The meeting was called to order by Chairman Wascher at 7:30 p.m.
Roll Call was taken by Secretary Baker.
MEMBERS PRESENT: Ronald
Baker, Mike Bruff, Gary Burk, Jack Davis, Janet Drews, Gregg Guetschow
(arrived late), Robert Teich, and William Wascher
MEMBERS ABSENT:
John Greenway, Sue
Osika and one vacant position.
MINUTES:
It
was moved by Commissioner Davis and supported by Commissioner Drews to
approve the minutes of the meeting of March 28, 2005 as presented.
AYES: All, Motion Carried.
NAYS:
PUBLIC HEARINGS:
1) PARKS & RECREATION MASTER PLAN AMENDMENT-COLLAMER PARK
Phil Hathaway,
Community Development Director, presented the requested amended Master
Plan to Collamer Park. The proposal is to remove a triangular piece of
property that adjoins the old IGA property, construct a new roadway
entrance, close the existing entrance and grant an easement off the new
roadway. A list of Master Plan standards and policy statement from the
existing plan was distributed for use in making the decision.
Commissioner Teich
said he favors the proposed change of the Master Plan as that property
was not in the original part of the park and is not essential to the
park.
Commissioner Bruff
said item 10 is satisfied as it will serve ultimate development.
Commissioner Burk
said this north property is not essential to the use of the park and not
part of the original park.
Commissioner Davis
asked if the original drive could be used as parking.
Commissioner
Guetschow arrived late for the meeting and asked to be disqualified for
the voting procedure. His late arrival was based on a school program for
his family and for that reason he did not benefit from the discussion
that would lead to the vote.
It was moved by
Commissioner Davis and supported by Commissioner Teich to recommend the
City Council amend the Master Plan of Collamer Park by removing the
following described parcel: Part of the NE ¼ of Section 25, T7N, R2E,
beginning 664.66’ S of the N ¼ corner, thence S 40°,
49’, 31”, W 250.86’, thence N 55°, 5’, 4” W to southerly R.O.W. line of
hwy M-52, thence NEly to POB; and to amend the plan for the new roadway
to provide better access to the planned camping area, to designate an
easement to the Baker College site, to improve transportation facilities
of the City, and to combine resources with an educational institution
for community improvement.
AYES: 8. Motion
Carried, 1 abstained (Guetschow).
NAYS:
2) REZONING 2005-2
426 CLINTON STREET
FROM RM-2 MULTIPLE FAMILY RESIDENTIAL TO B-1 LOCAL BUSINESS DISTRICT
Phil Hathaway reviewed the zoning in the vicinity and recommended
consideration of an OS-1 District for this site because the OS-1
District is a better transition district between commercial sites and
residential areas.
David Duryea
plans to remove the house at 426 Clinton Street to build an optometrist
office and eventually remove the building at 123 S. Shiawassee for
parking.
Pauline Hill, 415
Clinton, asked where the parking would be put.
Commissioner
Guetschow asked what the zoning of 117-119 S. M-52 is.
Phil Hathaway read
the six questions that need to be answered to make a zoning change.
It was moved by
Commissioner Davis and supported by Commissioner Snow to recommend the
City Council rezone 426 Clinton Street to OS-1 from RM-2. It was found
that an error in judgment was made when the RM-2 zoning was adopted for
this property.
AYES: All. Motion
carried.
NAYS:
3) REZONING, 2005-3
1231 W. MAIN STREET, 201 ROBBINS STREET, AND 208 MORRIS STREET
FROM B-1 LOCAL BUSINESS DISTRICT TO PUD – PLANNED UNIT DEVELOPMENT
DISTRICT
Phil
Hathaway presented the mechanics of what a PUD is and how it is
different from a normal development.
Roberto Larrivey
explained the plan to build a mixed use development for retail,
commercial and residential use. They would keep Oscar Rau main building
and rear warehouse. In Building “A” there will be two rear entances, the
brick will be restored, and they would create an atrium on the north and
south side. It would revitalize an obsolete property use and avoid a
blight condition in the neighborhood. Two new apartment structures
would be built in later phases. The parking concept is designed around
an interior courtyard setting.
