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REGULAR MEETING - ZONING BOARD OF APPEALS
CITY OF NOVI
MONDAY, MARCH 10, 2008

Proceedings had and testimony taken in the matters of the ZONING BOARD OF APPEALS, at City of Novi, 45175 West Ten Mile Road, Novi, Michigan, Monday, March 10, 2008.

BOARD MEMBERS
Timothy Shroyer, Chairperson
Justin Fischer, Vice-Chairperson
Gerald Bauer
Rickie Ibe
Mav Sanghvi
Wayne Wrobel

ALSO PRESENT:
Christian Fox, Community Development Liaison
Elizabeth Kudla, City Attorney
Alan Amolsch, Ordinance Enforcement
Kirsten Kapelanski, Planner

REPORTED BY:
Mona L. Talton, Certified Shorthand Reporter.

1 Novi, Michigan

2 Monday, March 10, 2008

3 7:00 p.m.

4 - - - - - -

5 CHAIRPERSON FISCHER: The time is now

6 7:01 and I would like to call the Monday,

7 March 10th, Zoning Board of Appeals meeting

8 to order.

9 Mr. Vice-Chair, would you please lead

10 the Board in the Pledge of Allegiance.

11 VICE-CHAIRPERSON SANGHVI: I will be

12 delighted. I pledge allegiance to the flag

13 of the United States of America and to the

14 Republic for which it stands, one nation

15 under God indivisible with liberty and

16 justice for all.

17 CHAIRPERSON FISCHER: Ms. Working,

18 would you please call the roll.

19 MS. WORKING: Member Bauer?

20 MEMBER BAUER: Present.

21 MS. WORKING: Member Sanghvi?

22 VICE-CHAIRPERSON SANGHVI: Here.

23 MS. WORKING: Member Shroyer?

24 MEMBER SHROYER: Here.

 

4

1 MS. WORKING: Chairman Fischer?

2 CHAIRMAN FISCHER: Present.

3 MS. WORKING: Member Krieger?

4 Member Wrobel?

5 MEMBER WROBEL: Present.

6 MS. WORKING: Member Ibe?

7 MEMBER IBE: Present.

8 MS. WORKING: Member Krieger is not

9 here, Mr. Chair.

10 CHAIRPERSON FISCHER: Thank you, Ms.

11 Working. We do have a quorum, so this

12 meeting is now in session.

13 We do have a change of format for this

14 evening. Oftentimes in the past we had our

15 Vice-Chair read the rules of conduct.

16 The rules of conduct can be found on

17 the agenda which is in the back of the room

18 or it also can be found at the City Hall or

19 on the web site. And for audience members

20 at home the cable team should be working on

21 running the rules of conduct for you at this

22 time on the bottom of the screen.

23 The Zoning Board of Appeal is a

24 Hearing Board empowered by the Novi City

 

 

5

1 Charter to hear appeals seeking variance

2 from the application of the Novi Zoning

3 Ordinances. It takes a vote of at least

4 four members to approve a variance request

5 and a vote of the majority present to deny a

6 request.

7 The Board consist of seven members and

8 one alternate member. The alternate member

9 has the right to participate in all board

10 discussions and hearings, but may not vote

11 except in the absence or abstention of a

12 regular remember.

13 Tonight with Ms. Krieger absent

14 actually, is our new person, Member Gannum

15 (ph) --

16 MS. WORKING: Is he not present.

17 CHAIRPERSON FISCHER: Tonight we have

18 six Board Members currently. Have we heard

19 from Ms. Krieger as to whether or not she

20 would be here?

21 MS. WORKING: I have not.

22 CHAIRPERSON FISCHER: At this time

23 I'll ask any of the Petitioners since we

24 don't have a full seven member Board if

 

6

1 anyone would like to table their case at

2 this time? Seeing none, we will proceed and

3 hopefully Ms. Krieger will join us.

4 We do have an agenda in front of us.

5 Are there any changes?

6 MS. WORKING: Mr. Chair, I would like

7 to just bring to your attention that the

8 case number seven on the agenda, ZBA 08-007,

9 has been postponed to the April meeting and

10 you have an updated agenda reflecting that

11 postponement.

12 CHAIRPERSON FISCHER: Perfect. Is

13 there a motion to approve?

14 MEMBER BAUER: So moved --

15 VICE-CHAIRPERSON SANGHVI: Second.

16 CHAIRPERSON FISCHER: All in favor of

17 approving the agenda say aye?

18 BOARD MEMBERS: Aye.

19 CHAIRPERSON FISCHER: Opposed say nay?

20 Agenda is approved.

21 In our member packets tonight everyone

22 should have received the meeting minutes

23 from February 2008. I will hold off and we

24 can review those over the next month and we

 

7

1 will slate those for approval during the

2 April meeting.

3 At this time we're to the public

4 remarks section of the agenda. Is there

5 anyone in the audience that wishes to

6 comment to the Board regarding anything that

7 is not on the agenda tonight? Seeing none,

8 we'll close the public remarks section and

9 move on to our first case.

10

11 That is case number: 07-094

12 filed by Jeffrey Wainwright for Paradise

13 Park located at 45799 Grand River.

14 Is the Petitioner here today? Did it

15 snow in the last hour that I'm not aware of?

16 MEMBER SHROYER: They think it's

17 tomorrow night, Tuesday.

18 CHAIRPERSON FISCHER: They might. All

19 right, we will go ahead and postpone that to

20 the end of the meeting. We'll revisit that

21 and see if the Petitioner will show up.

22

23 Moving along to case number two on the

24 agenda which is case number: 07-097 filed

 

8

1 by Patrick Stieber of Allied Signs for Men's

2 Warehouse Tuxedo.

3 Is the Petitioner here today?

4 MS. DUMLOWE (ph): Yes.

5 CHAIRPERSON FISCHER: The request is

6 for 27500 Novi Road, Space D290. The

7 Applicant is requesting a 41.7 square foot

8 illuminated wall sign variance for the

9 placement of an exterior elevation wall sign

10 located at said address at Twelve Oaks Mall.

11 The property is zoned RC and is located

12 north of I-96 and east of Novi Road.

13 Are you an attorney by chance?

14 MS. DUMLOWE: No, I am not.

15 CHAIRPERSON FISCHER: Would you please

16 raise your right hand and be sworn in by our

17 Vice-Chair.

18 VICE-CHAIRPERSON SANGHVI: Do you

19 swear or affirm that whatever you testify in

20 this case to be the truth and nothing but

21 the truth?

22 MS. DUMLOWE: Yes.

23 VICE-CHAIRPERSON SANGHVI: Thank you.

24 CHAIRPERSON FISCHER: If you could

 

9

1 then go ahead and state your name and

2 address and proceed with your case.

3 MS. DUMLOWE: My name is Carrie

4 Dumlowe. I work with Allied Signs and my

5 address is 33650 Giftos Drive in Clinton

6 Township, Michigan.

7 We are requesting an additional wall

8 sign to replace the one that we had removed

9 when Men's Wearhouse updated their brand to

10 MW Tux. The sign was removed. It was

11 previously approved. The client was

12 supposed to add a rear entrance to that, the

13 north wall which the sign was removed from

14 and they never actually did that. So we are

15 requesting that we be allowed to reinstall a

16 new sign with their new branding on that

17 wall.

18 CHAIRPERSON FISCHER: Thank you very

19 much. I will let everyone on the Board know

20 that in this case there were 44 notices

21 mailed with one approval and zero

22 objections.

23 The approval comes from Bruce A. Lloyd

24 of 27780 Novi Road, Number 110. Approval

 

10

1 saying: I see no problem with this request.

2 Is there anyone in the audience that

3 wishes to make a comment on this case?

4 Seeing none, we'll turn to the Building

5 Department and/or legal counsel to see if

6 there are any comments?

7 MR. AMOLSCH: No comments.

8 MS. KUDLA: No.

9 MR. FOX: No.

10 CHAIRPERSON FISCHER: Seeing none,

11 I'll go ahead and open it up for Board

12 discussion.

13 Member Bauer?

14 MEMBER BAUER: On the one from 2007 I

15 have a square footage of 30.75. Now they're

16 asking for 41.70. Did it grow?

17 MS. DUMLOWE: I'm sorry what was that?

18 MEMBER BAUER: In the -- excuse me

19 this was for another one.

