REGULAR MEETING
PLANNING COMMISSION PAGE 1
MEMBERS
PRESENT: Chairman David Kulp; Commissioners: Craig Johnston, Vaughn
Koshkarian, William Mazzara, Gordon Muir
ABSENT: Richard
Lemke, Ric Mueller, Keith Vandenbussche
ALSO
PRESENT: Nick Lomako, Township Planner; Timothy Brandt, Building
Official; Lawrence Waligora, Fire Chief; Sandi Hinzmann, Planning/Recording
Secretary; 26 Members of the Public
Chairman
Kulp called the meeting to order at 7:31 p.m. Roll call was taken and a quorum
was present.
PUBLIC HEARING
LAND
DIVISION APPEAL, MILFORD INVESTMENTS, 16-22-102-049,050,051
Chairman
Kulp opened the public hearing at 7:32 p.m.
Chairman
Kulp read the notification published in the March 17th issue of the
Milford Times.
Mr.
Jeff Heyn, 1420 Pettibone Lake Road, Highland, representative and future
property owner of the developed site on Corporate Office Drive. The overall
site is 10 acres and contains 4 existing office buildings currently on 3
parcels. He requested the creation of 4 parcels, a number allowable by the
State Land Division Act, to allow for each building to be located on individual
parcels. The changes would allow creation of two parcels for buildings 1 and 2
and boundary line movement of existing parcels 16-22-102-051 and 16-22-102-050.
Chairman
Kulp asked for public comment.
There
was no response from the public.
Chairman
Kulp closed the public hearing at 7:35 p.m.
NEW BUSINESS
LAND
DIVISION APPEAL, MILFORD INVESTMENTS, 16-22-102-049,050,051
Chairman
Kulp asked why the property could not remain as it currently is. Mr. Heyn
responded that the desire is for separate ownership of each building on the
site.
REGULAR MEETING MARCH 31, 2005
PLANNING COMMISSION PAGE 2
CHARTER TOWNSHIP OF MILFORD
Mr.
Lomako stated he is in favor of the proposed division based on the following
findings from Wade-Trim letter dated February 17, 2005 (on file in Township
Office):
·
Pattern of
development at this location has been established.
·
The existing
development pattern is not consistent with current ordinance and does not allow
for strict compliance to existing ordinances.
·
Each site has
ingress and egress access to and from the site through easements providing a
clear pathway to the private road of Corporate Office Drive.
Chairman
Kulp said the proposed division did not appear to be furthering an irregular
pattern but seemed to adjust the situation by moving and creating new
boundaries.
Mr.
Koshkarian said the request seems to be consistent with pattern of development
in place. He asked how building 4 was accessed. Mr. Heyn said there is an
easement from the end of the private road, Corporate Office Drive.
Mr.
Mazzara said proposed condition is similar to existing condition but it is
creating different parcels each of which must be in compliance with overall
Ordinance. He requested that Mr. Brandt review administrative compliance of
development for each parcel.
Mr.
Mazzara moved, Mr. Koshkarian seconded, to recommend granting of land division
appeal, Milford Investments, 16-22-102-049,050,051 based on the following
Finding of Fact:
1.
Proposed plan
of existing buildings does not drastically change existing site.
2.
Applicant
agreed to review of Building Official for all new parcels to be site plan
compliant.
3.
Existing
condition on site no new buildings or changes are proposed.
Vote unanimously carried.
S-04-5011,
REVISIONS TO APPROVED (11-17-04), OAKS CONCRETE PRODUCTS, 16-36-451-020
Mr.
Mark Schaffer, 511 West Pontiac Trail, representative for Schonsheck
Construction, explained that they are requesting a slight change to the plan
approved last fall for movement in location of concrete bins so site is
compliant with site plan.
Chairman
Kulp expressed the commission’s appreciation for returning to correct site plan
accuracy.
REGULAR MEETING MARCH 31, 2005
PLANNING COMMISSION PAGE 3
CHARTER TOWNSHIP OF MILFORD
Mr.
Lomako summarized his findings from the March 8, 2005
review letter (on file in the Township office), items of concern have been
correct on plan set before the commission and the site plan is in compliance.
Chairman
Kulp asked for discussion. Hearing none a motion was requested.
Mr.
