CHARTER TOWNSHIP OF CANTON PLANNING COMMISSION PROCEEDINGS December 2, Dodson, Engel, Greene and McLaughlin Cambridge, Garrett, Lieberman

Transcription

1 CHARTER TOWNSHIP OF CANTON PLANNING COMMISSION PROCEEDINGS December 2, 2013 A Regular meeting of the Planning Commission of the Charter Township of Canton was held at 1150 South Canton Center Road on Monday, December 2, 2013 Chairman Greene called the meeting to order at 7:00 P.M. and led the Pledge of Allegiance to the Flag. ROLL CALL: Members Present: Absent: STAFF PRESENT: Dodson, Engel, Greene and McLaughlin Cambridge, Garrett, Lieberman Goulet, and Wolosiewicz APPROVAL OF THE MINUTES OF NOVEMBER 4, 2013 Motion by Dodson, supported by McLaughlin, to accept the Minutes of November 4, 2013, as presented. Ayes all present on a voice vote. ACCEPTANCE OF AGENDA: Motion by McLaughlin, supported by Engel, to accept the Agenda as presented. Ayes all present on a voice vote. PUBLIC HEARINGS SLU-1812 PLYMOUTH CANTON MIDDLE SCHOOL - Consider special land use for a public school for parcel nos , and Property is located north of Cherry Hill between Canton Center and Beck Roads. Ms. Wolosiewicz stated that the Plymouth Canton Community Schools proposes to construct a new middle school on the subject property. Ms. Wolosiewicz indicated that the parcels were recently rezoned to R-2, Single Family Residential to accommodate construction of the school. Ms. Wolosiewicz explained that schools are considered to be special land uses in the Zoning Ordinance in residential districts because typical activities require additional scrutiny to assure compatibility with surrounding neighborhoods. Ms. Wolosiewicz indicated that the State Superintendent of schools is the approval authority for the site plan and issues the construction permits for public schools. Ms. Wolosiewicz indicated that stormwater permits are approved by either Canton Township Public Works or Wayne County Department of Public Services and roadway design by Wayne County DPS. Ms. Wolosiewicz stated that the proposed middle school will house grades 6 8 with 800 students and 75 staff members at capacity and that the hours of operation are generally from 7:30 am for staff arrival to 6:00pm for conclusion of athletic events. Ms. Wolosiewicz stated that there will be 14 buses daily. Ms. Wolosiewicz explained that the special land use criteria contained in Article 27 provides guidance to evaluate whether or not this use is appropriate for this location and that the greatest concern is the potential traffic impact on Cherry Hill Road and detrimental effects that may result from construction of the new school.

2 Planning Commission Proceedings 2 December 2, 2013 Ms. Wolosiewicz indicated that the Zoning Ordinance provides for landscape screening for road frontage and for adjacent residential properties. Ms. Wolosiewicz indicated that the concept plan shows adequate space is available to meet Ordinance standards for screening however the design shown does not comply with the letter of Article 5 for landscaping. Ms. Wolosiewicz stated that the quantities and sizes of plant material are less than required. Ms. Wolosiewicz stated that sod and irrigation are not proposed and that a retaining wall is shown for the road frontage to prevent vehicle lights from shining offsite. Ms. Wolosiewicz explained that the State has established standards for school landscaping including various methods of screening and that the plan shown exceeds those requirements. Ms. Wolosiewicz indicated that it should be noted that a charter high school is proposed on property adjacent to the west and that facility anticipates 800 students at full capacity and 40 staff members. Ms. Wolosiewicz explained that Township staff has been meeting with representatives of both schools and Wayne County Department of Public Services to devise a solution to mitigate the unavoidable traffic issues that will result from addition of the two schools on Cherry Hill Road. Ms. Wolosiewicz explained that students will be bussed to the middle school or will either drive to or be dropped off at the high school. Ms. Wolosiewicz explained that the County has funding available to assist with Cherry Hill Road improvements but the programs require financial participation from all parties. Ms. Wolosiewicz indicated that a traffic signal has been proposed by the Charter School at Country Club Drive however, that location will cause delays for the Middle School unless the two parties opt for a shared entrance. Ms. Wolosiewicz stated that at this time both schools are reviewing the proposals for funding and Wayne County is evaluating traffic data to finalize the improvements that will be needed. Ms. Wolosiewicz explained that configuration of the site and location of driveways may change based upon Wayne County s analysis and subsequent decision regarding road improvements including location of the traffic signal. Ms. Wolosiewicz indicated that the photometric plan for the school is forthcoming and that staff will review it for conformance with Ordinance standards and work with them to assure compliance. Ms. Wolosiewicz stated that there is no lighting proposed for the track and tennis courts. Ms. Wolosiewicz indicated that the dumpster enclosure is not 8 feet tall per Article 2.14 of the Ordinance. Ms. Wolosiewicz explained that the property has been rezoned to R-2, Single Family Residential which permits a building height of 35 feet at the midpoint of the roofline. Ms. Wolosiewicz explained that architectural features such as the cupola on the building may extend a maximum of 20 feet higher for a total of 55 feet and that building height as measured at the midpoint of the roofline is shown as 31 ½ feet. Ms. Wolosiewicz indicated that dimensions provided on the architectural sheets show the cupola to be in excess of 55 feet. Ms. Wolosiewicz stated that the location of the cupola feature and building in relationship to the property lines is such that it meets the intent of the Ordinance provision. Ms. Wolosiewicz indicated that the school district has also provided a supplementary letter regarding their intent to participate with the County in the road improvements pending school board approval.

