MINUTES OF THE MEETING OF THE PLANNING COMMISSION,
WHICH TOOK PLACE ON TUESDAY, AUGUST 28, 2001, 7:00 P.M.,
COUNCIL CHAMBERS, CITY HALL, MIDLAND, MICHIGAN
1. Roll Call
PRESENT: Baker, Geisler, Kozakiewicz,
Liberto, Senesac, Slicker
ABSENT: Garner, Svenson,
Wieland (all previously arranged)
OTHERS PRESENT: Jon Lynch, Director of Planning
and Community Development; Mark
Ostgarden, City Planner; Cheri Standfest, Administrative Assistant, and 15
others
2. Approval
of the minutes of the meeting of August 14, 2001
It was
moved by Senesac, seconded by Liberto, to approve the minutes of the meeting of
August 14, 2001. The minutes were
approved as presented.
3. Public
hearing
Site Plan
No. 208– the request of MAC Enterprises for site plan review and
approval of an addition to an existing storage facility, with the construction
of five new buildings, each of 5,600 square feet, on 1.88 acres on the north side
of West Wackerly Street west of Dublin Avenue [see transcript].
4. Public
Comments
Mr. Dick
McCreadie of 2700 Washington encouraged the Planning Commission to undertake a
study of future transportation needs.
5.
Old Business
Jon Lynch provided an overview of the request as well as the public
hearing conducted on August 14th.
He highlighted screening along the west property line and a request to
provide for continuation of a street to the east as issues requiring additional
discussion. Mr. Lynch pointed out that
screening along the west property line would be required as properties are
developed. Zoning provisions would
require construction of a six foot tall screening consisting ofr a berm,
landscaping, or fencing.
Mr. Jerry Schafer, speaking on behalf of the petitioner, noted that one
of the concerns pertaining to the site is water pressure and volume. He has discussed the matter with the City’s
Engineering and Utilities Departments. A
request for construction of a 12-inch water main from Centennial Drive to
Fisher Road will be made during the City’s annual capital projects request.
Mr. Tom Webb, 412 Cronkright Street, explained that his family owns
property east of the subject site. He
reminded the Planning Commission that provisions for a street being continued
to the east are included in the subdivision regulations and that such a street
is required. Finally, he noted that the 1988 preliminary plat for this area
included a connection to the east.
Mr. Alex Irigoyen, 3717 Woodlawn, also speaking on behalf of the
petitioner, discussed the fact that Section 23-50 of the Subdivision Ordinance
states that street arrangements SHOULD provide for access to adjoining
unplatted areas. Absence of the phrase “shall
provide” leads to the conclusion that there may be circumstances when
continuation of streets may not be desirable.
He touched on a similar scenario in Saginaw whereby they were required
to build a stub street. As the
surrounding area was developed, the stub street was not utilized. Now the stub
street is a maintenance problem on an unproductive parcel.
Mr. Irigoyen also shared several illustrations of the adjacent property
that demonstrated how access to interior lots could be accomplished without a
connecting street. He also explained that
conditions of the subject parcel have changed since 1988, as the petitioner has
donated land for construction of the freeway interchange.
Mr. Webb again commented to the Planning Commission that absence of a
connecting street would impede traffic flow and emergency access. His property has been undeveloped since 1988
because they needed to see what was happening on the adjacent parcel. Mr. Webb stated that his family would be in a
position to share in the cost of constructing a connecting street.
Commissioner Slicker stated that this project represents a good
opportunity to improve Fisher Road and Rockwell Drive. He supports extending a street to the
east. Screening will be provided along
the west property line as lots are developed.
Commissioner Senesac also stated that the road extension to the east is a
good idea and should be provided.
Commissioner Kozakiewicz felt that extending a street to the east is not
necessary, as the property could be reasonably developed without it, and the
petitioner would derive little benefit from it.
Commissioner Liberto indicated that the street extension should not be
mandated. Perhaps the property owners of
these parcels would negotiate desired access.
It was moved by Senesac and seconded by Slicker to recommend tentative
approval of the preliminary plat, conditioned upon approval of the Bay City
Road connection location and provision for extending a street to the unplatted
property east of this site.
Vote on the motion:
YEAS: Baker, Geisler, Kozakiewicz,
Senesac, Slicker
NAYS: Liberto
ABSENT: Garner, Svenson, Wieland
Mr. Lynch stated that this recommendation would likely appear before the
City Council on September 10th.
b. Telecommunications Facilities Regulations Update.
Mark Ostgarden, City Planner, provided the Planning Commission with an
overview of a working draft of zoning language regarding telecommunications
facilities. The presentation touched on the purpose of the language, goals of
the text, and mechanics of implementation.
It was noted that a radio frequency engineer would be contracted to
determine how the tower height-to-dispersion variable should be addressed.
Several items were discussed by the Commission and will require
additional review including: requirements
in the Community zone, tower height for co-location, form of security bonds,
and permitted alterations to existing towers.
6. New
Business
Final Plan Review of Planned Unit Development No. 13,
The Village at Joseph’s Run – a
residential development of 128 units on approximately 13 acres on the south
side of Joseph Drive east of Jefferson Avenue.
Mr. Lynch explained to the Commission that preliminary approval of the
PUD for The Village at Joseph’s Run had been granted in February of 2001. At
this time, the Planning Commission’s role is to ensure that the final plan is
substantially identical to the previously approved preliminary plan. Mr. Lynch then utilized an overlay map that
illustrated similarities of the two plans.
Mr. Mike Lerner of the Royal Castle Companies indicated that the
preliminary and final plans are essentially identical. They would like to begin construction in late
September. Mr. Lerner provided a review
of the site and introduced a rendering of a typical building elevation.
Commissioners discussed the detention pond, recreation center, and
pedestrian areas. Ultimately the
Planning Commission concluded that the preliminary and final plans are
essentially identical.
It was moved by Baker and seconded by Slicker to recommend approval of
the final PUD plan for the Village at Joseph’s Run.
Vote on the motion:
YEAS: Baker, Geisler, Kozakiewicz,
Liberto, Senesac, Slicker
NAYS: None
ABSENT: Garner, Svenson, Wieland
7. Communications
None.
8. Report
of the Chairman
No Report
9. Report of the Planning Director
Mr. Lynch informed the Commission that the City Council had approved Site
Plan No. 207. He also noted that on
September 10th the Council would likely receive Planning Commission
recommendations on Planned Unit Development No. 13 and the Midland Commerce
Park preliminary plat.
On September 4th the driveway standards committee will meet at
3:00 PM.
On September 5th the Ordinance Update RFP evaluation committee
will meet at 3:00 PM.
The Michigan Society of Planning annual conference is scheduled to take
place from October 24th to October 27th. Commissioners interested in attending need to
contact the Planning Department so that arrangements can be made.
Finally, Mr. Lynch distributed brochures from Michigan State University Extension regarding Citizen Planner training programs.
10. Adjourn.
Adjournment at approximately 9:22 p.m. was moved by Senesac, seconded by
Liberto, and unanimously approved.
Respectfully submitted,
Jon Lynch, AICP
Planning Commission Secretary