MINUTES- REGULAR MEETING
BEDFORD TOWNSHIP PLANNING COMMISSION
8100 JACKMAN ROAD, TEMPERANCE, MICHIGAN
SEPTEMBER 25, 2013
PRESENT:
MARYANNE BOURQUE
JAKE LAKE
GEORGE WELLING
JEFF BIGGS
PAUL PIRRONE
ROBYNE BUSH
EXCUSED:
KORLEEN BIALECKI
ALSO PRESENT:
ROGER DINDYAL, PLANNER
KAREN M. KINCAID, PLANNING AND ZONING, RECORDING SECRETARY
Bourque called the Bedford Township Planning Commission meeting to order at 7:00 p.m. The
Pledge of Allegiance was said. Welling called the roll. Quorum present.
APPROVAL OF THE AGENDA
Motion by Lake, supported by Biggs, to approve the agenda. Motion carried.
APPROVAL OF THE MINUTES
Motion by Lake, supported by Bush, to approve the minutes of July 24, 2013. Motion
carried.
PUBLIC COMMENT (LIMIT 3 MINUTES)
None.
NEW BUSINESS
A) OPEN THE PUBLIC HEARING FOR THE WHITTAKER REZONING FROM A C-1,
LOCAL BUSINESS DISTRICT, TO AN R-2A, SINGLE FAMILY RESIDENTIAL
DISTRICT, ON PARCEL NUMBER 5802-031-042-00, LOCATED AT 6700 PEARSON
DRIVE
Motion by Bush, supported by Welling, to open the public hearing at 7:03 p.m. Motion
carried.
Dindyal went over the rezoning analysis.
Bedford Township Planning Commission
Regular Meeting
September 25, 2013
Page 2
Jesse Whittaker, 6700 Pearson, property owner, said their home is located on a commercially
zoned parcel and they are trying to sell the home and would like to have the property rezoned to
comply with the zoning ordinance.
There were no public comments.
Motion by Welling, supported by Lake, to close the public hearing at 7:05 p.m. Motion
carried.
Bourque informed the applicant that the commission was one member short, offering the option
to defer the request to a later meeting when all members could be present. Mr. Whittaker opted
to move forward as scheduled.
Bush said the request meets the Master Plan designation and a rezoning would be consistent with
the surrounding zoning and uses. Lake said the property would not be viable as any type of
commercial development.
Motion by Bush, supported by Welling, to recommend approval of the request to rezone
from a C-1, Local Business District, to an R-2A, Single Family Residential District, on
Parcel Number 5802-031-042-00, otherwise known as 6700 Pearson Drive.
Roll call as follows: Voting Aye: Bush, Welling, Lake, Biggs, Pirrone, Bourque. Voting
Nay: None. Excused: Bialecki. Motion carried.
B) REQUEST FOR A SIGN WAIVER FOR BARRY BAGELS ON PARCEL NUMBER
5802-030-132-70, LOCATED AT 3366 STERNS ROAD
Dindyal went over the sign waiver analysis.
Scott Brady of Harmon Sign, 7844 W. Central Avenue, Toledo, OH, and Jim Nusbaum of Barry
Bagels, 3715 King, Toledo, OH, were present to answer questions regarding the request. Mr.
Brady explained their square footage calculation eliminates the negative space within the sign.
Mr. Nusbaum introduced himself, Mark Greenblat and Barry Greenblat as partners in Barry
Bagels, saying they are looking forward to opening in Bedford Township as they have received
positive feedback since they made the announcement.
Biggs said the building is situated perpendicular to Sterns Road and is not located on a corner lot,
further saying the west side sign design fits well with the building design, as does the south side
sign, and no signage should be placed on the east side of the building due to the minimum area
available. When asked, Mr. Nusbaum said they do not intend to place any signage on the east
side of the building, but may want to treat the windows, as their kitchen will be located on that
side of the building. Mark Greenblat, 3715 King, Toledo, OH, said they may want to have their
hours of operation sign in the windows on the east side of the building.
When asked, Kincaid said up to 25 percent of the window space can be occupied by signage.
Welling said having proper signage to identify a particular location creates a safer environment.
Bedford Township Planning Commission
Regular Meeting
September 25, 2013
Page 3
When asked, Mr. Nusbaum said they will have 12-20 employees, and an insert will be placed in
the freestanding sign on Sterns Road.
Bourque informed the applicant that the commission was one member short, offering the option
to defer the request to a later meeting when all members could be present. Mr. Nusbaum opted
to move forward as scheduled.
Motion by Bush, supported by Welling, to approve a 6’6” height waiver and an 8.13 square
foot area waiver for a sign to be placed on the west side of the unit, and to allow a second
wall sign that exceeds the square footage requirement by 6.05 square feet to be placed on
the south side of the unit, predicated on sign permits shall be obtained from Bedford
Township and the applicant shall continue to work with the Township to ensure the sign is
properly place during installation.
