MINUTES OF THE MEETING OF THE PLANNING COMMISSION,
WHICH TOOK PLACE ON TUESDAY, DECEMBER 12, 2000, 6:00 P.M.,
COUNCIL CHAMBERS, CITY HALL, MIDLAND, MICHIGAN
1. Roll Call.
PRESENT: Commission
members Baker, Garner,
Geisler, Kozakiewicz, Lind, Senesac, Rapanos, Slicker, Wieland
ABSENT: None
OTHERS PRESENT: Jon
Lynch, Director of Planning and Community Development; Mark Ostgarden,
City Planner; Cheri Standfest,
Administrative Assistant; and five others.
2. Approval
of the minutes of the meeting of November 28, 2000.
It was
moved by Garner, seconded by Senesac, to approve the minutes of the meeting of
November 28, 2000. The minutes were
approved as presented.
1.
Public
hearings:
Site Plan No. 198
the request of Mark Rapanos for site plan review and approval of Whisper
Ridge East, a residential site condominium development of 16 building sites on
4.9 acres north of North Saginaw Road and east of Russell Street. Noting that the petitioner is his brother,
Mr. Steve Rapanos requested permission to abstain from consideration of this
request. The Board unanimously affirmed
his request. Noting that she is a
resident of an apartment building owned by the petitioner, Ms. Cowenda Garner
requested permission to abstain from consideration of this request given her
financial relationship with the petitioner.
The Board unanimously affirmed her request. [See transcript]
4.
Public Comments.
There were
no public comments.
5. Old
Business.
a. Consideration
of Site Plan No. 197 the request of A.J. Damman
Company for redevelopment of an existing shopping center, Eastlawn Center L.C.,
located at 825 985 South Saginaw Road.
It is located on a 6-acre site with approximately 80,000 square feet of
commercial area. The proposed
redevelopment will eliminate 15,000 square feet of existing space and construct
14,490 square feet of space in the form of a freestanding Walgreen Pharmacy.
Jon Lynch, Director of Planning and Community Development, directed the
Board to the revised site plans that had been distributed prior to the
beginning of the meeting. Mr. Lynch also
noted that the applicant had communicated with him earlier in the day,
explaining that poor weather conditions would prevent his attendance at the
meeting. The applicant requested that
the site plan be given consideration without representation.
After orienting members to the geographic location of the site, Mr. Lynch
discussed specific changes that had been made to the site plan including: reconfiguration of traffic islands in
accordance with recommendations of the Citys consulting traffic engineer,
provision of concrete screening walls around refuse containers, provisions for
pedestrian circulation, and plans for landscape screening.
Members engaged in a discussion of how vehicles would circulate through
proposed drive-up window lanes. The
Board entertained an idea of utilizing traffic islands to direct and separate
vehicles queued up for window access from other vehicular traffic. In addition, members discussed the
possibility of relocating the south curb cut on South Saginaw Road further to
the north. The Board expressed an
interest in having the consulting traffic engineer review these suggestions in
further detail.
It was moved by Geisler and seconded by Lind to table action on this
matter pending presentation of additional information on January 9th.
Vote on the motion:
YEAS: Baker, Garner, Geisler,
Kozakiewicz, Lind, Senesac, Rapanos, Slicker, Wieland
NAYS: None
ABSENT: None
b. Discussion
of Zoning Board of Appeals Action action
on the request of Jerome Schafer, on behalf of Lepta Associates, for variances
for private street requirements in Forestridge Condominiums, located on the
west side of Dublin Avenue north of North Saginaw Road. Mark Ostgarden, City Planner, explained that
on December 4th the Zoning Board of Appeals considered three
separate dimensional variance requests within the Forestridge plan.
The first variance dealt with separation of local streets connecting to
access streets. The Forestridge design
could not provide an entry from Dublin Avenue and maintain 800 feet separation
from other local streets along Dublin.
This variance was granted.
Secondly, the Board took up the issue of how long cul-de-sac streets
within the development could be. During
its deliberation, the ZBA determined that Forestridge Court began at Westridge
Drive; therefore, the street is less than 700 feet long and no variance is
necessary. In other action, the ZBA
approved the design of Westridge Drive with the condition that a turnaround be
placed at its terminus.
