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March 24, 2003
7:00 p.m.
AGENDA
OPEN PUBLIC HEARING # 1…Rezoning application, environmental impact
assessment, conceptual PUD plan, and PUD agreement (Chemung Highlands)
to rezone 49 acres located on the south side of Grand River Ave.,
between Grand River and I-96, Section 10, the request is to rezone
property from OSD (PUD) (office service district PUD) to MDR (PUD)
(medium density residential PUD) petitioned by B/K/G Development L.L.C.
(PC 03-04)
Planning Commission disposition of petition
A. Recommendation regarding PUD Rezoning Application
B. Recommendation regarding Conceptual PUD Plan
C. Recommendation regarding PUD Agreement
D. Recommendation regarding Impact Assessment
OPEN PUBLIC HEARING # 2…Draft Master Plan Amendment discussion.
Planning Commission disposition of petition
A. Recommendation regarding Draft Master Plan Amendment.
OPEN PUBLIC HEARING # 3…Discussion regarding 2003-2008 Township
Capital Improvement Program.
MINUTES
The work session of the
Planning Commission was called to order by Vice-Chairman John Cahill at
6:30 p.m. The following commission members were present constituting a
quorum for transaction of business: James Mortensen, Ken Burchfield,
John Cahill, Curt Brown, and Bill Litogot. Also present was Kelly
Kolakowski, Township Planner; Mike Archinal, Township Manager; Jeff
Purdy from Langworthy, Strader, LeBlanc & Associates, Inc.; and Deb
Huntley from Tetra Tech MPS. By the end of the work session, there were
a few persons in the audience.
Items scheduled for action during the regular session of the commission
were discussed.
The regular session of the Planning Commission was called to order by
Vice-Chairman John Cahill at 7:02 p.m.
The Pledge of Allegiance was recited and a moment of silence was
observed.
Moved by Burchfield, seconded by Mortensen, to approve the Agenda as
presented. The motion carried unanimously.
The call to the public was made at 7:04 p.m. to discuss items not on the
agenda.
Mr. Larry Straits who lives on Gray Road advised that when Wonderland
Marine expanded, they were supposed to install a berm as well as trees
to shield it from the residential area and this has not been done. Ms.
Kolakowski will review this, visit the site, and follow up.
The call to the public was closed at 7:05 p.m.
Vice-Chairman Cahill noted that the Board will not begin any new
business after 10:00 p.m.
OPEN PUBLIC HEARING # 1…Rezoning application, environmental impact
assessment, conceptual PUD plan, and PUD agreement (Chemung Highlands)
to rezone 49 acres located on the south side of Grand River Ave.,
between Grand River and I-96, Section 10, the request is to rezone
property from OSD (PUD) (office service district PUD) to MDR (PUD)
(medium density residential PUD) petitioned by B/K/G Development L.L.C.
(PC 03-04)
· Planning Commission disposition of petition
A. Recommendation regarding PUD Rezoning Application
B. Recommendation regarding Conceptual PUD Plan
C. Recommendation regarding PUD Agreement
D. Recommendation regarding Impact Assessment
Vice-Chairman Cahill advised the petitioner that they will not be acting
on this item this evening because there is not a PUD Agreement
submitted.
Chris Burton and Larry Goss of Burton-Katzman, and Mr. Mike Polmear and
Mr. Matt Schwanitz from Giffels-Webster Engineers, were present to
represent the petitioner.
Mr. Burton gave a brief overview of his company. They are a family-owned
company building homes in Michigan for 95 years and have been building
in Genoa Township for 15 years. He feels the PUD can benefit the
Township. They are proposing a conservation easement for the area west
of the wetlands, which is 14 acres of upland. He also noted this will
bring affordable housing to residents of Genoa Township. He showed
colored elevations of the proposed two building types.
He noted that the density of 4.67 units per acre has been allowed in
Genoa Township in the past. They are requesting 4.81 units per acre. The
development of 130 units on this site would not be economically feasible
for them with regard to sewer and water.
With regard to the noise of the expressway, he stated that the highway
is divided at this point and their garages face the highway, which are
double insulated. They will be willing to work with the Township with
regard to noise protection, i.e. extra landscaping, burming, etc.
