MINUTES OF THE 301ST REGULAR MEETING OF THE
The Meeting was called to
order in the Township Hall at
WTPC Members Present: Paul Zalucha,
WTPC Members Absent: None
Also Present: Martha Zeeb, Mark McFadden and about 10 citizens
OLD BUSINESS:
I. Mr. Kingsley reviewed the minutes of the
II. Township Board Report and
Approval of the Agenda was next on the agenda.
A.
Mr. Kingsley said
the Township Board will meet next Tuesday.
B.
Gerry Calhoun
moved, 2nd by Don Heller to accept the agenda as printed. Motion Carried.
III. Mr. Kingsley opened the
meeting to comments from citizens. There
were none.
IV. The State has not responded to the
Township’s proposed Historic District Ordinance yet.
V. CJ’s Party Store was next on the
Agenda.
A.
Mr. Kingsley had a letter from the Dexter Area Fire Dept. and
B.
Chester T. said they have agreed to provide a knock box for the Fire
Dept. They have not made a parking plan
yet as they have not heard from the Road Commission. Their building is progressing nicely and they
would like a Certificate of Occupancy next month.
1. Mike T. asked if they have to follow the Fire
Dept. letter or if it is just suggestions.
Mr.
Kingsley will find out if it is enforceable.
2. Paul Zalucha said
last month’s Preliminary Site Plan approval contingencies have not been met.
3.
Mr. Kingsley
suggested Greg Ash work with
4.
Gerry Calhoun
suggested Mr. Kingsley give the Road Commission, Fire Dept. and
VI. The Commissioners discussed the PDR
Ordinance.
A.
Mark McFadden presented a map on the Ag Lands model dated
B.
John Westman encouraged the Commissioners to
attend the
VII The
Commissioners discussed the final site plan of Wheeler Woods.
A.
Mr. Kingsley had a letter from Washtenaw Engineering with calculations
for the Drain Commissioner. He also had
a letter from the Drain Commissioner stating that they have approved the
current plan. The Master Deed has a
conservation easement in it and a statement that Walk Out
Basements are not recommended.
1. Mr. Cooch showed a
map of the property.
2.
Gerry Calhoun read the Master Deed that each lot owner must go to the
Drain Commission.
B.
Don Heller moved, 2nd by Charles Estleman,
that Wheeler Woods Final Site Plan is approved as presented with each lot owner
required to have their own storm water retention approved by the Washtenaw
County Drain Commission. Motion Carried.
NEW BUSINESS: None
VIII. Mr. Kingsley asked for citizen
comments. Erica Perry asked about the
County buying property to preserve natural features and learned that none were
in
XII Motion by
Gerry Calhoun, 2nd by Don Heller, to adjourn. Motion carried. The meeting adjourned at
NEXT MEETING DATE:
Regular Meeting,
Respectfully
Submitted,
Wilber
Woods, Secretary
WW:mlz
copy to: D. Fisher
W. Baldus
MINUTES OF THE 302ND REGULAR MEETING OF THE
The Meeting was called to
order in the Township Hall at
WTPC Members Present: Wilber Woods;
Paul Zalucha,
WTPC Members Absent: Gerry Calhoun
Also Present: Martha Zeeb,
OLD BUSINESS:
I. Mr. Kingsley reviewed the minutes of the
II. Township Board Report and
Approval of Agenda was next on the agenda.
C.
The Zoning Report
listed 3 housing permits in the last month with 10 total permits. The Township will attempt to hire a part time
Zoning Inspector.
D.
Paul Zalucha moved, 2nd by Don Heller, to accept the
meeting agenda with the addition to New Business, item B, of Officer
Elections. Motion Carried.
III. Mr. Kingsley
asked for comments from citizens but there were none.
IV. Mr. Kingsley said we have not heard
from the State on the Historic District Ordinance.
V. Mr. Kingsley related that
VI. PDR
Ordinance was next on the agenda.
A.
John Westman wanted the Township ordinance
consistent with the State ordinance, which does not have a time limit for the
buy back clause.
B.
C.
The Commissioners discussed the funding issue and
NEW BUSINESS:
VII. Mr. Kingsley discussed an
Application for Special Use Permit by Gary and Donna Wesley. They have 20.63 acres on
A.
The Commissioners discussed the application and requirements for
Roadside Stands in an Ag District. Mr.
Kingsley will ask the Wesley’s for a list of products they will sell, how long
they will grow items on the site, and for a detailed, full size site plan.
B.
Don Heller moved, 2nd by John Westman,
to hold a public hearing at
VIII. Election
of Officers and Meeting Night was next on the agenda.
A.
B.
Charles Estleman moved, 2nd by Don
Heller, to elect Gerry Calhoun as Vice Chairperson. Carried.
C.
Don Heller moved, 2nd by Paul Zalucha,
to elect
D.
Wilber Woods moved, 2nd by Don Heller, to hold our Regular
Meetings at
IX. There were no citizens present for
citizen’s comments.
GENERAL DISCUSSION:
X. Mr. Kingsley read a letter from the
Scio Twp. Planning Commission asking for our comments on their proposed Master
Plan when a copy is sent to us.
XI. The
Commissioners discussed the need for a list of standards required for building
site condos, obtaining building permits, etc. that can be handed to
people. John Westman
wanted a box people could initial stating that that item is complete.
