REGULAR MEETING May 15, 2003 7:30 P.M.
PITTSFIELD TOWNSHIP PLANNING COMMISSION MINUTES
Members Present: Russell Banush, Julie Griess Christina Lirones, Wilma Luna, Edward Resha, Norman Schneyer
Members Absent: Dennis Ward
Others Present: Dave Hughes, Phil Conlin, Jerry Helmer, Sarah Allen, 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 Banush, supported by Commissioner Resha to approve the agenda.
Commissioner Resha noted an error in item 7.1 that the number should be CSPA 02-19 and not CSPA 02-21.
Motion and agenda amended to reflect the correction.
MOTION CARRIED.
4.0 Items from the Floor
None.
5.0 Public Hearings
None.
6.0 Old Business
None.
7.0 New Business
7.1 CSPA 02-19 Arbortech Industrial Park [submitted for discussion only]
Dave Hughes, of Vanston O'Brien, related general information about the location and site and the area. He stated the site already had a storm water system approved in the year 2000 and this property is outside the water service area and will be on a well and septic system. He also said there are no wetlands or trees on this site and this is a flat piece of land. He further said this project will have three uses, including an auto body shop, equipment repair and a mini storage facility. He said this site will be built in two phases and there will be some outside RV storage on site.
Chairperson Lirones inquired the location of the RV storage area.
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Hughes explained the storage area would be the south building area.
Commissioner Banush asked if the intention is to use the equipment repair site for painting.
Dave Hughes stated painting could be part of the repair process and there will be painting at the auto repair shop.
Commissioner Resha asked if there would be an enclosed area in the auto repair.
Dave Hughes said he thought there would be a fenced in area for storage but did not feel there would be a lockable gate between the areas.
Commissioner Resha stated in reviewing the site plan, there was a 25 foot area in back of the building that appears to be a fenced area.
Members, Staff and the applicant discussed the location of the fencing shown on the site plan.
Dave Hughes stated the parking calculations are in error, as pointed out by the Zoning Administrator, and the next submittal will show the corrections. He also said the additional parking would create a large amount of hard surface that is not needed and would like to defer some of the parking.
Chairperson Lirones stated they would like to defer some of the parking but did not feel this project is ready at this time.
Planner Schmult reviewed his report and noted the building to the south would have four units with overhead doors facing Platt Road. He said they are set back from the road and could be landscaped to block the view from the road. He also said the Fire Marshal would need the drives to be wider for the trucks to have adequate room. He further said the driveways should be aligned and that additional parking is needed. He continued and said there are a number of items that are final site plan items and there is a transition strip that needed landscaping which is past the south building to the property line, adding this is important since the park is on this side. Chairperson Lirones asked why there was not a transition strip on the north side of the property.
Planner Schmult explained that the property to the north was also in an I-2 district and therefore a transition strip was not required.
Chairperson Lirones wondered if the lack of a transition strip was a self-created problem, since site work was done before a site plan was submitted.
Planner Schmult stated this is an unusual situation but it could be corrected.
Dave Hughes stated that if this detention pond was constructed today it probably could not be done. He also noted the pond has a flat bottom.
Phil Conlin, developer, stated the detention pond was designed to protect Lillie Park's water system and protect the Township. He noted over two years were spent to design the system and this was the design recommended.
Chairperson Lirones inquired who did not allow another design.
Phil Conlin stated the design was done by Peter Pollock, of Pollock Designs and Roger B. Gaugler with approval by the Washtenaw County Drain Commission (WCDC). He said this was done to be sure the water quality was protected. He also said the transition strip could be done unless you want to put a wall up. He continued by saying they did not want a wall nor feel it would enhance the parks.
Chairperson Lirones stated the Planning Commission is trying to determine how this all happened.
Planner Schmult stated he felt it would be better to use landscaping and that a wall would not look right.
Phil Conlin stated the Planning Commission has reviewed the plans in the past and this project has been thought through.
Planner Schmult said that perhaps the detention pond is not changeable at this time.
