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Planning Commission Meeting
June 28, 2004
AGENDA
OPEN PUBLIC HEARING # 1…Review of site plan application, site plan, and
environmental impact assessment for proposed 30,000 sq. ft. Cancer
Center addition to existing Woodland Health Center, located in Sec. 13,
along the north side of Grand River Ave. between Hacker and Euler Rd,
petitioned by St. Joseph Mercy Health System. (PC 04-11)
Planning Commission disposition of petition
A. Recommendation regarding impact assessment.
B. Recommendation regarding site plan.
OPEN PUBLIC HEARING # 2…Review of sketch plan application, sketch plan,
and environmental impact assessment for proposed site lighting and
landscaping modifications to an approved site condominium plan for the
Copperleaf Subdivision located in Sec. 34, on the north side of
Cunningham Lake Road, petitioned by The Terra Land Group, LLC., and
Gordon Builders. (PC 04-12)
Planning Commission disposition of petition
A. Recommendation regarding impact assessment.
B. Disposition of sketch plan.
OPEN PUBLIC HEARING # 3…Review of special use application, site plan,
and impact assessment for proposed Dr. Schneider Automotive Systems,
Inc. located in the Brighton Industrial Center at 5775 Brighton Pines
Court, Sec.15, petitioned by Dr. Schneider Automotive Systems, Inc. (PC
04-14)
Planning Commission disposition of petition
A. Recommendation regarding special use.
B. Recommendation regarding impact assessment.
C. Recommendation regarding site plan.
OPEN PUBLIC HEARING # 4…Review of sketch plan application, sketch plan,
and environmental impact assessment for existing 10,000 sq. ft. building
located at 895 Grand Oaks Drive, Sec. 5, to be used as an antique store
and art gallery, petitioned by Sarah M. Cross. (PC 04-15)
Planning Commission disposition of petition
A. Recommendation regarding impact assessment.
B. Disposition of sketch plan. 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, Curt Brown, Mark Snyder, Teri Olson and Dean
Tengel. Also present was Kelly Kolakowski, Township Planner; Jeff Purdy
and Tom Dabareiner 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 7:05 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 with the following changes:
1. Agenda Item #3 will have the following
removed:
a. Item C. Recommendation regarding site
plan.
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 7:06 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 30,000 sq. ft.
Cancer Center addition to existing Woodland Health Center, located in
Sec. 13, along the north side of Grand River Ave. between Hacker and
Euler Rd, petitioned by St. Joseph Mercy Health System. (PC 04-11)
Planning Commission disposition of petition
A. Recommendation regarding impact assessment.
B. Recommendation regarding site plan.
Mr. Wayne Perry of Desine, Inc. was present to represent the
petitioner.
Mr. Perry gave a review of the approved Conceptual PUD Plan
specifically referencing what was approved in the PUD, what has been
completed and how the proposed addition fits in with the overall plan.
He explained that they are proposing a 30,000 square feet addition to
the existing building and an expansion of the parking by 120 spaces.
Commissioner Mortensen questioned whether or not the plans for the
balance of the phases will be different than what was conceptually
approved. Mr. Perry indicated that at this point they don’t know. The
office and medical buildings in the conceptual plan were shown as
building envelopes.
Commissioner Mortensen questioned if the parking for the proposed
addition matches what was shown on the conceptual plan. Mr. Perry stated
that it is the same.
Chairman Pobuda questioned if the height of the addition will match
the existing building. Mr. Perry indicated that the rooflines will be
the same with the exception of the proposed treatment area in the rear
of the building which is a single story.
Mr. Purdy reviewed his letter of June 16, 2004.
1. Planning Commission approval will be required for the building
architecture. The Commissioner’s agree that the architecture is
acceptable.
