REGULAR MEETING June 5, 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: Planner Carl Schmult, Acting Associate Planner Kristine Goddard, 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 7:30 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 Banush, to amend the agenda as follows: move item 7.1 to follow 5.1 and item 7.2 to follow 5.2 and approve as amended.
MOTION CARRIED
4.0 Items from the Floor
None.
5.0 Public Hearings
5.1 RZ 03-03 Park Place for Business Unit 6 (Ann Arbor District Library) [Submitted for a major change to the PUD approved uses]
Planner Spencer stated the Planning Commission previously determined a change in use to be a major change to the Planned Unit District (PUD) and this request was to add “libraries” to the uses in the Park Place for Business PUD zoning district. He reviewed his report stating some of the other businesses in the area and the PUD were established before the current plan was adopted. He also said the development would be adequately served by public facilities and a library would not generate a greater demand for services beyond the existing approved uses. He further stated this use is consistent with the Comprehensive Plan and that utilities, public safety services and transportation was adequate. He said this would not change the layout or any of the existing terms of the PUD. Chairperson Lirones opened the public hearing. There were no comments.
Motion by Commissioner Banush, supported by Commissioner Ward, to close the public hearing.
MOTION CARRIED
Item 7.1 moved to follow here.
There were no additional comments.
Motion by Commissioner Ward, supported by Commissioner Resha to approve the Resolution for Approval RZ 03-03 Park Place for Business Major Change, dated June 5, 2003. (see attachment #1)
ROLL CALL VOTE:
Ayes: Schneyer, Griess, Banush, Lirones, Resha, Ward Nays: None Abstain: None Absent: Luna
MOTION CARRIED
5.2 RZ 02-08 Cody Properties LLC [Submitted to rezone from AG and I-2 to R & D]
Planner Schmult reviewed his report referring to the maps he provided in his report. He stated this property is intended for R & D (Research and Development) use and said there is a wetland in the south end of the property which would affect access and use. He also stated it would be difficult to estimate the number of employees for this type of use, which is used to determine the number of trips generated. He further stated most of this property has been AG (Agriculture) for years which could be considered no longer an appropriate zoning. He said he did not think this would have any precedent effects since all the surrounding zoning was previously changed. He said public services are available for this area and the primary access to the site will be from Lavender Lane. He also said if there was an access from Textile Road it may be too close to the railroad crossing. He suggested the Planning Commission consider traffic use from Avis Drive. He stated the R & D rezoning would be consistent with the area but did note the concern of a couple of residential neighbors from previous rezonings for the area.
Chairperson Lirones opened the public hearing.
Steve Erickson, 900 W. Textile, asked about the part of the property that is currently zoned I-2 and the location. He also asked about the sewer line since he is considering an addition to his home with the possibility of being able to tap into the sewer line.
Planner Spencer replied that the potential wetlands may make it more difficult to tap into the sewer line.
Steve Erickson asked about an old rezoning in the area and whether or not it has happened.
Planner Schmult said he thought Mr. Erickson was referring to the UBE site and that it did happen.
Motion by Commissioner Ward, supported by Commissioner Banush, to close the public hearing.
MOTION CARRIED
Item 7.2 moved to follow here.
Commissioner Griess inquired about uses in the neighboring area and the conservancy to the west.
Planner Schmult stated this area was setup to preserve the property in its natural state. He also stated this area was always assumed it would be R & D and be similar to the Avis area. When the plan is submitted the wetland will be protected and he presumes this to be permanent open space.
Planner Spencer also added the buffers and transition strips would be provided when the property was developed.
Chairperson Lirones commented that the R & D classification would be a lighter use then the original I-2 zoning.
Motion by Commissioner Banush, supported by Commissioner Resha, to approve the Resolution for Action RZ 02-08 Cody Properties, dated June 5, 2003 (see attachment #2).
ROLL CALL VOTE:
Ayes: Schneyer, Griess, Banush, Lirones, Resha, Ward Nays: None Abstain: None Absent: Luna
MOTION CARRIED
6.0 Old Business
6.1 CSPA 02-20ArborWoods III [submitted for final site plan]
Planner Schmult stated this project has had a number of reviews and he had no further comments concerning this development.
Planner Spencer stated the Planning Commission could authorize Municipal Services to issue a Soil Erosion Control permit. He also noted a copy of a letter sent to Mr. Kassab (applicants attorney) addressing the issues of the Master Deed and Condominium Association By-Laws. He noted a few minor engineering comments and this appears acceptable to issue permits and final approval.
