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Planning Commission Meeting
May 24, 2004
AGENDA
OPEN PUBLIC HEARING # 1…Review of site plan application, site plan, and
environmental impact assessment for proposed 18,000 sq. ft. multi-tenant
warehouse building located north of Grand River Ave., on the west side
of Pless Dr., Section 13, petitioned by Genoa Industrial, LLC. (PC
04-01)
Planning Commission disposition of petition
A. Recommendation regarding impact assessment.
B. Disposition of site plan.
OPEN PUBLIC HEARING # 2…Review of special use application, site plan,
and environmental impact assessment for proposed 14,400 sq. ft.
addition, and a 3,600 sq. ft. exterior canopy located at 1153 Grand Oaks
Drive, south of Grand River Ave. on the east side of Grand Oaks Drive,
Section 8, petitioned by Contracting Management Corp. (PC 04-09)
Planning Commission disposition of petition
A. Recommendation regarding special use.
B. Recommendation regarding impact assessment.
C. Recommendation regarding site plan.
OPEN PUBLIC HEARING # 3…Review of site plan application, site plan, and
environmental impact assessment for proposed 3,665 sq. ft. addition and
renovation to existing banquet facility located on the south side of
East Grand River, between Gray and Dorr Roads, Section 10, petitioned by
Mike Boggio. (PC 04-10)
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, Bill Litogot and Dean Tengel. Also present was Kelly
Kolakowski, Township Planner; Jeff Purdy from Langworthy, Strader,
LeBlanc & Associates, Inc. and Debra McAvoy and Tesha Humphriss 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 7:01 p.m.
The Pledge of Allegiance was recited and a moment of silence was
observed.
Moved by Litogot, seconded by Figurski, 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 7:02 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 18,000 sq. ft. multi-tenant
warehouse building located north of Grand River Ave., on the west side
of Pless Dr., Section 13, petitioned by Genoa Industrial, LLC. (PC
04-01)
· Planning Commission disposition of petition
A. Recommendation regarding impact assessment.
B. Disposition of site plan.
Mr. James Barnwell of Desine Engineering was present to represent the
petitioner. At the last Planning Commission meeting, there were some
architectural, landscaping, housekeeping, and Dumpster enclosure issues
with their plan. They have addressed these issues.
1. They have amended the landscape plan to add additional shrubs along
the fence between Brighton Electric as well as adding trees in the rear
and at the northeast corner.
2. The building has been changed to include 8 feet of scored block and
they have reduced the size of the garage doors. He showed samples of the
block.
3. The Dumpster enclosure will now be built of brick to match the
building.
Commissioner Figurski noted that the trees along Pless will not be able
to be planted until the drain field is abandoned. Mr. Barnwell confirmed
this; however, he does not know how long this will be.
Mr. Purdy stated that the Planning Commission needs to approve the
architecture and the location of the waste receptacle, which is located
within a required side yard setback. All Commissioners approved these
two items.
The Township Engineer has no outstanding issues.
The call to the public was made at 7:09 p.m. with no response.
Moved by Figurski, seconded by Litogot, to recommend to the Township
Board approval of the Impact Assessment dated May 4, 2004 for an 18,000
sq. ft. multi-tenant warehouse building located north of Grand River
Ave., on the west side of Pless Dr., Section 13, petitioned by Genoa
Industrial, LLC. The motion carried unanimously.
Moved by Litogot, seconded by Figurski, to approve the Site Plan dated
May 4, 2004, with revisions showed this evening, for an 18,000 sq. ft.
multi-tenant warehouse building located north of Grand River Ave., on
the west side of Pless Dr., Section 13, petitioned by Genoa Industrial,
LLC with the following conditions:
1. The Planning Commission approves the proposed architecture, building
materials, and colors.
2. The Planning Commission approves the waste receptacle enclosure
materials, size, and location.
3. There will be no outside storage of building materials, supplies,
unlicensed or licensed vehicles.
4. Dust control measures will be added.
The motion carried unanimously.
OPEN PUBLIC HEARING # 2…Review of special use application, site plan,
and environmental impact assessment for proposed 14,400 sq. ft.
addition, and a 3,600 sq. ft. exterior canopy located at 1153 Grand Oaks
Drive, south of Grand River Ave. on the east side of Grand Oaks Drive,
Section 8, petitioned by Contracting Management Corp. (PC 04-09)
· Planning Commission disposition of petition
A. Recommendation regarding special use.
B. Recommendation regarding impact assessment.
C. Recommendation regarding site plan.
Ms. Kelly Crannell of Boss Engineering, the Project Manager, Mr. Beebe,
the president of Highland Engineering, and Scott Heff, the architect,
were present to represent the petitioner.