2. The Planning Commission may wish to require that the applicant
complete the sidewalk along Grand River Avenue. Mr. Perry stated
that they would prefer not to install the sidewalk now. When
required, the extension of the loop road will change the grading of
the hill which, if the sidewalk were installed now, would require
its removal. Commissioner Mortensen questioned at what phase of
development would the completion of the loop road occur. Mr. Perry
indicated that the loop road would be completed when the second
entrance from Grand River is installed. He anticipates the second
entrance will be required when the Ambulatory Health Center is
built-out. Commissioner Brown would like to set a deadline for the
completion of the sidewalk in case they decide not to expand. The
Commissioner’s agreed to set a deadline that the sidewalk be
installed within 3 years or the petitioner will be required to come
back to request an extension.
3. The cover sheet and landscape plan need to have consistent
sheet numbers. The petitioner indicated they will comply.
4. The Planning Commission can require the applicant to provide
an updated Traffic Count with the next phase of development.
5. The northeasterly parking space in the lot south of the
proposed addition needs to have dimensions consistent with other
spaces in the lot. The petitioner indicated they will correct the
inconsistency.
Mrs. Humphriss reviewed her letter of June 23, 2004.
1. The 28-foot wide driveway was approved in previous phases and
remains acceptable.
2. The existing detention pond has the capacity to accommodate
the proposed improvements.
3. The proposed addition yields 5 REU’s.
4. Construction plan review will be required for the proposed
water main and sanitary sewer additions.
The call to the public was made at 7:23p.m. with no response.
Moved by Figurski, seconded by Mortensen, to recommend to the
Township Board approval of the Impact Assessment dated May 10, 2004 for
a proposed 30,000 sq. ft. Cancer Center addition to existing Woodland
Health Center, located in Sec. 13, along the north side of Grand River
Ave. between Hacker and Euler Rd, petitioned by St. Joseph Mercy Health
System with the following conditions:
1. The attached Pollution Incident Prevention Plan, Tree Survey,
Traffic Study, Lighting Information and Storm Water Calculations are
included in the approval.
2. Page 5, Item F. - Police Protection is provided by the
Livingston County Sheriffs Department.
3. Page 5, Item F. - Fire Protection is provided by the Brighton
Area Fire Authority.
The motion carried unanimously.
Moved by Mortensen, seconded by Brown, to recommend to the
Township Board approval of the Site Plan dated June 4, 2004 for a
proposed 30,000 sq. ft. Cancer Center addition to existing Woodland
Health Center, located in Sec. 13, along the north side of Grand River
Ave. between Hacker and Euler Rd, petitioned by St. Joseph Mercy Health
System with the following conditions:
1. The building materials for the addition shall match those of
the existing building.
2. The sidewalk along Grand River Avenue will be constructed
concurrent with construction of the east entrance or by July 1st,
2007, whichever is earlier.
3. The cover sheet and landscape plan will have
consistent sheet numbers.
4. An updated Traffic Study will be required with
the next phase of the PUD development.
5. The northeasterly parking space in the lot
south of the proposed addition will have dimensions consistent with
other spaces in the lot.
6. Prior to the Township Board meeting, the
Township Attorney and Township staff will review the plans to
determine if an Amendment to the PUD is appropriate.
7. The REU’s have been calculated to be five (5)
by the Township Engineer.
8. Construction plan review will be required for
the proposed water main and sanitary sewer additions.
9. Dust control measures will be added to the site
plan.
The motion carried unanimously.
OPEN PUBLIC HEARING # 2…Review
of sketch plan application, sketch plan, and environmental impact
assessment for proposed site lighting and landscaping modifications to
an approved site condominium plan for the Copperleaf Subdivision located
in Sec. 34, on the north side of Cunningham Lake Road, petitioned by The
Terra Land Group, LLC., and Gordon Builders. (PC 04-12)
Planning Commission disposition of petition
A. Recommendation regarding impact assessment.
B. Disposition of sketch plan.
Aaron Tassell of Terra Land Group and David Holdwick
of Gordon Builders were present to represent the petitioners.
Mr. Tassell gave a presentation stating that they are
requesting a change in their landscaping and lighting plan. The changes
include 4 lights, a sign, brick walls and landscaping at the Cunningham
Lake Road entrance and 5 lights, a sign, brick walls, and landscaping at
the Eggert Place entrance. The original plan had little to no
landscaping at the entrances.
