Paulette A. Skolarus, Genoa Township Clerk   

Planning Commission Meeting
August 23, 2004

AGENDA

OPEN PUBLIC HEARING # 1…Review of site plan application, site plan, and environmental impact assessment for proposed 26,868 sq. ft. addition to existing Cleary University at 3750 Cleary Drive, Sec. 5, petitioned by Cleary University. (PC 04-19)

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, James Mortensen, Barbara Figurski, Teri Olson, Dean Tengel, and Mark Snyder. Also present was Kelly Kolakowski, Township Planner; Tom Dabariener and Brian Borden from Langworthy, Strader, LeBlanc & Associates, Inc. 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 Figurski, seconded by Mortensen, to approve the Agenda with the following correction:

Agenda Item #1, Item B, will be changed to Disposition regarding site plan.

Agenda Item #2, Item B, will be changed to Disposition 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 7:02 p.m. Chairman Pobuda noted that the Board will not begin any new business after 10:00 p.m.

Mr. Jeffrey Haw, of Boss Engineering, Mr. Craig Zokas and Mr. Mike Baker of Schonsheck, Inc. were present to represent the petitioner.

Mr. Baker stated they are proposing to construct a new classroom facility for the university. It will be 27,000 square feet, have 8 partitioned classrooms, a multi-function space in the front, support space, computer lab, and a kitchen in the rear. They are also proposing to add additional parking. They will be replacing existing classrooms as well as prepare for future growth. They will be complying with all engineering standards and meeting stormwater detention requirements for the site.

He showed colored renderings and building materials.

Chairman Pobuda feels the building should be built using brick and not block. Mr. Baker stated efficiency with regard to construction, etc. is present with these types of materials. They are a very durable, cost effective alternative to brick.

Mr. Dabariener reviewed his letter of August 17, 2004.

1. There is a driveway shown on the plans south of Cleary Drive that does not exist and needs to be amended. The petitioner will correct this mistake.

2. The project requires a lot combination as the proposed building encroaches onto the adjacent property under the same ownership. The petitioner will comply with this request.

3. The Planning Commission may wish to require a photometric grid. Mr. Baker stated they are proposing to install new parking lot lighting as well as security lighting around the building. The fixtures are shielded and downward directed. Commissioner Mortensen does not feel a photometric grid is required. The applicant needs to meet the ordinance requirements.

Ms. Humphriss reviewed her letter of August 18, 2004.

1. All storm sewer manholes should be labeled and all rim elevations, pipe sizes, slopes, invert elevations, and pipe lengths should be shown on the plans. The petitioner will comply.

2. The proposed storm sewer catch basin details should be shown on the plans. The petitioner will comply.

3. If additional buildings are going to be served by the proposed 8-inch sanitary sewer, than ownership of this utility must be turned over to the Genoa-Oceola Sewer and Water Authority.

4. A minimum of four-feet of cover to the top of pipe must be provided for the proposed sanitary sewer lead. Mr. Haw has spoken to Ms. Humphriss and they will be shifting the pipe north to the high point of the parking lot and there will be an area of 60 feet that will have 3 ½ feet of cover and they will add foam insulation to this area. Ms. Humphriss stated this has been approved in the past. She added that if they can maintain the four feet of cover, then it is sufficient; however, she would like to see the plans again to review before it is presented to the Township Board.

The petitioner stated they will comply with the remaining points of Ms. Humphriss’ letter dated August 18, 2004.

Chairman Pobuda asked for clarification of greenbelts and landscaping on the site.

Mr. Baker stated they have met the ordinance with regard to landscaping. They are also planning to plant pine trees along the west side of the site to screen from Belle Tire. They will also be adding shrubs, etc, close to the building to compliment the site. Chairman Pobuda suggested that some additional trees or landscaping be added to the site to enhance it further. Commissioner Mortensen does not feel that more landscaping can be required above the ordinance. Mr. Baker noted that Cleary University does not want their building screened from Grand River. They want to meet the ordinance as well as allow visibility of the university.

The call to the public was made at 7:34 p.m. with no response.

Commissioner Figurski questioned the height of the building. The petitioner stated it is 40’ 4” to the peak of the cupola, which is within the ordinance.

Moved by Figurski, seconded by Tengel, to recommend to the Township Board approval of the Impact Assessment dated July 13, 2004 for a 26,868 sq. ft. addition to existing Cleary University at 3750 Cleary Drive, Sec. 5, petitioned by Cleary University. The motion carried unanimously.

