REGULAR MEETING November 6, 2003 7:30 P.M.
PITTSFIELD TOWNSHIP PLANNING COMMISSION MINUTES
Members Present: Russell Banush, Julie Griess, Christina Lirones, Wilma Luna, Edward Resha, Andrea Urda-Thompson, Dennis Ward.
Members Absent: None
Other Present: Ann Stevens, Jerry Zapolaih, Jim Haeussler Haeussler, Andrea Kevrick, Ken Nieman, Dave Hughes, Carl Luckenbach, Mike Dyer, Assistant Planner Jennifer Black, Senior Planner and Zoning Administrator Mark Spencer, and Recording Secretary Marge Burkheiser and Laura Ford.
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 approve the agenda as presented.
Motion carried
4.0 Items from the Floor
None.
5.0 Public Hearings
5.1 RZ 03-06 Ivanhoe-Huntley, Morgan Road
PUBLIC HEARING HAS BEEN CANCELLED
Chairperson Lirones explained the reason for canceling the public hearing, stating that the property owner must sign the application and they have not at this time.
6.0 Old Business
6.1 RZ #03-02/CSPA 03-06 Peters Building Co./Webster (Legacy Heights formerly Heritage Commons) [rezoning/preliminary site plan - discussion only]
Planner Spencer reviewed a previous report of Planner Schmult asking for better clustering and that Washtenaw County Road Commission [WCRC] approval is still needed. He said they are suggesting lower maintenance plants for landscaping and that Engineering still has issues with the storm drainage narrative noting the August 21, 2003 report referenced three basins when there are only two basins shown on the site plans. He said the narratives must be corrected and preliminary approval from the WCDC must be based on this concept. He also said all drainage from the project including road drainage must go into the ponds and that no on-site drainage may be directed offsite. He further recommended that a Chapter 18 Drainage District be established for this project and any overhead utility lines should be re-located under ground.
Ann Stevens of Atwell Hicks stated the Township was provided the boring results and there is a clay base in basin "A". She said another option would be to over dig and put in a clay liner. She also said the Washtenaw County Road Commission stated they want a left turn lane on Maple.
Commissioner Resha asked if all the drainage from the homes and from the paved roads is going to Basin A.
Ann Stevens stated that seventy-five percent of the drainage is going to the central basin and twenty-five percent of the drainage is going to the southeast basin. She said the amount of drainage going to each basin depended on the size of the basin. She also stated that they are designed to hold two back to back one hundred year storms.
Ann Stevens said they have not submitted a storm drain system narrative.
Chairperson Lirones talked about the benefits of an infiltration basin, stating the alternative is to create a man made pond.
Planner Spencer asked Ann Stevens what kind of maintenance plan they will have.
Ann Stevens explained there will be maintenance of sediments and native plants in the infiltration ponds.
Jim Haeussler explains maintenance would be part of the Home Owners Association agreements.
Commissioner Ward said he would support an infiltration pond since there would be schedules for maintenance. He stated he would like the applicant to consider the home owners responsible for the maintenance. Ann Stevens explained this would be part of the [maintenance] agreement, and would need to be inspected and maintained.
Jim Haeussler said he understood, would try to inform the residents and that the information would be part of the documents provided to the residents. He briefly explained some changes that have happened over the years regarding maintaining and inspecting the drains.
Commissioner Resha asked if all the homes will be on a septic system, and how would torrential rains affect the ponds drain fields.
Ann Stevens felt there would not be any problems with drainage and septic fields. She said the septic fields are separated from the basins for that reason and felt it is highly unlikely that the two would interact.
Jim Haeussler said all borings for perks showed dry ground and felt there would not be any problems.
Commissioner Banush asked how we can be assured this type of soil would support the native plants that would be deep rooted to achieve our drainage objective.
Ann Stevens stated they do take into account the soil when they choose the type of vegetation. The prairie grass that was selected is suitable to a sandy site like this area.
Chairperson Lirones asked if they were considering limiting the use of phosphorus fertilizers.
Ann Stevens stated they would try to educate the people although it would be difficult. They can put this on the plans.
Planner Spencer suggests adding this to the master deed and the home owner’s by-laws.
Jim Haeussler stated he will add this to the master deed.
Planner Spencer stated the Home Owners Association should be the first line of responsibility to maintain the storm drainage systems and create a Chapter 18 drainage district and said these will be added to the resolution for approval.
Chairperson Lirones revised items mentioned in the Engineering report and asked about the overhead lines.
Both Ann Stevens and Jim Haeussler thought there were not any overhead lines but would check.
Motion by Commissioner Banush, supported by Commissioner Resha, for RZ #03-02/CSPA #03-06 Peters Building Co. /Webster, to direct staff to write a resolution to recommend approval to the Township Board after review of a new submittal that addresses the Township Engineer’s report of October 9, 2003 and the Planner’s report of October 9, 2003 and to direct the applicant to provide the following:
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Submit preliminary approval from WCRC.
