REGULAR MEETING March 20, 2003 7:30 P.M.
PITTSFIELD TOWNSHIP PLANNING COMMISSION AGENDA
Members Present: Russell Banush, Julie Griess Christina Lirones, Wilma Luna, Edward Resha, Norman Schneyer, Dennis Ward
Members Absent: None
Others Present: Bob Mitchell, Jeff Allegoet, Pamela Huriszny, Larry Hill, David Esau, Ann Stevens, Mark Murphy, John Adams, Don MacMullan, Tom DeGrazia, 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 Resha, to move item 7.1 to follow 5.1 of the public hearing and approve the agenda, as amended.
MOTION CARRIED
4.0 Items from the Floor
None.
5.0 Public Hearings
5.1 CUP 03-02 Ypsilanti Free Methodist Church [submitted for conditional use permit for a church]
Assistant Planner Goddard reviewed her report stating that was a church was permitted in an AG (Agriculture) zoning district, with a conditional use permit, and there is public water and sewer service available to the site. She also stated the proposed parking exceeds the required amount and suggested the excess parking be deferred until it is needed. She further stated the amount of traffic the church would generate could be a potential hazard, although she did note the majority of the traffic would be on weekends and recommended that a traffic impact study be done. She further stated the property being removed from the tax rolls would be a minor fiscal impact to the Township and the impact for Public Safety services would also be minor.
John Adams, engineer; Don MacMullan, architect and Mark Murray, representing the church, introduced themselves stating they would answer questions the Commission had.
Chairperson Lirones opened the public hearing.
There were no comments.
Motion by Commissioner Banush, supported by Commissioner Ward, to close public hearing.
MOTION CARRIED
Item 7.1 of New Business moved to follow the Public Hearing.
Commissioner Ward stated that in the past the Planning Commission has been in favor of deferring parking spaces and inquired how many deferred spaces Staff is recommending.
Assistant Planner Goddard stated the number would depend on the current membership.
Commissioner Griess stated she would like to reinforce her request to the applicant, from the previous meeting, to not have left turns onto Carpenter Road.
John Adams stated the Washtenaw County Road Commission (WCRC) has been in support of right and left turns. He said the existing drives are in excess of 500 feet apart and lined up with the streets across the road. He also said they would like to retain the left and right turns and felt turning was not any more hazardous than leaving a subdivision.
Commissioner Banush stated he thought at the previous meeting the drives would be restricted to either ingress or egress to help with traffic on Carpenter Road.
John Adams stated the traffic volume on Carpenter Road is low on Sunday after Services.
Commissioner Griess replied they should not compare this to subdivisions in the area.
John Adams stated he thought the majority of church members lived south of the church and would be turning right onto Carpenter or would exit the site on Textile.
Commissioner Griess stated she felt all traffic should exit on Textile, with the use of the traffic light, which would increase traffic safety.
Commissioner Banush stated the traffic issue depended on the schedule of services but there are a number of shopping areas located in the area of Carpenter Road [and Michigan Avenue].
Motion by Commissioner Ward, supported by Commissioner Resha, to postpone CUP 03-02 Ypsilanti Free Methodist Church, until action is taken to approve the preliminary site plan for CSPA 03-05 and to direct the applicant to perform a traffic impact study and submit a site plan that shall defer parking spaces based on current church membership and input from Staff.
A brief discussion concerning the traffic study and the concern that it included Sunday service times.
Planner Spencer stated that would be something Staff would expect to be included in the study.
MOTION CARRIED
6.0 Old Business
6.1 CSPA 02-05 Woodside Meadows [submitted for final site plan]
Planner Spencer, reviewing Planner Schmult's report, stating most of the information has been corrected on the site plan, although, there is concern about the 48 inch Oak. He stated Staff has visited the site and this tree is worth saving. He further stated they had concern about a 27 inch Oak reported in poor health and Staff agreed with this analysis. He also stated there are a number of Ash trees on the site that should be removed. He also said the lighting still needed to be approved by the lighting consultant and that Engineering has received Washtenaw County Road Commission approval but not construction approval. He further stated most of the comments from Engineering referred to lighting issues and said the Planning Commission could allow a grading permit to be issued when engineering is satisfied.
Commissioner Schneyer stated the storm sewers were 16-20 feet below grade and wanted to know this would be handled.
Jeff Allegoet, engineer, gave an explanation about the storm sewer will be constructed in one phase and it would remain in the approved easement.
