REGULAR MEETING September 4, 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: Elizabeth Cole, Joyce Fitch, Mary Furey, Katie Scott, Michele Szezypka, Mark Fayce, Laura Mason, Mr. and Mrs. Hesse, Thomas Hamilton, Sue Levlert, Marjorie Uren, Kurt Gulbrand, Deborah Gulbrand, Andrea Urda-Thompson, Earl Ophoff, Judith Walter, Jim Walter, Nick Miller, Steven Cortese, Brian Otlun, Samaha Hauom, Ehab Samihi, Shabbir Khan, Shalreel Muhammad, Jeffrey Marine, M. Krishrappa, S. Stone, John Norton, Troy Williams, Gary Shapiro, Assistant Planner Jennifer Black, Senior Planner and Zoning Administrator Mark Spencer, and Recording Secretary Marge Burkheiser.
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 Ward, supported by Commissioner Luna, to approve the agenda, as presented.
MOTION CARRIED
4.0 Items from the Floor
Chairperson Lirones gave a brief explanation about the review process of the Comprehensive Plan and the procedures that would be followed. She then opened the floor to comments.
Tom Manchester, Attorney, 206 N. Huron, Ypsilanti, representing the owners of Hickory Woods Golf Course, stated he would like the Commission to reopen the entire plan and specifically consider the rezoning request. He said the golf course did not change the neighborhood, the subdivisions changed the neighborhood, and changing the golf course would be consistent with the changes that have been made. He also said the owner of the golf course has lost money over the past four (4) years and every year the amount lost increases. He further stated the owner has tried to raise fees but in turn lost business doing so. He requested the Commission change this property in the Comprehensive Plan to residential.
Gary Shapiro of Ivanhole-Huntley, stated they want to develop the property on Morgan Road just west of US-23 and east of Platt Road [the Johnson - Robert’s property]. He said there is an opportunity to do a creative development. He also said he knew there are wetlands on the property and the road would be a major collector road through the property. He requested the Commission change the [Comprehensive] Plan for this property to medium density residential.
Dave Luckey, 3081 Bridgefield Estates, stated he is not in favor of the change to the Roberts - Johnson property. He stated he is concerned with the increased traffic and the possible connection between Bridgefield Estates, which will allow the traffic to come through Bridgefield Estates. He also said he felt the market value of the homes will decrease with the addition of another subdivision.
Mark Fayce, a resident of Bridgefield Estates, stated he was against any high density proposals on the neighboring property. He also asked why a connector road would be required and that it would add traffic to this subdivision.
Katie Scott, 3098 Rosefield Drive in Bridgefield Estates, stated she moved from West Bloomfield and that the traffic is not nearly as bad here as in the West Bloomfield area. She said this proposed subdivision will add traffic problems. She also said the Comprehensive Plan has medium density shown and she felt the residents of Bridgefield would like the Comprehensive Plan to remain the same. She further added Pittsfield Township needed developments like Bridgefield [Estates] which are a neighborhood.
Steve Cortese, 4701 Sycamore Drive, stated he was opposed to the Hickory Woods rezoning and felt the attorney was the only person in favor of rezoning. He said he was concerned about the traffic, and the loss of green space. He further said that 117 homes were not consistent with the Comprehensive Plan. He expressed his desire for the golf course to stay. He also said he valued the green space in Pittsfield Township.
Kurt Gulbrand, 5232 Falling Leaf Bridgefield Estates, stated there are two high density subdivisions that are approved but not built yet. He also said he felt this will devalue homes and Pittsfield will lose more green space.
Michelle Szczypka, 5347 Falling Leaf Bridgefield Estates, stated she bought a home here because of the green space of Pittsfield Charter Township and would loose respect for the Township if changed. She also said she was concerned about the amount of traffic on Morgan and Platt Roads.
David Curron, 3072 Bridgefield Drive Bridgefield Estates, expressed his concerns about heavy traffic in the area. He said he bought in this area because of the small neighborhood. He also felt this development will bring down property values.
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Samaha, 5237 Bridgefield Estates, stated he is concerned about the future proposal north of Bridgefield Estates.
