A regular meeting of the Charter Township of Oxford Planning Commission held Thursday, October 26, 2006 at the Oxford Veterans Memorial Civic Center.

Members Present: Bell, Berger, Curtis, Kucemba, Lepping, Roesner, Silvester

Members Absent: Black, Fitchena

Also Present: Planner Lopatin, Engineer Sharpe, Planning & Zoning Coordinator Walkaus, Recording Secretary Harrison, Cameraperson, and approximately 7 visitors.

The meeting was called to order by Chairman Silvester at 7:32 pm

RESPECTS TO THE FLAG

NOTING OF ROLL – Commissioner Black will be absent from tonight’s meeting and Commissioner Fitchena gave notice she would be late (at time of adjournment, 8:37 pm, Ms. Fitchena was not present).

APPROVAL OF AGENDA

Berger moved, Bell seconded to approve the October 26, 2006 Agenda as presented.

Ayes: 7 Nays: 0 Absent: 2 Motion Carried

APPROVAL OF THE MINUTES

Ordinance Review Sub Committee Meeting – September 6, 2006

Berger moved, Bell seconded to approve the Ordinance Review Sub Committee Meeting Minutes of September 6, 2006 as presented.

Ayes: 7 Nays: 0 Absent: 2 Motion Carried

Ordinance Review Sub Committee Meeting – October 2, 2006

Bell moved, Berger seconded to approve the Ordinance Review Sub Committee Meeting Minutes of October 2, 2006 as presented.

Ayes: 7 Nays: 0 Absent: 2 Motion Carried

Planning Commission Regular Meeting – September 28, 2006

Curtis moved, Lepping seconded to approve the Planning Commission Regular Meeting Minutes of September 29, 2006 as presented.

Curtis amended, Lepping re-supported to approve the Planning Commission Regular Meeting Minutes of September 28, 2006 as presented.

Ayes: 7 Nays: 0 Absent: 2 Motion Carried

AUDIENCE 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, COORDINATOR, RECORDING SECRETARY

Commissioner Lepping noted the “No Thru Traffic” sign on Market Street, west of M-24 through Waterstone. It was agreed that the road is public and was intended as a thoroughfare. Although it’s placement may be due to the bridge work on Seymour Lake Road, a request to remove it can be made. Chairman Silvester will e-mail Administrator Darling to investigate.

Coordinator Walkaus reported the Seymour Lake Road bridge construction is behind and is now scheduled to be completed by mid-November. She spoke to Mr. Lax regarding East Market Street landscaping, trees and grass are in. There appears to be the absence of one tree which is pending crossover placement. Commissioner Lepping noted irrigation appears to be in and hooked up. M-24 improvements should be complete the first week of November. Ms. Walkaus received a call from Odyssey regarding their south driveway on M-24 being blocked, she was informed by Mr. Lax that concrete would be poured today and Friday and asphalt laid November 2^nd and 3^rd. Ms. Walkaus noted an article regarding the M-24 Task Force meetings, the last meeting is scheduled for next Monday with a report to be available by the end of the year. AT &T will be providing notification/plans to Barb when doing any digging or excavating in the area. Four members of various Township Boards/Committees and Ms. Walkaus completed the Citizen Planner program, all will continue the program for Master Citizen Planner. The final check run for the year is December 15^th so payment for the last Planning Commission meeting of the year will be carried over into 2007. Coordinator Walkaus noted she will file copies of any violations received by Planning Commission applicants in their folder.

Recording Secretary had no comments.

PUBLIC HEARING – None

Chairman Silvester requested to set a Public Hearing for the Zoning Ordinance for the December 14^th meeting.

OLD BUSINESS

ORDINANCE 67 REVIEW – Draft Articles 12, 13 and 15, 16, 17, 18 and Draft Zoning Map

The Commission now has the entire Ordinance. Tonight’s focus is on the above Articles. Chairman Silvester reported on the following comments from last night’s Township Board meeting.

Trustee Ferrari had an issue with Letters of Credit. He is not in favor of them especially the smaller amounts because of tracking issues. Commissioner Bell commented that he has statements from two bankers stating exactly what a Letter of Credit is which may help clear up some of Mr. Ferrari’s concerns.

There was discussion on Section 17.2, page 17-1, seven ZBA members versus five. Commissioner Roesner explained the number of members was increased to better insure a majority vote at meetings.

Regarding Section 18.2 (a), Trustee Ferrari understood this to mean that any one Board member could direct a change, he believes it should take a consensus of Board members. Chairman Silvester commented that this Section is only about application requirements and Mr. Ferrari’s concern would be an administrative decision.

