MINUTES OF THE MEETING OF THE MIDLAND CITY PLANNING COMMISSION
WHICH TOOK PLACE ON TUESDAY,
JUNE 8, 2010, 7:00 P.M.,
COUNCIL CHAMBERS, CITY HALL, MIDLAND, MICHIGAN
1. Roll Call
PRESENT: Ballard, Brown, Hanna, King, Mead, Pnacek, Stewart and Young
OTHERS PRESENT: Keith Baker, Planning Director, Cheri King, Community Development Specialist, Brian McManus, City Engineer, and 4 others.
2. Approval of Minutes
Moved by Hanna, seconded by Stewart, to approve the minutes of the regular meeting of May 25, 2010 as written. Motion passed unanimously.
3. Public Hearings
4. Old Business
a. Tentative & Final Preliminary Plat of Broadhead Estates No. 3, Prodo, Inc., a residential subdivision of 50 lots on 20.72 acres east of Jefferson Avenue, south of Julie Ann Drive.
Mr. Baker showed the outline for Broadhead Estates No. 3. The proprietor is Prodo, Inc. It is approximately 20.88 acres in size. It is zoned RA-1. Fifty lots are proposed for this preliminary plat. The property in question is located just east of the existing Broadhead Estates No. 1 and 2. It is located east of Jefferson Avenue. Oakbrook Estates is a plat that is developed in the City of Midland just south of this proposed development.
The State Subdivision Control Act dictates the process for approving plats in the State of Michigan. The tentative preliminary plat (concept) requires no outside review. The Final Preliminary Plat contains limited detail and requires review by the County Drain Commissioner. The Final Plat requires full engineering detail and review by the County Plat Board, Road Commission, Treasurer and Drain Commissioner. It also requires state review and approval.
The petitioners are seeking concurrent approval of both the Tentative Preliminary Plat and Final Preliminary Plat. The city has received approval from the County Drain Commissioner. The Engineering and Utility Departments have signed off on both plats. A public hearing was conducted on May 25, 2010 by the Planning Commission. Action to consider approval will be held this evening.
Issues raised at the public hearing include:
· Size and price point of the proposed housing
· Use and access of emergency access drive
· Maintenance and responsibility of storm water pond and drains
· The storm water detention system is designed and constructed in accordance with the City of Midland Engineering Department specifications and shall contain all storm water generated on site within the platted subdivision.
· All landscaping shall comply with Article 6 of the Zoning Ordinance.
· All exterior lighting shall comply with Section 3.12 of the Zoning Ordinance.
· All exterior signage shall comply with Article 8 of the Zoning Ordinance.
· All utilities shall be in accordance with the City of Midland Fire Department and City of Midland Utility Department specifications.
· A 30 ft. wide emergency access and utility easement shall be required to run north-south along the west property line of Lot 66 and connect to the existing easement to the south within the Oakbrook Estates East subdivision.
· That a gravel vehicle turn around be constructed and provided at the end of each
road extension and a paved turn around be constructed upon final development of the plat.
The development required the inclusion of an access easement that is incorporated in the Oakbrook Estates Subdivision Plat. Planning staff has met with the property owners of the two northern lots in Oakwood Estates and they now realize that their lots did provide for this easement and access to the northerly properties in case of emergency.
The Planning Commission should act on each item individually, including the Tentative Preliminary Plat approval and the Final Preliminary Plat approval. The Planning Commission’s recommendation will then be forwarded to City Council. This requires approval by a majority of the Planning Commissioners present at the meeting tonight.
There is a detention pond for Oakbrook Estates that allows for approximately a foot of water to be located there most of the time. This provides storm water drainage for the entire eight lots of Oakbrook Estates. It feeds into a pipe on county property that eventually feeds into the Siebert Drain, a public drain.
Mrs. Hanna asked how deep the detention pond is. Mr. Baker stated it is allowed to be a foot deep at all times. Mrs. Hanna is concerned about the depth of detention/retention ponds with no fences around them. Mr. Baker stated the current ordinance does not require fencing unless the detention exceeds a certain degree of slope. This pond is exclusively for the use of Oakbrook Estates. It has nothing to do with Broadhead Estates No. 3. However, this was an issue at the public hearing two weeks ago.
Staff and Mr. Mike Rapanos met with the property owners that were present at the public hearing. The petitioner, Mr. Rapanos, is not present this evening.
Ms. Brown opened the discussion up for any new public comments. Sue Cozat, 715 Oakbrook, Midland. She stated her easement only required a 20 foot easement – not a 30 foot one. Mr. Baker stated the access is 20 feet wide but the utility easement is 30 feet wide for Oakbrook Estates.
1. The stormwater detention system is designed and constructed in accordance with the City of Midland Engineering Department specifications and shall contain all storm water generated on site within the platted subdivision
2. All landscaping shall comply with Article 6 of the Zoning Ordinance.
3. All exterior lighting shall comply with Section 3.12 of the Zoning Ordinance.
4. All exterior signage shall comply with Article 8 of the Zoning Ordinance.
5. All utilities shall be in accordance with the City of Midland Fire Department and City of Midland Utility Department specifications.
