Pittsfield Charter Twp, Michigan

REGULAR MEETING October 16, 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.

Others Present: Sylvie Adams, Tom Zeimet, Tracey Skrocki, Frank Sorise, Peg Long, Paul Capling, Brad Klintworth, Assistant Planner Jennifer Black, Senior Planner and Zoning Administrator Mark Spencer, and Recording Secretary Jennifer Franklin.

1.0 Call Meeting to Order at 7:30 p.m. / Determination of a Quorum.

Chairperson Lirones called the meeting to order at 7:35 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

Paul Capling, 7025 Michigan Avenue, owner of Salon Luminosity, stated his comments were concerning the proposed Wal-Mart issue. He expressed his thanks to the Planning Commission for not allowing Wal-Mart to have the generic type of store. He also said as a small business owner he feels scared by Wal-Mart and so are others in the community. He also said his business provides jobs and benefits for his employees and his money goes to a local bank whereas Wal-Mart banks out of state. He wanted to know what he could do or what the Planning Commission could do to stop Wal-Mart. He further noted the possible demise of businesses, such as the two local garden shops and those small businesses could have a lot of their business taken away. He said his employees make a living wage, own homes, have cars and families and Walmart pays poverty wages to their employees.

Peg Long, 7370 Michigan Avenue, owner of Salineflower Land, stated she felt Mr. Capling's comments were well put and she would like to add additional comments concerning the traffic impact in this corridor. She stated she cannot imagine what traffic will be like with the opening of the school (Saline Schools). She said she knows the road needs to be widened but there are some planning issues. She stated she has also been told Walmart will be closing their other store eight miles away, due to the type of clientele and she did not want that problem in Pittsfield [Township]. She feels the proposed store is too close to the schools.

5.0 Public Hearings

None.

6.0 Old Business

6.1 CSPA 03-12 CFI-Addition [submitted for final site plan]

Assistant Planner Black reviewed the Zoning Review stating at the last meeting parking was determined to be acceptable and deferring 111 parking spaces will be accepted. She said the site plan met all requirements.

Senior Planner Spencer noted some changes on the site plan. He said there is no grading shown until there is a need to build the deferred spaces. He also suggested that the Planning Commission needed to determine if the trees are adequate on the site and that the thirty-three trees be deferred until the additional parking is added. He noted the lighting and grading plan will need to be returned for review and approval. He reminded the applicant that the deferred parking space plan is valid for five hundred and forty-five days.

Commissioner Ward noted a tree was listed as “tree” #21 and said he would like the type of tree added.

Motion by Commissioner Ward, supported by Commissioner Resha, to approve CSPA 03-12 CFI-Addition preliminary and final site plan and accept the proposal to plant 33 additional canopy trees instead of the required 69 trees, with the following conditions:

1. The applicant shall provide written justification for deferring parking that is acceptable to the Township Planning Staff. 2. Comply with the issues raised in items number 1, 2, 3a through 3j except 3h., 5, and 6 of the Township Engineer's report of October 8, 2003. 3. Comply with item number 3 and 4.03 of the Township Planner's report of October 8, 2003. 4. Submit grading and lighting plans for Township approval if the deferred parking is to be constructed. 5. The 33 proposed trees shall be required when and if the deferred parking is developed.

2. The Township supports the deferred parking which minimizes impervious surfaces; however, should the applicant choose to construct the parking at a later date, the applicant should understand that this site plan approval is valid only for 545 days after Planning Commission approval and any new rules or regulations shall be applied after that time period.

3. Clarify the species of tree number 21.

   MOTION CARRIED

7.0 New Business

7.1 CSPA 03-21 Runway Plaza Lot 26 [submitted for discussion only]

Assistant Planner Black reviewed her Zoning Review; stating the plan met the required setbacks. She said the applicant needed to provide proof there will be less then 50 inbound and outbound trips per peak hour. She also said there are some access management issues the Planning Commission may consider and waive. She said the plan shows two phases and that parking is based on the number of employees. She also noted the land split must be approved by the Township Board of Trustees.