Chairman Pobuda questioned why they deviated from the
plan and made the changes without first requesting Township approval.
Mr. Tassell stated that it was an oversight on their part. They designed
the entrances after site plan approval.
Chairman Pobuda questioned when the lights were
installed. Mr. Tassell indicated that they were installed in September
2003. Chairman Pobuda asked when the lights were turned on. Mr. Tassell
responded in late fall 2003.
Chairman Pobuda asked if the fixtures are the same as
what was originally approved. Mr. Tassell stated that they are the same
fixtures.
Mr. Purdy reviewed his letter dated May 26th, 2004.
The intent of the approved site plan was to provide
uniform lighting throughout the development, not clustered at the
entrances. The current request raises concern regarding the lack of
light internal to the development.
Chairman Pobuda questioned the footcandle amounts. Mr.
Purdy replied that the existing lighting exceeds 1 footcandle at the
property line. Mr. Tassell noted that the revised plans involve changing
the fixture and bulb to reduce the footcandles.
Commissioner Mortensen questioned the level of the
footcandles with the changed fixtures. Mr. Tassell replied that the
changed fixtures produce a footcandle level of 0.2 at the property line.
Mr. Purdy advised that it appears that they are
proposing to reduce the intensity of the lights by adding internal
reflectors to help direct the light. This will reduce the impact of the
lights at the entrances however, he is still concerned regarding the
lack of lighting at the interior intersections. Mr. Tassell stated that
they would be happy to add lighting to the interior intersections if the
Planning Commission would like to see them.
Chairman Pobuda questioned if there would be any
lighting on the homes. Mr. Holdwick responded that there would be
typical coach lighting on the homes that would be operated by individual
homeowners. Other than what’s proposed at the entrances, there will be
no other automatic lighting.
Mrs. Humphriss stated that they have no outstanding
issues.
Commissioner Mortensen asked what the cost of removing
the lights would be. Mr. Tassell stated that it would cost $600.00 per
light to retrofit the lights. To remove the lights it will cost $23,000;
$10,000 for the lights and $13,000 for site work.
Commissioner Mortensen questioned if the lights will
light up the sky. Mr. Tassell stated that they would install reflectors
in the lights to direct the light downward.
Commissioner Brown questioned if the lights have
already been changed. Mr. Tassell replied that the fixtures have not
been changed. They received a violation letter from the Township in
February and they have been turned off since.
Mr. Holdwick stated that they have had a vandalism
problem in the development. The lights have helped to deter the vandals
when they are on. There has been vandalism of the entrance sign and
landscaping since the lights have been turned off.
Chairman Pobuda questioned if the Cunningham Lake Road
entrance lights have been on and if the gates have been closed. Mr.
Holdwick replied that those lights have remained on and that the gates
have been closed at night because they have had a problem with people
dumping.
Commissioner Tengle questioned why they installed 5
lights instead of the 2 at the Eggert Place entrance. Mr. Holdwick
responded that it was because of the schematics of the landscaping. They
concentrated the landscaping at that entrance therefore they also
concentrated the lighting in that area.
The call to the public was made at 7:48p.m.
Mrs. Rona Szydzik of 5714 Eggert has lived there for 7
years. None of these lights were approved and they should be removed.
They are ten feet tall and shine into the neighboring houses and
bedrooms. They will be on everyday. If these lights are approved, the
Planning Commission will be setting a precedent for developers to be
able to deviate from their approved site plan and then seek approval
after the fact. She would like to see all the fixtures and the spotlight
on the sign removed.
Mr. George Otto of 5330 Pine Lake Drive is concerned
about the lights on Cunningham Lake Road. When you are driving down the
road it goes from pitch black to bright lights to pitch black and this
causes a problem because you can’t see oncoming traffic after you pass
the lights.
Mr. Floyd Oldford of 5579 Mountain Drive stated that
the lights at Eggert Place are like 5 beacons shining into his house.
When he bought his home he liked the fact that it was dark and he could
see the stars. If the intensity of the lights is reduced and it no
longer affects him, he would be satisfied.
