SAGINAW CHARTER TOWNSHIP PLANNING COMMISSION SAGINAW CHARTER TOWNSHIP HALL FEBRUARY 7, 2018 Members Present Members Absent Others Present B. Gombar S. King, Dir. of Community Development S. McGraw M. Mahlberg, Attorney M. Peterson C. Edlinger, Recording Secretary B. Nelson J. Howell G. Fahndrich C. Nolan Mr. Gombar called the meeting to order at 7:00 p.m. Approval of Minutes: Motion by Mr. Fahndrich, supported by Mr. Howell, to approve the minutes of October 18, 2017. New Business: A. SUP-18-02 and TPP-18-01 D&M Site, Inc. of Carrollton, Michigan, on behalf of Matekel, Inc. of Saginaw, Michigan, is requesting a Special Use Permit and Tentative Preliminary Plat approval for the development of a 31-lot subdivision on 9.11 acres of land. This property is on the west side of Mackinaw Road, north of Shattuck Road and adjacent to Grace Baptist Church. This development will be known as The Homestead. Mr. King presented a power point presentation regarding the Planned Neighborhood Development proposed by Matekel, Inc. The proposed plat consists of 31 single-family residential lots located on the west side of Mackinaw Road approximately 0.3 miles north of Shattuck Road. The proposed Tentative Preliminary Plat will be located on the north side and adjacent to Grace Baptist Church, and on the south side and adjacent to single-family residential properties. Lots within this proposed development comply with the minimum requirements and approved variance requirements approved at the Board of Appeals meeting on December 13, 2017. The developer requests a Special Use Permit for Planned
Neighborhood Development status that would provide for minimum lots of 65-feet wide by 120- feet in depth, maintaining at least 8,000 square feet of land area. A dimensional variance was approved at the December 13, 2017 Board of Appeals meeting for reduced lot dimensions applicable to lots 13-19 of this development. The proposed lots meet the minimum requirements of the Planned Neighborhood Development classification of the Zoning Ordinance, with exception of lots 13-19 that have been previously approved for a dimensional variance. The Planned Neighborhood Development ordinance provides for a zoning mechanism via Special Use Permit intended to allow flexibility in lot sizes; provide development standards and guidelines to promote compatibility between existing and new development; and eliminate regulatory constraints to residential infill development. The proposed subdivision development meets the applicable requirements to allow a Planned Neighborhood Development Special Use Permit, including: Lot size (between the minimum five acre and maximum ten acre area) Zoning (must be R-1 or R-1A) Use (single-family dwellings) The proposed development complies with Planned Neighborhood Development ordinance requirements for circulation, including the provision of access to all lots, uses and buildings within the development, and the connection of the proposed plat to adjacent developments. The development will be required to adhere to design and landscaping requirements of the PND ordinance. Each plat is required to follow the same three steps for review and approval: 1. Tentative preliminary plat submitted for tentative approval. 2. Preliminary plat submitted for approval. 3. Final plat submitted for final approval. In reviewing the Tentative Preliminary Plat, the primary focus is to review and approve the lot sizes, lot orientation, and street layout and the application of all current plat regulations, so that the developer and engineer(s) can prepare and submit a preliminary plat plan for approval. The overall layout of the subdivision makes effective and efficient use of the available development space. The project provides for two points of access from significant roads to the new residences, both from Mackinaw (a minor arterial) and through local street connections via the proposed Archwood Place extension between lots 8 and 9, Hemmeter Road (a collector). Homestead Court, the subdivision s street, will provide primary access for residents to and from Mackinaw Road, with additional access through connection to Archwood Place, connecting to Clement Drive approximately 476 feet north, then to Hemmeter Road approximately 770 feet to the west. Whereas the proposed single-family subdivision The Homestead meets the requirements of the Saginaw Charter Township Zoning Ordinance with approved dimensional variances and the Subdivision Control Ordinance as well as the Residential Development Standards within Saginaw Charter Township, staff recommends approval of the Special Use Permit (SUP-18-02) 2