XII John Westman moved, 2nd by Don Heller,
to adjourn. Motion Carried. The meeting adjourned at
NEXT
MEETING DATE:
Public
Hearing,
Regular
Meeting,
Respectfully
Submitted,
Wilber
Woods, Secretary
WW:mlz
copy to: D. Fisher
W. Baldus
MINUTES OF THE 303RD REGULAR MEETING OF THE
The Meeting was called to
order in the Township Hall at
WTPC Members Present: Paul Zalucha,
WTPC Members Absent: None
Also Present: Martha Zeeb,
OLD BUSINESS:
I. Mr. Kingsley reviewed the minutes of the
II. Township Board Report and
Approval of the Agenda was next on the agenda.
E.
Mr. Kingsley gave
the Zoning report with 3 permits including 1 new home.
F.
Tall Oaks Kennel
does not have a building permit yet and has not begun construction.
G.
A retirement
party is planned
H.
Gerry Calhoun
moved, 2nd by Don Heller to accept the agenda as printed. Motion Carried.
III. Public Hearing for the Wesley’s Special Use
Permit (attached)
IV. The
State has not responded to the Township’s proposed Historic District Ordinance
yet.
V. CJ’s Party Store was next on the
Agenda.
A.
Chester and Mike of CJ Party Store presented their site plan and stated
they will meet with the County Road Commission again. They need a temporary Cert. Of Occupancy so
they can open the store.
1. The Road Commission told them the house would
be taken by eminent domain when road improvements were done sometime in the
future. Mike said they don’t want to
take down the house before then unless they feel they would have more customers
with the additional parking spaces.
2. Mike said they would have 11 parking spaces
NE of the building, 2 on the drive and 3 on the West for employees. Section 7.03 of the Zoning Ordinance says
they need 1 parking space for every 200 square feet of shopping floor area so
they would be in compliance.
B.
Mr. Kingsley asked about unloading trucks on
C.
Mr. Kingsley said the Planning Commission can approve the site plan with
contingencies and then the County Building Dept. will issue a temporary Cert. Of Occupancy.
D.
Gerry Calhoun moved, 2nd by Don Heller, to approve the
combined site plan with contingencies of Dexter Area Fire Dept approval, Wastenaw County Road Commission approval and Webster
Township Engineer approval.
1. Paul Zalucha asked
if they plan to keep the sign. Mike said
yes and they will paint it.
2. Mr. Kingsley said they must give the light
cuts to
3. Gerry Calhoun added to her motion, and Don
Heller concurred, that lighting would not spill off site.
4. John Westman asked
if the Township would get the approvals.
Mr. Kingsley said they would be part of the file.
5. Motion Carried. Mr. Kingsley will send the site plan to the
Fire Dept.
VI. The Commissioners discussed and made
changes to the revised PDR Ordinance presented by
A.
Erin recommended deleting Section 4.3 options so it can have only 1
dwelling per 40 acres and not allow building homes and
selling them off one at a time. The
Commissioners agreed to delete the phrase.
B.
Gerry Calhoun questioned if the PDR Ordinance does promote the general
welfare of
C.
John Westman asked if the Board of Trustees is
restricted on their use of money unless it is not prohibited. Mr. Kingsley said yes.
D.
Gerry Calhoun moved, 2nd by John Westman,
to hold a public hearing on the PDR Ordinance on
VII. Special
Use Permit request for a roadside stand was discussed..
A.
The Commissioners discussed ways to prevent the current and future
owners from expanding the operation.
Much discussion revolved around what a “product” is. The Commissioners discussed the use of the
dictionary definition and the Twp. Attorney definition.
B.
The Commissioners wanted to list hours of operation for different
seasons of the year, although this would not limit the
Wesley’s normal farming operation as wholesale landscaping is not part of a
roadside stand.
C.
Mr. Kingsley said, for the roadside stand, the Commissioners need a list
of what they want to do, a list of what will be there for a growing season, and
details of what they bring in as retail items for immediate sale. Lighting and noise needs to respect the
neighbors. The Township Board can
request an inventory of what was sold, etc., after every season.
D.
Paul Zalucha asked about a sign and learned
they have applied for a sign permit.
Paul also wanted to have on the plan where they will store boxes, etc.
NEW BUSINESS: None
VIII. Under General Discussion Mr. Kingsley
said he got a letter from the Drain Commission regarding Wheeler Woods. A note will be put in the Wheeler Woods file
that we get Drain Commission approval on each site to ensure they are asked to
do it.
IX. Motion by Gerry Calhoun, 2nd
by John Westman, to adjourn. Motion carried. The meeting adjourned at
NEXT MEETING DATE:
Public
Hearing,
Regular Meeting,
Respectfully
Submitted,
Wilber
Woods, Secretary
WW:mlz
copy to: D. Fisher
W. Baldus
MINUTES OF THE 304TH REGULAR MEETING OF THE
The Meeting was called to
order in the Township Hall at
WTPC Members Present: Wilber Woods;
Paul Zalucha,
Members Absent: None
Also Present: Martha Zeeb,
OLD BUSINESS:
I. Mr. Kingsley reviewed the minutes of the
A.
Gerry Calhoun moved, 2nd by Don Heller to approve the Public
Hearing minutes on the Special Use permit request by Gary and Diane Wesley.
B.
Don Heller moved,
2nd by Paul Zalucha, to approve the
Regular Meeting minutes with the following corrections:
1.
Add “Road
Commission” to item V. A. after “County”.
2.
In item VI delete
“changed” and insert “changes”.
3.
In item VII A
delete “decided to use the dictionary definition” and replace it with
“discussed use of dictionary definition and the township attorney definition”.
4.
Motion carried.
II. Township Board Report and
Approval of Agenda was next on the agenda.
I.
The Zoning Report
listed 3 housing permits in the last month with 10 total permits.
