CITY OF WIXOM 49045 PONTIAC TRAIL SPECIAL PLANNING COMMISSION MEETING TO INCLUDE A WORKSHOP STUDY SESSION MONDAY, OCTOBER 28, 2013 Approved 11/06/13 The meeting was called to order by Chairman Day of the Planning Commission at 7:30 p.m. at which time allegiance was pledged to the American flag. PRESENT: ABSENT: OTHERS: William Day (Chairman), Phillip Carter, Nicholas Kennedy, Anthony Lawrence, Anthony McClerklin and Guy York (7:35 p.m.) Ray Cousineau (Excused), Cory Lupinacci (Excused) and Stephen Zelle (Excused) Carmine Avantini (CIB Planning) and Nancy Fisher (Recording Secretary) Determination of a Quorum: A quorum of the Planning Commission was present for this meeting. Agenda: No additions or changes were made to the agenda. Approval of the October 7, 2013 Planning Commission Meeting Minutes: MOTION and seconded by Commissioners Kennedy and Carter to approve the October 7, 2013 Regular Planning Commission Meeting Minutes. Correspondence: City Manager s Update October 22, 2013 Call to the Public: There were no comments made by the public. Unfinished Business: There was no unfinished business listed on the agenda for this meeting. New Business: 1. PUBLIC HEARING FOR SPECIAL USE #13-012: UPPER 90 PROFESSIONAL SOCCER TRAINING, LLC, 47654 & 47670 WEST ROAD, WIXOM, MI 48393: The applicant is seeking special use approval to approximately 4,500 square feet of space in an existing building for soccer training. The Municipal Code, Section 18.09.040 (J) requires approval from the Planning Commission for this request. The property is located at 47654 & 47670 West Road and commercial recreation facilities are special land uses in the M-1, Light Industrial District. The parcel number is 22-05-476-031. Mr. Avantini referred to his September 24, 2013 review letter. The applicants would like to use 4,500 square feet in an existing multi-tenant, industrial building for purposes of indoor soccer training. They will only be painting and cleaning the building. It will be an indoor soccer training facility catering to small groups of one to three people. This is a much lower intensity recreational use and it meets the Ordinance standards as well as the requirements of the Master Plan. The site does require some clean-up including repairs to the dumpster enclosure which requires doors. Mr. Avantini noted that the Building
Special Planning Commission Meeting October 28, 2013 Page 2 Department is now routinely involving the Fire Department in special land use requests at the inception to examine egress routes. The other uses in the building will have different operating hours so it will not cause parking issues. Mr. Avantini recommends approval of this request contingent upon: 1) use of the facility for purposes of soccer training only with any other commercial or recreational use to be reviewed and approved by the City; and 2) the site maintenance items previously noted being addressed by the landlord of the complex. Shannon Samson and George Abuamsha [addresses not provided]. They do not represent the landlord and have not spoken to the landlord regarding site maintenance items. Mr. Avantini noted that the applicants have been dealing with the real estate agent and that the Building Department will follow up on the code enforcement end. Commissioner York inquired whether the only modifications involve the turf on the cement floor. In response to Commissioner York s query, the applicants said they will not be selling supplies. They will be providing personal training of one to three people at a time. MOTION and second by Commissioners Lawrence and Kennedy to approve Special Use #13-012, Upper 90 Professional Soccer Training, LLC, for special use approval for approximately 4,500 square feet of space in an existing building for soccer training. This approval is contingent upon: 1) the facility being used as a soccer training facility only and that any other commercial or recreational use would have to be approved by the City; and 2) the site maintenance items be addressed by the landlord of the complex. The property is located at 47654 & 47670 West Road and the parcel number is 22-05-476-031. 2. SITE PLAN REVIEW EXTENSION FOR SITE PLAN #31-927-07: WIXOM DAY CARE & OFFICE VILLAGE, HORIZON BUILDERS, WIXOM ROAD, WIXOM, MI 48393: The applicant is requesting a one (1) year extension to the approval for construction of a 7,809 square foot day care building and a 22,129 square foot, three-story office building on 1.85 acres of property located on the west side of Wixom Road, south of Maple Road, and zoned VCA, Village Center Area. The parcel numbers are 17-31-426-027/012. Mr. Avantini referred to his staff report listed under New Business Item #2 on the agenda. The Commission has previously been presented with extensions for the site plan. The applicant has invested much time and effort in the site plan. Mr. Avantini believes it is still a relevant project. However, recovery from the economic downtown has taken longer than expected in terms of both lending and market demand. The Ordinance remains unchanged from when this was approved and he believes it is very similar to its original state. He believes a 1-year extension would not be a problem. Chairman Day does not see why they would deny this request since there is no one else interested in developing this piece of property. He understands the applicant s issues. Commissioner York concurs. Al Stephens, 439 W. Wixom Road, Wixom, Michigan 48393. He appreciates the City s consideration. He intends to stay in the City and be a part of the community. If something changes that prompts him to modify the project, he will make a request for that. Commissioner York is excited by the project and wished the applicant luck. MOTION and second by Commissioners Kennedy and Lawrence to approve Site Plan Review Extension for Site Plan #31-927-07, Wixom Day Care & Office Village, Horizon Builders for a one (1) year extension to the approval for construction of a 7,809 sq. ft. day care building and a 22,129 sq. ft., three
