VIEWS: 10 PAGES: 9 POSTED ON: 5/5/2010
CHARTER TOWNSHIP OF OXFORD PLANNING COMMISSION REGULAR MEETING THURSDAY, SEPTEMBER 8, 2005 A regular meeting of the Charter Township of Oxford Planning Commission held Thursday, September 8, 2005, at the Oxford Veterans Memorial Civic Center. Members Present: Bell, Berger, Black, Curtis, Fitchena, Kucemba, Lepping, Roesner, Silvester Members Absent: None Also Present: Recording Secretary Harrison, Zoning Administrator Darling, Planner Planning & Zoning Coordinator Walkaus, Planner Wortman- Carlisle/Wortman, Oxford Community TV cameraman, and approximately 16 visitors. The meeting was called to order by Chairman Silvester at 7:30 p.m. RESPECTS TO THE FLAG NOTING OF ROLL APPROVAL OF AGENDA Black moved, Fitchena seconded to approve the agenda of September 8, 2005 as presented. Commissioner Bell stated that he had received a voicemail message from Ron Davis, Parks & Recreation, who is involved in the H2O Drive for Hurricane Katrina relief, requesting his agenda item 8a be delayed until his arrival. Motion amended. Black moved, Bell seconded to amend the agenda to reverse items 8a & 8b to accommodate Mr. Davis’ unknown arrival time. Ayes: 9 Nays: 0 Motion Carried. APPROVAL OF MINUTES None available. CITIZENS’ COMMENTS ON ITEMS NOT SCHEDULED FOR PUBLIC HEARING OR ON AGENDA No Citizen’s Comments on items not on the agenda were given. COMMISSIONERS’ COMMENTS, INFORMATION FROM COORDINATOR AND ZONING ADMINISTRATOR Commissioners’ Comments Commissioner Bell noted the H2O Drive from Oxford, Michigan to Oxford, Mississippi for Hurricane Katrina relief has collected 60,000 bottles of water and over $10,000.00 in cash. Six trucks will leave Oxford Friday 9/9/2005 and the Fire Department will conduct a Boot Drive this weekend to collect cash. Page 1 – Charter Township of Oxford Planning Commission Minutes CHARTER TOWNSHIP OF OXFORD PLANNING COMMISSION REGULAR MEETING THURSDAY, SEPTEMBER 8, 2005 Chairman Silvester welcomed new Recording Secretary Lynn Harrison. Planning Commission & Zoning Board of Appeals Coordinator Comments Coordinator Walkaus welcomed new Recording Secretary Harrison. Zoning Administrator Comments Zoning Administrator Darling had no comment. PUBLIC HEARING(S) Concept Plan / Site Plan Review / Special Land Use / Land Improvement / CAD Development Review - for the Proposed Oxford Township New Township Hall – 300 Granger Road, Oxford MI 48371 – Parcel # 04-21-352-003 Applicant: Oxford Township, 18 W. Burdick, P. O. Box 3, Oxford, MI 48371 OPEN PUBLIC HEARING Bell moved, Roesner seconded to open the Public Hearing, Ayes: 9 Nays: 0 Motion Carried Greg Mason representing CHMP Architects and Engineers on behalf of Oxford Township presented the plans for the new Township Hall, seeks Concept Plan and Site Plan approval, a Special Land Use approval, and a potential change in the CAD Land Use from Resort Residential to Single Family Residential. He also noted that Grading, Landscape and Utility Plans have been modified in response to the Planner’s and Engineer’s review letters. The building’s exterior will match the architectural expression of the Fire Halls per the wishes of the Building & Site Committee. The Electrical Plan was revised to lower the light fixtures and comply with the lighting grid. Public Comments: Joe Strzelecki, 246 Nicklas Ct., expressed concern with potential traffic back-up, no-passing lanes on Seymour Lake Road and roadside ditch hazards. CLOSE PUBLIC HEARING Fitchena moved, Berger seconded to close the Public Hearing, Ayes: 9 Nays: 0 Motion Carried Commissioner’s Comments Chairman Silvester noted that the Planning Commission did not have the revised plans that were presented by Mr. Mason. He commented that the procedure is; submittal and review of plans, the Planning Commission reviews and comments on plans and consultant reviews, plans are revised and re-submitted to the Planning Commission until they are approved. Chairman Silvester understood the Township Board’s direction to have this case