PLANNING COMMISSION MEETING
MINUTES
I. Call to Order - Pledge of Allegiance - Roll Call
The meeting was called to order at 7:03 p.m. and opened with the Pledge of Allegiance.
Roll Call Doug Fleming – absent w/notice
Donald Hartwick - present
Craig Landes - absent
John Maahs - present
Ronald Overton - present
Richard Turcotte - present
Ulrika Zay – arrived at 7:10 p.m.
Also present – Andrea Zeeb Polverento – Planning Director
MOTION by MAAHS and seconded by LANDES to approve the agenda as presented.
Passed unanimously
MOTION by MAAHS and seconded by OPENLANDER to approve the November 1, 2006 minutes with changes as noted.
Passed unanimously
A. Case #06-13 SPR, Todd Hufnagel (Hufnagel Auto Repair), request to establish a vehicle service station at 7293 W. Grand River Avenue located west of Francis Road and south of Grand River Avenue, Section 33.
Overton outlined his staff report. Overton outlined the changes to the new site plan and some of the issues that Overton noted from the Site Plan dated January 10, 2007.
Hartwick noted that the parking layout does not show barrier free spaces.
The Commissioners discussed the modified Site Plan. Turcotte asked the applicant if there were new lights being put on the facility. Hufnagel responded that all lighting shown on the plan is existing.
Hartwick questioned the setbacks for the Grand River overlay.
Zay questioned the size of the landscaping trees noted on the site plan.
Overton asked Hufnagel to outline his business plan and the modifications made to the original site plan.
Maahs thanked Overton for all the work and time he put in during the absence of the Zoning Administrator.
Overton outlined the conditions for approval for the Site Plan Review.
The following standards are taken from Section 20.5, and are the basis for review by both Township staff, the Site Plan Review Subcommittee and the Planning Commission. Staff has reviewed each standard, and suggests the following conclusions:
A. The uses proposed will not adversely affect the public health, safety, or welfare. Uses and structures located on the site shall take into account topography, size of the property, the uses on adjoining property and the relationship and size of buildings to the site. The site shall be developed so as not to impede the normal and orderly development or improvement of surrounding property for uses permitted in this Ordinance.
Complies Does not Comply Condition of Approval Not Applicable
Comments: The proposed use should not affect the public health, safety or welfare nor should it impede the orderly development of surrounding property.
B. Safe, convenient, uncontested, and well-defined vehicular and pedestrian circulation shall be provided for ingress/egress points and within the site. Drives, streets and other circulation routes shall be designed to promote safe and efficient traffic operations within the site and at ingress/egress points.
Complies Does not Comply Condition of Approval Not Applicable
Comments: Access and flow of traffic for the intended use and Industrial Parkway shall be subject to the approval of MDOT [Condition #2].
C. The arrangement of public or private vehicular and pedestrian connections to existing or planned streets in the area shall be planned to provide a safe and efficient circulation system for traffic within Watertown Charter Township.
Complies Does not Comply Condition of Approval Not Applicable
Comments: No pedestrian connections or streets are planned.
D. Removal or alteration of significant natural features shall be restricted to those areas which are reasonably necessary to develop the site in accordance with the requirements of this Ordinance. The Planning Commission, or Township Board when considering the site plan as part of an application for a Special Land Use, may require that landscaping, buffers, and/or greenbelts be preserved and/or provided to ensure that proposed uses will be adequately buffered from one another and from surrounding public and private property.
Complies Does not Comply Condition of Approval Not Applicable
Comments: The proposed landscaping is designed to be a substitute for the normally required front yard setbacks not attainable for this legally non-conforming structure (Condition #7).
E. Areas of natural drainage such as swales, wetlands, ponds, or swamps shall be protected and preserved insofar as practical in their natural state to provide areas for natural habitat, preserve drainage patterns and maintain the natural characteristics of the land.
Complies Does not Comply Condition of Approval Not Applicable
Comments: The proposed use shall comply with the requirements of the Clinton County Drain Commissioner and written approval shall be submitted [Condition #1].
F. The site plan shall provide reasonable visual and sound privacy for all dwelling units located therein and adjacent thereto. Fences, walls, barriers, and landscaping shall be used, as appropriate, to accomplish these purposes.
Complies Does not Comply Condition of Approval Not Applicable
Comments: Landscaping will be provided to replace the lack of normally required front yard setback. In addition, this landscaping will screen the dumpster area or appropriate other screening will be required (Condition #7).
G. All buildings and groups of buildings shall be arranged so as to permit reasonable necessary emergency vehicle access as requested by the Fire Department serving the Township.
Complies Does not Comply Condition of Approval Not Applicable
Comments: The proposed use has been arranged so as to permit reasonable necessary emergency vehicle access.
