A
regular meeting of the Charter Township of Oxford Planning Commission held Thursday,
February 9, 2006, at the
Members Present:
Members Absent: Black,
Kucemba, Roesner, Silvester
Also Present: Planner Wortman of Carlisle
Wortman, Zoning Administrator Darling, Planning & Zoning Coordinator
Walkaus, Recording Secretary Harrison, Cameraman, and approximately 13
visitors.
The
meeting was called to order by Vice-Chairman Berger at 7:31 pm.
RESPECTS
TO THE FLAG
NOTING
OF ROLL
APPROVAL
OF AGENDA
Ayes: 5 Nays: 0 Absent:
4
Motion
Carried
APPROVAL OF THE MINUTES
Planning Commission Regular Meeting – January 26, 2006
Ayes: 5 Nays: 0 Absent: 4
Motion
Carried
CITIZENS’ COMMENTS ON ITEMS NOT SCHEDULED FOR PUBLIC
HEARING OR ON AGENDA
No Citizen’s Comments on items not on the Agenda were
given.
COMMISSIONERS’
COMMENTS, INFORMATION FROM ZONING ADMINISTRATOR AND COORDINATOR
Commissioners’
Comments:
No Commissioners’ Comments
PC and ZBA
Coordinator Comments:
Coordinator Walkaus noted that the Oakland County
Sheriff’s Office in
Zoning
Administrator Comments:
Zoning Administrator Darling commented
that the
PUBLIC HEARING(S)
None
OLD BUSINESS
REQUEST FOR REZONING – OAKWOOD BLUFF (Mandatory Land Combination still
in process) - Oakwood Bluff Development – 544 Lakeville Rd., Oxford, MI 48371 – applicant: Jim Lawrence, Contracting
Resources, 403C, Grand River, Brighton, Michigan 48116, Owner – Jim McGowan,
544 Lakeville Road, Oxford, MI 48371
– From M-1 Light Manufacturing to RM –
Multiple Family - (From Pre-Application Conference of September 8, 2005) (Request for Rezoning of December 8, 2005,
Noticed for Public Hearing 11/16/2005
& 11/30/2005), tabled until tax issues are resolved.
Mr. Jim
Lawrence of Contracting Resources represented Mr. Jim McGowan, the Owner. He presented a drawing of the property
depicting where it is located on
The
Commissioners discussed and expressed concern about Township water and sewer
capacity and availability to the property.
Mr. Lawrence said they would
prefer Village water because their line is closer. Commissioner Fitchena responded that she has
yet to see a workable agreement between two entities, one supplying water and
the other supplying sewer. When Mr.
Lawrence was asked if he has been before the Township Water & Sewer
Committee, he said no, but has had discussions with both the Village and the
Township. Vice Chairman Berger referenced a document from the W/S Committee that
states; until they have a more definitive plan, they could take no action as to
capacity availability. He informed the
applicant that this being so, if there is a recommendation for rezoning and it
is later found that capacity is not available, it would be the Owner’s
responsibility to find other alternatives.
Mr. Lawrence said they will research this further during site plan
development.
The issue of
lot ownership and lot combination was discussed (as noted in the Planning
Commission minutes of 12/8/05). Coordinator Walkaus responded that the land
combination has been approved by the County and is waiting for the Sidwell
number. Once they have that number,
there can be a closing between the Township and Mr. McGowan on the parcel he
purchased from the Township.
Commissioner
Bell asked if there should be two rezoning requests since the lot combination
and closing has not been fully executed.
Mr. Lawrence said that when the
rezoning application was submitted it included both parcel ID numbers. He then asked about the Commission’s
suggestion that they seek a PUD. Mr. Lawrence said that after talking to
Planner Wortman, they decided it would not be in their best interest to seek a
PUD because of the size of the parcel and regulatory issues.
Vice Chairman
Berger asked if there were any questions from the public. Mr.
Henry Gliesner, 2695 Ray Road, referred to the new Master Plan, the amount of
time and cost it took to develop and that rezoning should be refused by the
Planning Commission. Density has come to
a point where additions would be undesirable.
This all being
said, it was concluded that proper land use of this site is the issue before
the Planning Commission tonight.
Commissioner
Lepping commented that office/service would be a better fit. There is a proposal pending for 2,000 residential
homes which would generate a need for more doctors etc. who will need office
space. He noted that statistically there
is more traffic with office/service but that would occur during the daylight
hours when residents are working so shouldn’t be an issue. Mr.
Lawrence responded that he had a client in the past that was looking for office
space in the Oxford area but did not like this location, they wanted to be on
M-24 where they would get better exposure.
Commissioner Fitchena commented
that due to the sewer and water issue and there are no final documents on the
closing of the property, she was apposed to the rezoning request.
Commissioners Curtis and
Curtis moved, Bell seconded to recommend to the
Township Board the rezoning of parcels # P 04-23-355-002 and # P 04-23-355-003 from
M-1 (Light Manufacturing) to RM (Multiple Family) for the following Findings of
Fact; a) the trend of residential in the area, b) difficulty marketing the
parcel for office/service, c) potential misuse of industrial traffic, d) environmental
issues of wetlands on the property, e) less peak hour traffic with multiple
family than with office/services or light industrial, and f) proximity to the
Village, within walking distance.