Jeff Allegoet stated he had newer tree letter from the arborist and presented a copy to Planner Spencer.
Chairperson Lirones reminded the applicant about the plight of the Ash trees in Washtenaw County and she stated she would like to see a more diversified assortment of trees. She also stated the Township requires canopy trees and not ornamentals along the street.
Jeff Allegoet stated the ornamental trees are not as large as canopy trees and they did not want to block all the building. He also said they are trying to diversify the trees.
Members briefly discussed the advantages and disadvantages of the trees planting plan. The Members all agreed to ask the applicant to replace the ornamental trees with canopy trees.
Bob Mitchell, applicant, agreed with making this change.
Commissioner Ward stated there is a private driveway on this site and he would like to see some type of an agreement in place for the maintenance of the driveway including snow removal etc.
Planner Spencer stated maintenance will be provided for in the Master Deed.
Bob Mitchell stated the road and drive will be maintained by the association and funded by the residents and that the Master Deed will address the storm drainage maintenance and the residents will be aware of the responsibilities
Commissioner Ward stated his concern that residents fail to read the paperwork and then fail to address the maintenance issues.
Commissioner Schneyer asked if the water service would have one meter for the site or per building.
Jeff Allegoet replied the Township is asking for a separate meter for sprinkling on the site and one per building.
Planner Spencer stated the Utility Department preferred a second meter but it is not required. He further stated that this method would save the residents money since they would not have to pay sewer usage charges on this water and they would be encouraged to use various water saving methods for lawn care.
Commissioner Ward asked about the Road Commission not requiring the paving of Stone School Road from the shopping center to the site and the removal of the Ash trees. He also asked Mr. Spencer if a Development Agreement is necessary.
Planner Spencer stated it would be a good idea to have one, clarifying the Township's position and would be an advantage to the applicant.
Bob Mitchell stated he agreed to review and discuss the possibility of a Development Agreement.
Motion by Commissioner Luna, supported by Commissioner Banush, to postpone CSPA 02-05 Woodside Meadows, final site plan and direct the applicant to address the following concerns:
-
Resubmit a lighting plan and address the concerns of the Township Lighting Consultant.
-
The Planning Commission will require 283 canopy trees with 82 canopy trees replacing the ornamentals shown on the site plan. In addition the applicant has agreed to provide 15 conifers.
-
Regroup the street trees to create a better variety and diversity in the landscaping plan.
-
Address the concerns in items numbers 1, 2, 3, 4, 5, 6, 7, 8, 9, 10, 11, 12, 13, 17, and 18 of the Township Engineer's report of March 14, 2003
-
Staff will discuss, with the applicant, the possibility of entering into a Development Agreement with the Township
and to authorize the Township Engineer to issue a soil erosion permit when he/she determines the engineering plans are satisfactory, with the understanding that this does not authorize construction to begin.
MOTION CARRIED
6.2 CSPA 02-26 Red Cross [submitted for final site plan]
Planner Spencer reviewed Planner Schmult's report stating he still needed to know the trees that will be saved, the location of tree protection fences, and that the required trees, including the mitigated trees. He also said the Engineer has several details that needed correcting but most outside approvals are in but still need their approval for construction. He further said the applicant has agreed to enter into a Development Agreement for the phasing and the posting of a financial security for the removal of the old facility.
Commissioner Resha inquired about the actual buildout time for the new site.
Ann Stevens, of Atwell-Hicks, stated the new building would be done within12 months of the starting date. She also said the demolition of the old Red Cross building would take 18 months, due to asbestos used in the construction of that building. She further stated the projected completion date of both faculties is early 2006; although there may be delays due to the winter weather.
Commissioner Resha questioned the amount of time for demolition on and rebuilding.
Ann Stevens restated the approximate time was 3 months to demolish the old Red Cross and 15 months to build the new vet building.
Planner Spencer informed the Members the applicant has received preliminary site plan approval from City of Ann Arbor but not final site approval.
Ann Stevens stated the procedures in Ann Arbor are a little different than Pittsfield and the building plans are done but they are not able to submit them at this time.
Chairperson Lirones asked if the veterinary clinic will be demolished regardless if the Clinic moves or not.
Ann Stevens stated yes; it is in the agreement and must be done within 18 months from the date the Red Cross occupies the new building.
Commissioner Luna asked Planner Spencer why the concern over length of construction of the two facilities.
Planner Spencer stated it was due to two businesses operating on the site and having the site disrupted and unstable.