Special Planning Commission Meeting October 28, 2013 Page 3 story office building on 1.85 acres of property located on the west side of Wixom Road, south of Maple Road, and zoned VCA, Village Center Area. The parcel numbers are 17-31-426-027/012. 2. FIRST BAPTIST SIGN WAIVER, SPR #32-986-13. The applicant is requesting a waiver from The Municipal Code, Section 18.16.080, Table 16.08, to allow the replacement of an existing freestanding identification sign with another freestanding monument sign. The Ordinance does not allow monument signs in the Village Center Area (VCA) District and the current sign is considered nonconforming. The property is located on Wixom Road, just south of the intersection with Maple Road, and is zoned VCA. The parcel number is 17-32-301-035. Mr. Avantini referred to his October 23, 2013 review letter. The applicant wishes to remove a freestanding sign and replace it with another. The Village Center Association (VCA) Ordinance was written to accommodate the anticipated new traditional development. Unfortunately, what was not taken into consideration is what would occur if it were not built in time and there are still developments which are more suburban in nature; i.e., on Maple Road. The sign Ordinance amendments are currently being reviewed and this is being examined to make it more accommodating. The applicant is replacing a twosided sign with three panels. The building has three distinct uses with a sign panel devoted to each use. The sign is larger than what is allowed under the Ordinance. However, given the property s size, a larger monument sign will be less obtrusive. The applicant is seeking a waiver for the sign installation and for the size of the sign. The Planning Commission will have to grant a waiver for the sign since it exceeds the limits in the Ordinance. Mr. Avantini recommends approval contingent upon their acceptance of the sign s size. Chairman Day confirmed with Mr. Avantini that this does not involve electronic signage. Given the size of the building and the property, he does not have a problem with the sign s size and he supports the applicant s request. Commissioner York inquired about the nature of the constituent foam materials referenced by the sign s manufacturer. He believes it is a good economic use but wondered whether it may affect future usage on other monument signs throughout the City. He is concerned that up until now, the City has insisted on masonry materials and that this could create an undesired precedent. Mr. Avantini said that he had the same thought and noted that there will be brick piers. He is curious to see what it will look like and whether the City will want to continue with this type of signage. Chairman Day inquired whether Mr. Avantini would need to examine sample materials prior to the Planning Commission s approval of this request. Mr. Avantini noted that the Commission could always grant a waiver contingent upon the Commission s approval or administrative review and approval. In response to Commissioner Kennedy s query, Mr. Avantini said that until samples are actually received, it is hard to judge the acceptability of the materials. Brad Stille, Pastor of First Baptist Church, 620 N. Wixom Road, Wixom, Michigan and John Oslin, Five Star Signs, 10099 Bergin Road, Building D, Howell, Michigan. Mr. Oslin is the signage contractor. He indicated that one of the major benefits of this sign is the cost. It is a nationwide product. He noted that the Commissioners have likely seen these types of signs but not realized what they were looking at. His company has installed several over the last few years. These signs are resistant to heat, thawing, freezing and cracking and they have a very durable coating. Chairman Day inquired as to the cost difference between the proposed sign and masonry signage. Mr. Oslin said the proposed sign could cost as little as half of masonry signage. Commissioner York noted that the bottom of the foundation will be at grade; accordingly, the cost of a foundation has been eliminated. He also inquired whether the electronic panels will be recessed into the