J.
Tall Oaks Kennel
now has a building permit and poles have been set.
K.
Gerry Calhoun
moved, 2nd by Charles Estleman, to accept
the meeting agenda as printed. Motion Carried.
III. Public
Hearing on PDR Ordinance (attached).
IV. Mr.
Kingsley asked for comments from citizens:
None
V. Mr. Kingsley said we have not heard from the
State on the Historic District Ordinance.
VI. Mr.
Kingsley related that
VII. The
Commissioners discussed the proposed PDR Ordinance. John Westman moved,
2nd by Don Heller, to recommend to the Township Board to approvemhowell@twp.we the PDR Ordinance as modified
tonight. Motion carried.
VIII. Application
for a Special Use Permit by Gary and Diane Wesley to allow nursery growing,
finishing and roadside stand was next on the agenda.
A.
Mr. Wesley handed out a document for Earth Art landscape and Tree Farm
and said the goal was to protect and preserve the 20-acre farm. They have amended their hours for the
roadside stand to
B.
Gerry Calhoun moved, 2nd by Don Heller, to recommend to the
township board that they approve the Wesley’s request for a Special Use Permit
for a roadside stand for nursery stock provided that it only apply to the
current owner, that the Wesley’s give us a yearly accounting of sales with the
first report due the last business day of December, 2004 and every year after
that.
1. Discussion followed and Gerry amended her
motion, 2nd by Don Heller, to add that 50% of all items sold are
grown on the property.
2.
The Commissioners voted and it carried.
NEW BUSINESS: None
IX. Mr. Kingsley asked for comments from
citizens: None.
GENERAL DISCUSSION:
X. Mr. Kingsley related that
XI. Paul Zalucha asked that next month’s meeting agenda include
discussion of Road Side Stands and
Nurseries.
XII. Don Heller
moved, 2nd by Gerry Calhoun, to adjourn. Motion Carried. The meeting
adjourned at
NEXT
MEETING DATE:
Regular
Meeting,
Respectfully
Submitted,
Wilber
Woods, Secretary
WW:mlz
copy to: D. Fisher
W. Baldus
MINUTES OF THE 305TH REGULAR MEETING OF THE
The Meeting was called to
order in the Township Hall at
WTPC Members Present:
WTPC Members Absent: Paul Zalucha
Also Present: Martha Zeeb,
OLD BUSINESS:
I. Mr. Kingsley reviewed the minutes of the
A.
Gerry Calhoun moved, 2nd by Charles Estleman,
to accept the Regular Meeting Minutes with the correction to delete “to
recommend approving” in item VII and insert “to approve”. Motion carried.
B. Don
Heller moved, 2nd by John Westman, to
approve the Public Hearing Minutes of
II. Township Board Report and
Approval of the Agenda was next on the agenda.
L.
Mr. Kingsley gave
the Zoning report with 6 single-family home permits and 75 in the last 12
months.
M.
The Township
Board approved the Wesley’s Special Use Permit.
N.
The Township
Board did not vote on the PDR Ordinance, to allow further review.
O.
Gerry Calhoun
moved, 2nd by Don Heller to accept the agenda as printed. Motion Carried.
III. Mr. Kingsley asked for comments from
citizens: None
IV. The
State has not responded to the Township’s proposed Historic District Ordinance
yet.
V. CJ’s Party Store is still working on
issues. The Township has letters from
the Fire Dept.,
NEW BUSINESS:
VI. The Commissioners discussed revising
the roadside stand section of the Zoning Ordinance.
A.
Gerry Calhoun suggested that no Special Use Permit for a roadside stand
should be needed if 100% of the items sold are grown on site as that is what
farming is. Mr. Kingsley felt it should
still meet the requirements of a roadside stand.
B.
Don Heller and Charles Estleman felt the 50%
rule should be changed to sales dollars instead of items.
C.
John Westman felt a greenhouse should not be
retail space unless it is part of the roadside stand’s 400 square foot area.
C.
VII. Mr.
Kingsley asked for comments from citizens:
A lady said a nursery is not a roadside stand. Mr. Kingsley said the zoning ordinance allows
a nursery in the A-1 District but not as a retail operation.
VIII. Under
General Discussion Mr. Kingsley related that the Township Board reviewed the
proposed revision to Section 5.05C. They
would like the Planning Commission to discuss a possible distance requirement
between the house and facility for animals.
Mr. Kingsley will check with the Health Dept and Fire Dept. so we can
discuss it at the next meeting.
IX. Motion by
Don Heller, 2nd by Gerry Calhoun, to adjourn. Motion carried. The meeting adjourned at
NEXT MEETING DATE:
Regular
Meeting,
Respectfully
Submitted,
Wilber
Woods, Secretary
WW:mlz
copy to: D. Fisher
W. Baldus
MINUTES OF THE 306TH REGULAR MEETING OF THE
The Meeting was called to
order in the Township Hall at
WTPC Members Present: Wilber Woods;
Paul Zalucha,
Members Absent: None
Also Present: Martha Zeeb,
OLD BUSINESS:
I. Mr. Kingsley reviewed the minutes of the
P.
The Zoning Report
listed 6 housing permits in the last month.
Q.
Tall Oaks Kennel
building is proceeding slowly.
R.
The Township
Board will consider the proposed PDR ordinance at their July Meeting.
S.
T.
Gerry Calhoun
moved, 2nd by Paul Zalucha, to accept the
meeting agenda as printed. Carried.
III. Mr.
Kingsley asked for comments from citizens:
Erica Perry wants the Township to anticipate future breakdowns to lessen
the impact on roads and water quality.
