November 21, Planning Commission Charter Township of Lyon Grand River Ave. New Hudson, MI 48165

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1 Planning Commission Charter Township of Lyon Grand River Ave. New Hudson, MI Subject: AP-18-68; 11 Mile and Milford Road Park, Site Plan Review #1 Based on site plan dated 11/12/18 Location: Applicant: Vacant NE corner of 11 Mile Road and Milford Road Charter Township of Lyon Dear Planning Commissioners: The Charter Township of Lyon requests approval for the plans for 11 Mile Park, which include plans for a baseball field, multi-purpose fields, a basketball court, pickleball courts, sand volleyball courts, an amphitheater, a pavilion, and a parking lot. The site plan is proposed to be completed in three phases as resources become available. The first phase includes a play structure, parking lot, driveway, stormwater detention, and storm and sanitary utilities. The second phase includes the baseball field, sidewalks, and other amenities. The third phase includes a pavilion, amphitheater, grinder pump, and water service. The site acre parcel (approximately 21 acres of which are proposed to be be formalized) is zoned as part of a Planned Development, with a designated use for a municipal park. It is also within the Wetland Protection Overlay Zone. The eastern portion of the parcel, and a strip along 11 Mile Road, is part of a dedicated conservation easement held by Six Rivers Land Conservancy. There are oil well facilities currently on the property as well, which are fenced for safety today and will be further screened by fencing and vegetative screening. The site will be accessed from 11 Mile Road, approximately 400 feet from the intersection of 11 Mile and Milford roads.

2 There are structural elements shown on the site plan that do not have finalized designs completed, such as the pavilion, pavilion, and playscape. It is noted on the plans that these elements will comply with Zoning Ordinance requirements. Planning Commission review and approval is required for parking lot construction involving the addition of 25 or more spaces (the Township is proposing 204 spaces) and for a new development that proposes new ingress or egress onto a public road. Additionally, the Michigan Planning Enabling Act (P.A. 33 of 2008) requires the Planning Commission to review plans for municipal facilities. If the location, character, and extent of the plans is acceptable, the Planning Commission approves the plans. Finally, there are minor elements of the plans that do not meet the requirements of the Zoning Ordinance; lighting of the parking lot, for example. However, there are previous decisions by the Michigan Court of Appeals stating that municipalities are not subject to their own local zoning and land use ordinance regulations for a number of logical reasons. We will defer to the Township Attorney regarding how these decisions relate to the proposed parking lot expansion. We have reviewed the current proposal and site plan with respect to applicable Zoning Ordinance requirements and sound planning principles, and offer the following comments for your consideration: 1. Lot Coverage. The PD agreement of which the park property was a part does not modify lot coverage standards from the previous R-1.0 Zoning; therefore, we find it appropriate to apply the maximum lot coverage in the R-1.0 District for nonresidential uses, which is 20%. The proposed improvements which would qualify, including buildings and hardscapes, do not pose a concern in terms of exceeding the intended lot coverage standard. Final dimensions of the pavilion structure and amphitheater will change overall lot coverage, but not substantially. 2. Surrounding Zoning and Uses & Dimensional Requirements. The proposed park site is currently vacant, having recently been utilized for agricultural activities. The surrounding parcels of the subject site are, with the exception of the Scorpions Motorcycle Club, used for single family residential purposes or continue to be vacant. A park as is proposed meets the intended character of the area; the Future Land Use map shows the site as a Township park, and all properties surrounding the park are planned for lowdensity single-family residential uses. District Land Use Subject Site PD; Wetland Overlay Vacant/Agriculture North R-1.0; Residential Agricultural Vacant/Agriculture; Motorcycle club at northwest corner South R-1.0; Residential Agricultural Single-Family Residential East R-1.0; Residential Agricultural Single-Family Residential and PD Planned Development (Elkow Farms) West PD; Planned Development Single-Family Residential Outdoor recreation uses, like the project proposed, are permitted principal uses in the Wellhead Protection Overlay District. Charter Township of Lyon 11 Mile Road Park SPR 2