as well as the Tentative Preliminary Plat (TPP-18-01) to the Township Board with the conditions listed in staff s report. There was discussion among the members of the Planning Commission. Mr. Nolan inquired about Lot 16 and whether or not a driveway could go through the entire lot to have an egress/ingress on Tiffton Drive and what were the plans for Tiffton Drive. Mr. King stated since Tiffton Drive is a stub street for a future development and after many discussions with the developer and the road commission it was decided not to use the stub street at all and to create the proposed road into a cul-de-sac. The ingress/egress would be provided from Mackinaw and through Archwood. Future plans for Tiffton would be at the discretion of the Saginaw County Road Commission. Mr. Nelson inquired on the size of the proposed homes. Mr. Matekel stated between 1,300 and 1,800 square feet. Mr. Gombar inquired about the storm sewer going out to Mackinaw and Mr. John Morey stated that it would be going out to Mackinaw with a detention basin located between Lots 1 and 2. Mr. Gombar also inquired about Briarwood Park and whether it was in a combination sewer district and was concerned with overloading the current system with this proposed development. Mr. Morey stated there will be rear lot drainage installed as required by the Township ordinance along with the detention system. Mr. Peterson inquired about the lot immediately south of Lot 1 and why it was not part of the proposed subdivision. Mr. Morey explained Lot one has an existing single family dwelling on it already and is owned by Matekel Inc. so it was included with the plat. However, the dwelling in question is currently owned by Mr. Sawatzki and will not be part of the proposed subdivision. Mr. John Morey, a representative from D&M Site, Inc. on behalf of Mr. Gregg Matekel, owner/developer of Matekel, Inc., was present to answer any questions. Mr. Morey stated there was never any intention of a driveway from Lot 16 to Tiffton Drive. There were many meetings with the Saginaw County Road Commission to not extend through Tiffton as all the utilities are there. This is the first step of the 3-step process through the State of Michigan for platting a parcel. When they return with their site plan for Step 2 (the Preliminary Plat) it will look very much the same as presented at tonight s meeting. Mr. Matekel has a great history with the Township in developing different subdivision and feels this proposal subdivision will fill a need for people desiring to downsize from their current residencies. Mr. Gombar than asked for public comments in favor or in opposition to the proposed tentative preliminary plat. 1. Susan Garlick, 4121 Dickinson, was concerned with losing their privacy, the displacement of wildlife currently living in the vacant field, safety for her special needs child, and possible damage to her property during construction. Her main concern was with the extra traffic from the proposed development. Mr. Gombar stated he believes most of the residents would choose to use Mackinaw Road to enter or exit the subdivision. Mr. King stated if there is any problems with damage to their property to give the Township a call. 3
2. Alice Eurich, 3377 Archwood Place, was concerned with possible 2-story homes being constructed, the price of the homes, grading, and possible damage to their property during installation of utilities. Mr. Matekel stated he would not guarantee that a 2-story home would not be built but his current plans are for single story homes. The price of the homes will be between $200,000 and $250,000. Mr. Gombar stated the developer will not be allowed to raise the grading causing damage to any adjacent neighbors. 3. Ms. Kehr, 4319 Clement, was concerned with sewers and digging up the roads, with possible increase in their property taxes and traffic. As it is, she feels that drivers never stop at the intersection of Sherwood and Clement. Mr. Gombar stated only a small section may have to be dug up to make the connection and will let the Police Department know of her concerns with that intersection. Mr. King explained how the primary mechanism for a tax increase is through a sales study, comparable size, age, and trends in their neighborhood. It would have an indirect relationship as this is a new product with a different type assessment. 4. Ms. Harper, 4335 Clement, was concerned with increased traffic and displacement of wildlife. 