City
of South Lyon
Vice-Chair
Mosier called the meeting to
order at 7:00 p.m.
All
present recited the Pledge of Allegiance to the Flag
Present:
Commissioners Lewandowski, Bradley, Mosier, Culbertson,
Subotich, and Kurtzweil.
Also
present were Chuck Cairns (Planning Consultant), Kristen Cunningham, Director of
Community and Economic Development.
Approval
of Agenda:
Motion by Culbertson, supported by
Lewandowski
Vote
Motion Carried Unanimously
Approval
of Minutes:
Motion
by Lewandowski, supported by Bradley
To
approve of the Minutes for March 23, 2006 as amended.
No
public comment.
South Lyon Auto Wash – PC#01-06 Preliminary Site Plan Review
Cairns
discussed his March 27, 2006 review comments. The proposal is to add a large
storage unit. The summary indicated the wrong zoning that must be corrected. The
building height was indicated but there was no way to verify the information
without the building elevations. The
building materials must be identified before final site plan review and they
should include the floor plans to confirm the intent of use. No landscaping was
indicated but it would be nice to see some. The Police Department noted they
would like to see more external lighting. If more lighting is added then details
of the fixtures must be included. There were some sight engineering concerns
that would need to be addressed before final.
O’Dell
LeChavelier, the owner of South Lyon Auto Wash stated that the building is
general steel and would be general storage with no office space. The building
height would not exceed 25-feet. A pitch to the roof would be added so it would
blend in with the neighboring buildings. Landscaping could be added with no
problem.
Mosier
asked if the exterior would be all steel. LeChavelier replied it would have
brick also to match the main building. Cairns stated as long as it matches the
car wash it should be fine. The details need to be stated on the plans to
establish the intent on record.
Culbertson
asked about the comment from the Police Department regarding the lighting and
asked if the unit would have fire systems. LeChavelier stated the fire alarm
system would be extended from the main building. More lighting could be added
but there is presently 5000 watts of light already. Culbertson suggested he
speak to the Police Department because they might not realize what is already
there. LeChavelier noted there is a camera system as well for security. Mosier
noted the Police Department might not realize that. Subotich asked if the
ordinance requires the use of the building to be specified and if so would it be
enforced. Cairns stated yes the use could not change.
Lewandowski
asked why review comments for the entire site were not included. Cairns stated
he did note the front set back was not met with the main building however; this
unit does not impact that problem. Mosier asked about water retention problems
as a result of the new building. Cairns stated that would need to be addressed
by the city engineer. Culbertson noted the current drain is on higher ground
then the current water basin. LeChavelier stated when new concrete was put in
the sides were raised eight-inches so water would not leave the property. Cairns
stated since there were no comments regarding problems with the water retention
he has to assume there is no anticipation of problems.
Kurtzweil
asked what would be stored in a unit this size. LeChavelier stated that when the
car wash was built it was the 1960s. They have fourteen chemicals for the
machines and because of the hard water they use a minimum of 30 bags of softener
per month. In the winter they go through fifteen bags of salt per day to keep
the parking lot and driveway clear. Kurtzweil asked there are different
chemicals for the different types of machines. LeChavelier replied yes.
Kurtzweil asked if the unit could be made more appealing to match the
neighboring businesses. LeChavelier stated it would be on the back lot.
Kurtzweil stated it would still be seen. LeChavelier stated that is why they
would add the pitch and the brick. Cunningham noted it would be helpful to have
detailed drawings of the building so the Commissioners could visualize the
building. LeChavelier asked the Commissioners what they would want to see.
Mosier stated he would like a drawing with the color of the brick. LeChavelier
asked what type of roofing material. Mosier replied he should match the main
building. Cunningham stated the materials and detailed drawings could be
provided at final if preliminary were granted. Ron Morelli, 179 Eagle Crest
stated that he spoke with the city’s attorney who told him this application
would open up the whole site so that everything that could be brought up to code
could be fixed or if not, the problems should be taken to the Zoning Board of
Appeals for variances.
Cairns
stated the only issue he is aware of would be the front set back. Culbertson
asked about the sidewalk. Morelli stated it might need to be delineated but
signage, parking, and green space would need to be addressed and they might meet
the standards but it should be reviewed. In his opinion, the green space would
not meet the standards. Culbertson asked if this questions means a conversation
with the building department should happen. Cunningham stated she would find out
but typically these concerns would be addressed through Cairns. Culbertson asked
if they could be addressed at final review. Cairns noted some things might need
a variance but he would check with the city attorney.
Motion
by Culbertson, supported by Subotich
To
table South Lyon Auto Wash - PC#01-06 Preliminary Site Plan until the first
meeting in May so the city could review the existing buildings for variances to
current codes to determine what actions would be necessary.
Vote
MOTION CARRIED UNANIMOUSLY
Rezoning
Request – Sidwell #21-20-176-002, Property at the end of Mills St. – IRO
(Industrial Research Office) to RM2 (Residential Multiple)
Tim
Storey of PEA and Mike Furnari of Fairview Builders, the applicant
Storey
stated the site is 40 acres and currently zoned IRO but would like to request
rezoning to RM2. He presented a conceptual plan for a mixed residential use with
inter-connected walkways and a pool. The number of units would be flexible and
they want the site to make everyone proud. The property is surrounded by
residential and should not be considered industrial. He feels it would be
important to maintain the public trail access.
Furnari
explained the conceptual drawings and how a traditional development would cut
off the public trail access.
