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Planning Commission Meeting
Jan. 10,
2005
AGENDA
OPEN PUBLIC HEARING # 1…
Review of a preliminary site plan application,
site plan and environmental impact assessment for a proposed 96 unit
condominium development located at the north-east intersection of
Chilson Road and the Chesapeake & Ohio Railroad line. Sec. 6, petitioned
by Bayfield Homes of Howell, Inc. (PC 05-03)
Planning Commission disposition of petition
· Recommendation regarding preliminary
impact assessment
· Recommendation regarding preliminary site
plan
MINUTES
The work session of the Planning Commission was
called to order by Vice-chairman Curt Brown at 6:30 p.m. The following
commission members were present constituting a quorum for transaction of
business: James Mortensen, Barbara Figurski, Curt Brown, Teri Olson,
Dean Tengel, and Mark Snyder. Also present was Kelly Kolakowski,
Township Planner; Brian Borden from Langworthy, Strader, LeBlanc &
Associates, Inc. and Tesha Humphriss from Tetra Tech, MPS.
Items scheduled for action during the regular session
of the commission were discussed.
By the end of the work session, there were no members
of the audience present.
The regular session of the Planning Commission was
called to order by Vice-Chairman Curt Brown at 7:00 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 7:02 p.m. Vice-Chairman Brown noted that the Board will not
begin any new business after 10:00 p.m.
Vice-Chairman Brown turned the meeting over to Ms.
Kolakowski for the Election of Officers. Ms. Kolakowski stated that
since it is the first meeting of the new year, the election of the
Chairman, Vice-Chairman, and Secretary need to be made.
Moved by Mortensen, seconded by Tengel to
re-elect Don Pobuda to Chairman, Curt Brown to Vice-Chairman, and
Barbara Figurski to Secretary. The motion carried unanimously.
Ms. Kolakowski turned the meeting back over to
Vice-Chairman Brown.
OPEN PUBLIC HEARING # 1… Review of a preliminary
site plan application, site plan and environmental impact assessment for
a proposed 96-unit condominium development located at the north-east
intersection of Chilson Road and the Chesapeake & Ohio Railroad line.
Sec. 6, petitioned by Bayfield of Howell, Inc. (PC 05-03)
Planning Commission disposition of petition
Recommendation regarding preliminary impact
assessment
Recommendation regarding preliminary site plan
Mr. Paul Van Doorne and Mr. Dave Zimmerman, the
developers of the property, and Mr. Raymond Donnelly, of RJD Surveyors,
were present.
Mr. Donnelly noted that this is a difficult site to
develop and there were some constraints that needed to be worked out. He
showed colored renderings and noted the surrounding zonings and uses.
He stated that in the title work, the Marion-Genoa
County Drain #3 easement was not shown. They only found out about this
when they read Ms. Humphriss’ letter. They have been working with the
Drain Commission to handle this issue. He noted that the drainage
easement allows for a 100-year storm. They are proposing to mitigate
their building on this easement by dredging deeper into an expanded
easement on its east side. At this point, the Drain Commission has
conceptually approved this. They have not done extensive plans at this
point as they wanted to come before the Planning Commission for
preliminary site plan approval first.
Commissioner Mortensen questioned if this is not
approved by the Drain Commission, would the entire project be abandoned.
Mr. Donnelly stated this would just affect the road and units that they
are proposing to construct inside the easement. He also asked if the
approval is granted, would it hinder the building of decks and patios on
these units. Mr. Donnelly stated it would not.
Mr. Donnelly stated he has spoken to Southwest Gas
Storage regarding their gas storage pipeline that is on the site as
well. He received a letter from their representative, T.L. Walter,
outlining their requirements for the crossing of utilities and roads on
their pipeline. They have altered their drawings to accommodate Mr.
Walter’s concerns. He added that they will be asking Southwest Gas
Storage to abandon their current access easement and will provide them
with another access to their pipeline for maintenance, etc.
They have met the concerns of the fire marshal’s
letter dated December 27, 2004, specifically the emergency access radius
and gate, fire lane signs, and relocation of fire hydrants.
Mr. Borden reviewed his letter of January 4, 2005. He
noted that this plan was reviewed based on the revised zoning ordinance
that will be in effect on Friday, January 14, 2005.
The petitioner will need to provide building
material samples for Planning Commission approval.
Since the rear of some of the buildings faces
Chilson Road and have a high visibility, he suggested having the
architecture and/or materials here be upgraded. Mr. Zimmerman
advised that the rear of all buildings will be 100% brick.
He recommended that Units 67/68 and 43/44 be
shifted so that the roadway does not end directly into the units,
which would cause car headlights to shine into the windows. Mr.
Donnelly would like to keep these intersections as proposed to
accommodate the setbacks that they would like to keep through the
site. Commissioner Tengel suggested having these units be slightly
higher so that the car headlights do not go directly into the
windows. All Commissioners and the petitioner agree with this
suggestion.
They suggest that sidewalks be added to both
sides of the streets and a 20-foot front yard setback is required
for the unit driveways from the sidewalk.
This lead to a lengthy discussion regarding
sidewalks. Commissioner Mortensen noted that at the staff meeting, it
was felt that sidewalks on both sides of the streets were not necessary.
Mr. Borden noted that the ordinance requires sidewalks when there is a
density higher than 2.5, which there is in with this plan, but the
requirement of them on both sides is the Planning Commission’s
discretion.