She said someone from the Huron River Watershed Council told her there
is a grant available and asked if the Planning Commission could apply for this
grant and implement the recommendations from Monday night’s meeting.
IV. Mr. Kingsley said we have not heard
from the State on the Historic District Ordinance.
V. Mr. Kingsley related that
VII. The
Commissioners discussed
A.
Mr. Kingsley wanted Section 5.08 to specify it applies only to Special
Use Permits.
B.
Gerry Calhoun wanted Section 4.10 D9 to specify 50% of the $ value.
C.
The Commissioners discussed having Section 4.10 be changed to 80%.
D.
E. Charles Estleman
asked
VIII. Mr.
Kingsley said he will get more information by next meeting but so far he has
found no agencies with restrictions on the distance between the house and barn.
NEW BUSINESS:
IX. Dunlavy
Farms Site Condo was next on the agenda.
Chris from Advantage Civil Engineering explained that this Phase II
plans for 15 units in a cluster development.
10 units are 1.5 to 2 acres in size and 5 units are more than 2 acres in
size. They plan a paved road, 24 foot
wide, with a curb and gutter entrance.
They plan to have a sign. The
Health Dept has approved water and septic, though Lots 17,18,
and 19 will have in the Master Deed the Health Dept. predicts a pump system,
and other lots will have deep drainfields which the
developer must install before the lot is sold to protect future
homeowners. There will be open space on
A.
Mr. Kingsley said the original site plan showed an area of wetland and
this site plan has an open space retention hole in that wetland area. The Zoning Ordinance says wetlands are not to
be touched.
1. Mr. Kingsley was concerned with the steep
slopes and the fencing.
2. Chris said the area is not a DEQ regulated
wetland and it must hold water from this site as well as the neighboring land
to the south, which drains here. The
steep slopes are needed due to the grade of the area. The fencing is needed due to the steep
slopes.
B.
Mr. Kingsley said the site plan needs to show net and gross site
calculations. Chris said they are both
identical. All lots meet or exceed the
125’ width requirement at the setback line.
C.
Mr. Kingsley said this combined plan must meet all preliminary and final
site plan rules. The Township will need
the Master Deed and By Laws, and a letter from each agency; including
recommendations from the Washtenaw County Drain Commission. A Special Use Permit application and a Public
Hearing will also be needed. He gave
them the site plan requirement list.
1.
Chris said a revised site plan will be submitted which the Township
Engineer can review.
2. Chris said they are working on Phase III of Dunlavy Farm also.
X. Mr. Kingsley asked for comments from
citizens.
A.
Dave Kozlowski did not want the Township to change the Ag District as
development would get out of hand. Mr.
Kingsley said the Township Board has asked the Planning Commission to look at
it but a public hearing would be held if they suggest any changes.
B.
Dave Kozlowski wanted nurseries to be in an Ag District with a Special
Use Permit.
C.
Cynthia Zucharo asked if the Township would
consider a subcommittee for the PDR Ordinance to brainstorm ways to protect
farmland. Mr. Kingsley will suggest this
to
D.
Tim Carr of the Dunlavy Farms Homeowner Assoc.
asked if the public hearing will be next month and Mr. Kingsley said no.
XI. Don Heller
moved, 2nd by Charles Estleman, to
adjourn. Motion Carried. The meeting adjourned at
NEXT
MEETING DATE:
Regular
Meeting,
Respectfully
Submitted,
Wilber
Woods, Secretary
WW:mlz
copy to: D. Fisher
W. Baldus
MINUTES OF THE 307TH REGULAR MEETING OF THE
The Meeting was called to
order in the Township Hall at
WTPC Members Present:
WTPC Members Absent: none
Also Present: Martha Zeeb,
OLD BUSINESS:
I. Mr. Kingsley reviewed the minutes of the
II. Township Board Report and
Approval of the Agenda was next on the agenda.
U.
Mr. Kingsley gave
the Zoning report with 8 single-family home permits in the last month and 64 in
the last 12 months.
V.
Tall Oaks Kennel
will submit a new schedule of completion to the Township Board, due to cement
problems.
W.
The Township
Board tabled the PDR Ordinance, to allow comments from Mark Reading on funding
questions.
X.
Charles Estleman moved, 2nd by Don Heller to accept the
agenda as printed. Motion Carried.
III. Mr. Kingsley asked for comments from
citizens:
IV. The
State has not responded to the Township’s proposed Historic District Ordinance
yet.
V. CJ’s Party Store is now open. Mr. Kingsley said some site work, in the
right of way, still must be done.
VI. The
Commissioners discussed the revised roadside stand section of the Zoning
Ordinance.
A.
B.
John Westman felt temporary structures would
not be regulated or taxed. The
Commissioners felt roadside stands could be permanent structures if they meet
the square foot and height requirements.
C. The
Commissioners discussed how commercial nursery/garden centers and landscapers
could fit in the Township zoning ordinance.
VII. Dunlavy
Farms Site Condo has not filed a Special Use Permit. Gerry Calhoun moved,
2nd by Don Heller, to table discussion of Dunlavy
Farms Site Condo until the proper paper work has been filed and the fees
paid. Motion Carried.
NEW BUSINESS:
VIII The Commissioners discussed
Residential Zoning in the Ag District.
A.
Gerry Calhoun said the common space in a cluster development can be used
for Ag.
B.
Charles Estleman felt if we reduce the lot
size for a residential area in the Ag district there would be pressure to
rezone neighboring lands to put more homes on it.
C.