Koshkarian moved, Mr. Mazzara seconded, to recommend approval of revised site
plan S-04-5011, Revisions to Approved (11-17-04), Oaks Concrete Products,
16-36-451-020. Vote unanimously carried.
S-05-5000,
DTE DUCK LAKE GAS FACILITY, 16-01-201-002
Mr.
Mike Palchesko regional manager for DTE stated that the Michcon substation
located on Duck Lake Road, presented on December 7, 2004 for preliminary
discussion, now has a formal site plan.
Mr.
Lomako reviewed the Wade-Trim letter dated March 16, 2005 (on file in the
Township office) which supports the plan set dated March 14, 2005 as presented.
The only outstanding issue remaining is the inconsistencies between site
visitation planbooklet and plan set which need to be rectified. Mr. Andrew
Manning, permit coordinator for DTE explained that the booklet is correct for
visitation policy of gas substation. This is an unmanned site only visited
during an emergency situation or if equipment is not operating.
Mr.
Manning noted that he had spoken with the fire chief and DTE is willing to
accommodate the Fire Department’s request for a training program for fire
access.
Mr.
Johnston requested that lighting not be used on site unless used in an
emergency. Mr. Manning confirmed the request.
Mr.
Mazzara asked the applicant to review the landscaping perimeters and borders
noting what is existing and what will be added. Mr. Manning said there are
existing evergreens around the periphery of the site, which block view from
Duck Lake Road. Additionally, 300 to 400 ft. inside the site a double row of
evergreens exist, some elevated by a berm. There also exists 18 to 20ft. of
screening running north to south along the entrance drive.
Mr.
Mazzara said the site was not staked as required. Mr. Manning apologized,
indicating he thought the site had been staked.
Mr.
Mazzara asked whether the entire site was shown on the drawing. He also stated
that the site is not landscaped, and that many of the existing trees along
REGULAR MEETING MARCH 31, 2005
PLANNING COMMISSION PAGE 4
CHARTER TOWNSHIP OF MILFORD
the
southern border are dead. Mr. Manning said the site exists in a small L shape
within the 60 site acres. Michcon has leased this small portion to DTE, where
the equipment will be placed.
Mr.
Mazzara asked how this L shaped area would be screened if it is separate from
overall site. Mr. Manning said he would have the area staked to show boundaries
of where equipment will be placed.
Mr.
Mazzara stated the site is not in good shape. He found steel pipe and wood
stacked up which should not be there. In his site visit he viewed the entire
property and in doing so experienced what neighbors have in their view. There
exist many site violation problems contained in the 60 acres.
Mr.
Manning asked if only the small L shaped area could be considered this evening
and request entirety of the site be looked at by Mr. Palchesko.
Chairman
Kulp said that if a motion was passed forth to the Board it would contain this
information and all the apparent violations on the overall site which is owned by
one corporate entity.
Mr.
Mazzara felt that it would be best for the issues of nonconformance at the
entire site be resolved before the site plan is moved before the Township
Board. Even if only a small portion of the whole site is leased, the entire site
must be in compliance.
Mr.
Mazzara asked that if the site is unmanned, why then was he able to observe
three trucks and one car parked there during the day and utility trucks parked
behind the gate in the evening. To him, it appears that the site is not being
used as it was represented to be. He asked that it be noted members of the
audience were in agreement.
Mr.
Manning said there are apparently a number of issues with the overall 60 acres
and wondered why it could not be approached as two separate cases. Mr. Muir
said DTE is one corporation so it is looked at as one. Chairman Kulp said
leasing is one element but the non-conformities surround a smaller area. The
landscaping issue is one for the overall site.
Mr.
Manning stated that DTE would like the generator in place for peak load season
and asked if something could be done to make this occur. Chairman Kulp said
there would be the possibility of a performance bond but the commission was not
ready to make a motion.
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PLANNING COMMISSION PAGE 5
CHARTER TOWNSHIP OF MILFORD
Chairman
Kulp asked how many residents were present. Six were
in the audience. Chairman Kulp asked for comment from residents.
Mr.
