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PLANNING COMMISSION AGENDA AND MINUTES
September 24, 2013
7:30 p.m.
CALL TO ORDER:
PLEDGE OF ALLEGIENCE:
APPROVAL OF AGENDA FOR:
September 24,
2013 Regular Meeting
INTRODUCTION OF MEMBERS:
CALL TO THE PUBLIC: Agenda
Items only – 3 minute limit
APPROVAL OF MINUTES FROM:
July 23,
2013 Regular Meeting
OLD BUSINESS: No Old business
NEW BUSINESS:
1)
CD Okemos 10 – Special Use Request for Drive-thru Establishment &
Automobile Service & Repair Station; 1442 Old Pinckney Road; Tax
ID#4710-02-400-005
2)
Proposed Text Amendments
a)
Section 6.22 Single Family Design Standards amend roof pitch requirements
for sunrooms
b)
Section 5.05 C #’s 4 & 5 Zoning Board of Appeals Variance Criteria & 5.05
E Approval Period
c)
Section 17.04 Automobile Service & Repair Station – update criteria
CALL TO THE PUBLIC:
ADJOURNMENT: MINUTES
MEMBERS PRESENT:
JERRY SIDLAR, VICE-CHAIR
JEAN ROOT, SECRETARY
BOB HANVEY
CHARLIE MUSSON
GREG DURBIN
SALLY ELMIGER, CARLISLE/WORTMAN
CALL TO THE PUBLIC
Jerry Sidlar opened the call to the public.
No response.
Jerry Sidlar closed the call
to the public.
APPROVAL OF MINUTES
July 23, 2013 Public Hearing and Regular meeting minutes
Jean Root motioned to approve the July 23, 2013 minutes
as presented. Bob Hanvey
seconded.
Motion Carried 5-0.
NEW BUSINESS
CD Okemos 10 – Special Use Request for Drive-thru Establishment &
Automobile Service & Repair Station; 1442 Old Pinckney Road; Tax
ID#4710-02-400-005
Jerry Sidlar asked Sally Elmiger to comment.
Sally Elmiger summarized the Special Use Permit requirements and went on
to address Section 16.05 items #1 thru #10
Sally Elmiger did comment on the proposed use bordering the wellhead
protection area and concerns with the underground storage tanks.
Jean Root asked if the underground tanks are regulated by the State of
Michigan or should Marion Township be regulating.
Sally Elmiger responded that it is regulated by the State of Michigan.
TJ Lekander handed out the State of Michigan requirements to all Planning
Commission members.
Todd Lekander, 2203 Sexton Road.
Introduced himself as the applicant and summarized his proposal by
saying this will create up to 25 full-time jobs for people in the
community. This proposal will
fill a need in Marion Township and help to reduce traffic, not increase
traffic.
Pat Keough, 5040 Queensway.
Mr. Keough is the applicants engineer, he noted the unique site in that
the setbacks overlap one another, and there is no building envelope and
the excessive road right-of-way.
Variances are necessary for those reasons alone.
Any use on this site would require more than one variance.
He believes the use will benefit traffic flow and eliminate
potential problems. As to the
landscaping requirements, this site is approximately 10’ above D-19,
eliminating the need for buffering, also there is no significant
vegetation of the surrounding sites.
The underground detention system has a treatment system and the
outlet is at a controlled rate.
This can be worked out with the Livingston County Road Commission.
He doesn’t feel this will create additional traffic, it will serve
existing traffic. As for the
wellhead protection area, the City of Howell has their wastewater
treatment plant within the area along with two gas stations and a Goodyear
Tire retread plant. The
underground storage tanks are double walled and the risk is minimal.
Todd Lekander noted this is not adding trips it is serving existing
demand, getting cars out of the mixing bowl of the I-96 interchange.
This is not a destination use.
Jerry Sidlar asked if I-96 travelers will be attracted.
Todd Lekander said yes, it is much easier to make a right hand turn off of
the I-96 East bound ramp and another right to get back onto the freeway.
The applicant showed photographs of other sites that are on equal or
smaller parcels than the one proposed.
He wanted to show the Commissioners that this is not too intensive
of a use for the site. There
is a synergy established and accepted with this type of use, fuel for your
car and fuel for your body.
Greg Durbin brought up the issue of cars traveling North on D-19 onto Old
Pinckney Road. The design of
the road encourages drivers to use the shoulder of the road, this can
cause accidents when two tires are on gravel and two tires on pavement.
Discussion ensued, this will be a Livingston County Road Commission call.
Bob Hanvey doesn’t agree with requiring landscaping along the West side of
the site to shield view of gas pumps.
He thinks full view of the site and safety if more important.
The Planning Commission does have the ability to waive these
landscaping requirements.