3 The setbacks applicable to the Elkow Farms PD properties at 35 feet front, 5 foot minimum/30 foot total for sides, and 35 feet in the rear, are respected by the plan. While dimensional specifics of the structures are yet to be determined, they will comply with the requirements of the district. 3. Site Layout / Circulation. The site plan proposes a low-density, mixed activity park with associated facilities. There are 204 parking spaces proposed, eight (8) of which will be barrier-free. The parking spaces and aisles meet the Township s standards for parking lot design. The eastern edge of the parking lot will be curbed to match the walkway that abuts it. The approach and driveway to the lot will be asphalt. The dumpster enclosure is proposed at the north end of the park, along the Township s access easement that serves the oil wells. This location was chosen for ease of service and its nature as the rear of the park. Pedestrian circulation is proposed throughout the site, beginning with a pedestrian crossing over Milford Road at the signalized Milford Road and 11 Mile Road intersection. This 10-foot-wide path runs along the south side of the site at the edge of the conservation easement, crosses the driveway, then turns north to run the length of the parking lot. The main path continues on to connect the proposed pavilion and food truck parking pad. Smaller, 5-foot-wide paths are proposed to connect bleacher/viewing pads at each of the fields and the amphitheater. All paths are proposed to meet ADA accessibility requirements and will provide a formalized access network to the site s amenities. 4. Barrier Free Parking. The proposed parking lot expansion will provide a total 204 spaces on the subject parcel. Per Section 14.01(C)(5) of the Zoning Ordinance, a minimum of eight (8) barrier-free spaces will be required, including one (1) van accessible space. Six (6) of the provided spaces are proposed in the northeast corner of the lot, and two (2) are provided at the northwest corner of the lot. 5. Signage. No signage is proposed with the application. All future signage will be reviewed for compliance with the Township s sign ordinance. 6. Exterior Lighting. The Zoning Ordinance requires all parking areas, driveways, and walkways to be illuminated to ensure the security of property and the safety of persons using those areas. Presently, no lighting is proposed in anticipation that the park will be closed in the evenings, similar to how Atchison Park is operated. Evening events are not anticipated at this time; if circumstances dictate public access to the site after dark, temporary lighting can be brought on site. Charter Township of Lyon 11 Mile Road Park SPR 3

4 7. Screening. Screening in the form of a landscaped berm, greenbelt, or wall is required wherever a nonresidential use abuts directly upon land zoned for residential purposes. The parking lot is approximately 300 feet from the western property line and 350 feet from the southern property line. In both instances, the significant setback from the roadway minimize the need for planted screening adjacent to the parking lot. The site plan does not include methods of screening the proposed parking lot from the residential uses to the south and west of the park. The western property line abuts Milford Road, and across the road is the Novi/Lyon Drain and designated open space from the Planned Development. On the southern property line, the existing treeline will be preserved with the exception of the driveway. This natural buffer will provide the necessary screening from the parking lot. 8. Landscaping. The Demolition Plan on Sheet C10 shows the proposed removal of 13 trees, eight (8) of which are protected. The proposed removals are located near the existing utility pole in the middle of the park (which is proposed to be relocated) (6), near the southwest corner of the site (1), and along 11 Mile to allow for the installation of the driveway (6). There is also a stretch of brush to be removed near the southeast corner of the site. The Township s Tree Protection ordinance exempts governmental agencies from obtaining a permit for removal of trees for public interest purposes. The landscape plan proposes native plantings chosen with the long-term goal of minimizing maintenance needs. A regular planting pattern of deciduous trees is proposed along the driveway, parking lot, and parking lot islands, with a mixture of Maple, Elm, and Tulip Trees. Deciduous trees are also proposed around the playscape area and stormwater detention ponds. Substantial screening trees are proposed along much of the berm adjacent to the motorcycle club property and along the western edge of the existing berm next to the oil tanks. There are two lines of columnar junipers, one on each side of the proposed amphitheater, that should provide informal enclosure for the amphitheater. Finally, more formalized shrub beds are proposed at the northeast corner of the parking lot and at the sidewalk entrance leading to the amphitheater. Interior parking lot landscaping is required in an amount of 10 sq. ft. per parking space (204 proposed), for a total of 2,040 sq. ft. The site plan shows 2,408 sq. ft. of space provided. 16 trees are proposed in the islands, exceeding the required seven (7). Charter Township of Lyon 11 Mile Road Park SPR 4

5 In total, 91 deciduous trees and 110 coniferous trees are proposed, an amount sufficient to meet the intent of the general landscape requirements of the ordinance. Nine (9) ornamental trees are proposed, 32 shrubs, 60 grasses, and many perennials. The plant material appears logically designed to provide softening of hardscapes, shade in often-used locations, and delineation/screening of unrelated uses. The plan also leaves open spaces on the site, allowing for the possible use of open fields for informal recreation or expansion of other facilities. 9. Ingress and Egress. The entrance on 11 Mile Road is approximately 400 feet from the intersection of Milford Road and 11 Mile Road. The 11 Mile entrance allows for internal stacking and for users exiting the facility to take advantage of the signalized intersection as they head west on 11 Mile and north or south on Milford. Recommendation If the Planning Commission finds the site plan acceptable, we recommend approval with the following conditions: 1. That Zoning Ordinance requirements for parking lot lighting and landscaping be waived as described in this letter. 2. That screening on the south and west sides of the parking lot be deferred. If the Township determines that additional screening is necessary in the future, there are areas on the south side of the site and the east side of Stoneleigh East to do so. If you have any questions regarding this case, please do not hesitate to contact us. Sincerely, McKENNA Patrick J. Sloan, AICP Senior Principal Planner Brian Keesey Principal Planner c: John Dolan, Township Supervisor Patricia Carcone, Township Treasurer Michele Cash, Township Clerk Carol Rosati, Township Attorney Leslie Zawada, Township Engineer Katherine DesRochers, Planning Secretary Christina Archer, Economic Development Coordinator Charter Township of Lyon 11 Mile Road Park SPR 5