20 CHAIRPERSON FISCHER: Mr. Shroyer --

21 Member Shroyer?

22 MEMBER SHROYER: Thank you. I believe

23 what we were trying to look for is, how big

24 was the original sign that had been

 

11

1 approved?

2 MS. DUMLOWE: Let me see if I do have

3 that. I actually did look for that before I

4 came here, I figured that that would be one

5 of the questions that you guys would ask.

6 The survey was done before we received this

7 scope of work. However, I do know that the

8 new sign compared to the existing, the

9 previous branding are a lot smaller.

10 Instead of saying After Hours Formal

11 Wear it just got an M and a W and the word

12 Tux. So, as far as square footage I can

13 almost guarantee you that it is smaller. By

14 how much, I am not sure.

15 CHAIRPERSON FISCHER: Mr. Amolsch, can

16 you confirm that?

17 MR. AMOLSCH: The file is missing from

18 the files and the permit did not have a

19 square footage on it.

20 MEMBER SHROYER: Looking from their

21 rendering I can't see that much of a

22 difference. They look like the same size.

23 MS. DUMLOWE: Approximately, yeah.

24 MEMBER SHROYER: The wording is

 

12

1 smaller, but the sign itself is the same

2 size. Also, are we aware of how many other

3 stores at the mall that do not have outside

4 entrances have signs?

5 MR. AMOLSCH: There is none. All

6 signs at the mall have extra entranceways.

7 MEMBER SHROYER: I thought they did. I

8 have a concern about that. How many stores

9 do we have at the mall? Several hundred.

10 And this is the only one that's not an

11 anchor store with an outside entrance that

12 has a sign. So, I am a little concerned

13 about that and I'll listen to the rest of

14 the Board and see what they have to say and

15 move forward on decisions.

16 Thank you, Mr. Chair.

17 CHAIRPERSON FISCHER: Thank you,

18 Member Shroyer.

19 Other Board Members? Member Wrobel?

20 MEMBER WROBEL: Thank you, Mr. Chair.

21 I agree with Member Shroyer. I have a big

22 concern with allowing this type of sign

23 since none of the others currently have it.

24 I think it sets a precedent which would open

 

13

1 up the doors for us to have multiple signs

2 there and I don't know if that's what we

3 quite want. But I will hear what my other

4 colleagues say before I decide.

5 CHAIRPERSON FISCHER: Thank you,

6 Member Wrobel.

7 VICE-CHAIRPERSON SANGHVI: I agree a

8 hundred percent. There are no signs hanging

9 up on the walls and it really sets a wrong

10 kind of precedent. I would have a very hard

11 time supporting this. Thank you.

12 CHAIRPERSON FISCHER: Thank you, Mr.

13 Vice-Chair. I would echo those sentiments

14 as well. I don't see the practical

15 difficulty for this store versus the other

16 tenants in the mall, what makes this one

17 require that additional signage outside.

18 And I don't think we have seen that

19 evidenced tonight.

20 Any other Board Members? Member

21 Shroyer?

22 MEMBER SHROYER: If no one else wants

23 to speak I guess I can make a motion. On

24 case number: 07-097 I move that we deny a

 

14

1 variance which is case number: 07-097 filed

2 by Men's Wearhouse Tux because the

3 petitioner has not established a practical

4 difficulty. There has not been established

5 that the compliance with strict letter of

6 the restrictions of the ordinance would

7 reasonably prevent the use of the property

8 or be unnecessarily burdensome because the

9 Petitioner has not established a uniqueness

10 from all other mall stores without outside

11 entrances that would justify their receiving

12 permission for an outside illuminated wall

13 sign.

14 MEMBER BAUER: Second.

15 CHAIRPERSON FISCHER: There is a

16 motion and a second on the floor. Any other

17 further comments? Seeing none, Ms. Working,

18 will you please call the roll.

19 MS. WORKING: Member Shroyer?

20 MEMBER SHROYER: Yes.

21 MS. WORKING: Member Bauer?

22 MEMBER BAUER: Yes.

23 MS. WORKING: Member Wrobel?

24 MEMBER WROBEL: Yes.

 

15

1 MS. WORKING: Member Sanghvi?

2 VICE-CHAIRPERSON SANGHVI: Yes.

3 MS. WORKING: Member Ibe?

4 MEMBER IBE: Yes.

5 MS. WORKING: Chairman Fischer?

6 CHAIRPERSON FISCHER: Aye.

7 MS. WORKING: Motion to deny passes

8 6-0.

9 CHAIRPERSON FISCHER: I'm sorry, at

10 this time your case has been denied.

11 MS. DUMLOWE: That's okay. Thank you

12 very much.

13 CHAIRPERSON FISCHER: Thank you.

14

15 Moving along with case number

16 three on the agenda we have case number:

17 08-002 filed by Joseph Locricchio of

18 Trillium Village of Novi located at Nine

19 Mile Road and Haggerty Road.

20 Is the Petitioner here today?

21 MR. LOCRICCHIO: Yes.

22 CHAIRPERSON FISCHER: Please come up

23 to the podium there. The Petitioner is

24 requesting one 15.5 square foot area sign

 

16

1 variance and one 3 foot sign height variance

2 for an eight foot tall real estate marking

3 sign to be located at the entrance of

4 Trillium Drive in Novi. The property is

5 zoned R-3 and located west of Haggerty Road

6 and north of Nine Mile Road.

7 Are you an attorney, sir?

8 MR. LOCRICCHIO: I am not.

9 CHAIRPERSON FISCHER: If you could

10 please raise your hand and be sworn in by

11 our Vice-Chair.

12 VICE-CHAIRPERSON SANGHVI: Do you

13 swear or affirm that you will tell the truth

14 in case number: 08-002?

15 MR. LOCRICCHIO: I do.

16 VICE-CHAIRPERSON SANGHVI: Thank you.

17 CHAIRPERSON FISCHER: Please state

18 your name and address and proceed with your

19 case.

20 MR. LOCRICCHIO: Joe Locricchio with

21 Trillium Village of Novi. Our corporate

22 address is 2617 Beacon Hill, Auburn Hills,

23 Michigan 48326.

24 We are requesting this variance

 

17

1 because Trillium is a for lease condominium

2 project. It is not a traditional apartment

3 complex that you would think is for lease,

4 number one. It's a smaller project. It's

5 only 34 units but it is identified by most

6 people as a fee simple project versus a for

7 lease condo project. Because of the type of

8 unit that it is, it's an upscale

9 condominium. And, again, it's only 34 units

10 so you don't get the traffic or the identity

11 as an apartment complex.

12 And we have -- our core customer is

13 typically a corporate user that's here on an

14 interim basis, a contractual basis whether

15 they're here for perhaps six months, perhaps

16 two years, but we have continual turnover

17 and inconsistent turnover. And we need to

18 have the marketing opportunity. Our window

19 here is small.

20 We don't have a boulevard entrance, we

21 just have a curb cut. There is really not

22 an opportunity to put the sign on the

23 right-of-way area. So we need to have

24 something that will attract people to us and

 

18

1 this is really our primary form of

2 marketing. So, to have the normal size sign

3 it would be pretty well sitting where the

4 existing sign is and would be hardly seen.

5 And, so, it's essential to the ongoing

6 viability of the project that we have the

7 opportunity to market in this way.

8 CHAIRPERSON FISCHER: Thank you, sir.

9 Let me tell the Board that at this point

10 there were 54 notices mailed with zero

11 approvals and zero objections.

12 Is there anyone in the audience that

13 wishes to make a comment on this case?

14 Seeing none, I'll move to the Building

15 Department and legal counsel.

16 MR. AMOLSCH: No comment, sir.

17 MS. KUDLA: We have no comment.

18 CHAIRPERSON FISCHER: I will open it

19 up for Board discussion. Member Sanghvi?

20 VICE-CHAIRPERSON SANGHVI: Question.

21 Is this any different than the sign they

22 have had all along?

23 MR. AMOLSCH: Yes, it's a bigger sign.

24 VICE-CHAIRPERSON SANGHVI: How much

 

19

1 bigger is this one?

2 MR. AMOLSCH: The original sign was a

3 4x4, 16 square feet.

4 VICE-CHAIRPERSON SANGHVI: How is

5 business? How are you doing in this

6 economic times?

7 MR. LOCRICCHIO: Well, it's okay.

8 During the life of this project we have only

9 had one period where we are fully leased.

