REGULAR MEETING May 1, 2003 7:30 P.M.
PITTSFIELD TOWNSHIP PLANNING COMMISSION MINUTES
Members Present: Russell Banush, Julie Griess Christina Lirones, Wilma Luna, Edward Resha, Norman Schneyer, Dennis Ward
Members Absent: None
Others Present: Jeff Allegoet, Davis Esau, Earl Ophoff, Drew Linstrom, Bill Roberts, 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 let the Pledge of Allegiance.
3.0 Approval of Agenda
Motion by Commissioner Ward, supported by Commissioner Luna, 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 02-05 Woodside Meadows [submitted for final site plan]
Planner Schmult stated at the last meeting [March 20, 2003] the applicant was asked to replace the ornamental trees and this has been done along with better grouping and variety of trees he said the final site plan was acceptable.
Planner Spencer stated the engineer had the same comments along with a few comments concerning lighting. He also said the engineer was asking the applicant to enter into a Development Agreement and for the Condominium Association to be first line defense to maintain drainage facilities and to require the establishment of a drainage district.
Commissioner Schneyer stated engineering is asking for a separate irrigation meter on each building and wondered what regulation makes this requirement for the request.
Planner Spencer replied he was not sure it was a regulation, but staff and engineering feel multi tenant housing can save money with two meters because they will not have to pay for the sewerage cost on the irrigation meter.
Commissioner Resha stated there is a difference between the reports and plans on the lighting.
Jeff Allergoet, engineer, stated the plan has been revised and the difference was based on an 18 foot pole and the changes were made in accordance with the lighting consultant.
Chairperson Lirones inquired about the “acorn” type lighting fixture and whether they would be shielded to prevent shining up. She also stated her concern in protecting the dark sky.
Jeff Allergoet stated the lighting would touch the buildings and dissipate. He also said they would protect the dark sky.
Planner Spencer stated engineering is asking to rotate the lights 180 degrees.
Commissioner Resha asked about sediment build up and what would happen with it.
Jeff Allegoet stated regular maintenance will be done by removing sediment from the forebays. Planner Spencer inquired if this would drain to Mallett’s Creek or Paint Creek.
Jeff Allergoet replied this would drain to the Ann Arbor drain.
Planner Spencer stated this was in Mallett’s Creek and asked if the Washtenaw County Drain Commissioner required any special BMPS to control phosphorous.
Chairperson Lirones stated there is a Mallet's Creek advisory committee and they are trying to rehab this creek.
Jeff Allergoet said they would check with the Drain Commissioner.
Commissioner Resha inquired about the 40 inch oak.
Jeff Allergoet stated there is a tree survey.
Commissioner Resha stated this tree appears to run into the building.
Planner Spencer stated the arborist has given instruction on trimming to protect the health of the tree. These instructions are part of the plan.
Jeff Allergoet stated and said the drains will be in a drainage district.
Motion by Commissioner Banush, supported by Commissioner Resha, to approve CSPA 02-05 Woodside Meadows [final site plan], with the following conditions:
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Provide 50 feet radius of tree protection around the 40 inch Oak as depicted in item 4.04 of the Township Planner's report dated April 25, 2003. 2. Address items 2, 4, 5, 6, 8, 12, and 13 of the Township Engineer's report dated April 23, 2003. 3. Enter into a Development Agreement with the Township before construction begins. 4. Conform with the Mallett's Creek [best management practices] requirements, including restriction of phosphates, from any source.
MOTION CARRIED
6.2 CSPA 02-26 Red Cross [submitted for discussion only]
David Estall, of Cornerstone Design, stated that since the final approval was given they have been working on the plans and have made some changes. He said they want to keep the arch details but they are expensive. They will keep some arches and gabled entrances. He continued that they would like to change the non public entrances and remove the gable.
Commissioner Ward asked if the enclosure on the east elevation was for the dumpster.
David Estall stated that was for a generator and they wanted to show on the elevations.
Commissioner Banush stated the changes looked like vinyl siding.
David Estall said siding will look like wood siding.
Chairperson Lirones stated that the look for any building in this area is to have a residential feeling.
Planning Spencer inquired if allowed to use EIFS material; would you still be able to retain the arches.
David Estall replied yes, it would be easier to work with. Commissioner Resha stated he felt this was still very attractive and has retained the arches in the public areas.
The consensus of the commission was that the new elevations were acceptable.
7.0 New Business
7.1 CSPA 03-07 Park Place for Business Unit 4 [submitted for preliminary site plan]
Planner Schmult reviewed his report and stated he felt there are 3 parking spaces that are too close to the entry point and suggest removing them but it would have an effect on the number of spaces and the layout. He said the sidewalk along Oak Valley Drive should be completed during Phase 1 of construction. He further said that Building 1 would not have a sidewalk internally until phase 2 is built. He also suggested every driveway should have street lights. He also noted he did not review the landscaping since it is a final site item and the parking will be revised.
Planner Spencer briefly reviewed the engineer's report stating the typical comments were made for a preliminary site plan including a 25 foot buffer strip around the detention pond is needed. He said this would be in the Mallet’s Creek watershed, adding there will be a meeting May 6th in Ann Arbor concerning Mallet's Creeks and this should be added to the existing Chapter 18 Drainage District. He also said Don Chisolm, the developer, of Park Place for Business is aware that the developer is responsible for lighting and sidewalks. He further said he reviewed the parking requirements and felt there should be 160 parking spaces. He also stated that once the floor plans have been received, he would be able to review and reduce the required number of spaces. He finished his comments by stating he would like a wetland consultant to confirm there were no wetlands on this site.