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Final site plan must comply with the Township Engineer’s report of October 9, 2003.
MOTION CARRIED
6.2 CSPA 03-18 Oak Valley Branch Library
[submitted for preliminary site plan]
Chairperson Lirones stated she had been contacted by Jodie Parker of the Ann Arbor District Library (AADL) and they are happy with the idea of a conversation easement, and the Township working with the library.
Planner Spencer reviewed Carl Schmult’s report stating; the building capacity is 240 which makes parking adequate, and the trash enclosure has a small encroachment into the wetland to keep trash behind the building. This was worth the small amount of the encroachment into the wetland buffer. He discussed access management issues. He added they worked with the fire marshal and the Engineers to solve the fire access issues and they made small changes to the basin and the utilities. He said the applicant is asking to be added to the Chapter 18 drainage district and that preliminary approval has been received from the Road Commission and the Drain Commissioner. He gave some description of how the Vactor truck operates and the need for the distances between manholes.
Commissioner Banush stated he was not concerned with the access management.
Chairperson Lirones asked the applicant if a traffic study has been done.
Carl Luckenbach of Luckenbach and Ziegelman Architects stated a traffic study has not been done at this time but may be for the final site plan. He said he will either provide supporting data or will meet the 250 foot separation requirement at the time of the final site plan.
Planner Spencer said if research has not been done or a letter stating adequacy per the [Trip Generation] manual would be satisfactory without doing a full traffic study.
Motion by Commissioner Ward, supported by Commissioner Resha, to approve the preliminary site plan for CSPA #03-18 Oak Valley Branch Library with the following conditions:
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Place a conservation easement that is acceptable to the Township on the depicted wooded areas and wetlands, as a condition of final site plan approval.
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Provide evidence that this site will generate less than 50 trips inbound and outbound, during any one hour period.
MOTION CARRIED
7.0 New Business
7.1 CSPA 03-22 Huron Valley Ambulance [preliminary site plan - discussion only]
Planner Spencer stated this was a warehouse for medical offices, a training facility and a morgue. As the Zoning Administrator he determined the morgue and the training facilities required a Conditional Use Permit. He continued, the bulk items on the plan need to be calculated correctly, also the net lot area needs to be calculated and included on the plans. The Planning Commission should discuss the building layout to save more trees. There are two potential building expansions but no parking expansions.
Planner Black reviewed Planner Schmult’s report. The Applicant needs to provide the data for the initial and final stages of development. The first and second floors need to be identified and the area for the second floor needs to be shown.
Planner Spencer reviewed the Engineer’s report. An area plan needs to be developed. Utilities cannot land-lock other properties, extensions need to be made to the utilities. The turning radius at each entrance needs to be increased per the fire marshal. The permanent wet portion of the pond should be aerated. Preliminary approval from the Drain Commission and Road Commission needs to be obtained.
Chairperson Lirones asked if this was in the Ann Arbor sewer service district.
Eric Wernette of Midwestern Consulting, replied yes.
Planner Spencer stated the Township will work with the applicant on mitigation with, the City of Ann Arbor.
Chairperson Lirones stated the previous application showed a radio tower and asked if this was going to be a county facility.
Eric Wernette stated they have had discussions on the radio tower issue at the site. The Medical examiner offices may be located here, but nothing has been finalized.
Dale Berry, President of HVA, stated that the dispatch center was not included; but they will have their own communication center.
Planner Spencer asked if a tower of less than 20 feet on top of this building would be adequate for there services.
Jerry Spalding stated that with the height of the building and an 18 foot tower, they will be able to obtain their line of sight to the communication towers. If that’s not achievable they should know that before we get the final.
Commissioner Ward recommended they get a consultant.
Planner Spencer stated a communication tower is not permitted in this district. Although a tower less than 20 feet may be attached to any building as a permitted use.
Chairperson Lirones asked if the morgue will need to be a conditional use permit.
Planner Spencer stated this needs to be a conditional use as a medical laboratory.
Chairperson Lirones asked if this touches the Heatherwood Condominiums.
Planner Spencer stated yes and that the water tank is in the same condominium. The Planning Commission may accept other alternatives instead of a transit strip, such as a masonry wall.
Jerry Spalding stated it was their intention to buffer the area with trees and natural vegetation.
Dale Berry said the morgue building is for the county and will be used by the medical examiner.
Commissioner Resha asked how big the morgue area will be.
Eric Wernette answered the morgue will be 6,000 square feet including the garage.
Chairperson Lirones asked about the heritage trees, and the possibility to save some of the natural features.
Eric Wernette stated he did not believe they disturbed any of the heritage trees but they have not determined what trees are in the area. Planner Spencer stated he was not sure if the trees are heritage but there are nice groves of trees on the site.
