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Planning Commission Minutes - November 24, 2009

THE CHARTER TOWNSHIP OF CHESTERFIELD

PLANNING COMMISSION

NOVEMBER 24, 2009

A Regular meeting of the Charter Township of Chesterfield Planning Commission was held on Tuesday, November 24, 2009 at 7:00 p.m. at the Township Hall Located at 47275 Sugarbush, Chesterfield, MI 48047.

1. CALL TO ORDER:

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

2. ROLL CALL:

Present: Jim Priest Excused:

Robert Kohler

Paula Frame

Joe Stabile

George Deeby

Ray Saelens

Paul Miller

Carl Leonard

Cheryl Printz

Others: Patrick Meagher, Township Planner

3. APPROVAL OF THE AGENDA:

Motion by Mr. Priest, supported by Mr. Saelens to approve the revised agenda as presented.

All Ayes Motion Carried

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

5. PUBLIC HEARING:

A. Text Amendment to The Charter Township of Chesterfield Zoning Ordinance 110, Article XV.

Motion by Mr. Priest, supported by Mr. Stabile to open the Public Hearing on Text Amendment to the Charter Township of Chesterfield Zoning Ordinance 110, Article XV at 7:02 p.m.

All Ayes Motion Carried

Gary Gendernalik provided several comments and suggestions from the public.

There was discussion with regard to site plan drawings done to scale with dimensions; building permits being issued 21 days after the approval of the minutes; temporary structures and uses and written notice being given to adjacent property owners; consistency in language.

Mr. Meagher commented that he will take a look at the comments that we received this evening and will highlight any changes that he brings to the next meeting.

Mr. Priest commented that it appears we will have further discussion on this in the future and suggested that we keep the Public Hearing open as a result of the multiple changes.

Motion by Ms. Frame, supported by Mr. Kohler to table Text Amendment to the Charter Township of Chesterfield Zoning Ordinance 110, Article XV until January 12, 2010.

All Ayes Motion Carried

6. REVIEWS:

A. PROPOSED RE-BUILD OF TACO BELL W/ DRIVE-THRU –SITE PLAN #2009-06: Bill Beckett/WT Development, 10223 E. Cherry Bend Road, Suite A, Traverse City, MI 49684. Proposed re-build of the Taco Bell w/drive-thru located at 29180 23 Mile. Tabled 9-29-09.

Mr. Priest stated that we have a revised site plan. Most of the planner’s and engineer’s comments have been addressed, with the exception of 3 or 4 items maximum.

Mr. Stabile commented that he missed where the sign is going to end up. He could not find it on the prints.

Mr. Meagher responded that the sign is shown on what would be the northwest corner of the site. It is on the first page of the site plan. We had the applicant remove the drive so they no longer had room to put the sign out front and still get any type of visibility. No matter where they put it along the eastern portion of the site they would still be within the 70 foot setback. They could probably squeeze it on the one island, but then they would lose all types of visibility from back there. He really does not have any site distance problem with it in this proposed location, and it does not impede any type of visibility from the sidewalk, so this probably is the best alternative that they chose.

Ms. Printz asked what the distance was from the sidewalk and driveway.

Mr. Meagher responded that he did not know off hand. It’s got to be four feet off the sidewalk if you were to go to the perpendicular portion of the sidewalk. He would guess that it is 3 ½ feet guessing from the 7 foot length of the sign.

Mr. Saelens asked if the sign meets the ordinance in that position.

Mr. Meagher responded no, that requires the commission to grant a location variance.

Mr. Saelens commented that previously we were looking at a cross access in the rear where the dumpster is; why did we change the cross access to the front?

Mr. Meagher responded that after the last meeting he met with the architect and township engineer, and with the grading that was at the gas station, along with the convenience at Buscemi’s, it tended to make more sense if we were going to get a direct cross over. There is a 2 ½ to 3 foot grade change at the back corner between the Marathon and Taco Bell.

Bill Beckett stated that the grade differential in the front is less than a foot between the sites so they can easily transition together.

Mr. Saelens commented that he thinks it works better than out in the back anyway.

Mr. Stabile commented that he was concerned that it was going to block Buscemi’s, but way on the other side is probably the best place it can be.

Ms. Frame commented that she thinks it is the safest.

Mr. Deeby asked if they are referring to the sign or access.

Mr. Stabile responded the sign.

Mr. Deeby asked what kind of a variance we are looking at on the sign.

Mr. Meagher explained that they are requesting a setback variance. It is required to be set back 70 feet; they have it at 63 feet. We kind of caused that practical difficulty by the drive up front.

Mr. Deeby replied that as long as it is in the safety parameters he would have no problem with it.

Mr. Saelens asked for clarification if that variance would go before the ZBA.

Mr. Meagher responded that sign variances are handled through the Planning Commission.

Motion by Ms. Frame, supported by Mr. Kohler to approve Site Plan #2009-06 subject to CPM’s comment #2 and AEW’s comments #1, #3 and #4.