Moved by Mortensen, seconded by Figurski, to approve the Site Plan dated August 4, 2004 for a 26,868 sq. ft. addition to existing Cleary University at 3750 Cleary Drive, Sec. 5, petitioned by Cleary University with the following conditions:

1.  The rendering and materials presented this evening are acceptable and will become the property of the Township.

2.  The plan will be revised prior to construction to eliminate the south driveways that no longer exist.

3.  Heating, A/C equipment on the roof will not be visible to the public.

4.  All landscaping will be irrigated.

5.  The two lots will be combined into one tax code and recorded prior to occupancy.

6.  The lighting will be within the Township Ordinance and will be downward directed and no greater than one footcandle from the property line.

7.  The requirement of the Howell Area Fire Department to install a “No Parking Fire Lane” sign will be complied with prior to occupancy.

8.  All proposed storm sewer manholes shall be labeled on the plan view and all rim elevations, pipe sizes, slopes, invert elevations, and pipe lengths should be shown on the plan.

9.  The proposed storm sewer catch basin details shall be shown on the plan.

10.  If additional buildings are to be served by the proposed 8-inch sanitary sewer, than ownership of this utility must be turned over to the Genoa-Oceola Sewer and Water Authority.

11.  The sanitary pipe will be relocated to achieve a four-foot depth. If there is less than four feet in any area, a landscaped berm will be installed over the area. Piping under the parking lot that is less than 4 feet in depth shall be insulated.

12.  All plans will be reviewed by Township Engineer before submittal to the Township Board.

13.  The Standard Sanitary Manhole detail should be specified as an eccentric type cone to comply with Township Standards.

14.  The MDOT cover designation for this structure should be “Q”, as MDOT no longer uses the “P” cover.

15.  The length and material for the proposed water line connecting to the proposed hydrant shall be shown on the plans.

16.  The proposed water line and hydrant on the east side of the proposed building will be owned and maintained by the Marion, Howell, Oceola, and Genoa Sewer and Water Authority and construction plans will be forwarded to the Township Engineer for reviewing and permitting for the publicly-owned water main.

17.  The permanent easement, a minimum of 25-feet wide, shall be provided for the publicly-owned water main.

18.  The Mueller Centrion 5” Stortz coupling should be removed and replaced with East Jordan 5” to comply with Township Standards.

19.  Dust control measures during construction will be added to the plans.

20.  The additional parking proposed on the plans is acceptable since it is Cleary University’s best judgement that it is required for present and future plans for this facility.

The motion carried unanimously.

Mr. Nick Palizzi of Lindhout Associates, Brian Biskner of B.F. Thompson P.C., and Jeff Perkins, the builder, were present to represent the petitioner.

Mr. Palizzi stated they are proposing a 2,400 square foot addition on the rear of the existing building for carpet storage. They will change the current delivery location from the front to the rear and side of the building. They will be replacing the current delivery door with a window that matches the existing round top one. It will be a 40 x 60 “box” with one sectional door and one man door and a unisex toilet inside.

They are proposing masonry on the entire extension and will try to match the colors of the existing building’s brick and vinyl siding. They require a more durable material for the extension than vinyl siding.

Mr. Dabariener stated this is a highly visible location and the ordinance states that expansion should match the existing structure. He feels that the brick could be found to match the existing. They would also like to see the vinyl siding continue onto the extension. Mr. Palizzi stated that in order to cut costs, they would comply with the Planner’s request, however, on the rear of the extension, they would put the brick and not the vinyl siding.

Commissioner Mortensen is concerned about how the finished extension is going to look from Grand River as well as the residential area. He feels the extension should match what is currently on all sides of the building. After a brief discussion the petitioner and all commissioners agreed.

Mr. Palizzi stated they will be adding a greenbelt along Grand River and one tree along Wildwood. There is an existing thick treeline and part of it will be removed to accommodate the addition. Commissioner Figurski recalls it being stated at the ZBA meeting that more landscaping will be added along the east side of the site. Mr. Dabariener stated that due to the thickness of the existing tree line on the east side, they would only need to add three trees at the Grand River corner as well as three along Wildwood, or the northwest corner.

Mr. Dabariener reviewed his letter of August 17, 2004.

1. The Planning Commission needs to approve the substitution of evergreen tress for canopy trees within the required greenbelt areas. These are sufficient for the Planner.