Trustee Belairs commented on Section 9.6, people can not be required to remove political signs on private property after elections because they could be a sign of expression. Planner Lopatin suggested this be discussed with the Township Attorney possibly at a Board meeting.

There was concern regarding Section 15.2 (b) - Lot Merger Requirements. Trustee Belairs commented an owner of two non-conforming lots next to each other should be able to sell one without going before the ZBA and paying the associated fee. Chairman Silvester said this issue was discussed at length at the sub-committee and that this specific language came from the existing Ordinance. It was the consensus of the Commissioners to leave the Section as is.

Chairman Silvester noted there were public comments last night about Special Land Use which he addressed.

Planner Lopatin explained that his office, the Attorney, and the Engineer are doing a final “comb through” of the entire document and there are three issues the Attorney is preparing that need to be inserted. It is his intention that at the November ORSC meeting, last minute inclusions or deletions can be discussed. The result will become the draft that gets posted at the Township for Public Hearing and hopefully by the end of January or early February, it will be in place.

Regarding the Zoning Map draft, Chairman Silvester said there is still a gravel overlay on all of Waterstone and asked Planner Lopatin if it can be removed when it is adopted? Planner Lopatin said they can discuss it. He then requested the “space” that was discovered at the 09/28/06 Pre-Application Conference for proposed multi-use commercial (Mantex property) which did not appear to be zoned, be colored in.

There were no additional comments from the Commissioners.

NEW BUSINESS

AMENDED SITE PLAN – Hills of Oxford Phase II – Condominiums – Parcel #04-35-451-29 – Applicant: Oxford Hills Development, LLC, 33493 W. Fourteen Mile Rd. Suite 80, Farmington Hills, MI 48331 – Lawrence D. Cohen, Officer, Keith Rogers, Partner.

Tom Wyjack, Cohen Home Associates, made the presentation. Several of his colleagues and their Engineer were also present. They are seeking approval of the amended site plan for Phase II of their development. They want to switch buildings 8, 9 & 10 from 200 Series buildings with a new 100 Series building. The new Series building is generally the same length, width, and height as the 200 Series but offers homes without stairs which as been the preference of 20% to 25% of their visitors. The new 100 Series buildings will contain 12 units, 4 on the first floor without stairs and 8 units each with 1 flight of stairs. This will decrease the total number of units by 8. He also noted the architectural detail of the new building exceeds that of the old 200 Series. This amendment does not change previously approved building configurations, roads, or utility plans.

Chairman Silvester mentioned comments in the Planner’s review dated 9/20/06. Mr. Wyjack agreed to increase landscaping to better buffer Building 10 from M-24 with six to ten 10’ to 12’ Evergreen trees.

Curtis moved, Lepping seconded to approve the amended site plan for Hills of Oxford Phase II Condominiums, parcel #04-35-451-29, applicant Oxford Hill Development Company with the addition of eight 12’ Evergreen trees buffering Building 10 from M-24.

Curtis amended, Lepping re-supported the motion to include: on plans date stamped Received September 6, 2006.

Ayes: 7 Nays: 0 Absent: 2 Motion Carried

Mr. Wyjack asked the Commission that if in the future the market indicates a different mix of their now approved 3 different building Series’, they have the opportunity to make the change(s) administratively. Chairman Silvester stated depending on what type of change and site plan change has to happen, Mr. Darling can decide whether it needs to come to the Planning Commission.

MASTER PLAN MAPS – Approval of expenditure for two (2) sets of maps each consisting of the Master plan and Greenways Map. One set to reside at the Township Hall and one set to reside at the Veterans Hall.

Chairman Silvester showed the Committee the aerial that was provided by the Township Engineer, Giffels-Webster. They also provided one for the Township Hall.

Planner Lopatin suggested that two sets of laminated displays be made of the Master Plan and Greenways Map, one set for the Township Hall and one set to be kept at the Veterans Hall to replace some of the existing ones. The cost would be $150.00 each for a total of $600.00. He recommended not doing the Zoning Map until next year.

Silvester moved, Curtis seconded to authorize Carlisle Wortman to create and procure two laminated Master Plan maps and two Greenways Master Plan maps at the cost of $600.00.

Roll Call Vote:

Ayes: Bell, Berger, Curtis, Kucemba, Lepping, Roesner, Silvester

Nays: None

Absent: Black, Fitchena Motion Carried

COMMUNICATIONS AND/OR COMMITTEE REPORTS

Violations Report - October 3, 2006 Violations Report submitted by Zoning Administrator Darling.

Commissioner Lepping commented there has been activity on the Market Street, Independence Village violation. There will be a package presented to the Board. Chairman Silvester added there are a couple things they want to change and he was directed through the Attorney to have them submit a site plan revision.

