LOWELL CHARTER TOWNSHIP PLANNING COMMISSION PUBLIC HEARING AND REGULAR MEETING JANUARY 12, 2004

Transcription

1 LOWELL CHARTER TOWNSHIP PLANNING COMMISSION PUBLIC HEARING AND REGULAR MEETING JANUARY 12, 2004 PRESENT: Batchelor, Blough, Cornish, Sanford, Simmonds ABSENT: None PUBLIC HEARING The public hearing to present an Outdoor Lighting Ordinance was called to order by Chairman Cornish at 7:00 p.m. The notice of the public hearing was read by the Planning Commission Secretary. Introductory remarks were made by Planning Commission Chairman Cornish. The effort to develop a lighting ordinance began over a year ago. The committee to develop the lighting ordinance was comprised of D. Sanford, T. Clements, J. Persha and S. Bishop. The proposed ordinance was presented. In general, there are four portions to the ordinance. They are: - Definitions - General requirements for all zones - Special requirements by zone - Changes to existing ordinances After further review, the hearing was opened for public input. This included the following. E. Nausieda 28 th Street -What will be the effects of the ordinance on residential property? *The overall impact will be minimal. S. Tompkins Bewell Avenue -No comment. E. Marron Kissing Rock Road -She is in favor of the ordinance. She also displayed a shielded light fixture. J. Foerch Bewell Avenue -No comment D. Huver Timpson Avenue -Will there be a Special Use for Commercial Districts? *Not for lights that are mounted on buildings. -Will there be height restrictions? *There are height restrictions on poles but not on lights mounted on buildings.

2 Page 2 C. Bonn Bewell Avenue -What about searchlights? *This must be considered by the Planning Commission. They must still conform to the ordinance. J. Marron Kissing Rock Road -No comment. M. Hansen Shearer Road -He is in favor of the ordinance. It will benefit the Township. J. Foerch Bewell Avenue -He is in favor of the ordinance and hopes that its approval is recommended by the Planning Commission. Additional input included the following. The ordinance does address lighting on private streets. Attorney Doran noted a correction for item 23 (Major Lighting Addition). This then concluded public input and discussion on the proposed lighting ordinance. Simmonds moved to close the public hearing. Seconded by Batchelor. All in favor and the public hearing on the proposed lighting ordinance was closed at 7:45 p.m. REGULAR MEETING The regular meeting of the Lowell Charter Township Planning Commission was called to order by Chairman Cornish at 7:46 p.m. APPROVAL OF PRIOR MINUTES: The minutes of the December 8, 2003 Regular Meeting were considered. Batchelor moved to approve. Seconded by Blough. All in favor and the minutes were approved as presented. PROPOSED LIGHTING ORDINANCE: The Planning Commission discussed the proposed lighting ordinance. M. Batchelor asked if the ordinance allowed exceptions for lighting on church steeples? There appears to be an exception for flag poles but not for church steeples.

3 Page 3 Simmonds moved that the Lowell Charter Township Planning Commission recommend to the Lowell Charter Board of Trustees that they approve the Outdoor Lighting Ordinance (4.3), with corrections and including modifications to other ordinance sections, as presented at a public hearing on. Seconded by Blough. All in favor and the motion carried. STONERIDGE CENTER COMMERCIAL DEVELOPMENT: Mr. Ron DeVries presented a site plan for a retail commercial development on the north side of Fulton (M-21). This site plan was developed by W.L. Perry Assoc., with Moore & Bruggink as engineers. The plan was dated (Revised per Twp. Review). This plan replaced the site plan dated which was the subject of review by the Township Planner and Engineer. This development will consist of a 12,020 square foot building on 2.03 acres, identified as Parcel 2 on the site plan. Mr. DeVries advised that this building would hold 3 to 6 tenants. He advised that no specific tenants have been identified at this time. The Planning Commission reviewed the site plan based upon the reviews from the Township Planner and Engineer. This included the following. REVIEW BY MAIN STREET PLANNING (1/8/2004) 1. The building meets the setback requirements. 2. Driveway access onto M-21. This is also related to Item #5 from the V-Tech engineering review of 1/9/2004. Apparently this driveway is designed to be shared by the Goodwill building on Parcel 1 to the west. Apparently it is planned that Parcel 3 (to the east) will have its own access onto Fulton. The Planning Commission acknowledged that the immediate review request was for just the Stoneridge Center development on Parcel 2, but, felt that they must take a long range view and consider the development and impacts of all three parcels. There was a great deal of discussion related to the number and placement of driveway access onto Fulton. The Planning Commission indicated that one access onto Fulton which served all three parcels might be acceptable. This issue was not resolved. Further research will include discussions with M-DOT related to what they might allow for this portion of Fulton.

