MARION TOWNSHIP

                         PLANNING COMMISSION

                     PUBLIC HEARING - DRAFT MINUTES

EACH OF THE ITEMS BELOW ARE INDIVIDUAL PUBLIC 

HEARINGS  HELD CONSECUTIVELY.

1. SECTION 6.19 B LOTS TO HAVE ACCESS- ORDINANCE AMENDMENT - 

MEMBERS PRESENT:            Jim Anderson, Debra Wiedman-Clawson, Dave Hamann, John Lowe, Jean Root

MEMBERS ABSENT:            None

OTHERS PRESENT:             John Ambrose, Planning Consultant

Bob Hanvey, Township Supervisor

                                                Annette McNamara, Zoning Administrator

CALL TO ORDER

John Lowe called the meeting to order at 7:30 p.m.

APPROVAL OF AGENDA

Dave Hamann made a motion to approve the agenda as presented.  Debra Wiedman-Clawson seconded.  

Motion carried 5-0.

APPROVAL OF MINUTES

None.

OLD BUSINESS

Section 6.19 B—Lots to Have Access–Ordinance Amendment

John Lowe asked John Ambrose to give a summary to the public regarding this issue: John Ambrose explained this section talks about

 access control and curb cuts. The Planning Commission recommended striking the last sentence to avoid confusion due to private

 roads regulations, which this is a public road and falls under the Livingston County Road Commission (LCRC) jurisdiction and the 

township does not follow that standard.

CALL TO THE PUBLIC

None.

ADJOURNMENT

Dave Hamann motioned to close the Public Hearing for Section 6.19 B, Lots to Have Access.  Jim Anderson seconded.

 Motion carried 5-0.

2. SECTION 6.29 OPEN SPACE PRESERVATION - ORDINANCE AMENDMENT

MEMBERS PRESENT:            Jim Anderson, Debra Wiedman-Clawson, Dave Hamann, John Lowe, Jean Root

MEMBERS ABSENT:            None

OTHERS PRESENT:             John Ambrose, Planning Consultant

Bob Hanvey, Township Supervisor

                                                Annette McNamara, Zoning Administrator

CALL TO ORDER

John Lowe called the meeting to order at 7:15 p.m.

APPROVAL OF AGENDA

Dave Hamann made a motion to approve the agenda as presented.  Jean Root seconded.  Motion carried 5-0.

APPROVAL OF MINUTES  

None.

OLD BUSINESS

Section 6.29 Open Space Preservation – Ordinance Amendment

John Lowe asked John Ambrose to summarize this amendment.  The township enacted the Open Space Preservation (OSP)

ordinance.  This ordinance allows developers to cluster housing on smaller lots and provide up to 50% of open space on a parcel of 

land. The State mandated that all townships adopt this ordinance. The township adopted the ordinance and the Planning Commission 

wants to incorporate the following chances:  Exclude all unbuildable areas in the calculation of density not necessarily limited to 

wetlands, major pipeline easements, and power line easements.  When a developer uses the OSP option, they are required to submit a 

Parallel Plan.  The Parallel Plan shows the site developed under conventional means to determine the density.  

Parallel Plan shall be based on the design to occupy buildable land only and with on-site individual septic systems.

CALL TO THE PUBLIC

Marty Ritchie, 3173 Grass Lake Court, asked who is responsible for putting the parallel plan together?  The same developer using

the open space option? John Lowe explained that all criteria for a traditional development must be met.

Mary Bahr, 273 O’Doherty/3201 Grass Lake Court, in follow-up to discussion about Parallel Plan asked if the Michigan 

Department of Environmental Quality (DEQ) has been contacted to have wetlands delineated?  Answered: either the DEQ or a 

qualified delineation expert will delineate the wetlands.

ADJOURNMENT

Dave Hamann motioned to close the Public Hearing for Section 6.29, Open Space Preservation.  Jim Anderson seconded.

 Motion carried 5-0.

3. HOWELL INDUSTRIAL CENTER LLC -TAX # 4710-01-200-001 & 4710-01-200-002 

FROM MOBILE HOME PARK TO INDUSTRIAL - PROPOSED REZONING

CALL TO ORDER

John Lowe called the meeting to order at 7:38 p.m.

APPROVAL OF AGENDA

Dave Hamann made a motion to approve the agenda for the Howell Industrial Center, L.L.C.  Debra Wiedman-Clawson

 seconded.  Motion carried 5-0.