Eric Wernette and Staff discussed the location of trees and types on the site.
Staff asked if applicant would try to work around some of the groves of trees on the site along and provide some buffering along the freeway side of the site.
Planner Spencer asked applicant to consult the Mallet’s Creek Committee via [City of] Ann Arbor planning office.
Commissioner Ward asked the applicant if they considered the traffic issues for the area and the times of day they would impact traffic.
Dale Berry said this would not be like a dispatch station and he did not think there would be many dispatch issues from the site. He stated the current location at the County Service Center is not good either and this would be better along with a second access point.
Commissioner Ward clarified the Zoning Administrator’s report advised the applicant that a Conditional Use Permit would be needed.
Dale Berry stated he was aware that a Conditional Use Permit was required.
Commissioner Ward asked about the further expansion of the building.
Eric Wernette stated one expansion is for maintenance of the ambulances, and the other would be an office area. He also said they are not expecting any increase in parking spaces.
Planner Spencer added that with the addition of an office area and training facilities more parking spaces will be required. He also said that future planning for this will need to be made.
The applicant added he will talk to the builder about this matter.
No motion—discussion only.
7.2 CSPA 03-23 Runway Plaza #10 [preliminary site plan – discussion only]
Planner Spencer reviewed his Zoning Review report and added that if the Planning Commission approves two phases the second phase must start within 180 days or it requires a new site plan. He said the Engineering report is requesting basic information. He also said the Fire Marshal made a few changes in the location of fire hydrants. He further stated that information such as a storm drainage narrative, an area wide drainage map, and preliminary approvals from the [Washtenaw County] Road Commission and [Washtenaw County] Drain Commissioner needed to be obtained. He also said the Township would need evidence of less than fifty trips vehicle per peak hour.
Assistant Planner Black reviewed Planner Schmult's report stating the applicant needed to show the location, type, and size of the trees 8 inches or larger and if there are none then a note stating that would need to be added. She said the applicant needed to check the vehicle circulation for semi-trucks to be sure they can exit without crossing the east curb of the driveway. She also said the paved length of the parking spaces should be reduced to 18 feet. She further stated the Planning Commission should note that the parking areas will not have curbs and that the applicant suggested wheel stops in place of curbs. She said the Planning Commission should decide if curbs should be provided.
Planner Spencer stated that in the past the Planning Commission has asked for curbs as opposed to wheel stops around all driveways and parking lots.
Dave Hughes of Vanston-O'brien, stated they have an active grading permit for the site and there are not any trees over 2 inches in diameter. He said the company has a small work force and would like to defer the parking and that even after Phase I and II they will still have a lot of area on the site.
Planner Spencer suggested "ribbon curbs" as an alternative.
Dave Hughes stated he was hoping Phase I and II will be concurrent. He also said all storage will be inside the building.
Commissioner Banush asked that the elevations be in harmony with the surrounding area.
Dave Hughes stated this building will be similar to the rest of the park.
No motion—discussion only
8.0 Planner’s Report
8.1 CSPA 01-10 Discount Tire [discussion only] (west side of Carpenter Rd between Packard and Ellsworth, Section 11)
Planner Spencer gave a brief history of the project stating there are some minor improvements to be made to the plan. He also stated the sign permits would be a separate matter and they are proposing two wall signs but only one wall sign is allowed. He said the concern tonight is the elevations and the sidewalk on the site. Mr. Spencer with Mike Dyer, engineer for the applicant, showed the site plan and discussed the location of a possible sidewalk noting the addition of a sidewalk may make the plan exceed the maximum lot coverage of 60% slightly.
Commissioners, staff, and applicant's engineer discussed possible solutions including reducing the number of parking spaces. They all agreed they would like the sidewalk on the site.
Staff questioned the building materials and whether there would be outside storage.
Mike Dyer stated there will be no out door storage.
Planner Spencer asked Mr. Dyer to provide a line drawing of the elevations for the file records.
Mike Dyer agreed to provide the drawings.
No motion—discussion only
9.0 Chairperson’s Report
Chairperson Lirones reminded the Commissioner’s that there is a MDOT public meeting on U.S. 12 November 19, 2003 and encourages everyone to attend.
10.0 Commissioner’s Report
Commissioner Ward provided an article from the Wall Street Journal on the Rails to Trails program.
Commissioner Banush stated that some Commissioner’s attended the Washtenaw County Planning meeting. The next meeting will be in the spring.
11.0 Approval of Prior Minutes
None.
12.0 Adjournment
Motion by Commissioner Banush, supported by Commissioner Luna, to adjourn the meeting.
Chairperson Lirones adjourned the meeting at 9:20 p.m.
__________________________________________________________________ s/Julie Griess, Secretary December 11, 2003
