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August 11, 2003
7:00 p.m.
AGENDA
OPEN PUBLIC HEARING #
1…Review of special use application, site plan, and environmental impact
assessment for proposed outdoor storage at Lot 16 of Grand Oaks
Industrial Park, 1091 Victory Drive, Howell, Sec. 5, petitioned by Mark
1 Restoration. (PC 02-06)
Planning Commission disposition of petition
A. Recommendation regarding special use application.
B. Recommendation regarding impact assessment.
C. Recommendation regarding site plan.
OPEN PUBLIC HEARING # 2…Review of site plan application, sketch plan,
and impact assessment for proposed (Classic Carpet) renovation and 2,875
sq. ft. storage addition to existing facility located at 2650 E. Grand
River, Sec. 6, petitioned by Henry T. Kuderko. (PC 03-17)
Planning Commission disposition of petition
A. Recommendation regarding impact assessment.
B. Disposition regarding sketch plan.
OPEN PUBLIC HEARING # 3…Review of site plan application, site plan and
environmental impact assessment for proposed 6,622 sq. ft. restaurant (Bennigans)
located on the corner of Grand River Ave. and Latson Rd. within the
Livingston Commons PUD, Sec. 5, petitioned by LaBelle Management.
(PC 03-18)
Planning Commission disposition of petition
A. Recommendation regarding impact assessment.
B. Recommendation 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, John Cahill and Bill Litogot. Also present was Kelly
Kolakowski, Township Planner; Jeff Purdy from Langworthy, Strader,
LeBlanc & Associates, Inc. and Jim Miller 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 Litogot, to approve the Agenda as
written.
The motion carried unanimously.
The call to the public was made to discuss items not on the agenda.
Vicki Becker, owner of Vic and Bob’s Party Store had the following
questions regarding Dewey Thomas’ Coffee and Pizza store. She has
observed beer and wine being delivered to his business and wanted to
know if he was approved through the Township Planning Commission.
Commissioner Pobuda referred Ms. Becker to the Township Manager to
discuss the details of the approval that Mr. Thomas received. Ms.
Kolakowski also offered to meet with Ms. Becker during business hours to
review the approved site plan and discuss any zoning violations.
The call to the public was closed at 7:11 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 special use application, site plan, and
environmental impact assessment for proposed outdoor storage at Lot 16
of Grand Oaks Industrial Park, 1091 Victory Drive, Howell, Sec. 5,
petitioned by Mark 1 Restoration. (PC 02-06)
· Planning Commission disposition of petition
A. Recommendation regarding special use application.
B. Recommendation regarding impact assessment.
C. Recommendation regarding site plan.
Mr. Wayne Perry of Desine Engineers and Mr. Scott Evett of Mark 1
Restoration were present to represent the petitioner.
Mr. Perry reviewed the changes to the site plan. He advised the
commissioners that they have relocated the storage area at the north end
of the property to accommodate the 25-foot wetland setback.
Commissioner Pobuda asked what the lawn area on the plan would be used
for. Mr. Evett advised him that a bridge has been constructed and they
would like to use the area as a park area for the employees.
Commissioner Litogot would like the existing gravel drive for the
Panhandle access demarcated better on the plans. The petitioner agreed.
Mr. Purdy reviewed his letter dated August 5, 2003:
1. ZBA approval is needed for three variances which are the placement of
the retaining wall be within the 25-foot wetland buffer, a reduction of
the parking lot’s front yard setback and the storage area located 8-feet
from the property line.
2. Sample building materials and colors must be presented to Planning
Commission.
3. The area intended for parking construction equipment is proposed to
be gravel, which requires Planning Commission approval.
Mr. Miller reviewed his letter dated August 7, 2003:
1. The proposed retaining wall will be responsible for maintaining the
parking area in which it is adjacent. We strongly suggest that the
petitioner have a soil investigation preformed by a licensed Geotechinal
Engineer, and also have the wall reviewed by a licensed structural
engineer.
2. The proposed pavement section for the parking lot should be
consistent with the Genoa Township Standards. Currently there is not a
bond coat shown between the leveling and top course of the asphalt.
Also, the asphalt type is not correct (36A, top coat, 13 A leveling
course).
Commissioner Cahill was inquiring what the reason and benefit for the
retaining wall. Mr. Purdy advised that there is a steep slope without
the wall, without the retaining wall they could not get close to the
wetlands. Also it does not affect the storm water runoff into the
wetland.
A call to the public was made at 7:24 p.m.
The call to the public was closed at 7:25 p.m.
Moved by Mortensen, seconded by Figurski, to recommend to the Township
Board approval of the special use application for proposed outdoor
storage at lot 16 of Grand Oaks Industrial Park, 1091 Victory Drive,
Howell, Sec. 5, petitioned by Mark 1 Restoration. With the following
conditions:
1. ZBA approvals shall be obtained for the 3 variances;
a. Reinstatement of front yard parking setback variance
b. 8-foot side yard on the north side of the property;
c. Encroachment to within 5 to 6 feet of wetland for retaining wall.
