OCTOBER 23, 2012, 7:00 P.M.,



1. Roll Call

PRESENT: Hanna, Heying, McLaughlin, Mead, Pnacek, Senesac, Stewart, Young and Tanzini


OTHERS PRESENT: Brad Kaye, Director of Planning and Community Development, Cindy Winland, Contract Planner, Cheri King, Community Development Specialist, and 8 others.


2. Approval of Minutes

Moved by Hanna, seconded by Pnacek, to approve the minutes of the regular meeting of October 9, 2012. Motion passed unanimously.

3. Public Hearings

a. Conditional Use Permit No. 43 initiated by DeShano Construction Company for a 49 unit residential senior apartment building, located at 300 Joseph Drive on 2.97 acres.


Mr. Pnacek disclosed that his family is the owner of the property at 300 Joseph Drive and he would like to abstain from the discussion. Motion by Senesac, seconded by Hanna to allow Mr. Pnacek to abstain from this petition. Motion approved unanimously.


Mr. Kaye showed an aerial photograph of the subject property. The applicant is DeShano Construction Company. The property is located at 300 Joseph Drive (the east 350 feet) on 2.97 acres of land. The property is zoned Office Service. Multiple-family residential is a conditional use in the Office Service District. The project is for a 49 unit, 19,497 sq. ft. senior apartment building. The proposed units consist of 35 one bedroom units and 14 two bedroom units.


The overall parcel is zoned Office Service (OS). To the west is OS, with Residential to the north and east. Mr. Kaye reviewed the types of uses permitted by right in the OS District.


The site design proposed includes an access to Joseph Drive at the west end of the property and a right out only access at the east end of the property. 25 of the proposed parking spaces will be covered by a carport. The overall height of the building is 37 feet, which is generally compatible with the adjacent residential property.


The Planning Commission was presented with a revised site plan tonight, which would provide for a looped water system and a revised drive location to join with the driveway to east, thereby eliminating one driveway access onto Joseph Drive. The revised plan was prepared by the applicant in response to the concerns expressed by staff. Staff concerns have been largely addressed by the revisions. It is understood that the neighboring property owner is generally supportive of the connections, but such connections have not yet been legally secured.


John Ledy, Apex Engineers, represented the petitioner, Gary DeShano. They tried a year ago to get this approved over on Eastman Avenue but that did not work out. It is essentially the same building and the same layout with a few tweaks here and there to make it fit the lot and the site. The retention pond is in the best spot possible, as the soccer fields are to the south and would be a nice view for people living there. The retention pond, where it is proposed, is isolated by the parking and the carport so it is not as visible by the residents.


Mr. McLaughlin asked about the depth of the detention pond. Mr. Ledy stated that it is about 4 feet deep and is designed to have about 2-1/2 feet of water in it during a 100-year storm event.


Mr. Senesac asked Mr. Ledy to explain what the carport will look like. Mr. Ledy stated it will be a gabled roof over the cars. It will be a roof on columns. They are trying to screen the development as much as possible. They will have exterior lighting on poles in the parking area, but they have not completed a photometric plan yet.


Mr. Mead asked about the cost of the rental units for these apartments. Mr. Ledy stated they want to cater to a more up-scale population, that the rent would be approximately $1,000 per month.


Gary DeShano, DeShano Construction Company, stated previously they were trying to get funding from MSHDA, which would require some units to be rented to low-income households. This development would be a more up-scale development. The carports would be pretty much screened from day one. He is expecting two people at the most in each of these apartments, even though they will have some two-bedroom units. They would like to keep the back, by the soccer fields, open. They will have additional services for the seniors such as emergency pull cords, medical assistance and some assisted housekeeping. They do have room to add some additional handicap parking spaces. He will make a note of that.


Mr. McLaughlin asked if there will be landscaping to buffer from the soccer fields. Mr. DeShano stated they would like to preserve that view on the back property line. It will be predominantly an open area. Mr. Kaye pointed out that small landscaped clusters are indicated on the submitted site plan.


Mike Pnacek, 2661 Blackhurst, Larkin Township, stated his family owns the property. When they annexed the property into the city in 1992, this is exactly what they wanted to happen with this property.


There were no further public comments either in favor of or in opposition to this petition. The public hearing was closed.


4. Old Business



5. Public Comments




6. New Business




7. Communications




8. Report of the Chairperson



9. Report of the Planning Director


Last week was the Michigan Association of Planning Conference. Mr. Stewart and Mrs. Hanna both attended the conference also. There was a heavy emphasis on competitiveness and making your community competitive in the current economy for development.


10. Items for Next Agenda November 13, 2012


a.    Conditional Use Permit No. 43 DeShano Construction Company a 49 unit residential senior apartment building, located at 300 Joseph Drive action

11. Adjourn

Motion by Hanna second by Young to adjourn at 7:30. .


Respectfully submitted,





C. Bradley Kaye, AICP

Director of Planning and Community Development