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Planning Commission Minutes - June 14, 2011

THE CHARTER TOWNSHIP OF CHESTERFIELD

PLANNING COMMISSION

JUNE 14, 2011

A regular meeting of the Charter Township of Chesterfield Planning Commission was held on Tuesday, June 14, 2011 at 7:02 p.m. at the Township Hall located at 47275 Sugarbush, Chesterfield MI 48047

1. CALL TO ORDER:

Chairman Miller called the meeting to order at 7:02 p.m.

2. ROLL CALL:

Present: Paul Miller Excused:

Joe Stabile

Paula Frame

George Deeby

Ray Saelens

Carl Leonard

Rick LaBelle

Brian DeMuynck

Others: Patrick Meagher, Township Planner

APPROVAL OF THE AGENDA:

Motion by Ms. Frame, supported by Mr. Saelens to approve the agenda as presented.

All Ayes Motion Carried

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

5. PUBLIC HEARING:

6. REVIEWS:

STAHLS AUTO FOUNDATION PROPOSED NEW GROUND SIGN – SGN #2011-19:

Keith Socha, 31170 Jaguar Chesterfield, MI 48047. Proposed new ground sign located at 56516 North Bay Drive for Stahls Auto Foundation. Tabled 5-10-11.

Motion by Ms. Frame, supported by Mr. Miller to approve Sign #2011-19, subject to adding an address.

All Ayes Motion Carried

B. LEONA MARIE’S SALON PROPOSED NEW WALL SIGN – SGN #2011-22: S&A Tri-

County Sign Co., 43654 Utica Road, Sterling Hgts., MI 48314. Proposed new wall

sign located at 28043 Carriage Way Dr. in the Chesterfield Market Plaza.

Motion by Ms. Frame, supported by Mr. Deeby to approve Sign #2011-22.

All Ayes Motion Carried

C. LUGUNA BEACH TANNING PROPOSED NEW WALL SIGN – SGN #2011-23: Sign

Fabricators, Inc. 43984 Groesbeck, Clinton Twp., MI 48036. Proposed new wall sign located at 50750 Gratiot in Gratiot Crossings Center.

Motion by Ms. Frame, supported by Mr. Saelens to approve Sign #2011-23.

All Ayes Motion Carried

D. PAUL’S T.V. PROPOSED NEW WALL SIGN – SGN #2011-24: Sign Fabricators, Inc.,

43984 Groesbeck Clinton Twp., MI 48036. Proposed new wall sign located at 50400

Gratiot inside the Art Van Showroom in Gratiot Crossings Center.

Motion by Ms. Frame, supported by Mr. Miller to approve Sign #2011-24 with a variance for the second sign because there are two businesses operating separately out of this establishment.

Mr. Deeby asked for clarification from Mr. Meagher as to the Township Planner’s recommendation of denial for this sign.

Mr. Meagher stated that he was not entirely against it, but that he recommended denying the new wall sign in accordance with the Township ordinance. He explained that the ordinance states that if you have two separate businesses within one building they need to have two separate entrances and function as two separate businesses in order for two wall signs to be permissible.

Mr. Meagher indicated that this was discussed during pre-planning and that the committee felt they were two distinct businesses operating within one building; Paul’s T.V. has their own separate room and they operate their own cash register.

Mr. Deeby stated that setting up an independent business in the parking lot of an existing business was addressed during last month’s Planning Commission meeting and asked how that might apply with two separate businesses operating in the same building.

Mr. Meagher explained that two separate businesses operating in one building is totally permissible because they are both paying taxes. One of the businesses could be paying rent which includes a portion of the taxes or the two businesses may have agreed on a fair amount to pay for taxes. He stated that the same fair competition is not there when a business works out of a parking lot since the rent fees would be much less than those to occupy building space.

All Ayes Motion Carried

NORTH GRATIOT CROSSING’S PLAZA PROPOSED NEW GROUND SIGN #2011-25:

Global Signs & Awning 22907 Dequinder Road, Hazel Park, MI 48030. Proposed new

ground sign located on the northwest corner of Gratiot & 21 Mile Road. Proposed

new sign is for all retail stores located behind the CVS Store.

