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MARION TOWNSHIP Planning Commission - November 25, 2003 Public Hearing - Proposed 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 ORDERJohn Lowe called the meeting to order at 7:15 p.m. APPROVAL OF AGENDAJean Root noted for the record that the first Call to the Public is for agenda items only. Jean Root made a motion to approve the Public Hearing agenda for November 25, 2003 as amended. Dave Hamann seconded. Motion carried 5-0. APPROVAL OF MINUTES None. OLD BUSINESS Proposed Rezoning RZN #4-03 From Suburban Residential to Urban Residential Brian Watkins and Kirt Anderson appeared on behalf of Crescendo Homes to rezone 20 acre parcel known as the Billie and Catherine Fulkerson property (850 Peavy Road), located at southwest corner of Mason Road and Peavy Road from Suburban Residential (SR) to Urban Residential (UR). The northeast corner of property is zoned general industrial; to the east is zoned UR. This 20 acre parcel is a transition piece for single family dwellings. The Township Master Plan at the present calls for Mixed Urban for this area. A water line is along Mason and Peavy Road and sanitary sewer is between Mason Road and Fox Fire Drive. John Lowe pointed out a lead has been extended along Mason Road and frontage of proposed Crescendo Homes property. CALL TO THE PUBLIC Carrie Hastings, 2283 Norton Road, commented that her preference for the development of this property wouldbe residential homes.ADJOURNMENTDave Hamann made a motion to adjourn the Public Hearing at 7:20 p.m. Jim Anderson seconded. Motion carried 5-0.
Planning Commission 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 7:32 p.m. APPROVAL OF
AGENDA
Jean Root noted for the record that the first Call to Public is for agenda items only and comments should be limited
to three minutes per person. Debra
Wiedman-Clawson seconded. Motion
carried 5-0. APPROVAL
OF MINUTES October
28, 2003 Public Hearing-Rezoning Application #RZN 3-03 Dave Hamann made a motion to approve the October 28, 2003 Public Hearing minutes. Jim Anderson seconded.
Motion carried 5-0. October 28,
2003 Planning Commission Regular Meeting Following the discussion regarding the minutes, it was decided that more detail needs to be added to two items: - page two, last paragraph, “…layout of property being U-shaped”, discussion on isolated zoning on property
adjacent to it needs to be added. - Page five, sixth paragraph, add detail to Debra Wiedman-Clawson’s concern with 100 foot isolation distance
extending underneath the asphalt driveway (asphalt crossing within 100 foot
isolation distance) John Lowe,
Chairperson requested these minutes and tape from the meeting be reviewed
for accuracy. Dave Hamann made a motion to table the October 28, 2003 Planning Commission Regular meeting minutes. Jim Anderson
seconded. Motion carried 5-0. OLD
BUSINESS Rezoning Application #RZN 4-03 from Suburban
Residential to Urban Residential
John Lowe asked John Ambrose to review his letter of October 19, 2003. John Ambrose pointed out that rezoning petitions are based on analysis of existing land use patterns, existing zoning patterns, and the Township’s current adopted Master Plan. Based on John Ambrose’s findings,
approval of this petition is recommended due to the following: 1. The proposed rezoning will provide a transitional land use between the single-family developments located south and west of the subject site and the I-96 transportation corridor. The UR, Urban Residential District is a high density residential category that is capable of having 10 units per acre for multiple-family developments, which are permitted in the UR District by Special Use Permit, which is also consistent with the applicant’s
plans for the subject site. 2. The proposed rezoning would be in harmony with the existing zoning pattern that would lay east, south and west of
the subject site along the I-96 corridor that is located northeast of the
site. 3. The proposed rezoning request is in keeping with the Township’s Master Plan and the planned land
use policies
that have been adopted by the Township for the subject site. 4. The proposed rezoning and potential resultant land use would provide an excellent land use buffer from the I-96 corridor to the northeast and from single-family residential developments located to the south
and west of subject site. John Lowe questioned the area on the site plan that juts out further than the rest of the property and asked if that belongs to the interchange? Brian Watkins explained this is the road right of way that would allow for ingress and egress easement from their site onto any location along Peavy
Road. John Lowe requested that Crescendo Homes obtain clarification from the Highway Department. The concern is the only accessibility point of entering and exiting the property. John Lowe also pointed out that driveway permit is much different than a road
permit. Crescendo Homes will further investigate this particular subject. The width of at least 66 feet onto Peavy
Road was discussed. Brian Watkins stated it’s approximately 200 feet. John Lowe voiced a concern regarding how additional traffic will be handled at the intersection of Mason Road and Peavy Road and how access will be configured. Once this information is gathered, Crescendo Homes will contact Annette McNamara to be placed on
the agenda three weeks prior. Jean Root pointed out since the proposal was submitted on October 7, 2003, the original numbers from June 20, 2001 are out of date. There have been a number of other projects that have come to fruition that may have an impact on this project since the
June date. to come through between Peavy Road and I-96 interchange, across from Peavy Estates, which comes out by Best Western. An aerial map is
available. questioning this area being surrounded by Suburban Residential switching to Urban Residential, which would make it an isolated parcel.
until Crescendo Homes requests to be added to a subsequent agenda when these three items have been met and submitted: 1. Clarification on road right of right and/or easements onto Peavy Road in respect to tract of land between the
subject site
and Peavy Road; 2.
