CHARTER TOWNSHIP OF CANTON PLANNING COMMISSION PROCEEDINGS April 3, 2017 A Regular meeting of the Planning Commission of the Charter Township of Canton was held at 1150 South Canton Center Road on Monday, April 3, 2017 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: STAFF PRESENT: Goulet APPROVAL OF THE MINUTES OF MARCH 6, 2017 Motion by Perkins, supported by Engel, to accept the Minutes of March 6, 2017, as presented. Ayes all present on a voice vote. ACCEPTANCE OF AGENDA: Motion by Dodson, supported by Perkins, to accept the Agenda as presented. Ayes all present on a voice vote. PUBLIC HEARINGS 1. 031-RZ-4042 MANSHLO REZONING Consider request to rezone parcel no. 031 99 0012 718 from RR, Rural Residential to R-2, Single-Family Residential. Property is located north of Ford Road between Beck and Ridge Roads. Mr. Goulet stated that the applicant proposes to rezone the subject property from RR, Rural residential (5 acre minimum lot size) to R-2, Single-Family Residential (minimum 20,000 square foot lot size). Mr. Goulet stated that the request is consistent with the Low-Density Residential (up to 2 dwelling units/acre) designation on the Future Land Use Map of the Comprehensive Plan is consistent with the R-2 zoning to the north and east. Mr. Goulet indicated that the property to the west is the Canton Charter Academy and Park West Apartments, which is controlled by a consent agreement. Motion by Dodson, supported by Perkins, to open the public hearing. Ayes all present on a voice vote. Mr. Patel, project sponsor, owner of Manshlo Enterprises, stated that the intention is to build homes on the property if the rezoning is approved and was happy to answer any questions. Chairman Greene asked for comments from the audience.
Planning Commission Proceedings 2 April 3, 2017 Tim Carr, 48910 Ford Road, Canton MI 48187, stated that he has lived along Ford Road for many years and have never opposed the progress of the Township. Mr. Carr stated that in the past few years the quality of life has declined in the Township due to building high density homes without improvement to the infrastructure. Mr. Carr indicated that it is very difficult to access Ford Road and that a discussion on roads need to occur. Mr. Carr indicated that one can build parks and hold concerts in the Township but if people are sitting in traffic or cannot access these areas it is useless. Mr. Carr stated that he is aware Ford Road is a state road which is dependent on federal funds and that there are other roads that take priority. Mr. Carr stated that he would suggest a Township road fund as it works successfully in other communities. Mr. Carr suggested that developers pay $25,000 to $100,000 for every new subdivision built or $50,000 per unit for each apartment in the Township depending upon the size. Mr. Carr stated that each new homeowner should pay an additional $10,000 for their home which would be placed into this road fund. Mr. Carr stated that this money could be placed with Wayne County who would then work with the Township to make the necessary road improvements. Mr. Carr explained that this would improve the quality of life for Canton residents by reducing the commuting time and access easier to venues like the parks and Summit. Mr. Carr stated that he understands progress but quality of life is not a matter of allowing development and shoehorning as many homes in per acre as possible. Mr. Carr stated that there are many ideas on road funding options that need to be investigated. Chairman Greene stated that it is an interesting concept that Mr. Carr presented as the Township does not own any of the major roads and thanked him for his comments. Ms. Geila Rajall, 48457 Ford Road, Canton, MI 48187, stated that she has lived along Ford Road her entire life and agreed that traffic is a concern and by rezoning to single family homes it will negatively impact the life of the people. Ms. Rajall indicated that there are an excess of homes for sale in Canton currently. Ms. Rajall asked that the Planning Commission take into consideration the area residents concerns as another dozen homes will make it more difficult to maneuver through the area. Motion by Dodson, supported by Perkins, to close the public hearing. Ayes all present on a voice vote. Commissioner Dodson stated that the road funding concept presented by Mr. Carr was creative and is something to think about and may be a good way to start in the right direction relative to the road issues. Chairman Greene stated that the history of Canton has been one where we get involved with other government entities and supply funding to help situations be better. Commissioner Dodson stated that she understands the traffic concerns but it is progress and there is nothing one can do to stop people from buying property and moving forward to develop. Commissioner Graham-Hudak inquired if there was any comment or thoughts on funding for roads. Mr. Goulet explained that there are several way to get funding for roads, either from Wayne County, the State of Michigan or to tax oneself. Mr. Goulet explained that Florida uses impact fees where one assesses an impact fee based on the cost of approving the road for development. Mr. Goulet stated that the State of Michigan does not have that option and has not enabled local communities to establish impact fees. Mr. Goulet stated that residents have turned down millage increases in the past for road improvements.