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Shapiro stated the proposed zoning is medium high density and you are transitioning to a high density towards the freeway. He continued by saying that when the site was finished about 50 acres would be build-able. He said the company would contact the neighbors before any formal proposal is made. He also stated the company provides creative entry ways with boulevards and trees, and they try for a more creative neighborhood. He said that almost every community they build has villages.
Laura Mason, 3098 Rosefield Drive Bridgefield Estates, stated the area has a sense of community. She also stated she feels people in Bridgefield want to be long term residents. She said she thought the density should remain the same and not have a “village” concept.
Bob Beaugrand, with Atwell-Hicks, stated there is a gap in the plan between moderate and medium density. He commented that something in between would be reasonable. He addressed a further collector road from Plum Hollow to Platt Road. He stated there are already environmental constraints such as the wetlands and the woodlands area, and Ivanhole and Huntley are known for their environmental sensitivity. He said he thought the Township was hoping to connect Morgan Road over US-23 in the future. He hopes the Township will look at the land use for the area.
Jim Lovelett, 207 Russell Street Saline, speaking for Don and Marjorie Shelton, 7250 East Michigan Avenue, stated they are asking to change the designation of their property from low density rural residential to medium density residential. He also stated they wanted to restore their property into the utilities district where it was prior to a recent remapping of the area. He said he thought this was removed prior to the 1995 Comprehensive Plan. He mentioned there are 26 acres on this property although only 18 are useable. [A letter was delivered to Planner Spencer]
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Moton, a resident of Bridgefield Estates, asked when a decision would be made concerning this development.
Chairperson Lirones explained this is only the annual review process of the Comprehensive Plan to decide whether the plan needs to be revised. She said there will be no action taken tonight. She also said there are procedures that would have to be followed and it would be a long process.
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Kirk Goldberg asked if the property could not be developed until all the steps have been taken to approve the changes.
Chairperson Lirones stated they could review the site plan the same time as the review of the policy.
Steven Stone, 5313 Falling Leaf Bridgefield Estates, asked if currently there is a plan for that area. When he first moved in he was told there was no plan for the area. He also asked if anything else could happen if this does not happen.
Chairperson Lirones stated the property is currently zoned Agricultural on both of the parcels behind Mr. Stone’s property that go to US-23. She mentioned that the Robert’s property had someone illegally clearing a wetland, and when they spoke to the person he stated he had a site plan ready to go although a site plan was never seen. She stated if the property was to be rezoned now it would be 2.5 dwelling units per acre to comply with the Comprehensive Plan which is the density of Bridgefield Estates.
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Stone asked if at the same time they are revising the Comprehensive Plan developing could be taking place.
Chairperson Lirones stated the applicant could not build but they could work on the site plans. She said tonight was to decide if there is enough reason to reopen the Comprehensive Plan and whether it needed to be revised.
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Stone then asked if they would be able to see what is happening before any work is done.
Chairperson Lirones replied yes, the plans would available.
Shabbir Khan, 3247 Rosefield Drive Bridgefield Estates, stated if the density was increased the traffic would be increased. He also stated the addition of more houses will ruin the whole view of the area.
Amy Hesse, 3128 Bridgefield Estates, stated that she and a lot of her neighbors are spending money to landscape their houses. She mentioned the family development in their community should be considered and we should look at the types of buildings they are trying to put in.
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Szczypka stated that along M-14 they have large homes going in right up against M-14. She said they are putting up big berms and walls: this just proves it can be done. She stated that in Canton they have put Condos up against the highway.
Elizabeth Cole, 3231 Bridgefield, stated there are many residents here who have not spoken but have the same comments and everyone is united in opposing this development.
John Norton, 4777 Sycamore, stated he was opposed to this proposed project for many reasons including the roads and the drainage.
There were no further public comments.
Chairperson Lirones closed the session of public comments.
5.0 Public Hearings
None.
6.0 Old Business
None.
7.0 New Business
7.1 Annual Evaluation of the Comprehensive Plan
Planner Spencer reviewed the implementation tables in his report and outlined the status of each item. He stated an “Access Management” plan and access management standards have been enacted. He also stated more committees may need to be formed along with additional items being added to the Planning Commission agenda. He said he would like to arrange a meeting with local governments and the Washtenaw County Road Commission (WCRC) to discuss the roads.