An updated
traffic impact study for Mason Road and Peavy Road, and; 3.
Information
regarding traffic study calculations comparing current SR versus the UR
density. Jim Anderson seconded. motion to amend the motion to postpone
the above Rezoning Request. Jim
Anderson seconded. Motion
carried 5-0. NEW
BUSINESS SPR #6-03
Crystal Wood – Amendment to Final Site Plan Salam Kalabat appeared on behalf of Crystal Wood Development proposing to install a wooden privacy fence on the
property line behind the berm. Association would. Jim Anderson asked if there would be a stipulation in the Association Bylaws regarding a specified
time line for repairs. trees for
screening instead of the wooden fence. CALL TO THE PUBLIC Carrie Hastings, 2283 Norton Road, stated if a fence was installed on the property line it would impact them being able
to open a door to enter their shed. a white
vinyl fence. Mrs. Hastings has information regarding a white vinyl fence,
costs, etc. Another concern is the maintenance of the berm. The Association has not been mowing the berm and dead trees have
not been replaced. The fence would not add privacy due to placement on the
berm. Jeff Hastings, 2283 Norton Road, expressed concern regarding womanized fencing. Womanized materials are not as
durable. Annette McNamara asked about the placement of smaller trees and them being overshadowed by the larger trees and
killing them. Mr. Kalabat stated he will look into planting trees.
John Lowe commented that this could be handled administratively with a dollar figure on the number of trees and then
come back to the Planning Commission. Jean Root made a motion to postpone Tax ID #10-03-200-02, otherwise known as Crystal Wood Communities Site Condo, until they request to be put on a future agenda regarding tree placement versus any additional fencing.
Jim Anderson seconded. Motion
carried 5-0. Rezoning
Application #RZN 5-03 – Set Public Hearing for January 27, 2004 Jean Root made a motion to set the Public Hearing for Rezoning Application 5-03 for January 27, 2004 at 7:15 p.m.
Dave Hamann seconded. Debra Wiedman-Clawson abstained. Motion carried 4-0. Rezoning
Application #RZN 6-03 – Set Public Hearing for January 27, 2004 Brent LaVanway appeared on behalf of Boss Engineering for setting the Public Hearing for Rezoning Application #RZN
6-03. January 27,
2004 at 7:15 p.m. Jim Anderson
seconded. Motion carried 5-0. Proposed
Zoning Ordinance Text Amendments – Set Public Hearing Jean Root made a motion to set the Public Hearing for the Proposed Zoning Ordinance Text Amendment for Section
8.03.D and Section 18.03.I for January 27, 2004 at 7:15 p.m. John Ambrose asked about a third amendment, Item #4 to Lot Line Definition. Annette McNamara asked for clarification regarding Section 3.02. She stated it was added to go to the Board of Trustees. John Ambrose stated that Item 4 was regarding Open Space Preservation and it should not have gone to the Board. She will add it next time. Annette McNamara asked for direction since it already went to the Board as a direction from previous
meeting minutes, John Ambrose suggested rescinding the minutes. Jean Root amended motion to add Section 3.02, under Definition Item 4. Jim Anderson seconded. Motion
carried 5-0. CALL
TO PUBLIC Jean Root commented that rezoning items for a Public Hearing should not be placed on the Regular Meeting agenda on the same night. She feels that a determination should not be made on the same night without having approved
minutes. John Ambrose explained when an action is taken it then goes to the county and from there to the Township Board. He also stated proposed zoning ordinance text amendments can be placed on a Regular meeting agenda the same night as a Public Hearing. Rezoning controversial topics should be placed on the agenda for another
night. amendments regarding an aerial map that shows ¼ mile beyond site to building cannot fit onto a map. After
discussion, a 14 x 17 or 24 x 36 map can be obtained. ADJOURNMENT
Jean Root made a motion to adjourn at approximately 8:45 p.m. Debra Wiedman-Clawson seconded. Motion carried 5-0.
CALL
TO ORDER: CALL
TO THE PUBLIC: APPROVAL
OF AGENDA FOR: November
25, 2003
APPROVAL OF MINUTES FROM: October 28, 2003 Public Hearing – Rezoning Application #RZN 3-03 - Francis Road October 28, 2003 Regular Meeting OLD BUSINESS: Rezoning
Application #RZN 4-03 from Suburban Residential to Urban Residential NEW BUSINESS: SPR# 6-03 Crystal Wood – Amendment to Final Site Plan Rezoning Application #RZN 5-03 – Set Public Hearing for January 27, 2004 Harris - Coddington Property
Rezoning
Application #RZN 6-03 – Set Public Hearing for January 27, 2004
Marion Oaks Golf Course
CALL
TO THE PUBLIC: ADJOURNMENT:
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