Larry Doan, 302
Morris Street, asked when 208 Morris was rezoned to B-1. He was told it
was more than 15 years ago.
Gene Lader, 1308
Mack St., opposed the number of apartments in the plan and the amount of
additional traffic it would add to Mack Street.
Diana Spring, 211
Robbins Street, said it is very hard to turn left onto M-21 from Robbins
Street.
Commissioner Burk
asked what zoning district would it be if the PUD development failed.
Would it revert to R-1? Also, how denisty is determined when apartments,
retail and commercial use are in one plan. He saw it beneficial to the
city and neighborhood and that it improved job opportunities.
Commissioner Bruff
said a lot of details need to be worked out. He felt the positive will
out weigh the negative (the negative being additional traffic in the
neighborhood). A status quo approach to the site might result in a
Vaungarde situation with vagrants and the possibility of arson.
Commissioner
Guetschow asked how access to the rear of the building would be
obtained. An easement from the railroad to the rear of the building will
be obtained.
Commissioner
Guetshcow said this plan is less non-conforming and is more compatible
to the neighborhood than the existing zoning would normally allow and
believes the traffic would be less as a PUD than what the current zoning
would allow.
It was moved by
Commissioner Bruff and supported by Commissioner Guetschow to recommend
City Council to approve the rezoning to PUD. This motion includes the
revisions to the site plan, Spicer’s Comprehensive Analysis and the
supplemental regulations. Those revisions include…
A) The Comprehensive Analysis and Letter of Supplemental Regulations dated
May 17, 2005 from Spicer Engineering shall add the following provisions:
The PUD District permits zoning departures from the traditional zoning
districts. The Robbins Loft letter of supplemental regulations lists
many of the zoning departures; however, more description is useful in
the evaluation of the project’s benefit or detriment to the neighborhood
and to the effective internal layout of the proposal. The relevant
zoning districts for comparison purposes are the B-4 General Business
District for Building “A”, and the RM-2, Multiple Family (High Rise)
District for Buildings “B”, “C”, and “D”.
1) Expansion of a
non-conforming use or structure.
Both Buildings “A” and “D”, existing structures, are non-conforming for
the B-1 District for both building setbacks and use. The proposal is an
expansion of a nonconforming use from warehousing and retail to
incorporate housing on Building “A” and “D”. The latter is associated
with greater setbacks under residential versus the existing
nonconforming use for storage. The Zoning Board of Appeals (ZBA)
ordinarily adjudges comparison of the new commercial uses to the former
legal nonconforming use (furniture sales).
2) Density.
There are no density issues revealed this site. Based on their room
plans, 144 rooms are allowed on this parcel while only 141 rooms are
proposed.
3) Setbacks—open space
strip. Buildings “B”, “C” and “D” all have reduced open space strips between
the structures and the parking lots. A 15-foot strip is required and
the spacing averages 8 to 9 feet per structure.
4) Minimum setback
between buildings and property line.
a)
Building
“A”: Non-conforming on west side at 0 feet where 15’ is required.
b)
Building
“B”: Rear setback proposed is 0-3 feet where 36 feet is required.
c)
Building
“C”: Rear setback proposed is 10 feet where 30 feet is required.
d)
Building
“D”: Non-conforming on west side at 0 feet where 30 feet is required.
Also 22 feet exists on south side where 30 feet is required.
5) Loading Zone.
A loading zone south of the commercial structure is provided with 825
square feet. 1,140 square feet are required for a 28% reduction in the
standard.
6) Parking.
a)
The south
31 feet of parking lot for Building “C” has over 75% of lot area
coverage where no more than 30% is the standard coverage ratio.
b)
The
supplemental regulations letter proposes overlapping use of parking
spaces in lieu of providing the required parking. 147 spaces are
required; the development plan proposes 127 spaces. The ZBA ordinarily
evaluates and decides on proposed overlapping of uses.
7) Apartments over a
B-4 Building. Only in Westown can buildings have apartments above the
first floor. The proposal requests seven apartments on the third floor
and lies outside of the described Westown District.
