Zoning Board of Appeals Minutes
October 3, 2002
Meeting called to order at 5:00 p.m. by Chairman Steiner.
MEMBERS PRESENT:
Joe Bridgman
Ronald Griffith
Bill Steiner
Gene Levengood
Jim Zdanek
MEMBERS ABSENT: None
OTHERS PRESENT:
Mark Lewis, Chief Building Official
Alice Geletzke, Recording Secretary
3 members of the public
ITEM NO. 1 - APPROVAL OF MINUTES
1. Regular Meeting - September 5, 2002
Moved by Mr. Bridgman, supported by Mr. Griffith, to accept the minutes of the Regular Meeting of September 5, 2002, as submitted. Ayes all.
ITEM NO. 2 - NEW BUSINESS
1. Application No. 1316 - Mark Macek
8835 Brookline Ave
Plymouth, MI 48170
Location - Mark Macek
8835 Brookline Ave
Plymouth, MI 48170
Tax I.D. #78-059-03-0598-000
RE: Zoning Ordinance 83, Article XVI R-1-E, R-1-H, R-1-S and R-1. One Family Residential Districts.
Minimum lot area - 7,200 square feet
Minimum width of lot - 60 feet
Minimum front yard setback - 25 feet
Minimum side yard setback - 5 feet, total of two = 16 feet
The applicant is requesting one variance:
The existing residence has a front yard setback of twenty four (24) feet, six (6) inches, establishing it as a non-conforming residence. With the proposed covered front porch of forty (40) feet, zero (0) inches wide x six (6) feet, zero (0) inch deep to the existing residence, the applicant is requesting a front yard setback variance of six (6) feet, zero (0) inches.
Because the applicant was not present, Application 1316 was held in abeyance until later in the meeting.
2. Application No. 1317 - Bowers & Rein Associates, Inc.
2400 S. Huron Parkway
Ann Arbor, MI 48104
Location - Teamsters Local 243
39420 Schoolcraft Rd
Plymouth, MI 48170
Tax I.D. #78-024-01-0052-000
RE: Zoning Ordinance 83:
Article XVI Schedule of Regulations
Zoning District Maximum Height of Buildings Minimum Lot Area Maximum Lot Coverage in Percent Minimum Yard Requirements in Feet Non-Residential Uses Minimum Livable Floor Area
In Stories In Feet Area in Sq. Ft. Width in Feet Front Sides Rear Side Yard Abutting
a Street Rear Yard Abutting a Street Side Yards Per Unit of Sq. Ft. Min. Total
of Two C-2 (f) 2 (f) 35 -- -- -- (o) 10 (n) (p) (r) 10 (p) 20 20 (r)
10 20 -- 400
(o) When parking is furnished between the building and the street setback line of a street, a front yard of not less than seventy-five (75) feet shall be provided.
The front parking area is an existing parking lot. This lot will be used on a daily basis by the administrative staff and by visitors. Visitors are often retired or disabled members visiting in order to inquire about benefits, insurance or related issues.
The applicant is requesting two variances:
1. The existing building has a front yard setback along Schoolcraft Rd of twenty five (25) feet, zero (0) inches. Per the ordinance, the front yard setback should be seventy five (75) feet, zero (0) inches. Requesting a variance of the front yard setback of fifty (50) feet, zero (0) inches.
2. The proposed addition to the building will have a front yard setback along Eckles Rd of twenty two (22) feet, two (2) inches. Per the ordinance, the front yard setback should be seventy (75) feet zero (0) inches. Requesting a variance of the front yard setback of fifty two (52) feet, ten (10) ten inches.
Gregory Lowran asked that the item be postponed until later in the meeting because he was waiting to be joined by John Gabriel, the contractor.
3. Application No. 1318 - Rofin-Sinar Inc.
40984 Concept Dr.
Plymouth, MI 48170
Location - Dembs Roth Construction/Rofin-Sinar Inc.
