REGULAR MEETING June 19, 2003 7:30 P.M.
PITTSFIELD TOWNSHIP PLANNING COMMISSION MINUTES
Members Present: Russell Banush, Julie Griess Christina Lirones, Edward Resha, Norman Schneyer, Dennis Ward
Members Absent: Wilma Luna
Others Present: Joe Grammatico, Pete Jolliffe, Dennis Engstrom, Larry Goss, Doug Davis, Acting Associate Planner Kristine Goddard, Assistant Planner Jennifer Black, Senior Planner and Zoning Administrator Mark Spencer, and Marge Burkheiser, Recording Secretary.
1.0 Call Meeting to Order at 7:30 p.m. / Determination of a Quorum.
Chairperson Lirones called the meeting 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 Ward, supported by Commissioner Resha, to approve the agenda, as presented.
MOTION CARRIED
4.0 Items from the Floor
None.
5.0 Public Hearings
None.
6.0 Old Business
6.1 CSPA #00-19 Sweetwater Business Park [submitted for extension for six months of the final site plan approval]
Planner Spencer stated Engineering gave final approval on May 31, 2002 and that approvals are good for one year and then they expire per the Zoning Ordinance. He also stated there were some minor issues that still needed to be corrected.
Commissioner Banush inquired what point in time is used to determine when a site plan has expired. Planner Spencer replied currently Staff has considered the plan approval date when all the conditions imposed by the Planning Commission are met. He also stated this subject would be on an upcoming agenda for discussion.
Planner Spencer, returning to his comments concerning the Sweetwater project, stated that over the past couple of years the water table appears to be higher than on the approved plan and there is one area on the site that is a wooded wetland but all the trees are dead.
Commissioner Schneyer inquired if this was the same area where Gretchen's House (CSPA 01-21) was going to be located on this property.
Planner Spencer replied yes.
Joe Grammatico, developer and applicant, also agreed this is the same area for Gretchen's House and then stated he has been working with the Washtenaw County Road Commission (WCRC) to form a special assessment district to fund improvements to the Textile and State Street intersection. He also said it would likely include Textile Road too. He said no one has been able to determine where the extra water is coming from. He noted this area has been dry for a number of years. He also said he did not feel the water levels have exceeded the “tagged” area. He noted he would like to resolve the remaining issues and start construction in a year.
Commissioner Resha asked if there are any permits issued.
Joe Grammatico replied no.
Planner Spencer replied no, except from the MDEQ and the current grading that has been done.
Chairperson Lirones stated her concerns with the increasing amount of water on the site, which appears to be getting larger.
Joe Grammatico stated the current water level has remained the same for approximately six months.
Chairperson Lirones stated the Planning Commission would like to have confirmation from the Washtenaw County Road Commission (WCRC) and the Washtenaw County Drain Commissioner (WCDC) that the water level is acceptable.
Commissioner Banush asked about the depth of the ponds dug in the past on the site.
Joe Grammatico stated he was permitted to dig three feet deep.
Chairperson Lirones stated over time the two wetlands have become a solid lake and said the Commission would like to have the related agencies review the site plans again.
Staff, Members and Mr. Grammatico briefly discussed the general condition of the trees and the amount of water on the site.
Motion by Commissioner Resha, supported by Commissioner Ward to postpone action on extending the approval for CSPA 00-19 Sweetwater Business Park and ask the applicant to address the following items due to the fact that the water level appears higher then what was depicted on the approved plan:
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Provide confirmation from Washtenaw County Road Commission and Drain Commissioner that the pond water level and grading plan are still acceptable. 2. Reconfirm all wetland boundaries and provide confirmation from MDEQ that the proposed development is in compliance with all MDEQ rules.
Discussion:
Commissioner Banush inquired if this has expired; did it mean anything to extend this plan. He also asked what has to be done to extend the site plan. He suggested making a motion to extend with the conditions.
Chairperson Lirones stated the preference would be to postpone this item.
Planner Spencer stated, in the past, site plans that expire have been extended if conditions and the plans have not changed. He also said 180 days is a short period of time. He further said, the applicant would have to resubmit and start over. He also noted a PUD zoning does not expire in the same length of time as a site plan.
Commissioner Resha inquired if all the conditions were met, could the applicant return to ask for the extension even if the approvals have expired.
Chairperson Lirones replied yes. She also asked about the trees that were tagged to be saved and have since died if whether or not they would have to be mitigated.
Planner Spencer stated that with all the trees planted on the site, the applicant may have met the mitigation requirements.
