August 27th_ 2002 - Charter Township of Ypsilanti by gabyion

VIEWS: 8 PAGES: 6

									CHARTER TOWNSHIP OF YPSILANTI PLANNING COMMISSION REGULAR MEETING – AUGUST 27, 2002 MINUTES

Commissioners Present: Jeffrey Allen, Chairman Theo Hamilton Sally Richie Commissioners Absent: Carolyn Minot, Secretary

Gust Bovoletis, Vice Chair John Harris Eugene Shuey

Larry Doe Deborah Iles

Others in Attendance: Caryn Wenzera, Township Planning Consultant Kevin Kwiatkowski, Community & Economic Development Department Director Denny McLain, Township Attorney Kc Krzic, Planning and Development Coordinator Joe Lawson, Community & Economic Development Intern Cheryl Ensign, Recording Secretary 1. Minutes of July 23, 2002 meeting.

Motion by Doe to approve the minutes of July 23, 2002, support Hamilton. MOTION CARRIED - ALL. Chairman Allen stated that there will be further discussion of East Michigan/Ecorse Road rezoning at the September 24th meeting. (If any one is in audience) 2. TABLED ITEM - PUBLIC HEARING - SPECIAL CONDITIONAL USE – Danielle DeSano & James Smith, 5489 Bonterre, Ypsilanti, MI 48198 – for a “group child day care home” at 5489 Bonterre and currently zoned R-1 (single family residential). (K-11-30-100-034)

Motion by Hamilton, to remove from table, support Richie. MOTION CARRIED - ALL. Ms. DeSano was present for questions. She stated that she has an approved group license and has put up a fence. Commissioner Bovoletis read the staff report into record. PUBLIC HEARING OPENED. There were no public comments. PUBLIC HEARING CLOSED. Motion by Harris, to approve the special conditional use for a group child day care for Danielle DeSano & James Smith at 5489 Bonterre, support Richie. MOTION CARRIED - ALL. NEW BUSINESS 3. SET PUBLIC HEARING FOR SEPTEMBER 10, 2002 - Ameritech - for a preliminary non-residential site plan and special conditional use for a utility building (w/o storage yard) for the purpose of providing telecommunication services - to be located at 6395 Bemis and currently zoned R-2 (single family residential) K-11-13-300-003 Motion by Hamilton to set the public hearing, support Doe. MOTION CARRIED - ALL.

Regular Planning Commission Meeting August 27, 2002 Page 2

4.

SET PUBLIC HEARING FOR SEPTEMBER 10, 2002 - K.D. Michaels - for a special conditional use to operate an auto body collision shop as an accessory use to the RV dealership, this will include servicing automobiles & trucks - to be located at 1133 E. Michigan and currently zoned B-3 (general business) (K-11-10-125-014)

Motion by Doe, to set the public hearing, support Hamilton. MOTION CARRIED - ALL 5. SET PUBLIC HEARING FOR SEPTEMBER 24, 2002 - Sail-on-Investment Co., Dave DalPian, 3800 Delano Road, Oxford, MI 48371 - for a rezoning request from R-1 (single family residential) to P-1 (vehicular parking) - to expand the parking for the existing Varsity Lube business, located at lots 157 & 158 Fairview Heights, K-11-06-305-002 & 003 (Z-2002-03)

Motion by Harris, to set the public hearing, support Richie. MOTION CARRIED - ALL. 6. PUBLIC HEARING - SPECIAL CONDITIONAL USE - Monica Wright, 7827 Thornhill, Ypsilanti, MI 48197 - for a “group child day care home” at 7827 Thornhill and currently zoned R-3 (single family residential). (K-11-28-406-139)

Mrs. Wright was present for questions. She stated that she has provided everything to show that she is in compliance with the Township ordinances. Commissioner Bovoletis read the staff report into record. PUBLIC HEARING OPENED. Steve Dixon, 7779 Thornhill, stated that he had one basic statement in that they need more childcare and this petitioner will be a very good child care provider and he can’t see any reason why she would be denied. Charles Tyler Wright, 7827 Thornhill, gave his views of public meetings. PUBLIC HEARING CLOSED. Motion by Harris, to approve the special conditional use for a group child day care for Monica Wright at 7827 Thornhill, support Hamilton. MOTION CARRIED - ALL. 7. SKETCH PLAN - Anthony Rudolph, 854 Holmes, Ypsilanti, MI 48197 - for consideration of a mother-in-law quarters to be located at 854 Holmes otherwise known as descriptive property and currently zoned RM-2 (multiple family) K-11-03-300-004

Mr. Rudolph stated that he was present for questions. Commissioner Bovoletis read the staff report into record. PUBLIC COMMENT OPENED. There were no public comments. PUBLIC COMMENT CLOSED. Commissioner Harris asked what were the dimensions of the proposed quarters? Mr. Rudolph stated that it would be 24x40.