2. Approval of site plan and impact assessment by Township Board.
3. Documentation provided to the Township Board showing authorization by
DEQ for the barrier between the wetland and upland storage area.
The motion carried unanimously.
Moved by Figurski, seconded by Mortensen to recommend to the Township
Board approval of the Impact Assessment dated 7-21-03 and the PIPP dated
6-6-03 for proposed storage at Lot 16 of Grand Oaks Industrial Park,
1091 Victory Drive, Howell, Sec. 5, petitioned by Mark 1 Restoration.
The motion carried unanimously.
Moved by Mortensen, seconded by Litogot to recommend to the Township
Board approval of the site plan for proposed storage at Lot 16 Grand
Oaks Industrial Park, 1091 Victory Drive, Howell, Sec. 5, petitioned by
Mark 1 Restoration with the following conditions:
1. Approval of the ZBA variances listed under the special use approval.
2. Gravel storage will be permitted provided it’s adequately maintained.
3. Panhandle Drive from petitioner’s premises will be depicted on the
revised plans.
4. 2 REU’s will apply for the building addition.
5. The single score block presented tonight is acceptable.
6. Soil investigation and wall investigation will be approved by the
Township Engineer. The petitioner will provide information as required
by the Township Engineer regarding the construction of the retaining
wall.
The motion carried unanimously.
Open Public Hearing #2…Review of site plan application; sketch plan, and
impact assessment for proposed (Classic Carpet) renovation and 2,875
sq.ft. storage addition to existing facility located at 2650 E. Grand
River, Sec. 6, petitioned by Henry T. Kuderko. (PC 03-17)
· Planning Commission disposition of petition.
A. Recommendation regarding impact assessment
B. Recommendation regarding sketch plan.
Mr. Ted Kuderko of Classic Carpet and Mr. Don Welsch from Daniel and
Zermack Associates, Inc. were present to represent the petitioner.
Mr. Welsch described the proposal depicting that they removed the drive
up canopy and added a 25’ by 91’ high-bay storage and work room area.
Mr. Welsch advised the commission that the metal currently on the
building is bronze and the petitioner would like to paint it burgundy.
There are no changes to the parking lot. Trucks are unloaded with a fork
lift so there will not be any trucks backing up to the doors and when
the bike path is installed they will try to avoid any obstacles.
Mr. Purdy reviewed his letter dated 8-5-03:
1. Color renderings of the elevation drawings and building material
samples need to be presented to the Planning Commission for final site
plan review and approval.
2. A shared access agreement and easement with the property to the west
needs to be recorded and provided to the Township for final site plan
approval.
3. The proposed bike path material along Grand River Avenue must be
indicated in the site plan. The path should make a more gentle meander
or be located in future right of way. The path must be 8-foot wide and
constructed of concrete. He advised that the path should be located
between the sanitary sewer and overhead utilities.
4. A total of 10 additional trees or 38 shrubs are required on the site.
5. A hedge row is required to be planted across the front of the parking
lot.
6. Photometric grid should be provided for existing and proposed
lighting.
The Planning Commission did not think that a photometric grid was
necessary.
Mr. Miller reviewed his letter dated 7-17-03.
1. Genoa Township Resident Equivalent Users for a retail building is
designated as 0.15 REU per 1,000 sq. ft. The total square footage of the
Classic Carpet facility is 6265 square feet. Using this calculation,
this development yields 1 REU. There should be no additional fees
required for water and sewer.
A call to the public was made at 8:02 p.m.
The call to the public was closed at 8:03 p.m.
Moved by Figurski, seconded by Litiogot to recommend to the Township
Board approval of the impact assessment dated 6-25-03 for a proposed
(Classic Carpet) renovation and 2,875 sq.ft. storage addition to
existing facility located at 2650 E. Grand River, Sec. 6 petitioned by
Henry T. Kuderko with the following condition:
1. Actual hours of operation and days shall be included in the revised
impact assessment.
The motion carried unanimously.
Moved by Mortensen, seconded by Cahill, to approve disposition to
Township Board regarding the sketch plan dated May 22, 2003 for a
proposed (Classic Carpet) renovation and 2,875 sq. ft. storage addition
to existing facility located at 2650 E. Grand River, Sec. 6, petitioned
by Henry T. Kuderko with the following conditions:
1. Township Board approval of the impact assessment.
2. Building materials are acceptable and will become Township property.
3. Bike path will meander to avoid obstructions, will coordinate with
the property to the east and will be subject to the approval of the
Township staff.