MOTION CARRIED
6.2 RZ 03-01/CSPA 03-04 Platt Road Condominiums [submitted to rezone from R-2B to PUD and preliminary site plan]
Larry Goss, B. K. G. partner, stated they have returned with a modified plan based on comments they have received and would answer any questions.
Chairperson Lirones inquired if B. K. G. were now the property owners.
Larry Goss stated they have closed and they own the property now.
Planner Spencer stated this item was previously postponed asking the applicant to address the Engineer and Planner's reports and complete a wetland delineation report. They were also asked to address the issues of the Zoning Administrator which have been met.
Assistant Planner Black reviewed Planner Schmult's report stating the requested rezoning is to PUD. She said the Comprehensive Plan designates the area for medium density residential of 6 DUs/acre. There is a planned sidewalk which should line up with Rosewood Village (CSPA 98-47) and public utilities are available. There are a few parking spaces that need to be deleted since they interfere with the sidewalk.
Planner Spencer stated staff is recommending crushed limestone for the pedestrian path instead of woodchips and in the wetlands a boardwalk would be better. He said the reason for the requested change is that woodchips wash away easily and if the wetland was State regulated, a boardwalk would be required. He also said preliminary approvals have been received from the Road Commission and Drain Commissioner and temporary approval has been received from MDEQ. He also asked if there has been any staking done of the wetlands.
Dennis Engstrom, engineer, stated he had discussions with his wetland consultant who stated the staking has been done.
Planner Spencer reviewed the engineering report and said the utility issues are for final site plan. He also said grading is a final site issue and felt confident the applicant would be able to meet the conditions. He further inquired if there were any overhead lines on the site.
Dennis Engstrom stated the only remaining line will be the transmission line along Platt Road.
Chairperson Lirones stated the building elevations indicate the buildings will be brick.
Dennis Engstrom stated the elevations are the same as for Madison Place (CSPA 99-38).
Planner Spencer stated the garage side of the buildings have 1/3 brick then siding.
Chairperson Lirnoes asked what would be facing Platt Road.
Larry Goss stated the front of the building will face Platt Road.
Chairperson Lirones requested the applicant be sure the sidewalk along Platt Road lined up with the sidewalk at Rosewood Village (CSPA 98-47).
Commissioner Ward inquired if the off site improvements for Platt Road were part of the project or part of Rosewood.
Planner Spencer stated the WCRC will be putting a turn lane and Rosewood would be putting in three lanes now.
Dennis Engstrom said the Road Commission stated that other improvements for the area are approximately 10 years away.
Members expressed their dismay at the length of time.
Planner Spencer made the suggestion to talk with MDOT about putting in a right turn lane, although he felt it would not help.
Commissioner Ward was wondering how the Wetland Ordinance addressed the removal of the .03acre wetland.
Planner Spencer stated there was a fourth unflagged wetland and they both are below the 10,000 square feet that the Township regulates but did not see a problem.
Commissioner Ward stated the Engineer has some interesting recommendations concerning storm water retention which included underground detention. He also said he felt Engineering has some valid concerns for the run off. He also inquired if a there was a study done and submitted a report that the hydrology is stable. The units in the back, back into the wetland and they drain to the wetland and wondered if the WCDC is ok with this.
Dennis Engstrom stated extensive studies have been done and the hydrology is stable. He had also talked with the WCDC and was told they did not have a problem with the drainage of the wetland.
Planner Spencer stated Engineering has talked with the WCDC and they feel this is not a major concern.
Chairperson inquired how high the site was being built up.
Dennis Engstrom said the fill in back is about 4 to 4.5 feet.
Commissioner Ward, referencing Planner Schmult's report, stated concern about the clearing of the woodland area and off site mitigation of the trees.
Larry Goss stated they have packed the site with as many trees as possible and will mitigate the additional trees to the park system, if necessary.
Motion by Commissioner Ward, supported by Commissioner Banush, to postpone action on RZ 03-01 and CSPA 03-04 [Platt Road Condominiums] rezoning and preliminary site plan, and direct the applicant to resubmit a set of site plans that address the following, as amended by affirmation:
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The concern in the Planner's report of May 21, 2003 including the following:
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Remove the three 2-space parking bays between buildings 1 and 2, 2 and 3, and 19 and 20; or provide an acceptable alterative. b. Replace the wood chip path with crushed limestone in the woods and a boardwalk in the wetlands.
