Zoning Board of Appeals Minutes
October 2, 2003
Meeting called to order at 5:01 p.m. by Chairman Levengood.
MEMBERS PRESENT:
Harry Jachym
Gene Levengood
Ray Sturdy, Jr.
Jim Zdanek
MEMBERS ABSENT:
Ronald Griffith (Excused)
OTHERS PRESENT:
Mark Lewis, Chief Building Official
Shirley Barney, Community Development Director
Alice Geletzke, Recording Secretary
7 members of the public
ITEM NO. 1 - APPROVAL OF MINUTES
1. Regular Meeting – August 7, 2003
Moved by Mr. Jachym, supported by Mr. Zdanek, to accept the minutes of the
Regular Meeting of August 7, 2003, as presented. Ayes all.
ITEM NO. 2 – NEW BUSINESS
1. Application No. 1341 - Innovative Custom Construction
Jeffrey D. Smith
4669 Shoreview
Canton, MI 48170
Location – Milka Kostecku
8866 Northern Ave
Plymouth, MI 48170
Tax I.D. #78-059-03-0134-000
RE: Zoning Ordinance No 83, Article XVI R-1-E, R-1-H, R-1-S and R-1 One Family
Residential Districts. Schedule of Regulations 16.1,z minimum front yard setback
– 25 feet.
| Variance
No. |
Zoning
Ordinance Section/Standard |
Location
|
Minimum
Front Yard Setback |
Proposed
Front Yard Setback |
Variance
Required |
| 1 |
16.1,z
|
8866
Northern Ave |
25 feet
|
17 feet
|
8 feet |
The applicant is requesting one variance:
1. The allowable minimum front yard setback is twenty five (25) feet, the
applicant’s current front yard setback is thirty (30) feet. With the proposed
request of seventeen feet (17) feet minimum front yard setback, the applicant is
requesting a variance of eight (8) feet front yard setback.
Mr. Jeffrey Smith, Innovative Custom Construction; Evon Schmitzerle; and Vinko
Gradinal addressed the Board and answered questions regarding the proposed
addition.
The Board discussed the visual enhancement of the property by the addition,
wider road right-of-way in the area, the large trees located in the front yard,
the possible effect of the sight line on the adjoining residents, and the
practicality of building a smaller addition.
Moved by Mr. Sturdy, seconded by Mr. Zdanek, because of the uniqueness
circumstances of this particular location a variance of eight (8) feet front
yard setback be granted as requested in Application 1341, Milka Kostecku, to
permit building an addition as presented. ROLL CALL: Ayes: Sturdy, Zdanek,
Levengood. Nays: Jachym. Motion carried.
2. Application No. 1342 - Patricia S. Pulkownik
Country Farm Market
PMC Center
Plymouth, MI 48170
Location – PMC Center
42171 – 42331 Ann Arbor Rd
Plymouth, MI 48170
Tax I.D. #78-062-99-0001-000
#78-062-99-0006-000
RE: Zoning Ordinance No 83.87, Article 34.10 ARC (Ann Arbor Road Corridor
District) Sec. 34.10 Signs
| Variance No. |
Zoning Ordinance
Section/Standard |
Location |
Minimum Required
Setback for Monument Signs |
Proposed Setback for
Monument Signs |
Variance Required |
| 1 |
34.10 – 5a.5 |
42171 – 42331 Ann
Arbor Rd |
70 feet from center
of road |
56 feet (minimum 4
feet from edge of sidewalk) |
14 feet |
| Variance No. |
Zoning Ordinance
Section/Standard |
Location |
Minimum Required
Setback for Directional Signs |
Proposed Setback for
Directional Signs |
Variance Required |
| 2 |
34.10 – 5 g. 1) (c)
|
42171 – 42331 Ann
Arbor Rd |
60 feet from center
of road |
53 feet (minimum 1
foot from edge of sidewalk) |
up to 7 feet |
| Variance No.