Chairperson Lirones asked about the greenways status on page 14.
Planner Spencer stated initial discussion has been started on the greenways by the Greenways Committee.
Commission Schneyer asked if there was a way to put right-of-ways on the tax roll.
Planner Spencer stated the assessors are putting abandoned railroad right-of-ways on the tax rolls. He said there is a possibility that the railway could be used for other forms of transportation. He also said it is not likely they would put the railroad back because of the expressways and current developments.
Chairperson Lirones stated that on page 3 having to do with increasing the citizen involvement we should revisit this. She said in the past we have called neighborhood meetings and met with the neighbors and it is a really good idea.
Planner Spencer said the Planning Commission can appoint committees as they are needed. He also stated the Township is in the process of interviewing for more staff with the hopes of accomplishing things quicker.
Planner Spencer stated he found one typo error in the plan. He mentioned on Page 22 the consultant may have reversed north and south and this could be misinterpreted. He stated he does not feel the plan needs to be changed just as long as it is understood what is meant.
Chairperson Lirones stated the future land use map is correct although the text is not totally correct. She stated she does not feel we need to go through a 180 day process to take out the word “between”.
Planner Spencer stated we should check to see if the conditions have changed and if the plan process should be reopened.
Commissioner Schneyer stated one condition that has changed is the Benz property on the corner of Saline Ann-Arbor Road and Oak Valley Drive that we are in court for. He added various houses around the area have been for sale signs; it would be a good time to combine the three lots and put the bypass road in. He asked if we could encourage a Planned Unit Development (PUD) of the three lots.
Planner Spencer stated he has encouraged the potential developers to combine the three lots. He mentioned it could be considered as a special area of interest. He also stated as the property develops the Planning Commission could ask for roads so the connectivity could be solved in the future and these issues could be solved without having an overlay district.
Chairperson Lirones stated she agreed that through the planning process we could accomplish the same thing we would, with an overlay district, as far as having an outlet left and having stubs provided.
Commissioner Banush stated there are some typos that should be transmitted rather than discussed now.
Planner Spencer said we have a proposal to rezone the Airport Market to match the Comprehensive Plan. He stated that Airport Market was presented to the Planning Commission as an: incidental use to a warehouse operation. The a warehouse operation does not seem to be happening and the primary retail use did not survive.
Commissioner Ward stated he knew there was discussion to potentially have a new building for the recreation center.
Chairperson Lirones stated they were looking into it.
Commissioner Ward asked about the parcel that was previously petitioned by Huron Valley Ambulance.
Planner Spencer stated he believes the county still owns this parcel.
Chairperson Lirones stated she would like to see the colors on the maps changed because they are hard to read.
Chairperson Lirones stated there were several requests to change the plan from property owners. She commented on Hickory Woods Golf Course, wanting to be changed from Public facility recreational to moderate density residential.
Commissioner Griess asked if the Commissioners were supposed to decide if the conditions have changed.
Planner Spencer stated if the economical condition, such as the ratio of industrial property to residential property has changed, and there is unused land, this would be an issue the Planning Commission would have to look into.
Commissioner Griess stated there are other golf courses nearby that seem to be doing ok such as, Miles of Golf, who have take an innovative approach and they have ideas to make that a profitable use. She also stated this would question the economical use of this request.
Chairperson Lirones stated she does not like the idea of removing the recreational areas from the Township.
Commissioner Banush stated he feels our park facilities on a per capita basis are not comparable to other locations. He also stated removing this property would decrease recreation use.
Chairperson Lirones stated the Township has done a lot to protect this parcel given its status.
Commissioner Griess stated that at the last meeting (August 21, 2003, RZ 03-04 Fairwood Green) many residences from of the area stated they paid extra fees for their homes for the area backing the golf course. She said they would lose their investment and it may cause blight in the area. She also said the owner would benefit from selling because of the road improvements the residences have paid for.
Commissioner Luna asked if the idea of a public park is feasible.