Sam Yaldo, developer of the site, stated there was not a problem including those items in the By-Laws and Condominium Association; he wanted to be sure of the separation of owners from the previous phases. He also stated the common areas will be protected.
Planner Spencer stated the Township has contacted the Township Attorney concerning the Phase I Master Deed and said the document is expandable and the developer is considered an heir or successor to the property.
Sam Yaldo stated he was confident the minor issues could be resolved.
Commissioner Ward stated some concept lights appear to be very tall.
Planner Spencer responded the lighting will be the standard provided by DTE.
Commissioner Ward asked about the landscaping and if the trees would be mixed though out the subdivision as opposed to groupings of the same type of trees.
Planner Schmult stated there could be some incompatibility when mixing trees and there is a risk. He also said he has asked that the plant list show the diversity and the mix is up to the developer.
Commissioner Schneyer asked about the arrangement of the different condominium associations. He discussed experiences at Oak Meadows when the association was originally created as a single group and later the area was sold and split into separate areas with separate condominium associations, adding this was not a desirable situation.
Sam Yaldo stated he did not feel there would be a problem since the area has the same name.
Motion by Commissioner Ward, supported by Commissioner Resha, to approve CSPA 02-20 Arbor Woods Phase II Condominium and authorize the Municipal Services Department to issue a Soil Erosion Permit with the following conditions to be met before any construction begins, except grading and except as otherwise noted:
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Provide a Master Deed (to be approved by staff) that joins the rights and duties of all three phases of Arbor Woods into one Home Owner's Association. 2. Record the above Master Deed before building permits are issued for any unit in Phase III. 3. Provide a cost estimate of all site plan work under the jurisdiction of the Township for review and approval by the Township Engineer. 4. Enter into a Development Agreement with the Township. 5. Provide the Township with performance security equal to ten percent of the cost to complete all improvements under the Township's Jurisdiction. 6. Provide the Township a completion security equal to the cost to complete all improvements under the Township's jurisdiction before any building permits are issued. 7. Comply with items 1, 2, 3, 4, 5, 6, 7, 9, 10, and 11 of the Township Engineer's report of May 21, 2003.
MOTION CARRIED
6.2 CSPA 02-10 Royall American Builders [submitted for final site plan]
Planner Spencer stated the location of driveway still needed to be approved by the Washtenaw Road Commission [WCRC] and the permit issued. He also stated there were some minor inconsistencies to be corrected with some items that could be taken care of administratively. He said final approval from the Washtenaw County Drain Commissioner [WCDC] is still needed, this area will be added to the Country Creek Drainage District.
Dave Colby stated he had a letter from the WCDC stating they have given their approval for this project. He presented a copy to Planner Spencer for Township records.
Motion by Commissioner Banush, supported by Commissioner Ward, to approve CSPA 02-10 Royal American Builders and authorize the Municipal Services Department to issue a Soil Erosion Permit with the following conditions:
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Obtain a permit from the Washtenaw County Road Commission. 2. Obtain written approval from the Washtenaw County Drain Commissioner. 3. Comply with the Township Engineer's report of May 21, 2003.
MOTION CARRIED
7.0 New Business
7.1 RZ 03-03 Park Place for Business Unit 6 (Ann Arbor District Library) [Submitted for a major change to the PUD approved uses]
Item moved to follow 5.1 of the agenda.
7.2 RZ 02-08 Cody Properties LLC [Submitted to rezone from AG and I-2 to R & D]
8.0 Planner’s Report
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9.0 Chairperson’s Report
None.
10.0 Commissioner’s Report
Commissioner Schneyer asked about Scio Village which has an assortment of mix uses and whether it would be permitted in Pittsfield Township.
Planner Schmult stated it would be permitted but someone has to want to build that type of site.
Planner Spencer stated there are many communities, with this type of mixed uses and many have high vacancy rates in Michigan.
Members and Staff discussed various examples and agreed assorted amenities would also need to be provided.
Commissioner Ward stated that many trees at Sweetwater (CSPA 00-19) appear to be dead.
Planner Spencer stated the applicant has asked for an extension of his approved site plan and will be on the next agenda.
Commissioner Ward stated Rosewood (CSPA 98-47) site appears to look like white birch trees have been planted.
Planner Spencer stated Staff has not visited the site but they may have planted more trees then what was approved.
Commissioner Ward commented that most birch trees in Lower Michigan always die when they get older.
Planner Spencer said there is a type native to Lower Michigan.