H. All streets and driveways shall be developed in accordance with the Township Subdivision Control Ordinance, the Clinton County Road Commission, or Michigan Department of Transportation specifications, as appropriate, unless developed as a private road in accordance with the requirements for private roads in this Ordinance. Except that the Planning Commission, or Township Board when considering the site plan as part of an application for a Special Land Use, may impose more stringent requirements than those for the Road Commission or Michigan Department of Transportation with respect to driveway location and spacing. In addition, sidewalks or similar walkways may be required if determined to be necessary or appropriate for pedestrians and non-motorized vehicles.
Complies Does not Comply Condition of Approval Not Applicable
Comments: The existing driveway that cuts onto Grand River will be reviewed by MDOT and applicant will comply with their requirements (Condition #2).
I. Appropriate measures shall be taken to ensure that removal of surface waters will not adversely affect neighboring properties or the public storm drainage system. Provisions shall be made to accommodate storm water, prevent erosion and the formation of dust. The use of detention/retention ponds may be required. Surface water on all paved areas shall be collected at intervals so that it will not obstruct the flow of vehicular or pedestrian traffic or create puddles in paved areas. Catch basins may be required to contain oil filters or traps to prevent contaminants from being discharged to the natural drainage system. Other provisions may be required to contain runoff or spillage from areas where hazardous materials are stored, or proposed to be stored.
Complies Does not Comply Condition of Approval Not Applicable
Comments: The proposed use shall comply with the requirements of the Clinton County Drain Commissioner and written approval shall be submitted [Conditions #1 & #3].
J. Exterior lighting shall be arranged so that it is deflected away from adjacent properties and so that it does not interfere with the vision of motorists along adjacent streets. Lighting of buildings or structures shall be minimized to reduce light pollution and preserve the rural character of the Township.
Complies Does not Comply Condition of Approval Not Applicable
Comments: All exterior lighting will be noted on the site plan and meet the requirements of the Zoning Ordinance (Condition #8).
K. All loading and unloading areas and outside storage areas, including areas for the storage of trash, which face or are visible from Residential Districts or public streets, shall be screened by a vertical screen consisting of structural or plant materials no less than six (6) feet in height. The finished side of any wall, fence, or other screen shall face adjacent properties.
Complies Does not Comply Condition of Approval Not Applicable
Comments: The dumpster area will be screened by proposed landscaping or additional screening will be required (Condition #7).
L. Entrances and exits shall be provided at appropriate locations so as to maximize the convenience and safety for persons entering or leaving the site. The number of entrances to and exits from the site shall be determined with reference to the number of dwelling units or other land uses within the site, the nature and location of the surrounding streets, the effect of traffic in the area, nearby topography, and other factors.
Complies Does not Comply Condition of Approval Not Applicable
Comments: The existing facility has two driveways off of Grand River and in talks with MDOT, they are probably going to require the elimination of one of them (Condition #2)..
M. Site plans shall conform to all applicable requirements of County, State, Federal, and Township statutes and ordinances. Approval may be conditioned on the applicant receiving necessary County, State, Federal, and Township permits before final site plan approval or an occupancy permit is granted.
Complies Does not Comply Condition of Approval Not Applicable
Comments: This is a regular requirement of all applicants and will become a part of Site Plan Review Approval [Condition #12].
N. Appropriate fencing may be required by the Planning Commission, or Township Board when considering the site plan as part of an application for a Special Land Use, around the boundaries of the development if deemed necessary to minimize or prevent trespassing or other adverse effects on adjacent lands.
Complies Does not Comply Condition of Approval Not Applicable
Comments: Fencing has not been proposed for this use at this location.
O. The general purposes and spirit of this Ordinance and the Comprehensive Development Plan of Watertown Charter Township shall be maintained.
Complies Does not Comply Condition of Approval Not Applicable
Comments: The proposed use is consistent with the goals of the Comprehensive Development Plan (CDP) for light industrial areas in the Township. The intended use is not expected to create hazards, offensive or loud noises, or excessive vibration, smoke or glare.
MOTION by MAAHS and seconded by OPENLANDER that the Planning Commission concur with the Zoning Administrator’s satisfactory determination of compliance for sections 20.3 and 20.5 of the Watertown Charter Township Zoning Ordinance for Case # 06-13 SPR.
Passed unanimously
MOTION by LANDES and seconded by OVERTON recommend that the Planning Commission approve Case # 06-13 SPR for Hufnagel’s Vehicle Repair at 7293 Grand River Avenue, provided that conformance to the conditions 1 through 12, as noted below, is achieved to the satisfaction of the Township’s Zoning Administrator as being in accordance with the requirements of the Watertown Charter Township Zoning Ordinance.
