A
regular meeting of the Charter Township of Oxford Planning Commission held
Members Present:
Members Absent: None.
Also Present: Planner Wortman, Engineer Sharpe, Planning
& Zoning Coordinator Walkaus, Recording Secretary Harrison, CATV Camerman, and
approximately 19 visitors
The
meeting was called to order by Chairman Silvester at
RESPECTS
TO THE FLAG
NOTING
OF ROLL
APPROVAL
OF AGENDA
Coordinator Walkaus clarified that item 9a. is two
items, a Master Deed Amendment and a Revised Site Plan.
Black moved, Lepping seconded to approve the July 13,
2006 Agenda as presented.
Ayes: 8 Nays: 0 Absent:
1 Motion Carried
APPROVAL OF
THE MINUTES
Planning Commission Regular Meeting –
Black moved, Berger seconded to
approve the Planning Commission Regular Meeting Minutes of
Ayes: 8 Nays: 0 Absent: 1 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: None
PC and ZBA
Coordinator Comments: Included in the electronic packet was the
Planning Commission Log of meetings year-to-date, this will be updated and
included the first of each month.
The rock on the berm on
Flexible black piping has been placed across existing
paths on the north side of the Koenig property due to increased trespassing and
additional “No Trespassing” signs have been installed.
The
Zoning Administrator Comments: On behalf of Zoning Administrator Darling, Coordinator Walkaus had no comments.
Recording
Secretary: No comments
PUBLIC
HEARING(S): None
------------
Commissioner Fitchena arrived
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OLD BUSINESS
MASTER DEED
AMENDMENT – Hills of Oxford, Condominiums, REVISED SITE PLANS – Applicant
Developer – Oxford Hills Development, LLC, 33493 West 14 Mile Road, Suite 80,
Farmington Hills, MI 48331-1587 (PC
05/11/2006)
Tom Wujczyk,
Hills of Oxford requests to “flip flop” the location of a 10-unit townhouse
building with a 14-unit building.
Mr. Joe Ferrari
, Treasurer of Oxford Township, inquired if parcel and lot number issues have
been rectified. Mr. Wujczyk replied, yes, and submitted documents to that effect.
Commissioner Roesner
asked why the reason for the change and if the buildings are identical. Mr.
Wujczyk replied that it is a better location for the townhouse building and the
footprints are the same, density will not change.
Rowe review dated
06/30/06 and Planner review dated 6/28/06 had no concerns. Attorney’s review dated
Black moved,
Kucemba seconded to approve the amended Site Plan of Oxford Hills Development
LLC dated
Ayes: 8 Nays: 1 Absent: 0 Motion
Carried
Black moved,
Curtis seconded to approve the third amendment of the Master Deed of the Hills
of Oxford Condominiums.
Black amended,
Curtis re-supported the motion to include the date of
Ayes: 8 Nays: 1 Absent: 0 Motion
Carried
PRELIMINARY
PUD – Oxford North Shopping Center (formerly known as JFK Investments)
Development of Commercial Shopping Center – Parcel #04 22-200-004 – C-3 –
Applicant: J.R. Kosik, JFK Investment
Co., LLC, 43252 Woodward Ave., Suite 210, Bloomfield Hills, MI 48302 (PAC 01/26/2006)
Mr. Kosik,
owner, of JFK Investment stated that due to a possible zoning discrepancy of
the southeast corner of the parcel, a PUD was recommended. They are proposing a shopping and commercial
center and presented a plan that encompassed the entire piece. They have one firm tenant, Tractor Supply
Company (TSC). He commented that the consultant
reviews were mostly technical issues and items that will be corrected on the
next submittal. The biggest concern are
the three (3) proposed entrances onto M-24 and he explained why they need that
access. Another consultant concern was pedestrian
traffic throughout the facility which a large pedestrian-way has been added
running north and south (one will be added east/west once the entrance issue
has been resolved). The location of the
safety path will be corrected, green space and open space has not been consolidated
yet, and he addressed the Engineer’s retention pond comment.