During Mr. Meagher’s recent absence, this issue was reviewed by a colleague who was looking at the 8’ ground sign requirement rather than the pylon sign requirements when making his recommendation. Mr. Meagher explained that recent modifications allow larger signs for businesses with greater store frontage and that this sign does meet the height requirements.

Motion by Ms. Frame, supported by Mr. LaBelle to approve Sign #2011-25.

All Ayes Motion Carried

GRACE HAIR SALON PROPOSED NEW WALL SIGN – SGN #2011-26: Empire Signs, Inc., 51450 Schoenherr Road, Shelby Twp., MI 48315. Proposed new wall sign located at 47160 Jefferson.

Motion by Ms. Frame, supported by Mr. Saelens to approve Sign #2011-26, subject to removal of the existing cleaner sign before the hair salon sign is erected since only one wall sign is allowed per building.

Mr. Stabile inquired as to the existence of the cleaners in that building.

Mr. DeMuynck indicated that the cleaners are still there and that Code Enforcement needs to look into the site debris. Mr. DeMuynck informed the commission that there has been a partition placed between the cleaners and Grace Hair Salon. Both businesses have their own entrances.

Mr Deeby suggested tabling the motion rather than relying on Code Enforcement.

Ms. Frame explained that "the sign guy" fought for this. He said that he was taking it down. He was absolutely sure the existing sign would be removed.

All Ayes Motion Carried

BIGG’S BAR & GRILL PROPOSED NEW RESURFACE TO EXISTING GROUND SIGN

#2011-27: MLS Signs Inc., 25733 D’Hondt Ct. Chesterfield, MI 48051. Proposed add

LED and resurface of existing ground sign located at 48265 Gratiot.

Motion by Ms. Frame, supported by Mr. Saelens to table Sign #2011-27 to allow Bigg’s Bar & Grill to adjust their application because this is not a resurfacing; it is actually a new sign application. This would be tabled for up to six meetings, with the deadline being September 13, 2011.

All Ayes Motion Carried

7. APPROVAL OF MINUTES OF PRIOR MEETINGS:

Motion by Mr. Miller, supported by Mr. DeMuynck to approve the minutes from May 10, 2011.

All Ayes Motion Carried

8. COMMUNICATIONS:

9. NEW BUSINESS:

10. OLD BUSINESS:

D’Anna Building, Inc., 1055 South Blvd. E, Suite #200 Rochester Hills, MI 48307. Requesting a one year extension for Site Plan #2004-46, Woodside Village Condominiums, South of 24 Mile Road, East of Baker Road.

Mr. Meagher indicated that this is an extension of a previous site plan and to his knowledge there is not anything that would effect the development. He acknowledges that the commission has discussed, in the past, putting limits on such extensions. Mr. Meagher said it was talked about at pre-planning among committee members and there was concern over what would be accomplished by not extending it.

Motion by Mr. Stabile, supported by Mr. Saelens to approve a one-year extension for Site Plan #2004-46.

Mr. Deeby commented that the only reason we may want to deny this would be if there was something major that changed in the code that would require a new site plan or some changes on their existing site plan.

Mr. Meagher assured Mr. Deeby that the plan has been reviewed for such need.

Mr. Saelens suggested placing limits on extensions might be a future consideration, but that it is probably unnecessary in the current economic climate. When the economy improves, the commission may not want to be as kind on extensions.

All Ayes Motion Carried

11. PLANNERS REPORT:

Mr. Meagher stated that we do have the Wind Energy Conversion Systems Ordinance and that he intends to have it placed on the next agenda.

12. COMMENTS FROM THE FLOOR:

Ms. Frame asked about pre-planning volunteers for the next meeting. Both Mr. Saelens and Mr.

LaBelle agreed to participate.

13. PROPOSALS FOR NEXT AGENDA:

14. ADJOURNMENT:

Motion by Mr. Miller, supported by Mr. Leonard to adjourn the meeting at 7:21 p.m.

All Ayes Motion Carried

Paula Frame, Secretary

Amanda Willard, Recording Secretary

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