Applicant tasks to receive Site Plan Approval:
1. The applicant shall comply with the requirements of Clinton County Drain Commissioner and submit written approval.
2. The applicant must comply with requirements of MDOT and submit written approval.
3. The applicant shall comply with the requirements of the Clinton County Soil Erosion Control Officer and submit written approval.
4. The applicant shall comply with the recommendations of the Looking Glass Regional Fire Authority to the satisfaction of the Zoning Administrator. Including the installation of a Knox Box.
5. The applicant shall comply with the requirements of the Township Building Inspector, Municipal Inspection Services, Inc.
6. The applicant shall comply with the requirements of the Township Engineer, Capital Consultants Design Works A/E.
7. The applicant must provide additional landscaping to the site to help ease the lack of normally required front yard setbacks and to sufficiently screen the dumpster area to the satisfaction of the Zoning Administrator.
8. All exterior lighting shall be noted on the site plan and comply with requirements of the Zoning Ordinance.
9. All vehicle parking shall be located at the rear of the building, consisting of crushed limestone and sufficient spaces shall be provided, including a Barrier Free Space in accordance with the Zoning Ordinance.
10. There will be no fuel sales permitted at this site.
11. Applicant must comply with requirements of the Michigan DEQ.
12. The applicant shall comply with all other applicable Federal, State, County and Township Laws.
13. Front set back lines should show 75’ instead of 50’.
B. Applicant tasks to receive a Development Permit [pursuant to Section 20.4]:
1. Provide three (3) copies of the final approved site plan to the Planning & Zoning Department.
C. Applicant tasks for the issuance of a Certificate of Compliance [pursuant to Section 20.4]:
1. Complete all conditions for Site Plan Approval as outlined above.
Passed unanimously
Case #06-10 TXT, Watertown Charter Township, proposed zoning amendments to the Watertown Charter Township Zoning Ordinance.
Overton explained the issues that have been sent back to the Planning Commission by the Board of Trustees.
3.10 Accessory Buildings – Overton covered the changes that have been made to the Accessory Building Text. Turcotte is not happy with the language and suggests that it be re-written clearly stating how many buildings you can have in each size area, number of them, size of them and total lot coverage. Overton feels this should be sent back to the Ordinance Review Committee to simplify the language.
MOTION by TURCOTTE and seconded by MAAHS to refer Section 3.10 Accessory Building language to the Ordinance Review Committee.
Passed unanimously
3.22 Commercial and Industrial Sewer Service – The Board of Trustees do not want anymore commercial or industrial sites in the Township that is not on public sewer and water. For those very limited areas zoned B-2 and LI that don’t have public utilities available, anyone wishing to develop would have a choice of either bringing utilities to their property or postponing the development until such time as the utilities would be available. Overton noted that this is a very common procedure in most Townships.
Turcotte feels that this is going to stop development in the Township. Small businesses are not going to settle into Watertown if they have the additional burden of bringing public utilities to them.
Discussion took place among the Commission regarding their feelings on the sewer text.
MOTION by TURCOTTE and seconded by OVERTON to send section 3.22 Commercial and Industrial Sewer Service to the Ordinance Review Committee.
Passed unanimously
Overton discussed the codified version of the Zoning Ordinance. Turcotte recommends that the Codified version be reviewed by the Ordinance Review Committee for review and comments. Turcotte has made several changes. Maahs reminded the Commission that what the Clerk supplied them with was a sample not to be interpreted as a complete document but rather a sample draft of the format.
MOTION by TURCOTTE and seconded by OVERTON to refer the codified version of the Zoning Ordinance to the Ordinance Review Committee.
Passed unanimously
A. Introduction of the new Zoning Administrator – Overton introduced Andrea Zeeb as the new Zoning Administrator.
B. Discussion of the Year End Report – Overton asked Zeeb to take a look at the previous years reports and work with staff on writing this years report.
C. Discussion of 5216 Grand River – Blight Dwellings - Overton asked Zeeb to check with Jeff Cranson, Building Inspector to see if there is anything in the Building Code about blights and enforcement when a building is uninhabitable.
A. Executive Committee Report - None
B. Ordinance Review Committee Report – Meeting on February 21, 2007 @
6:00 p.m.
C. Site Plan Review Committee – None
D. Board of Trustees Report - Maahs presented the Board of Trustees Report.
E. Zoning Board of Appeals Report – None
F. Non-Motorized Circulation Plan Committee Report –None
G. Environmental Affairs Committee Report – None
H. Capital Improvements Committee Report – None
I. Staff Report –
1. Assistant’s Report – January 2007
X. Comments and Questions from Audience, Staff and Commissioners
MOTION by OVERTON and seconded by TURCOTTE to adjourn the meeting.
Passed unanimously
Meeting was adjourned at 9:14 p.m.
Date approved:
_____________________________ _____________________________
Ronald Overton, Chair Donald Hartwick, Secretary