|
|||
|
|
MARION
PLANNING
COMMISSION AGENDA CALL TO ORDER: APPROVAL OF AGENDA FOR:
April 12, 2007 Joint Meeting INTRODUCTION OF MEMBERS: CALL TO THE PUBLIC:
Agenda Items only – 3 minute limit APPROVAL OF MINUTES FROM:
OLD BUSINESS: 1)
Premier Farms Planned Unit
Development – Conceptual Site Plan Comparison NEW BUSINESS: CALL TO THE PUBLIC: ADJOURNMENT: DRAFT MINUTES
MEMBERS PRESENT:
JOHN LOWE, CHAIRPERSON DAVE HAMANN, CO-CHAIRPERSON JAMES L. ANDERSON
DEBRA WIEDMAN-CLAWSON MEMBERS ABSENT:
JEAN
E. ROOT, SECRETARY
OTHERS PRESENT:
ANNETTE
MCNAMARA, ZONING ADMINISTRATOR
JOHN ENOS, CARLISLE/WORTMAN
PAUL SIERSMA, CARLISLE/WORTMAN
DAVID SCHROEDER, ORCHARD, HILTZ & MCCLIMENT ********************************************************************************** CALL TO ORDER Jack Lowe called the meeting to order at 7:07 p.m. APPROVAL OF AGENDA Dave Hamann motioned to approve the April 12, 2007
joint meeting agenda as amended. Debra
Wiedman-Clawson seconded. Motion
Carried 4-0. INTRODUCTION OF MEMBERS The members of the Planning Commission introduced
themselves. Jean Root was
absent CALL TO THE PUBLIC James Simmons, 2808 Black Eagle Ridge; Gave his
background working for municipalities and township wide garbage pick up.
He offered the Board of Trustees a copy of a contract they used for
garbage pick up. There are
advantages, the residents can write this off of their taxes and they save
money when everyone uses one service.
He spoke of the disadvantages; the Board of Trustees will get phone
calls at home if the job is not done right. Mr. Hanvey asked if the penalties were too strong. James Simmons responded; they are common in Discussion ensued between the residents about whether
they want township wide pick up or not. Les Anderson spoke with many residents who think there
is an opt out clause. He spoke
with Alchins and there are two options the township can use.
One is forced pick up and the other is to opt out.
Iosco Township used the forced pick up and as a result are paying
the Clerk to come one more day a week to take care of billing and
complaints. The forced pick up
is the same price as the senior citizen rate and the township puts in an
additional $26.00. APPROVAL OF MINUTES No minutes to approve. OLD BUSINESS Premier
Farms Conceptual Plan Discussion John Enos
introduced himself to the audience. He
explained the Planned Unit Development (PUD) process then gave a history
of the Premier Farms project. Around
1999, 2000 the applicant and Kuehn, John Enos
noted that Marion
Township
will ask the applicant to provide a market analysis. Bauer,
5757 Lange; the new proposal has increased density and the land donated
for a school has been decreased. Mr.
Hanvey responded the number of units is not fixed at the conceptual
approval. John Enos
stated 2,300 units are allowed with the underlying zoning, the unit
proposed is below the number allowed. Resident,
no address; will a variance be required for each house? Mr.
Hanvey answered the PUD language does not provide for variances. Bauer,
5757 Lange; will this effect the amount of water I get from my well? Mr.
Hanvey explained that the aquifer can provide for all, we are now using ¼
of the projected capacity. Steve
Williams, 5118 Hinchey; introduced himself to the audience, he is our
county commissioner. He wants
to clarify to everyone, since the article in the local paper indicating a
widening and reconfiguration plan for the Burkhart I-96 interchange.
The article in the paper was misleading; the only work to be done
is resurfacing. There has been
no formal study done by Michigan Department of Transportation and they do
understand it is a safety issue. John Lowe
asked John Enos to explain to the audience the lack of ability on the part
of the township to force the developer to provide off site improvements. John Enos
stated some states require the off site improvements be done prior to the
implementation of the project, Richard
Pennala, 4024 Emily Court; has conceptual approval been given? John Enos
answered yes; there is no time limit on conceptual approval, preliminary
and final there are time limits. John Lowe
asked John Enos to show the changes that have been made to the conceptual
plan. John Enos
summarized the differences; the 15 acres set aside for the school is
reduced to 10 acres. More open
space has been added and the buffering around the development has
increased. There is now 100+
acres of significant open space. The
senior and multi-family areas have been moved. David
Latcha, Mr.