Jim Kolis, 3028 Cooley Lake Road, invited anyone interested to see the view
from his kitchen; stating screening is inadequate to shield view. Not knowing
who to call to complain to, he has called Township and talked to the
Supervisor. When the vector pipeline was completed he was told there was a
landscape plan which he does not believe has been followed. The North side of
the site is especially poorly screened.
Mr.
Scott Mooney, 3400 Cooley Lake Road, said he is opposed to this proposal. He
received notification only 2 days ago and is only 500 to 600 ft from the
proposed location. No knowledge of noise level, or how generator works has been
provided to him. He called DTE and they could not tell him other locations
where he could go to observe this type of equipment in operation. Mr. Palchesko
said a visit could be arranged and that he had a video with them this evening
of a generator at another site which residents could watch.
Chairman
Kulp read the information received from DTE that stated operating levels are
relatively quiet at 74 dB at 24 feet, which is lower than Township requirement.
The generator would operate only at peak periods. He noted this noise level may
be lower than the Township peak requirement at property boundary.
Mr.
Dave Janette, 3450 Cooley Lake Road, said his home is just north east of the
station, and he sees a large amount of activity, even at night, and believes
work is being done on site. DTE employees leave their vehicles there and store
work vehicles on site. He asked when enough was enough: when Vector went in,
crews worked at night in the summer, He believes this is being turned into a
commercial site in a residentially zoned area.
Mr.
Johnston asked if Mr. Janette had called to complain. Mr. Janette said he had
only called the Township and spoken with Supervisor Green.
Ritz
Seglund, DTE small generator group, explained that DTE is the electric concern
that will be putting in temporary generator for 3 years while upgrades and
expansion work are done at the substation in the village. The generator comes
in a shipping container and will run only during peak periods of demand.
Mr.
Jim Brei 1520 Pinewood Drive, south west of the site, member of the Oakland
County Residents’ Alliance had headed up a letter writing campaign against
Vector pipeline which were copied at the time to the Township. Mr. Brei
REGULAR MEETING MARCH 31, 2005
PLANNING COMMISSION PAGE 6
CHARTER TOWNSHIP OF MILFORD
stated
that landscaping that was originally done has died. Objections this evening
stem from concern
over the word
‘temporary’ being in quotation marks in the letter received
from DTE, and concern as to what the long-term plan is. Is there a long-term
plan? Will this generator really be removed? The ambient noise in this area
comes from frogs and birds there is quite a difference from dB level of
industrial noise and what noise naturally occurs in this area. Noise over and
above the frog croaking is not desired. He said he understands the need for
upgrades but questioned whether temporary really means 3 years or if this is
just a foothold for a larger scale use of this property.
Chairman
Kulp stated that information provided approximated use time at 20 hours a year.
Mrs.
Diane Kolis, 3028 Cooley Lake Road, said they were told there would be no noise
from the gas line but that sometimes there is an ear splitting sound from air
pressure release above and beyond the normal working noise. She is not infavor
of additional noise. This is a residential area and has been since the
beginning of the Township in 1930’s. She thanked the Commission for their
thoroughness.
Mr.
Bill Riehl, 1633 Duck Lake Road, northwest of the Michcon site, said there is
often an odor and noise and nothing is ever resolved. Hunters have been on the
property many times. He has complained and never received any response.
Security is a large concern.
Mr.
Palchesko explained that temporary was placed in quotes in an attempt to help
the term stand out in the letter. This
letter was sent out to residents as part of what DTE had promised to do when it
was before the Commission in December. He apologized for the confusion caused.
Mr.
Johnston asked if the Township had corresponded with DTE prior to this evening
regarding the issues raised by Mr. Mazzara. Mr. Brandt said he had not had
prior complaints. Chairman Kulp said the review of the site was caused because
of the request before them.
Mr.
Johnston stated that it is too bad that the people responsible for causing the
difficulties are not in attendance this evening. He asked, hypothetically, that
if all screening and landscape are done, would violations still exist on site
with traffic and noise issues?
Chairman
Kulp said the approved use of the property does not include use as a staging
area. Mr. Mazzara said that the barbwire fencing, storage, and landscaping are
not in compliance as well.
REGULAR MEETING MARCH 31, 2005
PLANNING COMMISSION PAGE 7
CHARTER TOWNSHIP OF MILFORD
Mr.
Palchesko said he will carry concerns back to
appropriate people within the company.