Mr. Bob Herbst of 5390 Mountain Drive can see the glow
of the lights through the trees when they have no leaves. Cunningham
Lake Road was supposed to be the main entrance, instead they are
directing everyone through Mountain Drive creating a traffic concern. He
questioned what is the main entrance to the subdivision and which
entrance are they promoting as the main entrance. He likes the darkness
of this area. He understands the importance of lights at intersections,
but not 5 lights at one location.
Ms. Jan Fultz of 5571 Mountain Drive can see the
lights. There is no need for the lights, the landscaping is enough to
distinguish themselves.
Mr. Gerald McNew of 5587 Mountain Drive stated that
they were approved for 6 and a major entrance at Cunningham Lake Road.
They deviated without the permission of the Township and now they want
you to approve those changes.
The call to the public was closed at 8:00p.m.
Chairman Pobuda questioned which of the entrances was
considered to be the main entrance. Mr. Holdwick replied that only
construction traffic was restricted to the Cunningham Lake Road
entrance.
Chairman Pobuda requested an explanation of the sign
lighting. Mr. Holdwick stated that the signs are illuminated with ground
mounted 300-watt floodlights. These lights are directed at the signs.
Mr. Tassell suggested that he could replace the
fixtures and the bulbs in an effort to show the neighbors the impact
once the changes are made. He also indicated that if the lights internal
to the development need to be provided, he would do so. Mr. Purdy
replied that he believes the internal lights should be provided.
Commissioner Mortensen questioned if the internal lights will increase
the footcandles. Mr. Purdy replied that they would not increase the
footcandles because they are interior to the development.
Commissioner Figurski read into the record the
following letters from residents:
1. John Scott and Delores Brauer of 5709 Eggert
Place live right next to the lights on Eggert and they are against
the lights in their current location. They endorse the original plan
that was approved by the Township.
2. G. C. McNew of 5587 Mountain Road expressed
that Terra Land Group must adhere to what was approved with no
lights at the Eggert Place border.
3. Jim Rowell of 5240 Mountain Road has lived
there 5 years. He moved there because it was a quiet, dark
neighborhood. He is against the proposed amendment.
4. Vernon Boyajian of 5421 Mountain Road is
against the proposed amendment to the site plan. The lights do not
lend themselves to their neighborhood. There are no streetlights on
Mountain Drive and the concentration of lights at Eggert is
excessive.
Commissioner Brown questioned if they were planning on
changing the fixtures at the Cunningham Lake Road entrance. Mr. Tassell
stated that they were not planning on it, but they will if the
Commission wants.
Commissioner Brown stated that he believes it is a
good idea to table this item to have the petitioner change out the
existing fixtures so that the residents of the area can see their
impact.
Chairman Pobuda questioned how long it would take to
have the lights changed. Mr. Tassell indicated that it would take 4 to 6
weeks.
Chairman Pobuda suggested that they come back in
August after the lights have been changed and include the addition of
the interior lights in their request.
Commissioner Mortensen advised that even if they
change the lights there remains the possibility that they may be
unacceptable.
Chairman Pobuda questioned if the color and
illumination of the proposed lights will be similar to those at Oak
Pointe. Mr. Purdy replied that they are proposing metal halide, which is
a white light rather than a yellow light.
Commissioner Tengle noted that he has not heard a
compelling reason to approve any changes to the plan. He is not in favor
of the change.
Commissioner Figurski stated that she agrees with Mr.
Tengle. We spend a lot of time going through these and then they change
and ask us to approve the changes.
Commissioner Brown noted that he looks at this
differently because he feels that if they would have come to the
Commission before installing the lights and if the lights conformed to
the ordinance he would have supported the changes.
Moved by Mortensen, seconded
by Figurski to table to the August 23, 2004 meeting the request for the
proposed site lighting and landscaping modifications to an approved site
condominium plan for the Copperleaf Subdivision located in Sec. 34, on
the north side of Cunningham Lake Road, petitioned by The Terra Land
Group, LLC., and Gordon Builders so the petitioner can make the changes
to the lighting so the residents and Commissioners can see their impact.
