGN #2011-08: I-Signs & Designs L.L.C., 11177 E. 8 Mile Road, Warren, MI 48089. Proposed new wall sign located at 46982 Gratiot, in the Gratiot 21 Shopping Center. Tabled 2-15-2011.

Motion by Ms. Frame, supported by Mr. Miller to approve SGN #2011-08 and SGN #2011-09.

Mr. Deeby questioned the percentage of the window area.

Ms. Frame responded that the applicant was informed that they were only allowed 15% of the signage to be granted and that they would be in violation of code enforcement (inaudible).

Vote On The Motion:

All Ayes Motion Carried

C. VERIZON WIRELESS PROPOSED NEW WALL SIGN – SGN #2011-09: I-Signs & Designs, L.L.C., 11177 E. 8 Mile Road, Warren, MI 48089. Proposed new wall sign located at 46982 Gratiot, in the Gratiot 21 Shopping Center. Tabled 2-15-2011.

See Agenda Item B Above.

D. VALERO GAS STATION PROPOSED NEW GROUND SIGN - SGN #2011-10: Hardy Sons & Sign Service, Inc., 22340 Harper Road, St. Clair Shores, MI 48080. Proposed new ground sign located at 56955 Gratiot.

Motion by Ms. Frame, supported by Mr. DeMuynck to table SGN #2011-10 and SGN #2011-11 for up to 6 meetings, with the deadline being June 28, 2011 as they are only allowed one ground sign and they are going to revise their applications and come back at another time.

All Ayes Motion Carried

E. VALERO GAS STATION PROPOSED NEW GROUND SIGN – SGN #2011-11: Hardy & Sons Sign Service, Inc., 22340 Harper Road, St. Clair Shores, MI 48080. Proposed new ground sign located at 56955 Gratiot.

See Agenda Item D Above.

F. JOE’S UNIQUE BOAT TOP – PROPOSED NEW WALL SIGN – SGN #2011-12: Joseph Kunath 48860 Jefferson, Chesterfield, MI 48047. Proposed new wall sign located at above address.

Motion by Ms. Frame, supported by Mr. Miller to approve SGN #2011-12.

All Ayes Motion Carried

G. THE VILLAGE OF EAST HARBOR PROPOSED NEW GROUND SIGN – SGN #2011-13: Phillips Sign & Lighting, Inc. 40920 Executive Dr., Harrison Twp., MI 48045. Proposed new ground sign located at 33875 Kiely Drive.

Mr. Stabile commented that the applicant is proposing a sign that is 18 feet high, and the ordinance is 12 feet.

Gary Gendernalik provided some pictures of signs in the surrounding area. He explained the synopsis of the surrounding signs. He explained that their grounds are basically the same grade as the road. In the Village’s situation when they went through the PUD process they said from the beginning that they would put the sign in that particular location up at 23 Mile and Callens Road. Their property in this area sits 3 to 4 feet below the grade of 23 Mile Road. If they had a 12 foot sign as required per the ordinance, then they would be sitting significantly lower than everyone else because they are in the hole about 3 to 4 feet. When the PUD was approved this grade was not going to change. When the road was reconfigured the Road Commission put in the driveway approaches to service their property. The driveways establish the grade for the road in that area, but the rest of the grade is staying in that depressed location. Our revised ordinance with reference to the variance does reference the fact that the typography should be considered. There is no adverse impact on the neighbors because they have similar signage. This sign will not be a blockage to any of their neighbors to the east or west or across the street. Also, they do not have the address for the facility on the sign. If the Township were to want that, they will put the address on the sign. However, their business address is Kiely Drive, which is internal. They do not know what street number the Township would want on the sign.

Mr. Meagher recommended that if the commission were to approve this sign the address should be coordinated with the Fire Department or the Township in general. Mr. Meagher asked Mr. Gendernalik why they would not go with 17 or 16 feet; then they would end up basically with the equivalent of what the ordinance allows.

Mr. Gendernalik conferred with his client and was given the permission to agree to 17 feet.

Mr. Meagher commented that they give a very good argument for a variance in this case.

Mr. Leonard asked if the entire sign is going to be lit up or just the reader board.

Dave Miller responded that the top part will be illuminated internally. The reader part will be in color.

Mr. Deeby commented that if they are 3 to 4 feet lower than the grade of Callens and 23 Mile Road, and they are not going to fill in that area, he can see wanting a variance based on that. He would be comfortable with 16 feet.