Mr.
Mazzara listed the following concerns:
·
Landscaping
needs to be fixed.
·
Enforcement of
unmantained nature of the site.
·
74 dB level is
high for residential area. Read the Township Ordinance for noise. 74 dB is not
a light noise.
·
Clarification
on meaning of temporary and the posting of a bond for removal of generator
would be required.
·
Concern over
activity onsite.
Mr.
Manning queried whether the facility pre-dates the Ordinance. Mr. Lomako said
in terms of original approval that it was possible and would be investigated.
Mr. Manning requested a list of the issues of use and storage discussed.
Chairman
Kulp suggested that when they return both parties be present to represent the
entire site. Mr. Mazzara recommended that DTE have their engineers review the
Township Ordinance and identify inconsistencies at the site. The barbed wire
may be within letter of compliance but to be in good keeping he would recommend
removal.
Mr.
Lomako suggested that he and Building Official Brandt make a list of items not
in compliance. There seem to be overall
site problems which affect the little L shaped portion as well.
Mr.
Koshkarian suggested that DTE meet with interested members of the community to
listen to their concerns.
Mr.
Mazzara moved, Mr. Muir seconded, to postpone S-05-5000, DTE Duck Lake Gas
Facility, 16-01-201-002, until applicant brings forth plan to bring total DTE
site into compliance. Applicant also makes arrangements to review project with
residents and bring site into conformity on noise level, landscaping, storage,
and staking.
Discussion of the Motion:
Mr.
Johnston asked that all companies involved attend the next meeting and that Mr.
Lomako and Mr. Brandt review the original site plan for compliance.
Bond
for removal costs should be a condition of approval.
Mr.
Mazzara moved, Mr. Muir seconded, to amend the motion to postpone S-05-5000,
DTE Duck Lake Gas Facility, 16-01-201-002, until applicant brings forth a plan
to bring the total DTE site into compliance. The applicant also must make
arrangements to review
the project with
residents and bring
the site into
REGULAR MEETING MARCH 31, 2005
PLANNING COMMISSION PAGE 8
CHARTER TOWNSHIP OF MILFORD
conformance
on the following issues: noise level, landscaping, storage, and staking. A site
review will be conducted by the Township Planning Consultant and Building
Official. Vote unanimously carried.
PR-03-5016,
REQUEST FOR ELIMINATION OF REQUIRED ACCELERATION/DECELERATION LANE FOR, TERRY
PHILLIPS, 16-01-426-003
Mr.
Larry Currin, Powell & Associates, 110 Audubon Suite A, White Lake,
explained that the same plans as presented in September 2004 are again before
the commission. RCOC permit has been granted for road construction but the
acceleration and deceleration lanes can not be installed without permission of
adjacent property owner who will not grant permission as RCOC road right-of-way
is not large enough for lanes. These lanes have never been on the plan.
Mr.
Mazzara, Township Board Trustee said the Board’s motion did not grant a
variance from the acceleration/deceleration lane. The approved plan was to have
acceleration/deceleration lane included.
Mr.
Lomako said the request tonight is for relief from what is required by
ordinance based on adjoining property owners not allowing for use of their
private property.
Mr.
Currin said the deceleration lane will be put in as shown on plan and there
will be a curb return only in place of the for acceleration lane also shown on
plan.
Chairman
Kulp said he had an area of concern over public hearing because notification of
the change being considered to ordinance has only been made to neighboring
property owners. Others in the community have no knowledge of the request, as
publication of notice did not occur in Milford Times.
Mr.
Lomako suggested that the Township Board hold the Public Hearing. Mr. Mazzara
said the issue could be moved on to the Board to hold the Public Hearing and
make a decision with the recommendation of the Planning Commission.
Mr.
Mazzara said the way the site is laid out has hindered installation of
acceleration/deceleration lane. The placement of the private road has caused
this issue and he is concerned about safety issues as Duck Lake is a heavily
trafficked road. In his opinion the awkwardness of the site is not allowing for
compliance to the Ordinance. In an attempt to maximize use of property caution
must be taken to not create an unsafe situation.
REGULAR MEETING MARCH 31, 2005
PLANNING COMMISSION PAGE 9
CHARTER TOWNSHIP OF MILFORD
Mr.