10 Right now we have a handful of vacancies.

11 We had several contracts that expired

12 earlier than anticipated, so we have been

13 hit with more vacancies than we are

14 comfortable with. I mean, we are

15 comfortable with zero vacancies, but it

16 hasn't really happened yet, so.

17 VICE-CHAIRPERSON SANGHVI: How do you

18 think this increase in the size of your sign

19 is going to have any affect on --

20 MR. LOCRICCHIO: Just because that's

21 really the reason we get people into this

22 project is because of the drive by because

23 it's such a great location. That's what our

24 marketing window is. And as we said, it's

 

20

1 not readily identified as a for lease

2 project. So, people driving by that's how

3 we get them in the door.

4 VICE-CHAIRPERSON SANGHVI: Let me put

5 it another way. Why do you think the other

6 sign did any worse than the new sign will

7 do?

8 MR. LOCRICCHIO: Well, this new sign

9 is here currently. It works. I mean, it

10 brings people into the project. So I can

11 tell you that it is very effective and it's,

12 again, it's our sole, other than

13 advertising, you know, internet and

14 newspaper print and whatnot, this is the way

15 we get people here. And our feedback we get

16 from our customers, they came in and say,

17 oh, I didn't even realize you guys were

18 here. We saw your sign and we didn't know

19 that this was a for lease unit. We thought

20 it was a for sale unit. So, it's kind of

21 what we have to overcome.

22 VICE-CHAIRPERSON SANGHVI: So, you

23 think a sizeable difference has been made by

24 this new sign?

 

21

1 MR. LOCRICCHIO: I do, absolutely.

2 VICE-CHAIRPERSON SANGHVI: Thank you.

3 CHAIRPERSON FISCHER: Member Wrobel?

4 MEMBER WROBEL: Thank you, Mr. Chair.

5 Right now you are saying this is a for

6 lease property. If I recall when they were

7 first built they were for sale, if I do

8 remember correctly.

9 MR. LOCRICCHIO: You know, I don't

10 think so. I think it's always been a for

11 lease. But perhaps I could be wrong about

12 that. I have been involved on the marketing

13 side of this project for about two years.

14 Ironically I was involved in the

15 original acquisition of the land, but I have

16 been apart from this project since that

17 time.

18 MEMBER WROBEL: Will this stay a

19 leased property or is this going to be

20 eventually --

21 MR. LOCRICCHIO: No, the plan is to

22 keep it leased.

23 MEMBER WROBEL: A leased unit?

24 MR. LOCRICCHIO: Absolutely.

 

22

1 MEMBER WROBEL: This request is for a

2 permanent sign then is what we're looking

3 at? Or is this for another temporary sign?

4 Because I don't really see it noted in the

5 application anywhere.

 

6 MR. LOCRICCHIO: I guess it would be

7 considered permanent because of the nature

8 of the project.

9 CHAIRPERSON FISCHER: Alan, do you

10 have anything to add to that?

11 MR. AMOLSCH: The lease signs are for

12 lease, rental or for sale. It's just the

13 size difference. It's only about six square

14 feet, and five feet high for residential

15 property.

16 MEMBER WROBEL: Right now I am

17 hesitant in allowing a larger sign there

18 considering this could be here for a long

19 time. If it was a short-term sign or

20 something, I could live with it. It's kind

21 of big for that road down there.

22 I understand your point, people see

23 it, but there are other methods to get the

24 word out especially in this type of a

 

23

1 product. This isn't something that you

2 drive by and you -- you know the business.

3 MR. LOCRICCHIO: If it were to be a

4 temporary sign possibility, what length of

5 time would a temporary sign we would be able

6 to do?

7 CHAIRPERSON FISCHER: Well, let's see

8 (unintelligible). That's a road that's

9 definitely open to the Board to discuss a

10 time frame that we would allow this.

11 Member Wrobel?

12 MEMBER WROBEL: Just based upon that I

13 am kind of hesitant in allowing a larger

14 sign there. But I'm not a hundred percent

15 sold on that. So, I could be convinced.

16 But off the top of my head I would say it's

17 kind of too big. Thank you.

18 CHAIRPERSON FISCHER: Thank you,

19 Member Wrobel.

20 Member Shroyer?

21 MEMBER SHROYER: Thank you, Mr. Chair.

22 First of all, can you put a copy of the sign

23 on the overhead so our audience can see?

24 MR. LOCRICCHIO: I think this will

 

24

1 carry over.

2 MEMBER SHROYER: Dim the light so

3 everybody can see it.

4 MR. LOCRICCHIO: Just hit the power

5 button here?

6 CHAIRPERSON FISCHER: You are fine.

7 You were before you hit the power button.

8 MEMBER SHROYER: Thank you. I viewed

9 this last month and so I am trying to make

10 sure I understand the signage. Is this the

11 complex, this sign is right adjacent to an

12 entryway sign?

13 MR. LOCRICCHIO: Yes.

14 MEMBER SHROYER: To the north of it,

15 right?

16 MR. LOCRICCHIO: That's correct.

17 MEMBER SHROYER: How big is that sign?

18 Four by five?

19 MR. LOCRICCHIO: That's a ground

20 monument sign. I don't know the size of it.

21 I would say it's probably -- Alan, would you

22 guess it's probably about eight feet long?

23 MR. AMOLSCH: It's probably about 24

24 square feet. It's out common entryway sign

 

25

1 size.

2 MEMBER SHROYER: I see that the

3 temporary sign was initially approved in

4 2005. So we have had a sign up there for a

5 few years.

6 Also, I note that this appeal is based

7 on notice of violation or citation issuance.

8 So, I assume that's because you put up the

9 larger sign?

10 MR. LOCRICCHIO: Right. This was a

11 permitted sign and I guess it went beyond

12 the allotted time, is that what is was?

13 MR. AMOLSCH: Yes, the original sign

14 was a construction identification sign.

15 Much smaller than we allow.

16 MEMBER SHROYER: Thank you. I am

17 hesitant as well. I agree with Member

18 Wrobel. Quite often for new establishments

19 I am in favor of temporary signage. Even

20 ones that perhaps exceeds the maximum

21 because I know it's only going to be up

22 there for 18 months or so. If we're looking

23 at making something more permanent because

24 it's always for lease type activity, I would

 

26

1 be more in favor of, first of all, a smaller

2 sign and/or only one sign on the property.

3 I can't see having one large vertical

4 sign and one horizontal sign practically

5 side by side at the same property. So, I

6 would probably be more open to some type of

7 addition to the monument sign saying open

8 for lease or rental or something. I'm not

9 sure what, but at this point I'm not in

10 favor of what is currently proposed. Thank

11 you.

12 CHAIRPERSON FISCHER: Thank you,

13 Member Shroyer.

14 Member Bauer?

15 MEMBER BAUER: I go by this place two

16 or three times a day. With the other sign

17 that's there, the ground sign, there is no

18 need for these other signs. He could have a

19 smaller one for leasing.

20 CHAIRPERSON FISCHER: Thank you,

21 Member Bauer.

22 Member Ibe?

23 MEMBER IBE: Sir, would you be, say,

24 amenable to something that is temporary?

 

27

1 How long do you think you might need such a

2 sign? In this touch economic time if

3 (unintelligible) is the motive, if that

4 would help to drive the marketing aspect,

5 what do you see as a temporary sign that you

6 can tell this Board?

7 MR. LOCRICCHIO: Well, ideally I would

8 love to have this through the key activity

9 times and selling times. For us there is a

10 couple of windows of opportunity. Typically

11 these corporate users as I said are our core

12 customers. They come over twice a year

13 under these contractual arrangements.

14 Typically in April and in August. So, you

15 know, that would be our key marketing time.

16 You know, as an alternative as Mr.

17 Shroyer said, you know, perhaps we could, if

18 the Board would consider it, is some sort of

19 amendment or addition or whatever to the

20 ground sign that gave us the opportunity to

21 say for lease on it. We just have the

22 Trillium sign there and there is really no

23 way to identify it other than it looks like

24 a condominium project for sale.

 

28

1 CHAIRPERSON FISCHER: Thank you,

2 Member Ibe.

3 MEMBER IBE: Thank you.

4 CHAIRPERSON FISCHER: Any other Board

5 Member comments? It looks like we have an

6 array of possibilities in front of us. I'll

7 go ahead and make

8 a few comments.

9 Let's remember that if we were talking

10 about some type of amendment or change to

11 the subdivision sign we would have to

12 renotice anything like that. So that has

13 got to be a completely separate process.