Don Ketler,
representing TSC, made a brief presentation about their company and answered
questions and comments from the Commissioners.
There was Commissioner concern regarding the project
meeting PUD eligibility criteria and what recognizable benefit there would be to
There was a
lengthy discussion on the proposed three (3) entrances. Commissioner Fitchena recommended Mr. Kosik
attend an upcoming meeting on July 25th at 10:00 am with the Road
Commission, the M-24 Corridor Task Force, and other businesses along M-24.
Chairman Silvester
directed the applicant to cover all the consultant concerns on their next
submittal. The Commissioners discussed
tabling or postponing this issue until after the noted meeting on July 25th
where the entrance issue could possibly be worked out.
Black moved,
Roesner seconded to postpone.
Ayes: 9 Nays: 0 Absent: 0 Motion
Carried
Discussion: Commissioner
Bell asked if a date or time limitation should have been included in the motion
as was once discussed when postponing issues.
Chairman Silvester commented that
his point was well taken.
FINAL SITE
PLAN REVIEW – Parcel
Paul Reasoner,
owner, seeks Final Site Plan approval for the law office being remodeled at
Mr. Reasoner’s
builder clarified that there will only be one outdoor recessed light installed
in the front porch canopy. The
Commissioners agreed they will not need a photometric grid.
Mr. Reasoner
provided documents from the Township that showed the sewer was connected and
inspected in 1973. He commented that the
safety path is on the plans and will be built and will install a Knox box as
required by the Fire Department. He contacted
Ayes: 9 Nays: 0 Absent: 0 Motion
Carried
AMENDED
FINAL SITE PLAN REVIEW (2) – Oxford Crossing, Part of Parcel #04-22-200-008
(Outlot of Meijer on Ray Rd.) – Applicant:
Majio Koza, 31492 Glendale, Livonia, MI
48150 – SHOPPING CENTER – To reflect Ray Rd. 120’ ROW, Safety Path &
Drainage (PC 06/08/2006)
Mr. Serra, the
Architect, was present. He noted the
safety path has been added to the plans outside of the County’s right-of-way
that exists now and added landscaping around the refuse area and the
transformer. There were no other
consultant concerns.
Black moved,
Ayes: 9 Nays: 0 Absent: 0 Motion
Carried
DISCUSSION
WITH APPLICANT – RLM Industries Inc. – Parcel #04-09-300-027 – Applicant: Lou Verville, 100 Hummer Lake Road, Oxford,
MI 48371, Ron Lamothe, 3500 Hosner,
Oxford, MI 48371 – Regarding: Planning
Commission Site Plan Approval with Contingencies 01/12/2006, Safety Path Waiver
Request at Township Board Meeting 05/24/06, Additional Employees statements at
Township Board Meeting 05/24/2006.
Mr. Wilson,
Architect, represented RLM Industries. Chairman Silvester noted he reviewed the DVD
recording from the 5/24/2006 Township Board meeting. At the beginning of their safety path waiver
presentation, Attorney Duke, stated that “this is a benefit to
Mr. Edward
Duke, RLM’s Attorney, explained his comments from the Board meeting. He said he may have been incorrect when
asserting that comment but wanted to demonstrate that RLM are good citizens and
contribute to the tax and employment base in the area.
During
discussion it was bought out that with the addition (which would be for
storage), some of the manufacturing space would be increased inside the current
structure. Chairman Silvester referred
to a July 2005 Carlisle Wortman letter that noted there are different parking
requirements for manufacturing space and warehouse space. Being that the Site Plan shows approximately
25 land banked spaces, they should have enough to cover this requirement and
Mr. Wilson was directed to work it out.
The safety path
waiver was discussed. Mr. Wilson
submitted documentation from
Mr. Bill
McEntee, Director of Permits, Environment Concerns Department Oakland County
Road Commission was present. Chairman Silvester asked him how other
communities put in safety paths and referenced
Mr. Ferrari,
Oxford Township Board Member, and Commissioner Black asked about contributing
to the Safety Path Fund. The Plant Manager replied that if they can
not construct the path, they would not contribute to the fund and would again
seek a waiver.
