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					                             VILLAGE OF FRANKLIN
                             PLANNING COMMISSION
                                Minutes of Meeting
                                     October 20, 2004

I.              MEETING CALLED TO ORDER:

The regular meeting of the Village of Franklin Planning Commission was called to order
by Chairman Jim Stevens at the Franklin Village Office Building, 32325 Franklin Road,
Franklin, Michigan, at 7:32 p.m.

II.             ROLL CALL:

Present:        Al Beke, Pam Hansen, Mary Hepler, Lew Hoy, Mike Hoyt, Dean
                Moenck, Joe Roisman (arrived at 8:26 p.m.), Rob Sickels, Jim Stevens.

Also Present:   Village Administrator Jon Stoppels, Village Building Official Bill
                Dinnan, Village Planning Consultant Chris Doozan.

III.            ADOPTION OF AGENDA:

Motion: Motion by Beke, seconded by Hepler, to adopt the revised agenda as
presented. Motion carried unanimously.

IV.             ADOPTION OF MINUTES:

Motion: Motion by Hoy, seconded by Moenck, to approve the minutes of September
22, 2004, with the word “not” in the second line on page 6 changed to “nor.” Motion
carried unanimously.

V.              COUNCIL LIAISON REPORT:

Stoppels reviewed for the Commission his memo of October 20, 2004. In it, he stated that
Council had taken the following actions:

           1.   Conducted a Public Hearing on the proposed 2004 Community
                Development Block Grant (CDBG) funds, as well as reprogramming
                of previous years’ allocations.

Hepler suggested investigating 1) the possibility of a matching fund program with the
downtown businesses using CDBG funds; 2) what sorts of things could be done with the
grant money that would be in keeping with the Master Plan goals. Doozan and Stoppels
will work on a list of qualifying projects which match goals of the Master Plan.

           2.   Approved Planning Commission’s recommendations to create a new
                zoning district known as R-M Modified Low Density and apply it as
                well as existing designations to specific areas of the Village. Council
                further directed the Planning Consultant and Village Attorney to prepare
                the appropriate ordinance documents for a Planning Commission
                Public Hearing in November. The intent is to finalize the issue(s) by the
                end of the year.

           3)   Approved a sign permit (relocation) for the businesses at 32800 Franklin
                Road. The approval was conditioned by Historic Commission on
Proceedings, Village of Franklin, Planning Commission                              Page 2
Regular Meeting, October 20, 2004, 7:30 p.m.

                 restoration work to the sign.

        4)       Approved a demolition permit to allow relocation of a stone wall at
                 25870 Franklin Park Court.

        5)       Approved a resolution supporting pending legislation for watershed
                 alliance communities including the Village of Franklin.

VI.              BUDGET EXPENDITURE REPORT UPDATE: Attached hereto.

VII.             PUBLIC COMMENTS: None.

VIII.            PUBLIC HEARING AND PROPOSAL CONSIDERATION:

        A.       Proposed Re-zoning of Residential Portions of Existing Commercial
                 (C-1) and Residential Properties Along Franklin Road in the
                 Village Center:

Doozan explained what prompted the Planning Commission to consider re-zoning the
properties in question.

                 1.      Public Hearing to Receive Citizen Input:

Suzanne McClow, 32683 Franklin Road, asked which specific properties would be
affected. Dinnan responded that these are Dr. Mullin’s property, the Franklin Hotel
Building in which the Beadworks is located, the Appletree Room/Costello Dentist Office
Building, and the property behind the Franklin Grill. McClow indicated that her concern
was with traffic, parking, lighting, and noise. Hepler advised that the Village would have
more control over lighting and vegetative screening if the zoning designation of the
residential portions of the properties is changed.

Stephanie Graef, 26246 Vincennes, felt that the owners of the properties involved had not
maintained their properties in the 27 years she had lived in her home.