Chairperson Lirones stated this is definitely possible, and the Township Board would like to look into it.
Commissioner Ward stated people have brought up the infrastructure issues and the road issues, and many people agree that the roads are a problem in Pittsfield Township. He also stated that MDOT has said there are no changes for at least the next ten years because of funding.
Commissioner Schneyer asked if there are figures on what the population would be if all the parcels were built up with the current zoning.
Planner Spencer stated the population would be around 55,000 to 60,000. He also stated that Engineering has looked at the sewer capacity.
Commissioner Resha asked how close we are to the capacity.
Planner Spencer stated we are around 60% capacity.
Commissioner Resha asked how long the contract is for.
Chairperson Lirones stated we have planned for permanently maxing out at 4.5 million gallons per day.
The Commissioner’s agreed this should remain as is on the Comprehensive Plan.
Chairperson Lirones stated they should move on to the Roberts and Johnson property, it is moderate density residential and they want to change it to medium to high density residential. She stated the developer is asking for something dramatically different from what is in the Comprehensive Plan.
Commissioner Ward stated his concern is the proposed increased density, he found no compelling reason to increase the density in this area.
Commissioner Griess stated she agrees. She also stated other parcels would be taken out of the service area completely to maintain the service capacity. Commissioner Ward said he commends the Bridgefield residents for reviewing the Comprehensive Plan.
Chairperson Lirones stated the current plan appears to be reasonable land use for the area.
Commissioner Banush stated he does not feel that the proposed change is a good transition.
Commissioner Ward stated that 2.5 dwelling units per acre is a reasonable use for this property and he does not feel this is limiting anyone.
Commissioner Ward said he is starting to see the area turn around (Carpenter and Michigan Avenue) and the eye sores removed. He stated this could become a nice transition area.
Chairperson Lirones stated this area should be left the same for the time being.
The Commissioners all agreed this area should remain as it is in the Plan.
The discussion then moved on to discuss the area between Saline Schools and Michigan Avenue and the current MDOT proposal for Michigan Ave near State Road.
Commissioner Luna questioned the statement that it would become a 4 lane road.
Planner Spencer stated that this is the preferred alternative that they are going to present. He also stated the proposed alternative from MDOT is a four lane rural boulevard with shoulders to reduce the need for swales. He also said the Township has worked with the City of Saline over the years to maintain a rural buffer area between the City of Saline and or the Towns’.
Chairperson Lirones stated she does not see a reason to update the plan in this area.
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Lovell stated that certain things with the school have changed and there has been a significant change in the property around this area.
Chairperson Lirones stated she has problems with incrementally adding to the sewer service area because more and more residents would expect to be added to the sewer service area system.
Commissioner Luna stated this would be setting a precedent.
Commissioner Ward stated we are currently under litigation over recently removing service from one parcel and by adding a parcel we would be picking and choosing.
Commissioner Banush stated if this was a situation where there was a water problem and they needed the water then that would be a legitimate reason to change this. He further stated this was in their statement that they wanted to change this area from low density to medium density zoning.
The Commissioners agreed that nothing has changed to warrant updating this area in the plan.
The Commission discussed Washtenaw Christian Academy’s property.
Chairperson Lirones stated that when the property was purchased, the purchaser thought there was five acres of frontage that was in the commercial area. Although, in the old Comprehensive Plan it was only a small portion not the whole area.
Commissioner Banush stated that whether this is going to make them or break them is not the Planning Commission’s issue and it is not a reason for us to change things.
The Commissioners concluded that conditions have not changed and there should be no change to the Comprehensive Plan for this property.
Planner Spencer stated the Wall property on Golf side just north of the car wash has an old house on that property and the owner’s would like to see this changed from local commercial to high density residential or medium density residential. He said the owner wanted to change this to residential so he could maintain this building.
Chairperson Lirones stated the applicant wanted to use this house as a clubhouse and then build multiple unit apartments around it.
Commissioner Ward stated he does not agree with this proposed change.
The Commissioners agreed that conditions have not changed and there should be no change to the Comprehensive Plan for this property.