Dennis Engstrom, engineer with P.E.A., stated he felt construction could be finished in 33 months but due to the winter weather would be likely be 36 months.
Chairperson Lirones and Staff all stated they had questions concerning the parking the lot.
Planner Spencer stated parking lot was part of the final phase along with the sidewalk.
Ann Stevens stated the final parking lot; sidewalk and landscaping will be taken care of.
Planner Spencer stated the sidewalk should remain during construction.
Ann Stevens commented that there currently is not a sidewalk at the site.
Planner Spence stated Engineering would agree to allow the SEC (Soil Erosion Control) Permit application at this time.
Ann Stevens and Staff discussed issues concerning the amount and size of trees.
-
Stevens agreed to work with Staff and the planning consultant about the trees and landscaping.
Motion by Commissioner Banush, supported by Commissioner Ward, to approve CSPA 02-26 Red Cross, final site plan, with the following conditions:
-
The applicant will provide a letter from the City of Ann Arbor Planning Department, indicting that they received preliminary site plan approval for the Washtenaw Veterinary Clinic.
-
Address the issue raised by the Planner in item 4.07 and work with staff to develop an appropriate landscape plan.
-
Enter into a Development Agreement with the Township Board to address the following:
-
The veterinary clinic will cease operations 15 months after any Certificate of Occupancy is issued for the Red Cross building.
-
Guarantee the removal of the Veterinary Clinic and the completion of all site improvements within six months after the veterinary clinic ceases operation.
-
Provide the Township a financial security to guarantee the removal of the veterinary clinic and the completion of all site plan improvements according to the above schedule before construction begins, except for grading.
-
Address item number 3 of the Township Planner's report dated March 4, 2003 to the satisfaction of Staff.
-
Address items number 1, 2d, 2e, 2,f, 2g, 2h, 3, 4, 5, 6, 7, 8, 9, 14, 15, and 16 of the Township Engineer's report dated March 14, 2003.
MOTION CARRIED
6.3 CSPA 02-24 Lexington Pointe Club (revision to CSPA 99-35) [submitted for final site plan]
Assistant Planner Goddard stated the Township is asking that any Ash trees be replaced before a final Certificate of Occupancy is issued. She also stated the barrier free parking has been restriped but in the wrong direction on a one way drive and this will need to be redone.
Planner Spencer recapped Engineering report and said the lighting issues are still being investigated and there are some minor issues with the details on the site plan that need to be corrected.
Ann Stevens, of Atwell-Hicks, stated all diseased trees will be replaced and she would work on replacing all the Ash trees.
Planner Spencer stated Staff has no other objections with this project.
Motion by Commissioner Banush, supported by Commissioner Luna, to approve CSPA 02-24 Lexington Pointe Clue, final site plan, with the following conditions:
-
Address all the issues of the Township Engineer's report of March 14, 2003.
-
Provide a recorded document, acceptable to Township Staff, that states that the proprietor will assume all costs of removing carports that may need to be removed to service Township utilities.
-
Address item 4 in the Township Planner's report of March 12, 2003.
MOTION CARRIED
7.0 New Business
7.1 CUP 03-02 Ypsilanti Free Methodist Church [submitted for conditional use permit]
Item moved to follow 5.1 of the Public Hearing.
8.0 Planner’s Report
Planner Spencer introduced Jennifer Black, the new Assistant Planner for the Township.
Assistant Planner Black gave a brief introduction of herself. She also stated she has been an intern with the Township working on the Wetlands Ordinance and Phase II National Pollution Discharge Elimination System (NPDES).
9.0 Chairperson’s Report
None.
10.0 Commissioner’s Report
Commissioner Schneyer offered a few suggestions to improve the annual report by including the number of units approved and adding addition data.
Chairperson Lirones stated these were good suggestion and they will be included for next year.
11.0 Approval of Prior Minutes
11.1 Minutes of January 16, 2003
Motion by Commissioner Ward, supported by Commissioner Banush, to postpone the minutes of January 16, 2003.
MOTION CARRIED
11.2 Minutes of March 6, 2003
Motion by Commissioner Ward, supported by Commissioner Luna, to approve the minutes of March 6, 2003.
MOTION CARRIED
12.0 Adjournment
Motion by Commissioner Luna, supported by Commissioner Ward, to adjourn the meeting.
MOTION CARRIED
Chairperson Lirones adjourned the meeting at 9:05 p.m.
________________________________________________________________________ s/Julie Griess, Secretary April 17, 2003