6. A 30 foot wide emergency access and utility easement shall be required to run north-south along the west property line of lot 66 and connect to the existing easement to the south within the Oakbrook Estates subdivision.
7. That a gravel vehicle turn around be constructed and provided at the end of each road extension and a paved turn around be constructed upon final development of the plat.
Motion by Pnacek seconded by Ballard, to recommend to City Council the approval of the Tentative Plat of Broadhead Estates No. 3.
YEAS: Ballard, Brown, Hanna, King, Mead, Pnacek, Stewart and Young
Motion carried 8-0.
Motion by Mead, seconded by Hanna, to recommend to City Council the approval of the Final Preliminary Plat of Broadhead Estates No. 3.
YEAS: Ballard, Brown, Hanna, King, Mead, Pnacek, Stewart and Young
Motion carried 8-0.
5. Public Comments (unrelated to items on the agenda)
6. New Business
Requirements for Site Plan Review – Stormwater Management – Brian McManus, City Engineer
Brian McManus, City Engineer, presented the City of Midland’s Storm Water Ordinance. The current Storm Water Ordinance was implemented in 1999. The 1986 and 1996 flooding events in the city are the impetus for the ordinance. Flooding events caused extensive flooding to many streets, businesses and residences.
The purpose is to diminish threats to the public health and safety caused by the runoff of excess storm waters, to reduce the possibilities of hydraulic overloading of the storm sewer system, to reduce economic losses to individuals and the community at large, and to assure orderly development.
A storm water management permit is required for any new construction, development, redevelopment or land use changes with the following exceptions:
· Single family or two-family dwelling on any parcel of one acre or less in size, and a determination by the city engineer that the excess runoff will be insufficient to adversely affect the carrying capacity of the receiving body or watercourse.
Storm water plans must be reviewed and approved by the Engineering Department prior to issuing a building permit. A complete storm submittal package will include:
· Storm management application and permit fee
· Detailed storm management drawings
· Storm water management calculations
Permits are valid for 180 days with the possibility of extending another 180 days.
At the time of the initial plan review by the Planning Commission, only basic storm management information is required, such as the location of the storm water storage area. Prior to occupancy, a city storm water certificate form must be approved and the storm management facility is certified for three years.
Sites are reviewed in three-year increments and re-certified. If necessary, corrections are made to the site.
Engineering Design Criteria:
· The peak storm water discharge rate shall not exceed 0.2 cubic feet per second per acres.
· Higher discharges shall be temporarily stored (detention) or permanently stored (retention).
· Storm water detention required shall be able to accommodate a 100-year storm event, which is 5-inches of rainfall in a 24-hour period.
· A storm water facility with no discharge (retention) shall be able to accommodate the storm water volume of back-to-back 100-year storm events.
· The design high water of a detention facility is the 100-year storage elevation and 100-year back-to-back storage elevation for a retention facility.
· Calculations will also consider: soil type, vegetative cover, impervious areas, existing drainage patterns, flood plain areas, upstream flows and wetlands.
· Design high water storage elevations shall be at least:
o One foot below the lowest opening of a commercial structure.
o Two feet below the lowest opening of a residential structure.
· Storage depth over a paved surface cannot exceed:
o 12 inches in commercial developments and
o 18 inches in residential developments.
· The freeboard, or top elevation of the storage facility, shall be a minimum of 12 inches above the design high water elevation.
· Emergency spillways or overflows shall be provided.
· Developments cannot adversely affect the 100-year floodway elevations.
· Runoff from the development must be controlled on site.
· Runoff from developments shall not provide an adverse effect to adjacent properties.
· Basins must have a bottom slope, unless retained, with a minimum 1% grade.
· Fencing is not required for side slopes, no steeper than one foot vertical to six feet horizontal (1:6).
· Facilities with steeper side slopes than 1:6, but not greater than the maximum 1:3 shall be fenced.
· Fenced basins shall require a 10 feet wide maintenance area within the fenced area.
· Fence material shall be six feet high chain link or approved equal.
The most common and cheapest forms of storm water storage is above ground, but for small sites requiring large impervious development, underground storage is becoming increasingly common in the city. Below ground storm water storage systems used in Midland are usually in storm sewer pipes.
Alternative storm facility locations:
· Above ground in parking lots
· In subdivision streets
· Above ground in vegetated areas
· Above ground on roof tops
· On the surface of existing ponds or basins
· Below ground in storm sewer pipes
· Below ground in storm chambers
· Below ground in stone and sand
8. Report of the Chairperson
9. Report of the Planning Director
In the commission packets, there is a cancellation notice for the next meeting on June 22nd. However there are two items scheduled on the agenda for July 13th.
Adjournment at 8:08 p.m. was unanimously approved.
Keith Baker, AICP, CFM
Director of Planning & Community Development
MINUTES ARE NOT FINAL UNTIL APPROVED BY THE PLANNING COMMISSION