4 Page 4 3. There was a great deal of discussion related to sidewalk for this development. The Planning Commission position on sidewalks is as follows: -All sidewalks will be constructed of concrete, rather than asphalt. -Sidewalks are required for all three parcels. -There should be a sidewalk along the north property line (Boulder) for all three parcels. -There should be a sidewalk along the south property line (Fulton) for all three parcels. 4. A landscaping plan will be provided. 5. They will provide more lighting data and they will comply with the Township s new lighting ordinance. 6. They will comply related to the cross easements. 7. This item also relates to item #8 on the V-Tech Engineering review of 1/9/04. This item received a great deal of discussion as the current stormwater plan could cause problems for the adjoining properties. Much more discussion must occur between the Township engineers and the development engineers to reach an agreement on this entire issue. This item must be resolved. 8. They will submit architectural drawings. REVIEW BY VISTA TECHNICAL ENGINEERING (1/09/2004) 1. Completed. A location map is included. 2. The elevations have been corrected. 3. This has been corrected. 4. This has been corrected. 5. This item relates to the driveway access onto Fulton issue. This must be resolved. 6. This has been resolved. 7. They have added curbing to the new site plan. 8. This item relates to the stormwater plan issue. This item must be discussed between the engineers and resolved.

5 Page 5 This completed the site plan review of the Stoneridge Center development by the Planning Commission. Although many items resolved, there are a number of important issues that must still be resolved. The Planning Commission will not take any action related to site plan approval at this time. The developer advised that they would work with the Township Planner and Engineer and intend to have a new site plan to present on January 26, GOODWILL FULTON STREET: Present to discuss the Goodwill Site Plan were: Mike Novosad - Progressive Engineering Dave Brinza - Goodwill This building is located on the north side of Fulton and immediately east of Birmingham Road. It is Parcel #1 in the overall Stoneridge Center development. This 9,740 square foot building will consist of a retail area in front, a receiving/processing area in the back and a drop off drive-thru on the west side. The total lot is acres. The site plan was developed by Progressive AE. The plan is dated 11/25/2003 and received by the Township on 12/30/2003. The Planning Commission reviewed this site plan based upon the reviews from the Township Planner and Engineer. This included the following. REVIEW BY MAIN STREET PLANNING (1/08/2004) 1. Setbacks are in concurrence with the ordinance. 2. The access onto Birmingham at the northwest corner of the lot generated a great deal of discussion. Main Street advises that the access is too far north, is too close to Boulder and is a traffic hazard. Goodwill advises that this access point is the only location for their drop-off point and internal structure of the building. After a great deal of discussion a solution was developed and agreed to by all parties. The solution is as follows: - The access point onto Birmingham will remain where located.

6 Page 6 - The access point onto Birmingham will have signs installed showing that this drive is an Entrance Only Point. - The access point on Boulder (north property line) will have signs installed showing that this drive is both an entry/access point. - This should resolve the concerns that the access onto Birmingham will create a traffic hazard. 3. They will install sidewalks: - along Fulton - along Boulder - along Birmingham 4. They will rearrange the landscaping rather than plant additional hedges. 5. They will attempt to meet the Township lighting ordinance. 6. The dumpster is enclosed. 7. This will be resolved. 8. They have designed the building to avoid junk drop offs and accumulation. REVIEW BY VISTA TECHNICAL ENGINEERING (1/09/2004) Many of the items on this review have been addressed and/or resolved based upon the V- Tec review of the Stoneridge Center Site Plan. Specific items on this review included the following. 2. They will make it a common section between Goodwill and the Stoneridge Center. 4. The Goodwill plan was incorrect. It will be corrected to 643 FFE. 7. This has been corrected. The developers will make changes and corrections to the site plan and intend to have a new site plan to present to the Planning Commission on January 26, The Planning commission did not take any further action on this site plan.

7 Page 7 ADULT ENTERTAINMENT BUSINESS ORDINANCE: C. Blough reports that the Township Board indicated that the Planning Commission could have final approval on the Special Use Permit for an adult entertainment business rather than the Board. C. Blough will do further research on the Township Handbook and advise. SIGN ORDINANCE: C. Blough reports that input from the Township Board indicates that the Planning Commission should continue to review the request related to the sign ordinance. The Planning Commission should provide a balance between ordinances and the right to do business. CONCLUSION: Simmonds moved to adjourn. Seconded by Cornish. All in favor and the regular meeting of the Lowell Charter Township Planning Commission was adjourned at 10:00 p.m. Submitted by D. Simmonds - Secretary