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Planning Commission Minutes - September 13, 2011

THE CHARTER TOWNSHIP OF CHESTERFIELD
PLANNING COMMISSION
SEPTEMBER 13, 2011

A regular meeting of the Charter Township of Chesterfield Planning Commission was held on Tuesday, September 13, 2011 at 7:00 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 7:09 p.m.

2. ROLL CALL:

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

Others: Patrick Meagher, Township Planner

3. APPROVAL OF THE AGENDA:

Motion by Mr. DeMuynck, supported by Mr. Miller to approve the agenda as presented.

All Ayes Motion Carried

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

5. PUBLIC HEARING:

6. REVIEWS:

A. PROPOSED NEW GARAGE ON A CANAL LOT- SLU #2011-05: Joseph Sowerby, 48264 Harbor Drive, Chesterfield, MI 48047. Proposed new garage on a canal lot location is across from the above address. Set Public Hearing for October 11, 2011.

Motion by Mr. Miller, supported by Mr. LaBelle to set a Public Hearing for Proposed New Garage on a Canal Lot – SLU #2011-05. The Public Hearing would be set for October 11, 2011.

All Ayes Motion Carried

Mr. Stabile stated that the property is on an empty lot across from an empty lot and that the ordinance does not allow a garage to be built on a canal that is not accompanied by a house on the main lot.

The applicant, Joseph Sowerby, stated that he has a 1700 square foot house and that it is accompanied by a garage which is located directly across the street. Mr. Sowerby said that he does not have a basement and that he needs more storage space. He confirmed that he does own more than one lakefront lot on Harbor Drive and that they are adjacent to each other.

Mr. Meagher indicated that verification is needed to determine if this request meets the ordinance for an accessory structure; should it be in violation, the public hearing would not be set and the applicant may want to consider applying for a variance from the Zoning Board of Appeals. Additionally, Mr. Meagher confirmed that canal lots are considered special land use and that accessory structures are typically not permitted without a principal use on the site.

Mr. Stabile stated that should the applicant decide to sell this lot, the sale would result in a garage without a house.

To avoid such a situation, Mr. Sowerby said that he would be agreeable to a stipulation that the lots be sold together.

B. MOTORCYCLE MIKE’S PROPOSED NEW WALL SIGN – SGN #2011-44: Phillips Sign & Lighting 40920 Executive Dr., Harrison Twp., MI 48045. Proposed new wall sign located at 53379 Gratiot, Suite B, Chesterfield, MI 48051 for the above business.Tabled on 8-23-2011.

Motion by Mr. Stabile, supported by Mr. DeMuynck to approve Sign #2011-44.

All Ayes Motion Carried

C. CVS PHARMACY PROPOSED NEW WALL SIGN – SGN #2011-45: Metro Detroit Signs, 23544 Hoover Rd., Warren, MI 48089. Proposed new wall sign located at 47011 Gratiot.

Motion by Mr. Stabile, supported by Mr. Miller to table Sign #2011-45 until further information
can be obtained from the applicant. This would be tabled for up to six meetings, with the deadline
being December 13, 2011.

All Ayes Motion Carried

D. CVS PHARMACY PROPOSED NEW WALL SIGN – SGN #2011-46: Metro Detroit Signs
23544 Hoover Rd., Warren, MI 48089. Proposed new wall sign located at 47011 Gratiot.

Motion by Mr. Stabile, supported by Mr. Miller to table Sign #2011-46 until further information
can be obtained from the applicant. This would be tabled for up to six meetings, with the deadline
being December 13, 2011.

All Ayes Motion Carried

E. CVS PHARMACY PROPOSED NEW GROUND SIGN - SGN #2011-47: Metro Detroit Signs 23544 Hoover Rd., Warren, MI 48089. Proposed new ground sign located at 47011 Gratiot.

Motion by Mr. Stabile, supported by Mr. Miller to table Sign #2011-47 until further information
can be obtained from the applicant. This would be tabled for up to six meetings, with the deadline
being December 13, 2011.

All Ayes Motion Carried

F. CVS PHARMACY PROPOSED NEW GROUND SIGN – SGN #2011-48: Metro Detroit Signs 23544 Hoover Rd., Warren, MI 48089. Proposed new ground sign located at 47011 Gratiot.

Motion by Mr. Stabile, supported by Mr. Miller to table Sign #2011-48 until further information
can be obtained from the applicant. This would be tabled for up to six meetings, with the deadline
being December 13, 2011.

All Ayes Motion Carried

G. CVS PHARMACY PROPOSED NEW DIRECTIONAL SIGNS – SGN #2011-49: Metro Detroit Signs, 23544 Hoover Road, Warren, MI 48089. Proposed new directional signs located at 47011 Gratiot.

Motion by Mr. Stabile, supported by Mr. Miller to table Sign #2011-49 until further information
can be obtained from the applicant. This would be tabled for up to six meetings, with the deadline
being December 13, 2011.

All Ayes Motion Carried

H. MILLER CPA PC, PROPOSED NEW TENANT PANEL SIGN – SGN #2011-50: Phillips Sign & Lighting, 40920 Executive Dr., Harrison Twp., MI 48045. Proposed tenant panel located
at 49672 Gratiot.

Motion by Mr. Stabile, supported by Mr. DeMuynck to approve Sign #2011-50.

All Ayes Motion Carried

I. MILLER CPA PC PROPOSED NEW WALL SIGN – SGN#2011-51: Phillips Sign & Lighting,
40920 Executive Dr., MI 48045. Proposed new wall sign located at 49672 Gratiot.