The motion carried (Tengle – no; Brown – yes;
Mortensen – yes; Figurski – yes; Pobuda – yes; Olson – yes; Snyder –
yes).
OPEN PUBLIC HEARING # 3…Review
of special use application, site plan, and impact assessment for
proposed Dr. Schneider Automotive Systems, Inc. located in the Brighton
Industrial Center at 5775 Brighton Pines Court, Sec.15, petitioned by
Dr. Schneider Automotive Systems, Inc. (PC 04-14)
Planning Commission disposition of petition
A. Recommendation regarding special use.
B. Recommendation regarding impact assessment.
Mr. Brian Demming of Arcadis and Ms. Lori Bianco
of Dr. Schneider were present to represent the petitioner.
Ms. Bianco gave a brief overview of the operations of
Dr. Schneider. Dr. Franz Schneider International is the parent company
which is privately held in Germany. Dr. Schneider manufactures interior
automotive trim components; mainly, the vent components for the cockpits
of higher-end vehicles. Overall, Dr. Schneider employs 1800 employees
and they are looking at the Genoa site as the location for their North
American Headquarters. The Genoa Township location will employ 70-80
people and will be used to supply Daimler Chrysler with parts for the
M-Class Mercedes.
Mr. Demming indicated that both of the Special Use
Permits requested for this location are required for the paint shop
operations within the facility. He stated that there will not be a
constant use of water. Instead the tanks will be filled and used for a
period of time and then will be refilled. There will be a 1½” diameter
supply line to the paint chamber which has a 3200-gallon water tank.
This 3200-gallon tank will be filled once a year and it would take
approximately 2 hours to fill.
Commissioner Mortensen questioned if they use a
water-based paint. Mr. Demming replied yes.
Mr. Purdy reviewed his letter dated June 18, 2004.
1. The applicant needs to obtain an air quality
permit from the MDEQ. Mr. Demming indicated that this has been done.
2. The applicant provided the Pollution Incident
Prevention Plan (PIPP) on Friday and it is acceptable. Chairman
Pobuda noted that the PIPP incorrectly referenced the City of
Brighton instead of Genoa Township. Mr. Demming indicated that they
will correct those mistakes.
3. The Township Engineer needs to determine the
impact on water and sewer as a result of the proposed use.
4. The applicant should provide the Township
Engineer with information regarding the on-site industrial
pretreatment of waste discharges.
Mrs. Humphriss reviewed her letter dated June 23,
2004.
1. They are proposing to occupy the Uni-Boring
building which was approved in 2001.
2. The paint line emissions require a permit from
the MDEQ. This permit has been reviewed and is on file with the
Township.
3. The traffic produced by this use will be the
same as was planned for the original development.
4. It is good to hear that they will be using a
batch process for filling their water tanks, however the Township
will still need historic usage data to determine the number of REU’s.
5. The petitioner indicated in the PIPP that there
will be no industrial waste streams connected to the sanitary sewer
system.
The call to the public was made at 8:25p.m. with no
response.
Moved by Mortensen,
seconded by Figurski to recommend approval to the Township Board of the
special use permit to use water in a batch process for painting and for
the storage and use of hazardous materials for a proposed Dr. Schneider
Automotive Systems, Inc. located in the Brighton Industrial Center at
5775 Brighton Pines Court, Sec.15, petitioned by Dr. Schneider
Automotive Systems, Inc. with the following conditions:
1. All Federal, State, and Township regulations
and ordinances will be complied with. Particularly in regard to
noise and odor.
2. The Pollution Incident Prevention Plan shall be
approved by the Township Engineer and any other appropriate
governmental authorities.
3. Historical water usage data shall be provided
to the Township for REU calculations.
4. No industrial waste shall be connected to the
sanitary sewer.
5. Applicant will comply with the Fire Department
Letter dated June 21, 2004.
The motion carried unanimously.