Mr. Kingsley said the 2-acre lot size in the Ag District was the
compromise the Township wanted. He said
he would talk to
IX. Mr.
Kingsley asked for comments from citizens:
A.
A man from the Dunlavy Homeowners Association asked why 1 ˝ acre lots are
allowed in the Ag District when the Township wants 2 acre. Mr. Kingsley explained the State law.
B.
A man felt people
should move elsewhere if they want to live on smaller lots.
C.
Cynthia Zucharo asked if transfer of development rights might
work. Mr. Kingsely
said there was no provision in the state law for it, but if we had a PUD in the
Zoning Ordinance these areas could be a PUD in an Ag District.
X. Motion by Don Heller, 2nd by
Charles Estleman, to adjourn. Motion carried. The meeting adjourned at
NEXT MEETING DATE:
Regular
Meeting,
Respectfully
Submitted,
Wilber
Woods, Secretary
WW:mlz
copy to: D. Fisher
W. Baldus
E. Perdu
MINUTES OF THE 308TH REGULAR MEETING OF THE
The Meeting was called to
order in the Township Hall at
WTPC Members Present: Wilber Woods;
Paul Zalucha,
Members Absent: None
Also Present: Martha Zeeb,
OLD BUSINESS:
I. Mr. Kingsley reviewed the minutes of the
Y.
The Township
Board meeting has been postponed.
Z.
Don Heller moved,
2nd by Gerry Calhoun, to accept the meeting agenda as printed.
Carried.
III. Mr.
Kingsley asked for comments from citizens:
None.
IV. Mr. Kingsley said Amy Arnold, of the
State Historic Preservation office, would review the Historic District
Ordinance soon.
V. Mr. Kingsley related that CJ Party
Store is not finished with grading and landscaping.
VI. The
Commissioners discussed
A. The Commissioners wanted Landscaping and
Commercial Nurseries to be separate Special Use Permits. They decided a Landscaping Business installs
and maintains plant material off site and may also include wholesaling of
nursery products. They also decided that
Landscaping equipment, which is stored, must be obscured from the sight of
neighboring property and the road with a pleasing type of screen.
B. Erin will redo the definitions, separate the
Landscaping and make a section for it.
C. The Commissioners will discuss Nurseries again next month
to decide if a nursery should be in
commercial or agriculture.
VII. Dunlavy Farms Site Condo remains tabled.
VIII. The
Commissioners discussed a possible new Zoning District for residential areas in
the Ag District at the request of the Township Board. The Commissioners felt the current zoning
districts work and they didn’t want spot zoning.
NEW BUSINESS: None
IX. Mr. Kingsley asked for comments from
citizens. None
X. Don Heller moved, 2nd by
John Westman, to adjourn. Motion Carried. The meeting
adjourned at
NEXT MEETING DATE:
Regular
Meeting,
Respectfully
Submitted,
Wilber
Woods, Secretary
WW:mlz
copy to: D. Fisher
W. Baldus
MINUTES OF THE 309TH REGULAR MEETING OF THE
The Meeting was called to
order in the Township Hall at
WTPC Members Present:
WTPC Members Absent: none –
Charles Estleman has been appointed to the Board of
Appeals
Also Present: Martha Zeeb,
OLD BUSINESS:
I. Mr. Kingsley reviewed the minutes of the
II. Township Board Report and
Approval of the Agenda was next on the agenda.
AA. Mr. Kingsley gave the Zoning report with 179 total
permits in the last 12 months.
BB.The
Township Board adopted a revised
CC. Gerry Calhoun moved, 2nd by John Westman, to accept the agenda as printed. Carried.
III. Mr. Kingsley asked for comments from
citizens and explained that under New Business the Township has received an
application to rezone land on
IV. Mr. Kingsley said he will
give the Commissioners a copy of the State’s comments on the Township’s
proposed Historic District Ordinance.
Modifications need to be made before we send it back to the State.
V. Mr. Kingsley said the final grading
and some landscaping is being done at CJ’s Party Store.
VI. Roadside stand and nursery was next on the agenda.
A.
B.
The Commissioners concurred that the definition of landscape business is
okay.
C.
In Section 5.26
Mr. Kingsley wanted to obscure equipment from the road also.
DD. Paul Zalucha asked that
landscaping business’ look at the revised Section. Mr. Kingsley said he will let landscapers
look at it and put it back on the agenda in a few months.
VII. Dunlavy
Farms Site Condo has paid the fees but the paperwork is not complete and it
remains tabled.
NEW BUSINESS:
VIII Mr. Kingsley explained that Shafer
Development LLC and the Nixon’s have requested rezoning 281.36 acres from A-1
to MHP.
A.
Chris Corden explained, on behalf of the
petitioners, that there is a demand for this type of product and they feel this
land is well suited for MHP. They will
have consultants and engineers provide evidence.
B.
Paul Zalucha asked how many units they
plan. Chris said the layout is not
determined yet but that is irrelevant for the application to rezone the
property. Paul Zalucha
said we need all information by the first Wednesday of October.
C.
Gerry Calhoun
asked about the property location and Mr. Kingsley said it is on
D.
Paul Zalucha moved, 2nd by Don Heller, to hold a
public hearing on
IX. Citizens Comments was
next on the agenda and there were many regarding the proposed MHP, including:
A.
B.
C.
Erica Perry asked if the Planning Commission will also consider the
study by the Huron River Watershed Council when deciding about the rezoning
request. Mr. Kingsley said the
Commissioners will use it and other facts, such as those presented at the
public hearing, based on the zoning ordinance points.
D.