All Ayes Motion Carried

B. TACO BELL PROPOSED NEW WALL SIGN – SGN #2009-32: W.T. Development 10223 E. Cherry Bend Rd., Suite A, Traverse City, MI 49646. Proposed new wall sign located at 29180 23 Mile Road. Tabled 9-29-09.

Motion by Ms. Frame, supported by Mr. Saelens to approve SGN #2009-32.

All Ayes Motion Carried

C. TACO BELL PROPOSED NEW DIRECTIONAL SIGNS – SGN #2009-33: W.T. Development 10223 Cherry Bend Road, Suite A, Traverse City, MI 49646. Proposed new directional signs located at 29180 23 Mile. Tabled 9-29-09.

Ms. Frame stated that this sign is requesting a seven foot variance, which was previously discussed above.

Motion by Ms. Frame, supported by Mr. Miller to approve SGN #2009-33 with the variance.

All Ayes Motion Carried

Bill Beckett commented that he just wanted to make sure that the commission knows it is not just the directional signs; it is also the primary identification sign.

Mr. Meagher explained that they approved the whole package #2009-33.

D. WIRELESS SHOP PROPOSED NEW WALL SIGN – SGN #2009-35: Bill Topping, 23404 Sherwood, Warren, MI 48091. Proposed new wall sign located at 34834 23 Mile Road in the (out lot) in the Chesterfield Commons. Tabled 9-29-09.

Motion by Ms. Frame, supported by Mr. Miller to approve SGN #2009-35.

All Ayes Motion Carried

E. NATIONAL ACCOUNTING & TAX PROPOSED ADD TO PYLON SIGN – SGN #2009-40: Sharon Blewette 25700 Division, Richmond, MI 48063. Proposed panel add to pole sign located at 53377 Gratiot. Request to withdraw this sign application.

Ms. Frame stated that the applicant has withdrawn this request.

Motion by Ms. Frame, supported by Mr. Miller to deny SGN #2009-40.

All Ayes Motion Carried

F. MACLEAN VEHICLE SYSTEMS PROPOSED NEW GROUND SIGN – SGN #2009-42: Metro Detroit Signs, 23544 Hoover Rd Warren, MI 48089. Proposed new ground sign located at 50855 Russell Schmidt Blvd.

Ms. Frame stated that this sign as presented is too large; it is presented at 60 square feet. She spoke with the applicant at sub-committee and they have agreed to reduce this sign to two square feet, which would meet the ordinance.

Motion by Ms. Frame, supported by Mr. Miller to approve SGN #2009-42 subject to the applicant reducing the size of the sign to two square feet.

Ms. Printz asked for clarification on the fact that they have to reduce the sign two square feet.

Ms. Frame responded correct.

Mr. Meagher explained that this is actually just a directional sign; it has come here as a ground sign. It just has an arrow.

Vote On The Motion:

All Ayes Motion Carried

G. MACLEAN VEHICLE SYSTEMS PROPOSED NEW MONUMENT SIGN – SGN #2009-43: Metro Detroit Signs, 23544 Hoover Road, Warren, MI 48089. Proposed new monument/ground sign located at 50855 Russell Schmidt Blvd.

Motion by Ms. Frame, supported by Mr. Stabile to approve SGN #2009-43 subject to attaching the address, which the applicant had agreed to.

All Ayes Motion Carried

H. NATIONAL ACCOUNTING & TAX PROPOSED NEW WALL SIGN – SGN #2009-44: Phillips Sign 40920 Executive Dr. Harrison Twp., MI 48045. Proposed new wall sign located at 53377 Gratiot.

Motion by Ms. Frame, supported by Mr. Deeby to approve SGN #2009-44.

All Ayes Motion Carried

7. APPROVAL OF MINUTES OF PRIOR MEETINGS:

Motion by Mr. Priest, supported by Mr. Kohler to approve the minutes from the November 10, 2009 meeting as sent.

All Ayes Motion Carried

8. COMMUNICATIONS:

9. NEW BUSINESS:

Mr. Priest stated that as it stands at this point it appears that we will not have any meetings in December. As of today there is only one sign that has been submitted for the next agenda. Unless something else comes in before the deadline, there will be no meeting.

10. OLD BUSINESS:

11. PLANNERS REPORT:

12. COMMENTS FROM THE FLOOR:

Mr. Stabile suggested that the sign applications have the nearest cross street added to the application.

Ms. Frame asked for volunteers for the next pre-planning meeting, whether it is held on December 15, 2009 or January 12, 2010.

Mr. Miller stated that he could attend January 12th; however he would be unavailable December 15th.

Mr. Saelens stated that he could attend December 15th; however he would be unavailable January 12th.

Ms. Frame stated that this is Ms. Printz’s last meeting with us.

Ms. Printz thanked everyone for the opportunity to sit on this commission.

13. PROPOSALS FOR NEXT AGENDA:

14. ADJOURMENT:

Motion by Ms. Frame, supported by Mr. Miller to adjourn the meeting at 7:46 p.m.

All Ayes Motion Carried

Paula Frame, Secretary

Christine A. Hunyady, Recording Secretary

 

 

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