Minimal landscaping would be consistent with the contiguous uses.
Site circulation and size of parking spaces were discussed.
The applicant is showing parking spaces larger than what is
required by the Zoning Ordinance.
The applicant prefers wider parking areas as do their customers.
Sally Elmiger is concerned with the conflict point at the North/West
corner of the site.
Pat Keough didn’t agree it is a conflict point and will include dimensions
on the next plan.
Jerry Sidlar noted the engineers review and comment the drive exceeds the
30’ requirement in the Zoning Ordinance.
Pat Keough said the approach has been reviewed by the Livingston County
Road Commission. Additional
room is a plus for customers.
Jean Root has concerns there is no escape once you enter the drive-thru
area.
Sally Elmiger asked if they will have a menu board.
Pat Keough answered yes, that will be shown on the Final Site Plan.
The applicant is seeking approval of the Preliminary Site Plan tonight,
taking the input from the Commissioners and amending the site plan.
They would like to seek necessary variances before getting too far
into the final drawings, this can be costly, changes just add to that
cost.
The Planning Commission members couldn’t answer at what point to seek
variances.
Jean Root motioned to hold a public hearing at the next regularly
scheduled meeting for the CD Okemos 10, LLC proposal, 1442 Pinckney Road,
Tax ID# 4710-02-400-005. Greg
Durbin seconded.
Motion Carried 5-0.
The public who attended tonight’s meeting in support of the project asked
if they could comment. Jerry
Sidlar said they would have to wait until the final call to the public.
Section 6.22 Single Family Design Standards amend roof pitch requirements
for sunrooms
Jean Root asked if Sally Elmiger had reviewed the proposed text.
Sally Elmiger answered yes and that she has no additional comments.
Jean Root would like Sally Elmiger to put this into writing.
She would also like Mike Kehoe to review the proposed changes prior
to the next meeting.
Jean Root motioned to table the proposed text amendment to the next
regularly scheduled meeting.
At that time a memo from Sally Elmiger and Mike Kehoe are to be submitted
with the amendments. Bob
Hanvey seconded.
Motion Carried 5-0.
Section 5.05 C #’s 4 & 5 Zoning Board of Appeals Variance Criteria & 5.05
E Approval Period
Jean Root asked if Sally Elmiger had reviewed the proposed text.
Sally Elmiger answered yes and that she has provided additional comments
in a memo to the Commissioners.
She would suggest that item #6 the proposed variance request is not
economically driven be deleted, Mike Kehoe, Township Attorney should
comment on this deletion.
Jean Root would like Sally Elmiger to put this into writing.
She would also like Mike Kehoe to review the proposed changes prior
to the next meeting.
Jean Root motioned to table the proposed text amendment to the next
regularly scheduled meeting.
At that time a memo from Sally Elmiger and Mike Kehoe are to be submitted
with the amendments. Charlie
Musson seconded.
Motion Carried 5-0.
Section 17.04 Automobile Service & Repair Station – update criteria
Jean Root asked if Sally Elmiger had reviewed the proposed text.
Sally Elmiger answered yes.
Jean Root would like Sally Elmiger to put this into writing.
She would also like Mike Kehoe to review the proposed changes prior
to the next meeting.
It was suggested that this language be broken into two sections.
This may take longer than three weeks.
Jean Root motioned to table the proposed text amendment until the
amendments are worked on. At
that time a memo from Sally Elmiger and Mike Kehoe are to be submitted
with the amendments. Greg
Durbin seconded.
Motion Carried 5-0.
OLD BUSINESS
CALL TO THE PUBLIC
Jerry Sidlar opened the
call to the public.
Doug Webster, 1101 Gray
Fox; is happy with the proposal by CD Okemos 10, LLC, aesthetically it
will help the appearance of the area unlike the used car lot which is not
pleasing in appearance. His
son works for Todd Lekander and he thinks he is a good employer who works
with the schedules of people he employs.
He likes the convenient aspect of the left hand turn lane out of
the site.
Tom Kurtz, 4901
Richardson; Mr. Kurtz is pro CD Okemos 10, LLC and believes the design
will increase the safety of drivers.
He has had a good experience with Todd Lekander and the people he
employs. He also believes
aesthetically this is a plus for the area.
Mel Gillett, 2000 County
Farm Road; he owns the Howell Auto Parts building across the street from
Mugg & Bopps. There was a
substantial upgrade in appearance when Todd Lekander took over the Mugg &
Bopps Gas Station/Convenience Store.
Jerry Sidlar closed the
call to the public.
ADJOURNMENT
Jean Root motioned to adjourn the meeting at 9:50 p.m.
Charlie Musson seconded.
Motion carried 5-0.
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