Moved by Figurski, seconded
by Tengle to recommend to the Township Board approval of the Impact
Assessment for a proposed Dr. Schneider Automotive Systems, Inc. located
in the Brighton Industrial Center at 5775 Brighton Pines Court, Sec.15,
petitioned by Dr. Schneider Automotive Systems, Inc. with the following
conditions:
1. The Nutro paint line, MDEQ permits, and
Pollution Incident Prevention Plan are included with the approval.
The motion carried unanimously.
OPEN PUBLIC HEARING # 4…Review
of sketch plan application, sketch plan, and environmental impact
assessment for existing 10,000 sq. ft. building located at 895 Grand
Oaks Drive, Sec. 5, to be used as an antique store and art gallery,
petitioned by Sarah M. Cross. (PC 04-15)
Planning Commission disposition of petition
A. Recommendation regarding impact assessment.
B. Disposition of sketch plan.
Dale Cooper, representing the property owner and Sarah
Cross, representing the business operators were present to represent the
petitioner.
Mr. Cooper reviewed the proposal. The building has
been empty for 2 to 2½ years. Behind the building there is approximately
132 feet to the property line. One of the parking spaces will be
designated as a barrier free space. The drawing as submitted was reduced
therefore had lost its scale. Due to the nature of the business,
antiques and art, they do not need all the parking required in the
ordinance. If, at a later date, they do need additional parking, they
will come back to ask for the expansion. They hope to clean up the
neighborhood and make this building look nice. The applicant is looking
to sign a 3-year lease with the option to buy.
Commissioner Mortensen stated that he wished that we
had approached this item differently. He questioned if Planning
Commission approval was even necessary. The consultant letter is a bit
of overkill, perhaps the lighting issue is the only relevant item.
Mr. Purdy reviewed the key points from his letter
dated June 23, 2004.
1. The parking spaces they don’t need can be
deferred. They should have enough parking to handle their
business.
2. They need at least one barrier free parking
space.
3. One additional canopy tree should be added in
the front. Mr. Cooper agreed to add the tree.
4. The existing wall-pack flood lighting should
be changed to downward directed fixtures. Mr. Cooper stated that
he does not know what type of expense that would be. They have no
residential neighbors and would prefer to leave the lights.
Commissioner Mortensen stated that they will be shoebox, downward
directed lights unless another solution can be agreed upon with
Township staff.
The call to the public was made at 8:45p.m. with no
response.
Moved by Figurski, seconded
by Mortensen to recommend to the Township Board approval of the Impact
Assessment date received June 28, 2004 for an existing 10,000 sq. ft.
building located at 895 Grand Oaks Drive, Sec. 5, to be used as an
antique store and art gallery, petitioned by Sarah M. Cross with the
following conditions:
1. A hard copy of the sketch plan drawn to scale
will be provided to the Township Board.
2. The hours of operation will be added (9:00a.m.
to 6:00p.m. everyday except 9:00a.m. to 9:00p.m. on holidays).
The motion carried unanimously.
Moved by Mortensen, seconded
by Figurski to approve the sketch plan for an existing 10,000 sq. ft.
building located at 895 Grand Oaks Drive, Sec. 5, to be used as an
antique store and art gallery, petitioned by Sarah M. Cross with the
following conditions:
1. The parking currently provided on site is
sufficient. The Planning Commission approves the banking of any
additional parking.
2. One barrier free space will be provided.
3. One canopy tree will be added to the front
greenbelt.
4. The light fixtures will be replaced with
downward directed fixtures unless another option is determined by
staff to be acceptable.
5. All signage will conform to the ordinance.
6. All conditions of the Fire Department letter
dated June 22, 2004 shall be complied with.
The motion carried unanimously.
Moved by Figurski, seconded
by Mortensen to approve the minutes of June 14, 2004.
The motion carried unanimously.
Member Discussion
Chairman Pobuda noted that Conely Engines and
Enterprise Rent-a-Car appear to be in violation of the conditions of
their site plan approval.
The meeting adjourned at 9:05p.m.
Submitted by: Kelly Kolakowski, Planning Coordinator
Approved by: Barbara Figurski, Secretary
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