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June 9, 2003
7:00 p.m.
AGENDA
OPEN PUBLIC HEARING # 1…Review of site plan application, site plan, and
environmental impact assessment for proposed 8000 sq. ft. commercial
building located along Grand River Ave. east of Latson Road in Section
9. Half of the building will be a restaurant (Leo’s Coney Island) the
other half will be leased. Petitioned by Leo Stassinopoulos. (PC 03-11)
Planning Commission disposition of petition
A. Recommendation regarding impact assessment.
B. Disposition regarding site plan.
MINUTES
The work session of the
Planning Commission was called to order by Chairman Don Pobuda at 6:30
p.m. The following commission members were present constituting a quorum
for transaction of business: Don Pobuda, Barbara Figurski, James
Mortensen, and Bill Litogot. Also present was Kelly Kolakowski, Township
Planner, Jeff Purdy from Langworthy, Strader, LeBlanc & Associates, Inc.
and Debra 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
Chairman Don Pobuda at 7:02 p.m.
The Pledge of Allegiance was recited and a moment of silence was
observed.
Moved by Figurski, seconded by Mortensen, to approve the Agenda as
written.
The motion carried unanimously.
The call to the public was made to discuss items not on the agenda.
There was no response and the call to the public was closed at 7:04 p.m.
Chairman Pobuda noted that the Board will not begin any new business
after 10:00 p.m.
OPEN PUBLIC HEARING #1… Review of site plan application, site plan,
and environmental impact assessment for proposed 8,000 square foot
commercial building located along Grand River Avenue east of Latson Road
in Section 9. Half of the building will be a restaurant (Leo’s Coney
Island) and the other half will be leased. Petitioned by Leo
Stassinopoulos. (PC 03-11)
· Planning Commission Disposition of Petitioner
A. Recommendation regarding Impact Assessment
B. Disposition regarding Site Plan
Mr. Neil Plante, from Boss Engineering, and Mr. Harry Raft, from The
Raft Group, were present to represent the petitioner.
Mr. Plante stated they are proposing a restaurant building on the south
side of Grand River between the Savannah Office Center and the Tecumseh
Golf. The site is approximately 1.67 acres and the building is 6,000
square feet. The site is an old farm and the existing buildings will be
demolished. They are taking advantage of the existing approach and
entrance on Grand River. They are proposing 91 parking spaces and 82 are
required by Ordinance. 4,256 square feet of the building will be for
Leo’s Coney Island and the remainder of the building is a non-determined
use; however, they are looking at a carry out restaurant and will not be
incorporating a drive thru restaurant. They have proposed connections on
the east and west sides for the rear service drive. They will build a 2
˝ foot retaining wall along the east side of the site due to the
elevation as well as a wall along the west side of the site near the
retention pond. They have landscaped the perimeter of the property as
well as the islands in the parking lot.
Mr. Harry Raft showed colored renderings and sample building materials.
The entrances will be on the sides of the building and not facing Grand
River. They do not know what the tenant will be for the remainder of the
building on the west side; however, they have allowed enough parking for
the possibility of a restaurant.
Commissioner Litogot asked if an irrigation system is proposed for the
landscaped area and Mr. Raft advised there will be irrigation on the
site.
Mr. Purdy reviewed his letter of June 4, 2003. He advised that the
26-foot wide cross access easements shall be provided.
Chairman Pobuda questioned the applicant’s delivery schedule and if
there is ample room for delivery trucks. Mr. Raft advised they have
provided enough room for the trucks to unload in the rear of the
building and there is enough room for them to circulate through the
site. Mr. Purdy agrees.
All commissioners agree that the proposed building materials and
architecture are very nice.
Mr. Purdy wanted to ensure that the sidewalk at the front of the site
joins the sidewalk on the adjacent site and any utility boxes shall be
moved at the expense of the petitioner. They petitioner will comply with
this request.
Ms. Huntley advised that the petitioner has addressed all of their
concerns. They have calculated 16 REU’s for this site, which addressed
the possibility of a restaurant being developed in the remainder of the
building. If a different tenant is secured, then the REU’s will be
decreased. Commissioner Mortensen suggested having the REU’s be
determined by Township Staff as well as the Engineer after the other
tenant is secured.
