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
ABSENT: Senesac
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
None
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
Proposed contingencies:
·
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.
Contingencies:
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.
Vote:
YEAS: Ballard,
Brown, Hanna, King, Mead, Pnacek, Stewart and Young
NAYS: None
ABSENT: Senesac
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.
Vote:
YEAS: Ballard, Brown, Hanna, King, Mead,
Pnacek, Stewart and Young
NAYS: None
ABSENT: Senesac
Motion
carried 8-0.
5. Public
Comments (unrelated to items on the agenda)
None
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
7. Communications
None
8.
Report of the Chairperson
None
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.
10. Adjourn
Adjournment at 8:08 p.m. was unanimously approved.
Respectfully submitted,
Keith Baker, AICP, CFM
Director of Planning & Community Development
MINUTES ARE NOT FINAL UNTIL APPROVED BY THE PLANNING
COMMISSION