Storey
provided statistics from the Southeast Michigan Council of Governments report
that provides employment trends from 1999 through 2002. He discussed growth
trends, unemployment trends, and business economic trends for the area. Furnari
summarized by stating he believes this development would be win for the city, a
win for the homeowners, and a win for the developers. He stated the city would
receive a higher tax base then an industrial building and he would not want an
industrial building near his home if he lived in that area. From a maintenance
standpoint the city would not have to maintain the roads because it would fall
under the homeowners’ association. The waste and sewer systems would be
improved as part of the construction so there would be no burden on the city for
at least 30 years. If an industrial site was developed they could close their
doors at any time. Regarding the price range of the homes there would be condos,
multi-family units, and single-family homes that would range from the 190s to
the 300s. He stated he realized in the past this type of proposal was not
successful.
Mosier
questioned the economic statistics of a loss of 65% of industrial business in
this area because he remembers only one business that shut down and there is
currently a new one being built. He has been on the board for the past eight
years and does not recall any other proposals to change the IRO.
Kurtzweil
stated it was interesting that the market would absorb this many homes. Furnari
asked if it was true that the homes in this area are over $300,000. Kurtzweil
replied no. Furnari asked if it was better to have this then to have it vacant
property surrounded by a residential area. Kurtzweil stated there weren’t that
many homes in that area. Furnari stated he would not be that crazy about living
next to an industrial building should one be built. He thinks it is in the best
interest of everyone to have it residential.
Subotich
stated there is an over supply of residential in this area, which is creating a
slow down in home sales.
Lewandowski
stated that the site would not necessarily be one large industrial building.
Cairns stated there could be a big discussion regarding what type of uses could
be built but the only question that needs to be addressed is could this land be
used for something better than what it is zoned for. Housing is down and
industrial is down. Whenever a property is rezoned there is no guarantee that
this applicant would end up developing the site. What is critical to consider is
would it be a better use then what it is currently. He pointed out that next
year the master plan would be under review and that is when he believes the
Commissioners should consider changes to zoning. If the Commissioners were to
recommend zoning now they would be contradicting the city’s master plan.
Subotich
stated as a Commission they have all been in support of strengthening the master
plan and he thinks they should all remember that. Cairns stated there must be
some degree of following the plan because deviating from it only weakens the
city’s ability to defend the legality of that plan. This site could be a
series of small, low profile use buildings that could fit very well and was the
point of making this property an IRO. He thinks now is not the time to change
the use.
Public
Hearing opened at 7:58pm
Mosier
explained the rules of the hearing for the audience.
Mark
Hipp, 691 Grand Court
Hipp
stated he was the resident who would be at the end of the cul-de-sac of the
proposed plan. According to the proposed place he would have a house in front of
his window. This particular plan does not make him happy. He commended the
Commissioners for defending the master plan. He does not have a problem with
industrial. He bought his home knowing it would be industrial. This is a prime
piece of property and he does not want to see it given to the first guy that
came along. He thanked the Commissioners for their time.
Dorothy
Koski, 757 Knollwood
Koski
stated she just moved to this area and would there be a development it would be
at her front door. Colliers has a sign up that says “Coming Soon” which has
been there for four years. She would prefer residential because her home would
not be worth anything if industrial were to be built. She asked where the trail
would be on the plans. Lewandowski
stated the plan is only conceptual. There would be no guarantee that the drawing
presented would be the development built. Koski
stated she would prefer residential.
Eric
Anson, 809 Eagle Heights Drive
Anson
asked if it were to be rezoned what would be the options for residential. Mosier
stated it would only be a recommendation to City Council. Lewandowski stated the
applicant has requested RM2.
Anson
asked how the process works. Mosier explained the process to change the zoning.
Nancy
Iacovacci, 720 Kestrel Court
Iacovacci
asked if they could put in apartments if the property were zoned multi-family.
Cairns stated there would be no way to guarantee what they would actually build.
Furnari stated some communities are requiring contracts to secure the
development type. Cairns stated the applicant would have to initiate that.
Furnari noted it would make sure the development is the right use. Iacovacci
asked if that would come before the Planning Commission. Furnari stated there
are lots of communities going that direction. Cairns stated there are a lot that
are not because it has been fraught with problems besides; the municipality may
not initiate the contract plan.
Patrick
Nugent, 766 Challenging Trail
Nugent
asked if there would be one road into the complex because that would not work.
Mosier stated the plan is only a concept. Nugent asked if they found they needed
to add a road would it come back to the Commission. Mosier stated he would have
to come back to tie in the roads. Subotich noted the Commission is only
considering the zoning.
Hipp
asked if approximately ten years ago if this property went to the Michigan
Supreme Court who decided that it would have to remain the zoning of the master
plan. It was noted that he was correct in his recollection.
The
Public Hearing closed at 8:13pm.
Bradley
stated the precedent is that the Commission should stick with the master plan,
as Cairns recommends, because it would leave the city open to so many problems.
Motion
by Lewandowski, supported by Bradley
To
recommend denial to City Council for Rezoning Request – Sidwell
#21-20-176-002, Property at the end of Mills St. – IRO (Industrial Research
Office) to RM2 (Residential Multiple).
Vote
MOTION CARRIED UNANIMOUSLY
No
new business
Staff
Reports
Cunningham
stated there would not be a meeting at the end of April. South Lyon Auto Wash
would probably be back in May and they could begin talking about the property
maintenance code.
Motion
by Culbertson supported by Bradley
To
adjourn the meeting at 8:17 p.m.
Vote
MOTION CARRIED UNANIMOUSLY
_____________________
_ ____________________
_______
Pam
Weipert, Chairperson
Jennifer Knapp, Recording Secretary
________________________
Keith
Bradley, Secretary