Regular Planning Commission Meeting August 27, 2002 Page 3

Commissioner Richie questioned if that was the width of the garage? Mr. Rudolph stated that it is the same width of the garage, it goes out from it. Chairman Allen questioned how many and what type of rooms would there be? Mr. Rudolph stated that there would be two rooms, it would not be living quarters all the time, and his mother-in-law comes down from up north on a regular basis. Commissioner Richie asked how large garage was? Mr. Rudolph stated it was 24x24. Commissioner Doe questioned that it would only be 2 bedrooms? Mr. Rudolph stated it would be 2 bedrooms, a kitchen, a living room, a utility room and a bathroom. Chairman Allen questioned the item in the staff report where all utilities are in one trench. Mr. Kwiatkowski stated that they would discharge into a septic system, he doesn't know if the electricity is underground or not. He believes that the water is run separately to the garage? Mr. Rudolph stated that they are in two different trenches, the sewer and septic is in one, and the electric is in another. Commissioner Doe asked if the electric is coming off the house. Mr. Rudolph stated that was correct. Chairman Allen clarified the staff report. Mr. Kwiatkowski stated that there are other mother in law suites, that is a general term, it is a family quarters. The apartment that Mr. Rudolph constructed is attached to the garage and not to the house, luckily he is in a Multiple-Family zoning district, which allows this. He has 3.5 acres. Motion by Bovoletis moved to approve the sketch plan for Anthony Rudolph, for a mother-in-law quarters to be located at 854 Holmes, subject to the following conditions. 1. The mother-in-law quarters is not to be used as an apartment to be rented to a non-family member. Support Doe. MOTION CARRIED - ALL. 8. PRELIMINARY (RESIDENTIAL) SITE PLAN - The Douglas Company, 1716 Perrysburg-Holland, Holland OH, 43528 - to consider the request for The Oaks of Ypsilanti -a multi-family complex consisting of 12 dwelling units on 2.36 acres to be located on west side of Tuttlehill Road, north of Textile - otherwise known as descriptive property and currently zoned RM-2 (multiple family) K-11-23-300-028.

Kurt Profit, Mike Bettinger, Mike Bettinger, Design Services Company, showed a color rendering of the project, and a material board, brick, vinyl, asphalt shingles on the roof, etc. He stated that the site is 2.3 acres, there will be 24 parking spaces, 12 in the carports and 12 in service parking which will be fed by a 24-foot wide asphalt drive. The buildings will be vinyl with a brick exterior. One of the buildings is 2 story and the other is single story.

Regular Planning Commission Meeting August 27, 2002 Page 4

They have a 3-foot mound in front that will provide a barrier between the road and the carports and it will be heavily landscaped. There are 150-watt antique, halogen bulbs for outdoor lighting. Under the pole are 3-foot candles and around the perimeter are .1 foot-candles. They have taken off all the wall packs on the buildings and carports and the only building lighting is just the wall lanterns on the entrances. Those will have a 100-watt incandescent lighting. He stated that in regards to the carports he has cut sheet s on those, the one that they will use is a straight back mansard, if the Commission sees one that they like better the developer is more than willing to change it. The dumpster enclosure will be split face concrete block and the coloring will be stained or colored to match the buildings. It will have a wood cedar gate on the front. He stated that the utilities will go to the project at the developer's expense. The detention pond has been placed in the rear of the building, which is against the code, but that is where all the drainage is going and since all drainage has to go to the pond first it made sense. The pond has been heavily landscaped. If he put it to the south of the project he would have to destroy lots of trees. To keep from tearing down all the trees this is where it’s placed. PUBLIC COMMENTS OPENED. There were no public comments. PUBLIC COMMENTS CLOSED. Mr. Kwiatkowski stated that in the proposed parking standards, the design meets the minimum standards but there is no parking for visitors or extra cars. He stated they aren’t doing the future residents any good by not having extra spaces. Commissioner Bovoletis read the staff report into record. Chairman Allen stated that it looks that the berm is 3 foot high, is that going to be adequate to shield the carports? Mr. Bettinger stated that there is limited space to get the 3 foot berm in there, it falls within the Township code. Commissioner Shuey questioned the depth of the detention pond is it 2 feet deep, deeper? Mr. Bettinger stated that it is around 3 - 3.5, it is awful big but that is the way it worked out with the WCDC requirements. They don't want much water discharge. Commissioner Doe stated that with the lighting is the proposed lighting the type that was in the packet? Or are they turnover type lights. Mr. Bettinger stated that they are going away from the round globe and there are two lights to choose from. Commissioner Doe stated that they have been talking about getting away from light pollution and there are some types of lights that are hooded and direct the lights down. Mr. Bettinger stated that there wouldn’t be any light pollution on anyone’s property. They have something that will fit inside the light fixture that will keep the light from going up into the sky. Mr. Kwiatkowski stated that with Lakewood Farms public hearing, the lights lighting up the sky with a light aura, Detroit Edison is testing out some of the black fixtures that go on the acorn fixtures that will focus the light downward and not upward. He thinks that this might answer the concern of Commissioner Doe. Commissioner Doe stated that his question is that he hasn't seen one of the lights yet that don't pollute the sky. They have talked about going to some of the developments to change them.

