Reference Desk


Planning Commission Minutes - September 27, 2011

SEPTEMBER 27, 2011

A regular meeting of the Charter Township of Chesterfield Planning Commission was held on Tuesday, September 27, 2011 at 7:00 p.m. at the Township Hall located at 47275 Sugarbush, Chesterfield MI 48047


Chairman Miller called the meeting to order at 7:00 p.m.


Present: Paul Miller Excused: Joe Stabile
Carl Leonard Paula Frame
Rick LaBelle
Ray Saelens
John Sciarrino
Brian DeMuynck

Others: Patrick Meagher, Township Planner


Motion by Mr. Miller, supported by Mr. Saelens to approve the agenda with the addition of Item F: Menards, Inc. – Proposed a variety of signage announcing and directing the community. The variety of the sign review numbers range from sign #2011-52 thru #2011-66. Tabled 9-17-11.

All Ayes Motion Carried

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



A. PROPOSED DUNKIN DONUTS W/ DRIVE THRU – SLU #2011-04: LandPlan Engineering, 37740 Hills Tech Dr., Farmington Hills, MI 48331. Proposed Dunkin Donuts with drive thru window located inside the existing BP Station at 28230 23 Mile Road 48047. Tabled 8-23-11.

Motion by Mr. Miller, supported by Mr. Saelens to approve Special Land Use #2011-04 as long as the stacking problem is under control with a stipulation that should the police department receive more than four complaints the special land use can be revoked. This approval is subject to the cross access agreement with U-Haul and the applicant adhering to all of the comments/concerns from community planning.

All Ayes Motion Carried

Mr. Meagher has discussed with the applicant and owner the planning commission’s concerns. He said that the applicant has addressed most of the issues; however, the biggest concern regarding stacking of cars in the drive-through interrupting traffic on Metzen Drive still exists.

Mr. Damrath, the land engineer, confirmed that a joint access agreement was agreed upon, but has not been executed yet.

Mr. Meagher stated that the joint access agreement would have to be executed and finalized prior to engineering approval or construction.

Mr. Damrath said that approval to load/unload in the front has been obtained from the gas station.

To alleviate commissioners’ concerns over the stacking of cars on Metzen Drive, Mr. Meagher suggested an approval with the condition that this special land use would be revoked should traffic become a problem.

Mr. Leonard noted that because Dunkin Donuts sells prepared food, employees will just be gathering and packaging the product. He said that it seems like the applicant has a good sense of traffic flow and that the applicant does not anticipate a stacking problem. Mr. Leonard said that if the applicant agrees to remedy the problem should there become one; it would be a big concession on their part as well.

Mr. Saelens indicated that he has concerns over the placement of the menu board, because just four cars stacking up behind it may cause an interruption to the flow of traffic on Metzen Drive.

Mr. Damrath, said that Dunkin Brands has done a fair amount of research and estimates the average transaction will take 30 seconds. He said he has signed affidavits from similar locations that would support this data. In addition, Mr. Damrath explained that this store is projected to peak at 35 cars per hour, whereas; a store of this design typically processes 110-120 transactions during this span of time. He said that this store is smaller in size compared to what Dunkin Brands would normally do as a free standing store and by planning this way; Dunkin Brands has already taken into account safety.

Kevin from Dunkin Brands spoke on the companies behalf. He said that based on statistics, research and experience, that he is confident that the seven car stack as proposed would work. He agreed that they strive to get the customer through quickly; traffic flow is a concern of theirs as well, because if they are not convenient and not safe then they will not be in business.

Mr. DeMuynck said that the four car stipulation was made because the police department cannot be dispatched to this location non-stop.

Kevin, from Dunkin Brands, agreed to the stipulation as set forth in the motion.

B. ATC NAILS PROPOSED NEW WALL SIGN – SGN #2011-69: Norman Rhodes, P.O. Box 25 Harsens Island, MI 48028. Proposed new wall sign located at 52939 Gratiot. Located in the Crown Plaza/7-11, on the South West corner of 24 Mile Rd. & Gratiot.

Motion by Mr. Saelens, supported by Mr. Miller to approve Sign #2011-69.