Planner Spencer reviewed the Engineering comments stating an area wide map and a drainage map are needed. He said the Fire Marshal is going to require access to three sides of the building, and also recommended moving a fire hydrant. He also said most of Planner Schmult's comments have been covered although there were some grading comments. He said this site does have extensive amount of trees and must meet Chapter 19 of the Land Development Standards.

Chairperson Lirones asked why there is a large amount of proposed parking.

Planner Spencer stated there is a lot of proposed parking and the applicant will need to provide some justification for that.

Brad Klintworth, applicant, stated they want to develop a news paper distribution center. He said they are currently in a small facility at State and Ellsworth and there will be approximately 31 carriers. He then gave a description of operations and times involved. He noted the carriers would come in to pick up their papers and leave; this is the reason for the excess amount of parking. He also said they have taken the locations of the trees into consideration to design the building and road around them. He noted they may be short a few trees and they are considering this as a long-term facility.

Chairperson Lirones questioned the amount of parking and if it is possible to be reduced.

Brad Klintworth stated they will review the access management to meet the requirements.

Planner Spencer asked for something in writing stating why the amount of parking is necessary. He also asked how many semi trucks were going to be on site at one time.

Brad Klintworth stated there will be one semi-truck at a time at different times of the day. He gave a description of paper delivery, and explained that the truck wells are flat for sixty feet because the paper arrived on carts. The papers are then un-strapped, unloaded and the carts are returned to the truck.

Commissioner Ward asked if all 31 vehicles needed to show up at the same time.

Brad Klintworth stated that on Saturday and Sunday the trucks do show up at the same time and usually the trucks arrive within 15 minutes of their expected arrival time.

Chairperson Lirones asked if the paper carriers are there around 1:00 a.m.

Brad Klintworth stated this is one of the last stops for the [delivery] trucks and the time will generally be between 1:00 a.m. to 3:00 a.m.

Commissioner Banush asked if the 31 vehicles would be a worst case scenario on the weekends, and what is the case during the week when there are separate paper deliveries.

Brad Klintworth said 31 vehicles would be the worst case scenario and that he was not sure what the weekday scenario will be.

Chairperson Lirones asked how big the distribution area is.

Brad Klintworth said the area covers Saline, Pittsfield, and Ann Arbor; mostly everything west of US 23.

Commissioner Banush asked where the distribution point is right now.

Brad Klintworth stated they are in a 30,000 square foot building in the State and Ellsworth area. He said there are only four parking spaces provided.

Commissioner Ward stated he was concerned about future expansion in the area.

Brad Klintworth said he is obligated to have 35 parking spaces and the site could accept more building on it.

Commissioner Ward stated he felt the number of parking spaces is pulled out of the sky; he would like to see data to support the amount of parking.

Brad Klintworth stated they do have that number of carriers and they did increase the number of papers per truck.

Commissioner Ward restated he would like to see written justification.

Commissioner Luna asked if there would be other people who would need to park other than the carriers. Brad Klintworth stated there are three full time employees and he would get information on how the number was determined.

Commissioner Banush thought Ann Arbor [News] has a staggered delivery program for the papers to be picked up. He commented we need to look at the future since areas such as York [Township] are growing rapidly.

Brad Klintworth said he could supply what the area of the district is if the Planning Commission could figure the growth of the area. He stated this building is 4,000 square feet larger than the current location and that there has been a lot of thought put into this location.

Chairperson Lirones stated that item 4.04 in Planner Schmult's report notes the trees located in the area in a large island behind the building could be saved by eliminating the proposed grading in the area.

Brad Klintworth stated they will review the area and see what they can possibly do.

Commissioner Banush suggested the applicant may want to ask for approval from the Washtenaw County Road Commission.

Planner Spencer stated no motion is needed although evidence that the peak in and out traffic is going to be less than fifty trips would be required. He also said they cannot take action at this time until approval is received from the Washtenaw County Drain Commission and the Road Commission. He did not think this will be a problem since this is an existing lot. He also said the owner needed to petition the Township Board concerning the lot split and that Staff would make the recommendation to the Board.

Brad Klintworth had questions concerning the water main and the utilities running up the drive instead of in front of the property. He said if they are put across the front they will lose about ten trees, which was the reason for having it come up the driveway.