Planning Commission Proceedings 3 April 3, 2017 Mr. Goulet stated that the Township had committed millage towards intersection improvements and in the past many were improved with that funding, however, the millage went away as the Township budget changed over time. Mr. Goulet stated that the Township does spend money on the roads and is in the process of working out an agreement with Wayne County to improve Ridge Road between Ford and Warren Roads. Mr. Goulet stated that a portion of the road will be paved by a developer as part of a consent agreement. Mr. Goulet indicated that many of the roads such as Saltz and Beck Roads were improved as part of a special assessment district and the developers paid to pave them. Mr. Goulet stated that as of January 1, 2017, all residents will be paying higher gas taxes and registration fees to shore up the State and Canton roads fund. Commissioner Graham-Hudak inquired as to the sewer capacity with additional development in the Township. Mr. Goulet explained that the Township is one of the only communities in the State that have planned our community so that the utility plan and land use plan match in terms of build out. Mr. Goulet explained that when someone requests a plan amendment or higher density we can review and determine the sewer capacity or change in land use in that particular area. Mr. Goulet stated that with this particular property a maximum of 18-20 homes could be feasible under the R-2 standard due to the configuration of property. Commissioner Graham-Hudak stated that this would result in an additional 40 cars onto the road along with school busses. Mr. Goulet explained that they calculate 10 trips per day on a daily basis and 2 trips per house during peak hours. Mr. Goulet indicated that property could have road access into the existing subdivision as there is a stub street to the west of the property. Mr. Goulet explained that the original property owner held onto this property in the hopes that commercial development could occur but it was never planned for commercial development. Mr. Goulet indicated that there will be 2 points of access at Ford Road and one to the adjacent subdivision at River Way Road. Commissioner Graham-Hudak stated that based on the current rezoning criteria and the master plan they have no choice but to approve the request. Mr. Goulet explained that the rezoning request is the most appropriate land use from a compatibility standpoint. Chairman Greene stated that the master land use plan has taken a lot of the infrastructure in terms of water and sewer into consideration however, there are some things one cannot control and the Township must work with those entities. Mr. Goulet explained that the Township works on a daily basis with Wayne County and MDOT to review and discuss site plans and alternatives. A resident from the audience requested an overview of the zoning process. Mr. Goulet gave a brief overview of the rezoning and site plan process along with guidelines on how a project proceeds through the Township. Motion by Engel, supported by Perkins, to move to recommend approval of the request to rezone the subject parcel (tax parcel # 031-99-0012-718) from RR, Rural Residential District to R-2, Single-Family Residential District.