Ms. Crannell stated they are proposing to build a 14,400 square foot
addition to the existing building. They are proposing to add additional
detention due to the increased impervious area and would like to add a
third entrance to the site, which would alleviate some of the truck
traffic on Grand Oaks Drive. Trucks would then be able to enter and then
back up on the site.
Commissioner Litogot questioned what the canopy will be used for. Mr.
Beebe stated they make water treatment equipment for the Department of
Defense and they need to operate the equipment to test it and this needs
to be done outside. They will also use it for short-term storage of
scrap materials.
Mr. Purdy reviewed his letter of May 18, 2004.
1. The Planning Commission needs to approve the building architecture
and building materials. The petitioner did not have sample building
materials, but will match all architecture and materials on the current
building. All Commissioners approved.
2. The Planning Commission needs to approve the third driveway. Mr.
Purdy stated the Township tries to limit access points to a site.
Chairman Pobuda asked how often the business receives deliveries. Mr.
Beebe stated approximately two to three times a day. All Commissioners
approved the third driveway.
3. Five of the required canopy trees have been substituted for
ornamental trees; however, the Planning Commission can approve the
substitution. Ms. Crannell stated the landscape architect spoke to Ms.
Kolakowski and she felt the substitution was satisfactory. All
Commissioners agree.
Ms. Humphriss reviewed her letter of May 19, 2004.
1. The Livingston County Drain Commission requires a minimum of one-foot
of freeboard over the water elevation on a detention pond and the
petitioner is proposing a .05-feet freeboard. Ms. Crannell stated there
are still two points of relief before the detention system would ever
get to the building. They feel the .05-feet of freeboard is adequate.
She has received the Drain Commissioner’s comments and they did not
address this. She added that they will address all of the Drain
Commissioner’s concerns in his letter. Ms. Humphriss stated that if the
Drain Commissioner approves this, then she would agree. Chairman Pobuda
questioned if Ms. Humphriss has seen the Drain Commissioner’s letter.
Ms. Humphriss stated she received it today and he did not address this
issue due to the fact that he needed other calculations first.
2. The petitioner should modify the proposed storm sewer pipe on the
east side of the addition from 10 inches to 12 inches. The petitioner
will comply.
3. The inverts of the proposed storm sewer should be added to the plans.
The petitioner will comply.
4. The proposed lawn slope east of the retention pond between the
proposed fence and retaining wall exceeds the maximum slope of 1:4. The
petitioner is proposing a 1:3 slope. Ms. Crannell stated there is a
large slope elevation at the property line and the proposed building.
They can control this slope with an erosion blanket such as a mulch
blanket or sod. Ms. Humphriss feels this is acceptable.
5. A minimum casing pipe of 20 inches should be installed around the
6-inch water main to ensure enough room is allowed between the proposed
water main and the casing pipe. The petitioner will comply with this
request.
6. The petitioner should provide a minimum of a 25-foot-wide easement
for maintenance of the proposed water main to the additional hydrant.
The petitioner will comply.
Ms. Humphriss asked for the petitioner to address the Drain
Commissioner’s letter dated May 20, 2004. Ms. Crannell stated they
received the letter today and have not addressed the issues at this
point. She advised they would work with the Drain Commissioner and they
request that if approval is recommended this evening, it could be
conditioned upon their compliance with the Drain Commissioner. Chairman
Pobuda advised that if the Drain Commissioner suggests major changes or
recommendations, it may change the way the site is laid out. Ms.
Crannell stated she had a pre-planning meeting with the Drain
Commissioner and their comments did not seem to get communicated to the
person that wrote the review letter. If there were major changes, they
would need to return to the Planning Commission for site plan approval.
Ms. Humphriss read the Drain Commissioner’s letter and Ms. Crannell
reiterated that they will work with the Drain Commissioner to satisfy
their concerns. She asked the Planning Commission to make their approval
conditioned upon approval from the Drain Commissioner.