Special Planning Commission Meeting October 28, 2013 Page 4 18-inch thickness of the sign or exposed on the exterior. Mr. Oslin said that it will be a junction box and the wiring will go to the sign itself. The sign s hardness is achieved by the surface coating. It is similar to truck bed liner material. Commissioner York questioned whether the plan was to mimic the materials on the church s addition. Commissioner York encouraged the congregation to mimic the color, size and texture of the building. Chairman Day inquired about the sign s orientation relative to Wixom Road. Mr. Oslin said that it will be parallel. Commissioner Kennedy inquired about the 4-foot by 10-foot temporary banner mounting. Mr. Oslin said that he wants an expansion. Mr. Stille is the Pastor at First Baptist Church. His sign contractor can produce a sign which is digitally printed on a plastic face so that from the road you cannot tell it is a different sign. They will no longer have a marquee but want to continue advertising special events in a professional way which will look like the permanent sign. In response to Commissioner Kennedy s question, Mr. Avantini said that the applicant would not have to come back before the Commission if they wish to have a banner. Commissioner Carter noted that the lighting is described as stainless steel can letters painted black and back lit or halo lit with LED s. He inquired whether that is where the light is behind and the letter itself is the only thing that is dark and is surrounded by a halo of light. He asked whether this would be permitted in the VCA. Mr. Avantini said he thinks that this is preferable to individual channel lettering since it has a softer glow. In response to Commissioner Carter s query about how traditional the appearance would be, Mr. Avantini said his concern is that the globe not be too intense. Commissioner Carter inquired whether future VCA applicants can request this. Mr. Avantini said that all signs would come before the Planning Commission to ensure it fits within the general concept. Chairman Day noted that the VCA allows individual letters to be lit up which he thinks is preferable. His problem with the globe is that it is a box sign and cited the Kumon sign as an example. He is not comfortable with that and would prefer it to be halo lit or indirectly lit rather than to have a box sign. He does not want the globe to be lit like a box sign or to be letter lit. Commissioner York noted that the letter F in First will have LED lighting behind it so there will be white light shining on the background. During the day, you would just see a black letter F but at night, you would see a dark figure in front of a white panel. If you did the same thing with the globe and you backlit it but also had a blue or white lexan face, it would also be the same except the light would be coming through the translucent panel. Commissioner Lawrence does not have a problem with it but requested clarification of Chairman Day s definition of a box sign. Chairman Day said that a traditional box sign would be like the one at the veterinarian s office. He referenced the Kumon sign and noted it is the equivalent of a box sign. To him, this is the same; i.e., a single panel which is backlit with a drawing on it. Mr. Avantini said that the VCA Ordinance permits only indirect lighting for signage. As development progressed, there were a number of businesses which wanted internally illuminated signs. There was much discussion and it was decided to allow individual channel letters but no box signs and no race ways. Commissioner York inquired how many spot lights will be employed. Mr. Oslin said that there are restrictions but it will be two per panel. By lighting the top letters, the goal is to eliminate shadowing. He can make the top portion of the globe stand off much the same way as the words First Baptist will and it can be haloed. Commission Carter confirmed that the blue portion would be set back on the face of the sign. Commissioner Lawrence supports that as long as the logo can be preserved. Mr. Avantini showed the Commissioners an example of what the individual letters will look like on the building.
Special Planning Commission Meeting October 28, 2013 Page 5 The Commissioners agreed that there is no problem with the size of the sign. Mr. Avantini apologized for the fact that material samples were not available for inspection by the Commissioners. However, he noted that there was some juggling of the agenda items and this matter was pushed forward a couple weeks. MOTION and second by Commissioners Carter and York to approve SPR #32-986-13, First Baptist Church s waiver to allow the replacement of an existing freestanding identification sign with another freestanding monument sign. This approval is contingent upon lighting as discussed by the Planning Commission and administrative review of the building materials. The property is located on Wixom Road, just south of the intersection with Maple Road, and is zoned VCA. The parcel number is 17-32-301-035. Call to the Public: None. Staff Comments: Mr. Avantini announced that Ms. Rosati will be attending next week s meeting to speak on the topics of electronic message board and medical marihuana. He will also ask for her input on Meineke Car Care locating on Wixom Road where Alta Lift used to be, on the right side of that building. He has written a review letter regarding this. Mr. Avantini said that when he spoke to Ms. Rosati, they agreed there is a need to completely re-write the sign Ordinance and she will be speaking to the Planning Commission about this. The Ordinance will be completely revised to be easier to work with and more defensible. Commission Comments: Chairman Day inquired whether Tribute is starting its single-family residential development. Mr. Avantini said that they are doing some grading. They will be coming in this winter for final site plan approval. Commissioner Lawrence inquired whether that is what is occurring south of the Baptist Church off Wixom Road. Mr. Avantini said that it likely is. Chairman Day wished Commissioner Kennedy success on his electoral efforts next week. ADJOURNMENT: This meeting of the Planning Commission was motioned and adjourned at 8:25 p.m. Nancy Fisher Recording Secretary