Mr. Donnelly reiterated that the site is very tight
and they will not be able to move the units to accommodate the 20-foot
front yard setback from the sidewalk. They have met the other required
setbacks.
Landscape details need to be provided on the
plans.
Commissioner Mortensen suggested allowing the
petitioner some relief with regard to the rear yard setback to allow for
the garages to protrude further from the front of the home,
approximately three feet. Mr. Donnelly feels this will help with some
units, but not others, especially the ones close to Chilson Road.
Commissioner Mortensen suggested having the garages protrude out on some
units, and not all.
Ms. Kolakowski stated that the Planning Commission
does not have discretion regarding the rear yard setback or the 20-foot
front yard setback from the sidewalk. Both of these items would require
ZBA approval.
Commissioner Mortensen suggested shortening the
greenbelt between the sidewalk and the curb from five feet to three
feet, which would allow for a five-foot sidewalk, and a 17-foot
driveway, which should accommodate most automobiles. Mr. Borden noted
that the ordinance allows for the elimination of sidewalks if another
extensive walking trail is provided throughout the site. Mr. Zimmerman
stated they can do an asphalt or crushed limestone pathway through the
development. He showed on the plans where it is proposed. All
Commissioners are agreeable to this suggestion.
Ms. Humphriss reviewed her letter dated January 4,
2005. Many of their review items will be addressed during the
construction plan approval; however, she did want to point out two
issues.
Permission from Panhandle should be obtained for
all proposed improvements within their easement.
The petitioner is proposing a
deceleration/acceleration lane and a passing lane taper on Chilson
Road at the site driveway, which is more than is required; however,
they will need to meet the Livingston County Road Commission’s
standards and permission will be needed from them prior to
construction.
Commissioner Figurski asked about the lighting. Mr.
Zimmerman stated they will be having coach lamps on either side of the
garages, which will be on photocells. There are some lights proposed for
the stone monument sign at the entrance.
The call to the public was made with no response and
was closed at 8:12 p.m.
Commissioner Olson advised the petitioner she feels
this is a nice project for this site.
Moved by Figurski, seconded by Tengel, to
recommend to the Township Board approval of the Preliminary Impact
Assessment dated December 1, 2004 for a 96-unit condominium development
located at the north-east intersection of Chilson Road and the
Chesapeake & Ohio Railroad line. Sec. 6, petitioned by Bayfield of
Howell, Inc. with the following conditions:
Dust control measures will be added
A draft of the condominium association Master
Deed and Bi-laws will be submitted at final site plan approval.
Subject to review by the Township Attorney.
The motion carried unanimously.
Moved by Mortensen, seconded by Tengel, to
recommend to the Township Board approval of the Preliminary Site Plan
for a 96-unit condominium development located at the north-east
intersection of Chilson Road and the Chesapeake & Ohio Railroad line.
Sec. 6, petitioned by Bayfield of Howell, Inc. with the following
conditions:
Approval shall be obtained from the County Drain
Commissioner regarding the proposed relocation of the drain easement
and that the effected properties will be able to have 10 x 14’ wide
decks.
The Southwest Gas Storage Company must agree, in
writing, to the site plan with regard to the road and utilities
crossing their easements, with such written documentation being
provided at the time of final Site Plan review.
The Southwest Gas Storage Company must agree, in
writing, to vacate the access easement, which will be replaced by an
easement by the developer to permit the gas company to have access
to its wellhead, and such easement will be recorded by the time of
final Site Plan submittal.
The conditions of the Howell Fire Marshall shall
be met.
Sidewalks as shown this evening will be
eliminated from the site plan, except for those shown along Chilson
Road. The pathway shown in red on the rendering presented to the
Planning Commission this evening will be expanded to tie into the
sidewalk on Chilson Road and will be constructed of crushed
limestone or asphalt.
The proposed building materials reviewed by the
Planning Commission this evening are acceptable. Brick will be used
on 100% of the rear of the buildings and will cover the entire
garage front, with the exception of the garage door, on one garage
of every duplex unit. The balance of the buildings will be vinyl
siding.
The wellhead easement will be fenced.
Shrubbery and plantings in the detention pond,
wellhead, and elsewhere will be shown on the final Site Plan and
will be consistent with the Township Ordinance. The Planning
Commission grants the developer to substitute evergreens in 50% of
the required greenbelt plantings.
The conditions noted in the Township Engineer’s
letter of January 4, 2005 will be complied with by the time of
construction plan submittal.
Dust control measures shall be added to the Site
Plan.
The motion carried unanimously.
Vice Chairman Brown advised the petitioner that this
is a nice development and the Township appreciates their flexibility.
Moved by Figurski, seconded by Mortensen, to
approve the minutes of November 22, 2004. The motion carried
unanimously.
Member Discussion
Commissioner Mortensen advised the Commissioners that
another water tower is going to be needed in the Township, at Oak
Pointe. This will be coming to the Planning Commission on February 14th.
He showed a colored picture of one of the possible choices of the
Township.
Ms. Kolakowski advised that the joint meeting will be
held on Wednesday, January 12.
There will be a public hearing
regarding the Master Plan.
Ms. Kolakowski advised that the Board did approve the
zoning text amendments and they will be effective this Friday, January
14, 2005.
The meeting adjourned at 8:40 p.m.
Submitted by: Patty Thomas, Recording Secretary
Approved by: Barbara Figurski, Secretary
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