Roll call as follows: Voting Aye: Bush, Welling, Biggs, Pirrone, Lake, Bourque. Voting
Nay: None. Excused: Bialecki. Motion carried.
C) REQUEST FOR FINAL SITE PLAN APPROVAL FOR UNIQUE TOOL AND
MANUFACTURING BUILDING ADDITION ON PARCEL NUMBER 5802-036-046-20,
LOCATED AT 100 REED ROAD (BANNER INDUSTRIAL PARK)
Dindyal went over the site analysis, saying all reviewing agencies have approved the plan with
contingencies, further saying any approval shall be contingent upon addressing all outstanding
issues. Dindyal said a 4’8” height waiver was granted by the Board of Zoning Appeals on
September 4, 2013.
Kevin Romanko, Romanko Sales and Service, 3895 State Route 103, Sycamore, OH, general
contractor for the project, and Doug Althaus, 100 Reed Road, owner of the facility, were present.
Pirrone asked when the project will be started. Mr. Romanko said immediately.
Biggs asked how many additional employees are intended. Mr. Romanko said approximately 60
new employees over the next couple of years. Mr. Biggs said the height variance was granted to
accommodate a specific piece of equipment required to expand the company operations.
Mr. Romanko asked if the required 6 foot screening fence along the north property line could be
waived, saying they would like to utilize the existing (approximately 15, 40+ feet tall) Oak trees
to serve as a natural buffer. Discussion took place regarding what type of screening would best
buffer a 40+ foot tall building. Dindyal said the screening would have to be located within the
subject parcel and cannot be trees located on another parcel. Kincaid said it should be
determined if there will be any outside storage. Romanko said they will remove the lower brush,
saying there are 15 trees favoring the subject property line, or on their property line. Bush asked
if plantings can be required in lieu of a fence. Romanko said the Fire Department would like to
see a fire access around the building, saying plantings would not serve the site well. Dindyal
commented on the required storm sewer grading along the north property line and the ability to
maintain a tree line. Romanko said they will not be cutting to the property line.
Bedford Township Planning Commission
Regular Meeting
September 25, 2013
Page 4
Further discussion took place regarding noise control and buffering, saying there is currently no
fence along the north property line. When asked, Mr. Romanko said there will be no outside
storage and the existing outside scrap containers will be moved inside the building, further
saying any future trash dumpster would be screened. Welling asked if the trees would be
replaced if they die. Mr. Romanko said there are smaller trees in the fence row that will take
their place. Mr. Romanko said they visited the neighbors to the north regarding buffering, saying
the trees are taller than the proposed building.
When asked, Mr. Althaus said their focus on employee hiring is in the lower southeast Michigan
region, saying they will conduct no employment search in Ohio, as the grant is through the State
of Michigan.
Bourque informed the applicant that the commission was one member short, offering the option
to defer the request to a later meeting when all members could be present. Mr. Althaus opted to
move forward as scheduled.
Motion by Lake, supported by Bush, to grant Final Site Plan Approval for the Unique Tool
and Manufacturing building addition on Parcel Number 5802-036-046-20, located at 100
Reed Road (Banner Industrial Park), based on the fact that approvals have been received
from the Monroe County Drain Commission, the Bedford Township Fire Department with
continued review of the site through the construction phase, and the parking requirements
have been met. The required fencing for screening purposes along the north property line
shall be omitted, and a 4’8” height variance was granted by the Board of Zoning Appeals to
accommodate equipment needs for the expansion. This approval shall be contingent upon
meeting all MCDC, Bedford Township Fire Department and Building Department
requirements.
Roll call as follows: Voting Aye: Lake, Pirrone, Bush, Biggs, Welling, Bourque. Voting
Nay: None. Excused: Bialecki. Motion carried.
PUBLIC COMMENT –
None.
INFORMATION –
Dindyal said the Township is in the process of interviewing Planning Consultants to work on the
Master Plan, saying the Steering Committee has already been established.
COMMISSION / STAFF COMMENT –
Bush – asked that attention be paid to upcoming Township Board meetings.
Pirrone – reminded everyone that a Community Chat meeting will take place at 7:00 on 9/26/13.
Biggs – positively commented on the addition of jobs with the commercial growth taking place.
Welling – commented on working together to bring jobs to the area.
Bedford Township Planning Commission
Regular Meeting
September 25, 2013
Page 5
Lake – positively commented on seeing proposed and existing commercial/industrial businesses
thrive. Lake commented on an article in The Michigan Planner on Lathrop Village regarding
economic development.
Bourque – asked if there is a timeline on the hiring of a planner for the Master Plan. Dindyal
said he is not aware of a specific date on the hiring; further saying the Master Plan review can
typically take up to a year to complete.
ADJOURNMENT –
Motion by Welling, supported by Bush to adjourn the meeting at 7:50 p.m. The meeting
duly adjourned.
Respectfully submitted,
Karen M. Kincaid
Recording Secretary