APPROVAL OF MINUTES

None.

OLD BUSINESS    

Howell Industrial Center L.L.C. –Proposed rezoning

Mike Baker from Schonscheck, Incorporated, appeared on behalf of property owner who is seeking a rezoning of property from

Mobile Home Park (MHP) to Light Industrial (LI).  The subject parcel shown on plan was the original layout for the mobile home 

park, south of the CSX Railroad.  The City of Howell made an offer to purchase a portion of property in conjunction with Marion 

Township to build a loop road. A loop road would extend from Pinckney Road to Lucy Road and will serve truck traffic in the area.

Subject site would be divided into nine industrial lots that back up to the CSX Railroad and have direct access to proposed loop road.

John Ambrose summarized a review letter received from Mike Kehoe, Township Attorney.  The proposed nine industrial lots are 

comprised of about three acres of land, which is currently zoned as MHP and proposed rezoning to LI. This proposal has been 

analyzed using existing land uses, existing zoning and the Township’s Master Plan.  John Ambrose used the 1982 version Master 

Plan and Mike Kehoe used a 1992 version.  The 1982 version does not have industrial zoning classification noted in the future land

 use. It does have an urbanized area, which calls for commercial or industrial land use.  The 1992 Master Plan would be consistent 

with the proposed use. Zoning for light industrial uses would be compatible with industrial uses already in the area. The proposed loop

 road would also be consistent.  Based on that, the recommendation would be to approve this rezoning.

CALL TO THE PUBLIC

John Lowe read a letter from Gary and Paula Coulier, 1018 Tanager Trail, dated 6/24/03. A copy of the minutes will be

 sent to them. Sig Fleischmann, 1031 Tanager Trail, stated the light industrial property will abut his property and questioned

 what type of business would be allowed. John Lowe stated light industrial uses permitted are: jobbing and machine shops,

fabricated metal products, plastic products, processing of machine parts, monument and art stone production, industrial 

laundry operations, wood products processing, printing and publishing. 

Kathleen Humitz, 131 S. Burkhart, expressed concern of environmentally safe businesses operating in this area. At this

time the township does not know what type of business will be going in. As far as hazardous material, that is regulated by 

other agencies. Truck traffic cannot be controlled by the township. The loop road is not immediately adjacent to residential.

ADJOURNMENT

Dave Hamann motioned to close the Public Hearing for the Howell Industrial Center, Tax ID # 4710-01-200-001 & 4710-01-200-002.  Jean Root seconded. Motion carried 5-0

4. DARAKJIAN PROPERTIES- TAX #4710-01-200-018 FROM MOBILE HOME PARK 

TO URBAN RESIDENTIAL- PROPOSED REZONING 

CALL TO ORDER

John Lowe called the meeting to order at 7:58 p.m.

APPROVAL OF AGENDA

Jean Root made a motion to approve the agenda.  Dave Hamann seconded.  Motion carried 5-0.

APPROVAL OF MINUTES

None.

OLD BUSINESS    

Darakjian Properties – Proposed rezoning

Mike Baker from Schonscheck, Incorporated, appeared on behalf of property owner who is seeking a rezoning of property from

Mobile Home Park (MHP) to Light Industrial (LI). Mike Baker explained this property is currently zoned MHP. In order to make 

that area workable/viable for a mobile home park, land balancing would be required. Given the encumbrances (wetlands, steep slopes) 

on property it is only suitable for Urban Residential (UR).

John Ambrose summarized his review letter dated 6/10/03. The applicants are requesting to rezone approximately 59 acres of land 

from MHP to UR. The Township’s current Master Plan depicts the areas being planned for commercial or industrial land use. 

The community needs to have adequate land set aside for commercial or industrial use to provide adequate tax base that will help

 support required services and infrastructure. Also, the loss of industrial land at this location will most likely not be found elsewhere in

the community. John Ambrose’s original recommendation was to deny this request. 

Urban Residential is highest density residential classification that the Township has. It can go up to 10 units per acre if site 

condominiums or apartments. There is concern of high volume traffic that could develop on this site if zoned LI.

Debra Wiedman-Clawson asked if this rezoning does not go through and it stays a mobile home park, how many trips are we looking

at on a mobile home basis?

John Ambrose suggested that the Township should initiate a rezoning to Light Industrial (LI). John Lowe asked if there would be a

possibility of doing this on a partial basis, part LI and part UR?  There is housing on the northwest. John Ambrose stated there is 

significant topography there and not conducive to industrial development. 