A lady felt only 125 days to make such a decision was too rushed. Mr. Kingsley explained that this timeline is
set by the State. The 125 days starts on
X. Motion by Don Heller, 2nd
by Paul Zalucha, to adjourn. Motion carried. The meeting adjourned at
NEXT
MEETING DATE:
Public Hearing,
Regular
Meeting,
Respectfully
Submitted,
Wilber
Woods, Secretary
WW:mlz
copy to: D. Fisher
W. Baldus
E. Perdu
MINUTES OF THE 310TH REGULAR MEETING OF THE
The Meeting was called to
order at
WTPC Members Present: Wilber Woods;
Paul Zalucha,
Members Absent: Gerry Calhoun
Also Present: Martha Zeeb,
OLD BUSINESS:
I. Mr. Kingsley introduced the Planning
Commissioners and then reviewed the minutes of the
EE. The Township Board meeting will be next Tuesday.
FF. Don Heller moved, 2nd by Paul Zalucha, to accept the meeting agenda with the exception of
removing Item D –Dunlavy Farms Site Condo from Old
Business. Motion carried.
III. Public
Hearing was next on the agenda (see attached)
IV. Mr. Kingsley asked for comments from
citizens: None.
V. Motion by Don Heller, 2nd by Paul Zalucha, to table
the Historic District Ordinance until a future date when the agenda is not so
full. Motion carried.
VI. Mr.
Kingsley related that he will find out if CJ Party Store is finished.
VII. Paul Zalucha moved, 2nd by Don Heller, to table discussion of Road Side
Stands until a future date when the agenda is not so full. Motion carried.
VIII. Mr.
Kingsley said plans have been submitted and the fees paid for the Dunlavy Farms Site Condo.
The Developer has requested a Special Meeting to hold a public
hearing. Motion by Don Heller, 2nd
by Paul Zalucha, to hold a public hearing at a
Special Meeting on Tuesday, November 25, 2003 at 7:30 p.m. Motion carried.
IX. Schafer
Development LLC’s request to rezone 281.36 acres from
A-1 to MHP was next on the agenda. Don
Heller moved, 2nd by Wilber Woods, to table consideration to rezone
281.36 acres from A-1 to MHP until the
NEW BUSINESS: None
X. Mr. Kingsley asked for comments from
citizens and several people had questions on the next MHP meeting.
XI. Under
General Discussion Mr. Kingsley informed the Commissioners of a workshop on
XII. Don Heller
moved, 2nd by Paul Zalucha, to adjourn.
Motion Carried. The meeting adjourned at
NEXT MEETING DATE:
Regular
Meeting,
Special Meeting
– Public Hearing,
Respectfully
Submitted,
Wilber
Woods, Secretary
WW:mlz
copy to: D. Fisher
W. Baldus
MINUTES OF THE 311TH REGULAR MEETING OF THE
The Meeting was called to
order at
WTPC Members Present:
WTPC Members Absent: none
Also Present: Martha Zeeb,
OLD BUSINESS:
I. Mr. Kingsley reviewed the minutes of the
A.
Don Heller moved,
2nd by Paul Zalucha, to approve the
Regular Meeting Minutes as printed.
Motion carried.
B.
Paul Zalucha moved, 2nd by Don Heller, to approve the
Public Hearing Minutes as printed.
Motion Carried.
II. Township Board Report and
Approval of the Agenda was next on the agenda.
GG. Mr. Kingsley passed around documentation from the
October 21st and November 18th Township Board Meetings.
HH. Paul Zalucha moved, 2nd
by Don Heller accept the agenda as printed.
Carried.
III. Public Hearing on the
Schafer/Nixon rezoning request was next on the agenda (attached)
IV. Citizens Wishing to Address the
Commission: None
V. Old Business items were next on the
agenda.
A. Mr. Kingsley said that the
Historic District Ordinance and Roadside Stand and nurseries have been
tabled.
B.
Dunlavy Farms Site Condo is tabled until
II.
John Westman moved, 2nd by Paul Zalucha,
to table discussion on the MHP rezoning request until December 17, 2003 Regular
Meeting at 7:30 p.m. Motion
Carried. Mr. Kingsley said he would try
to get this room in the
NEW BUSINESS: None
VI. Comments from Citizens: Dale Burkett
said his group’s website is WebsterNeighbors.org.
VII. Motion by Don Heller, 2nd
by Paul Zalucha, to adjourn. Motion carried. The meeting adjourned at
NEXT
MEETING DATE:
Special Meeting and Public Hearing,
Regular
Meeting,
Respectfully
Submitted,
Wilber
Woods, Secretary
WW:mlz
copy to: D. Fisher
W. Baldus
E. Perdu
SPECIAL MEETING
The Meeting was called to
order in the Township Hall at
WTPC Members Present:
WTPC Members Absent: None
Also Present: Martha Zeeb,
I. Mr. Kingsley explained that this meeting is
to hold a public hearing and make a decision on the Dunlavy
Farm Site Condo Phase 3.
A.
Mr. Kingsley asked Jack Campbell, the developer, and Chris- his
Engineer, to explain their request. Mr.
Campbell said they plan 15 lots in Phase 3 each about 1 ˝ acre in size in a
cluster development. They will abandon the cul-de-sac and continue the road
from Phase 1 around through Phase 3 to connect with
B.
Mr. Kingsley opened the public meeting to questions from the
Commissioners.
1.
Gerry Calhoun asked if we have the Master Deed.
2. Paul Zalucha said
the Drain Commission letter has many concerns.
Much discussion followed on the drainage of the site and the wetland
next to
3.
Paul Zalucha said we are missing items H J M O Q S X of the plan
requirements.
