Bedford
Township,
Michigan
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PRESENT:
EXCUSED: ALSO
PRESENT: Covrett called the Bedford Township Planning Commission meeting to order at 7:00 p.m. The Pledge of Allegiance was said. Bassinger called the roll. Quorum present. APPROVAL OF THE AGENDA Motion by Schneider, supported by Peitz, to approve the amended agenda to remove Approval of the Minutes. Motion carried. PUBLIC COMMENT (LIMIT 3 MINUTES) None. OLD BUSINESS A) REQUEST FOR A FINAL SITE PLAN APPROVAL EXTENSION FOR THE TACO BELL SITE, LOCATED WITHIN THE LAMBERTVILLE COMMERCIAL (WALGREENS AND LASALLE BANK) PROJECT AND FURTHER IDENTIFIED AS PARCEL NUMBERS 5802-615-025-00, 5802-615-026-00, 5802-615-027-00, 5802-615-028-00, 5802-615-029-00, ON THE NORTHEAST CORNER OF STERNS AND SECOR ROADS Jenkins said site plan approval is valid for six months and the developer has had a difficult time securing a contract. Bill Fowler, 32600 Stephenson Highway, Madison Heights, MI, said the request for the extension is not because they have failed to secure Taco Bell, further saying they have two parties that are interested in the location, with one party being a combination Taco Bell/Kentucky Fried Chicken and the other a stand alone Taco Bell. Mr. Fowler said the first to finalize the deal will be selected. Attorney Kamprath said the addition of Kentucky Fried Chicken will require a revised site plan. Jenkins said particularly if there is a change in the building footprint. Further discussion took place regarding the new concept where two businesses are within one building. Jenkins said the ordinance would permit the fourth business on the site. Schneider asked if increased traffic would be relevant to any approval. Peitz questioned the screening proposed for the east side of the parcel, saying the fence height should be reconsidered if there is a drop in the property grade that would allow lights to shine over the top of the fence. Jenkins said the parcel is built up with the fence being on top of a retaining wall. It was stated that the approved privacy fence was extended along the north property line to buffer the residential properties to the north as well as the property to the east. Peitz asked if parking requirements would change with two businesses. Jenkins said the plan will be further reviewed if there is a change in the approved site plan, which will come back to the Planning Commission. Steinman asked if the fence height can be increased if it is determined the proposed fence screening does not adequately buffer the neighboring properties from the commercial use. Mr. Fowler said a great deal of time was spent on the buffer when the plan was approved, saying the fence will be of a decorative nature with a solid surface. Mr. Fowler said they want to work with the Township and will have the fence design available when the project moves forward. When asked, Jenkins said the property to the east is residentially zoned. Motion by Schneider, supported by Steinman, to the approve the request for a Final Site Plan Approval extension for the Taco Bell site, located within the Lambertville Commercial (Walgreens and LaSalle Bank) project and further identified as Parcel Numbers 5802-615-025-00, 5802-615-026-00, 5802-615-027-00, 5802-615-028-00, 5802-615-029-00, on the northeast corner of Sterns and Secor roads for a period of six months, and with the stipulation that the extension be approved as was originally presented and approved and that if there are any changes in the site plan, the plan will be brought back before the Planning Commission for further review and consideration. Roll call as follows: Voting Aye: Schneider, Steinman, Peitz, Abel, Bassinger, Bourque, Covrett. Voting Nay: None. Motion carried. NEW BUSINESS A) SIGN ORDINANCE DISCUSSION Jenkins said he is asking for input from the Planning Commission. Covrett asked if it is being suggested that the Township move away from monument signs. Jenkins said to allow for creativity, it is being suggested the Planning Commission consider the possibility of permitting monument signs or low profile signs, while maintaining the height limit of seven feet. Further discussion took place regarding the possibility of having open space beneath the sign where maintenance may become an issue. Jenkins said the intent is not to permit bare metal poles, but to allow for a decorative material. Covrett asked if language can be provided for further review. Jenkins said he will provide the language. Peitz asked if a fee would be maintained for a sign waiver if waiver requests would be transferred to the BZA. Jenkins said the current fee is $275.00 for a variance request. Peitz questioned the allowance of two entrance signs for one subdivision, particularly if the entrances are close in proximity. Further discussion concluded that the option would be good if there are two entrances on two different roads. Schneider commented on the need to have a good identification marker if the signs are not easily read moving in either direction on the same road. Abel concurred one sign per entrance is appropriate and if a second entrance sign is considered, then a distance of separation between the two entrances to allow for a second sign should be established. Abel spoke positively on maintaining the monument sign requirement while allowing creativity, agreed with the elimination of temporary signs when a reader board is permitted, and asked who will enforce the elimination of temporary signs if tenants have not been informed of the stipulation. Jenkins said temporary signs require a permit, where the Township is generally notified if a temporary sign has been erected without a permit. Further discussion took place regarding gas station canopy signs, asking if the canopy sign is considered a separate sign. Jenkins said it would be up to the Planning Commission to decide how the canopy signs should be considered. Abel said it would depend on if the canopy sign would be limited to including a logo only, or if advertising is permitted. Jenkins said his intent was to limit the signage to a logo only. Discussion took place regarding window signs and how much of each window could be covered in signage. Jenkins said clarification should be made as to whether 25 percent of each window could be covered or if 25 percent of the total windows could be covered. Peitz said for consistency purposes, the change should read 25 percent of each window. Covrett asked if fluorescent lighting is permitted to outline windows. Jenkins said he would have to further research the issue. Schneider asked if rental or for sale signs are permitted at intersections. Jenkins said the signs must be on the subject property. Schneider asked how long temporary banner signs are permitted. Duane Tucker said temporary signs have been permitted while a permanent sign is being made, further saying temporary signs are permitted four times per year for a period of 14 days each. Schneider asked if banner signs are permitted to identify a business. Tucker said a banner is not permitted on a permanent basis unless encased to become permanent. PUBLIC COMMENT – None. INFORMATION – Jenkins commented on the issues on the upcoming meeting. Schneider and Abel said they would be absent from the meeting of March 26, 2008. COMMISSION / STAFF COMMENT – Bourque and Schneider commented on the work Jenkins has put in on the Sign Ordinance amendment. Abel commented on the Capital Improvement Plan and possible consideration for residential windmills. Jenkins commented on a new windmill design that is a cylinder design. ADJOURNMENT – The meeting duly adjourned at 7:50 p.m.
Respectfully submitted, |
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The Township of Bedford, Monroe County, Michigan. All rights reserved.
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