Currin said moving the road is not a good use of the
property. A deceleration lane is the only one needed to slow down and turn.
Chairman
Kulp said he believed safety on road is paramount in this case but given
limitations of not having an easement it is a difficult situation. He asked for
commissioner comments.
Mr.
Mazzara said it would be good for the applicant to bring forth an acceptable
safety standard to show this is a safe situation. Mr. Currin said he would look
into it but assumes this is not a standard since acceleration/deceleration
lanes are required.
Mr.
Koshkarian moved, Mr. Johnston seconded, to recommend approval of PR 03-5016,
Request for Elimination of Required Acceleration/Deceleration Lane for, Terry
Phillips, 16-01-426-003 subject to Pubic Hearing being scheduled for Township
Board Meeting based on the following Findings of Fact:
1.
Inability to
acquire property for acceleration lane.
2.
Requested
applicant present a review of information on Public Safety in this case using
standard industry rules.
Vote unanimously carried.
S-05-5002,
MILFORD LAKES DEVELOPMENT CO./ROBERTSON BROTHERS CO., 16-34-200-003,006,007;
251-001; 276-001,002; 300-005; 401-001,002,003
Mr.
Lomako provided a brief review of what had transpired with the applicant and
their design team prior to the presentation this evening. This case is unique
in that the consent judgment leaves approval to the Township Technical Team. He
encouraged commissioner’s questions and observation and thanked the applicant
for coming to provide the presentation this evening. He summarized his March
17, 2005 correspondence (on file in the Township office) which concluded that
he can not offer the plan presented this evening as ready for approval based on
issues addressed in the letter of which the applicant is aware.
Mr.
Mazzara said the Planning Commission has opportunity to view plan along with
public but not for approval purposes. Each time there is a submittal the
applicant must present to the Planning Commission as dictated in the consent
judgement.
Mr.
Mazzara asked if substantial changes were made to the plan, would another
presentation take place. Mr. Lomako said it is hard to say- though he is not
yet recommending approval he does not foresee extensive changes occurring. Mr.
Mazzara questioned why a plan that is not approved by Mr. Lomako is coming
before the Commission and had concerns over substantial changes coming after
REGULAR MEETING MARCH 31, 2005
PLANNING COMMISSION PAGE 10
CHARTER TOWNSHIP OF MILFORD
tonight's
presentation when there will not be another opportunity to view. Mr. Lomako
said he will speak with Supervisor Green and the Township Legal Council
regarding this issue.
Mr.
Dale Garrett, Milford Lakes Development Co., presented Mr. Tad Krear, Land
Planner, with Land Design Studios, to present an overview of the project.
Mr.
Krear explained that what is before the Commissioners is a culmination of two
years of work combining Ordinance requirements, results of environmental
inventory and analysis features to develop this plan, which utilizes the high
quality woodlands on the northern portion of the property while maintaining a
100ft. perimeter buffer along the edge of the property. The natural topography
of the land is used, incorporating low areas for storm water retention. A
larger wetland will be created in the southwestern portion of the property as
part of DEQ wetland mitigation plan.
They plan to use natural materials and wild flowers for landscape of
open spaces. A variety of home types are planned in 6 distinct neighborhoods.
The six neighborhoods are comprised of the following:
·
Northwood
Estates – 17 wooded large lots which average ¾ of an acre in the northwest
corner of the development.
·
North Plains
Estates – 88 lots in the northeast corner of the development will also contain
a 5 acre wooded preserve.
·
North Shore
Estates - 21 large lake lots along western shore.
·
West Shore
Bluffs – 22 slightly smaller lake side lots.
·
West Shore
Meadows – 73 lots in the western section of the development. The southern side of the lake will be open
space with a community center, marina (for electric motors boats), swimming
pool and recreational trail system with link to the Rails to Trails path
running though the Township.
·
East side of
the lake 82 attached condominium units primarily duplex styling.
Chairman
Kulp asked how firm the commitment was to wild flower meadows. Mr. Krear said the intent is to minimize maintenance cost for
the development as much as possible. Though wild flowers are more costly
initially, they are less expensive overall. A manicured landscape area is
proposed around the entrance.
Mr.