Hanvey answered the State of John Enos
told the residents the Marion Township Comprehensive Plan has this area
planned for Suburban Residential (SR).
If this were conventionally developed under the SR zoning they
would be allowed 2,300 homes. Resident,
no address; at one time this was a farm why can’t it stay a farm? Mr.
Hanvey answered economic viability. If
the owner wants to continue to farm he can, if he wants to develop he can. Resident,
no address; will the senior housing be low income. That
question cannot be answered at this time. Gary
Dunn, 893 Hurley, what good is a master plan, when a developer wants to do
something he threatens to sue the township and the township folds. Mr.
Hanvey advised the residents that Jim
Barnwell; told the residents he has been involved with the project for
some time. This plan is
consistent with the Marion Township Comprehensive Plan; the applicant is
not taking the township to court for 3,000 homes, he submitted a plan that
is allowed. He went on to give
a history of the site. Mr.
Hanvey said there has been no request to rezone the property. Charlie
Musson, John Enos
answered an overlay district. Resident,
3355 Jewell; is the town center going to be Marion
Township
town center? Can he use the
commercial that sits at the site? Mr.
Hanvey answered no it will not be the center of Resident,
109 Amos; are there plans to pave Amos? Mark
Janeck addressed the residents’ questions.
He stressed he will be here for at least 4 more meetings.
It has taken 1 year, working with the township and their
consultants to decide if this conceptual plan is in substantial
compliance. He is looking for
an affirmation from the Board of Trustees and realizes he has a lot of
work to do. He would like the
residents to know the following. 1)
Originally
they planned to align 2)
The school
site has increased from 15 acres to 20 acres 3)
The
underlying zoning allows 2,300 homes on this site, he is asking for less 4)
Wooded
area and wetlands have been preserved with the new plan 5)
Previous
plan the open space placement has changes, now there is more acreage and
accessibility to the open space 6)
There will
be a 200’ to 250’ buffer between the major roads and homes 7)
There will
be public utilities (sewer and water) thus no impact on homeowners wells 8)
Public
sewer is environmentally as opposed to septic fields 9)
There are
100 acres of wetland on the site; they will impact 3 acres of wetlands 10)
He has
hired a firm to do a traffic study and they are ¾ of the way complete 11)
He
recognizes there will be necessary road improvements.
12)
Is it good
for 13)
This is a
great development for what could be, this is the only kind of development
that will leave large areas of open space for all residents to use. Resident,
no address; will you leave an area for a fire station? Mark
Janeck answered yes. Resident,
no address; how will the open space area be maintained if the developer
does not finish the project? Mark
Janeck answered there is a letter of credit to finish public improvements.
There will be a master home owners association and smaller home
owners association under the umbrella of the master association.
This will be done by phases, not all open space and road networks
will be completed at once. Mr.
Hanvey asked John Enos what criteria he used to determine substantial
compliance. John Enos
answered he reviewed the plan verses the criteria in the PUD ordinance. Mr.
Hanvey asked what the consequences are if the developer proceeds to the
preliminary stage. What is
cast in concrete from approving the conceptual? John Enos
answered that the houses are placed where the bubbles are, the number of
units and the road layout won’t change. Dave
Hamann noted the Board of Trustees has a copy of the current PUD
ordinance; this plan was submitted under the old PUD ordinance and should
be reviewed under that ordinance. Under
the old PUD a conceptual plan was optional.
If the applicant has to start at square one there will be
additional steps in the process. Debra
Wiedman-Clawson informed the residents that the old PUD ordinance is not
on the John Enos
asked Mike Kehoe if this plan is to be reviewed under the old PUD or the
current PUD ordinance. Mike
Kehoe answered Richard
Pennala, 4024 Emily Court, asked someone to explain phasing. Jim
Barnwell showed the phasing plan which starts at the North end of the
site. Mr.
Hanvey wants the residents to check the cable channel (channel 18), the
web site or call the John Lowe
wants to reiterate the commercial area is for all residents to use.
It was planned for so people do not have to drive into town for
every little thing. Debra
Wiedman-Clawson wants the residents to know this commercial area is within
the wellhead protection area and the businesses that can locate are
limited by that. No gas
stations or dry cleaners. NEW BUSINESS No new business. CALL TO THE PUBLIC None heard. ADJOURNMENT Dave Hamann motioned to adjourn the meeting at 8:50
p.m. Debra Wiedman-Clawson
seconded. Motion Carried
4-0.
|
||