5. Mr. Grybowski, 3913 Barrington Drive, was inquiring on whether the electrical lines would be buried and whether the development would include duplexes. Mr. Matekel stated the lines would be buried and the development would not include duplexes. There being no further comments, Mr. Gombar closed the public hearing portion of the proposed special use permit and tentative preliminary plat. Discussion followed among the Planning Commission members. Motion by Mr. Nolan, supported by Mr. Nelson, to recommend approval of the proposed Special Use Permit (SUP-18-02) to the Township Board with the ten conditions listed below: 1. Approval of a Preliminary Plat by the Fire Department, the Department of Public Services and the Community Development Department meeting all conditions set within this review. 2. All rear lot drainage easements must be 20-feet in width, with 10-feet on each side of the common property lot line. These rear lot easements must also run for the full length of all rear properties, regardless of whether or not it is part of the current drainage system. In between lots 13 and 14, 17 and 18, 27 and 28, a 20-foot-wide easement is required (not the 16-foot-wide easement shown.) 3. Per the Storm Water Management Plan, page 31, part xix: lot 1 will not be able to discharge directly to the detention basin. 4. The hydrant servicing the western portion of the subdivision shall be placed between lots 15 and 16. The detailed utility plans and profiles, when submitted, shall be reviewed and approved by the Township Engineer. 4
5. Exterior building wall finish on all primary structures, exclusive of windows and doors, that face the street shall consist of a minimum 35% brick veneer, rock, or stone masonry. No more than 15% EIFS, stucco, wood, or concrete-board shall be permitted. Excepting for metal roofs, exposed metal or exposed concrete block buildings shall not be permitted. 6. Decorative streetlights shall be required and approved by the zoning administrator at the cost of the developer, with operational and maintenance expenses of streetlights to be borne by property owners within The Homestead subdivision. 7. Landscaping shall be provided for each lot that is above and beyond that of the requirements listed in the zoning ordinance. Street trees are required on each lot. Trees shall be provided in the front yard, be placed at a rate of at least two per lot, and be at a maximum distance apart of 20-feet. Such trees shall be of the large deciduous type such as oak, hard maple, or similar type. Black locust, box elder, catalpa, elms, chestnut, poplars, and willows shall not be allowed. Trees shall be a minimum of eight feet in height at the time of planting. PND landscaping shall enhance the street frontage, and will promote privacy between units. 8. The proposed development shall comply with the Planned Neighborhood Development ordinance requirements including the provision of access to all lots, uses and buildings within the development and the connection of the proposed plat to adjacent developments. The development will be required to adhere to design standards and landscaping requirements of the PND ordinance. 9. Sidewalks must be installed and provided for, consistent with Section 314 of the Zoning Ordinance, so as to fully service all lots within the plat. 10. Each plat is required to follow the same three steps for review and approval: 1. Tentative Preliminary Plat submitted for tentative approval; 2. Preliminary Plat submitted for approval; and, 3. Final Plat submitted for final approval. Motion by Mr. Nolan, supported by Mr. Nelson, to recommend approval of the proposed tentative preliminary plat (TPP-18-01) with the same conditions listed above to the Township Board. Receive and File All Correspondence: A. A copy of the September, October, November, December of 2017 and January 2018 issues of Planning & Zoning News. Other New Business: 5
A. Mr. King presented a power point presentation regarding allowing cell towers with a Special Use Permit in a FC-1 Floodplain Conservation zoning district. B. Election of officers: Motion by Mr. Nolan, supported by Mr. Fahndrich, to recommend approval of retaining the current officers for 2018. C. Review of annual schedule: Motion by Mr. Nolan, supported by Mr. Fahndrich, to recommend approval of the proposed annual schedule with the exception of cancelling the scheduled July 4, 2018 meeting. Old Business: None Adjournment: Motion by Mr. Fahndrich, supported by Ms. McGraw, to adjourn the meeting at 8:04 p.m. 6