Mazzara asked if South Hill Road would be paved. Mr. Paul Robertson said South
Hill Road heading north from Pontiac Trail to the entrance of the project will
be paved. They have a number of issues to work through with the RCOC before any
additional paving to the north could occur. The consent judgment does not
require any paving past the entrance of the development. Mr. Mazzara stated
that in his opinion, a single access point to a very small portion of paved
road to funnel traffic to Pontiac Trail would not seem to work well.
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PLANNING COMMISSION PAGE 11
CHARTER TOWNSHIP OF MILFORD
Mr.
Lomako said the critical concern of the consent
judgment is agreement for majority of traffic to move south out of the
development and not north. The administrative staff must be convinced of this
to gain site plan approval; it is an issue which still has to be resolved.
Mr.
Mazzara inquired on the proposed street lighting. Mr. Krear said they are
planning for pedestrian scale lighting at various intersections and those
lights are listed in the detail sheets of plans. Mr. Mazzara said the Township
does not have a lighting ordinance thus the proposed lights are not allowed.
Mr. Lomako said the issue will be discussed with the applicant and the
applicant could agree to removal of the proposed lighting.
Chairman
Kulp asked the development timeline. Mr. Robertson said the hope is to be in
the ground by fall of 2005.
Chairman
Kulp asked that something be done to assure a safe traffic flow. Mr. Mike Matt,
engineer, said the plan for Pontiac Trail and South Hill Road intersection is
to have installation of offset double passing lanes on Pontiac Trail at South
Hill with 300 ft. tapers through the offset. RCOC field review has been
completed for these improvements.
Mr.
Mazzara asked what the water and sewer plans were. Mr. Krear explained a
community well, located in the second portion of the development east of South
Hill is planned to be constructed at the same time as the first phase of
development to service the development as a whole.
The
Commission thanked the applicant for the presentation and requested that
Planning Consultant Lomako provide continued progress updates.
UNFINISHED BUSINESS
REVISIONS
TO APPROVED, S-03-5014, STONECREST LAND DEVELOPMENT, WOODLAND OFFICE CENTER,
16-03-201-088
Mr.
Larry Shew of Stonecrest Land Development, 210 West Highland Rd., Highland,
returned to the Planning Commission to request approval of the provided site
plan amendments to change the building footprint and floor plan. He also
supplied the following additional items supplied to the commissioners this
evening:
·
A coversheet
·
Architectural
drawings.
·
Engineering
drawings for the site.
·
Sheet C-2
prepared by Powell and Associates is now correctly dated March 16, 2005.
REGULAR MEETING MARCH 31, 2005
PLANNING COMMISSION PAGE 12
CHARTER TOWNSHIP OF MILFORD
The
landscape plan provided in the Commissioners’ packets shows a blow up around
the building which is an enhancement to what was originally approved. Tonight
he supplied a plan by Murry Landscape which improves on the landscape plan in
the packets using the same quantities of plant material. He asked that the
landscape plan also be amended at this time.
Mr.
Lomako first addressed the landscape plan issue. In the plans provided in the
packets from Mr. Shew, a landscape plan was not included. Mr. Lomako provided a
copy of the approved landscape plan for each commissioner. The plan received
this evening from Mr. Shew is incomplete: There is no berm profile, it lacks
requested notes, and has a reduction in plant materials. He gave Mr. Shew the
option of amending the landscape plan or withdrawing the plan by Murrys. Mr. Shew said he would like to withdraw the
plan provided this evening in order to gain approval.
Mr.
Lomako said sheets now contain amendment date of March 16, 2005. Mr. Lomako
said his set is signed and sealed and the correction date results in a clean
complete set of plans.
Mr.
Mazzara questioned the change in floodplain. Mr. Shew explained he is asking
for amendment to allow basement area to be used as conference meeting room
space. Mr. Mazzara said the plan set does not document the use of basement. A
note is required on the plan to state that this is not leasable space and
meeting and storage space must be labeled.
Mr.
Mazzara asked why the proper process was not followed. Mr. Lomako responded
that he can not explain how the building was built out of compliance with the
approved site plan. When the issue was discovered a parking analysis was done.
With the additional building area, one surplus parking space is provided. This
explanation is contained in the Wade-Trim letter dated February 24, 2005 (on
file in the Township office).
Mr.
