REGULAR MEETING March 6, 2003 7:30 P.M.
PITTSFIELD TOWNSHIP PLANNING COMMISSION MINUTES
Members Present: Russell Banush, Julie Griess Christina Lirones, Wilma Luna, Norman Schneyer, Dennis Ward
Members Absent: Edward Resha
Others Present: Thomas LaFramboisi, Kristine Meierjuryu, Jim Haeussler, Tom Voorheis, Ann Stevens, David Betz, Scott Wiard, Rev. Mark Murphy, Dave Crane, John Adams, Lesley Kadiry, John Kangas, Frank E. Rubarth, Assistant Planner Jennifer Black, Assistant 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 Banush; supported by Commissioner Ward to approve the agenda, as presented.
MOTION CARRIED
4.0 Items from the Floor
None.
6.0 Public Hearings
None.
7.0 Old Business
7.1 CSPA 02-12 Airport Plaza [submitted for extension(six months) of final site plan approval]
Planner Spencer stated Staff agreed with the request made by the applicant's engineer. Commissioner Ward inquired about the six month request since it was not stated in the letter from the applicant.
Planner Spencer stated in the past, six months is the time limit requested and is also part of the Ordinance.
Motion by Commissioner Banush, supported by Commissioner Luna, to extend the final site plan, for CSPA 02-12 Airport Plaza, for six months [until September 6, 2003].
MOTION CARRIED
Item 8.1 Harwood Farms moved to follow 7.1 of Old Business and become item 7.2 Harwood Farms of Old Business.
Planner Spencer stated that approvals from outside agencies were not received when setting the agenda and there are some layout issues including the location of sanitary sewer in an easement vs. common element, asking the applicant to work with MDOT, so as to not have the storm sewers in between the homes and stated the WCRC would require a wider right-of-way along Warner Road and that some minor lot adjustments would need to be made. He also said the applicant has worked to save trees along the drainage line.
Ann Stevens, Atwell Hicks, explained the progression of road changes made over the past couple of months and stated the detention pond was moved to create open space. She also stated the landscaping has been submitted with more detail and an arborist has evaluated the trees.
Chairperson Lirones inquired about the WCRC asking for a wider right-of-way.
Planner Spencer replied that the WCRC wanted a wider right-of-way on Warner Road. This will reduce the depth of the lots backing to Warner Road. He also said that the WCRC preferred not to have Campbell Road go to Michigan Avenue and they indicated they may require an outlot to connect the road system to Greenhills Drive, in the future
Chairperson Lirones noted recently there have been some changes with the management at the WCRC.
Commissioner Banush stated the Township Access Management called for a connection to Campbell Road.
Ann Stevens stated both the WCRC and MDOT stated they were not convinced the connection to Campbell Road was necessary and the residents of Warner Creek have expressed their concern against this connection.
Commissioner Banush inquired the reason the WCRC and MDOT gave for not wanting this connection.
Ann Stevens stated she thought this was because the US 12 project has not been finalized. Planner Spencer stated MDOT has approved the Campbell Road connection by approving the US 12 Access Management Plan.
Staff and the Members briefly discussed Access Management and the proposed US 12 project.
Ann Stevens stated they would continue pursuing the Campbell Road extension.
Jim Haeussler, of Peter's Building Co., stated his projects try to make their drives connect to the major road but, will abide by the wishes of the Township.
Commissioner Banush noted that Fosdick Road, just west of this area, is paved and the road was not that wide.
Chairperson Lirones stated her surprise WCRC was asking for a major road paved to Michigan Avenue and thought it would be best to have a "wait and see" attitude.
Ann Stevens stated she has not received comments about the drains and sewers; therefore she could not comment to those issues. She also stated they are working with the WCDC to receive preliminary approvals.
Chairperson Lirones stated that moving the path into the right-of-way would make the berm higher and inquired if there would be any drainage issues with the drains running across yards.
Planner Spencer said he felt that would work better if the drainage from Michigan Avenue was through a swale and not through the rear of the yards. He also said there was concern with the 100-year flood levels being above some of the finished floor elevations of the homes in Warner Creek.
Ann Stevens stated she was aware of this and is working to resolve that issue.
Commissioner Ward stated he was concerned with the drainage on the north side and it would appear there are some issues with standing water.
Ann Stevens stated the property facing Michigan Avenue did not have much of a swale and did not drain well. She also stated there are some pipes the run across the property and that they drain to Michigan Avenue.
Planner Spencer stated there has been some discussion on creative ways to direct the drainage into other swales along Michigan Avenue.
Ann Stevens stated the arborist has stated in their report the large oak is at the end of its life and would provide a copy of the letter.
Commissioner Ward stated at the last meeting there was discussion concerning saving the barn.
Ann Steven stated they will preserve the barn and the use of it will be limited.
Jim Haeussler stated language concerning the barn has already been added to the Master Deed with the zoning requirements for use.
Commissioner Ward expressed his concern with maintenance and stability of the barn over the long term.
Jim Haeussler stated they are working on that and the barn will be maintained and in good repair.
Commissioner Ward inquired if the contours could be changed on the detention pond and still maintain the 100 year flood capacity.
Ann Stevens said with landscaping and some scalloping they could make some minor changes to make the detention pond look better.
Commissioner Ward stated his concern for the homes along the pond with walkout basement with possible flooding and other safety issues.
Ann Stevens stated she thought those affected homes would have viewout basements and not walkout basement.
8.0 New Business
Motion by Commissioner Ward, supported by Commissioner Banush, to amend the agenda and move the item of new business 8.1 Harwood Farms to old business and become item 7.2 Harwood Farms.