2. The dumpster enclosure detail needs to be revised to identify a decorative masonry enclosure. The petitioner will comply.

3. Manufacturers specification cut sheets need to be provided for the light fixture details. Mr. Palizzi stated they will comply with the request. All existing lights are being switched to a 75-watt bulb.

4. A photometric study may be required given the site’s proximity to residential uses and zoning. Commissioner Mortensen feels the petitioner’s meeting the ordinance is sufficient and a photometric grid should not be required.

Ms. Humphriss reviewed her letter of August 18, 2004.

1. The thickness of the lift of asphalt should be specified on the On-Site Paving and Conc. Curb details. Genoa Township requires a minimum thickness of 1 ½” for both the leveling and topping courses. The petitioner will comply.

2. The existing water service to the building should be shown on the plans. Mr. Haw pointed out where the tap is located. The plans will be revised and approved administratively.

The call to the public was made at 8:12 p.m. with no response.

Moved by Figurski, seconded by Tengel, to recommend to the Township Board approval of the Impact Assessment dated July 14, 2004 for a 2,400 sq. ft. addition to existing Lynch Carpets at 5205 E. Grand River, Sec. 10, petitioned by Donald and Mary Lynch and Steve Lynch with the following changes:

The motion carried unanimously.

Moved by Mortensen, seconded by Figurski, to approve the Site Plan for a 2,400 sq. ft. addition to existing Lynch Carpets at 5205 E. Grand River, Sec. 10, petitioned by Donald and Mary Lynch and Steve Lynch with the following conditions:

Exterior materials to match the existing building will be used , specifically vinyl and brick will be used on the southeast side of the building, and the northeast and northwest sides will be vinyl only. 

Landscaping will be revised to add three trees along Wildwood Drive and three additional trees in the southern corner visible by Grand River will be a mix of evergreens and canopy trees.

The Howell Area Fire Department requirements in their letter dated August 13, 2003 will be met.

The three ZBA variances granted regarding the front, side, and parking lot setbacks are noted.

The dumpster enclosures will be masonry.

Manufacturer specification cut sheets for the lighting will be provided to the Township Planner prior to issuance of an occupancy permit.

The light emission ordinance shall be met.

Dust control measures will be added to the construction plans.

The thickness of the asphalt will meet the Genoa Township Standards of a minimum of 1 ½” as shown on the plans.

Prior to issuance of land use permit, the plans will be revised to show the existing water service line.

The motion carried unanimously.

Mr. Bill Short of Huron Signs was present to represent the petitioner. He stated that the Ordinance allows two wall signs at the Planning Commission’s discretion. They inadvertently forgot to request the second sign at the time of original Site Plan approval. In addition to the sign on the Grand River frontage, they would like to request one on the Latson Road frontage. It is identical to the one granted. The depth of the sign is 10” for the head of Murray and 5” for the letters.

Commissioner Mortensen wanted to confirm that this sign, the other wall sign, as well as the monument sign are within the ordinance. Mr. Borden concurred; however, noted that it must be acceptable to the Planning Commission.

Mr. Borden also noted that their calculations for the sign are 95.625 square feet and the petitioner has stated it is less than that on the plans. Mr. Short will make this change.

The call to the public was made at 8:26 p.m. with no response.

Moved by Mortensen, seconded by Tengel, to approve the sketch plan for a 2nd wall sign at Murray’s Discount Auto Stores at 4030 E. Grand River, Sec. 4, petitioned by Murray’s Discount Auto Stores, Inc. with the following conditions:

• The sign as measured by the Township Planner will not exceed 100 square feet. 

• The details presented this evening insofar as the measurement and depth of the sign are acceptable and will become property of the Township.

The motion carried unanimously.

Moved by Figurski, seconded by Mortensen to approve the minutes of August 9, 2004. The motion carried unanimously.

Member Discussion

Ms. Kolakowski stated there will be a joint meeting on August 30th to discuss the proposed revised zoning ordinance.

Commissioner Mortensen requested an executive summary of the major changes. Ms. Kolakowski stated that Mr. Purdy has included that in the changes.

Commissioner Snyder asked what were involved in these changes. Mr. Kolakowski stated that one joint meeting was held; however, at a staff level, they have been constantly reviewing and noting inconsistencies with the ordinance and felt it was time where it was needed to be redone.

The meeting adjourned at 8:38 p.m.

Submitted by: Patty Thomas, Recording Secretary

Approved by: Barbara Figurski, Secretary

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