Chairperson Lirones stated she would like a temporary sidewalk up to the building even if removed for the next phase.
Commissioner Ward stated he has a problem with asphalt and asked if some other materials could be used.
Planner Spencer suggested brick.
Chairperson Lirones asked about using crushed concrete.
Planner Spencer stated that would be a problem for disabled people.
Earl Ophoff, the developer's engineer, stated they could remove the concrete or asphalt and reuse it.
Commissioner Ward stated he would like a guarantee this would happen.
Mark discussed some parking options that could be used including putting in the drainage easement as long as it did not change the drainage pattern.
Commissioner Banush asked if approvals were needed from the Washtenaw County Drain Commissioner and Road Commission.
Planner Spencer stated yes.
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Ophoff suggested removing stairway and elevator cores from the parking calculations since they are unpopulated space as well as the bathrooms and mechanical rooms.
Planner Schmult gave a brief history of how parking spaces have been determined in office areas and felt the current standard is sufficient.
Chairperson Lirones stated the plan should have room for the required amount of parking, but that some of it could be deferred.
Motion by Commissioner Ward, supported by Commissioner Luna to postpone CSPA 03-07 [Park Place for Business Unit 4 preliminary site plan] and to address the following issues:
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Provide the required parking spaces or area for deferred parking spaces as required by the Zoning Administrator. 2. Address the items in the Township Planner's report of May 1, 2003. 3. Address the items in the Township Engineer's report of April 25, 2003.
MOTION CARRIED
7.2 Proposed Rezoning [Resolution to Petition for Rezonings]
Chairperson Lirones stated this is a proactive rezoning to realign fragments within the Township with the Comprehensive Plan.
Planner Spencer stated there was one correction to the map for the 3 lots at State/Old State that should be changed to R & D (Research and Development).
Commissioner Resha inquired if these change would change the taxes.
Planner Spencer stated the current owner would not be affected.
Chairperson Lirones stated she personally has talked with some of the people involved and they are fine with the changes.
Commissioner Schneyer stated this process was tried about four years ago and the people involved were up in arms.
Chairperson Lirones states she was aware of that.
Planner Spencer stated he did not think that assessing had any of the properties listed as AG. He also said there are a few properties that are still non-conforming and also discussed a number of areas that should be rezoned and felt the Township was at risk to be sued for not permitting a reasonable use.
Commissioner Resha inquired about the property in back of the Glencoe Crossing going north to Clark Road and what that would become.
Planner Spencer stated that is the Arbor Pointe apartment complex.
Planner Schmult stated that the reason is to correct the inappropriate zoning classifications and this would help to eliminate any claim of not allowing a reasonable use.
Planner Spencer stated the properties chosen are mostly vacant property and could be used for commercial.
Commissioner Schneyer stated he felt the explanations given are logical, reasonable and acceptable.
Chairperson Lirones stated this would start the process.
Members and Staff discussed changes to the proposed resolution.
Motion by Commissioner Ward, supported by Commissioner Banush to approve the resolution to petition the Township Board to rezone the properties as depicted on the map submitted by Staff, as corrected (see attachment #1).
ROLL CALL VOTE:
Ayes: Schneyer, Griess, Banush, Lirones, Luna, Resha, Ward Nays: None Abstain: None Absent: None
MOTION CARRIED
8.0 Planner’s Report
Planner Spencer asked the members if they could help track down the people who are putting up the signs with 800 numbers. He said the problem his staff is having is that when they call and they find out it is Pittsfield Township, they hang up.
Assistant Planner Goddard explained the problems in trying to remove the signs and that they are using lag screws with washers and putting them higher and higher which is making it very difficult to remove.
Members and Staff briefly discussed the sign ordinance.
9.0 Chairperson’s Report
None.
10.0 Commissioner’s Report
Commissioner Banush inquired if there would be an upcoming meeting for Thistle Downs [CSPA 02-06].
Planner Spencer replied yes, the developer would like the second week of May and would like to attend the meeting.
Commissioners Ward and Banush along with Staff briefly discussed available dates for the Thistlewood Downs Committee.
Commissioner Schneyer questioned the reason for receiving a notice from Scio Township about them updating their Master Plan.
Chairperson Lirones and Commissioner Resha both stated the State requires them to notify us.
Commissioner Ward stated he along with the rest of the Commissioners received attachments to a couple of email files and he suggested the files be sent as PDF files.
11.0 Approval of Prior Minutes
None.
12.0 Adjournment
Motion by Commissioner Luna, supported by Commissioner Ward, to adjourn the meeting.
Chairperson Lirones adjourn the meeting at 9:05 p. m.
________________________________________________________________________ s/Julie Griess, Secretary May 15, 2003
Attachment #1
RESOLUTION TO PETITION THE PITTSFIELD CHARTER TOWNSHIP BOARD OF TRUSTEES MAY 1, 2003
WHEREAS, the Pittsfield Charter Township Planning Commission recognizes that many parcels in the Township are in zoning districts that do not match the uses designated for those parcels in the Township’s Comprehensive Plan, and
WHEREAS, the Planning Commission recognizes that a number of parcels are currently in zoning districts that do not provide for a reasonable use as depicted in the Comprehensive Plan, and
WHEREAS, the Planning Commission believes it is in the best interest of the citizens of the Township that the Township Board designate the zoning districts in the Township.
