REGULAR MEETING
PLANNING COMMISSION PAGE 1
MEMBERS
PRESENT: Vice-Chairman Richard Lemke, Commissioners: Chris Benner,
Vaughn Koshkarian, Gordon Muir, Keith Vandenbussche,
ABSENT: Chairman David Kulp; William Mazzara, Ric Mueller; Timothy
Brandt, Building Official
ALSO
PRESENT: Nick Lomako, Township Planner; Sandi Hinzmann,
Planning/Recording Secretary; 11 Members of the Public
Vice-Chairman
Lemke called the meeting to order at
Vice-Chairman
Lemke requested a change in the order of the agenda to place Unfinished
Business items after New Business.
Mr.
Koshkarian moved, Mr. Waligora seconded, to place Unfinished Business after New
Business. Vote unanimously carried.
PRIORITIZATION
OF AGENDA
No
prioritization of agenda.
PUBLIC HEARING
LAND
DIVISION APPEAL, HOLLABAUGH, 16-27-200-033
Vice-Chairman
Lemke opened at
Vice-Chairman
Lemke read the notice published in the
Vice-Chairman
Lemke asked Mr. Hollabaugh to explain his request. Mr. Hollabaugh, 3380 Morrow
Lane, said he is requesting creation of two parcels, net acreage 6.7 (parcel
#1) and 3.00 acre (parcel #2), off the original approximately 10 acres. The 3
acre parcel is rectangular; the proposed parcel #1 was denied due to irregular
geometric shape.
Vice-Chairman
Lemke asked for public comment. There was no response from the public present.
REGULAR MEETING
PLANNING COMMISSION PAGE 2
Vice-Chairman
Lemke closed the public hearing at
LAND
DIVISION APPEAL, FRASER & YEO, 16-34-100-015 & 016
Vice-Chairman
Lemke opened at
Vice-Chairman
Lemke read the notice published in the
Mr.
Fraser explained that the two parcels, each 5 acres, share a common property
line and are requesting combination of 1.875 acre rectangle from the rear of
Mrs. Yeo's parcel resulting in unsymmetrical parcel.
Vice-Chairman
Lemke asked for public comment. There was no response from the public present.
Vice-Chairman
Lemke closed the public hearing at
NEW BUSINESS
LAND
DIVISION APPEAL, HOLLABAUGH, 16-27-200-033
Vice-Chairman
Lemke asked for Commissioner‘s questions. The Commissioners agreed that from a
planning standpoint this division creates a large flag lot, which is not
allowed by ordinance.
Mr.
Lomako asked if proposed parcel 1 had wetlands on the front of the property,
making it an existing site condition, justifying nonsymmetrical shape. Mr.
Hollabaugh answered that it is swamp for about a 1/3 of an acre but that it is
still a buildable site.
Mr.
Hollabaugh explained that he originally proposed three divisions and was
denied. The Commissioners and Mr. Hollabaugh discussed how three parcels with a
cul-de-sac road could be configured and suggested that Mr. Hollabaugh return to
the Planning Commission with a site plan showing a road and three symmetrically
shaped divisions. Mr. Lomako suggested a meeting between himself, Mr. Brandt,
and Mr. Hollabaugh to explore the option of three parcels. Mr. Hollabaugh asked
for time to explore this possibility.
Mr.
Muir moved, Mr. Koshkarian seconded, to table Hollabaugh Land Division appeal,
16-27-200-033, for the applicant to explore alternatives. Vote unanimously
carried.
REGULAR MEETING JUNE 24, 2004
PLANNING COMMISSION PAGE 3
CHARTER TOWNSHIP OF MILFORD
LAND
DIVISION APPEAL, FRASER & YEO, 16-34-100-015 & 016
Vice-Chairman
Lemke asked for questions from the Commissioners. The Commissioners discussed
how this differed from being a large flag lot due to the fact that no new
parcels are being created.
Mr.
Vandenbussche asked if Mr. Fraser has any plans to develop the parcel in the future.
Mr. Fraser said he has no plans at this time for the future. He intends to use
the additional property himself and understands it is not developable.
Mr.
Lomako said the configuration is a flag but the parcels stay as two lots, which
can not be developed to create any additional parcels; also the two exiting
parcels are abutting.
Mr.