4.
Paul Zalucha asked about the 2 sign easements. Mr. Campbell said they don’t need them as the
2 lots are now part of the community as open space. He will put up 1 permanent sign. Mr. Kingsley said he must get a sign permit
and meet our Sign Ordinance requirements.
5.
6.
C.
Mr. Kingsley opened the public hearing to comments from citizens.
1. Bill Jansson, V.P.
of the Dunlavy Farms Homeowner’s Association was
concerned about the potential access road.
He was sure others would use it to avoid congestion at Mast and North
Territorial Roads, which would be a danger to their kids. It is a burden to maintain the private road,
especially if it
is used by others. He felt these lots
are less than 2 acres, which would have an inconsistent look and will make
their property less desirable. He was
also concerned with water drainage coming onto them.
2. Bill Bathgate asked if the County has asked
for the potential access roads. Mr.
Kingsley said the Township asked for them so 30 years from now people can
travel within the developments without going onto the main roads and they can
also support emergency vehicles. The
access road will not be built for current use.
3. Mr. Cramer (?) said the main roads have lots
of traffic so any relief from the corner of Mast and N. Territorial would be
used. Their children in the neighborhood
would be in danger. Chris, the engineer,
said providing a 66’ wide access on a survey map is a normal planning
procedure. A breakaway gate can be used
so fire trucks can get through.
4. Craig Pritchard said people would want to use
the access from the west
to
5. A man said there are 25 children in their
subdivision and he is concerned if traffic cuts through.
6. Chris said the retention pond is unsightly
and children safety is an issue. This
plan is not a continuation of the original plan as they have 2 acre lots.
7. Jim Webby said during heavy rains lots of
water from the south goes to his back yard.
More houses would increase the run off.
1)He was concerned that the septic fields from
the new houses would be near his well and water would go over his well as it
travels north. 2) He doesn’t want a 12’ deep water hole but feels it is better
to fence 1 hole and use shrubs to hide it than to have 3 shallower water holes.
3) They all bought property here based on the original plan, before changes
were made.
8.
Craig Gilbert
said the drain tile is insufficient as run off water goes through his property.
9.
A man said there
is a river from the north as the southwest corner of the property is high.
10. Jack Carlson said he is on the Homeowner
Association Board and asked if they would be responsible if a car goes into the
pond by
11. Mr. Pritchard said he is the Treasurer of the
Homeowner’s Association and their Insurance said the pond is an attractive nuisance.
12. Mr. Kingsley closed the public comment
portion of the Public Hearing.
D.
Mr. Kingsley asked for further questions from the Commissioners.
1. Gerry Calhoun said a
2, Carl Frankena
said Jack Campbell is not the developer of the original phase which is why this
plan is different.
3. Paul Zalucha asked
how many sites would be lost if these were 2 acre instead of 1 ˝ acre. Jack Campbell said it would be similar but
they might loose lots. They are trying
cluster.
4. Paul Zalucha asked
what they plan for the open space. Mr.
Campbell said the residents would decide.
He wants the road under the common control of the Association, but if he
sells to someone else all bets are off.
5.
Mr. Kingsley said if the pond should be installed as described, he asked
about maintaining the storm water pond and a budget to maintain the
fences. Jack Campbell said they can
reduce the size of the pond but tributaries to the pond only carry 10-year
storms.
6.
John Westman did not see a need for road
access to the west unless that development is part of the Homeowners
Association. Gerry Calhoun said
eventually all the land will be built out and our main roads are a mile
apart. Paul Zalucha
said the property to the west has other options and does not need to have
access into Dunlavy Farms.
7. Mr. Kingsley closed the public hearing at
II. Mr. Kingsley opened the Special
Meeting to discussion of Dunlavy Farms Site Condo
Phase III.
A. Mr. Kingsley suggested Chris work with Bruce
to assure drainage is not going north as it does now and to lessen the pond, as
there are only 30 homes. Lots 16,12 and 10 need drainage attention. John Westman said
the slope of the pond bank is an issue also.
B. Paul Zalucha moved,
2nd by Don Heller, to table Dunlavy Farms
Site Condo Phase III until the January Regular Meeting of the Webster Twp.
Planning Commission so issues can be addressed.
These issues are: 1) proper labeling of the site plan as combined
preliminary and final site plan, 2) Lot calculation specified, 3) Mark Reading
needs to review the Master Deed and Amendment, 4) minimize drainage to the
north and fix water problems on this site so no water is directed to the rear
of the Phase 3 lots, 5) building locations described, 6) soils information
provided, 7) Drainage courses defined, 8) sign ordinance met, 9) review options
of water retention with
III. Don Heller moved, 2nd
by Wilber Woods, to adjourn. Motion
Carried and the Meeting adjourned at
Respectfully
Submitted,
Wilber
Woods, Secretary
WW:mlz
copy to: D. Fisher
W. Baldus
MINUTES OF THE 312TH REGULAR MEETING OF THE
The Meeting was called to
order at
WTPC Members Present: Wilber Woods;
Paul Zalucha,
Members Absent: None
Also Present: Martha Zeeb,
OLD BUSINESS:
I. Mr. Kingsley introduced the Planning
Commissioners and then reviewed the minutes of the
JJ.
The Township
Board appointed Don Heller and Rick Kleinschmidt for
3-year terms to the Board of Appeals.
KK. The Township Board appointed John Westman
for a 3-year term to the Planning Commission.
LL. Don Heller moved, 2nd
by Paul Zalucha, to accept the meeting agenda with
date corrections in items 2 and 6-C.
