Pittsfield Charter Twp, Michigan

REGULAR MEETING February 6, 2003 7:30 P.M.

 PITTSFIELD TOWNSHIP PLANNING COMMISSION MINUTES 

 Members Present: Russell Banush, Christina Lirones, Julie Griess, Edward Resha, Norman Schneyer, Dennis Ward

Members Absent: Wilma Luna

Others Present: Kyung-min Nam, Kim Li, Ryan Whiteherse, Kevin Kmet, Alcram Nazunan, Tom Degrazia, Larry Hill, Trish Kalmbach, Ann Stevens, Greg Heil, David Colby, Craig Brosch, James VanHavannet, Stephanie Lang, Jim Walter, Pamela Horiszny, David Essa, Greg Elliott, Assistant Planner Kristine Goddard, Senior Planner and Zoning Administrator Mark Spencer, and Jennifer Kitchen, Recording Secretary.

1.0 Call Meeting to Order at 7:30 p.m. / Determination of a Quorum.

Chairperson Lirones called to order at 7:33 p.m. A quorum was present.

2.0 Pledge of Allegiance

Chairperson Lirones led the Pledge of Allegiance.

3.0 Approval of Agenda

Motion by Commissioner Banush, supported by Commissioner Ward, to approve the agenda as presented.

MOTION CARRIED

4.0 Items from the Floor

There were no comments.

5.0 Public Hearings

5.1 Zoning Amendment #02-171 Access Management

Chairperson Lirones stated the Public Hearing for this item has already been held and that the Clerk's office failed to notify the Public Utilities Department, of the hearing. She asked that action be taken under new business.

Motion Commissioner Banush, supported by Commissioner Resha, to close the public hearing.

MOTION CARRIED.

6.0 Old Business

6.1 CSPA 97-12/RZ 89-11 Stonebridge Phase VIII [Submitted for minor change to PUD]

Planner Goddard presented her report concerning Units 25, 26, and 44 to reduce the rear setbacks to 40 feet. She further stated Unit 48 is an external lot and the rear setback for a PUD is 50 feet. She then stated lots adjacent to Unit 48 were previously reduced to 40 feet on the approved site plan and staff agrees to this change.

Chairperson Lirones asked if everything was acceptable at the planning level.

Planner Goddard replied yes.

Motion by Commissioner Ward, supported by Commissioner Banush, to determine that modifications to the building envelope and setbacks are a minor change to the approved RZ 98-11 PUD District.

MOTION CARRIED

Motion by Commissioner Banush, supported by Commissioner Resha, to approve the minor changes to CSPA 97-12/RZ 98-11 conditioned on the approval of revised Exhibit B drawings by Staff.

ROLL CALL VOTE:

Ayes: Schneyer, Griess, Banush, Lirones, Resha, Ward Nays: None Abstain: None Absent: Luna

MOTION CARRIED

6.2 CSPA 02-26 Red Cross [Submitted for discussion only]

Anne Stevens of Atwell-Hicks, stated the major issue from the last meeting was building elevations and synthetic stucco type materials. She stated they have submitted new building elevations.

David Essa, architect with Cornerstone Design, stated there was concern about synthetic stucco on the building and decided to use brick in those areas. He stated the archway would be pre-cast concrete and the entry would be metal panel but they are still deciding on what color to use.

Members and Staff agreed the changes are more in keeping with what the Township would like to see.

Chairperson Lirones stated Staff has noted a problem with the building mounted floodlights that shine into the parking lot.

David Essa stated the lighting consultant made an error in the plans by stating the lights were "floodlights" and they will be shielded downward as required and would be corrected on the plans.

Members briefly discussed lighting and concerns affecting the adjoining neighborhood.

Davis Essa discussed the proposed tower that will be on site and the elimination of guy wires that would support it.

Commissioner Ward inquired about a comment in the site plan about Phase 2 not moving forward.

Ann Stevens replied that if the Phase 2 parking lot did not happen within six months, they would put in the sidewalks and landscaping as required. She also stated this would be corrected on the re-submittal.

Commissioner Schneyer also stated he had the same comments about the site and requested changing the notes.

Ann Stevens restated it would be corrected.

Planner Spencer stated the Township will ask the Developer to enter into a Development Agreement with the Township.

NO MOTION

6.3 CSPA 01-08 Baymont Inn [Submitted for final site plan]

Planner Schmult stated his only comment concerned landscaping and felt there were some areas that as many as seven additional trees could be planted.

Planner Spencer stated the applicant did not submit a revised lighting plan but did not foresee site issues on engineers’ report. He also stated the Developer would enter into a Development Agreement with the Township and it would include language on the maintenance of the storm sewer system.