|
Zoning
Ordinance Section/Standard |
Location
|
Allowed
Placement of Marquee signs |
Proposed
Placement of Marquee signs |
Variance
Required |
| 3 |
34.10 –
5d. 2) (a) |
42171 –
42331 Ann Arbor Rd |
up to
8”high letters placed against flat surface |
up to 21”
high letters placed against flat surface |
up to 13”
in letter height variance against flat surface |
| Variance No. |
Zoning Ordinance
Section/Standard |
Location |
Allowed Area for
address signs (w 12” high letters) |
Proposed Area for
address signs (w. 12” high letters) |
Variance Required |
| 4 |
34.10 – 5m. 1) |
42171 – 42331 Ann
Arbor Rd |
2 square feet in
signable area |
13 square feet in
signable area |
11 square feet in
signable area |
The applicant is requesting four variances:
1. The required minimum setback for monument signs is seventy (70) feet from the
center of the road. With the proposed request of fifty six (56) feet (with a
minimum four (4) feet from the edge of the sidewalk) the applicant is requesting
a variance of fourteen (14) feet from the minimum setback requirement of seventy
(70) feet for two (2) signs.
2. The required minimum setback for directional signs is sixty (60) feet from
the center of the road. With the proposed request of fifty-three (53) feet. The
applicant is requesting a variance of up to seven (7) feet from the minimum
setback of sixty (60) feet for one (1) sign.
3. The required placement for marquee signs is to be against a flat surface, in
this case approximately eight (8) inches high. With the proposed request of
twenty-one (21) inch letters, the applicant is requesting a variance of up to
thirteen (13) inches for letter height, against the existing flat surface for
tenant identification signs within the PMC Center.
3. The required signable area for address signs is two (2) square feet. With the
proposed request of thirteen (13) square feet in signable area, the applicant is
requesting a signable area variance of eleven (11) square feet.
Ms. Patricia S. Pulkownik, manager of the PMC Center; Mr. Kassab, the owner of
the building; and tenants Robert Church and Bob Klopshinki addressed the Board
and answered questions. Discussed was the difficulty of identifying some of the
businesses from Ann Arbor Road and the possible loss of current tenants, as well
as the extreme difficulty of obtaining new ones, because of the lack of business
due to inadequate identifying signage. The tenants also commented on the size of
other signs along the Ann Arbor Road corridor.
Community Development Director Shirley Barney noted the approval of the Planning
Commission of the monument signs, subject to the variances being granted, and
pointed out their study recommended 12-inch letter height for marquee signs
(requested variance No. 3). The Board was presented letters of objection from
several tenants who objected to the 12” recommended size of the signs on the
building because they were losing signage on Ann Arbor Road.
It was moved by Mr. Sturdy and supported by Mr. Jachym to grant approval for
variances Nos. 1, 2, and 4 as requested in Application 1342 for the PMC Center.
Ayes all.
It was moved by Mr. Sturdy to limit the letter height in requested variance No.
3 to 12 inches. There was no support for the motion and Mr. Sturdy withdrew it.
Mrs. Barney asked to present further information to the Board on the Planning
Commission study before a decision would be made to increase the signage over
the 12-inch recommended letter height.
Mr. Sturdy moved to table consideration of variance No. 3 for up to 60 days.
There was no support for the motion and Mr. Sturdy withdrew it.
Moved by Mr. Jachym, supported by Mr. Zdanek, to grant variance No. 3 requested
in Application 1342 for the PMC Center, with letter height to be a maximum of 16
inches. ROLL CALL: Ayes: Jachym, Zdanek, Levengood. Nays: Sturdy. Motion
carried.
Mr. Sturdy moved to adjourn the meeting. Supported by Mr. Jachym. Ayes all.
Chairman Levengood adjourned the meeting at 7:09 p.m.
Respectfully submitted,
Raymond O. Sturdy, Jr.
Raymond O. Sturdy, Jr., 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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