Planning Commission Proceedings 4 April 3, 2017 SITE PLANS 2. 072-SFP-4038 THE LANDINGS Consider request for final site plan approval for parcel nos. 072 99 0005 701 and 072 99 0005 708. Property is located south of Saltz Road and east of Ridge Road. Mr. Goulet explained that the final site plan is consistent with the Consent Agreement between Cherry Ridge LLC and Canton Township, filed with the Circuit Court on August 26, 2014. Mr. Goulet indicated that the development includes 91 units on 50 foot wide lots with nine of the units located off of a cul-de-sac with access from Ridge Road. Mr. Goulet stated that the remaining 82 units are located south of Saltz Road and east of Denton Road, with 2 access points onto Denton Road. Mr. Chris Plumb, Pulte land acquisition introduced Bill Anderson from Atwell Hicks to answer any questions relative to engineering questions and was happy to answer any questions. Chairman Greene inquired of the product and housing elevations. Mr. Plumb explained that they are 35 x 50 foot single-family homes with ample space between the homes. Mr. Plumb indicated the homes are 50% brick and the square footage ranges from 2,600 to 3000 square feet with 4 bedrooms, 2.5 baths and 2 car garage. Mr. Goulet stated that the homes are larger than what is currently being built in River Hill Ridge. Chairman Greene verified that the garages will be flush with the front of the houses. Commissioner Graham-Hudak voiced concerns with traffic and accessing the road. Motion by Perkins, supported by Engel, to recommend approval of the Final Site Plan for The Landings Site Condominium on tax parcel #s 072-99-0005-701 and 072-99-0005-702, subject to adding grading details for berms along the west side of Denton Road and Ridge Road, and receipt of all outside agency permits and financial assurances prior to review and approval of the Township Board. 3. 039-ZCSS-4052 MICHIGAN FIREWORKS COMPANY SEASONAL SALES Consider seasonal sales permit for parcel no. 039 99 0025 00. Property is located north of Ford Road and east of Canton Center Road. Mr. Goulet explained that Michigan Fireworks Company has applied for one 30-day seasonal sales permit for a fireworks tent sale in the parking lot at Canton Landing near O'Reilly's Auto Parts, located on the north side of Ford Road between Canton Center and Sheldon Roads. Mr. Goulet indicated that the requested permit period is from June 14, 2017 through July 6, 2017. Mr. Goulet stated the following findings: 1. Permits will be required from the Building Services Division prior to placement of the tent. Any proposed signs on the tent shall also be submitted to Building. No temporary signs can be placed in the landscaped berm on Ford Road.
Planning Commission Proceedings 5 April 3, 2017 2. The 30 day period commences on the day the tent is erected. These items shall be removed at the end of the permit period. Mr. Konapka, owner, stated that Canton Township has the toughest rules and regulations in the state and that it is all about safety. Mr. Konapka indicated that there is 24 hour constant monitoring of their site. Chairman Greene inquired if they anticipate any traffic issues. Mr. Konapka stated that they had no issues with traffic last year and the only issue was with signage which has been addressed. Mr. Konapka explained that there is a $10,000 fine at the State level for any violations. Commissioner Graham-Hudak inquired how the Township guidelines are tougher. Mr. Goulet explained that the Township Fire Department exerts control over the State Fire Marshal office via an agreement and the Township does the inspections of the site and not the State. Motion by Engel, supported by Perkins, to move to approve one 30-day seasonal sales permit for the Michigan Fireworks Company, (parcel no. 039-99-0025-001) commencing on June 14, 2016, subject obtaining appropriate permits from Building for erection of the tent and compliance with all sign regulations. 4. 049-ZCSS-4051 HOME DEPOT FORD ROAD SEASONAL SALES Consider seasonal sales permit for parcel no. 049 99 0001 706. Property is located south of Ford Road and east of Lotz Road. Mr. Goulet explained that Home Depot has applied for two 30-day seasonal sales permits for garden supply sales in front of the existing garden center enclosure at the Home Depot located at the southeast corner of Ford and Lotz Roads. Mr. Goulet indicated that the requested permit period is from April 24, 2017 through June 23, 2017. Mr. Goulet stated that an analysis of the requirements has resulted in the following findings: 1. The existing site has a special land use approval for the outdoor garden center that permits outdoor display and seasonal sales of goods within an enclosed area as constructed. 2. The purpose of the new seasonal sales permit is to allow a temporary point of sales display for those businesses that don t have permanent outdoor sales areas. It is not the intent to use this permit to store excess materials outside of the permitted enclosures. 3. The proposal to place three 6' X 10' tables and a rack for display and sale of live goods is outside of the existing garden center enclosure and use of 12 parking spaces on the west side of the garden center for pallets of mulch and topsoil. The area shown for fence display should be removed. 4. A compliance permit may be required from the Building Services Division prior to placement of the tables or racks to ensure compliance with the terms and conditions of the seasonal sales approval.
