Bedford
Township,
Michigan
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PRESENT:
EXCUSED: ALSO
PRESENT: Covrett called the Bedford Township Planning Commission meeting to order at 7:00 p.m. The Pledge of Allegiance was said. Bassinger called the roll. Quorum present. APPROVAL OF THE AGENDA Motion by Steinman, supported by Bourque, to approve the agenda as presented. Motion carried. APPROVAL OF THE MINUTES Motion by Peitz, supported by Bourque, to approve the minutes of February 27, 2008 and March 12, 2008. Motion carried. PUBLIC COMMENT (LIMIT 3 MINUTES) None. NEW BUSINESS A) OPEN THE PUBLIC HEARING FOR HAGERMAN POND SPECIAL APPROVAL AND FINAL SITE PLAN APPROVAL ON PARCEL NUMBER 5802-024-092-03, SUBSTATION ROAD EAST OF CRABB ROAD Jenkins went over the pond site plan analysis, saying review and approvals have been received from the Fire Department, Arcadis, and MCDC; a permit has been issued by the Michigan Department of Environmental Quality; and the site plan meets the requirements of the Pond Ordinance, further saying the pond is to be built in conjunction with a new home. Motion by Peitz, supported by Bourque, to open the public hearing at 7:05 p.m. Motion carried. No public comment. Motion by Peitz, supported by Bourque, to close the public hearing at 7:06 p.m. Motion carried. Covrett informed the applicant that the commission was two members short, offering the option to defer to a later date when all members could be present. It was determined project discussion would take place prior to Kris Hagerman, 4448 Pennfield, Toledo, OH, applicant, making a decision on the option to defer. Attorney Kamprath explained the voting requirement. Peitz said the site plan indicates a home and garage are currently on the site. Mr. Hagerman said a home and garage are proposed for the site, with the spoils from the pond being utilized for fill to complete the project. Further discussion revealed it has not yet been determined if the pond will be dug prior to beginning construction of the home (on a basement). Peitz asked about bonding for the pond to ensure the pond is not constructed without the home being built. Jenkins said the pond is an accessory use to the principal home use, further saying the permit for the home must be issued and construction must begin before the pond can be dug. Peitz asked if the minimum 8-foot water level will be maintained through a well if the pond will be used for irrigation purposes as noted on the site plan. Mr. Hagerman said it has not yet been determined if the pond will be used for irrigation purposes, but was added to the plan to allow for the option. Mr. Hagerman said the intent for the pond is to use the spoils as fill on the site; further saying it is their plan to begin home construction soon to meet their deadline. Mr. Hagerman waived his right to defer to a later date, opting to move forward as scheduled. Jenkins said it should be stated the pond is an accessory use to the home and shall not be started until after home construction has begun, and ‘as built’ drawings shall be submitted after the pond is constructed. Motion by Steinman, supported by Bassinger, to grant Special Approval and Final Site Plan Approval for Hagerman Pond on Parcel Number 5802-024-092-03, Substation Road east of Crabb Road, in that all criteria has been met per the Zoning Ordinance. Stipulations of the approval are 1) the pond is an accessory use to the principal home use and cannot be dug until the foundation footer has been put in and completed, and 2) ‘as built’ drawings shall be submitted after the pond is completed. Roll call as follows: Voting Aye: Steinman, Bassinger, Bourque, Peitz, Covrett. Voting Nay: None. Excused: Abel, Schneider. Motion carried. B) REQUEST FOR FINAL SITE PLAN APPROVAL FOR TEMPERANCE ANIMAL HOSPITAL ON PARCEL NUMBERS 5802-034-019-00, 1031 W. STERNS ROAD, AND 5802-034-020-00, 7375 LEWIS AVENUE AND REQUEST FOR AMENDED FINAL SITE PLAN APPROVAL FOR WITTMAN PLAZA ON PARCEL NUMBERS 5802-034-017-00, 7355 LEWIS AVENUE, AND 5802-034-018-00, 7351 LEWIS AVENUE Jenkins said the subject site is being presented together as Temperance Animal Hospital and Cornerstone Home Builders are jointly developing it, but each site plan will be approved separately. Jenkins said a portion of the Cornerstone Home Builders’ project is completed and occupied, further saying once approved Phase II of the project will be completed as well as the new Temperance Animal Hospital. Once the new Temperance Animal Hospital is completed, the existing building will be demolished to provide additional parking. Jenkins read the site plan analysis further describing the proposed plan and saying approvals have been received from the Fire Department, Arcadis with comment, the MCDC and the MCRC. Jenkins said no sign details have been provided and will be discussed at a later date. Dr. Christine Ravary, Temperance Animal Hospital, 7375 Lewis Avenue; Tim Csurgo, Cornerstone