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A regular meeting of the Charter Township of Oxford Zoning Board

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A regular meeting of the Charter Township of Oxford Zoning Board Powered By Docstoc
					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

				
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