CALL TO THE PUBLIC

None.

ADJOURNMENT

Jean Root made a motion to close the Public Hearing on Darakjian Property – proposed rezoning.  Dave Hamann 

seconded. Motion carried 5-0.

                              REGULAR MEETING - DRAFT MINUTES

MEMBERS PRESENT:            Jim Anderson, Debra Wiedman-Clawson, Dave Hamann, John Lowe, Jean Root

MEMBERS ABSENT:            None

OTHERS PRESENT:             John Ambrose, Planning Consultant

Bob Hanvey, Township Supervisor

                                                Annette McNamara, Zoning Administrator 

CALL TO ORDER

 John Lowe called the meeting to order at 8:20 p.m.

 APPROVAL OF AGENDA

 It was suggested to add under Old Business: 1) Feedback on the Knolls of Grass Lake from the June 12, 2003 Board of 

Trustees meeting, presented by Tom Klebba and 2) add discussion of Blossom Farms.

Under New Business, Jean Root requested to add discussion about Township Engineer and Township Attorney. 

John Lowe suggested due to a full agenda, the ordinance amendments (first three) be tabled until the next meeting.

Dave Hamann made a motion to amend the agenda as discussed.  Jim Anderson seconded.  Motion carried 5-0.

APPROVAL OF MINUTES

There was discussion about the minutes and clarification. It was decided to table the minutes until the next meeting:

Ø      Last sentence of third paragraph, page three, from the Tetra Tech letter; should read, “If Boss Engineering was 

before the township with just the parallel plan, there would not be enough criteria met for approval to proceed with

 their site plan.”

Ø      Page two, last sentence typo, “that” should be “this”

Ø      Page four, first paragraph in the Township Attorney’s letter, 5/20/03, associated issue-state what this is.

Ø      Under Item 8 – clarify what was submit to Township Board after receiving final approval with master deed and bylaws is.

 Jean Root motioned to table the Planning Commission’s regular meeting minutes of May 27, 2003 until next meeting.

 Debra Wiedman-Clawson seconded. Motion carried 5-0.

 OLD BUSINESS

Section 6.14 – Section 3.02 – Section 6.20 F– Proposed Amendments 

Dave Hamann made a motion to table Section 6.14, Section 3.02, Section 6.20 F until the next meeting.  

Jim Anderson seconded.  Motion carried 5-0.

Section 6.19 B – Lots to Have Access

It was discussed and decided to remove the last sentence in Section 6.19 B.

Dave Hamann made a motion to recommend approval to remove last sentence of  Section 6.19 B, Lots to have Access.

Debra Wiedman-Clawson seconded.  Motion carried 5-0.

Site Plan Checklist

Debra Wiedman-Clawson made a motion to table the review of the site plan checklist until the next meeting. Dave Hamann 

seconded.  Motion carried 5-0.

Section 6.29 - Open Space Preservation

Addition of two items regarding buildable areas and on site septic systems. Planning Commission did not have the

opportunity to read/review letter from Mike Kehoe, Township Attorney, due to late submittal. Dave Hamann made a motion

 to table Section 6.29, Open Space Preservation new language until next meeting.  Debra Wiedman-Clawson seconded.  

Motion carried 5-0.

Proposed Rezoning of Darakjian Property

Dave Hamann made a motion to table the proposed rezoning of the Darakjian property from Mobile Home Park to Urban 

Residential. Debra Wiedman-Clawson seconded. Motion carried 5-0.

Proposed Rezoning Howell Industrial Center

  Dave Hamann made a motion to table the proposed rezoning of the Howell Industrial Center (formerly Darakjian property)

 from Mobile Home Park to Light Industrial until the next meeting. Jim Anderson seconded.  Motion carried 5-0.

  Open Space Preservation Option

Tom Klebba provided the Planning Commission with a list of comments from the Township Board of Trustees and residents.

In the last paragraph it was suggested to have a joint meeting with Mike Kehoe, Township Attorney, Planning Commission and possibly 

the Board of Trustees on July 7^th at 5:00 after the Ways and Means meeting to answer questions regarding Parallel Plan, Open Space 

Preservation, etc. Mary Bahr distributed a handout in regard to specific issues with “The Knolls of Grass Lake” development and 

“Open Space” developments in general. 

Blossom Farms Site Plan Amendment

Developer would like to get started on park, which was in exchange for walking path. There was not a problem with park issue.