Koshkarian moved, Mr. Vandenbussche seconded, to recommend approval of Land
Division appeal, Fraser & Yeo, 16-34-100-0015 & 016 on the basis that
the two parcels remain two parcels and the resulting parcels are not
developable. It is a reconfiguration of two abutting properties. Vote unanimously
carried.
S-03-5015,
BAKER'S OF MILFORD ADDITION, 16-22-102-042
Mr.
John Vitale, Stucky-Vitale Architects, presented the plan for a 900 sq. ft.
expansion to allow for a larger entry area for Baker's of Milford Restaurant
and addressed some minor issues from the original site plan.
Vice-Chairman
Lemke asked Mr. Lomako for a historical review of the site and to summarize his
review letter. Mr. Lomako explained that the original site plan was approved in
1995 with many conditions that could not be approved today. Due to changes in
the ordinance this site has some legal existing nonconforming issues. He
reviewed the outstanding items from Wade-Trim letter dated June 15, 2004, (on
file in the Township Office). One of the items was if this addition is an
expansion of special use. The Township Attorney felt an amendment to special
use is required. The site plan review can occur this evening and the applicant
will return next month for special use approval.
Mr.
Lomako reviewed the outstanding review items. Mr. Vitale said they will be
applying for the extension of the special use and return for July 29, 2004,
meeting. The other items have been addressed and a letter obtained from
Consumer Power if desired.
Vice-Chairman
Lemke asked the use of the additional area. Mr. Vitale explained that it will
primarily be an entry, with potential for retail sales section, with a small
area that could
be used for
seating. Mr. Paul
Baker, owner, said
his main
REGULAR MEETING JUNE 24, 2004
PLANNING COMMISSION PAGE 4
CHARTER TOWNSHIP OF MILFORD
purpose
for the addition is for aesthetic purposes and a more enjoyable lobby area.
Mr. Koshkarian moved, Mr. Muir seconded, to recommend approval of S-03-5015, Baker's of Milford Addition, 16-22-102-042 subject to addressing the following items:
1.
Contingent
upon amended special approval.
2.
Reference to
City of Milford should be corrected on all plan sheets.
3.
Sheet LS-1
should indicate if any landscaped area will be irrigated, pursuant to previous
comments made by the applicant's designer.
4.
A letter from
Consumers Power Gas Company verifying that trees are allowed within the
easement as part of landscaping, prior to planting.
5.
Addition of
note on site plan indicating: "Site lighting to comply with Section 19-105
and Section 19-105, (4) in particular for parking lot lighting."
Vote unanimously carried.
UNDERGROUND
UTILITIES
Mr.
Lomako reviewed the memorandum from Wade-Trim, dated July 24, 2003,
highlighting the requirement for underground utilities in subdivisions and
suggested that site-condominiums and other developments should be defined in an
ordinance. He sited the Canton Model for amendment to the Ordinance.
The
Commissioners discussed the need for all development utilities to be covered in
the ordinance and requested that Mr. Lomako draft a text amendment for review
at next month's meeting.
Mr.
Muir moved, Mr. Vandenbussche seconded, to table Underground Utilities for
review and amendment by Planner Lomako.
Vote unanimously carried.
UNFINISHED BUSINESS
MASTER
LAND USE PLAN REVIEW
Mr.
Lomako reported that copies of Franklin and Huron Townships' Master Plans had
been obtained for review. The Township Board has authorized funding for the
joint Master Plan effort and it is expected the Village will take action at
their June meeting. If approved by the Village a detailed schedule of work will
be crafted for the process to commence.
Mr.
Muir moved, Mr. Waligora seconded, to table Master Land Use Plan Review to the
July meeting. Vote unanimously carried.
REGULAR MEETING JUNE 24, 2004
PLANNING COMMISSION PAGE 5
CHARTER TOWNSHIP OF MILFORD
R-2
MULTIPLE FAMILY ORDINANCE AMENDMENT
Mr.
Lomako provided information on the definition of medical clinic and pointed out
that most reference sources were not very specific in their definition. He
provided many examples. The Commissioners agreed that a specific definition of
use, appropriate locations, and conditions should be included. Mr. Lomako
suggested tabling the R-2 Ordinance amendment for further consideration and
study, and to allow for Mr. Mazzara, who has championed this, to be in
attendance.
Mr.
Koshkarian moved, Mr. Vandenbussche seconded, to table R-2 Multiple Family
Ordinance Amendment to the July 29, 2004 meeting. Vote unanimously
carried.
PRIVATE
ROAD ORDINANCE
Mr.