Mr. Beebe stated they are very busy and would like to go forward with
this addition. Ms. Kolakowski stated that if the petitioner was tabled
this evening, they could return to the Planning Commission in two weeks
and still be on the Township Board’s agenda on June 21st.
Moved by Litogot, seconded by Figurski, to table the request for a
14,400 sq. ft. addition, and a 3,600 sq. ft. exterior canopy located at
1153 Grand Oaks Drive, south of Grand River Ave. on the east side of
Grand Oaks Drive, Section 8, petitioned by Contracting Management Corp.
so the petitioner can provide information needed and address the issues
of the Township Engineer and Livingston County Drain Commissioner. The
motion carried unanimously.
OPEN PUBLIC HEARING # 3…Review of site plan application, site plan, and
environmental impact assessment for proposed 3,665 sq. ft. addition and
renovation to existing banquet facility located on the south side of
East Grand River, between Gray and Dorr Roads, Section 10, petitioned by
Mike Boggio. (PC 04-10)
· Planning Commission disposition of petition
A. Recommendation regarding impact assessment.
B. Disposition regarding site plan.
Mr. Michael Boggio, the project architect, and Mr. Simon Thomas, one of
the owners of Crystal Gardens, were present to represent the petitioner.
Mr. Boggio stated Mr. Thomas has purchased the existing Lakepointe Manor
facility and is planning a major renovation. He showed colored
elevations and building material samples. They will not be making any
changes to the entrance to the site on Grand River and current parking;
however, they will be adding landscape islands in front of the new
entrance. They will also be enhancing the landscaping and paving around
the building. The addition will consist of only 3,000 square feet and
will consist mostly of the entranceway. They showed colored pictures of
the inside of Mr. Thomas’ other facilities. This will be an upscale
banquet hall and entertainment complex.
Mr. Thomas stated he will do a major transformation of the facility to
bring it up to the level of service they want to provide. They will be
hosting weddings, business functions, conferences, and Vegas-style
entertainment once a month.
Chairman Pobuda questioned the capacity of the building. Mr. Boggio
stated it holds 800 to 900 people when all of the rooms are broken down
and used as one. Chairman Pobuda questioned how this affects the
parking. Mr. Purdy stated there are 500 parking spaces on the site, so
this is satisfactory. Mr. Boggio stated they did a parking tabulation.
There are currently 508 spaces. They will be removing 28 in favor of
landscaping. They could still accommodate the visitors and 40 employees.
This is taken from the ordinance as well as the history from other
facilities.
Chairman Pobuda questioned if the entrance could handle that amount of
traffic. Ms. Huntley stated it is a standard 30-foot wide entrance and
is sufficient.
Commissioner Litogot questioned the proposed building sign. Mr. Boggio
stated they are proposing two freestanding signs and no building signs.
They will remove the existing sign and place a new sign, which will be
over what the ordinance allows. The ordinance allows a 100-square foot
wall sign and a 72-square foot ground sign and they are proposing a
108-square foot ground sign and a 15-square foot entrance sign for a
total of 123 square feet, which is under the ordinance. The road sign is
15 feet high on a two-foot berm. They are proposing a colored,
changeable “TV-screen-type” sign. Mr. Purdy stated the Planning
Commission cannot approve a sign that is larger than the ordinance
allows. ZBA approval would be required. He added that electronic
changeable message signs are not allowed in the Township by ordinance.
Also, the second freestanding sign is not allowed. Mr. Boggio stated he
thought the Planning Commission had flexibility with regard to signage.
They are actually less square footage than the ordinance allows. The
second sign is a six-foot high sign by the entrance. Ms. Kolakowski
stated the Planning Commission can approve a 10 percent increase in size
for the entrance sign, which would be a total of 79-square feet. The
petitioner would like that approval and will change the second sign to a
wall sign.
Mr. Purdy reviewed his letter of May 18, 2004.
1. Any rooftop equipment must be screened. The petitioner will comply
with screening the equipment from Grand River.
2. A five-foot wide concrete sidewalk is required along Grand River. The
petitioner will comply.
3. Five additional parking lot trees need to be provided. Mr. Boggio
stated they have enlarged one of the landscape islands near the entrance
and added trees to that area. This is sufficient per Mr. Purdy.
4. The light fixtures should be metal halide. Mr. Boggio stated the
lights are currently metal halide, except for one on the back of the
building, which will be changed.
Ms. Humphriss reviewed her letter of May 19, 2004.