NEW BUSINESS

Pardiac Shell Addition to Accessory Structure – Preliminary Site Plan Review

Mr. Pardiac received copies of review letters which he turned over to his engineer to make changes accordingly. 

John Ambrose reviewed his letter dated, June 9, 2003. He stated that Mr. Pardiac is proposing to expand an existing 40 x 80 storage 

building, a 20’ addition to the west. Based on his review, the site plan did not comply with the site plan review procedures.

John Ambrose stated proposed site plan increases non-conformity and that issue can be addressed at Zoning Board of Appeals (ZBA).

John Ambrose recommended tabling this site plan review until the applicant has sought the proper variances, add the legal description to

 site plan and has site plan drawn according to proper requirements. John Lowe questioned Mr. Pardiac as to why he’s proposing to 

expand to the west instead of to the north?  Mr. Pardiac stated there is a retention pond to the north. John Lowe stated he could submit

to the ZBA.They will require the same drawings and detail. It was decided to table until the applicant requests to put it back on the agenda.

Dave Hamann made a motion to table the Pardiac Shell Site Plan Review, Application No. 03-03. He has six months to return.

 Jim Anderson seconded.  Motion carried 5-0.

Fox Meadows Site Condominium – Preliminary Site Plan Review

Pat Keough from Advantage Civil Engineering and Carroll Strange, owner of Echelon Building Company, appeared before the Planning 

Commission regarding a 60-unit site condominium located on 10 acres, south of Mason Road, east of Burkhart Road, currently zoned SR.

They requested to table this project until issues are resolved and they want to discuss using on site wells and sewer hook-up. 

John Ambrose pointed out proposed layout meets ordinance requirements. There is an issue of how do you charge for sewer which is

based on water usage. Another item is that the ordinance calls for a landscape plan and that should be incorporated if they resubmit.

John Lowe asked who owns the property where the storm water detention area is? Answer,  under the ownership of the development at

 this point. Also, there should be a 25-foot greenbelt grading easement area. Pat Keough stated key issue with water is to determine if

 test wells should be installed to satisfy the health department or design as municipal water. In discussion about there being no new

developments with on site wells within water district, Debra Wiedman-Clawson pointed out that Section 6.17 B 3 states if the

 infrastructure abuts the property they need to connect to it.  As an example, Maple Farms were required to get an easement and run 

700 feet of pipe to get to the water.  Debra Wiedman-Clawson stated for the record she is the adjacent property owner, Lot 27, of Berry 

Manor.  She referenced in the sanitary sewer section, “sewers shall be placed in a public right of way whenever practical.” If they use

existing easement they are cutting corner lots out and any potential development up Mason Road that’s required to have water and

sewer. Debra suggested instead of using existing easement which is only 25 feet wide, they have to dig 10-12 feet deep and sewer could

possibly end up under retention pond. She also stated she would like to see driveway site distance approval from Livingston County Road 

Commission (LCRC). Also, along the back of Lot 27 is a pine tree grove along the full length of the lot and would like that noted on the

plan. Another issue to note is street lighting and sidewalks have not been noted on the plans.

Jean Root motioned to table Fox Meadows Site Plan Review #4-03 until review issues have been addressed. A hook-up clarification

regarding water to be reviewed with the Township Attorney and Township Engineer.  Comments will go to the Planning Commission for

their review. A copy will be sent to the applicant.  Dave Hamann seconded.  Motion carried 5-0.

Township Attorney and Township Engineer

Jean Root stated letters and feedback from Township Attorney has not been coming back to the Planning Commission in a timely fashion 

and there’s been a lack of his support.  It was also stated this is the same situation with the township engineer. John Lowe suggested that

a letter of their concerns be sent to Township Attorney and Township Engineer regarding lack of timely responses, lack of support, and 

not performing to the standards and expectations of the Planning Commission. Jean Root will draft a letter for the members’ review and 

submit to Annette McNamara. Sue Lingle, Township Treasurer, requested a copy of letter and asked the minutes be sent to the 

Township Board. The July Planning Commission meeting was rescheduled to Tuesday, August 5, 2003 at 7:30 p.m.

CALL TO THE PUBLIC

Mary Bahr questioned is there a Kuri  Lane, it is being depicted on the map off of Triangle Lake Road.  Answer:  Yes, in 

South Oaks development.

ADJOURNMENT

Jean Root made a motion to adjourn at 9:58 p.m. Debra Wiedman-Clawson seconded.  Motion carried 5-0.