Commissioner
Bell commented that he would like to see the project move forward so they do
not lose the construction season, but stipulate they cannot acquire a temporary
or permanent Certificate of Occupancy until the safety path issue has been
resolved. There was discussion on how this could be accomplished.
Silvester
moved,
Discussion: Commissioner Bell asked about including a
time frame and that they will not be able to occupy the addition under final or
temporary C of O until that issue is solved.
Chairman Silvester added that once
the safety path has been worked out, they will need to come back to the
Planning Commission with a site plan amendment.
Silvester
amended,
Ayes: 9 Nays: 0 Absent: 0 Motion
Carried
DISSCUSSION
– Revised Draft Articles 7 & 8 (new)
7.4. A.(1) General Requirements – To last sentence, grass areas in non-residential
areas can also be planted with conventional
seeding.
7.5.C.(9)
Prohibited Plant Species – It was
decided to eliminate the list of prohibited species. Commissioner Lepping suggested it read “plants considered nuisances or invasive
that pose harmful effects on natural ecosystem shall not be used to satisfy the
landscape requirement”. Enforcing landscape
requirements was discussed. Planner
Wortman suggested that before a Final Certificate of Compliance is issued, the
Building Department inspects the site for things like parking spaces, lighting,
trees and shrubs etc.
7.6.E(1) Timing of Installation –Include more clarification for Phased developments,
what landscaping goes with each Phase, the whole exterior of the development
should be done and the interior portions done per Phase.
No comments on Article 8
Discussion –
Revised Draft Articles 1-6 & 9 (revised)
Chairman Silvester noted that basically Mr. Lopatin
made sure that what has been done already and reviewed complies with the new
Zoning Enabling Act. The only thing
updated was noticing requirements.
NEW BUSINESS -
None
COMMUNICATIONS
AND/OR COMMITTEE REPORTS
Violations
Report
Chairman Silvester stated that any comments can be sent to him or directly to Mr. Darling. Implementing fines on issues that aren’t resolved in a timely manner was discussed.
Sub Committee Reports
Acreage/Lot
Gravel Inspection Sub Committee – Nothing to report.
Ordinance Review Sub Committee –Committee Member Silvester reported there was a
meeting Monday and they got through Articles 10, 11, & 12.
Reports from Representatives to Other Township
Boards/Committees
Highway Roads Committee – There is a meeting July 25th at
Professional Services Committee – Committee Member Bell noted the Planner questionnaire
responses were favorable for Carlisle Wortman and everyone was satisfied with
the service. The Attorney questionnaire
has just been received and a meeting scheduled for Tuesday, July 18th
at 6:00 pm to review them.
Safety Path Committee – No meeting has been scheduled.
Water and Sewer Committee – Committee Member Roesner reported that there is a
sub-committee reviewing REU calculations and asked if anyone had suggestions to
let her know.
The fact that Boulder Pointe’s eastside course does
not have a site plan on file was discussed at the last meeting due to
negotiations that will be going on with that site. It was recommended that one be obtained.
Commissioner Fitchena noted that the
ZBA – July’s
meeting was cancelled.
TOWNSHIP PLANNER’S REPORT – CARLISLE/WORTMAN
ASSOCIATES – Nothing to report.
BILLS
Black moved,
Discussion: The two amounts not included in the approval
will be paid from a T&A account.
Roll Call Vote:
Ayes:
Nays: 0
Absent: 0
Motion
Carried
Black moved, Kucemba
seconded to approve Carlisle Wortman Invoice 26702 dated
Roll Call Vote:
Ayes:
Nays: 0
Absent: 0
Motion
Carried
ADJOURNMENT
Black moved, Roesner
seconded to adjourn the meeting at
Ayes: 9 Nays: 0 Absent: 0 Motion
Carried
______________________________ ____________________________
Donald T. Silvester, Chairman Tom Lepping,
Secretary
Date approved:
07/27/2006
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