Commissioner Ward stated it was not clear what the height of light poles are.

Members and Staff briefly discussed the lighting.

Motion by Commissioner Ward, supported by Commissioner Resha, to approve the final site plan CSPA 01-08 Baymont Inn subject to the following conditions:

1. Comply with items numbers 1 through 7 of the Township Engineer's report dated January 29, 2003.

2. Comply with the items number 3.01, 303, 3.04 and 4.07 of the Township Planner's report dated January 23, 2003.

3. The proprietor enter into a development agreement with the Township before any construction begins.

MOTION CARRIED

6.4 CSPA 99-18 Pittsfield Glen [Submitted for discussion only]

Planner Spencer stated the applicant is working with staff to try to preserve more trees and to have cleaner water enter the wetlands. He further stated that there were 3189 inches of tree mitigation in the July submittal from the applicant; they have not received word on the mailbox locations.

Stephanie Lang, of Atwell-Hicks, requested that Staff and the Commission look at the revised site plan. She further stated they have revised the landscaping and they have added a substantial amount of vegetation. She also said that they are still waiting to hear from the postmaster in Detroit but have added Group mailboxes in the multi-family unit area.

Chairperson Lirones stated the applicant is still lacking quite a few trees, inquiring as to how many trees short they were.

Planner Spencer replied the applicant is 779 2.5 inches of trees short.

Commissioner Ward stated he had a question about understory planting adding this was not as dense as what was asked for at Wolverine Park.

1. Lang said she would take a look at that plan and discuss it with the owner.

Commissioner Ward asked how long they have been waiting on a response from the Detroit Postmaster.

1. Lang replied it has been three weeks but they anticipate the single family homes will have individual boxes.

6.5 CSPA 02-22 Avis South Unit #11 [submitted for final site plan]

Chairperson Lirones asked if the landscaping and sidewalk would be constructed this year.

Trish Kalmbach stated that it should not be a problem.

Commissioner Schneyer inquired what factors led to a two story building instead of a one story.

Trish Kalmbach stated the size of the building was determined by market changes and the wishes of the user; adding the height was limited by the Zoning Ordinance.

Greg Heil, architect, stated this was for a banking operation center and they were trying to utilize the topography of the site.

Motion by Commissioner Banush, supported by Commissioner Resha, to approve the final site plan CSPA 02-22 Avis South Unit #11 subject to the following conditions:

1. Comply with items number 1 through 14 of the Township Engineer's report dated January 28, 2003.

2. Comply with the items number 3 and 4.07 of the Township Planner's report dated January 23, 2003.

3. Provide a revised set of plans for approval if the WCRC insists on construction road from Textile to service this site.

4. Developer must enter into a development agreement with the Township before utility construction begins.

5. Comply with the conditions of approval for Avis South Phase III [CSPA 02-23] of November 7, 2002 before any construction begins;

and to permit the Township Engineer to approve a soil erosion permit when the engineering plans are acceptable for grading purposes.

MOTION CARRIED

7.0 New Business

7.1 Zoning Amendment #02-171 Access Management

Chairperson Lirones requested a motion to recommend approval.

Motion by Commissioner Ward, supported by Commissioner Banush, to recommend Zoning Amendment #02-171 Access Management, for adoption by the Township Board.

Commissioner Schneyer stated he felt this was an appropriate time to address the issue of who maintains private roads and drives.

Commissioner Ward replied to Commissioner Schneyer he has the issues confused and that was not part of the Zoning Amendment.

ROLL CALL VOTE:

Ayes: Griess, Banush, Lirones, Resha, Ward Nays: Schneyer Abstain: None Absent: Luna

MOTION CARRIED

7.2 CSPA 03-02 Centennial Community Park [submitted for preliminary site plan]

Chairperson Lirones stated the asphalt path is part of a consent judgment.

Planner Spencer stated the consent judgment stated no pavement Greg Elliot, attorney representing the applicant, stated the site plan was for a gravel parking lot.

Members stated their views on the use of "woodchips" and concerns in the use of it within the park.

Planner Spencer stated the problem staff is having with the fence is that the permit for the entrance gate was never paid for or picked up and there was the installation of a chain link fence that is not permitted.

Motion by Commissioner Ward, supported by Commissioner Banush to approve the preliminary site plan for CSPA 03-02 Centennial Community Park with the condition the applicant address the following before submitting a final site plan:

1. Address items number 1 through 11 of the Township Engineer's report date January 29, 2003.

2. Address items number 2 through 9 of the Township Planner's report dated January 29, 2003.

3. Provide for removal of the unpermitted fence along Textile Road.

4. Provide payment [for] and pick up [of the] building permit for the gated entryway structure on Textile Road.

MOTION CARRIED

Greg Elliott stated several of the items in the various reports are not related to the parking lot and what is the next step for final approval.