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The concerns of the Township Engineer's report of June 10, 2003. 3. Stake wetlands according to the requirements of the Township's Wetland Protection Ordinance. 4. Provide MDEQ verification of the wetland boundaries to by verified by the Township.
And the Commission directs staff to write a resolution to recommend approval to the Township Board provided the above items are completed. The resolution must include the following minimum provisions:
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A Development Agreement must be entered into with the Township before the final site plan is approved. B. A mechanism must be in place to guarantee protection of the wooded and wetland open space. C. Permitted bulk, density and uses. D. Condominium owners association must be established to maintain all common elements as a condition of final site plan approval. E. Establishing a Country Drainage District as a condition of final site approval. F. Provide for tree mitigation in accordance with the Township's Land Development Standards for all trees over eight inches in diameter that are removed from the woodlands on the site. G. The development must comply with the approved site plan for CSPA 03-04 including the submitted building elevations.
Discussion:
Commissioner Banush inquired if the Commission would be setting a precedent with this type of motion.
Members discussed and agreed this would give more direction for the applicant.
Dennis Engstrom inquired about the three 2-car parking bays and asked if they would still able to put in a alternative pedestrian path.
Planner Spencer stated this would increase the impervious surface if it was not needed.
Larry Goss stated with their experience from Madison Place (CSPA 99-38) they felt the space would be used but would accept the decision of the Planning Commission.
Larry Goss stated they would re work the plans.
ROLL CALL VOTE:
Ayes: Schneyer, Griess, Banush, Lirones, Resha, Ward Nays: None Abstain: None Absent: Luna
MOTION CARRIED
7.0 New Business
7.1 CSPA 03-08 Miles of Golf-Expansion [submitted for preliminary site plan]
Acting Associate Planner Goddard reviewed her report stating the site is zoned RC and their plan is to increase the office and storage space and with an increase the number parking spaces. The current CUP includes the mini golf area which is no longer in operation and staff recommends the applicant update the CUP for the site. She noted some missing information on the site plan that must be provided. She also said three parking spaces may encroach into the front yard setback and the sidewalk along Carpenter Road should be repaired.
Planner Spencer briefly reviewed the engineer's report stating there were a few items that needed to be addressed but staff did not feel the expansion would be a problem. He further said the applicant should do a revised a Conditional Use Permit (CUP) for the property. He also related requirements necessary to apply for a CUP, which would require a public hearing. He said the biggest problem with the preliminary site plan is the parking in the setbacks, which is a violation of the Zoning Ordinance.
Doug Davies, owner and applicant, stated the violation was most likely an oversight and will be corrected.
Planner Spencer asked the applicant to keep in mind how the parking aisle would work with the new area.
Both Chairperson Lirones and Commissioner Ward inquired about the sidewalk and trees in light of the emerald ash borer.
Commissioner Ward stated it appeared the mini golf area has been abandoned.
Doug Davies related some of the past history dating back to the mid 50’s adding the owners looked at restoring the miniature golf area in the mid 1990’s and decided it was not a viable option. They decided mini golf is more of a vacation type activity and is not an option for the area.
Commissioner Ward inquired if the equipment should remain on the site if no longer in use.
Planner Spencer commented if the equipment was removed, it would improve the area.
Doug Davies stated in the future they are proposing to redevelop the front acreage and then they would remove the mini golf equipment.
Chairperson Lirones inquired if language should be added to the motion to remove the mini golf equipment.
Commissioner Ward stated he would like to see the equipment removed without making it a hardship. He noted this would benefit everyone involved.
Doug Davies stated he did not have an objection and they are working to improve the property.
Commissioner Resha asked if this is the fourth addition to the complex.
Doug Davies stated nothing has been done to the original building and related past projects at the site.
Planner Spencer suggested to the applicant talk with owner about a time frame to have a resolution for completion on the site. He said there have been some preliminary discussions with the owner to rezone the property to PUD and include destination activities and some commercial ventures on the property.
Commissioner Ward asked staff if the applicant returned with a time line, would those items be added to the revised CUP.
Staff said yes they could be added.
Motion by Commissioner Ward, supported by Commissioner Resha, to postpone action on CSPA 03-08 [Miles of Golf-Expansion] and to direct the applicant to address the following:
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Submit an application for a revised Conditional Use Permit. 2. Address the concerns listed in the Planner's and Engineer's report dated June 13, 2003. 3. Provide recommendation to Staff for the removal of mini golf with a specific time line to be included with revised Conditional Use Permit.