14 Alan, I understand this is the same

15 sign that was allowed under construction and

16 is this the sign that was used at that prior

17 time? Or is this a brand new sign and also

18 a different new ordinance?

19 MR. AMOLSCH: This was a brand new

20 sign. The original sign was like I said,

21 four by four, 16 square feet. This was a

22 new sign that was put up. That sign, the

23 construction was valid under the old

24 ordinance or at least until the first

 

29

1 certificate of occupancy or last certificate

2 of occupancy under the new ordinance as the

3 first certificate of occupancy. So, we try

4 to catch these as the projects go along and

5 are finished and then we send them notices.

6 In the meantime they changed the sign into

7 this.

8 CHAIRPERSON FISCHER: Where are you at

9 right now as far as leasing these units?

10 MR. LOCRICCHIO: We currently have six

11 units vacant.

12 CHAIRPERSON FISCHER: Out of how many?

13 MR. LOCRICCHIO: Thirty-four.

14 CHAIRPERSON FISCHER: One thing I did

15 notice is the bright red mark obviously.

16 Any approval I don't think I can support

17 with the now leasing bright red sign. I

18 don't think it -- it doesn't do much for the

19 aesthetics there. I think that the rest of

20 the sign looks in place, but I think that

21 takes it above and beyond what is necessary.

22 With that said, I could see my

23 personal opinion is to allow through the

24 August time frame, but at that time I would

 

30

1 expect the sign to come into compliance or

2 through September to allow for the window of

3 opportunity as the Petitioner had discussed.

4 That's my take.

5 VICE-CHAIRPERSON SANGHVI: I agree.

6 CHAIRPERSON FISCHER: Board Members?

7 VICE-CHAIRPERSON SANGHVI: I think

8 it's a great solution and we would leave it

9 be for the current year and revisit the

10 issue. I am not in favor of a permanent

11 sign. I don't know how many corporate

12 executives pick up a place to leave by

13 driving by. I am not really convinced about

14 that at all to be quite honest, but most of

15 the corporate leasing is done through rental

16 agency rather than coming themselves and

17 looking for a place in Novi on Nine Mile

18 Road.

19 But, seeing the way they are at the

20 moment I would be quite inclined to let them

21 ride until the end of this year and revisit

22 the issue depending upon the economic

23 situation in the country. Thank you.

24 CHAIRPERSON FISCHER: Member Shroyer?

 

31

1 MEMBER SHROYER: I too would be in

2 support of something on a very temporary

3 basis through summer, maybe into one month

4 into the fall or whatever because the

5 Applicant can always come back and request a

6 new variance for the permanent sign that's

7 there to enlarge it or to make something, to

8 add the verbiage that would say, now leasing

9 or whatever. Not that we are indicating

10 that that is what you should do or that even

11 that it would be approved if you did. We

12 can't go that route tonight. We are only

13 discussing this sign. But it would give him

14 an opportunity or give the organization an

15 opportunity to lease it through the summer

16 and then be revisited after that if the

17 Applicant so chooses.

18 CHAIRPERSON FISCHER: Does Member

19 Shroyer care to make a motion to that

20 affect? I think you put it so eloquently.

21 MEMBER SHROYER: I was prepared to

22 make a motion to deny. I suppose I can try

23 to ad lib it here.

24 In case number: 08-002 filed by

 

32

1 Joseph Locricchio of Trillium Village of

2 Novi located north of Nine Mile and Haggerty

3 or at Haggerty, to approve the sign as

4 submitted with the change of the bright red

5 now leasing portion to a more subdued color.

6 CHAIRPERSON FISCHER: I think we

7 should just take it off.

8 MEMBER SHROYER: With the removal of

9 now leasing portion of the sign. This

10 temporary sign is permitted to extend

11 through the end of September. And the

12 reasons are to allow for additional time to

13 rent the facilities based on the economic

14 considerations of the foregoing activities

15 until 2008, September of 2008.

16 And may I ask the attorney if I am

17 missing anything important that we need to

18 include?

19 MS. KUDLA: No, you haven't missed

20 anything that's needed.

21 MEMBER SHROYER: Thank you.

22 VICE-CHAIRPERSON SANGHVI: Second.

23 CHAIRPERSON FISCHER: So, we do have a

24 motion to approve the sign with the removal

 

33

1 of the now leasing verbiage through

2 September 30th, 2008, on the table.

3 Are there any comments? Seeing none,

4 Ms. Working, would you please call the roll.

5 MS. WORKING: Member Shroyer?

6 MEMBER SHROYER: Yes.

7 MS. WORKING: Member Sanghvi?

8 VICE-CHAIRPERSON SANGHVI: Yes.

9 MS. WORKING: Chairman Fischer?

10 CHAIRPERSON FISCHER: Aye.

11 MS. WORKING: Member Ibe?

12 MEMBER IBE: Present.

13 MS. WORKING: Member Bauer?

14 MEMBER BAUER: No.

15 MS. WORKING: Member Wrobel?

16 MEMBER WROBEL: Yes.

17 MS. WORKING: Point of clarification.

18 Member Ibe, that was a yes to approve?

19 MEMBER IBE: If you interpret it that

20 way, yes. (Unintelligible). You can take it

21 for a yes.

22 MS. WORKING: Thank you.

23 Motion to approve the temporary sign

24 passes 5-1.

 

34

1 CHAIRPERSON FISCHER: You have through

2 September 30th. Best of luck to you guys.

3 MR. LOCRICCHIO: Thank you very much.

4 We appreciate it.

5

6 CHAIRPERSON FISCHER: Go ahead and

7 move to case number four on the agenda which

8 is case number: 08-004 filed by Michael

9 Eldon of Premier Finish for 40390 Guilford

10 Road.

11 Is the Petitioner here?

12 MR. ELDON: Yes.

13 CHAIRPERSON FISCHER: If you could

14 step up to the podium. The Petitioner is

15 requesting a 3.1 foot rear yard setback

16 variance and one percent total lot coverage

17 variance for the construction of a 252

18 square foot proposed addition to an existing

19 home located at said address.

20 The property is zoned R-1 and is

21 located east of Meadowbrook Road and south

22 of 10 Mile Road.

23 If you can -- are you an attorney,

24 sir?

 

35

1 MR. ELDON: No. If you can raise your

2 hand and be sworn in by our Vice-Chair.

3 VICE-CHAIRPERSON SANGHVI: Do you

4 swear or affirm to tell truth in case

5 number: 08-004?

6 MR. ELDON: I do.

7 CHAIRPERSON FISCHER: If you can go

8 ahead and state your name and address and

9 proceed.

10 MR. ELDON: My name is Michael Douglas

11 Eldon, 5855 Wyndham (ph) Lane, that's in

12 Brighton, Michigan, 48116.

13 CHAIRPERSON FISCHER: Go ahead and

14 proceed with your case.

15 MR. ELDON: Currently the rear

16 projection of the home it is on a slab was

17 originally designed as a family room. And

18 the homeowners are currently using it as a

19 dining room because of the size of the house

20 and they like to entertain, so they wanted

21 to extend that same extension to the rear to

22 gain a new family room so they would have

23 equal or -- excuse me, family and a dining

24 room. And the projection we were proposing

 

36

1 is 12 feet. It extends beyond the existing

2 build or the existing extension.

3 CHAIRPERSON FISCHER: Do you have a

4 plan of the drawing?

5 MR. ELDON: I have a plan, yes.

6 CHAIRPERSON FISCHER: Could you put it

7 up on the overhead for us as well? It

8 magically turns on.

9 MEMBER SHROYER: Would it be easier to

10 use one of our copies?

11 MR. ELDON: Well, the plot plan you

12 have got. Is that okay?

13 CHAIRPERSON FISCHER: Yes.

14 MR. ELDON: I got one of those. If

15 it's just a plot plan, yeah, I'm sorry.

16 MEMBER SHROYER: It's just so the

17 audience at home and here can see what

 

18 everybody is talking about.

19 MR. ELDON: Sorry. That's the

20 existing. The proposed is the shaded area

21 above. That's the extension.

22 CHAIRPERSON FISCHER: I appreciate

23 that. Any other comments, sir?

24 MR. ELDON: No, no.

 

37

1 CHAIRPERSON FISCHER: All right. At

2 this time I will let the Board know that in

3 this case there were 42 notices mailed with

4 zero approvals and zero objections.

5 Is there anyone in the audience that

6 wishes to make a comment on this case?