Mr. Polmear advised that what is being proposed with regard to the road
length and the water connection is similar to a 38-single family
development that was approved by the Township previously. This proposal
has the homes further from the wetlands.
Commissioner Litogot feels these are beautiful buildings but he is still
concerned with the density and the traffic impact.
Commissioner Mortensen suggested using all of the brownstone-style
buildings to save on density. Mr. Burton stated they would like to have
two price points as well as different architecture on the site. He
reiterated that the eight-plex units would help shield the noise from of
the expressway to the residences because of the double-insulated garages
that will be facing the expressway.
Commissioner Mortensen asked Mr. Purdy about the conservation easement.
Mr. Purdy stated most of the land that they are proposing for a
conservation easement is not buildable.
Commissioner Brown feels these are very nice building, but feels it is
too dense.
Vice-Chairman Cahill agrees. He likes the buildings. He asked why the
applicant is pursuing a PUD on this site. Mr. Schwanitz stated they are
requesting a PUD to ensure the Township that this is the plan that is
going to be built on this site.
Mr. Purdy reviewed his letter of February 21, 2003.
A draft PUD Agreement has not been provided and should be presented
based on the feedback received at this evening’s meeting.
The 4.81 dwelling units per acre is inconsistent with the Master Plan
and incompatible with the single-family residential zoning to the east.
The applicant stated the density of 4.67 units was approved in the past
in Genoa Township. Vice-Chairman Cahill advised that each site is
different and the Township received many benefits for allowing that
density. Mr. Purdy feels that the numbers are not really the issue, but
the Township needs to focus on the best design for this site. There was
a brief discussion and all commissioners agreed with Mr. Purdy’s
statement; however, this proposal is too dense and if it would work
economically for the petitioner, they would like to see the density
decreased as well as have the buildings moved further from the
expressway. Mr. Purdy does not want the Township to get into the
situation where the future residents of this development petition MDOT
to install a noise barrier on I-96. Mr. Schwanitz stated they could put
this restriction in the master deed so that homeowners would not be able
to petitioner MDOT for this type of request.
The 150 units will be served by a single point of access, which is a
concern with regard to natural disasters, etc. There was a discussion
regarding having a second access on the out lot on Grey Road as an
emergency only entrance. The petitioner will research this suggestion.
The petitioner shall provide shared access easements to the adjoining
lots along Grand River Avenue to minimize future curb cuts. The
petitioner will comply with this request.
The traffic impact study is required due to the number of units and must
be completed and submitted to the Township Engineer for review and
approval.
Ms. Huntley reviewed her letter of February 24, 2003. They have the same
concern regarding the secondary entrance for emergency purposes.
She noted that the dead end water main is longer than the allowed 600
feet. This can cause problems with regard to water pressure for fire
protection and water quality. Mr. Polmear stated they will size the
pipes to allow for sufficient fire lows and pressure. They will also
internally loop the main so there is no stagnant water. Ms. Huntley
feels this is sufficient to improve the water quality.
Mr. Goss asked if they have met the requirements for a PUD with regard
to benefits to the Township. Commissioner Litogot would like to see more
detail with regard to open space, recreation area, trails, etc.
Commissioner Brown would like to see more benefit to the Township;
however, he is not sure what exactly he is looking for. Commissioner
Mortensen would like to have a PUD on this site to guarantee what is
going to be developed here.
The call to the public was open at 8:25 p.m.
Mr. Larry Straits of Gray Road asked if the grading of this site will
affect their well and septic systems. Mr. Goss advised it will have no
impact.
He is concerned about this coming in the area. He feels the emergency
only access will be used more often as is done with the emergency access
for the Wilson Marin expansion. He is also concerned about the impact to
the wetlands, wildlife, etc. in this area.
Mr. Dennis Ling of Gray Road is concerned about the increased traffic on
Gray Road for emergency vehicles. He reiterated the concern of Mr.
Straits with regard to Wilson Marine’s emergency access.
Mr. Joel Crevier of Gray Road asked if there was a study done with
regard to the price of the units and the impact on the surrounding
property values. Mr. Goss stated they did not do a market research, but
their developments generally increase the property value of the
surrounding areas. There had never been an instance where property
values have gone down near their development. Mr. Crevier stated he is
opposed to this project.
Mr. Kurt _________ of Gray Road has met with the petitioner and is
looking forward to working with him.
