HANDY TOWNSHIP PLANNING COMMISSION
REGULAR MEETING MINUTES
The regular meeting of the Handy Township Planning Commission was called to order in the Handy Township Boardroom by Chairman Hummel at 7:30 P.M. Members present: Elliott, Redinger and Colston. Also Present: Township Attorney-Kehoe, Zoning Administrator-Anderson, Carlisle/Wortman-John Enos, Chestnut Development-Steve Gronow and Steve Morgan, Engineering Technologies-Ken Cousino, Steelhead Development-Don Thybault and Dennis Korenchuk, Cyrowski Building-Carl Cyrowski, Mark & Kate Ruttman, Kim Bowlin-Attorney for Silver Springs, Dr. Henry Vaupel, Mike Depa and Laurel Jacoby-RPR.
APPROVAL OF AGENDA
Move Old Business item F) to Business Session before A) approval of minutes
Remove Old Business B) at request of owners
MOTION REDINGER
SUPPORT ELLIOTT TO APPROVE AGENDA AS AMENDED.
MOTION CARRIED.
MATTER PERTAINING TO THE GENERAL CITIZENRY:
None.
BUSINESS SESSION:
OLD BUSINESS:
F) SILVER SPRINGS FINAL SITE PLAN REVIEW-PHASE 5
MOTION REDINGER
SUPPORT ELLIOTT TO RECONSIDER THE SITE PLAN APPROVAL FOR SILVER SPRINGS BECAUSE
OF A NEED TO FURTHER DISCUSS A POTENTIAL PROBLEM WITH THE WAY THE ROADS
TERMINATE AT THE ADJACENT PROPERTY TO THE NORTH IN PHASE 5. MOTION CARRIED.
Discussion followed concerning zoning ordinance requirements for road connectivity between developments and cul-de-sacs. Phase 5 shows two roads that dead end. The Planning Commission was told that these would connect at a later date to adjoining development. At this point the two parties have been unable to come to an agreement. If the roads are left as dead ends as shown, then they are in violation because there is no turn around room for emergency vehicles.
Steve Morgan-Chestnut Development stated, for the record, that he felt this subject should be discussed in conjunction with item E) Site Plan Interconnectivity. The Commission stated that discussion would follow the agenda item. No further discussion.
Handy Township Planning Commission Meeting Minutes
Page 2 (Silver Springs cont.)
MOTION REDINGER
SUPPORT ELLIOTT TO GRANT FINAL SITE PLAN APPROVAL FOR SILVER SPRINGS
DEVELOPMENT CONDITIONED UPON: BASEMENTS BEING CONSTRUCTED FOR HOMES WHENEVER
THE WATER TABLE WILL ALLOW, GARAGES TO BE PROVIDED AS MUCH AS IS PRACTICAL, IF
WATER HAS TO BE PROVIDEDWITHIN THE FOWLERVILLE ROAD RIGHT OF WAY THE APPLICANT
WILL BE REQUIRED TO REVISE THE SITE PLAN AND CONSTRUCTION DRAWINGS TO REFLECT
THAT CHANGE AT THE APPLICANT’S EXPENSE, AND THE PHASING PROCEED AS INDICATED ON
THE PLAN SUBMITTED BY THE APPLICANT EXCEPT THAT NO APPROVAL FOR PHASE 5 IS
GRANTED AT THIS TIME BECAUSE IT HAS BEEN LEARNED THAT NO ARRANGEMENTS HAVE BEEN
MADE WITH THE PROPERTY OWNER TO THE NORTH FOR RECIPROCAL EASEMENTS. ACCORDING TO SECTION 2.19F, A ROAD THAT
DOESN’T CONNECT TO ANOTHER ROAD MUST BE DESIGNED WITH AN ADEQUATE TURN AROUND
RADIUS FOR ALL TYPES OF EMERGENCY VEHICLES AND THE CURRENT PHASE 5 PLAN DOES
NOT MEET THIS REQUIREMENT IF THERE IS NO CONNECTION TO ANOTHER ROAD. FUTHERMORE, PHASE 5 WILL ALSO HAVE TO MEET
THE REQUIREMENTS OF 2.19 G REGARDING CUL-DE-SACS AND THIS COULD RESULT IN A
REDUCTION IN THE NUMBER OF LOTS IN PHASE 5 BECAUSE THE SITE PLAN WAS REVIEWED
WITH THE BELIEF THERE WOULD BE A CONTINUATION OF THE PROJECT ROADS IN PHASE 5
TO THE PROPERTY TO THE NORTH. MOTION
CARRIED.
A) Approval of Minutes of January 26, 2006 meeting
Page 4 Call to the Public spelling of Kate
MOTION COLSTON
SUPPORT ELLIOTT TO APPROVE THE MINUTES OF THE
Old Business
A) Cyrowski-Cotton Re-zoning request from AR to MFR
Discussion followed concerning
other property to be developed in conjunction with this piece and conditions
proposed in letter from Cyrowski Real Estate to
Handy Township Planning Commission Meeting Minutes of
Page 3 (Old Business A) cont.)