Regular Planning Commission Meeting August 27, 2002 Page 5

Commissioner Richie stated that the lights they ordered for Depot Town have a shield fit up in the fixture and it throws the light down, the developer has to make sure the shields are there. Mr. Bettinger stated that they would look into that and spec them with the shields. Commissioner Bovoletis questioned the parking spaces. He stated that some type of overflow or visitor parking will have to be provided. Mr. Bettinger stated that they try to cut down impervious areas. The code should provide for additional spaces if the Township wants it, currently the code states 2 parking spaces per units. He stated that in Toledo it has 1.5 parking spaces per unit. What you find is not everyone has 2 vehicles and not everyone is home at same time. He feels that the have meet the code with the two per unit and doesn’t feel they should put more in. Chairman Allen asked what size units are they going to be 1 or 2 bed? If it is one bed that might be enough parking. Mr. Bettinger stated that he thinks it is 2 bedroom units. Chairman Allen stated that they gave a color picture of the complex and Mr. Bettinger stated that for the single story to “just take the bottom off”. He stated the bottom is the brick half. Mr. Bettinger stated that there would be a 3-foot high wainscot there. Mr. Kwiatkowski stated that he was interested in the parking spaces and perhaps 4 additional spaces could be tucked in a small area. He stated that the petitioner will not be here when the residents are calling that they have no places to park. The residents can’t park on Tuttlehill Road due to the speed, nor the fire lane with out getting towed. He stated that Mr. Bettinger could recommend to the client to add additional spaces. Commissioner Iles stated that she agrees with the need for a few more spaces, she has found at Schooner Cove that there will be 2 - 3 college students who will rent apartments together and they all have cars. This is a college town. Mr. Bettinger will strongly advise the client the request for some additional parking. Commissioner Bovoletis asked to clarify if there is a specific number proposed. Mr. Kwiatkowski stated that 4 is 16% more parking for a 12 unit building. Basically that would be 1 for every 3rd unit. That would be an attempt for overflow parking. There are a few options that the developer can look into. Mr. Bettinger stated that the conditions in the staff report are contingent upon the 3 letters from reviewing agencies he stated he had some exceptions with some of those. He feels that some is difference of interpretation. He feels that they only need a 24-foot drive not a 26-foot their building is less than 30 feet height, the mean height is 23.4 inches. He will work that out with the Fire Chief. He can't agree to a 26 drive when he feels they meet the code. Mr. Kwiatkowski stated that the Mr. Bettinger might have issues to debate and work through with the agencies. He stated that if they still exist he would let the Commission know before the site comes back for final approval. Most of the issues will be addressed in the engineering process. Mr. Bettinger stated that was acceptable.

Regular Planning Commission Meeting August 27, 2002 Page 6

Motion by Bovoletis to recommend to the Township Board to approve the preliminary (residential) site plan for The Oaks of Ypsilanti -a multi-family complex consisting of 12 dwelling units on 2.36 acres to be located on west side of Tuttlehill Road, north of Textile, subject to the following conditions: Incorporating the comments from the reviewing agents (LSL Planning 8/16/02, OHM 8/20/02, and Fire Dept 8/12/02) into the final site plan/detailed engineering drawings if the applicant has not already done so. 2. Approval is contingent upon review by the Township Electrical Engineer to determine if Detroit Edison can provide continuous power to the development in the future. 3. The acceptance of the additional plantings around the detention pond to account for the 50' undisturbed open space setback encroachment by the detention pond. 4. All final approvals, easements and permits shall be obtained prior to construction. 5. Add an additional 4 parking spaces to handle overflow parking. 6. Amend the parking lot lights to include shields, to inhibit light pollution from the lights. Support Doe. MOTION CARRIED - ALL. 9. Any other business that may come before the board. 1.

Adjournment: Motion by Harris to adjourn at 7:20 p.m. support Hamilton. MOTION CARRIED – All. Respectively submitted

Cheryl Benham Recording Secretary


								
To top