1. The petitioner should install a spill out curb and gutter to direct
storm water away from the proposed sidewalk and provide adequate
conveyance to the storm sewer system. They have made that change on
their plans.
2. A gate valve should be added to the proposed water main after the
tapping sleeve at the existing water main. The petitioner will comply.
3. The water lateral detail and proposed material should be shown on the
plans. The petitioner will comply.
4. The scale of the length of the proposed water main is not correct.
They will comply with this request.
5. The petitioner should provide invert elevations at the water main and
storm sewer crossing as well as at the water main and sanitary sewer
crossing to ensure the minimum 18 inches of vertical separation. The
petitioner will comply.
6. The position of the additional fire hydrant does not meet the
250-foot hydrant coverage requirement. The petitioner should provide an
additional hydrant to meet this requirement. Mr. Boggio stated they have
approval of this from the Fire Chief. He asked that the one hydrant be
placed where it is proposed as the entire building is sprinkled. Ms.
Huntley stated that she understands that the fire department is
approving this; however, if there is a fire and the building burns and
the Township approves this site plan, the Township could be liable. The
petitioner will add an additional fire hydrant.
7. A hydrant detail should be provided. The petitioner will comply.
8. The petitioner should provide a minimum 25-foot wide setback for
maintenance of the proposed water for the fire hydrant. The petitioner
will comply.
9. The abandonment of the well must be completed in accordance with the
rules and regulations of the Livingston County Health Department. The
petitioner will comply.
Commissioner Figurski questioned what is being approved with regard to
the signage. A 15-foot high and 12-foot wide from ground level (not on a
berm) entrance sign without the electronic portion is being approved. A
sign with a maximum of 79-square-feet is allowed.
Mr. Boggio questioned if only the face of the sign is changed, could it
structurally stay as it is. Ms. Kolakowski stated that if the structure
of the sign is not changed, then it can remain; however, the new panels
would need to be approved.
The call to the public was made at 8:21 p.m. with no response.
Moved by Figurski, seconded by Litogot, to recommend to the Township
Board approval of the Impact Assessment for a 3,665 sq. ft. addition and
renovation to existing banquet facility located on the south side of
East Grand River, between Gray and Dorr Roads, Section 10, petitioned by
Mike Boggio, with the following conditions:
1. Dust control measures shall be added.
2. Hours of operation and number of employees shall be added.
The motion carried unanimously.
Moved by Litogot, seconded by Figurski, to approve the Site Plan for
3,665 sq. ft. addition and renovation to existing banquet facility
located on the south side of East Grand River, between Gray and Dorr
Roads, Section 10, petitioned by Mike Boggio, with the following
conditions:
1. Planning Commission approves the building architecture, materials,
and colors.
2. All rooftop equipment will be screened on the north and west sides of
the building.
3. A five-foot wide concrete sidewalk will be installed along Grand
River inside the Right of Way.
4. The proposed sign will not exceed 75-square-feet and shall be 15 feet
high at road grade
5. No electronic message board shall be installed on the sign.
6. Petitioner will comply with the conditions of Tetra Tech’s letter
dated May 19, 2004.
7. The second freestanding sign will be replaced with a wall sign and
shall comply with Township ordinance.
8. An additional hydrant will be installed to meet the 250-foot minimum
radius to meet all points on the building.
9. Dust control measures shall be added to the plans.
10. All landscaping shall be irrigated.
11. Outside music will be allowed at the entrance provided the volume
will be low enough where it will not be heard at the property line.
The motion carried unanimously.
Moved by Figurski, seconded by Tengel to approve the minutes of May 10,
2004. The motion carried unanimously.
Member Discussion
Moved by Figurski, seconded by Tengel, to recognize Bill Litogot for his
18 years of service on the Planning Commission. The motion carried
unanimously.
Commissioner Figurski stated the landscaping on the Kil’s site has not
grown and the grass needs to be mowed. Also, there are a lot of large
signs in the right of way in front of Country Corners.
Chairman Pobuda noted that the Right of Way in front of the Great Escape
needs to be mowed.
Mr. Purdy advised that private, parochial, and charter schools will now
be exempt from any local regulations with regard to buildings or zoning.
The meeting adjourned at 8:45 p.m.
Submitted by: Patty Thomas, Recording Secretary
Approved by: Barbara Figurski, Secretary
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