Mazzara said the meeting room and tenant storage area are not leasable and not
supported by parking.
Mr.
Mazzara questioned why the square footage total is different in the drawing and
the letter. Mr. Lomako said total square footage is 11,842 (based on drawing
dated 8-26-04) and should be noted on drawing. Floorspace
of sheet A-1/ L-1 should also be corrected. The cover letter and top sheet of
drawing should be changed to match.
REGULAR MEETING MARCH 31, 2005
PLANNING COMMISSION PAGE 13
CHARTER TOWNSHIP OF MILFORD
Chairman
Kulp said corrected drawings are required by Township,
denoting the use of basement area, correct square footage, and number of
provided parking spaces.
Mr.
Mazzara moved, Mr. Koshkarian seconded, to recommend to Township Board
amendments to S-03-5014, Stonecrest Land Development, Woodland Office Center,
16-03-201-088, plans dated March 16, 2005 showing leasable area on Sheet 1
11,842 sq. ft. as reflected in Planning Consultant review letter dated February
24, 2005. Lower level plan sheet A-1/L-1 to be noted and designated area
identified on plan as space which is not for lease, but for meeting and storage
only and that this area with that designation is not supported by parking
calculation. Mechanical drawing revised to correctly reflect area already
built. Vote unanimously carried.
S-04-5018,
KENSINGTON METROPARK MARTINDALE BEACH WATER PARK, 16-32-100-001
Mr.
Jim Kropp, Kensington Metropolitan Park Planner, reviewed the events which have
occurred since the plan was tabled in January 2005 based on the Commission’s
concerns over the architectural appearance. The color of the proposed
mechanical building has been changed from blue to two shades of tan. A variance
was obtained from the Zoning Board of Appeals on March 15, 2005.
Mr.
Mazzara asked when the anticipated opening date was. Mr. Kropp said they are
hoping for summer of 2006.
Mr.
Mazzara moved, Mr. Muir seconded, to recommend approval of S-04-5018,
Kensington Metropark Martindale Beach Water Park, 16-32-100-001. Vote unanimously
carried.
APPROVAL OF MINUTES, FEBRUARY 24,
2005 (REGULAR MEETING)
Mr.
Muir moved, Mr. Johnston seconded, to approve the February 24, 2005, minutes as
presented. Vote unanimously carried.
PLANNING CONSULTANT'S REMARKS
Mr.
Lomako informed the Commission that the Village Planning Commission is in the
process of a detailed analysis of their existing cluster housing ordinance
based on density and compatibility.
Chairman
Kulp asked for an update on the Master Plan to plan effort. Mr. Lomako
anticipated completion within the next few weeks.
REGULAR MEETING MARCH 31, 2005
PLANNING COMMISSION PAGE 14
CHARTER TOWNSHIP OF MILFORD
PLANNING COMMISSIONERS' REMARKS
Chairman
Kulp expressed his surprise at the Zoning Board of
Appeals motion regarding architectural appearance did not seem to recognize the
concerns of the Planning Commission.
Mr.
Mazzara brought forth the request of the Township Board that the Planning
Commission look into allowing either as a permitted use or use after special
approval Child Day Care Centers in the C-2 zoning district. They suggested a
maximum number of children not to exceed 125 to 150 children. The Commissioners
agreed that a use after special approval would seem appropriate. Mr. Mazzara
said the existing Child Day Care ordinance was written for residential zoning
and felt that traffic issues related to this use seemed to well suited for this
zoning district. The Commissioners asked Mr. Lomako to draft language for Child
Day Care Centers in C-2 district for next month’s meeting. Mr. Lomako agreed.
Mr.
Muir checked to make sure that a precedent had not been set in allowing for
site plan amendment. Mr. Lomako
responded that he felt there is solid legal ground to defend a precedent not
being established.
Mr.
Johnston asked what penalty existed if DTE did not take advantage of cleaning
the sixty acre site. Mr. Brandt said if voluntary compliance does not occur the
next step would be to ticket the property owner. In this case the owner is a
public utility but the same process should be followed as far as violations go.
CALL TO THE PUBLIC
Chairman
Kulp asked for public comment.
There
was no response from the public.
The
meeting adjourned at 10:25 p.m.
Gordon Muir
Secretary