Sub Committee Reports

Acreage/Lot Split Sub Committee – No Activity

Gravel Inspection Sub Committee – Committee Member Curtis will get with Committee Member Black to set a date for the inspections. Chairman Silvester asked if a fly over is needed, the last one was done about two or three years ago. Committee Member Curtis commented last year Levy provided recent fly over maps but will check to see if it would be pertinent to request one at this time.

Ordinance Review Sub Committee – Committee Member Silvester commented most of his report was covered above. It appears they will only need one more meeting so the one in December can be canceled. Next year the sub- committee will start working on Engineering standards.

Reports from Representatives to Other Township Boards/Committees

Highway/Roads Committee – Coordinator Walkaus commented there is a Task Force meeting on the 31^st and there will be a public meeting of the Highway Roads but not sure when that is.

Professional Services Committee – Committee Member Bell had nothing to report. It was agreed to leave this item on the Agenda.

Safety Path Committee – Committee Member Curtis reported they had a meeting earlier tonight. Currently there is $30,000 in the fund, $10,000 was approved by the Board to be contributed from the General Fund for maintenance. They are working on procuring easements along east and west Drahner Road so when enough funds become available they can proceed with the rest of that project. Engineer Sharpe reported they did an overlay by the Oxford Woods subdivision and one in Waterstone. The next project (as Mr. Curtis mentioned) will be a new piece of path between the Polly Ann Trail and Chirco Drive and a bridge over the creek by CTKC. Chairman Silvester noted that per Mr. Ferrari’s report, Ms. Fitchena will help try to get some Grant money. Commissioner Kucemba commented that he is in the process of working towards a millage. Commissioner Lepping said he read in the Leader that the Board will be holding a revenue sharing meeting and suggested the Planning Commissioner endorse revenue be used for the Drahner Road bridge noted above.

Water and Sewer Committee – Commissioner Bell reported he attended the October 5^th meeting as an interim Member. They approved several bills towards the Bond and discussed the asphalt on Brookfield and Harwood. Engineer Sharpe noted that work is done. He also wanted the Planning Commission to be aware there will be a Public Hearing at the November 2^nd Water & Sewer meeting to discuss Aragona’s petition to reduce the tap in fees for some of their potential occupants. Mr. Bell had documentation to support following the current REU calculation/guidelines.

ZBA – Committee Member Roesner noted there has not been any meetings but one is scheduled for November 20^th.

TOWNSHIP PLANNER’S REPORT – CARLISLE/WORTMAN ASSOCIATES

Planner Lopatin had nothing additional to report.

Chairman Silvester asked if Engineer Sharpe would like to make a report. He commented he received a call from the Engineer on the JFK development, they will be making some revisions to their plan and will be bringing it to the Commission.

Chairman Silvester noted that Engineer Sharpe will be attending all Planning Commission meetings and requested he be added to the Agenda, possibly change the “Township Planner’s Report” to “Consultants’ Report”.

BILLS

Giffels-Webster Invoice #092073 dated 9/14/06 in the amount of $715.00.

Bell moved, Roesner seconded to approve Giffels-Webster invoice #092073 dated 9/14/06 in the amount of $715.00

Roll Call Vote:

Ayes: Bell, Berger, Curtis, Kucemba, Lepping, Roesner, Silvester

Nays: None

Absent: Black, Fitchena

Motion Carried

Chairman Silvester asked Coordinator Walkaus to make sure that goes to the account for the Ordinance re-write.

Carlisle Wortman Invoice #261000 dated 10/01/06 in the amount of $1,890.00.

Bell moved, Lepping seconded to approve Carlisle Wortman Invoice #261000 dated 10/01/06 in the amount of $1,890.00.

Roll Call Vote:

Ayes: Bell, Berger, Curtis, Kucemba, Lepping, Roesner, Silvester

Nays: None

Absent: Black, Fitchena

Motion Carried

Carlisle Wortman Invoice #261002 dated 10/01/06 in the amount of $1,795.00.

Bell moved, Lepping seconded to approve Carlisle Wortman Invoice #261002 dated 10/01/06 in the amount of $1,795.00.

Roll Call Vote:

Ayes: Bell, Berger, Curtis, Kucemba, Lepping, Roesner, Silvester

Nays: None

Absent: Black, Fitchena

Motion Carried

ADJOURNMENT

Berger moved, Bell seconded to adjourn the meeting at 8:37 pm

Ayes: 7 Nays: 0 Absent: 2 Motion Carried

_____________________________ ____________________________

Donald T. Silvester, Chairman Tom Lepping, Secretary

Date approved: 11/09/2006

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