3 Planning Commission Proceedings 3 December 2, 2013 Motion by Dodson, supported by Engel, to open the public hearing. Ayes all present on a voice vote. Mr. Brodie Killian, Deputy Superintendent of Business and Operations for the Plymouth Canton Community Schools, introduced his team to answer additional questions. Mr. Killian stated that they are very fortunate to build a new school in Canton and that the design is a collaborative approach that meets both the students, residents and community goals. Mr. Killian explained that they have met with the Charter School, Township and Wayne County to come up with a safe design as well as a roadway that will be beneficial to all. Mr. Killian stated that the new school is a result of a bond issue which was passed in May Mr. Killian stated that this allows for the closing of Central Middle School in Plymouth and bring a middle school closer to the population base which will have many benefits in the future. Mr. Killian indicated that the 2 story building is a proven prototype such as the one in Walled Lake, Michigan and has been designed in a way that is safe and accessible with all the features needed in the 21 st century for a competitive market for education. Mr. Jack Knowles, Spaulding DeDecker, explained that the west property line is at the midway point between Beck and Canton Center Roads. Mr. Knowles explained that the site will have two access drives with the easterly drive proposed for signalization. Mr. Knowles indicated that that main entrance and parking lot with the drive to the east side of the building is for general student drop off and that the westerly drive is for bus and staff access. Mr. Knowles indicated that the drive in front of the school building has limited parking for visitors and that the athletic area is to the north of the building. Mr. Knowles stated that there will be a one-way drop off and pick up system for students. Mr. Knowles indicated that there is access around the entire building for fire department access. Mr. Knowles explained that the athletic fields may not be built in the initial phase due to funding. Mr. Knowles explained that further north of the athletic field is the stormwater detention pond so that all of the water from the site will drain to the north and then be pumped out to Cherry Hill Road to the ditch. Mr. Knowles explained that landscaping is designed to the State of Michigan standards but have exceeded them significantly. Mr. Knowles explained that landscaping is slightly short of the Township requirements primarily in quantities and size of material. Mr. Knowles explained the west entrance to the site will not be signalized but will be right turn in and right turn out only. Mr. Knowles explained that Cherry Hill Road will have 3 lanes with a center turn lane plus an east and west bound lane with a deceleration and acceleration lane at each entrance. Mr. Knowles stated that the Charter High School will have the same design in front of their school and is a continuation across the road frontage. Chairman Greene asked for comments from the audience. Manoj Desai, 626 Sandalwood, Canton, MI, 48188, stated that he was concerned with traffic increase to Cherry Hill Road and that 2 schools will make it worse. Mr. Desai requested a copy of the traffic study and inquired how the data was obtained. Mr. Goulet stated that the traffic study has been forwarded to Wayne County for review for both sites. Mr. Goulet explained that the Township did a consolidated traffic study based on assumptions of both schools. Mr. Desai urged the Township and both schools to work together and arrive at one solution to avoid potential frustrations.

4 Planning Commission Proceedings 4 December 2, 2013 Mr. Goulet explained that road improvements to Cherry Hill Road are being moved up by Wayne County to Mr. Goulet explained that both schools will need to participate and pay for the federal match for that money and to pay for the engineering in order for this to occur. Mr. Goulet stated that the overall traffic study makes the recommendations which will result in intersection improvements at both Beck Road and Canton Center Road which would be 3 lanes across the entire road segment and enclose the stormwater system. Mr. Goulet explained that both schools must agree to participate in order for Wayne County to adjust the federal funding within the transportation improvement program. Mr. Goulet stated that once an agreement is entered into the funds will be placed on deposit with the Township to pay for their share of their improvements. Mr. Goulet stated that if all goes as proposed then the Township Board will take action to enter into an agreement with Wayne County to construct the improvements in Commissioner McLaughlin inquired of the schedule as to when it will be determined the schools will participate with Wayne County regarding Cherry Hill Road. Mr. Killian explained that they met with Wayne County last week along with their legal and bond counsels to ensure they are in compliance. Mr. Killian stated that it appears they are very close and will meet with representatives soon and would hope to have a resolution in place by December 9, Commissioner McLaughlin inquired as to the Charter School decision. Mr. Goulet stated that the Charter School is on board and that there is a general letter of commitment to Wayne County with regards to some issues. Mr. Goulet explained that Wayne County will work out these issues before they finalize the agreements with the two schools. Commissioner Engel inquired of the location of the traffic signal has been determined. Mr. Goulet explained that that traffic signal will align with County Club Drive across from the Charter School. Mr. Goulet stated that one proposal is for the two schools to use one consolidated drive at Country Club Drive rather than 2 separate traffic signals but that is something that still needs to be worked out. Mr. Goulet explained that the traffic signals will only be active during school hours but Wayne County must review the traffic model to determine the final design plans. Commissioner Engel inquired whether the road improvements or schools will be constructed first. Mr. Goulet explained that the Charter School is scheduled to be opened in the fall of 2014 which means the traffic improvements would occur in Mr. Goulet explained that temporary drives would be installed. Commissioner McLaughlin indicated that it is important to note that the Charter High School will start with grade 9 and then add a grade each year so the impact will not be as severe if it there was a full school. Mr. Goulet stated that the Charter School will be at full capacity by Commissioner McLaughlin indicated that Wayne County has agreed to install a traffic signal at Saltz and Beck Roads which will help alleviate traffic. Commissioner McLaughlin explained that the Plymouth Canton School District, the Charter School and Township have been working together as they are aware that there would be an impact to the area.