7 Seeing none, I'll turn it over to the City.

8 MR. FOX: Just through the Chair for

9 clarification. The proposed addition is

10 encroaching in the rear yard setback

11 obviously 3.1 feet as stated in the variance

12 request. It does not encroach in either one

13 of the side yard setbacks. It should not

14 affect any of the overall drainage patterns

15 based on my research on that.

16 CHAIRPERSON FISCHER: Just a point of

17 information too. I notice that this is

18 Fairfield Farms Subdivision. Is this

19 Village Oaks?

20 VICE-CHAIRPERSON SANGHVI: It's an old

21 name.

22 CHAIRPERSON FISCHER: Is it the old

23 name? Okay. Any other comments from the

24 City? Seeing none, I'll turn it over to the

 

38

1 Board for discussion.

2 Member Sanghvi?

3 VICE-CHAIRPERSON SANGHVI: This is a

4 very minimal request and really not likely

5 to affect anything in the neighborhood and I

6 have no problem in supporting his request.

7 CHAIRPERSON FISCHER: Thank you,

8 Member Sanghvi.

9 Member Shroyer?

10 MEMBER SHROYER: With no objections

11 from any of the neighbors I have no

12 objections to the request as proposed.

13 CHAIRPERSON FISCHER: Member Bauer?

14 MEMBER BAUER: I have no objections to

15 it. It's minimal what he is asking for.

16 CHAIRPERSON FISCHER: Thank you,

17 Member Bauer.

18 Member Wrobel?

19 MEMBER WROBEL: I have no objections

20 either as long as the addition is in keeping

21 with the looks of the rest of the home.

22 CHAIRPERSON FISCHER: I think we can

23 go ahead and make that as part of the

24 motion. I would recommend that.

 

 

39

1 Does anyone care to make any other

2 comments or make a motion?

3 Member Sanghvi?

4 VICE-CHAIRPERSON SANGHVI: Okay, I'll

5 make a motion. In case number: 08-044

6 filed by Michael Eldon that we grant the

7 request of the Applicant for the minimal

8 variance he needs for the purposes that he

9 stated in his application with the provision

10 that architectural integrity of the entire

11 household in the neighborhood would be

12 maintained through the new addition.

13 MEMBER BAUER: Second.

14 CHAIRPERSON FISCHER: Did you want to

15 put anything about keeping the facade within

16 the context of what's currently there or did

17 you already say that?

18 MEMBER BAUER: It's covered.

19 VICE-CHAIRPERSON SHROYER: Yes.

20 CHAIRPERSON FISCHER: It's my first

21 month back in this chair. I forget these

22 things, Member Sanghvi, so please forgive

23 me.

24 VICE-CHAIRPERSON SANGHVI: Onward.

 

40

1 CHAIRPERSON FISCHER: There is a

2 motion and second on the table. Are there

3 any other comments?

4 Seeing one, Ms. Working, would you

5 please call the roll.

6 MS. WORKING: Would you verify who

7 seconded, please?

8 CHAIRPERSON FISCHER: Member Bauer.

9 MS. WORKING: Member Bauer. Thank

10 you.

11 Member Sanghvi?

12 VICE-CHAIRPERSON SANGHVI: Yes.

13 MS. WORKING: Member Bauer?

14 MEMBER BAUER: Yes.

15 MS. WORKING: Member Ibe?

16 MEMBER IBE: Yes.

17 MS. WORKING: Chairman Fischer?

18 CHAIRPERSON FISCHER: Aye.

19 MS. WORKING: Member Shroyer?

20 MEMBER SHROYER: Yes.

21 MS. WORKING: Member Wrobel?

22 MEMBER WROBEL: Yes.

23 MS. WORKING: Motion to grant the

24 request passes 6-0.

 

41

1 CHAIRPERSON FISCHER: Your request has

2 been granted. Thank you and good luck.

3

4 At this point I would like to

5 call case number: 08-005 filed by Haley Law

6 Firm, PLC, for AT&T for 42400 Arena Drive.

7 Is the Applicant present? If you can

8 come up to the podium. The Applicant is

9 requesting a variance from the requirement

10 of a face brick exterior shelter building on

11 all sides with gable roof for two proposed

12 wireless outdoor equipment cabinets to be

13 located at said address.

14 The property is zoned I-1 and is

15 located east of Novi Road and south of Ten

16 Mile.

17 Are you an attorney?

18 MR. HALEY: Yes, I am.

19 CHAIRPERSON FISCHER: You are? All

20 right.

21 MEMBER WROBEL: Mr. Chair?

22 CHAIRPERSON FISCHER: Mr. Wrobel?

23 MEMBER WROBEL: I currently work for

24 AT&T as a manager. I'm not involved with

 

42

1 this project directly. After consulting

2 with the City Attorney I will leave it up to

3 you gentleman whether I should hear this

4 case or not.

5 MEMBER BAUER: I have no problem with

6 it.

7 VICE-CHAIRPERSON SANGHVI: I have no

8 problem.

9 CHAIRPERSON FISCHER: Can you act

10 impartially?

11 MEMBER WROBEL: I can act impartially.

12 CHAIRPERSON FISCHER: I'm fine with

13 keeping him on the Board.

14 MEMBER WROBEL: Thank you.

15 CHAIRPERSON FISCHER: Why don't you go

16 ahead and raise -- you don't have to be

17 sworn in, so why don't you go ahead and

18 proceed with your case.

19 MR. HALEY: Thank you. Good evening,

20 this is the monopole tower behind the ice

21 arena which is currently I believe five

22 carriers on the location.

23 The only existing shelter there is the

24 Nextel shelter. There is some pictures in

 

43

1 the submittal that show the Nextel shelter

2 in the property in relation to the fencing,

3 the landscaping. This is not a new

4 installation. AT&T came before the city to

5 add equipment cabinets that were in the

6 original approval. It was approved for

7 twelve outdoor cabinets on the grid on a

8 steel platform.

9 Historically Tim Schmidt had

10 interpreted back when he was here the

11 ordinances that said that if you do a

12 shelter it's got to be this way. It was

13 never actually a requirement. Planning

14 Department is now interpreting it's

15 requiring a shelter, there may be some kind

16 of changes, so we're asking for a variance

17 for that because we're adding two cabinets

18 to the existing outdoor platform. We're not

19 expending the platform.

20 You granted a variance to Metro PCS,

21 four out of the five carriers that are there

22 had outdoor cabinets. Obviously it's very

23 remote. I have an areal, if you would like

24 to me to show that of how it sits in

 

44

1 relation to the other properties.

2 And actually, the landscaping which

3 has been placed around there originally has

4 matured and it provides a very effective

5 screening for any of the properties

6 surrounding it. That picture is included in

7 your packet.

8 I'll give you an example. The most

9 visible thing on the property is really the

10 shelter. It sits up higher. That shows it

11 very clearly. But over here is the shelter

12 and the cabinets are actually hidden back

13 behind all these trees. So if the purpose

14 of the ordinance was for aesthetics, the

15 trees already do that. And the fact that

16 it's already existing installation, it would

17 be unnecessarily burdensome to require them

18 to somehow take the site down. They would

19 have to remove the existing grid. Remove

20 all their cabinets. Come into the building

21 property and put a shelter in, take the side

22 off there. I don't think that was

23 necessarily the purpose of the ordinance

24 when this was originally approved. Thank

 

45

1 you.

2 CHAIRPERSON FISCHER: Thank you, sir.

3 I will let the Board Members know that

4 in this case there were 18 notices mailed

5 with zero approvals and zero objections.

6 Is there anyone in the audience that

7 wishes to make a comment only this case?

8 Seeing none, is there anyone from the City

9 that wishes to comment?

10 I don't have any direct comment, but

11 we do have a member of the Planning

12 Department here if you have any questions

13 for them.

14 CHAIRPERSON FISCHER: Okay. At this

15 point I'll open it up to the Board.

16 Member Wrobel?

17 MEMBER WROBEL: What type of equipment

18 is going to be in these cabinets? Are these

19 light span units?

20 MR. HALEY: They are UMTS cabinets.

21 MEMBER WROBEL: And the height of the

22 cabinets?

 

23 CHAIRPERSON FISCHER: Mr. Wrobel, can

24 you maybe clarify for the rest of the Board

 

46

1 Members what --

2 MEMBER WROBEL: Light span is fiber

3 optic equipment which they generally use to

4 service outside equipment.