4. Township will receive a copy of the shared access agreement.
5. Up to 10 additional trees will be added subject to coordination with
the property to the east. This requirement may be altered by Township
staff.
6. A hedgerow will be provided along Grand River Avenue.
7. Lighting will meet Township ordinance with cut-off fixtures and foot
candles at property lines.
8. Dumpster enclosure will match the building.
9. Dust control measures will be used during construction and added to
the site plan.
10. Signage will meet the Township ordinance.
The motion carried unanimously.
OPEN PUBLIC HEARING #3…Review of site plan application, site planned
environmental impact assessment for proposed 6,622 sq.ft. Restaurant (Bennigans)
locate on the corner of Grand River Ave. and Latson Road within the
Livingston Commons PUD, Sec. 5, petitioned by LaBelle Management. (PC
03-18)
· Planning Commission disposition of petition
A. Recommendation regarding impact assessment.
B. Recommendation regarding site plan.
Mr. Brad Hansen of LaBelle Management and Mr. Gary Bartow of Bartow
and King were present to represent the petitioner.
Mr. Hansen advised that the petitioner is working on sharing parking to
increase landscaping and buffers, they are proposing a V-shaped sign on
the corner of Grand River Avenue and Latson Road. The dumpster enclosure
and the shed are of brick construction. They have also relocated the
building on the site to increase evergreens to screen the back delivery
area.
The commissioners agreed that they prefer the “goose neck” lighting on
the awning instead of what the petitioner has proposed.
Commissioner Litogot questioned the outdoor speakers. Mr. Hansen advised
that the speakers are only for music as you enter the building.
Mr. Purdy reviewed his letter dated 8-5-03.
1. Color building elevations and sample building materials should be
presented to the Planning Commission for approval.
2. The site plan proposes to share parking with the Wal-Mart overflow
parking lot, the Planning Commission has the discretion to approve this
as part of the PUD.
3. A shared access agreement and easement with the property to the west
needs to be recorded and provided to the Township.
Mr. Miller reviewed his letter dated 8-7-03.
1. The right-of-way shown on the drawings for Grand River Avenue is 140
feet, however, the impact statement stated the right-of-way is 100 feet.
The right-of-way in this area should be verified and shown correctly on
the plans and in the impact statement.
2. The petitioner should provide calculations for the runoff coefficient
for the proposed site plan to assure consistency with overall PUD plan.
3. The PUD Residential Equivalent Users table for a restaurant with
liquor license is 2.5 REU’s per 1,000 square feet of building. Using
this calculation, this development yields 17 REU’s. Water and sewer fees
should apply accordingly.
4. All construction activities located in the right-of-way may require
approval from the Michigan Department of Transportation and the
Livingston County Road Commission.
A call to the public was made at 8:50 p.m.
The call to the public was closed at 8:51 p.m.
Commissioner Litogot stated that the landscaping needs to be irrigated.
Petitioner agreed.
Moved by Litogot, seconded by Mortensen to recommend to the Township
Board approval of the impact assessment dated 6-27-03 for proposed 6,622
sq. ft. restaurant (Bennigans) located on the corner of Grand River
Avenue and Latson Road within the Livingston Commons PUD, Sec. 5,
petitioned by LaBelle Management with the following notations:
1. That on page 4, the music speaker sentence be removed.
2. Page 6, traffic should be changed to 140.
The motion carried unanimously.
Moved by Mortensen, seconded by Cahill to recommend to the Township
Board approval of the site plan dated June 2003 for proposed 6,622 sq.ft.
Restaurant (Bennigans) located on the corner of Grand River Avenue and
Latson Road within the Livingston Commons PUD, Sec. 5, petitioned by
LaBelle Management with the following conditions:
1. Township Board approval of the impact assessment.
2 Developer for Bennigans will provide authority to speak for the
developer.
3. Elevations and building samples area acceptable and will become
Township property.
4. 111 on site parking area and 13 overflow off site parking area
approved subject to obtaining shared access and overflow agreements from
developer.
5. Lighting will be downward directed fixtures. It should be noted that
the Planning Commission would be supportive of backlit lighting if
additional detail can be provided showing restaurants that use it in the
adjacent PUD to the North.
6. Dumpster enclosure will be brick and match the main building.
7. No outside music or loud speakers will be permitted.
8. REU calculation will be 17.
9. All construction activities within Right-of-way will receive approval
from Michigan Department of Transportation and the Livingston County
Road Commission.
10. Roof top equipment will be screened in all directions.
11. Landscaping will be irrigated.
12. Dust control measures will be added to the site plan.
The motion carried unanimously.
Moved by Figurski, supported by Litogot, to approve the minutes of July
23, 2003. The motion carried unanimously.
Member Discussion
The meeting adjourned at 9:13 p.m.
Submitted by: Amy Ruthig
Approved by: Barbara Figurski, Secretary
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