Commissioner Schneyer stated he is a member of the Airport Advisory Committee. He said the airport is not interested in expanding the runways but added the Airport would like to extend the taxiway, stating that if an airplane missed the runway, the plane does not end up in the mud. He further said the airport has built a new road to help with traffic.
Planner Spencer asked Commissioner Schneyer to remind the airport staff they need to apply for permits.
11.0 Approval of Prior Minutes
11.1 Minutes of May 15, 2003
Motion by Commissioner Resha, supported by Commissioner Banush, to approve the minutes of May 15, 2003, as presented.
MOTION CARRIED
12.0 Adjournment
Motion by Commissioner Ward, supported by Commissioner Banush, to adjourn the meeting.
MOTION CARRIED
Chairperson Lirones adjourned the meeting at 8:28 p. m.
__________________________________________________________________ s/Julie Griess, Secretary July 17, 2003
Attachment #1
PITTSFIELD TOWNSHIP PLANNING COMMISSION RESOLUTION FOR ACTION RZ 03-03 PARK PLACE FOR BUSINESS MAJOR CHANGE JUNE 5, 2003
WHEREAS Pittsfield Township received petition RZ 03-03 to add libraries to the approved uses in the Park Place for Business PUD District RZ 90-15; and
WHEREAS The Pittsfield Township Planning Commission held a public hearing on the petition on June 5, 2003; and
WHEREAS The Pittsfield Township Planning Commission considered comments presented or submitted by the public; and
WHEREAS The Pittsfield Township Planning Commission has studied the petition in terms of the standards in Section 52.07 C. of the Zoning Ordinance;
NOW THEREFORE BE IT RESOLVED That the Pittsfield Township Planning Commission recommends to the Pittsfield Township Board that the request to add libraries to the approved use list for the Park Place for Business PUD District be approved and that all other conditions of the approved PUD RZ 90-15 remain effective;
BE IT FURTHER RESOLVED That the Pittsfield Township Planning Commission makes the following findings regarding petition RZ 03-03:
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A library use in this District is consistent with the Comprehensive Plan. 2. Utilities, public safety services and transportation facilities are adequate for this use. 3. This use does not change the layout of the existing PUD nor any other terms of approval of the existing PUD.
BE IT FURTHER RESOLVED That the Pittsfield Township Planning Commission transmit the Township Planner's report on the petition, dated May 30, 2003, to the Township Board as the Commission's report on the petition.
Attachment #2
PITTSFIELD TOWNSHIP PLANNING COMMISSION RESOLUTION FOR ACTION RZ 02-08 CODY PROPERTIES JUNE 5, 2003
WHEREAS Pittsfield Township received petition RZ 02-08 to rezone properties on Textile Road and Lavender Lane from AG and I-2 to R & D; and
WHEREAS The Pittsfield Township Planning Commission held a public hearing on the petition on June 5, 2003; and
WHEREAS The Pittsfield Township Planning Commission considered comments presented or submitted by the public; and
WHEREAS The Pittsfield Township Planning Commission has studied the petition in terms of the standards in Section 59.05 of the Zoning Ordinance;
NOW THEREFORE BE IT RESOLVED That the Pittsfield Township Planning Commission recommends to the Pittsfield Township Board that the request to rezone the property in RZ 02-08 from AG and I-2 to R & D be approved;
BE IT FURTHER RESOLVED That the Pittsfield Township Planning Commission makes the following findings regarding petition RZ 02-08:
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The petition is consistent with the Township's adopted Comprehensive Plan. The plan designates the property and area to the north, east, and southeast for research and development uses. The R & D district is intended for such areas.
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The existing AG zoning, which applies to all except 8 acres of the property in the petition, was reasonable when it was applied in 1970, when the zoning ordinance was adopted. However, conditions in the area have changed in the intervening time period. Public water and sanitary sewer services are available. The area to the north and northeast is developed with research, office, and industrial uses. The area to the east and southeast is undeveloped but is zoned PUD for similar uses. The area to the south, southwest, and west is developed with single-family residences. The property in the petition is the last remaining large parcel of land in the area that is still zoned AG. AG zoning can be considered as no longer appropriate for the property. The remaining 8 acres is zoned I-2. This zoning district is not consistent with the R & D designation in the Comprehensive Plan.
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Approval of the petition will have no precedent effects. The existing zoning of adjacent and neighboring lands reflects existing or planned uses and will not be subject to change if the petition is approved.
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Township water and sanitary sewer services are available to the property and have capacity to serve development that would be permitted under R & D zoning. Drainage is provided by the Wood Outlet Drain, with proper storm water management on-site.
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The property is two lots of record and is a reasonable unit of land for zoning consideration.
