Van Buren Township BZA approves variances for Grace Lake sign

At its meeting on Sept. 13, the Van Buren Township Board of Zoning Appeals unanimously approved variances to make way for a large sign along I-275 between Tyler and Ecorse roads to promote Grace Lake Corporate Center.
The request was made Aug. 8 by Danylo Dobriansky of Sovereign Partners, owners of Grace Lake LLC.
The sign includes a digital message sign to be used by the township for community information.
The motion was made by Township Trustee Jeff Jahr, who sits on the BZA, and seconded by Commissioner David Senters to approve the requested sign height variance and maximum sign area, based on the following conditions:
1. The applicant reduce the size of the proposed sign from 672.5 square feet to 631.25 as specified in the U.S. Sign Council calculation.
2. The applicant reduce the height of the proposed sign from 34.6’ to 30’ from grade to be consistent with the maximum height for billboards.
3. The applicant develop an agreement with the township over the governmental use of the sign so it can be exempted from the square footage calculation.
4. The applicant obtain approval from the Michigan Department of transportation, if necessary, prior to the township issuing a sign permit.
5. The sign be limited to identifying the corporate center and its tenant’s appropriate logos.
The draft report of the motion notes this approval is based upon the following findings of fact:
1. Strict compliance with the Zoning Ordinance provisions governing sign height and maximum sign area would prevent the applicant from constructing a monument sign along I-275 which could be safely and effectively viewed from the freeway.
2. The United States Sign Council on Premise Sign Legibility Rules of Thumb document presents a formula for calculating sign size which is based upon determining effective legibility of signs for motorists. Based on the presented information that formula recommends a 631.25 square foot sign area.
3. The proposed sign is an on-premise sign, but is sized and in a location which is comparable to a billboard.
4. The Township’s Zoning Ordinance establishes a maximum of 30’ in height for billboards.
5. The OT zoning district allows for additional monument signs at public thoroughfares.
6. The unique circumstances of the property are its proximity to I-275 and the location of the berm adjacent to the freeway.
7. The issues are not self-created.
8. The request will not impair an adequate supply of light and air to adjacent property or increase congestion on public streets.
9. The request will not increase the hazard of fire or flood or endanger the public safety.
10. The request should not unreasonably diminish or impair established property values within the surrounding area.
11. The request should not in any other respect impair the public health, safety, comfort, morals or welfare of the inhabitants of the township.
12. The request will not alter the essential character of the neighborhood.