Motion carried.
III. Mr.
Kingsley asked for comments from citizens.
A.
Mr. Jacobs asked if he could speak during the MHP discussion and Mr.
Kingsley said yes.
B.
Jonathan Mullins requested the rezoning to MHP be denied, as their
numbers do not make sense. He did not
feel the Master Plan was in error just because a MHP area is not designated in
the Zoning Ordinance. They say the
mobile condo would bring in $140,000/ year but we are not sure they would do
what they propose if it is rezoned. The
schools would be under funded. The site
does not perk so they want to pollute the
C.
Dale Schotts said MHP don’t help communities –
they drag them down. He asked the
Planning Commission to turn it down.
VI. Mr. Kingsley related that the Historic
District, and the Roadside stand and nurseries are tabled. Dunlavy Farms Site
Condo is tabled until
V. Request by Schafer Development LLC
to rezone approximately 281 acres of the Nixon property from A-1 to MHP was
next on the agenda.
A.
1. The Township defines a MHP as “a parcel under
the control of a person upon which 3 or more mobile homes are located…”. The applicants
are proposing a Licensed Manufactured Home Condominium Community where
residents own their own lot. This does
not conform to the definition of a MHP.
2. The applicants have alleged an error in the
Webster Township Zoning Ordinance as no lands are zoned MHP. However, a recent court ruling states that
townships must only provide a “lawful method by which to obtain rezoning”.
3. The applicants have alleged that a change in
the viability of agriculture makes A-1 zoning invalid. However, A-1 zoning does allow other options
and development is allowed at a density of 1 unit per 2 acres. Moreover, this is a rural area with gravel
roads, no water or sewer service, and there is a significant amount of actively
farmed land nearby, adjacent to, and on this parcel.
4.
The development would cost the Township a lot in additional police, fire
and emergency medical services regardless if taxed as the applicant proposes or
as a traditional MHP. There is no
guarantee the development will not be a traditional leased community. The
Washtenaw County Road Commission has not commented on the Traffic Study
provided by the applicant and we don’t assume they will have the budget and
priorities to make all the necessary improvements on these roads.
5. MHP rezoning is not necessary to provide
affordable housing. The scenario where
by the owners would own their land ($30,000) and a manufactured home ($70,000)
can be done under current A-1 zoning for the same price. Land sales in
6.
This petition conflicts significantly with the Township Master Plan and
approval would deny the Township the power to enforce the Master Plan. Private water/wastewater treatment systems
would allow more urban developments throughout the Township. Approval would create a spot zoning precedent
for mixing densities without transitions.
It would be detrimental to the Township.
B.
Mr. Robert A. Jacobs, representing Schafer Development and Grand/Sakwa Properties, presented a supplemental report to the
Planning Commission dated
1.
Mr. Jacobs restated that there is a need for alternative housing as the
Zoning Act requires and that the MHP Commission has not approved the Township
Zoning Ordinance. There is a change in
the community as agriculture practices are not viable in today’s world. He stated that the developer is willing to
limit the project to no more than 1200 units by an enforceable Development
Agreement. The project would always be a licensed community under the Mobile
Commission Act as 3 units would be licensed out of all of the units to maintain
licensure. They intend to convert these
to condominium where they would all be taxed as ad velorium
property. The phased project would take
8-12 years to complete and their experts have shown it will not be a burden on
the Township or schools or infrastructure. He thinks their proposal is a
reasonable and appropriate use for this site.
2.
Mr. Bill Anderson, of Atwell-Hicks, Inc., presented their report which
compared the Nixon site with the Master Planned MHP site. He concluded that in his opinion neither site
is viable under the Master Plan as the
3. Mr. Jacobs stressed that public sewer and
water is not currently available on the
C.
Mr. Kingsley asked for questions from the Commissioners.
1. Paul Zalucha said
cluster development would be allowed with current zoning on the Nixon property
so it could have more than 40 units. Mr.
Jacobs did not feel clustering would make a dramatic change in the yield.
2. Paul Zalucha
questioned the accuracy of the information in the 4” binder. Mr. Jacobs said the consultant’s reports are
correct to their best knowledge.
3. Paul Zalucha said
the schools would not receive the full funding instantaneously. Mr. Jacobs admitted there is a phasing
problem but there is revenue sharing from the State. Jack Hosmer said
the School Superintendent did a cash flow analysis on revenue but the costs
need a cash flow analysis also.
4. Paul Zalucha asked
if there is data on the amount of affordable housing the Township should have? Mr. Jacobs said
there are no numbers but Joe Van Esley is an expert
with vast experience in local real estate.
5. Gerry Calhoun said the proposed project would
double the number of homes in
6. Paul Zalucha asked
how big is the surrounding area? Mr. Jacob said there is no legal definition.
7.
8. John Westman moved,
2nd by Don Heller, to adopt the report of
a.
b. The vote was taken and it passed
unanimously.
VI. Mr. Kingsley asked for comments
from citizens.
A.
Steve Bemis, of the Webster Neighbors for Responsible Growth applauded
everyone for the civil discussion and thanked the Commissioners for their
careful consideration of this matter.
B. John Manney thanked
the Planning Commission for their decision, as it is best for the Township, and
he did not want to drastically alter the character of the neighborhood.
NEW BUSINESS: None
VII. Don Heller moved, 2nd by
Paul Zalucha, to adjourn. Motion Carried. The meeting
adjourned at
NEXT MEETING DATE:
Regular
Meeting,
Respectfully
Submitted,
Wilber
Woods, Secretary
WW:mlz
copy to: D. Fisher
W. Baldus