Roll Call Vote:
Ayes:
Nays: Fitchena,
Lepping
Absent: Black,
Kucemba, Roesner, Silvester
Motion Carried
NEW BUSINESS
PRE-APPLICATION
CONFERENCE – Development of Commercial Shopping Center (PUD) Parcel
# 04 22-200-004 – C-3 – Applicant: J.R.
Kosik, JFK Investment Co., LLC, 43252 Woodward Ave.,
Suite 210, Bloomfield Hills, MI 48302 –
TABLED from 01/26/2006
Mr. Joe Kosik,
Jr. of JFK Investment Co., at this time, wants to develop only the north
portion of the site and will be doing so through the PUD Ordinance. He proposes a commercial development
consisting of a bank; restaurant(s) and/or fast food chain; some small stores;
and in the north east corner, TSC Corporation (Tractor Supply Company) has
expressed interest. He did state,
though, that he does not have any locked in agreements. Mr. Kosik noted that he is using the same
Architect as Aragona (The Promenade at Waterstone) and intends to use some of
the same concepts.
Vice Chairman
Berger inquired about the detention pond shown on the presented drawing. Mr.
Kosik said that they estimated the size of that to be large enough to handle the
maximum development that could fit on the entire parcel. He then asked about the portion being left
undeveloped as it relates to a PUD, future internal circulation, and access
drives. He was very concerned, as were
the other Commissioners, about the proposed three curb cuts onto M-24.
It was suggested
that Mr. Kosik come up with a concept for the undeveloped portion to address
traffic flow questions and Mr. Wortman said that a PUD can be structured to
that concept for a future phase. It was
also suggested that he look at incorporating a service drive along the front of
the development to eliminate the need for the three accesses onto M-24. It was noted that the road curve in that area
is dangerous.
Traffic onto
M-24 and the current road configuration was discussed. Mr.
Kosik said he knows this is a concern and has had some informal conversation
with MDOT about possible changes.
Commissioner
Lepping commented on the location of the TSC store and how they display and
store their merchandise outside. He
suggested that they move the location closer to the road allowing for storage
and display to be in the back of the building which would be more acceptable to
the Commission.
A member of the public asked to speak, Jennifer Duncan
Executive Director of the Oxford Chamber of Commerce. She asked if the Planning Commission takes
into consideration what businesses are already established and if they can make
suggestions to developers of what they would like to see. She had a list of some ideas. Planner
Wortman said that under the PUD, the developer can be asked to submit a list of
possible users and there is some lie way to disallow certain uses. It was suggested she give her list to the
developer.
COMMUNICATIONS
AND/OR COMMITTEE REPORTS
Violations
Report
The Commissioners reviewed the report. Commissioner Bell commented that he liked the new Excel format. Commissioner Lepping asked if the report could show more location information than just the Sidwell number. Zoning Administrator Darling responded that some parcels do not have addresses.
Sub Committee Reports
Acreage/Lot
Zoning Administrator Darling said that he should be
getting two back from the Attorney on Friday and he has some that are
pending. He is waiting on more
information before calling a meeting.
Gravel Inspection Sub Committee
Committee Member Curtis had nothing to report.
Ordinance Review Sub Committee
Committee Member Berger commented that they are moving
a little slower than they wanted to but have gotten through some of the tougher
stuff. They had wanted to get to
Articles 7 and 8 but jumped ahead a little to get some other things in
line. The last meeting went until 11:00
pm and entailed some good discussion.
Reports from Representatives to Other Township
Boards/Committees
Polly Ann Trailway Commission
Representative Roesner was not present for comment.
Professional Services Committee
Representative Bell reported that they had a meeting
Monday and will be meeting again next Wednesday to get a proposal request done
and out for engineering services (a firm not an individual). They would like to get responses back by
April 1st with a recommendation to the Board by the middle of April
so that somebody can be onboard by May 1st.
Safety Path Committee
Representative Fitchena had nothing to report from the
Safety Path Committee. She commented
that the Roads Committee has a meeting scheduled for this month.
Water and Sewer Committee
Representative Roesner was not present for comment.
ZBA
Coordinator Walkaus commented that the meeting
scheduled for February 13th has been canceled.
TOWNSHIP PLANNER’S REPORT – CARLISLE/WORTMAN
ASSOCIATES
Planner Wortman noted that Ms. Walkaus has brochures
for training sessions, one from
The applicant for Bellina Pines has recently requested
to continue with the site plan process for this project. The project was originally presented in 2001
and did receive Special Land Use approval which has now technically expired. The question before the Commission is should
the applicant start over or continue at an agreeable point as long as the
escrow account has been bought up to date.
It was noted that it has been 5 years since their process began, there
are new members on the Board, and they have already had one extension. Zoning Administrator Darling commented that
as long as the Ordinance hasn’t changed, their site plan should still be
valid. It was decided that the applicant
should appear before the Planning Commission and petition his request at the
February 23rd meeting. Barb
will put together chronological report of the project and submit it to the
Commissioners before the meeting.
BILLS
Carlisle/Wortman Associates Invoice 26202 dated 2/1/06
for period ending 1/31/06 in the amount of $2,190.00.
Curtis moved, Fitchena
seconded to approve Carlisle/Wortman Associates Invoice 26202 in the amount of
$2,190.00
Roll Call Vote:
Ayes:
Nays: 0
Absent: Black, Kucemba, Roesner, Silvester
Motion
Carried
Carlisle/Wortman Associates Invoice 26200 dated 2/1/06
for period ending 1/31/06 in the amount of $1,995.00.
Curtis moved, Lepping
seconded to approve Carlisle/Wortman Associates Invoice 26200 in the amount of
$1,995.00.
Roll Call Vote:
Ayes:
Nays: 0
Absent: Black, Kucemba, Roesner, Silvester
Motion
Carried
ADJOURNMENT
Ayes: 5 Nays: 0 Absent: 4 Motion
Carried
______________________________ ____________________________
Thomas Berger, Vice Chairman Tom Lepping,
Secretary
Date approved: 02/23/2006
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