Jerry Helmer, property owner, stated he believed there is almost 50 feet between the sidewalk and the detention pond (on the park side) and felt there is enough room to plant a double row of blue spruce, which when grown will block any view. He also said the detention pond was designed as if this is a 20 acres site of pavement. He further said that he felt with the dense growth at Lillie Park, you would not see into this site. He and Mr. Conlin said they are also concerned about this industrial park in the center of the Township Park. He also said they had offered to sell this parcel to the Township for the park.
Chairperson Lirones stated there was an offer to purchase the property some time ago but the price was well out of the range for the Township to consider.
Phil Conlin stated he has had discussions with the Township Supervisor about the possibility of trading property and said he was willing to work to make this possibility.
Planner Spencer reviewed his report and stated the uses proposed are permitted in an I-2 district. He noted additional parking is required for the auto repair area and the equipment repair facility. He further said the driveways would need to be lined up to meet the Access Management Plan. He stated the applicant was allowed to get permits from the Washtenaw County Road (WCRC) and Drain Commissioner (WCDC) and felt since the detention pond was designed for 100 percent pavement there should not be a problem with the required permits. He suggested to the applicant they review the State laws concerning land division and they might want to plan for future land divisions. He also stated the engineer has concerns about the spacing between buildings so there is enough space for a turning radius, as did the Fire Marshal.
Commissioner Griess stated that on the east side of the property there appears to be a lot for future use.
Phil Conlin stated yes but currently there were not any plans.
Commissioner Banush stated Commissioner Ward's comments should be considered and read.
Chairperson Lirones read comments from Commissioner Ward.
Dave Hughes stated the roll off containers would be for construction debris and they would be empty upon returning to the site. He also said they would be on site for repair and storage only.
Planner Spencer inquired if the comments about the containers concerned the All In One Disposal Company.
Dave Hughes replies yes and stated he did not feel this was the appropriate time to discuss.
Planner Spencer stated the Zoning Board of Appeals is working on this and as Zoning Administrator felt the use required a Conditional Use Permit; the applicant has challenged that decision. He also stated the Township has been notified there has been a State Violation issued to All In One Disposal at their current site.
Dave Hughes stated he felt this design is the best to control and prevent anything coming off the site.
Chairperson Lirones restated Commissioner Ward's comments about the gravel storage area and asked where the storage area would be.
Dave Hughes pointed out the area.
Commissioner Resha asked if the gravel was going to be used for the RV storage area. Dave Hughes stated he believed there is an error on the plans and the RV storage has been removed. He also stated the overhead doors of the mini storage can be removed or the units moved. Commissioner Resha inquired about the height of doors.
Dave Hughes replied he thought they were 8 feet high. He also said there is a 6 foot fence at the edge of the pavement and you would not see the doors.
Commissioner Banush stated that considering Planner Schmult's comments concerning the distance of the building from the road and with landscaping, visibility of the units would make the door height a non issue.
Chairperson Lirones stated the Township will look at our park plans concerning the transition strip.
Jerry Helmer stated there is a pile of asphalt on the property left from a sidewalk replacement project.
Chairperson Lirones stated the Township would see to it that the company responsible removes it.
Jerry Helmer stated he would like to see intense landscaping to prevent complaints.
Chairperson Lirones asked that the applicant consider using tame colors for the building, not loud or orange type colors.
Jerry Helmer agreed with the Chair.
Phil Conlin asked who did the landscaping for the south line at Lillie Park.
Chairperson Lirones replied Peter Pollock.
Phil Conlin state he would contact Mr. Pollock and coordinate the landscaping.
Chairperson Lirones asked if there is room to add additional landscaping.
Planner Spencer stated there was room to add some landscaping and the applicant should consider more on the northside. He also said that the railroad could come through and remove all the existing landscaping on their property.
Members and Staff discussed various ideas for landscaping.
Dave Hughes stated the wall was an issue.
Commissioner Griess inquired what was to keep people from wandering over to the facilities.