Chairperson Lirones stated the Hilton’s want their property to change from agricultural preservation to moderate density residential. She mentioned we allowed a fall back in the plan that if this property must be developed it would be light industrial. She also stated this is 155 acres on Platt Road and Morgan Road. She then asked if the Commission wanted this changed to moderate density residential.
The Commissioners stated they did not want this changed and also this is not consistent with current neighboring land uses.
The Commissioners agreed there should be no change to the Comprehensive Plan for this property.
Chairperson Lirones stated the Zahn property wanted to be changed from moderate to medium density residential. This is located on Ann Arbor-Saline Road south of the Grange. Commissioner Ward stated he does not feel it makes sense to increase this small area and he feels it will take away from the character of the area.
Planner Spencer stated they have asked if they could do commercial building on this property also.
The Commissioners agreed that conditions have not changed and this parcel should remain moderate density residential.
Chairperson Lirones stated that Penz Development (Joe Bloch) wanted to change their property near Michigan and Textile from moderate density residential to local commercial.
Planner Spencer stated at the time the plan was written it was found appropriate to have the corner as local commercial but if the rest was incorporated into residential.
The Commissioners agreed that conditions have not changed and there should be no change to the Comprehensive Plan for this property.
Chairperson Lirones stated the southwest corner of Platt Road and Michigan Avenue the applicant wants to change this from office to local commercial.
Commissioner Ward said depending on the business this could be a very profitable office.
The Commissioners agreed that conditions have not changed and this parcel should remain office.
Chairperson Lirones stated since we are in a lawsuit with Mr. Benz it would be hard to change anything about his property. She said he wants the deed restriction lifted, and he is allowed 6 dwelling units per acre. She said the deed restriction was placed on this as part of the development of the Oakvalley shopping center. She also stated this is perfectly viable use.
Commissioner Schneyer stated more traffic on this road would not be good for the area.
The Commission agreed to not change the Comprehensive Plan for this parcel.
Chairperson Lirones asked if the Planning Commission has any suggestions.
There were no additional suggestions.
Commissioner Banush thanked the Planning Staff for putting together the charts and the great job done. He said it made the job easier for the Commission to review the various locations.
Chairperson Lirones stated the Issa property on Washtenaw asked for commercial zoning when they are currently office.
All the Commissioners agreed this should remain the same.
Motion by Commissioner Luna, supported by Commissioner Ward, that no action is required to update the comprehensive plan.
Commissioners Luna and Ward both withdrew their motion.
All Commissioners agreed no action is needed to update the Comprehensive Plan.
8.0 Planner’s Report
Planner Spencer gave an update on the status of the Mayflower property stating he has heard of a potential carwash and real estate office on the site. He also said he has met with Earl Ophoff, of Midwest Consulting, about a possible Arby's also on the site. He further said this site should be a "site condominium" like the Wal-Mart project.
Commissioner Banush asked about the Mayflower demolition.
Planner Spencer stated the Fire Department has been doing structural training.
Chairperson Lirones said the MDEQ needs to investigate first for hazards.
Commissioner Griess said she felt the proposed ideas were boring.
Planner Spencer stated the applicant is talking about possibly including the old gas station with the proposed options.
9.0 Chairperson’s Report
Chairperson Lirones stated three seats expired at the end of the month, (Commissioner Banush, Chairperson Lirones and Commissioner Schneyer). She said that Commissioner Schneyer requested stepping down and that Commissioner Banush and herself would like to be reappointed. She further said Andrea Urda-Thompson is waiting for the Board to appoint her to the Planning Commission.
All the Commissioners thanked Commissioner Schneyer for his service to the Commission and being a valuable member to the commission and the community for the past three years.
10.0 Commissioner’s Report
Commissioner Schneyer asked if the emails he sent were being received.
Commissioners briefly discussed email formatting problems. 11.0 Approval of Prior Minutes
None.
12.0 Adjournment
Motion by Commissioner Luna, supported by Commissioner Ward, to adjourn the meeting.
MOTION CARRIED
Chairperson Lirones adjourned the meeting at 10:54 p.m.
________________________________________________________________________ s/Julie Griess, Secretary December 11, 2003