Finally, the petitioner sought a variance to exceed the required
1,380-foot maximum distance between connectors to adjacent unplatted
property. The variance would have
allowed the petitioner to close the west end of Forestridge Court. The ZBA determined that Forestridge Court should
be designed to accommodate through traffic, and the request was denied.
c. Consideration
of Site Plan No. 194 the request of Jerome
Schafer, on behalf of Lepta Associates, for site plan review and approval of
Forestridge Condominiums, a 68-unit residential development of 34 buildings on
20.4 acres on the west side of Dublin Avenue north of North Saginaw Road. Mr. Ostgarden introduced the Planning
Commission to the site plan and oriented members to the specific geographic
location of the site. During his
explanation of the development, Mr. Ostgarden noted the following: that Dublin Avenue was adequately designed to
handle traffic from this development, that no interior pedestrian circulation
system is proposed, that the petitioner intends to construct a five- foot tall
concrete screening wall over a portion of the north property line, and that
approximately 40% of the site will remain open space. He also touched on nine conditions outlined
in the staff recommendation.
Board members raised questions about lack of sidewalks, a chain gate at
the Westridge Drive emergency access, and the likelihood of Forestridge Court
being extended.
Mr. Dick Miller of 5107 Foxcroft presented himself as the developer of
Forestridge Condominiums. He stated that
this is a condominium project because the site presents numerous development
challenges and a traditional public street, with its required right-of-way
width and associated lot setbacks, would have rendered the property
undevelopable. He showed the Board an
elevation drawing of a typical unit and noted that they would be three-bedroom
units with between 1,500 and 1,900 square feet.
Mr. Miller went on to note that Bracken Woods would be happy to have an
additional emergency connection to Westridge Drive but that such a connection
cannot support daily traffic flow. Since
the streets will be private dead-end streets, they should be acceptable for
pedestrians, and a connection to Forestridge Court will probably never be
made. Condominium projects in the City
do not generally have interior sidewalks.
Finally Mr. Miller noted that he had no objections to the nine conditions
presented by staff and would be willing to install an emergency access gate
made of an appealing material.
Mick Thomas of 5207 Stoneridge Drive questioned if the proposed screen
along the north property line would be required versus encouraged. Mr. Lynch stated that if the fence were
illustrated on the approved site plan it would become a required element of the
project.
It was moved by Lind and supported by Senesac to approve Site Plan No.
194 contingent upon:
1. The petitioner deeding seven feet of property along Dublin Avenue.
2. Construction of sidewalk along the Dublin Avenue prior to November 1,
2001. A financial guarantee will be
required to ensure the installation.
3. A letter of understanding from Bracken Woods regarding the emergency
access connection.
4. The property owner will be responsible for maintaining the cross
connection and ensuring it is passable all year long.
5. The property owner will be responsible for costs associated with
extending the street to the west property line a the time the extension is
required.
6. An easement fore the westerly extension of utilities.
7. Utility easements for sanitary sewer and water lines.
8. Storm water detention shall be designed and easements provided in accord
with City of Midland specifications.
9. Recording of a master deed for the development.
10. The emergency access gate shall be of a design acceptable to the City of
Midland emergency services.
A vote proceeded as follows:
YEA: Baker, Garner, Geisler, Lind,
Kozakiewicz, Rapanos, Senesac, Slicker, Wieland
NAY: None
ABSENT: None
d. Zoning
Update Properties recently annexed to the
City (the west side of Jefferson Avenue north of the US-10 Expressway, and the
east side of Perrine Road between Airport Road and Letts Road) are subject to
application of municipal zoning. Mr.
Ostgarden presented the Planning Commission with a map illustrating the subject
parcels and noted that the Department of Planning and Community Development has
solicited comments from affected property owners.
6. New
Business.
a. February
Training Session. Mr. Lynch expressed a desire to conduct a
training session involving both the Planning Commission and the Zoning Board of
Appeals. Such a session would take place
off-site and could potentially occur on a Saturday in February. It was agreed that such a session would be
beneficial and staff would contact Board members to determine the best Saturday
during February to conduct the session.
b. Cul-de-sac
Regulations. Member Senesac requested that dimensional standards pertaining to
cul-de-sac lengths be revisited. Staff
will conduct research and present the Planning Commission with a report as soon
as practical.
c. Traffic
Control Gates.
Member Rapanos inquired about developing design guidelines for traffic
control gates. It was agreed that this
matter should be grounded in a greater context of subdivision design and
utilization of private streets.
Adjournment at approximately 9:35 p.m. was moved by Baker, seconded by
Slicker, and unanimously approved.
Respectfully submitted,
Jon Lynch
Planning Commission Secretary