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PLANNING
COMMISSION AGENDA
and DRAFT MINUTES October
23, 2007 CALL TO ORDER: APPROVAL OF AGENDA FOR:
October 23, 2007 Regular Meeting INTRODUCTION OF MEMBERS: CALL TO THE PUBLIC:
Agenda Items only – 3 minute limit APPROVAL OF MINUTES FROM:
September 25, 2007 Public
Hearing
September 25, 2007 Regular Meeting OLD BUSINESS: 1)
Musson
Hills South – Final Preliminary Plat Review – Tax ID# 4710-23-200-001 -
Section 23 – South of 2)
3)
Proposed
Amendment –Definitions relating to lots 4)
Proposed
Amendment – Section 8.04 E #3 – ERS Yard Set Back Requirements 5)
Proposed
Amendment – Section 3.02 Figure 3-9 ERS Rear Yard Requirements diagram 6)
Proposed Amendment –
Section 8.01 D 2 – Rural Residential Private Stables 7)
Proposed Amendment –
Section 8.02 D 1 – Suburban Residential Private Stables 8)
Proposed
Amendment – Section 3.02 Definition of Pens, Corrals & Pasture &
Fence discussion 9)
Proposed Amendment –
Section 6.14 Home Occupations NEW BUSINESS: 1) Proposed Amendment - Section 3.02 - Definition of Contractor Storage Yard
CALL TO THE PUBLIC: ADJOURNMENT:
DRAFT MINUTES
MEMBERS PRESENT:
JOHN LOWE, CHAIRPERSON DAVE HAMANN, CO-CHAIRPERSON JEAN ROOT, SECRETARY DEBRA WIEDMAN-CLAWSON JAMES L. ANDERSON
MEMBERS ABSENT: NONE OTHERS PRESENT:
ANNETTE
MCNAMARA, ZONING ADMINISTRATOR
JOHN ENOS, CARLISLE/WORTMAN
LES ANDERSEN, TRUSTEE ****************************************************************** CALL TO ORDER John Lowe called the meeting to order at 7:30 p.m. APPROVAL OF AGENDA INTRODUCTION OF MEMBERS The members of the Planning Commission introduced
themselves. All were present. CALL TO THE PUBLIC John Lowe opened the call to the public. Les Andersen would like to reserve time at the last
call to the public to discuss land conservancy. John Lowe closed the call to
the public. APPROVAL OF MINUTES September
25, 2007 Public Hearing minutes Jean Root motioned to approve the September 25, 2007 public
hearing minutes. Dave Hamann
seconded. Motion
Carried 4-0. James L.
Anderson abstained. September
25, 2007 Regular Meeting minutes Jean Root motioned to approve the August 28, 2007 regular
meeting minutes. Dave Hamann
seconded. Motion
Carried 4-0. James L.
Anderson abstained. OLD BUSINESS Musson Hills South – Final Preliminary Plat Jim Barnwell, Desine Inc, presented the Musson Hills South
Final Preliminary Platted Subdivision. There
will be thirty lots and the roads will be public, the Livingston County
Drain Commissioners Office (LCDC) has given final preliminary approval and
the Livingston County Department of Public Health (LCDPH) has given approval
subject to review of the deed/plat restrictions.
There is a wetland on the south west side of the site.
There will be two detention basins discharging into the drain. Jim Barnwell addressed the township planner’s comments. 1)
A sidewalk
easement will be along 2)
The park is
labeled per the requirements of the plat act, it is not for recreation, and
it is exclusively for detention and not encouraging access. 3)
Musson Hills
South has received a variance from the Planning Commission to the street
light requirement. 4)
The 15' set
back indicated on lots #28, 29 & 25 will be increased to 25'. 5)
Landscaping
along Pinckney road will consists of trees every thirty feet with shrubs in
between. Jim Barnwell addressed the township engineer’s comments. 1)
The photo of
the site with information is included in the documents. 2)
Property
lines have been corrected. 3)
The
regulated wetland on lot 18 will be noted. 4)
With the
large lots and existing topography, Desine thinks it not practicable to
grade the entire site so the water flows north to the detention basin, Jim
Barnwell noted the ridgeline and the lots on the south side of the site.
The runoff from these lots flow south un-detained, the LCDC has
approved this. Jim Barnwell completed his presentation and asked if there
were any questions. John Enos noted it is a good project and design, he
appreciates Jim Barnwell’s' input and the easement for the sidewalk.
