Planning Commission

STERLING HEIGHTS PLANNING COMMISSION REGULAR MEETING CITY HALL JULY 09, 2015 LOCATION: City Council Chambers, 40555 Utica Road, Sterling Heights, MI SUBJECT: Minutes of the Regular Meeting of the Planning Commission held May 14, 2015. Mr. Reinowski called the meeting to order at 7:10 p.m. Members present at roll call: Benjamin Ancona, Paul Jaboro, Al Kollmorgen, Edward Kopp, Stefano Militello, Donald Miller, Jeffrey Norgrove, and Leonard Reinowski Members absent at roll call: Gerald Rowe, Excused Also in attendance: Donald Mende, City Planner Clark Andrews, Assistant City Attorney APPROVAL OF AGENDA Moved by Militello, supported by Norgrove, to approve. Ayes: Militello, Norgrove, Reinowski, Ancona, Jaboro, Kollmorgen, Kopp, Miller Nays: None Absent: Rowe Motion carried. PSP15-0026 – CENTURY VILLAGE SENIOR APARTMENTS Request for Planning Commission preliminary site plan approval. East side of Maple Lane between 14 Mile Road and Volpe Drive in Section 35. Property Address: 33500-33800 Maple Lane Drive Mr. Mende opened with providing background on the case. Mr. Mende stated this is a request for a preliminary site plan approval by the Planning Commission and the proposal is for a senior citizen apartment complex. The petitioner intends to develop this parcel with 133 units with the breakdown of 101 one-bedroom units and 32 two-bedroom units. The subject property has approximately 1558’ of frontage on Maple Lane and approximately 165’ depth. Mr. Mende presented the site plan and the subject parcel is zoned RM-3 (Multiple Family Residential – Mid & High Rise). Mr. Mende stated the surrounding zoning consists of the abutting property to the south is zoned O-2 (Planned Office) and is developed with the Polish Century Club. Property to the east is zoned RM-3 and developed with Friendly Outdoor Storage and property to the north is zoned RM-3, owned by the petitioner, and may be developed as a future phase. The property to the west across Maple Lane Road is zoned R-80 (One Family Residential) and is developed with the Maple Lane Golf Course. Mr. Mende stated the site plan meets all the zoning ordinance requirements and at the time of preliminary review, there were two variances that were brought to the attention of the petitioner, one being the front yard setback variance and the other was the rear yard setback variance. Both were granted when the petitioner appeared before the Zoning Board of Appeals. Mr. Mende presented the elevation drawing showing the complex which is intended to be a three story building constructed of brick, stone, vinyl siding with an asphalt shingled roof. It will be for independent senior living with amenities including dining room, laundry facilities, lounge areas, resident store, activities/game room and café. The Office of Planning has completed its review of this request and has determined that the site plan satisfies all of the design requirements of the RM-3 District and recommends the Planning Commission grant the preliminary approval, which will allow the petitioner to continue processing plans through the various city departments for final approval. Mr. Reinowski opened for any questions from the commissioners for Mr. Mende. None. Planning Commission Regular Meeting of July 09, 2015 Page 2 Mr. Reinowski opened for the petitioner. Mr. Alan Casmere, 33400 Maple Lane Drive, Sterling Heights, MI, stated this will be a 133 senior apartment living with community approximately 32% of the facility consisting of resident amenities. Mr. Reinowski asked the commissioners for any questions for the petitioner. None Mr. Reinowski opened for discussion from the public. Ms. Pam Greenwald, 12150 Volpe Drive, Sterling Heights, stated this proposed development is adjacent to the Maple Lane Garden Subdivision and per the site plan, the area listed as future development will abut her property and she just wants to make sure the board knows this area is residential. Her concerns are with Maple Lane Road traffic, and wanted assurance that the soil is not toxic prior to construction due to the land being a landfill. She is opposed to the proposal. Mr. Reinowski asked for any other public participation and being none, opened for commissioners. Mr. Militello stated that he is on the Zoning Board and was present at that meeting the night of the granting of the variances and it did pass unanimously. Mr. Militello stated that the MDEQ (Michigan Department of Environmental Quality) does need to do their part in this process. Mr. Mende stated the Zoning Board of Appeals granted the variances and the Friendly Outdoor Storage, which is located to the east, is on the landfill property. In 2010 the petitioner had filed an application requesting a use variance in order to utilize the inactive