Home Builders, Inc., 7236 Hidden Valley; and Mike Hammond, Architect, 1761 W. Samaria were present. Covrett informed the applicants that the commission was two members short, offering the option to defer to a later date when all members could be present. It was determined discussion would take place prior to a decision on the deferment option. Mr. Csurgo said two Bedford businesses have combined site plans to optimize the corner, while working closely together with the architect and engineers to suit both businesses’ needs. Mr. Csurgo said the loading/unloading zone and dumpsters will be shared, and the parking will be accessible for both businesses with agreements in place that will be filed with the Township and recorded. Mr. Csurgo said the site plan will not be able to be changed without the agreement of both parties. Mr. Hammond said the building on the west parcel owned by Dr. Ravary will be torn down to make room for the new clinic, with the existing clinic being demolished after the new facility is complete and occupied to make room for parking. When asked, Mr. Csurgo stated a turnaround will be provided at the most south end of his road front parking lot to allow for easy maneuverability, and it was confirmed by Jenkins that the provided parking meets the ordinance requirements. Peitz said the legal descriptions shall be corrected on the site plans. Mr. Csurgo said the legal descriptions will be reviewed, corrected, and provided to the Township When asked, it was confirmed there are four parcels, two belonging to Dr. Ravary and two belonging to Mr. Csurgo, included in the overall development. Steinman and Covrett commended the applicant on the architectural design of the animal clinic and the proposed co-operative plan to include shared parking, loading/unloading, and dumpsters. Covrett, commenting on the site’s previous fuel station use, asked if a phase one or two environmental study has been conducted to rule out environmental issues. Mr. Hammond said Dr. Ravary had a phase one and two analysis done when she purchased the property, further saying tests showed there is no hazardous material or remnant contamination. Further discussion took place regarding color scheme, where it was stated the color rendering closely depicts the proposed earth tone materials. Mr. Csurgo said phase two of his project will match the phase one materials. Covrett asked if the detention basin landscaping requirement has been met. Jenkins said it has, with Mr. Hammond further stating the basin is very shallow with the rim being used as a dog walk. Peitz asked if the dog run will be distracting to passing traffic. Dr. Ravary said the animals will never be unattended, further saying at some point they may want to consider erecting a fence as a barrier between the walking area and the road. Attorney Kamprath commented on the four parcels making up the entire project (two for the animal hospital and two for the commercial project), saying the animal hospital parcels are C-1 and C-3 zoned. Jenkins said the animal hospital requires a C-3 zoning. Kamprath commented on parcel combination and split zoning. Mr. Csurgo said his parcels are C-1 zoned and will be combined. After a lengthy discussion regarding combination options for the animal hospital property, it was determined the parcels should remain as currently zoned, combined, and ensured the parcels cannot be split and sold separately. Kamprath said all required cross-easement agreements shall be reviewed, approved, and recorded; all shared, or common areas, shall be identified on a plan so that they can be easily identified; and a maintenance agreement shall be put in place prior to the issuance of a Certificate of Occupancy. Kamprath asked how the parking will be handled during the time the existing building is being demolished. Mr. Hammond said the proposed employee parking to the south of the new animal hospital will be used for clients, while the bank across the street will allow for employee parking until the parking lot is completed. In discussing the possible need for a performance bond for the parking lot, it was determined no bond would be required, as the cost for demolition is minimal and the animal hospital could not operate without the parking lot. Mr. Csurgo said the animal hospital signs are to remain. Jenkins said the sign issue will have to be further reviewed. It was determined the signs should be considered at a later date. Kamprath said the applicants’ lenders should sign the cross easement and maintenance agreements, or have them recorded before the mortgages are recorded. The applicants opted to move forward as scheduled. Motion by Peitz, supported by Steinman, to grant Final Site Plan Approval for Temperance Animal Hospital on Parcel Numbers 5802-034-019-00, 1031 W. Sterns Road, and 5802-034-020-00, 7375 Lewis Avenue, with the follow stipulations: 1) the two parcels shall be combined into one parcel, 2) the