5 MR. HALEY: These are part of what

6 they call the UMTS upgrade project. What it

7 really is is to provide better data

8 capability to the surrounding area, not just

9 voice. You got voice through most of the

10 system. This is designed to very much

11 enhance the data flow and to service the

12 township residents and the people in that

13 area.

14 CHAIRPERSON FISCHER: Thank you for

15 that clarification. Sorry to interrupt.

16 MEMBER WROBEL: The height of the

17 cabinets?

18 MR. HALEY: They are very consistent

19 with the others. Five feet to six feet.

20 MEMBER WROBEL: Looking at the

21 pictures do we know how tall right now the

22 landscaping around there is? Is it

23 sufficiently -- it's kind of hard to tell

24 from that picture.

 

47

1 MR. HALEY: Let me pass around a

2 picture that you can see. The Nextel

3 shelter I would guess is probably 10 feet at

4 the peak.

5 CHAIRPERSON FISCHER: If you could

6 repeat that comment into the microphone for

7 us.

8 MR. HALEY: I would estimate that the

9 Nextel shelter is probably at least 10 to 12

10 feet at the peak and the trees are pretty

11 much 10 to 11 feet.

12 MEMBER WROBEL: This is a typical set

13 up. I have seen a lot of this. I have no

14 problems with this personally. Thank you.

15 CHAIRPERSON FISCHER: Member

16 Sanghvi?

17 VICE-CHAIRPERSON SANGHVI: If Mr.

18 Wrobel who knows all the technicality has no

19 problem, I have no problem either.

20 CHAIRPERSON FISCHER: I would tend to

21 agree that given the landscaping around the

22 site, just basically going ahead and taking

23 care of the intent of the ordinance I don't

24 think as the Petitioner stated the intent

 

48

1 was to cause this type of undue burden on

2 the Petitioner when the landscaping will

3 take care of the intent. So I am inclined

4 to support as well.

5 Member Shroyer?

6 MEMBER SHROYER: Thank you. If

7 anybody did read the minutes from March 7th,

8 you will notice that I was quite involved

9 with this case and ended up supporting

10 something prior to, so I don't have an issue

11 with that.

12 But I would like to ask the attorney

13 if she had an opportunity to review the

14 letter from Novi Ten Associates?

15 MS. KUDLA: We did.

16 MEMBER SHROYER: Is there anything

17 there that we need to be cognizant about in

18 making a motion or in reviewing this case

19 regarding this?

20 MS. KUDLA: No. We reviewed the

21 restrictions. We reviewed the ownership of

22 the property which is in the city. I have

23 gotten information that the lessor had

24 approved the Applicant's (unintelligible)

 

49

1 proposal. So, no, there is nothing left I

2 don't believe to add.

3 MEMBER SHROYER: I just wanted to make

4 sure. With that I have no problem with this

5 as well. Thank you, Mr. Chair.

6 CHAIRPERSON FISCHER: Thank you,

7 Member Shroyer.

8 Any other Board Members? Sir, if you

9 want the picture back. Thank you for that.

10 The Board is working very hard

11 thinking today. I am very impressed with

12 you guys.

13 MEMBER SHROYER: You guys want to make

14 me ad lib another one?

15 MEMBER WROBEL: You've got experience.

16 CHAIRPERSON FISCHER: It's a

17 compliment, Member Shroyer. I will give you

18 the floor.

19 MEMBER SHROYER: Thank you. In case

20 number 08-005 filed by Haley Law Firm, PLC,

21 for AT&T at 42400 Arena Drive, I move that

22 we approve the request for the variance as

23 submitted given the facts that were

24 presented at this evening's case. That the

 

50

1 heights and sizes of the proposed units do

2 not exceed anything that's currently

3 existing there. That is a correct

4 statement, I believe. And that the units

5 are adequately shielded by the evergreens

6 that surround the activity thus causing no

7 aesthetic imperfections.

8 CHAIRPERSON FISCHER: And that's

9 within the intent of the ordinance?

10 MEMBER SHROYER: Yes, it is.

11 MEMBER BAUER: Second it.

12 CHAIRPERSON FISCHER: There is a

13 motion and a second on the table. Are there

14 any other comments? Seeing none, Ms.

15 Working, would you please call the roll.

16 MS. WORKING: Member Bauer seconded?

17 CHAIRPERSON FISCHER: Yes, ma'am.

18 MS. WORKING: Member Shroyer?

19 MEMBER SHROYER: Yes.

20 MS. WORKING: Member Bauer?

21 MEMBER BAUER: Yes.

22 MS. WORKING: Member Wrobel?

23 MEMBER WROBEL: Yes.

24 MS. WORKING: Member Sanghvi?

 

51

1 VICE-CHAIRPERSON SANGHVI: Yes.

2 MS. WORKING: Member Ibe?

3 MEMBER IBE: Yes.

4 MS. WORKING: Chairman Fischer?

5 CHAIRPERSON FISCHER: Aye.

6 MS. WORKING: Motion to approve passes

7 6-0.

8 MR. HALEY: Thank you very much.

9 CHAIRPERSON FISCHER: You have been

10 approved. Best of luck.

11

12 At this time we'll call case number:

13 08-006 filed by David Giltner of Signature

14 Associates for 41280 Bridge Street. Is the

15 Petitioner here today? Come up to the

16 podium for us.

17 The Petitioner is requesting one 32

18 square foot sign area variance for the

19 placement of a 48 square foot real estate

20 leasing sign to be placed on said property.

21 The property is currently zoned I-1 and is

22 located east of Meadowbrook Road and south

23 of I-96.

24 Are you an attorney, sir?

 

52

1 MR. GILTNER: No, I'm not.

2 CHAIRPERSON FISCHER: If you can raise

3 your hand and be sworn in by our Vice-Chair.

4 VICE-CHAIRPERSON SANGHVI: Do you

5 swear or affirm that you will tell the truth

6 in case number: 08-006?

7 MR. GILTNER: I'm sorry, what was the

8 question?

9 CHAIRPERSON FISCHER: Do you swear to

10 tell the truth in this case?

11 MR. GILTNER: I do.

12 VICE-CHAIRPERSON SANGHVI: Thank you.

13 CHAIRPERSON FISCHER: Please go ahead

14 and state your name and address and proceed.

15 MR. GILTNER: David Giltner, 41290

16 Wolfe Pass, Novi, Michigan, 48377. I am

17 here regarding signage on behalf my firm,

18 Signature Associates, for a property at

19 41280 Bridge Street which is in the

20 Meadowbrook Corporate Park at Meadowbrook

21 Road and I-96.

22 The facility commonly referred to as

23 the M Cat facility. And the reason for the

24 Zoning Board of appeals here is the property

 

53

1 is, the park itself is very infrequently

2 traffic with the exception of the people

3 that are in the park itself. This

4 particular facility happens to be a

5 destination. It's really almost impossible

6 to drive by this facility without being lost

7 or traveling straight to this particular

8 building. The property is visible to the

9 ramp at I-275 and I-96 and my request is to

10 put signage that is actually visible to the

11 freeway.

12 CHAIRPERSON FISCHER: Thank you, sir.

13 Is there anyone -- I will let the Board know

14 at this time there were 16 notices mailed

15 with zero approvals and zero objections.

16 Is there anyone in the audience that

17 wishes to make a comment on this case?

18 Seeing none, I'll turn it over to the city

19 for any comments?

20 MR. AMOLSCH: No comment.

21 MS. KUDLA: No.

22 MR. FOX: No comment.

23 CHAIRPERSON FISCHER: Board Members?

24 Member Ibe?

 

54

1 MEMBER IBE: Thank you. Sir, do you

2 have any sign currently on this property?

3 MR. GILTNER: Yes.

4 MEMBER IBE: What is the size of the

5 sign that you have there?

6 MR. GILTNER: Sixteen square feet.

7 MEMBER IBE: What is the need for the

8 variance here that you are requesting?

9 MR. GILTNER: The building is, again,

10 only visible to the freeway and is several

11 hundred feet from the freeway. The green

12 built outside the front door of the building

13 is probably only about 15 feet. There is a

14 large paved area between the green belt and

15 the freeway and the sign is not currently

16 visible.

17 MEMBER IBE: Is this, what other --

18 strike that. What other measures of

19 marketing are you using other than this

20 signage?

21 MR. GILTNER: Could you clarify the

22 question, please?

