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Planning Commission Minutes - August 10, 2010

THE CHARTER TOWNSHIP OF CHESTERFIELD

PLANNING COMMISSION

AUGUST 10, 2010

A Regular meeting of the Charter Township of Chesterfield Planning Commission was held on Tuesday, August 10, 2010 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

Michele Ficht

Others: Patrick Meagher, Township Planner

3. APPROVAL OF THE AGENDA:

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

All Ayes Motion Carried

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

5. PUBLIC HEARING:

6. REVIEWS:

A. PROPOSED RENOVATION OF CHESTERFIELD CROSSING’S - SITE PLAN #2010-04: STUCKY, VITALE ARCHITECTS AT 27127 WOODWARD AVE., ROYAL OAK, MI. 48067. PROPOSED NEW RENOVATION TO THE CHESTERFIELD CROSSING’S DEVELOPMENT LOCATED ON THE WEST SIDE OF GRATIOT, SOUTH OF 23 MILE ROAD.

Mr. Priest commented that they are changing the whole frontage of this strip mall, plus making an addition onto the Hamlin Pub and Play It Again Sports.

Blake Hattermann stated that their proposed additions are very straight forward. They are looking to do a general facelift to the center to update the look. There will be new fresh materials and fresh detailing. They are adding some square footage; a central tower on Play It Again Sports and some additional square footage onto Hamlin Pub.

Mr. Stabile commented that he sees that they are using metal panels on the side. He asked if that falls into what we would normally have.

Mr. Meagher explained that when they first came in to renovate the area where the bar/restaurant is, they had improved that in such a way that they increased the brick content etc. Now that that is done they are carrying the same design down the rest of the center. It makes sense to match that corner with regard to color and materials. This is bringing it closer into conformity with the ordinance.

Mr. Hattermann provided some finished renderings to the Commission Members to show the character of what they are looking for.

Mr. Deeby asked if they received the engineering comments.

Mr. Hattermann responded that they only received the planning comments.

Mr. Deeby asked Mr. Hattermann to explain the use of the addition.

Mr. Hattermann explained that the additional space in the Play It Again Sports is just an extension of their existing retail space. It will be used for a merchandising/sales area. He indicated that Anthony Mancini would be the appropriate person to explain about the addition to Hamlin Pub.

Mr. Hattermann went on to explain that the square footage for Play It Again Sports will be towards the parking lot, and then they will rework the drive and parking along that section of the building. They will be creating a centralized element in the center of the building that will identify the center.

Mr. Meagher commented that he would much rather see the prefinished metal rather than E.F.I.S.

Mr. Stabile commented that he was looking at the portion that was E.F.I.S. and thought it was metal. It is a lot more E.F.I.S. than we do now, but it does match the existing one.

Mr. Hattermann commented that they are not out of character with the existing center.

Anthony Mancini stated that the additional space for the Hamlin Pub will be for a banquet facility. They will do parties for different events. It could also be used for a dining room, but mainly it will be used for banquets. There will be two sections to it; they can open up one section with windows and it could be like indoor/outdoor seating. They can use it for private parties.

Mr. Deeby asked if they anticipate any entertainment being held there.

Mr. Mancini responded that the entertainment will stay at the same spot where it currently is. The stage is right in the middle. If you open the doors you could hear the entertainment from where it is right now, but if it is a private party that does not want to hear the entertainment, they can shut the doors.

Mr. Priest asked if they received the engineering comments.

Mr. Saelens responded yes.

Mr. Stabile commented that he sees that they have to go to the ZBA to get a parking variance for 27 spots. He sees no problem with that from his standpoint. He wondered if we could send along a recommendation to say that we would approve it.

Mr. Priest responded that in discussions, they have enough parking, except they are concerned about being condoed. They don’t want to get in a fight with the rest of the neighbors about who’s parking they are using. That is the reason they are 27 spots short.

Ms. Frame commented that the majority of their use will be after the other establishments are closed. She does not see a problem with this getting through the ZBA.

Motion by Mr. Saelens, supported by Mr. Stabile to approve Site Plan #2010-04 along with a recommendation to the ZBA to approve the variance for the lack of 27 parking spots, and subject to engineering.

All Ayes Motion Carried

B. DOLLAR GENERAL STORE PROPOSED NEW WALL SIGN – SGN #2010-33: ALLIED SIGN, 33650 GIFTOS DR., CLINTON TWP., MI 48036. ASKING FOR RECONSIDERATION ON PREVIOUSLY APPROVED STACKED SIGN AT THE JULY 13 MEETING. NOW THEY HAVE NEW RENDITION WITH AN IMPROVED AND ENHANCED SIGN TO MAKE THE STORE MORE APPROACHABLE FROM 23 MILE ROAD, LOCATED AT 33165 IN THE BAYSIDE MALL.

Mr. Priest reminded everyone that there was a stacked sign previously approved for Dollar General. They informed us that the stacked sign was not given by them to the sign company to present. Before we approve a new sign, we must rescind the previous motion.

Motion by Mr. Priest, supported by Ms. Ficht to rescind our action at the last meeting approving the stacked sign.

All Ayes Motion Carried

Motion by Mr. Saelens, supported by Mr. Miller to approve SGN #2010-33 option number two.