treated as any other; however, some steps have been combined. Chairman Silvester left up to the other Commissioners as to how they wanted to proceed. Commissioner Roesner commented that the Township took the route of combining steps and receiving citizen comments to meet project deadlines. Page 2 – Charter Township of Oxford Planning Commission Minutes CHARTER TOWNSHIP OF OXFORD PLANNING COMMISSION REGULAR MEETING THURSDAY, SEPTEMBER 8, 2005 1) Concept Plan Bell moved, Fitchena seconded to accept the Concept Plan as presented. It was discovered that the Concept Plan does not contain the recommendation that the CAD District be changed from Resort Residential to Village Single Family as recommended by the Engineer and Attorney. Bell withdrew the motion, Fitchena withdrew support. Motion Withdrawn Berger moved, Roesner seconded to accept the Concept Plan with the condition that the designation within the CAD Central Area Development District be noted to become Village Single Family. Roll Call Vote: Ayes: Bell, Berger, Black, Curtis, Fitchena, Kucemba, Lepping, Roesner, Silvester Nays: None. Absent: None. Motion Carried 2) Site Plan Review Chairman Silvester stated it was his understanding that the Developer had received the Attorney’s and Fire Department’s comments, and the revised plan submitted today has addressed all of the points with no exceptions. Mr. Morgan stated that a Revised Site Plan Review letter dated September 8, 2005 was issued by the Fire Department stating that while a fire suppression system is not required by Code, lack of one limited the use of the unfinished space. Chairman Silvester stated that the letter had just been received today and he had not reviewed it. Mr. Morgan stated there is a desire by the Building and Site Committee to present an amended budget to the Township Board to add the cost of the system to the project. The original plans did not include a fire suppression system because of budget constraints. Commissioner Bell commented that even though a fire suppression system is not required now, there is potential for an addition to the building and a fire protection system would be required then. It would be more cost effective to install such a system now, rather than retro-fit one later. It was the consensus of the Committee that the new Township Hall should be built with a fire suppression system. Chairman Silvester moved, Fitchena seconded to approve the Site Plan for the new Township Hall located at 300 Granger Road contingent upon our Engineer’s and Planner;’ review of the plans submitted today, September 8, 2005, and that it complies with all the consultants comments. Chairman Silvester amended his motion to include a strong recommendation to include fire suppression system in this building. Re-supported by Fitchena. Ayes: 9 Nays: 0 Absent: 0 Motion Carried Page 3 – Charter Township of Oxford Planning Commission Minutes CHARTER TOWNSHIP OF OXFORD PLANNING COMMISSION REGULAR MEETING THURSDAY, SEPTEMBER 8, 2005 3) Special Land Use Chairman Silvester read into the minutes the Attorney’s letter of September 1, 2005, Resolution – Findings of Fact. Regarding Item (B), Commissioner Berger commented that at some point in time consideration will need to be taken to address the passing lane capability. There were no changes or disagreements with the SLU Resolution from the Commissioners. Planner Wortman noted that normally a Special Land Use Permit is considered by the Planning Commission, a Public Hearing is held, then conveyed to the Township Board for comment. In this case, after concurrence with the Township Attorney, and to expedite this review, it was decided to not be necessary to go to the Township Board, since they generated the project and have already commented. Roesner moved, Black seconded to accept the Resolution dated 09/01/2005 to grant the Special Land Use. Roll Call Vote: Ayes: Bell, Berger, Black, Curtis, Fitchena, Kucemba, Lepping, Roesner, Silvester Nays: None Absent: 0 Motion Carried 4) Land Improvement