Motion by Mr. Stabile, supported by Mr. Miller to approve Sign #2011-51.

All Ayes Motion Carried

J. 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 perspective destination without limitation in the vast sectors inside the center. Please refer to the Site Plan that corresponds with the sign locations.

Motion by Mr. DeMuynck, supported by Mr. Leonard to table Sign #2011-52 thru #2011-66 for further research by Mr. Meagher on comparable signs and Wal Mart’s signage. This would be tabled for one meeting.

All Ayes Motion Carried

On behalf of Menards, Mike Simonds, gave the commission an overview of the 14 signs
requested to identify their store. He stated that the sign coverage on the southern
elevation is 586 square feet. Mr. Simonds said that with the building’s vast size, the signs
would appear small and unreadable if downsized to meet the 300-square-foot ordinance
requirement. According to Mr Simonds, these signs would be placed in strategic locations to break
up the brick. In addition, Mr. Simonds made it clear that the large Menards sign, located in the
center, is actually two signs; 279 square foot each resulting in 559 total square feet.

Mr. Miller said that both Home Depot & Lowe’s were required to follow the current sign ordinance.

Mr. Simonds responded that Menards stores are bigger than Home Depot and Lowe’s stores.

Mr. DeMuynck made the distinction that all of these stores as well as Best Buy & Wal Mart are
considered big box stores and have had to adhere to the ordinance.

Mr. Meagher said, to his recollection, Wal Mart had gotten variances for several of their smaller
Signs and he thought that the sum of all the signs did not exceed the 300 square foot limit.

Mr. Stabile said although there is a lot of signage he agrees with the applicant’s statement that a
building as long as Menards could be more attractive with it.

Mr. Simonds said that the eastern sign could be downsized to 300 square feet to meet the ordinance. In addition, he felt that the main sign could also conform to the 300-square-foot limit, if all of the other signs could remain as proposed.

Mr. Meagher said that should the commission approve this request, he recommends differentiating this use from any other. He suggested using criteria such as the distance from the road, overall length of the building and to possibly include the orientation of the building based on the main access road.

Since the wall is so expansive, Mr. LaBelle asked if something different could be done architecturally to break the wall up.

Mr. Simonds stated that Menards feels that the signage breaks the wall up just fine.

Commissioners concurred that the request is much larger than what is allowed in the ordinance.

Mr. Leonard expanded on this stating that the commission agrees that it looks nice, but that approval may create big problems for the past and the future.

Mr. Miller pointed out that Wal Mart is 207,000 square feet and Menards is 180,000 square feet and in his opinion, the two should be comparable in signage.

Mr. Leonard suggested that maybe the ordinance does not allow enough signage for big box stores.

Mr. Meagher agreed to research the PUD and some other comparables including the difference in separation from the roads.

For legality reasons and to be fair to the applicant, commissioners agreed that further research would be the best option at this time.

K. VERIZON WIRELESS PROPOSED NEW WALL SIGN – SGN #2011-67: Radiant Sign Co.,
14500 Schoolcraft, Detroit, MI 48075. Proposed new wall sign (front elevation) located at 51160 Gratiot.

Motion by Mr. Miller, supported by Mr. LaBelle to approve Sign #2011-67, subject to the sign not exceeding 40 square feet.

All Ayes Motion Carried

John, a representative from Verizon Wireless, asked about the two wall signs allowed at Happy’s
Pizza which is in a similar location.

Mr. Meagher explained to the Verizon Wireless representative that the commission had
approved a variance for Happy’s Pizza allowing them two wall signs and may consider doing that
for Verizon Wireless as well.

Mr. Miller said that a variance was given to the Verizon Wireless on 23 Mile Road, but that the
second wall sign was reduced in size.

L. VERIZON WIRELESS PROPOSED NEW 2ND WALL SIGN – SGN #2011-68: Radiant Sign 14500 Schoolcraft Detroit, MI 48227. Proposing a 2nd wall sign (side elevation) located at 51160 Gratiot.

Motion by Mr. Miller, supported by Mr. LaBelle to approve Sign #2011-68, subject to the sign not exceeding 20 square feet.

All Ayes Motion Carried

7. APPROVAL OF MINUTES OF PRIOR MEETINGS:

Motion by Mr. DeMuynck, supported by Mr. Miller to approve the minutes from August 23, 2011.

All Ayes Motion Carried

8. COMMUNICATIONS:

9. NEW BUSINESS:

10. OLD BUSINESS:

11. PLANNER’S REPORT: ADMINISTRATIVE REQUEST #66: Semco Energy, 56462 Precision
Drive, Chesterfield, MI. Request is to install Barbed Wire to all existing fenced in areas located in the North Bay Industrial Subdivision

Motion by Mr. Miller, supported by Mr. Stabile to approve Administrative Request #66.

All Ayes Motion Carried

12. COMMENTS FROM THE FLOOR:

Mr. Miller asked about pre-planning volunteers for next meeting.
Both Mr. Sciarrino & Mr. Stabile agreed to participate.

Mr. Stabile told commissioners to call him if pre-planning happens to be short members; he would have no problem coming in early.

13. PROPOSALS FOR NEXT AGENDA:

14. ADJOURNMENT:

Motion by Mr. Miller, supported by Mr. DeMuynck to adjourn the meeting at 7:58 p.m.

All Ayes Motion Carried




Joe Stabile, Vice-Chairman/Secretary

Amanda Willard, Recording Secretary

 

 

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