Planner Spencer stated each area would be fenced and he also reminded the applicant that the fencing would need to be high enough to screen whatever is stored outside.
Dave Hughes asked about the vehicular movement on the site and that one way is being requested. He said he has had other projects in Pittsfield and wondered why this one was different. Chairperson Lirones suggested the applicant work with staff to resolve that issue
Dave Hughes agreed to working with Staff and also stated he would be in contact with the Fire Marshal.
7.2 RZ 97-12/SP 99-4 Willow Pond [submitted for a minor/major change to the PUD]
Planner Spencer briefly reviewed Assistant Planner Goddard's report stating this was a request to reduce the side yard setback for lot 28 Willow Pond. He also stated this was due to a construction error on the part of the builder. He continued that this was brought to the Township's attention and was something that normally would not have been caught but was found on the "as-built" plans that were submitted.
Chairperson Lirones read comments submitted by Commissioner Ward. He stated, in part, he agreed this was a minor change.
Motion by Commissioner Banush, supported by Resha, this is a minor change to RZ 97-12/SP 99-4 Willow Pond.
Discussion by members and staff about the differences in the garage sizes. It was stated the submitted site plans only address the lots and not the size or design of the building.
ROLL CALL VOTE:
Ayes: Schneyer, Griess, Banush, Lirones, Luna, Resha Nays: None Abstain: None Absent: Ward
MOTION CARRIED
Motion by Commissioner Banush, supported by Commissioner Luna, to approve the Resolution of Approval For A Minor Change to RZ 97-12 Arbor Meadows (Willow Pond) Yard Requirement May 15, 2003 (see attachment #1).
ROLL CALL VOTE:
Ayes: Schneyer, Griess, Banush, Lirones, Luna, Resha Nays: None Abstain: None Absent: Ward
MOTION CARRIED 8.0 Planner’s Report
None.
9.0 Chairperson’s Report
None.
10.0 Commissioner’s Report
None.
11.0 Approval of Prior Minutes
11.1 Minutes of April 17, 2003
11.2 Minutes of May 1, 2003
Motion by Commissioner Resha supported by Commissioner Luna, to approve the minutes of April 17, 2003 and May 1, 2003, as they were sent out and corrected.
Members and Staff discussed a portion of the minutes from May 1, 2003 page 2, of comments made by Commissioner Schneyer questioning the engineer's authority to require second meters for multi-family housing. Staff said it was not required. The Commission and Staff discussed water fees. It was stated there is a minimum usage charge for home use of 15 units [which included sewage charges] per billing cycle (of three months) and no minimum bill charge for a second meters.
The motion was amended to include "which includes corrections to May 1, 2003 page 2, as discussed".
MOTION CARRIED.
12.0 Adjournment
Motion by Commissioner Luna, supported by Commissioner Resha, to adjourn the meeting.
MOTION CARRIED.
Chairperson Lirones adjourned the meeting at 8:59 p.m.
________________________________________________________________________ s/Julie Griess, Secretary June 5, 2003
Attachment #1
RESOLUTION OF APPROVAL FOR A MINOR CHANGE TO RZ 97-12 ARBOR MEADOWS (WILLOW POND) YARD REQUIREMENT May 15, 2003
WHEREAS, the Pittsfield Township Planning Commission has received a letter from the petitioner requesting a minor change to the approved envelope for Lot 28, 4141 Willow Pond Drive, and
WHEREAS, the Commission has determined that a modification of 10 inches to the side yard setback of Lot 28, in the Willow Pond subdivision, is a minor change to the PUD [RZ 97-12 Arbor Meadows], and
WHEREAS, the approval of this modification will not cause the adjacent home to be closer than 10 feet to the home on Lot 28 with the reduced side yard setback.
NOW THEREFORE BE IT RESOLVED, that the Pittsfield Township Planning Commission approves a minor change to RZ 97-12 Arbor Meadows to allow a side yard set back of 4.2 feet for lot 28, 4141 Willow Pond Drive, on the driveway side of the home.