conditions outlined in the Arcadis review letter shall be addressed, 3) all cross easement and maintenance agreements shall be reviewed and approved by the Township Attorney prior to being recorded, and shall be in place prior to the issuance of a Certificate of Occupancy, 4) the legal descriptions on the site plan shall be reviewed and corrected where necessary, 5) a legal description shall be drafted for the entire site with the shared areas being labeled and highlighted, 6) the signs shall be approved at a later date, and 7) it shall be noted that this motion is being made with the knowledge that two differently zoned parcels will be combined into one parcel. Kamprath asked if the project is one combined site plan, or two site plans with shared areas in the event someone wants to amend their site plan, further asking if both parcels would have to cooperate to make any change. Mr. Hammond said the project has been designed as two separate parcels that meet the zoning requirements for each site while sharing usage through easements. Jenkins said it is a coordinated project with two separate sites. Roll call as follows: Voting Aye: Peitz, Steinman, Bassinger, Bourque, Covrett. Voting Nay: None. Excused: Abel, Schneider. Motion carried. Motion by Peitz, supported by Steinman, to grant Final Site Plan Approval for Wittman Plaza on Parcel Numbers 5802-034-017-00, 7355 Lewis Avenue, and 5802-034-018-00, 7351 Lewis Avenue, with the follow stipulations: 1) the two parcels shall be combined into one parcel, 2) the conditions outlined in the Arcadis review letter shall be addressed, 3) all cross easement and maintenance agreements shall be reviewed and approved by the Township Attorney prior to being recorded, and shall be in place prior to the issuance of a Certificate of Occupancy, 4) the legal descriptions on the site plan shall be reviewed and corrected where necessary, 5) a legal description shall be drafted for the entire site with the shared areas being labeled and highlighted, and 6) the signs shall be approved at a later date. Roll call as follows: Voting Aye: Peitz, Steinman, Bassinger, Bourque, Covrett. Voting Nay: None. Excused: Abel, Schneider. Motion carried. C) OPEN THE PUBLIC HEARING FOR ARTICLE XXII, BOARD OF APPEALS (ALTERNATE MEMBER) ORDINANCE AMENDMENT Jenkins explained that the five-member Board of Zoning Appeals has had occasions in the past where a couple of members have been absent or, most recently, had to abstain from participation and voting on a variance request due to a conflict of interest. Jenkins said the Michigan Zoning Enabling Act has a provision in the Act for the local unit of government to appoint two alternate BZA members, which would eliminate the lack of a quorum possibility. Jenkins said the alternate BZA members would fill vacancies when needed and remain with an appeal until it is concluded. Motion by Bourque, supported by Peitz, to open the public hearing at 8:04 p.m. Motion carried. Duane Tucker, 9200 Jackman, Board of Zoning Appeals recording secretary and facilitator. Mr. Tucker spoke in support of the proposal, saying the change would allow for the board to more positively serve the public. Mr. Tucker explained the BZA voting process and past instances where maintaining the minimum number of required voting members was narrowly met. Mr. Tucker said the Township would seek alternate members that have had BZA experience, further saying the alternate member(s) would be informed as far in advance as possible that their service will be required at a particular meeting. Motion by Bourque, supported by Peitz, to close the public hearing at 8:12 p.m. Motion carried. There was no further discussion. Motion by Bourque, supported by Peitz, to recommend to the Township Board to amend the Zoning Ordinance by replacing Section 2200 of Article XXII to allow for the appointment of alternate members to the Board of Zoning Appeals. Roll call as follows: Voting Aye: Bourque, Peitz, Steinman, Bassinger, Covrett. Voting Nay: None. Excused: Abel, Schneider. Motion carried. PUBLIC COMMENT – Mike Hammond, 1761 W. Samaria, introduced and thanked Penny Mitchell and Sherry Cornprobst, Temperance Animal Hospital staff, for attending the meeting to support and observe the approval process. INFORMATION – Jenkins commented on upcoming meeting items. COMMISSION / STAFF COMMENT – Bourque said she would not be in attendance at the April 9, 2008 meeting. Bassinger said he would not be in attendance at the April 9, 2008 meeting. Covrett asked for the status of the Capital Improvement Plan and Master Plan. Jenkins said the Master Plan meetings will begin once the preliminary data is received from Wade Trim. ADJOURNMENT – The meeting duly adjourned at 8:10 p.m.
Respectfully submitted,
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The Township of Bedford, Monroe County, Michigan. All rights reserved.
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