Lomako reviewed the memorandum prepared by Wade-Trim dated July 24, 2003. After
initial discussion of the desire to have a structured ordinance for private
roads, Mr. Lomako suggest the formation of a subcommittee composed of the
Building and Zoning Official, Fire Chief, Township Supervisor, himself and any
other interested Commissioners, to develop a proposed ordinance. This committee
would provide monthly status reports to the Planning Commission while crafting
a proposed ordinance.
The
Commissioners and Mr. Lomako discussed his recommendation and determined that
Chief Waligora should be the chairman of the subcommittee.
Vice-Chairman
Lemke requested placement of Private Road committee report on each month's
Planning Commission agenda.
Mr.
Muir moved, Mr. Waligora seconded, to create a Private Road subcommittee for
studying and drafting of a new ordinance; appointed Mr. Waligora as chairman,
with membership composed of Township Supervisor, Township Building Official,
Planning Consultant Lomako, and any other interested Commissioners. The
committee will report on progress at monthly Planning Commission meetings. Vote unanimously
carried.
The
first committee meeting set for Thursday, July 29, 2004, at 6:30 p.m.
PROPOSED
AMENDMENT TO SECTION 19-80, (3)
Mr.
Lomako reviewed the Wade-Trim letter dated May 6, 2002, regarding new ordinance
language for landscaping issues and suggested a Public Hearing be set.
REGULAR MEETING JUNE 24, 2004
PLANNING COMMISSION PAGE 6
CHARTER TOWNSHIP OF MILFORD
Mr.
Koshkarian moved, Mr. Waligora seconded, to schedule
a public hearing on July 29, 2004, for proposed Amendment to Section 19-80, (3)
based on draft dated May 6, 2002.
Vote unanimously carried.
APPROVAL OF MINUTES, MAY 27, 2004
(REGULAR MEETING)
Mr.
Muir moved, Mr. Vandenbussche seconded, to approve the May 27, 2004, minutes as
presented. Vote unanimously carried.
PLANNING CONSULTANT'S REMARKS
Mr.
Lomako asked the Commissioners to review the Planned Unit Development
Regulations provided for discussion at the July meeting.
Mr.
Lomako asked that the Smart Growth Tactics Insert from the April 2004, Michigan
Planner be supplied to the Commissioners.
Mr.
Lomako reported that site plan for a warehouse/office building at Buno and
Childs Lake Road is currently under review and will most likely be on the July
agenda.
PLANNING COMMISSIONERS' REMARKS
Mr.
Waligora asked the Commissioners to consider creating an ordinance requiring
fire suppression systems as a development standard. The Township has adopted
the 2003 International Fire Code but this does not cover fire protection for
all uses.
The
Commissioners and Mr. Lomako discussed the importance of fire suppression
systems.
Mr.
Vandenbussche moved, Mr. Waligora seconded, to draft text for site condominium
and subdivisions Ordinance requiring fire suppression systems. Vote
unanimously carried.
The
Commissioners discussed the developments surrounding the proposed sale of land
owned by the Huron Clinton Metro Park and the news that the Chairman of the
HCMA board was going to recommend the land not be sold and retained as park
land.
CALL TO THE PUBLIC
Vice-chairman
Lemke asked for public comment.
REGULAR MEETING JUNE 24, 2004
PLANNING COMMISSION PAGE 7
CHARTER TOWNSHIP OF MILFORD
Mr.
James Morris, 2440 S. Hickory Ridge Trail, said he owned approximately 10 acres
and felt that a 60 ft. private road was excessive at 50 dollars a liner foot
for access to only one parcel.
Ms.
Nancy Hutchinson, real estate agent, who has been working with Mr. Morris, said
that with a 40 ft. road width there would be enough acreage for three parcels,
and asked the Commissioners to consider this alternative private road width.
Mr.
Dan White, 1750 W. Maple, also asked the Commissioners to consider a 40 ft.
road width, due to the exclusion of the road area for acreage calculation for
division of 10 acre parcels similar to his in the R-1-R zoning district.
Mr.
Lemke said the safety risks will be addressed by the subcommittee and thanked
the citizens for their comments. Mr. Lomako said one of the reasons the road
area is not included in acreage size for division is the need to maintain the
minimum buildable area of a parcel. Mr. Waligora said a tiered private road
system will be explored by the subcommittee.
The
meeting adjourned at 9:10 p.m.
Gordon Muir
Secretary