Ann McNeill, 26360 Vincennes, asked that Planning Commission consider the impact of
Village center changes on the residents, especially in terms of congestion, noise, and
lighting. She also advised that she had not received a notice of the Public Hearing.
Dinnan responded that residents within 300 feet are notified of a Public Hearing
concerning a particular piece of property, and residents within 1000 feet are notified of a
Zoning Board of Appeals variance request.

                 2. Consider Proposed Re-zoning:

Stevens, for the sake of clarification, stated that this matter would have to be noticed for
Public Hearing again when ordinance language is produced. He further opined that he
saw no benefit in maintaining these properties as multi-zoned properties. Dinnan pointed
out that §1262.02 of the Village Zoning Regulations says that if the use of a property is for
parking, the property must comply with parking regulations regardless of how it is zoned.

Motion: Motion by Beke, seconded by Hoy, that Planning Commission direct the
Village planning consultant in conjunction with the Village attorney to draft
Proceedings, Village of Franklin, Planning Commission                              Page 3
Regular Meeting, October 20, 2004, 7:30 p.m.

appropriate ordinance language creating C-1 zoning for these five parcels and that a
Public Hearing be scheduled for November at the time of the regular Planning
Commission meeting to receive citizen input regarding the proposed action. There
followed discussion about how broad or restrictive the Public Hearing Notice should be.
Vote: Motion carried unanimously.

        B.       Proposed Revisions to Planning and Zoning Code Contextual
                 Zoning Concerning Height, Setback, and Grade Regulations:

Doozan introduced and reviewed the proposed ordinance amendment, to amend Chapter
1248 of the Planning and Zoning Code.

Stevens reported that Village Attorney John Staran advised him that the ordinance
language should be available for inspection at the time a Public Hearing is noticed.

                 1.      Public Hearing to Receive Citizen Input:

No persons were present who asked to speak to this matter.

                 2.      Consider Proposed Revisions:

Discussion followed concerning the logistics of scheduling a Public Hearing on the
proposed ordinance language and placing the proposed ordinance language on the Village
Council agenda.

Moenck asked how Planning Commission settled on the 35’ figure in §1(a). Dinnan
responded that this figure was easy to work with and did not create non-conformities in
homes currently under construction. “Reference level” in §3(14) is defined in §1240
General Provisions and Definitions on page 44 of the zoning book. Moenck suggested
labeling the diagram in §1(a) as a front elevation.

Hepler thinks that the ingress and egress (vehicular access) portions of the property
should be exempt from grade change requirements.

Motion: Motion by Beke, seconded by Hepler, to schedule a Public Hearing at the
regular November Planning Commission meeting based on this ordinance language
presented as amended and as reviewed by John Staran. Discussion: Beke wanted to
make certain that it was understood that the ordinance was not to be totally rewritten, but
was to be that discussed at the meeting. Vote: The motion carried unanimously.

        C.       Proposed Ordinance Revisions to Chapter 1265 - Wireless
                 Telecommunication Facilities:

Stevens reviewed areas of change in the revised ordinance and discussed the calculation of
maximum height permissible for a ground-mounted wireless telecommunication facility
under §1265(a) and §1265.03(b)(1). He also stated that a distributed antenna system
would be handled under the Metro Act and go directly to Council instead of to Planning
Commission for site plan review.

Moenck asked about changing the language dealing with pole height and Hepler disagreed
because she said she wanted to support Council’s considerable efforts on this ordinance.
Proceedings, Village of Franklin, Planning Commission                             Page 4
Regular Meeting, October 20, 2004, 7:30 p.m.


                 1.      Public Hearing to Receive Citizen Input:

There were no persons present who asked to speak to this matter.

                 2.      Consider Proposed Revisions:

Motion: Motion by Beke, seconded by Hoyt, that Planning Commission recommend
to Council the proposed Wireless Telecommunications Facility Ordinance, Chapter
1265.

Discussion: Doozan asked about (c) page 8, concept of camouflage, and various
Commissioners put forth their interpretations of this section, leading to discussion of
§1265.03(d)(4)(A) at the top of page 9. It was agreed that the language of that section
should be changed to:

        Camouflage for Facilities on Existing Structures - Roof Mounts. When a
        wireless telecommunication facility extends above the roof height of a structure
        on which it is mounted, the facility shall be disguised or camouflaged within or
        behind existing or new architectural features to limit its visibility from public
        ways. Facilities mounted on a roof shall be set back from the front facade in
        order to minimize their visual impact.