40984 Concept Dr
Plymouth, MI 48170
Tax I.D. #78-021-01-0013-000
RE: Zoning Ordinance 83, Article XVI SCHEDULE OF REGULATIONS:
Zoning District IND Industrial
Article XXI - Sign Regulations
Sec. 21.5 Signs permitted in specific zoning districts:
The following illuminated or non-illuminated signs shall be permitted only within the zoning districts specified below. Any combination of signs permitted within the District may be allowed provided that the total items of information (as defined in Sec. 21.1-7) of all signs combined do not exceed the limits indicated.
TYPE OF SIGN PERMITTED
Zoning Classification Ground Wall Projecting Marquee Window Portable Per Single Street Frontage Total Items of Information Allowed for each Additional Street Frontage
IND Yes yes yes yes yes (r) (c) no 5(b) 5 (b)
The Industrial site has a single street frontage allowing for a maximum of five (5) items of information. In August 2002, the Building Department approved a front yard ground sign with two (2) items of information. I-275 has never been considered as an additional street frontage.
The applicant is requesting one variance:
The proposed ninety (90) sq. ft. area wall sign has five (5) items of information, with the approved ground sign; the property will have a total of seven (7) items of information. The applicant is requesting a variance of two (2) items of information.
John Owen of Rofin-Sinar, Inc., appeared before the Board and answered questions. They would like to add "We Think Lasers" on the back side of the building facing I-275.
Mr. Levengood and Mr. Griffith felt that in the future the sign ordinance should differentiate in regulation between signs in industrial parks and signs in commercial areas.
Moved by Mr. Levengood, supported by Mr. Griffith, to allow the variance of two (2) items of sign information for Application 1318, Rofin-Sinar, Inc., inasmuch as what is proposed is part of their logo and identifies who they are and what they do. Ayes: Levengood, Griffith, Steiner, Zdanek. Nays: Bridgman. Motion carried.
The Board then discussed Item No. 2, New Business, Application 1317, Bowers & Rein Associates, Inc. Greg Lowran from Teamsters Local 243 and John Gabriel, the contractor, addressed the Board and answered questions.
Chief Building Official Mark Lewis noted they have been granted tentative site plan approval by the Planning Commission and felt there could be practical difficulty because of the ditch located on the property.
Moved by Mr. Bridgman, seconded by Mr. Griffith, regarding Application 1317, Bowers & Rein Associates, approval is granted for:
1. A variance of the front yard setback of fifty (50) feet, zero (0) inches.
2. A variance of the front yard setback of fifty-two (52) feet, ten (10) inches.
because of the practical difficulty of the ditch location on the property being unnecessarily burdensome. Ayes all.
No one had yet appeared in conjunction with Item No. 1, New Business, Application 1316. Moved by Mr. Griffith, supported by Mr. Bridgman, to table Application 1316, Mark Macek, until the next meeting. Ayes all.
Moved by Mr. Griffith, supported by Mr. Bridgman, to approve the Zoning Board of Appeals meeting dates for 2003. Ayes all.
Meeting dates for 2003 are as follows:
Jan 2, Feb 6, Mar 6, Apr 3, May 1, Jun 5,
Jul 3, Aug 7, Sep 4,
Oct 2, Nov 6, Dec 4
Moved by Mr. Griffith, supported by Mr. Levengood, to adjourn the meeting. Ayes all.
Meeting adjourned at 5:35 p.m.
Respectfully submitted,
Joe Bridgman, Secretary
Zoning Board of Appeals
NOTE: Upon granting a zoning variance, a building permit is required.
If denied, the applicant may appeal to Circuit Court.
The Charter Township of Plymouth will provide necessary reasonable aids and services, such as signers for the hearing impaired and audio tapes of printed materials being considered at the meeting, to individuals with disabilities at the meeting/hearing upon two weeks notice to the Charter Township of Plymouth. Individuals with disabilities requiring auxiliary aids or services should contact the Charter Township of Plymouth by writing or calling the Supervisor's Office, Charter Township of Plymouth, 42350 Ann Arbor Road, Plymouth, Michigan, 48170, (734) 453-3840, TDD users: 1-800-649-3777 (Michigan Relay Service)-
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