on May 4, 2011 at 4:57am.
Board of Trustees Meeting on January 30, 2006
MINUTES
The joint meeting was called to order by Supervisor McCririe at 5:35pm.
The following Board and Planning Commission members were present: Gary McCririe, Steve Wildman, Jim Mortensen, Polly Skolarus, Jean Ledford, Todd Smith, Curt Brown, Don Pobuda, Dean Tengle, Steve Morgan, and Teri Olson. Also present were Mike Archinal, Township Manager, Kelly VanMarter, Township Planning Director, and Jeff Purdy and Val Lazdins with LSL Planning Inc.
I. Call to the public for items not already on the agenda.
The call to the public was made at 5:37pm with no response.
II. Form Based Code work session and design charrette for the Genoa Town Center Development
Mr. Purdy gave a brief presentation. He gave an overview of the master plan recommendations and explained the impetus and benefits of a Traditional Neighborhood Development (TND) for the Grand River/Dorr/Hughes Road area. He then discussed the purpose and the process of creating a Form Based Code.
Mr. Lazdins provided an overview of the design process. He presented 3 conceptual layouts and solicited feedback from the group.
Mr. Mortensen asked if the Township would create zoning districts within the property for residential and commercial. Mr. Purdy replied we would most likely create 2 to 3 gradations of zoning class. For example, we could create primary commercial, residential, and multi-family zones wherein all would be flexible enough to allow a mixture of uses. Mr. Mortensen stated that he wanted to make sure we are protected so that a developer could not come in and develop the whole property as high density residential.
Mr. Pobuda asked if the entrances would be boulevards. Mr. Lazdins replied that boulevards are more of a suburban design; they would suggest traditional streets.
Ms. Ledford inquired regarding the type of on-street parking. Mr. Lazdins indicated they would recommend either angled or parallel parking.
Ms. Skolarus questioned the inclusion of the large building on one of the concept plans. There was general discussion regarding the necessity for a large user. Mr. Lazdins stated that the building footprint on the concept plan is approximately 60,000 square feet and stated that it is crucial component of a successful TND. It would accommodate a neighborhood grocery store or market type use such as a Kroger's, Whole Foods, or Westborn Market. Mr. Smith indicated that an anchor tenant would be absolutely essential to ensure the success of the project. It was the general consensus of the group that flexibility to allow an anchor tenant would need to be incorporated however under no circumstance would we want to see a big box user such as Meijers, Wal-Mart, Home Depot, etc. Mr. Lazdins suggested that "Liner Stores" be required to scale down the larger square foot use.
Mr. Smith stated that parking in front of buildings would need to be allowed. Retail users will need the parking, even if it's just one row, to draw people into the development.
Mr. Mortensen stated that there are two key points to ensure the success of the project. The first being public support and the second having 1 or 2 developers with a good history and credentials supporting successful TND development(s).
Mr. Tengle questioned whether or not the Livingston County Road Commission would allow parallel parking on Grand River Avenue. Mr. Purdy replied that in his experience it is extremely difficult to get Road Commissions to agree to changes that slow down or narrow existing roads.
Ms. Ledford asked if we would consider parking structures. Mr. Lazdins replied that the ability to construct parking structures is driven by land value and on average, it costs approximately $12,000 to $16,000 per parking space to build a structure. He continued that the land values in the area would most likely not support the cost to build one.
There was general discussion regarding the orientation of the development. It was decided that the project should be orientated to both Grand River and Dorr Road as well as to the primary internal roads.
Mr. Mortensen inquired as to whether or not the Township would rezone the properties on its own initiative. Mr. Purdy replied that the Township could create and apply an overlay zone.
There was discussion regarding process. It was suggested that the next step is to refine the plans presented tonight followed by a public workshop. After the workshop, the next steps would be to write the code and then have the master plan public hearing. The group indicated that the overhead view concept plans would be difficult for the public to understand. It was suggested that front elevations be used. In addition, a vision statement should be created for the area.
Mr. Brown asked if the Town Center development would be more intense than the existing zoning. Mr. Lazdins replied that while this would be more intense in terms of density, this type of development would be less intense in terms of traffic because a mixed use TND type development is pedestrian friendly and decreases the number of trips. Instead of people getting in their cars to drive to Meijers or Wal-Mart, they would be able to walk to the store or if they chose to drive, the trip would be shorter. Beyond this development, all residential trips in the area would be decreased or lessened by the availability of services such as groceries, dry cleaning, banking, etc. in this location.
III. Other items not already addressed
There were no other items.
IV. Adjournment
The meeting was adjourned at 7:45pm.
Submitted by - Kelly VanMarter