Doozan also raised the issue of requiring tree replacement in §1265.03(d)(4)(C) and the
Commission determined that checks for this potential problem were elsewhere in the
ordinance.

Planning Commission suggested that Doozan confer with Village Attorney Staran about
whether or not definitions are needed in the ordinance for “ground mounted facility,”
“mast type mount,” or “antenna types.”

Based on the above discussion, Beke offered the following amended motion:

Amended Motion by Beke, amended motion accepted and seconded by Hoyt, that
Planning Commission recommend to Village Council the Wireless
Telecommunications Facilities Ordinance, Chapter 1265, 1) with the following
change to §1265.03(d)(4)(A): Camouflage for Facilities on Existing Structures - Roof
Mounts. When a wireless telecommunication facility extends above the roof height of
a structure on which it is mounted, the facility shall be disguised, concealed, or
camouflaged within or behind existing or new architectural features to limit its
visibility from public ways. Facilities mounted on a roof shall be set back from the
front facade in order to minimize their visual impact; and 2) Planning Consultant
Doozan is to work with Village Attorney Staran to consider adding definitions and
other revisions they deem appropriate to achieve clarity. Motion carried
unanimously.

IX.              OLD BUSINESS:

        A.       Discussion Regarding Designation of Village of Franklin
                 Proposed Amendments to the Zoning Ordinance and Zoning
                 District Map for Scheduled Public Hearing:
Proceedings, Village of Franklin, Planning Commission                            Page 5
Regular Meeting, October 20, 2004, 7:30 p.m.


                 1.      Creation of a New Zoning District Ordinance (R-M)
                 2.      Northwest Area Re-Zoning Ordinance
                 3.      Northeast Area Re-Zoning Ordinance
                 4.      Village Center Re-Zoning Ordinance

Doozan reviewed his letter to Village Council of September 20, 2004. Currently, 37% of
the parcels of land in the Village are non-conforming, and since non-conformities created
by the proposed zoning changes will be 15%, the impact of re-zoning would be small in
comparison to the current situation.

Motion: Motion by Hepler, seconded by Beke, to schedule four (4) Public Hearings
to receive public input on each of the proposed zoning district ordinance
amendments to re-zone the districts as stated in each of the ordinances, at a meeting
to be decided during discussion of this motion. Discussion: Could six Public Hearings
be handled in one meeting? It was determined to go ahead with the six Public Hearings
and eliminate other business. Amended Motion: Amendment by Hepler, accepted and
seconded by Beke, that the Public Hearings be scheduled for the next regular
Planning Commission meeting and that Planning Commission business be limited at
that meeting to exclude any other old or new business. Discussion: Doozan will
review the Public Hearing notices before they go out to make sure they are sufficient.
Vote: Motion carried unanimously.

X.               DISCUSSION ITEM:

        A.       Consider the Properties of 24-06-205-003 and 24-06-205-013
                 Located West of Yanke Design, 32611 Franklin Road:

In the course of discussion, the current zoning designations of the parcels came into
question. Doozan was directed to determine the correct zoning designations and provide
Stevens with this information.

XI.              OTHER BUSINESS:

        A.       Master Plan:

                 1.       Master Plan Update:

No Commissioner has provided feedback to Hansen. She asked that the Commissioners
do so before the December meeting.

                 2.      Village Center Update:

Hoy asked the Commissioners to consider a program for the Village Center to match
CDBG funds.

XII.             ADJOURNMENT:

Motion: Motion by Beke, seconded by Hepler, to adjourn. The meeting was
adjourned at 10:25 p.m.
Proceedings, Village of Franklin, Planning Commission                        Page 6
Regular Meeting, October 20, 2004, 7:30 p.m.

                                                   Respectfully submitted,


                                                   Rebecca Gale

				
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