Carlisle/Wortman is recommending approval with conditions. Phil Westmoreland stated he is concerned with the water from
the site that is not being detained. There
is a substantial potion of impervious surface and the residents from Jim Barnwell said there are quite a few square miles of
wetland the site is draining into. Phil Westmoreland said the township can waive this
requirement yet he thinks a detention basin can be placed at the bottom of
the hill. Discussion ensued on the drainage.
The LDCD has an easement along the drainage area and have approved
the plan; they are taking on the responsibility. James L. Anderson questioned evergreen plantings along Jim Barnwell answered the steep slope will not have
evergreen planting. They did not
plan on lighting for the entrance sign. John Lowe asked the Planning Commission members if they
approved of the proposed drainage plan. Jean Root asked if there could be a back up plan if problems
arise. She asked if the
detention area on the plan is labeled park what prevents the residents from
using it as a park. Further discussion took place regarding the drainage.
The Planning Commission members agreed to accept the plan as is and
direct any complaints to the LCDC. The
Planning Commission members would like to see the sign lit yet because this
is a platted subdivision without a home owners association they are not sure
who would pay the bill. John
Enos will look into this and provide the Board of Trustees with a memo on
how to pay for lighting in a platted subdivision.
Jean Root question was answered; the potential buyers will be made
aware of the park/detention area in the paperwork they received during the
purchase. Jean Root motioned to recommend final approval of the
preliminary plat for Musson Hills South Tax ID# 4710-23-200-001 and send to
the Board of Trustees with the following letters; 1)
Livingston
County Road Commission letter dated 7-5-07 2)
Mike Kehoe
letter dated 8-2-07 3)
Howell Area
Fire Authority (HAFA) letter dated 9-19-07 4)
Carlisle/Wortman
Associates, Inc. letter dated 10-3-07 5)
Orchard,
Hiltz & McCliment, Inc. letter dated 10-3-07 noting item #4 6)
Retain the
ability to install a sidewalk along 7)
Project will
not have street light due to variance granted by the Planning Commission Dave Hamann seconded. Roll
Call; James L. Anderson-yes, Jean Root-yes, Dave Hamann-yes, John Lowe-yes, Motion
Carried 4-0. Debra
Wiedman-Clawson abstained. Mark Hiller, John Enos summarized his review letter, they have addressed
Carlisle/Wortman Associates, Inc. concerns and with the exception of the
engineering and Private Road Maintenance Agreement (PRMA) they are
recommending approval. John Lowe is concerned with the easement to parcel #5, in
relationship to parcels 3 & 4. He
would like to see language included in the PRMA that the upkeep of the
easement to parcel 5 is the responsibility of the owner of parcel #5, also
that parcels 3 & 4 cannot access off of this easement. The Planning Commission members would like the seven white
pines on the berm to be replaced with fir and spruce; they want the storm
water easement to include the berm area. Phil Westmoreland summarized his review letter, mostly
housekeeping issues. Show the
well and septic placement on the lots, review of land use permits for
parcels 2 & 3 does the lot drain to the Mason Road ditch or the wetland
to the east, and show basement elevations for lots #2, 3 and 5. The Planning Commission members reviewed Mike Kehoe’s
review of the PRMA. There was
discussion on the existing barn on lot #4.
The developer can post a bond for removal of the barn when the
principal structure is built or the future buyers can deep the barn. Jean Root motioned to recommend final approval for Marion
Pines Court Private Road, tax ID# 4710-04-200-013 and 4710-03-100-064,
subject to the following conditions. 1)
LCRC letter
dated 8-10-07 2)
HAFA letter
dated 8-16-07 3)
Carlisle/Wortman
Associates, Inc. letter dated 10-8-07 4)
Orchard,
Hiltz & McCliment, Inc. letter dated 10-11-07 5)
Landscape
plan amended to replace white pines with fir and spruce 6)
Amend the
storm water easement to include the berm 7)
Mike Kehoe
letter dated 10-12-07 except #14 - developer will remove the barn or post a
bond until the principal structure is built. Dave Hamann seconded. Roll
Call; James L. Anderson yes, Jean Root yes, John Lowe yes, Dave Hamann yes,
Debra Wiedman-Clawson-yes. Motion
Carried 5-0. Proposed
Amendment –Definitions relating to lots Jean
Root motioned to table this agenda item until the November 27, 2007 meeting.
James L. Anderson seconded. Motion Carried 5-0. Proposed
Amendment – Section 8.04 E #3 – ERS Yard Set Back Requirements John Enos told the Planning Commission members this language
along with the diagram was to clarify the buildable area in the rear yard on
a lake lot. The Livingston
County Department of Planning (LCDP) returned the amendment stating the
diagram #3-9 should have a definition to go along with it.