Chairman Pobuda requested a galvanized fence around the retention pond
instead of a green vinyl fence as proposed. All commissioners agree and
the petitioner will comply.
Chairman Pobuda questioned if more screening could be added to the east
side of the site to shield it from the neighboring business. Mr. Raft
would prefer not to add more trees as they want their restaurant to be
seen. Mr. Purdy suggested putting shrubs on top of the retaining wall to
help screen as this wall will be at a higher elevation than the
neighboring business. The petitioner will comply with this request.
The call to the public was made at 7:34 p.m. with no response.
Moved by Figurski, seconded by Mortensen, to recommend to the Township
Board approval of the Impact Assessment dated April 9, 2003 for a 8,000
square foot commercial building located along Grand River Avenue east of
Latson Road in Section 9. Half of the building will be a restaurant
(Leo’s Coney Island) and the other half will be leased. Petitioned by
Leo Stassinopoulos with the following changes:
1. Page 3, Item G shall be changed to read “REU’s shall be determined by
Township Staff and the Township Engineer”.
2. Page 2, Item E (first paragraph) shall be changed to read “The
applicant is proposing to construct a 6,080 square foot commercial
building which will feature a full service restaurant and another
business permitted by Genoa Township’s general commercial district. The
full service restaurant, Leo’s Coney Island, will occupy 4,256 square
feet of the proposed building. No drive thru commerce will be conducted
on the site”.
The motion carried unanimously.
Moved by Mortensen, seconded by Litogot, to approve the Site Plan dated
Mary 21, 2003 for a 8,000 square foot commercial building located along
Grand River Avenue east of Latson Road in Section 9. Half of the
building will be a restaurant (Leo’s Coney Island) and the other half
will be leased. Petitioned by Leo Stassinopoulos, subject to the
following conditions:
1. A cross access easement for the service drive will be executed and
provided to the Township prior to issuance of a land use permit.
2. Colored renderings and elevation drawings presented this evening are
acceptable and shall become the property of the Township.
3. The eight-foot wide sidewalk will tie exactly to the adjacent
property to the west and if necessary, any utilities will be relocated
to avoid bending the sidewalk.
4. All landscaping shall be irrigated.
5. The Dumpster enclosure materials shall be the same as used on the
building itself.
6. The fence around the detention pond will be ornamental metal.
7. One wall sign per business shall be permitted per Township Ordinance.
8. No drive thru uses will be permitted.
9. The peripits shall be sufficient to screen rooftop equipment so they
are not visible from adjacent properties.
10. Ornamental light fixtures on the building shall be limited to two
75-watt bulbs each and the lighting intensity shall not exceed ˝
foot-candle at the property line.
11. Sixteen shrubs will be added along the east property line on top of
the retaining wall.
12. The REU’s will be determined by Township Staff and the Township
Engineer.
13. Approval of the Impact Assessment by the Township Board as
recommended by motion this evening.
The motion carried unanimously.
Commissioner Litogot thanked the petitioner for asking to be tabled from
the prior Planning Commission meeting in order to allow a staff meeting
with Township Staff and Planner for further clarification on outstanding
issues so a more complete plan could be presented this evening to the
Planning Commission.
Moved by Figurski, seconded by Mortensen, to approve the minutes of May
27, 2003. The motion carried unanimously.
Member Discussion
Kelly Kolakowski advised that she was contacted by the Livingston County
Planning Commissioner regarding the tabling of Timber Green last month.
The first time this petitioner was tabled, it was due to the late hour
of the evening. The County suggested that if this were to occur again,
we should have the call to the public even if the item is not going to
be heard by the Planning Commission; however, note to the public that
there will be no action taken on this item that night and request that
they hold their comments until the next meeting. Opening the call to the
public will allow the Township to avoid having to re-notice the public
30 days prior to the public hearing thus allowing the item to be heard
at the next meeting. It was also suggested having these types of items,
where the public has been noticed, heard at the beginning of the
meeting.
The meeting adjourned at 8:06 p.m.
Submitted by: Patty Thomas, Recording Secretary
Approved by: Barbara Figurski, Secretary
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