Planning Commission Proceedings 6 April 3, 2017 5. The permit period commences on the date the tables and materials are placed. These items shall be removed at the end of the permit period. Commissioner Engel inquire if there were any issues last year relative to seasonal sales. Mr. Goulet explained that there was an issue with mulch stacked at the front of the store but was addressed. Mr. Goulet indicated that the Home Depot at Ford Road requested an area for stacks of fencing but have removed the request as it was not approved last year. Motion by Engel, supported by Perkins, to move to approve two 30-day seasonal sales permits for Home Depot on Ford Road (tax parcel # 049-99-0001-706) commencing on April 24, 2017 and ending on June 23, 2017 for sale of live goods, mulch and topsoil as shown on the plan. 5. 129-ZCSS-4037 HOME DEPOT MICHIGAN AVE. SEASONAL SALES Consider seasonal sales permit for parcel no. 129-99 0001 701. Property is located north of Michigan Avenue and west of Canton Center Road. Mr. Goulet explained that Home Depot has applied for two 30-day seasonal sales permits for garden supply sales in front of the existing garden center enclosure at the Home Depot located on Ford Road west of Canton Center Road. Mr. Goulet explained that the requested permit period is from April 24, 2017 through June 23, 2017. Mr. Goulet indicated that an analysis of the requirements has resulted in the following findings: 1. The existing site has a special land use approval for the outdoor garden center that permits outdoor display and seasonal sales of goods within an enclosed area as constructed. 2. The purpose of the seasonal sales permit is to allow a temporary point of sales display for those businesses that don t have permanent outdoor. It is not the intent to use this permit to store excess materials outside of the permitted enclosures. 3. The proposal to place three 6' X 10' tables, several racks for display and sale of live goods is outside of the existing garden center enclosure, 8 parking spaces on the west side of the garden center for pallets of mulch, topsoil and sod, and an A-frame plant display at the front entrance. This is the same request approved by the Planning Commission last year. 4. A compliance permit may be required from the Building Services Division prior to placement of the tables or racks to ensure compliance with the terms and conditions of the seasonal sales approval. 5. The permit period commences on the date the tables and materials are placed. These items shall be removed at the end of the permit period.
Planning Commission Proceedings 7 April 3, 2017 Motion by Engel, supported by Perkins, to approve two 30-day seasonal sales permit for Home Depot on Michigan Avenue (tax parcel # 129-99-0001-701) commencing on April 24, 2016 and ending on June 23, 2016 for sale of live goods, bagged mulch and topsoil as shown on the plans. 6. 020-SPC-3943 FAITH BAPTIST CHURCH Consider site plan approval for parcel no. 020 99 0009 000. Property is located at the northwest corner of Warren and Beck Roads. Mr. Goulet stated that the project sponsor proposes to locate a religious institution on a six acre parcel at the northwest corner of Warren and Beck Roads and that the property is currently zoned RR, Rural Residential. Mr. Goulet explained that a special land use approval was granted by the Board of Trustees at the meeting of January 10, 2017. Mr. Goulet indicated that Article 6.02U outlines specific design criteria for a religious institution and included in these criterion are location on a paved street with a minimum 86 foot right of way, minimum lot area of 3 acres and minimum lot width of 150 feet. Mr. Goulet indicated that building setbacks that are greater than the typical residential setbacks are specified. Mr. Goulet stated that parking may not be located within the front yard setback or within 15 feet of adjacent property lines and the applicable design criteria have been met with this plan. Mr. Goulet stated that the North Branch of the Fellows Creek serves as the northern property line to this parcel and extends southward along Beck Road. Mr. Goulet stated that the Ordinance requires a 25 foot non-disturb buffer from the edge of the drain easement and that construction activity has been shown outside of the buffer. Mr. Goulet indicated that access has