Mr. Darling stated that Land Improvement will be handled administratively with the Building Department and Township Engineer. REZONING - Proposed Rezoning from SF-2 (Suburban Farms – 5 Acres) to SF-1 (Suburban Farms – 2.5 Acres) on the front 5 acres of Parcel 04-30-426-002 OPEN PUBLIC HEARING Bell moved, Fitchena seconded to open the Public Hearing. Ayes: 9 Nays: 0 Motion Carried Ron Davis, Director, Parks & Recreation for Oxford Township seeks to rezone the two (2) new parcels created when part of Mr. Harris’ original property was sold to the Seymour Lake Township Park. Mr. Davis noted that the details of the case were covered in a recent Planning Commission Meeting. Public Comments: Ken Strzelecki, 282 Coryell, commented that the density will not basically change with the rezoning, as there is a mix of 1-acre and 5-acre parcels in the area now. Page 4 – Charter Township of Oxford Planning Commission Minutes CHARTER TOWNSHIP OF OXFORD PLANNING COMMISSION REGULAR MEETING THURSDAY, SEPTEMBER 8, 2005 Roger Shuttleworth, 601 S. Coats Rd., commented his concern that anyone else could split their larger parcels and questioned if this split is precedent-setting. Ardell Fremstod, 551 S. Coats Rd., noted that he had commented at the last public hearing at which this was discussed and has since learned that a berm and tress would be very expensive and would still be in favor of a buffer. Mr. Davis reminded everyone that a resolution by the Parks & Recreation Commission has been distributed to all concerned property owners, stating that no ingress or egress would be constructed from Coats Road to access the park. CLOSE PUBLIC HEARING Curtis moved, Fitchena seconded to close the Public Hearing, Ayes: 9 Nays: 0 Motion Carried Commissioner’s Comments Commissioner Bell commented on the benefits of adding 14 acres to the park, and that it does not border Coats Road, the buffer is still quite large between lots and the density does not really change overall for the area. Commissioner Berger commented he does not believe this is precedent-setting considering the large buffers and the net addition of one home. Commissioner Lepping commented concern on the guarantee of no access in perpetuity. Mr. Davis replied that the Parks & Recreation Commission is an elected body of government and overseen by the state. He further stated that if there needs to be a note in the Title, that can be done. Fitchena moved, Berger supported to rezone Parcel # 04-30-424-002 from SF-2 to SF-1. Roll Call Vote: Ayes: Bell, Berger, Black, Curtis, Fitchena, Kucemba, Lepping, Roesner, Silvester Nays: None. Absent: None. Motion Carried Page 5 – Charter Township of Oxford Planning Commission Minutes CHARTER TOWNSHIP OF OXFORD PLANNING COMMISSION REGULAR MEETING THURSDAY, SEPTEMBER 8, 2005 NEW BUSINESS PRE-APPLICATION CONFERENCE – Crossroads for Youth, Parcel(s) # 04-36-100- 001&002, – Applicant: Wayne Appleyard for Sun Structures Architect, 201 East Liberty St. Suite 1, Ann Arbor, MI 48104 – WIND ELECTRIC SYSTEM Applicant Wayne Appleyard, representing Crossroads for Youth, seeks to put up a combined wind electric and portable tag system as a supplementary energy generation system for a building at Crossroads for Youth. It would help support the electrical needs of the building and if it produces more electricity than the building uses, puts electricity out into the grid. Since the Ordinance restricts the height of buildings, it is brought to the Planning Commission. Commissioner Comments: Planner Wortman noted that Section 2209 of the Ordinance pertains to height limitations and exceptions. Planner Wortman stated that if the Commission felt it was appropriate, the wind tower would fit within Section 2209 as a similar appurtenance. Commissioner Roesner expressed concern that if no other parameters were set, this would allow other similar structures to be built in all zoning districts. Discussion among Commissioners and Planner commented that since this wind system is also for educational