23 MEMBER IBE: Is there any other

24 marketing tool that you are using other than

 

55

1 the sign that you have out?

2 MR. GILTNER: Yes, we have a catalog

3 to build the property that we sent out. We

4 use our web base marketing. My e-mail

5 marketing facility. I have been working in

6 the community for 14 years so we do have

7 other means that utilize the market.

8 However, with respect to this particular

9 building, this building's exposure to the

10 freeway, I feel any other marketing other

11 than the signage would be a detriment to

12 this particular building given its proximity

13 to this freeway.

14 MEMBER IBE: In terms of occupancy of

15 this particular space what do you have right

16 now in its place?

17 MR. GILTNER: M Cat does currently

18 occupy the building and I believe they are

19 out within the next two or three weeks.

20 MEMBER IBE: Are they the only party

 

21 in that space?

22 MR. GILTNER: Yes, it's a freestanding

23 building.

24 MEMBER IBE: You don't have any

 

56

1 potential parties right now that are

2 interested in this place?

3 MR. GILTNER: I have shown the

4 property and there is nominal interest right

5 now.

6 MEMBER IBE: Now, the party that

7 showed interest, how did they find out about

8 this particular place?

9 MR. GILTNER: I'm they're exclusive

10 buyer's representative and so given my

11 knowledge of the building and my knowledge

12 of the buyer's needs that's how we came to

13 that.

14 MEMBER IBE: Also, this is my final

15 question, sir. Assuming that you get

16 someone to buy this property, is this

17 supposed to be a permanent sign or is this

18 going to come down?

19 MR. GILTNER: It will come down.

20 Ideally I would lease the building in the

21 next 60 days and take the sign down

22 immediately after we got a deal.

23 MEMBER IBE: Very good. Thank you.

24 CHAIRPERSON FISCHER: Thank you,

 

57

1 Member Ibe.

2 If could you take a minute and go

3 ahead and put the sign up on the overhead

4 for us too.

5 MR. GILTNER: I'm without visual aid.

6 CHAIRPERSON FISCHER: That's fine. If

7 one of our Board Members could.

8 Member Wrobel, comments from you?

9 MEMBER WROBEL: Thank you, Mr. Chair.

10 Is this sign going to be on the building or

11 is it going to be freestanding?

12 MR. GILTNER: It will not be on the

13 building. It will be on the property

14 freestanding.

15 MEMBER WROBEL: How close to the

16 building or is it going to be right on the

17 lot line where it comes along the I-275

18 ramp?

19 MR. GILTNER: You know, I am really

20 not qualified to be able to answer that.

21 That's probably a question for our marketing

22 director or our sign people. My best guess

23 is that it will be on the property line

24 closer to the freeway.

 

58

1 MEMBER WROBEL: Mr. Amolsch, what was

2 the size of the sign that we recently

3 approved for Novi Expo Center do you recall

4 that?

5 MR. AMOLSCH: We can find out.

6 VICE-CHAIRPERSON SANGHVI: Sixty-eight

7 square feet.

8 MEMBER WROBEL: So this one is

9 substantially smaller, a smaller building?

10 MEMBER SHROYER: It was on the

11 building, though.

12 MEMBER BAUER: It was on the building.

13 It was smaller than this.

14 MEMBER WROBEL: I have no issue with

15 this sign if it is placed for a specified

16 period of time. I know what the market is

17 like right now, it's bad. But I don't want

18 it sitting, God forbid you don't lease the

19 building, I hate to see it sitting there for

20 five years also. It's something that needs

21 to be addressed from time to time.

22 So, I can support it with that

23 stipulation. Thank you.

24 CHAIRPERSON FISCHER: Any suggestion

 

59

1 to the Board of a time frame you would be

2 willing to accept, Member Wrobel?

3 MEMBER WROBEL: I could say two years

4 or less.

5 CHAIRPERSON FISCHER: Thank you.

6 Member Shroyer?

7 MEMBER SHROYER: Thank you, Mr. Chair.

8 A couple of questions. The first one if I

9 remember correctly there is no signage off

10 Bridge Street; is that correct?

11 MR. GILTNER: Correct.

12 MEMBER SHROYER: So, this would be the

13 only signage that you would have for that

14 building which was mentioned earlier?

15 MR. GILTNER: Correct.

16 MEMBER SHROYER: Why was the notice of

17 violation or citation issued?

18 MR. GILTNER: I believe there was a

19 sign predating. I'm new to the assignment,

20 I believe there was a sign on Meadowbrook

21 Road that the city had us remove.

22 MEMBER SHROYER: Do you know, Mr.

23 Amolsch?

24 MR. AMOLSCH: That's correct. They

 

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1 had a sign on Meadowbrook Road and they had

2 a wall sign on the building also which we do

3 not allow.

4 MEMBER SHROYER: Okay. And that's

5 been removed now?

6 MR. AMOLSCH: Yes.

7 MEMBER SHROYER: Normally when the

8 application is filled out and it says the

9 appeal is based on the following grounds and

10 it states, require larger sign, we look for

11 a little more information than that when we

12 are trying to do this.

13 I don't have a problem either with

14 granting temporary. I don't have a problem

15 with the size of the sign being off the

16 interstate. I would like to see the

17 verbiage added to whoever makes the motion

18 that whatever the given time frame is or to

19 be removed within 30 days after the property

20 is leased or some other date, time frame,

21 but I don't want to see it become an

22 advertising sign as opposed to a for rent

23 type sign.

24 That's all I have, Mr. Chair.

 

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1 CHAIRPERSON FISCHER: Thank you,

2 Member Shroyer.

3 Anything from the other Board Members?

4 MEMBER SANGHVI: I have no problem

5 supporting this application for a period of

 

6 two years. And if I may I will go ahead and

7 make a motion that in case number: 08-006

8 filed by David Giltner of Signature

9 Association, 41280 Bridge Street, that we

10 grant the Petitioner's request for the

11 building sign for a period of two years with

12 the understanding that the sign will come

13 down when the property is leased. Thank

14 you.

15 MEMBER WROBEL: Second.

16 CHAIRPERSON FISCHER: Might want we

17 add some finding of facts such as the unique

18 layout of the property and the high speeds

19 of the traffic?

20 VICE-CHAIRPERSON FISCHER: It is

21 uniquely out of the commercial property.

22 The location is difficult to advertise and

23 the hardship is appreciated.

24 CHAIRPERSON FISCHER: Thank you, sir.

 

62

1 Any other comments? There is a motion

2 and a second from Member Wrobel.

3 No other comments, Ms. Working, would

4 you please call the roll.

5 MS. WORKING: Member Sanghvi?

6 VICE-CHAIRPERSON SANGHVI: Yes.

7 MS. WORKING: Member Wrobel?

8 MEMBER WROBEL: Yes.

9 MS. WORKING: Member Shroyer?

10 MEMBER SHROYER: Yes.

11 MS. WORKING: Member Bauer?

12 MEMBER BAUER: Yes.

13 MS. WORKING: Chairman Fischer?

14 CHAIRPERSON FISCHER: Aye.

15 MS. WORKING: Member Ibe?

16 MEMBER IBE: Yes.

17 MS. WORKING: Motion passes 6-0.

18 MR. GILTNER: Thank you.

19 CHAIRPERSON FISCHER: Thank you. Best

20 of luck. Hopefully it will get leased and

21 it will be down in a month.

22 MR. GILTNER: I hope so.

23

24 CHAIRPERSON FISCHER: At this time

 

63

1 I'll swing back to the first case on the

2 agenda regarding Paradise Park. Is the

3 Petitioner here today? Seeing, no, were you

4 here to comment on a certain case? I still

5 see some people in the audience. Just

6 visiting?

7 AUDIENCE MEMBER: Just observing.

8 CHAIRPERSON FISCHER: Perfect. I just

9 wanted to make sure that if there were

10 people in the audience who wanted to comment

11 on that case I was trying to see if the

12 attorney would allow that. But you are just

13 observing? Welcome to the Zoning Board of

14 Appeals. Seeing no other cases

15 before the Board, we'll move to the other

16 matters.

17 Ms. Working?

18 MS. WORKING: Members of the Board, at

19 this time I would like to present the

20 community development director, Mr. -- oh,

21 he's gone. I apologize. It was with great

22 pleasure that I would like to introduce to

23 you our new building official, Charles

24 Boulard.

 

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1 CHAIRPERSON FISCHER: Thank you, Ms.