been shown to Warren Road to avoid a creek crossing and that storm water management system will include detention in some of the parking lot landscape areas. Mr. Goulet indicated that the discharge will be into the creek and that Wayne County Department of Public Services is responsible for permitting the storm water system. Mr. Goulet explained that drainage patterns will be finalized during detailed Engineering review. Mr. Goulet stated that landscape screening is required along the west property line. Mr. Goulet indicated that the landscape plan shows the plantings adjacent to the building and extending northward to screen the parking lot however plantings must be extended northward to meet the vegetation that will remain along the creek. Mr. Goulet stated that this will create a continuous buffer. Mr. Goulet stated that in addition the Ordinance specifies the slope of landscape berms must be 1 foot vertical for each 3 feet horizontal for ease of maintenance. Mr. Goulet explained that the cross-section shown on the plan does not conform to the standard and should be revised accordingly. Mr. Don Mahoney, design architect for the project, indicated that they had a meeting with the neighbors in October and in January to discuss their concerns. Mr. Mahoney stated that the primary concern was with traffic and extending the entryway onto Beck Road instead of Warren Road. Mr. Mahoney explained that Wayne County will not allow an entrance that close to the intersection. Mr. Mahoney indicated that on the side there are 166 parking stalls and have gone above and beyond the allowed amount of 10% plus an additional 5 parking stalls. Mr. Mahoney state that there is seating capacity for just under 500 congregants and that last Sunday there were 250 people in attendance.
Planning Commission Proceedings 8 April 3, 2017 Mr. Mahoney stated that they do not have the population to fill half their parking lot. Mr. Mahoney presented the elevations and material samples board to the Planning Commission for review. Chairman Greene inquired how close the driveway would be if the intersection was near Beck Road. Mr. Mahoney explained that they would have to cross someone else s property for access. Mr. Goulet explained that they would need to also cross the drain which is wide and deep. Mr. Goulet explained that there are no improvements planned for Warren Road other than the improvements for the required driveway entrance. Mr. Goulet explained that Wayne County will rebuild Warren Road from Beck Road to Canton Center Road this year but have no plans further west. Chairman Greene indicated that the parking lot capacity shown is more than enough for the structure. Mr. Goulet explained that parking for churches is calculated one parking space per three seats. Motion by Engel, supported by Perkins, to recommend approval of the site plan for Faith Baptist Church conditioned upon revision of the drawings to show landscape screening as required by the Zoning Ordinance to extend the entire length of the western property line until it meets the existing vegetation at the creek and to include a berm cross-section that conforms to the slope specified by the Ordinance prior to consideration of the project by the Board of Trustees. NEW BUSINESS REFER TO STAFF 7. 074-SPC-4068 CHERRY HILL PLANT VILLAGE ARTS FACTORY Refer review of site plan to staff for parcel no. 074 99 0006 701. Property is located south of Cherry Hill Road and west of Ridge Road. 141-SLU-4043 QUICK LUBE CUBE Refer review of special land use to staff for parcel no. 141 99 0004 000. Property is located north of Michigan Avenue and west of Hannan Road. Motion by Engel, supported by Perkins, to refer the Item 7 site plan to staff. Ayes all present on a voice vote. NEW BUSINESS-SET PUBLIC HEARING FOR MAY 1, 2017 8. 024-SLU-3766 CHURCH OF JESUS CHRIST Set public hearing date for May 1, 2017 for consideration of a religious institution for parcel nos. 024 99 0008 000 and 024 99 00069 702. Property is located at the northwest corner of Warren and Ridge Roads. Motion by Engel, supported by Perkins, to set the Item 8 public hearing for May 1, 2017. Ayes all present on a voice vote. REPORTS, DISCUSSION AND CORRESPONDENCE ADJOURN. Motion by Engel, supported by Perkins, to adjourn the meeting. Ayes all present on a voice vote. Connie Wade, Recording Secretary