purposes, that could be a stipulation, and because this is a Pre-Application, the determination would be site-specific. Chairman Silvester concluded that the Planning Commissioners can determine: a) does this fall under Section 2209; b) does the Applicant have to go the Zoning Board for a variance; c) direct Mr. Darling to handle administratively. Poll of the Planning Commissioners regarding if a variance is needed: No: Bell, Berger, Black, Curtis, Fitchena, Kucemba, Lepping, Silvester Yes: Roesner PRE-APPLICATION CONFERENCE – Oxford Crossing, Part of Parcel #04-22-200-008 (Out lot of Meijer on Ray Rd.) – Applicant: Majio Koza, 31492 Glendale, Livonia, MI 48150 – SHOPPING CENTER Tony Serra, Serra & Associates, Architect & Planner, representing Mr. Koza, option on real estate contract, seeks direction on the development on an out lot area on the north side of Meijers, behind the gas station, facing Ray Road. They would like to build a one-story multi-tenant retail center of approximately 16,000 sq. ft. and have preliminary approval from Meijers. The façade would be similar to Meijers. Discussion among Commissioners regarding building placement and orientation, dumpster and parking locations, number of retail spaces. The consensus of Commissioners is that the building is too large for the site. Martin Dziewit, DZI Construction Services, stated the reason for the building orientation is the natural topography. Chairman Silvester gave direction to the applicant noting that the proposed use is acceptable to the commissioners, but to consider the comments and suggestions from the Commissioners. Page 6 – Charter Township of Oxford Planning Commission Minutes CHARTER TOWNSHIP OF OXFORD PLANNING COMMISSION REGULAR MEETING THURSDAY, SEPTEMBER 8, 2005 PRE-APPLICATION CONFERENCE – Oakwood Bluff Development, Parcel(s) # 04- – 23- 355-002 (Lakeville Rd.) - Applicant: Jim Lawrence, 403 E. Grand River, Brighton, MI 48116 – RM -MULTIPLE FAMILY Mr. Lawrence, Architect, representing Jim McGowan, property owner, seeks to develop a multi- family community of homes in the $200,000 range. Mr. Lawrence presented three (3) plans. The parcel is currently zoned M-1 and they are seeking rezoning to Multifamily. The newly adopted Master Plan indicates the Land Use designated Office/Services. Commissioner Roesner felt this area does not need this density. Traffic on Lakeville Road near the parcel is already gridlocked during certain times of day. She would be against re-zoning it to Multi- Family. Chairman Silvester remarked that residential is not consistent with the Master Plan and recommended development of something closer to Office/Service. Mr. Lawrence commented on his first proposal for a live/work plan presented under the new PUD ordinance which will be available in 60 to 90 days. Commissioner Fitchena recommended a Senior Citizens Center complex with Assisted Living and medical services surrounding. COMMISSIONS AND/OR COMMITTEE REPORTS Violations Report Chairman Silvester noted the electronic document is difficult to view and recommended the format be changed. Questions or concerns may be sent to him and will be forwarded to the building official. Hard-copy reports have been provided to commissioners. Sub Committee Reports Acreage/Lot Split Sub Committee Zoning Administrator Darling had nothing to report. Chairman Silvester asked how the lot split work will be accomplished now that the rezoning of Mr. Harris’ parcel on Coats Road has been accomplished as a result of the sale of part of his property to the Seymour Lake Township Park. Mr. Darling relied that it will be accomplished by the Acreage/Lot Split Committee. Mr. Darling reported that a parcel on Squaw Lagoon will be applying and that will be referred to the attorney. Mr. Darling reported an application that originated in 2004 in Lakes of Indianwood and has a Consent Judgment on it will be forwarded to the Attorney for review again. Gravel Inspection Sub Committee Commissioner Black had nothing to report. Chairman Silvester