2 Working. I had the opportunity -- if you

3 want to come to the podium. I had the

4 opportunity to meet Charles before the

5 meeting and had a brief little session. I

6 don't remember all of the wonderful things

7 Mr. Rumple said other than the fact that he

8 does have a master's from Michigan which

9 upset me a little bit.

10 (Interposing)(Unintelligible).

11 CHAIRPERSON FISCHER: Exactly. But I

12 did hear a lot of great things and if Mr.

13 Rumple would like to reintroduce. My

14 introduction was pretty bad.

15 MR. RUMPLE: Timing is everything. I

16 apologize for that. Thank you, Mr. Chair.

17 Members of the Board, I would like to

18 take the opportunity to do what I think has

19 been done and that is introduce our new

20 building official, Mr. Charles Boulard.

21

22 Before I do that, as you know the

23 Community Development Department has been

24 going through some changes over the last

 

65

1 year and a half. I have been on board ten

2 months now and as you know we have recently

3 gone through a change over in building

4 officials. We in the Community Development

5 Department, Planning, Building, Ordinance

6 Enforcement, we support several boards and

7 commissions, the Zoning Board of Appeals is

8 just one of them. Charles is going to be

9 assigned managerial oversight of the Zoning

10 Board of Appeals and will be attending these

11 meetings on a regular basis.

12 Charles comes to us from the city of

13 Ypsilanti. He was a building official. He

14 was there for approximately six years.

15 Prior to that he worked as a planned

16 reviewer for the City of Ann Arbor for

17 approximately five years. Prior to that he

18 was a licensed architect in private

19 practice. He comes to use with nearly 20

20 years of experience. He has a master's

21 degree from the University of Michigan.

22 Although I promised ahead of time we weren't

23 going to hold that against him. He has got

24 a master's degree from the University of

 

66

1 Michigan in architecture.

2 He comes highly qualified and highly

3 experienced. And we are very excited to

4 have him as part of our team and just

5 thought we would take a few minutes to

6 introduce him tonight. There will be

7 opportunities for us to speak more. I did

8 get a chance to meet with the chair before

9 tonight's meeting and this was all in the

10 effort of offering continued support to this

11 Board as we move forward with the changes in

12 the department and anything we can do, you

13 know where to find us and we appreciate

14 (unintelligible).

15 Without further ado here is Charles.

16 MR. BOULARD: Thank you. I haven't

17 had a chance to be introduced today

18 everyone, I am looking forward to it. I

19 will keep things very brief. I obviously

20 won't make any overtures about Michigan

21 State, especially with the state of the

22 basketball team.

23 But if there is anything that I or any

24 of us can do, please let us know. We're

 

67

1 here to support. Thank you.

2 MEMBER BAUER: Welcome aboard.

3 MR. BOULARD: Thank you.

4 CHAIRPERSON FISCHER: Your background

5 sounds very extensive. It sounds like you

6 have a wealth of knowledge and a resource

7 that I look forward to tapping into. So on

8 behalf of the Board welcome aboard. It's a

9 great fresh face to see.

10 Moving along. Ms. Working, again.

11 MS. WORKING: Members of the Board,

12 last meeting you had a discussion about the

13 proposed rules of procedure document that

14 has yet to be adopted as amended. You made

15 a request to book a meeting to be able to

16 further discuss this document. That request

17 has been honored. You will be meeting on

18 March 25th in the Mayor's conference room.

19 It will be a public meeting. It will be a

20 public meeting and I don't know if the Chair

21 would like to add to that in any way.

22 CHAIRPERSON FISCHER: I believe, Ms.

23 Working, we wrote everybody and asked for a

24 date we could all attend and that seems to

 

68

1 be the only one I think that fit. So, I

2 look forward to going through the rules and

3 scrubbing them down with everybody. Is

4 there a time that we're planning on meeting?

5 MS. WORKING: 7 p.m.

6 CHAIRPERSON FISCHER: 7 p.m., okay. Is

7 there any questions regarding that?

8 MEMBER BAUER: (Unintelligible).

9 CHAIRPERSON FISCHER: Of course I will

10 be honored to bring dinner for you guys.

11 We do still have one case before us.

12 Can we go ahead and look at postponing that

13 case?

14 VICE-CHAIRPERSON SANGHVI: Yes.

15 CHAIRPERSON FISCHER: Oftentimes when

16 a Petitioner doesn't show I would be in

17 favor of possible denial, but given the fact

18 that we did switch from our normal Tuesday

19 schedule I would be inclined to postpone.

20 So is there a motion on the table?

21 (Interposing)(Unintelligible).

22 CHAIRPERSON FISCHER: Member Shroyer?

23 MEMBER SHROYER: May I ask, however,

24 has there been any movement with City

 

69

1 Council on that?

2 MS. WORKING: Through the Chair.

3 Members of the Board, in your file for this

4 evening there is a copy of the Planning

5 Commission's agenda for this Wednesday. The

6 sign ordinance amendment would be presented

7 to the Planning Commission who at that time

8 will make a decision whether to move it

9 forward for a public hearing. That would be

10 a few weeks ahead yet.

11 Once the Planning Commission looks at

12 it and moves on to the City Council it would

13 have two readings and hopefully be approved

14 from there. So, we're not looking at before

15 the April 8th meeting of having a decision

16 yet which is your next Zoning Board meeting.

17 CHAIRPERSON FISCHER: From what I

18 understand there hasn't been much action on

19 it quite yet, but I think we'll have a

20 better indication at the next meeting so

21 this actually works out. I hope we will have

22 someone from the Building Department that

23 can speak to what's going on with it at that

24 time.

 

70

1 MEMBER SHROYER: The reason I was

2 asking, Mr. Chair, is that perhaps we may

3 want to look at postponing it to the May

4 meeting since he wasn't here this evening to

5 give us any feedback and we are anticipating

6 action to be taken in the next six weeks,

7 perhaps we ought to postpone it to the May

8 meeting.

9 CHAIRPERSON FISCHER: I would say

10 let's postpone until April at this time

11 frame, but given these comments -- I'm

12 sorry, yes, April at this point, and then

13 working with the Petitioner and Robin they

14 can figure out if May would be more

15 acceptable. But at the same time I don't

16 want to pigeon hole the Petitioner into

17 going into May either. So, is that

18 acceptable to you, Mr. Shroyer?

19 MEMBER SHROYER: Yes.

20 CHAIRPERSON FISCHER: There is a

21 motion and a second to postpone case number:

22 07-094 at this time to the April meeting

23 with the option.

24 VICE-CHAIRPERSON SANGHVI: So moved.

 

71

1 MEMBER BAUER: Second.

2 CHAIRPERSON FISCHER: Can you please

3 call the roll, Ms. Working.

4 MS. WORKING: The motion maker,

5 please?

6 CHAIRPERSON FISCHER: Member Sanghvi

7 made the motion originally and Member Bauer

8 seconded originally.

9 MS. WORKING: Member Sanghvi?

10 VICE-CHAIRPERSON SANGHVI: Yes.

11 MS. WORKING: Member Bauer?

12 MEMBER BAUER: Yes.

13 MS. WORKING: Member Wrobel?

14 MEMBER WROBEL: Yes.

15 MS. WORKING: Member Shroyer?

16 MEMBER SHROYER: Yes.

17 MS. WORKING: Chairman Fischer?

18 CHAIRPERSON FISCHER: Aye.

19 MS. WORKING: Member Ibe?

20 MEMBER IBE: Yes.

21 MS. WORKING: Motion to postpone

22 passes 6-0.

23 CHAIRPERSON FISCHER: See no other

24 business before the Zoning Board I will

 

72

1 entertain a motion to adjourn.

2 VICE-CHAIRPERSON: So moved.

3 CHAIRPERSON FISCHER: All in favor say

4 aye?

5 BOARD MEMBERS Aye.

6 CHAIRPERSON FISCHER: We're adjourned.

7 (The proceeding was concluded

8 at 8:09 p.m.)

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C E R T I F I C A T E

 

I, Mona L. Talton, do hereby certify

that I have recorded stenographically the

proceedings had and testimony taken in the

above-entitled matter at the time and place

hereinbefore set forth, and I do further

certify that the foregoing transcript,

consisting of (61) typewritten pages, is a

true and correct transcript of my said

stenographic notes.

 

 

 

 

_____________________________

Mona L. Talton,

Certified Shorthand Reporter

March 14, 2008