ZBA Minutes

MEETING
CITY OF WALKER
ZONING BOARD OF APPEALS
Thursday, November 8, 2007
7:00 p.m.

The meeting of the Zoning Board of Appeals was called to order by Robert Marz, Chairman at 7:00 p.m. at City Hall 4243 Remembrance Rd., N.W., Walker, Michigan.

Members present: Robert Marz, Chairman; Roger Crabtree; John Tuffelmire, Alternate; Tyler Korfhage: Beth Rogers; and Randy Smith. Members absent: James Hickey and Charles Deshaine.

Property located at 2150 Alpine also known on the tax rolls as 41-13-12-351-38. Hearing requested by Alpinist Endeavors.

The applicant’s request is to erect signage on the Avastar Park site in order to provide necessary and appropriate tenant identification and directions for customers, employees, vendors, and other visitors of the multiple tenants located on this property. Request variance for number and size of ground and building signs. Total sq. ft. of building is 800,000 sq. ft.

Robert Marz, Chairman reviewed the site plan and application submitted. No citizen appeared with respect to this request.

Mr. Buchanan showed graphics of the entire site. He went on to say that this is a unique area of 41 acres. It is the re-incarnation of an outstanding performer and the area serves as a catalyst for the redevelopment of the area up Alpine Ave. This site was an eyesore in a depressed area when we started. He stated he felt the signs meet the spirit of the ordinance. All of the companies here are industrial. He went on to say that we need directional signs for cars and trucks. There will be 400 to 500 people working here and there will be a truck entrance. The truck traffic will go around the back of the building. Cars will park in the front. There is a lot of movement of traffic here and we need signs to help with that. All of the companies here are industrial manufacturers. We need to separate the cars from the trucks and we need signage for that.

Mr. Buchanan went on to say that the entrance will be fully landscaped and we would like two signs here and they will be low signs. The signs are not a lot bigger than what the ordinance allows. This is a multi use building and the signs do not fit what the ordinance calls for. These are separate industrial sites and need to be individually signed. We want these businesses to have signs that will identify the business from Alpine. We are trying to stay within the intent of the ordinance.

Robert Marz stated that this has been looked at by the City staff and he felt this site is a great addition to our city.

Roger Crabtree stated that the applicant’s philosophy of looking at the signs on the building from Alpine will only be good until the mixed use is put in. Once you start developing this up front you will not see the building signs, therefore you are going to need the directional signs on site more.

Mr. Buchanan went on to say that if they felt another traffic light is needed here they will go along with that. They want to see how things develop first.

Tyler Korfhage moved and Beth Rogers supported the motion to grant the applicant’s request to erect signage on the Avastar Park site in order to provide necessary and appropriate tenant identification and directions for customers, employees, vendors, and other visitors of the multiple tenants located on this property. Requesting variance for number and size of ground and building signs. Total sq. ft. of building is 800,000 sq. ft. This was granted per the letter from the City Planner dated November 1, 2007.

a. The variance is necessary for the preservation and enjoyment of a substantial property right similar to that possessed by other properties in the same zoning district and in the vicinity. This property was originally developed to house single, large manufacturers. In a creative effort to re-use and revitalize this property and increase employment opportunites, this property has been converted to a multi-tenant site with five industrial condominiums. The additional vacant property will accommodate additional commercial/industrial tenants. This expanded level of usage and the size of the property (45 acres) requires a more sophisticated and complex level of identification and directional signage apropos to the needs of multiple tenants. This includes a greater number of signs than specified under current signage regulations.

Because of the deep setback and size of this property, the tenants in this development do not have the normal exposure enjoyed by stand alone businesses located closer to a roadway. The users of this site, customers, employees, vendors, and other visitors will expect clear and helpful signage allowing them to identify their destination and navigate the large, complex property with ease. The appropriate quantity, style, size, and placement of signage will ensure a positive and safe experience for all users of this site.

The redevelopment of this property is truly a renaissance project in that it brings new life and use to an aging, neglected and formerly vacant site. What was once an eyesore, is being transformed into a vital and attractive economic engine for the area. Providing an appropriate level of signage is critical to the recruitment and retention of long- term tenants. The proposed site signage is part of a considerable investment being made to improve the aesthetics and functionality of this property which in turn will have a positive effect on neighboring properties and adjacent area. The overall size and scale of the proposed signage is in keeping with the size and scale of this large site and incorporate design elements that are congruent with the original architecture and convey a positive image. The usable areas of the signs are within the specified size requirements. The public interest will be served through improved identification and navigation of this large, complex site.

Avastar Park is a unique situation and property not found elsewhere in the Walker area. Other industrial properties tend to be stand alone business properties with simpler signage needs. The granting of this variance is an appropriate solution to a unique problem.

Does not apply.

Motion carried 6 to 0.

Roger Crabtree moved and Randy Smith supported the motion to approve the Zoning Board of Appeals minutes of October 25, 2007.

Motion carried 6 to 0.

Randy Smith moved and Tyler Korfhage supported the motion to adjourn the Zoning Board of Appeals meeting at 7:50 p.m.

Motion carried 6 to 0. _______________________

Roger Crabtree, Secretary

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