asked if new aerial photos are needed. Commissioner Bell and Planner Wortman recommended using Oakland County’s service which are believed are updated every year and are satellite images. Administrator Darling reported that the Sandman gravel operation is close to winding down and they have applied for a consultant meeting for a subdivision development. The site needs a reclamation Page 7 – Charter Township of Oxford Planning Commission Minutes CHARTER TOWNSHIP OF OXFORD PLANNING COMMISSION REGULAR MEETING THURSDAY, SEPTEMBER 8, 2005 examination. Chairman Silvester will have the Gravel Committee and Planner Wortman coordinate a plan. Chairman Silvester asked if a date had been set for the next gravel inspection. Coordinator Walkaus noted the date was tentatively set for November 14th, but there being some conflict, could move to the week of November 7th. Ordinance Review Sub Committee Chairman Silvester reported that the zoning classifications have been reviewed. The next item to review will be Articles 3 and 4 and should be to the Planning Commission within a month. Reports from Representatives to Other Township Boards/Committees Polly Ann Trailway Commission Commissioner Roesner had nothing new to report. Discussion regarding a new STOP sign at the Polly Ann Trail and Powell Street. The sign was not placed by the Trailway Commission. Please refer comments to the Township Supervisor. Chairman Silvester asked if the work being done will be affected by Addison Township’s millage issues. Commissioner Roesner replied that there is a special meeting next week to go over that. Professional Services Committee Commissioner Bell reported that Mr. Kniffen has not contacted him yet. Commissioner Fitchena replied that she would help Commissioner Bell with that. Safety Path Committee Commissioner Fitchena had nothing to report. Commissioner Fitchena reported that some funding has been located but will take a little time. Chairman Silvester asked for assurance that the Drahner Road overpass remains the priority. Water and Sewer Committee Commissioner Roesner had nothing new to report. Roesner will provide a written timeline for their projects at the next meeting. ZBA Commissioner Roesner reported that there still has not been a meeting. TOWNSHIP PLANNER’S REPORT – CARLISLE/WORTMAN ASSOCIATES Planner Wortman reported he will be making a slide presentation on Residential Density at Mackinaw Island in September. The Commissioners expressed an interest to see it so it will be included in a future Planning Commission meeting. Page 8 – Charter Township of Oxford Planning Commission Minutes CHARTER TOWNSHIP OF OXFORD PLANNING COMMISSION REGULAR MEETING THURSDAY, SEPTEMBER 8, 2005 BILLS Carlisle/Wortman Associates Invoice 25900 for the period ending 08/31/05 in the amount of $1,035.00. Bell moved, Lepping supported to approve Carlisle/Wortman Invoice 25900 for the period ending 08/31/05 in the amount of $1,035.00. Roll Call Vote: Ayes: Bell, Berger, Black, Curtis, Fitchena, Kucemba, Lepping, Roesner, Silvester Nays: None Absent: 0 Motion Carried Carlisle/Wortman Associates Invoice 25902 for the period ending 08/31/05 in the amount of $1,300.00. Bell moved, Black seconded to approve Carlisle/Wortman Invoice 25902 for the period ending 08/31/05 in the amount of $1,300.00. Discussion regarding whether the Planning Commission or the Township Board is responsible for Ordinance 103. The ordinance is driven by state statute and the attorneys drove that. Roll Call Vote: Ayes: Bell, Berger, Black, Curtis, Fitchena, Kucemba, Lepping, Roesner, Silvester Nays: None Absent: 0 Motion Carried ADJOURNMENT Roesner moved, Fitchena seconded to adjourn the meeting at 9:47 p.m. Ayes: 9 Nays: 0 Absent: 0 Motion Carried ______________________________ ____________________________ Donald T. Silvester, Chairman Tom Lepping, Secretary Date approved: 09/22/2005 lms Page 9 – Charter Township of Oxford Planning Commission Minutes
"A regular meeting of the Charter Township of Oxford Zoning Board "