Planner Spencer stated the applicant would need to address engineering issues and offered other suggestions to address to receive final site plan approval with the next submittal.

7.3 CSPA 02-10 Royall American Builders

Zoning Administrator Spencer stated that the floor area does not exceed the requirements for the Country Creek P.U.D.

Planner Schmult presented his report discussing the planting of street trees between the sidewalk and the street, a sidewalk to the building from the street, plantings in the drainage easement and vacating the easement. He further stated that since this building will resemble a single family home it does not require the intense amount of screening a commercial building that resembled a box would. Planner Spencer stated that a transition strip can be required by the Planning Commission in a PUD.

Dave Colby, representing the applicant, stated he has had discussions with the Washtenaw County Drain Commissioner and they have stated the applicant could have a permit to plant in easement.

Motion by Commissioner Resha, supported by Commissioner Ward to approve the preliminary site plan for CSPA 02-10 Royal American Builders with the conditions that the applicant address the following before submitting a final site plan:

1. Address items number 1 through 13 of the Township Engineer's report dated January 29, 2003.

2. Address items number 3.01 though 4.08 of the Township's Planner's report dated January 23, 2003.

3. Applicant to work with the Washtenaw County Drain Commissioner to seek abandonment of the drainage easement along the south property line or obtain a permit to provide landscape transition strip.

MOTION CARRIED

7.4 Amendment to Land Development Standards [Tree Mitigation Chapter 19 Sec. D.]

Chairperson Lirones stated this amendment is needed to close the gap in the Land development Standards. She further stated it will help discourage tree clearing prior to approval of a site plan.

Commissioner Schneyer said the Township needs more than two years for clearance of land for submittal of site plan

Chairperson Lirones suggested three years and the members agreed.

Commissioner Schneyer asked if this would apply to trees cleared before today.

Planner Schmult replied yes.

Motion by Commissioner Banush, supported by Commissioner Resha, to approve the resolution to recommend to the Township Board the revised proposed revisions to Chapter 19, Section D of the Land Development Standards.

ROLL CALL VOTE:

Ayes: Schneyer, Griess, Banush, Lirones, Resha, Ward Nays: None Abstain: None Absent: Luna

MOTION CARRIED

7.5 CSPA 95-24 Arbor Creek Phase I Revision [Submitted for approval of access path removal]

Planner Goddard stated the contractor had not installed the utility path and that the easement will remain but the path will not be installed. She stated she had talked with Phil Maly and Joe Gannon, of the Township Utilities Department, and they said there should not be a problem.

Motion by Commissioner Ward, supported by Commissioner Resha, to approve the removal of the utility path in CSPA 95-24 Arbor Creek Phase I with the condition the applicant submit four (4) full sets of the revised site plan for the Township planning files.

MOTION CARRIED

8.0 Planner’s Report

Planner Spencer informed the Members that Jennifer Black (currently intern to the Clerk's Office) will be hired for the Assistant Planner position. He also stated Staff will be drafting a better ordinance for Soil Erosion and Sedimentation Control.

Planner Goddard informed Members the softball season will start soon and she would e-mail the Commissioners further information.

Commissioner Resha inquired why Sam’s Club (RZ 02-01/CSPA 02-04) was pulled from the agenda.

Planner Spencer stated everything was not completed and they will be on once items are complete.

9.0 Chairperson’s Report

Chairperson Lirones gave the Commissioners updated information on the 5.0 million gallon water tank the Township will build and that construction may be starting this summer. She also said if there were problems with the transmission line this project will be postponed until next summer.

Planner Spencer suggested it would be nice to extend the greenways plan with this lot. He further stated the greenways plan showed an asphalt path.

Chairperson Lirones said that the tank would not have a Planning Commission review but staff is pushing for an administrative review.

10.0 Commissioner’s Report

Commissioner Schneyer stated he felt the Township was using too much paper and offered suggestions; including copies be made double sided, possibly reports etc be put in booklets for items on the agenda, copying reports to a CD disk and sending out only items that are relative to the agenda. He also stated we should strive for more regional efforts.

Chairperson Lirones stated this discussion should be continued at a later date.

11.0 Approval of Prior Minutes

None.

1. Adjournment

Motion by Commissioner Banush, supported by Commissioner Ward, to adjourn the meeting.

MOTION CARRIED

Chairperson Lirones adjourned the meeting at 9:40 p.m.

__________________________________________________________________ s/Julie Griess, Secretary March 6, 2003