MOTION CARRIED
7.2 CSPA 03-09 Ridgewood Apartments-Carports [submitted for preliminary site plan]
Planner Goddard reviewed her report stating the applicant is proposing carports over 336 parking spaces (22 carports). She also stated the applicants' engineer has addressed comments from the Township engineer concerning the relocation of some parking spaces. She further stated the visibility of the carports from Carpenter Road is low but the significant landscaping on the site provides be breaks in the view of the structures.
Planner Spencer stated the Engineer is requesting that carports not be within 20 feet of the manholes and there are several carports that would need to be moved. He also said written approval from the Washtenaw County Drain Commissioner [WCDC] needs to be received. He further said Staff had no objections if applicant would like to resubmit a combined preliminary/final site plan for approval.
Pete Jolliffe, engineer with Atwell-Hicks, stated this is currently being reviewed by the WCDC. He also said this would be like the recent Lexington Pointe [CSPA 02-24] site noting there is limited space due to utilities but there would be 336 covered spaces, one for each unit.
Planner Spencer inquired if there were other areas on the site to replace the carports that engineering did not approve because of the location.
Pete Jolliffe stated there is room to relocate approximately 70 spaces.
Planner Spencer asked if the area was in the Carpenter Road Drain District and whether the WCDC has any problem. He also stated the corrections would need to be resubmitted and approval received from the WCDC.
Pete Jolliffe stated he had some unanswered questions with the WCDC and did not want the commission to take action at this time.
Planner Spencer briefly reviewed the Engineer's report. He also said there should be a recorded document similar to the one for Lexington Point (CSPA 02-24) concerning underground utility work; stating that if underground utility work is necessary, the property owner will be responsible for the removal of the carports.
Planner Goddard said a note should be added to the plans about the removal agreement so that if it was reviewed it would be seen immediately.
Motion by Commissioner Ward, supported by Commissioner Banush, to postpone CSPA 03-09 [Ridgewood Apartments-Carports] and to direct the applicant to address the concerns of the Township Engineer's report dated June 13, 2003 and submit a combined preliminary and final site plan for action; in addition, add a note to the site plan requiring a removal agreement for the carports and provide a recorded document for the removal agreement.
MOTION CARRIED
8.0 Planner’s Report
Planner Goddard informed the Commissioner's this would be her last meeting with the Township. She stated she has enjoyed working with the Members, loved working here, and would miss everyone in the Township.
The Members extended their best wishes and they expressed their enjoyment of working with Ms. Goddard and thanked her for work and efforts to the Township, during the past two years.
9.0 Chairperson’s Report
None.
10.0 Commissioner’s Report
Commissioner Banush stated he would like to return to discussion concerning the expiration time of final site plans and that the ordinance should have some consistent policy as to when "the clock starts".
Chairperson Lirones stated she approved of the "clock" idea and added developers, at times, will leave one item unfinished so as to keep the site plan open.
Commissioner Ward stated there should be a clear explanation unless there is something in the Zoning Ordinance. He also questioned if 180 days [six months] is enough time to receive final engineering approval.
Commissioner Banush stated he felt this should be left to Staff but also the Township should have something in place that would tell the applicant they have a predetermined amount of time left to complete their final site plan.
Commissioner Resha questioned Planner Spencer for ideas as to how this is should be implemented.
Planner Spencer stated he has not reviewed site plans for unfinished projects recently since this has not been a problem. He said in the near future there will be changes made with more support staff becoming available. He said that six months was a reasonable amount of time if everything is completed.
Members and Staff briefly discussed ideas and suggestions concerning the completion of site plans.
Commissioner Resha stated we can set a reasonable set of time to resolve the minor issues.
Commissioner Schneyer asked how the Planning Commission could set a date with the Board of Trustees to give the final approval.
Members corrected the statement of Commissioner Schneyer saying that the Board of Trustees gives approval to rezoning issues only and not site plan approvals.
Commissioner Resha requested an updated status concerning Nature’s Garden Center (NGC) [CUP 00-07/CSPA 00-27].
Planner Spencer related recent events concerning NGC for the Commissioners and noted that Saline Flowerland [CUP 77-04] also has violations that Staff will be addressing. He also said the Planning Commission could revoke a CUP.
11.0 Approval of Prior Minutes
None.
12.0 Adjournment
Motion by Commissioner Ward, supported by Commissioner Resha, to adjourn the meeting.
MOTION CARRIED
Chairperson Lirones adjourned the meeting at 9:28 p.m.
__________________________________________________________________ s/Julie Griess, Secretary August 21, 2003