Planner Spencer suggested adding the reason and other comments in the revised plans so it can be discussed at the staff meeting with engineering.

Tracy Skrocki of Alpine Engineering commented on the sidewalk.

Planner Spencer asked what the estimated amount of trees that was to be removed.

Brad Klintworth said he thought the DBH was 170 inches.

Chairperson Lirones explained ambitions for mitigating trees if on site was not possible.

Tracy Skrocki asked what was meant by fire access.

Planner Spencer stated they need three sided access and will possibly need to rearrange the front entrance for the fire truck access. Chairperson Lirones listed items for the applicant that will need to be addressed including items 2.0 through 3.01 and items 3.06, also items 4.03 through 4.07 of the Townships Planners Report of October 10, 2003, and items 3, 4, and 5 of the Zoning Review dated October 10, 2003, that information in writing needed to be provided explaining the proposed parking and access management, and the property owner needs to petition the Township Board for the lot line to change.

8.0 Planner’s Report

Planner Spencer updated the Members on the Township's search for a second Assistant Planner. He also updated Members concerning enforcement of SalineFlower Land and Nature's Garden Center stating he has talked with both businesses and the need to resubmit a revised Conditional Use Permit (CUP) for review and that at this time nothing has been received.

Peg Long stated excavation has started and they have moved the piles of bark further back on the property.

Chairperson Lirones explained Nature's Garden Center was complaining about SalineFlower Land and with increasing business and changing times, a new Conditional Use Permit is necessary.

Planner Spencer stated there are a number of items that are not permitted with the Conditional Use Permit that was applied for. He said they may a need for a site plan also, because of the storage of materials that are not in the right area. He also noted a depiction of the whole property is needed.

Peg Long stated they have acquired the property to the east of the store and thought they may not have to rezone.

Planner Spencer stated [to expand the business to this property] would require a Conditional Use Permit. He suggested submitting an application to the Township and if a parking lot is involved an Engineer’s Site Plan is required. He noted approval from the [Washtenaw County] Drain Commissioner would be needed and a detention system may have to be installed for the drainage. He said the Planning Commission may or may not approve an unpaved parking lot and that the Land Development Standards usually require a dust free parking lot.

9.0 Chairperson’s Report

None.

10.0 Commissioner’s Report

Commissioner Resha asked about the status of the Baymont Hotel.

Planner Spencer stated they have received a new plan which has not been reviewed and they now have a grading permit.

Commissioner Resha asked if they will need to return to the Planning Commission.

Planner Spencer stated that it is not likely they will have to return to the Planning Commission, although, if they change the landscaping plan, they may need to return. He said he thought work would start in a few weeks.

Commissioner Banush asked about the status of the Mayflower Hotel in regards to the Fire Department.

Planner Spencer said they had a pre-development meeting with the owner, and they have a tentative proposal for an Arby’s, a car wash, and a possible strip center on this site. He said access issues were discussed concerning the driveways that were in the tentative site plan.

Commissioner Ward asked about the restaurant at the US 23 interchange on the northwest corner of Michigan Avenue, noting it is slowly changing.

Planner Spencer stated the restaurant is planning to open soon and they have changed the sign. He also noted he has received some comments about the lights at the Sunoco gas station; the lights are causing a glare. He also said there have been complaints about the lights at the Express Mart. He informed the Commissioners that Staff is working on a stand alone lighting ordinance to take to the Board of Trustees.

Commissioner Banush reminded the Commissioners about a meeting at the Washtenaw Intermediate School District, October 22, 2003 at 7:00 p.m. on Wagner Road. He said this meeting is for the County Comprehensive Plan.

11.0 Approval of Prior Minutes

Motion by Commissioner Resha, supported by Commissioner Luna, to approve the minutes of August 7, 2003 as corrected.

MOTION CARRIED

12.0 Adjournment

Motion by Commissioner Resha, supported by Commissioner Ward, to adjourn the meeting.

MOTION CARRIED

Chairperson Lirones adjourned the meeting at 9:00 p.m.

________________________________________________________________ s/Julie Griess, Secretary December 11, 2003