Motion by Ms. Frame, supported by Mr. DeMuynck to approve SGN #2011-13 with a variance allowing them a 17 foot height due to the typographical area of the location of the sign.

Ayes: Ms. Frame, Mr. DeMuynck, Mr. Stabile, Mr. Miller, Mr. Leonard, Mr. LaBelle

Nays: Mr. Deeby Motion Carried

There was brief discussion regarding the addition of the address to the sign. It was determined that the addition of the address would be waived.

H. Metro PCS New Wall Sign - SGN #2011-05:

Mr. Meagher recapped that this sign had been tabled from the last meeting because it was too large.

Ms. Frame noted that the applicant had resubmitted a new sign this evening, which meets the requirements of the ordinance.

Motion by Ms. Frame, supported by Mr. Miller to approve SGN #2011-05.

All Ayes Motion Carried

7. APPROVAL OF MINUTES OF PRIOR MEETINGS:

Motion by Mr. Stabile, supported by Mr. Miller to approve the minutes from the January 11, 2011 meeting as sent.

All Ayes Motion Carried

Motion by Mr. Stabile, supported by Ms. Frame to approve the minutes from the February 15, 2011 meeting as sent.

All Ayes Motion Carried

8. COMMUNICATIONS:

9. NEW BUSINESS: Re-Elect new Chairman to Planning Commission Board.

Mr. Stabile commented that Mr. Priest had resigned. Our normal election is the second meeting in June. This evening we need to elect an interim Chairman for the period between now and the second meeting in June.

Motion by Mr. Stabile, supported by Ms. Frame to elect Mr. Miller as Chairman to the Planning Commission Board.

All Ayes Motion Carried

10. OLD BUSINESS:

11. PLANNERS REPORT:

A. ADMINISTRATIVE REQUEST #61: Stahl’s Automotive Foundation, 56156 North Bay Drive, Chesterfield, MI 48051. Proposed administrative changes to the existing building. Tabled 2-15-11.

Mr. Meagher stated that the engineers have no objections to an approval. The Fire Department also indicated that they have no objection; however, he has not heard directly from the Fire Department. Mr. Meagher asked that any approval be subject to verification that the Fire Department has no objections.

Ms. Frame noted that the applicant will be meeting with the Fire Department this week.

Keith Socha stated that the Fire Department did do a walk through.

Mr. Stabile asked if he received anything in writing from the Fire Department.

Mr. Socha responded no.

Motion by Ms. Frame, supported by Mr. Miller to approve Administrative Request #61 subject to a verification letter of approval from the Fire Department.

All Ayes Motion Carried

B. ADMINISTRATIVE REQUEST #63: Achatz Handmade Pie Company, 30301 Commerce Blvd., Chesterfield, MI 48047. Addition of 2 Truck Docks along the rear of the existing buildings.

Mr. Meagher stated that it appears that they are also asking for an addition to the front of the building. The engineers have indicated that because of the complications on this they would like to see a full site plan. He tends to agree with them.

Ms. Frame noted that the applicant was advised as such and they totally understood.

No Action on Administrative Request #63.

WIND ENERGY CONVERSION SYSTEMS:

Mr. Meagher advised that the best way to start this is on a conservative level. He informed everyone that he would be emailing copies to each member of the commission.

4 CAR GARAGES:

Mr. Meagher briefly reviewed the proposed amendments to the ordinance.

There was discussion regarding garage door sizes, square footage of garages, lot sizes and frontage.

Mr. Meagher suggested that a Public Hearing be set for the soonest that this could be advertised to meet legal posting requirements.

Motion by Mr. Stabile, supported by Mr. Deeby to move this on for the Planning Department to set a Public Hearing at the first possible meeting allowing time for publication.

All Ayes Motion Carried

12. COMMENTS FROM THE FLOOR:

William Baade asked for direction on wind turbines.

Mr. Meagher informed him that he will email him a copy of the ordinance.

Gary Gendernalik commented on the garage ordinance with regard to Miller Court.

Ms. Frame asked for volunteers for the next pre-planning meeting.

Mr. Miller and Mr. Deeby agreed to attend.

13. PROPOSALS FOR NEXT AGENDA:

14. ADJOURMENT:

Motion by Mr. Stabile, supported by Ms. Frame to adjourn the meeting at 7:59 p.m.

All Ayes Motion Carried

Paula Frame, Secretary

Christine A. Hunyady, Recording Secretary

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