MOTION REDINGER
SUPPORT ELLIOTT TO RECOMMEND APPROVAL OF RE-ZONING REQUEST FROM AR TO MFR FOR A
PORTION OF THE CYROWSKI-COTTON PROPERTY PARCEL # 4705-16-300-002, PORTION TO BE
REZONED IS DESCRIBED AS 6 ACRES +/- LOCATED NORTH OF THE HOAG PROPERTY AND
ADJACENT TO I-96, AS REZONING REQUEST IS IN COMPLIANCE WITH HANDY TOWNSHIP
MASTER PLAN AND HAS THE RECOMMENDATION
OF THE TOWNSHP PLANNER, COMMISSION RECOMMENDS SENDING THE RE-ZONING ON TO THE COUNTY
FOR REVIEW AND THE HANDY TOWNSHIP BOARD OF TRUSTEES. RE-ZONING IS SUBJECT TO
THE CONDITIONS STATED IN LETTER FROM CYROWSKI REAL ESTATE DATED
B)
Removed from agenda at applicant’s
request.
C) Conditional Re-Zoning Ordinance Review
John Enos presented his recommendations for clarification to ordinance concerning site plan requirements and time frame. Discussion followed on whether 18 month time frame is too short. The Board of Trustees was concerned about the site plan requirements. Attorney Kehoe and Twp. Planner Enos will rewrite time frame language and clarify site plan issue and bring back to commission to be considered at a later date.
D) Large Scale Retail Establishment
MOTION REDINGER
SUPPORT ELLIOTT TO SET A PUBLIC HEARING ON MARCH 23, 2006, AT 7:30 P.M. WITH
PUBLICATION DATES OF FEBRUARY 27, 2006 AND MARCH 20, 2006, TO AMEND THE
ORDINANCE TO INCLUDE LARGE SCALE RETAIL ESTABLISHMENTS AND ALSO TO INCLUDE AMENDMENTS TO CHANGING PUBLICLY OWNED AND OPERATED TO
MUNICIPALLY OWNED AND OPERATED IN CHAPTERS 13 AND 14.
MOTION CARRIED.
CHAIRMAN HUMMEL CALLED A 5 MINUTES BREAK AT
CHAIRMAN HUMMEL CALLED MEETING BACK TO ORDER AT
E) Site Plan Interconnectivity Between Adjoining Parcels
Discussion of interconnectivity, road commission has requested that townships limit access to existing county roads and that there be more internal access between developments as that is important for service and emergency vehicles.
Concern that approvals take into account requirements for connecting when site plans are done, possibly temporary cul-de-sacs when there is no development that abuts the one under consideration. Steve Morgan presented correspondence to be entered into the record between Chestnut Development and Steelhead Development (Silver Springs) concerning connecting their roads. Mr. Morgan
Handy Township Planning Commission Meeting Minutes of
Page 4 (Old Business E) cont.)
would like the Commission to define what connectivity means. He also expressed concern on when sewer would be available to their property and whether they must pay their sewer assessment if the sewer is not available. The Planning Commission expressed their concern with the inability of Silver Springs and Chestnut Development to come to a reasonable agreement.
Discussion on the agreement between Silver Springs and Chestnut Development followed. No agreement has been reached at this point and time. Silver Springs is asking for $200,000.00 and a yearly maintenance fee for connecting their roads to Chestnut Development. Chestnut Development feels that this is an absurd amount to pay for connection. Kim Bowlin, Attorney for Silver Springs, stated that she threw out the six figure number in haste.
The Planning Commission stated that details of the agreement have to be worked out between the two parties and not at the commission level. No further comments.
NEW BUSINESS
A) Traffic Impact Language
John Enos presented information concerning traffic impact language, discussion followed on basing type of study required to type of development proposed instead of number of acres. Further presentation at next meeting.
B) Set Public Hearing Revising Intent Statement of RA, RB Zonings
Discussion on zoning ordinance regarding municipal vs. public sewer. Attorney Kehoe will have comments for next meeting.
COMMUNICATIONS
Attorney Kehoe stated that a performance guarantee for Silver Springs Development is required.
MOTION REDINGER SUPPORT
ELLIOTT TO RECONSIDER SILVER SPRINGS FINAL APPROVAL TO REQUIRE THAT THE
DEVELOPER MUST PROVIDE PREFORMANCE GUARANTEE AS REQUIRED BY SECTION 2.30. MOTION CARRIED.
REPORTS
None
Handy Township Planning Commission Meeting Minutes
Page 5
CALL TO THE PUBLIC
Kim Bowlin, Attorney for Silver Springs, expressed that she felt the Commission should reconsider again their review of Phase 5 for Silver Springs. She gave a timeline of all meetings and decisions of the Planning Commission in regard to Silver Springs. She feels that it is not possible to single out phase 5 since the plans have always been presented as a whole not as individual phases and that an addendum to the Special Assessment District # 3 would be needed if the plan is not approved as a whole.
Attorney Kehoe stated that he would take this under advisement. No further comments from the public.
ADJOURNMENT
MOTION ELLIOTT
SUPPORT REDINGER TO ADJOURN MEETING AT
Respectfully Submitted.
Pamela J. Hibbard
Recording Secretary