All Ayes Motion Carried

C. ART VAN – PAUL’S TV PROPOSED ADD TO EXISTING PYLON SIGN- SGN #2010-30: REVISED FROM SIGN SUBMITTED TO BOARD TO ADD PAUL’S TV TO THE EXISTING ART VAN SIGN LOCATED AT 50400 GRATIOT. TABLED 7-13-2010.

Motion by Mr. Saelens, supported by Ms. Ficht to approve SGN #2010-30 revised.

All Ayes Motion Carried

D. CAMBRIDGE REALTY PROPOSED NEW WALL SIGN SGN #2010-35: I-SIGN L.L.C. 11177 E. EIGHT MILE ROAD, WARREN MI. 48089. PROPOSED NEW WALL SIGN LOCATED AT 51307 GRATIOT, IN THE HOME FIELD PLAZA NORTH OF 23 MILE, ON THE WEST SIDE OF GRATIOT.

Motion by Mr. Saelens, supported by Ms. Frame to approve SGN #2010-35.

All Ayes Motion Carried

E. VETERINARY CENTERS OF MICHIGAN PROPOSED NEW WALL SIGN SGN #2010-36: DIANA AND STEWART KESHITALO. PROPOSED NEW WALL SIGN LOCATED AT 27805 23 MILE ROAD.

Motion by Mr. Saelens, supported by Ms. Ficht to approve SGN #2010-36.

All Ayes Motion Carried

F. RUBY TUESDAY’S RESTAURANT PROPOSED NEW WALL SIGN SGN #2010-37: MLS SIGN CO., 25733 D’HONDT CHESTERFIELD, MI 48051. PROPOSED NEW WALL SIGN FOR RUBY TUESDAY’S LOCATED AT 51295 GRATIOT.

Motion by Mr. Saelens, supported by Mr. Miller to approve SGN #2010-37.

All Ayes Motion Carried

7. APPROVAL OF MINUTES OF PRIOR MEETINGS:

Motion by Mr. Priest, supported by Mr. Leonard to approve the minutes from the July 13, 2010 meeting as sent.

All Ayes Motion Carried

8. COMMUNICATIONS:

9. NEW BUSINESS:

10. OLD BUSINESS:

11. PLANNERS REPORT:

A. ADMINISTRATIVE APPROVAL REQUEST #51: FOR "HAPPY’S PIZZA" AT 51170 GRATIOT (OLD STEAK & SHAKE) SUBMITTING NEW FLOOR PLANS, ELEVATIONS, AND PARKING CALCULATIONS FOR PROPOSED HAPPY’S PIZZA.

Mr. Meagher stated that he has no objections to this Administrative Approval. The engineers pulled out two fairly good points that are planning issues, outside of the engineering issues. They ask for parking calculations. The parking requirements are actually going to decrease for this building. He does not think it is important to have those calculations on the plans. The engineers do ask for a walkway along the eastern wall of the building, which would be on the north side of the drive thru just so someone does not walk through that door and walk into oncoming traffic through the drive thru lane, during pre-planning discussions it was recommended to put some type of railing up in order to prevent that.

Motion by Ms. Frame, supported by Ms. Ficht to approve Administrative Request #51 subject to engineering comments and putting the railing up.

All Ayes Motion Carried

FOUR CAR GARAGES

Mr. Meagher explained the overhead renderings of four car garages on 65, 75, 80 and 90 foot lots shown at 295 foot depth. They would all be on basically a half acre or more. He explained various modifications that could be made to homes and garages.

There was discussion with regard to splitting up the garages in order to have one front entry and one side entry.

Mr. Meagher asked for thoughts on coming in for a special land use if you wanted a four car garage so that we can make sure that it is not going to have a negative impact on the neighbors.

Mr. Saelens, Mr. Stabile and Ms. Frame concurred that they like the idea of the special land use.

There was discussion with regard to lot width minimums and having a double depth garage.

Mr. Priest expressed approval for the special land use.

It was agreed up to have no more than three car entries from the front.

Mr. Meagher suggested that he write up the standards; we can go through the pros and cons; if the commission is still not comfortable, we can then make it special land use.

There was discussion with regard to additional out buildings and having square footage limitations.

Mr. Meagher reviewed the current ordinance with regard to having a shed in addition to an accessory building. He suggested that he talk to the Building Department to make sure that they know how to interpret that stipulation. He stated that he will come up with new language for the meeting next month.

12. COMMENTS FROM THE FLOOR:

13. PROPOSALS FOR NEXT AGENDA:

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

Mr. Miller and Mr. Leonard agreed to attend.

Mr. Priest commented on the ID Cards being approved. He instructed the Commission Members on the procedures for obtaining one and the rules for abuse.

Mr. Priest reviewed items from the morning pre-planning meeting, which were Presbyterian Village and the Speedway Station at 21 Mile Road and I-94.

Mr. Meagher informed the Commission that he met with McDonalds and they are planning on remodeling their store.

14. ADJOURMENT:

Motion by Mr. Priest, supported by Mr. Saelens to adjourn the meeting at 7:51 p.m.

All Ayes Motion Carried

Paula Frame, Secretary

Christine A. Hunyady, Recording Secretary

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