All Ayes Motion Carried

C. ATC NAILS PROPOSED NEW TENANT PANEL INSERT SIGN – SGN #2011-70: Norman Rhodes, P.O. Box 25, Harsens Island. MI 48028. Proposed new tenant panel insert located at 52939 Gratiot. Located in the Crown Plaza on the Southwest corner.

Motion by Mr. Saelens, supported by Mr. Miller to approve Sign #2011-70.

All Ayes Motion Carried

D. MIRACLE EAR PROPOSED NEW WALL SIGN – SGN #2011-71: Victor Signs 10880 W. Jefferson, Chesterfield, MI 48047. Proposed new wall sign located at 51309 Gratiot in the Home Field Plaza

Motion by Mr. Saelens, supported by Mr. Miller to approve Sign #2011-71.

All Ayes Motion Carried

E. PROPOSED ASPEN CREEK GROUND SIGN – SGN #2011-72: Ashley Oleshansky, 2550 Telegraph Suite 200, Bloomfield, MI 48302. Proposal to keep existing ground sign for the Aspen Creek Apartments (formally Chesterfield Apartments) located at 30001 23 Mile Road.

Motion by Mr. Saelens, supported by Mr. Miller to approve Sign #2011-72 as a ground sign.

All Ayes Motion Carried

Mr. Meagher suggested making the distinction that this sign is a ground sign instead of a billboard sign. He said a billboard sign would require special land use and would allow the applicant to advertise other off-site businesses.

F. MENARDS INC.- MIKE SIMONDS, PROPOSING A VARIETY OF SIGNAGE ANNOUNCING AND DIRECTING THE COMMUNITY. THE VARIETY OF THE SIGN REVIEW NUMBERS RANGE FROM SIGN #2011-52 THRU #2011-66: This signage will provide customers the capability to locate their prospective destination without limitation in the vast sectors inside the center. Please refer to the Site Plan that corresponds with the sign locations.
Tabled 9-17-11.

Motion by Mr. Leonard, supported by Mr. Miller to approve Menards Sign #2011-52 thru 2011-66 to allow a total of 600 square feet collectively for their main signs with the front sign, facing Hall Road, not to exceed 351.5 square feet. The additional sign, facing the expressway, would be 248.5 square feet. Resizing within that configuration would be acceptable to allow the applicant to change percentages. The small signs, as submitted on the print, will also be allowed to describe the products and services. This is permitted to allow ample viewing of the signs based on the shape of the property and the angles in which the store faces Hall Road and the expressway. Additionally, the smaller signs will not exceed 234 square feet, resulting in 834 square feet of total signage.

All Ayes Motion Carried

Mr. Leonard said that reducing the main signage to a collective 600 square feet was discussed with the applicant. The large sign, on the front of the building, would not exceed 351.5 square feet and the additional sign, facing the expressway, could be 249.5 square feet.

Menards representative Mike Simonds said that a total of 600 square feet between the two signs would be acceptable. However, he would need to verify that the additional sign at 249.5 square feet complies with the visibility guidelines in Menards’ signage program. Should this sign not meet Menards’ requirements, the size of the large sign may need to be reduced and the additional sign increased in size. This would result in more equal sizing between the two, but would not exceed the 600 square foot collective limit; nor would the large sign exceed 351.5 square feet.

Additionally, Mr. Simonds stated that the property has eleven smaller signs totaling 234.8 square feet.

He confirmed that entire building would have a total of 834.8 square feet of signage compared to the 937.8 square feet originally proposed.

Mr. Meagher stated that the adjacent Wal Mart store has 483 square feet of signage; their main sign is 297 square feet. He said while the Wal Mart has more frontage, the proposed Menards building and warehouse exceeds the Wal Mart in size.

Mr. Simonds said the Menards store and warehouse would be more than 220,000 square feet and that he thought the Wal Mart encompassed just over 200,000 square feet.

Commissioners concurred that the Menards building and warehouse would be larger than Wal Mart.


Motion by Mr. Miller, supported by Mr. LaBelle to approve the minutes from September 13, 2011.

All Ayes Motion Carried







Mr. Miller asked about pre-planning volunteers for the next meeting.
Both Mr. Saelens and Mr. LaBelle agreed to participate.


Motion by Mr. Miller, supported by Mr. Saelens to adjourn the meeting at 7:31 p.m.

All Ayes Motion Carried

Ray Saelens, Secretary

Amanda Willard, Recording Secretary



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