The call to the public was closed at 8:34 p.m.
Moved by Litogot, seconded by Mortensen, to table Open Public Hearing
#2. The motion carried unanimously.
OPEN PUBLIC HEARING # 2…Draft Master Plan Amendment discussion.
· Planning Commission disposition of petition
A. Recommendation regarding Draft Master Plan Amendment.
Mr. Purdy reviewed the proposed Draft Master Plan Amendment. The
Township would like to expand the Oak Point utility service area for
sewer and water. The character of this area would be similar to the
current Oak Point development with regard to density and use.
Commissioner Burchfield asked if the Township is taking a risk by
rezoning this are without the sewer and water being approved. Mr. Purdy
stated that if the amendment does not get approved, the ordinance says
that if you have well and septic, you have to have a one-acre minimum
lot size.
The call to the public was made at 8:45 p.m. with no response.
Moved by Burchfield, seconded by Litogot to distribute to the Township
Board for review and public hearing the Future Plan Use Map dated 2003
concerning the proposed new utility service area south of Oak Point. The
motion carried unanimously.
OPEN PUBLIC HEARING # 3…Discussion regarding 2003-2008 Township
Capital Improvement Program.
Mr. Archinal reviewed the proposed Capital Improvement Products for 2003
through 2008 and asked the Commissioners for input.
Commissioner Burchfield feels it is difficult to “size up” priorities
when we are not sure if the revenue that is proposed is accurate. Mike
advised that should not be a concern when considering these projects.
The Township needs to decide what they would like to see and then staff
will determine what can be accomplished.
Commissioner Burchfield asked about the improvement of Cunningham Lake
Road with crushed limestone that was promised to the residents at a
previous Planning Commission meeting. Mike advised this is on our list
of projects for the spring. He added that crushed limestone has a useful
life of approximately 10 to 12 years and the Township is very happy with
it.
Commissioner Burchfield feels the priority is with the road, which
reflects the most positive statement of the Township.
Vice-Chairman Cahill feels the sidewalks and parks are important and
enhance the livability of the Township. He would like the Township to
invest in some property. Ms. Kolakowski stated that with the new
recreation plan being developed, the Township will be eligible for
grants that will help with land acquisition.
Commissioner Brown feels the roads are more important than sidewalks
because of the amount of people that use road as opposed to sidewalks.
Commissioner Litogot would like to see sidewalks along Grand River from
Hughes Road to the City of Howell. There was a brief discussion and Mr.
Archinal advised he would explore the possibility of the Township
building sidewalks to connect parts of sidewalks that have been
installed by property owners along Grand River.
Commissioner Mortensen feels the roads are more important than the
sidewalks. He also advised that with all of the changes that are
occurring in the county with regard to parks and recreation, he does not
feel the Township should concentrate so much on soccer fields, baseball
fields, parkland, etc.
Moved by Litogot, seconded by Mortensen, to approve the minutes of March
10, 2003 as corrected. The motion carried unanimously.
Member Discussion
The issue of the Cortland Development and their wish to dedicate the
sidewalk to the Township was brought up. Ms. Kolakowski spoke to the
attorney and he feels that if the Township asks the petitioner to
develop public property, then he and his homeowners should not have to
assume the liability.
Commissioner Litogot stated Pet Supplies Plus has a large sign in every
window. He does not find anywhere in the ordinance language related to
this. Vice-Chairman Cahill feels this is something the Township needs to
be careful about when approving site plans.
Vice-Chairman Cahill feels the Planning Commission needs to review its
landscape requirements. A lot of the trees and shrubs that were required
to be planted are dead or dieing. Mr. Purdy suggested requiring
developers to irrigate landscape areas as part of the site plan approval
process. Ms. Kolakowski stated that the Township can require commercial
developments to replace trees if they die. Vice-Chairman Cahill feels
the landscaping along Grand River is very important and needs to look
good. It was suggested having developers post a bond for
non-building-related site improvements, such as sidewalks, shrubs,
lighting, etc. Ms. Kolakowski also suggested the applicant submitting
landscape architect proof that all of the required landscaping has been
installed and when it was installed and she can go back and review the
site after a year.
The meeting adjourned at 9:31 p.m.
Submitted by: Patty Thomas, Recording Secretary
Approved by: Barbara Figurski, Secretary
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