5 Planning Commission Proceedings 5 December 2, 2013 Nick Revezzo, 404 Innsbrook, Canton, MI 48188, stated that he was concerned that the traffic signal at Country Club Drive would become one of the main spurs as an intersection. Mr. Revezzo explained that the roads in the subdivision are privately maintained and hope they will not see additional traffic using their roads. Mr. Revezzo stated that he hopes Wayne County will take this into consideration and do something to mitigate this from occurring. Commissioner McLaughlin stated that many of the schools are situated so that they encourage walkers and inquired whether the majority of the students will be bussed or walk. Mr. Brody explained that as a result of the new school some redistricting will be needed and that they want to get the people closer to their neighborhood school. Mr. Killian stated that there may be an increase in student walkers but would still anticipate a similar split as seen at most schools. Mr. Killian explained that they try to be cognizant of this and will develop a plan which addresses this issue. Mr. Knowles indicated that they anticipate pedestrian traffic and that there will be a crosswalk at the signal. Mr. Knowles stated that Wayne County requires a 5 foot sidewalk section but have planned for an 8 foot sidewalk in anticipation of walkers and bike riders. Motion by Dodson, supported by Engel, to close the public hearing. Ayes all present on a voice vote. Commissioner McLaughlin stated that the building is beautiful and will be an outstanding addition to the community. Commissioner McLaughlin indicated there is a double row of evergreens proposed between the 2 schools. Mr. Goulet explained that this is a requirement of the state school code and would ask them to coordinate between the 2 schools. Commissioner McLaughlin suggested using White Spruce trees instead of the Austrian Pine trees proposed for the site. Mr. Knowles was receptive to the suggestion. Commissioner McLaughlin requested that the detention basin plantings are reviewed. Commissioner McLaughlin requested an explanation of the berm and wall detail. Mr. Knowles explained that will be a recess to the south end of the parking lot and will place a wall along the south edge so the top of the wall is 3 feet higher than the parking lot. Mr. Knowles explained that they will berm the area between the retaining wall and sidewalk so that the highest point on the berm will be 6 feet above the parking lot grade so that one will not see the parking lot from the street. Commissioner Dodson stated that the school is gorgeous and congratulated the school for working with the Township and appreciated their efforts as they do not have to because of the State and Wayne County regulations. Chairman Greene concurred with those sentiments and agreed that the building will be a great addition to Canton. Chairman Greene stated that he understands there will be issues with regards to traffic but it appears that everyone involved has had open communication and very cooperative.

6 Planning Commission Proceedings 6 December 2, 2013 Motion by Engel, supported by McLaughlin, to move to recommend approval of the special land use request for the Plymouth Canton Middle School conditioned upon receipt of an acceptable photometric plan and a final traffic management plan approved by Wayne County to resolve the traffic impacts created by the new school facility. Ayes: Absent: Dodson, Engel, Greene and McLaughlin Cambridge, Garrett, Lieberman NEW BUSINESS - STAFF REFERRAL SPP-1879 THE HAMLET ENCLAVES PHASE 2 Refer review of site plan for parcel nos and Property is located east of Ridge Road between Proctor and Geddes Road. 027-PDP-1892 PARKSIDE ESTATES PRELIMINARY PDD Refer review of preliminary PDD for parcel nos , , Property is located on the north and south side of Ford Road east of Napier Road. Motion by Dodson, supported by McLaughlin, to refer the Item site plans to staff. Ayes all present on a voice vote. NEW BUSINESS-SET PUBLIC HEARING FOR JANUARY 6, SLU-1784 CANTON RETAIL/CAR WASH DEVELOPMENT Set public hearing for January 6, 2014 to consider special land use request for a car wash for parcel no Property is located north of Hanford and west of Canton Center Road. 117-PDDA-1883 THE HAMLET PHASE 3 PDD AMENDMENT Set public hearing for January 6, 2014 to consider PDD amendment for parcel nos and Property is located west of Denton between Proctor and Geddes Road. Motion by McLaughlin, supported by Engel, to set the Item 3 public hearings for January 6, Ayes all present on a voice vote. REPORTS, DISCUSSION AND CORRESPONDENCE ADJOURN. Motion by McLaughlin, supported by Engel, to adjourn the meeting. Ayes all present on a voice vote. Connie Wade Recording Secretary