John Enos does not this is necessary.
He has included a note within the rear yard set back on the diagram,
he has discussed this with Annette McNamara and she agrees.
John Enos thinks the proposed amendments should be adopted as is. James L. Anderson asked what happens if their principal
building is built on the rear yard set back line. John Enos said any accessory structure would then be built
in a side yard. Jean Root motioned to send Section 8.04 E #3 to the Board of
Trustees for review per tonight's discussion.
Dave Hamann seconded. Motion
Carried 5-0. Proposed
Amendment – Section 3.02 Figure 3-9 ERS Rear Yard Requirements diagram Jean Root motioned to send Section 3.02 figure 3-9 to the
Board of Trustees for review with the corrections discussed.
James L. Anderson seconded. Motion
Carried 5-0. Proposed
Amendment – Section 8.01 D 2 – Rural Residential Private Stables John Enos summarized the proposed amendment Les Andersen expressed his concern of no limit on the number
of horses on a large parcel and he would like to see one stall for every
horse. The Planning Commission members agreed to limit the number
of horses to fifteen in Rural Residential and a requirement of one stall for
every two horses. Jean Root motioned to hold a public hearing for Section 8.01
D 2, Rural Residential Private Stables on 11-27-07 @ 7:15 p.m.
Debra Wiedman-Clawson seconded. Motion
Carried 5-0. Proposed
Amendment – Section 8.02 D 1 – Suburban Residential Private Stables The Planning Commission members would like to amend the text
to require one stall for every two horses and limit the number of horses in
Suburban Residential to four. Jean Root motioned to hold a public hearing for Section 8.02
D 1, Suburban Residential Private Stables on 11-27-07 @ 7:15 p.m.
Debra Wiedman-Clawson seconded. Motion
Carried 5-0. Proposed
Amendment – Section 3.02 Definition of Pens, Corrals & Pasture &
Fence discussion The Planning Commission members agreed to amend pasture to
read "Enclosed ground vegetated area for pasturing or exercising
animals." Jean Root motioned to hold a public hearing for Section 3.02
definition of Pens, Corrals and Pastures on 11-27-07 @ 7:15 p.m.
Dave Hamann seconded. Jean
Root amended the motion to include Private or Commercial Stable Fencing.
Dave Hamann seconded the amended motion.
Motion Carried 5-0. Proposed
Amendment – Section 6.14 Home Occupations John Enos is not prepared to discuss this tonight, he needs
more time. Jean Root motioned to table Section 6.14 Home Occupation to
the November 27, 2007 meeting. Dave
Hamann seconded. Motion Carried 5-0. Proposed
Amendment – Section 3.02 - Definition of Contractor Storage Yard John Enos summarized the proposed amendment. John Lowe answered yes, if it was an occasional sale.
The lighting requirement could be reviewed during the site plan
review. Mark Hiller, John Enos answered that type of situation is ripe for abuse.
You get multiple contractors using the site and they are not aware of
the conditions placed on the site plan.
This can cause problems. Jean Root motioned to hold a public hearing for Section 3.02
definitions of Contractor Storage Yard on 11-27-07 @ 7:15 p.m.
Debra Wiedman-Clawson seconded. Motion
Carried 5-0. NEW
BUSINESS Wind
Turbines James L. Anderson would like to see text in the Zoning
Ordinance regulating wind turbines. These
are farms and they are noisy, these farms are going up in the thumb area and
the west coast of John Enos just wrote language for FLOODPLAINS/FEDERAL
EMERGENCY MANAGEMENT AGENCY (FEMA) John Lowe informed the Planning Commission members that the
Board of Trustees is looking at joining the Federal Emergency Management
Agency (FEMA.) He is concerned
that this may change the density in Planned Unit Developments and Suburban
Residential. He asked John Enos
to review and see if his concerns are justified.
If John Enos zoning can regulate density, now twenty-five
percent can be used as open space. The
downside is the maps are hard to read and this means additional work for the
Zoning Administrator. Discussion ensued on the benefits and downside to joining
FEMA. SET A DATE FOR
MEETING WITH THE CITY OF John Lowe and James L. Anderson will meet with the City of CALL TO THE PUBLIC John Lowe opened the call to the public. Les Andersen told the Planning Commission members about a
meeting to discuss the transfer of developmental rights.
All the landowners of 20 acres or more have been notified by mail of
the October 29, 2007 meeting at 7:00 p.m. John Lowe closed the call to the public. ADJOURNMENT Jean Root motioned to adjourn the meeting at 10:10 p.m.
Dave Hamann seconded. Motion
Carried 5-0.
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