8) Signs above the roof
line. The
elevated water tank shall include an identification sign of the project
site name. The zoning ordinance does not allow signs above the
roofline.
9) Open Space Credits.
The open space credits of Section 38-243(1) of the City Zoning Ordinance
shall apply to the site.
B. Letter Amendment.
The May 17, 2005 letter from Spicer Engineering shall be amended to say
PUD Comprehensive Analysis and Letter of Supplemental Regulations.
AYES: All. Motion
carried.
NAYS:
4) SITE PLAN REVIEW, 2005-4
1231 W. MAIN STREET, 201 ROBBINS STREET, 208 MORRIS STREET
Ronda Downs
said there is no playground for children.
Roberto Larrivey
said the dog park is the park-like space for the project. The
demographics targeted have few children.
The Commission
discussed a fence along the south property line, tree buffer along
Morris Street property, to keep the light on property along the south
line, provide separate water service for each building from a water
main, to build signs on main building and at entrance, to amend the
water tower sign, to add dumpster to east side of building “C”, and to
landscape along Robbins Street in Phase 1.
It was moved by
Commissioner Snow and supported by Commissioner Teich to recommend the
City Council approve the site plan with the following additions:
1.
Provide a tree buffer south of the south fence line subject to
property owner acceptance of the offer.
2.
The light along the perimeter of the property shall be directed
into the property.
3.
Provide separate water service to each building from a city water
main.
4.
Add a dumpster to the east side of Building “C”.
5.
Landscape along Robbins Street in Phase 1 and early in the
construction process.
6.
An improved easement east of Building “B” within the Railroad
right-of-way must be obtained to provide sufficient access for building
construction, long term maintenance, and emergency vehicles.
7.
Drain Commissioner approval must be obtained for the site’s storm
drainage plan and use of an older County Drain.
8.
Applicant to submit a revision to the site plan to detail the
landscaping treatment south of Building “D” and the shared driveway
easement area.
9.
The catch basin height east of the main building must be revised
so that the fall into the drain is not so steep.
10.
Snow storage on the west end shall be improved through movement
of the landscaping closer to the street north of Building “D”.
11.
Refuse service must be arranged for after 7:00 a.m. and before
5:00 p.m.
12.
The site plan shall be amended to show closed curb cuts of
abandoned driveways.
AYES: All. Motion
carried.
NAYS:
SITE PLANS:
2005-5
TIAL PRODUCTS – 615 CASS STREET
Dave Todd
explained the proposed addition for warehousing and foundry parking lot
and drive to M-52 to be paved, and a sanitary manhole to be installed.
It
was moved by Commissioner Teich and supported by Commissioner Snow to
approve the final site plan as presented with the following additions:
Installation of a monitoring sanitary manhole, installation of a fire
suppressant water line north of proposed building.
AYES: All. Motion carried.
NAYS:
2005-4
MEMORIAL HEALTHCARE
721 ADA – 725 ADA – 801 ADA
Bob Rail, R.S. Engineering, explained the expansion of the parking lot
for staff parking only.
It
was moved by Commissioner Drews and supported by Commissioner Davis to
approve the final site plan as presented with the following additions:
a) a 10” storm sewer reducer in 12” storm line as it enters city storm
manhole; b) removal of the sidewalk approach in the ROW at 801 Ada
Street.
Commissioner Guetschow requested to abstain because he is on the Board
of Directors for the hospital.
AYES: 8. Motion carried, 1 abstained (Guetschow).
NAYS:
ITEMS OF BUSINESS:
COMMISSIONER/CITIZEN COMMENTS:
Phil Hathaway
announced a June 8, 2005 workshop for multi jurisdictional planning.
Bill Wascher and Bob Teich volunteered.
ADJOURNMENT:
It
was moved by Commissioner Snow and supported by Commissioner Davis to
adjourn the meeting.
AYES: All, Motion
Carried
NAYS:
The meeting was
adjourned at 10:29 p.m.
Ronald Baker
Secretary