MOTION CARRIED
8.1 CSPA 03-05 Ypsilanti Free Methodist Church [submitted for discussion only]
Chairperson Lirones stated this item was for discussion only and at the next meeting [March 20, 2003] would be the public hearing for the Conditional Use permit. She apologized to the applicant for the oversight made by the Township and the delays to publish the notices.
Planner Spencer stated he would review his zoning report concerning this project. He stated the public hearing is scheduled for the next meeting [March 20, 2003]. He continued by stating the church steeple could be 150% of the building height; a 40 foot building, the steeple could be a maximum of 60 feet. He further stated Staff recommending some of the parking be deferred for future growth. He said there are wetlands on the property and that Staff will be reviewing the submitted wetland documents and visiting the site to confirm its location. He also said there is spacing issue with a residential driveway to the west Textile and a traffic study would likely be required.
David Betz, applicant, stated that he was told a traffic study would not be required, due to the limited use.
Planner Spencer reminded the applicant; a traffic study is required by the Land Development Standards and would discuss the issue with the WCRC. Commissioner Griess stated there is an issue with increased traffic during various times of day, at Textile and Carpenter Roads, and they already have grid lock problems in this area.
Commissioner Banush inquired about having two entrances on Carpenter Road.
John Adams, engineer, stated the majority of their traffic is during Sunday for services with a few meetings during the week. He also said the WCRC preferred the entrances on Carpenter and there are lights at Carpenter and Textile.
Commissioner Griess stated she felt more people could go north on Carpenter from Textile.
Commissioner Ward stated his concern about future use for the various faculties and asked the applicant if they were intending to use them for a possible school.
The applicant responded that they may start a pre-school program, but had planned no other school related activities during the week.
Planner Spencer stated the reason to want the main driveway on Textile is so that the cars could exit on to Textile and would be able to use the light at Textile and Carpenter to go north from the site.
John Adams stated he did not understand the rational concerning the drives.
Chairperson Lirones stated she would not be opposed to one drive on Carpenter Road but did not feel three drives total were necessary.
Commissioner Luna asked if they are planning on expanding to include a school.
Scott Wiard, building manager for the church, multiply driveways are designed is to get the people off the road and into the property quickly. He said they have been planning this building for over 18 years and with so many charter schools in the area they did not intend to start one but were considering a preschool.
Commissioner Griess expressed concern with the traffic safely and mentioned the problems with school traffic in the area.
Planner Spencer stated if there is a preschool there could be some traffic issues.
Commissioner Banush stated the traffic study should not be limited to week days; noting this is a heavily traveled corridor.
The Members discussed the traffic changes occurring in the area.
Planner Spencer reviewed the engineer's report and said the 8-inch water line, in front of the building, may not be needed but they would need to have a water line along the north side of the property and would prevent landlocking the property to the north.
John Adams questioned the need for the waterline.
Planner Spencer said this could be discussed with our engineer but we always require lines to provide potential service. Planner Spencer the reviewed Planner Schmult's report and said a tree survey will be required, looping the drive around the back could possibly be eliminated; there are some alignment problems with the driveway coming into the site and aligning with an island.
John Adams asked about a comment from engineering about a sanitary sewer service line and had understood that their structure was considered a private lead.
Planner Spencer stated the site is in the US 12/US 23 planning area and was a gateway to the Township and will be looking for the use of substantial building materials and landscaping to support the gateway concept.
The Commission expressed their preference to reduce the use of stucco.
Commissioner Griess expressed her concern with volume of traffic in area.
Planner Spencer stated the building must look good from all angles and that all roof top equipment must be shielded from view.
Commissioner Ward restated that a traffic impact study will need to be done.
8.1 CSPA 02-25 Harwood Farms [submitted for discussion only]
Moved to become item 7.2 Harwood Farms.
9.0 Planner’s Report
Planner Spencer introduced the new Assistant Planner Jennifer. He also stated the Commissioner's have received copies of the proposed Lighting Ordinance for their review and asked they submit comments to him. Staff is anticipating submitting Zoning District revisions in the upcoming months. He further stated there are currently about 40 identified properties that would need to be rezoned to bring them in compliance with the current Comprehensive Plan.
10.0 Chairperson’s Report
None.
11.0 Commissioner’s Report
Commissioner Schneyer stated he received information for a symposium about natural resources.
Chairperson Lirones and Planner Spencer both stated if the Member's or Planning Staff were interested in attending; there are educational funds available.
Commissioner Ward stated there is an upcoming public hearing for the Parks and Recreation Department, concerning a grant.
Chairperson Lirones stated there will be a public hearing on this on March 18th.
Planner Goddard stated she would be attending the public hearing concerning non motorized access around the US 23/M-17 [Washtenaw Avenue] interchange on March 25th at Pittsfield Elementary School in Ann Arbor.
12.0 Approval of Prior Minutes
Minutes of December 19, 2002
Motion by Commissioner Banush, supported by Commissioner Luna, to approve the minutes of December 19, 2002.
Motion by Commissioner Ward to correct item 13.2 and approve, as corrected, supported by Commissioner Banush.
MOTION CARRIED
Minutes of February 6, 2003
Minutes of February 20, 2003
Motion by Commissioner Griess, supported by Commissioner Ward, to approve the minutes of February 6, 2003 and February 20, 2003, as presented.
MOTION CARRIED
13.0 Adjournment
Motion by Commissioner Luna, supported by Commissioner Ward, to adjourn the meeting.
MOTION CARRIED
Chairperson Lirones adjourned the meeting at 9:00 p. m.
_______________________________________________________________________ s/Julie Griess, Secretary March 20, 2003