landfill as a recreational vehicle storage lot. The variance was approved with specific conditions and a Due Care Plan was a requirement. Mr. Mende stated that he would recommend Brent Bashaw, the City Engineer, for Mr. Greenwald to contact with her concerns. Mr. Mende also stated that there is a subdivision to the north but directly abutting this property is still owned by the petitioner and zoned as RM-3. It should also be noted that a natural wooded area to the north of Friendly Outdoor Storage is not a part of this development nor will it be impacted by this development. As for the concerns with Maple Lane, Mr. Mende stated that Maple Lane is currently five lanes going north from 14 Mile Road then back to two lanes just after the bridge. There are no immediate plans for widening Maple Lane Drive and the petitioner has already dedicated their portion of the right-of-way to the city. Mr. Kollmorgen asked Mr. Casmere if this property is being built over landfill. Mr. Casmere presented to the board the most recent documents of environmental studies done for the proposed property, Century Village Apartments, and Friendly Outdoor Storage. These studies were done by ASTI Environmental and AKT, both environmental companies in Michigan, along with the approved work plan that has been submitted to the city’s engineering office. Mr. Casmere stated that they have complied with every rule and regulation. Mr. Kollmorgen asked Mr. Casmere to explain the parking situation with only providing two parking spaces for three units and no guest parking. Mr. Casmere stated that they did comply with all the city ordinances. He estimates that only about 40% - 50% of the residents will have vehicles, and senior apartments do not have a demand for parking as high as regular apartments. Mr. Kollmorgen asked Mr. Casmere what the hours of operation for Friendly Outdoor Storage are. Planning Commission Regular Meeting of July 09, 2015 Page 3 Mr. Kollmorgen asked if the screening in the back is just trees. Mr. Casmere stated the whole back area will be landscaped. Mr. Ancona asked Mr. Mende if this is same property/location that they were presented with years ago for a senior development. Mr. Mende stated that is correct. There was a request from a residential developer out of Ohio that was looking for approval from the City Council for a PILOT program, which is payment in lieu of taxes, and is subsidized housing. That deal fell through. The property remained vacant until Mr. Casmere presented his proposal. Mr. Ancona asked if this proposal is different with the actual location of the building. He is not sure if this is being built on the landfill or not. Mr. Mende stated that the building location is in a different spot than what was originally proposed under that old plan, however, the property dimensions have not changed. It is still 165’ deep and as Mr. Casmere indicated, non-landfill. This is 165’ until you get to the landfill property which is the limits of the Friendly Outdoor Storage. Mr. Ancona asked if the landfill property is going to be dug up at this location. Mr. Mende stated that Mr. Casmere has indicated that he has already done soil borings and there has been no trash in that location. He will be required to do an amended Due Care Plan and updating it with the MDEQ for this development. Mr. Casmere added that with the old proposed building, the parking lot was in the front and the building was pushed back. The development now is the parking lot will be located in the rear of the building. Mr. Miller asked Mr. Casmere if the soil boring that was taken was located at the property line. Mr. Casmere stated yes. Mr. Reinowski asked for any other questions from the commissioners and with none, called for a motion. Motion by Mr. Militello, supported by Mr. Norgrove, based upon the facts and information presented which show that all requirements of the Zoning Ordinance and other applicable city ordinances, standards, and regulations applicable to the preliminary site plan review stage have been satisfied, the Planning Commission may take the following action, to grant preliminary site plan approval for PSP15-0026, Century Village Senior Apartments, plan prepared by Progressive Associates, received date June 05, 2015, and to authorize the Office of Planning to sign on behalf of the Planning Commission. Mr. Reinowski asked for any discussion on the motion. Mr. Ancona asked if the vote is a straight majority of five votes. Mr. Mende stated that is correct. Ayes: Militello, Norgove, Reinowski, Jaboro, Kollmorgen, Kopp, Miller Nays: Ancona Absent: Rowe Motion Carried. Planning Commission Regular Meeting of July 09, 2015 Page 4 CITIZEN PARTICIPATION None APPROVAL OF MINUTES: Motion by Militello, supported by Jaboro, to approve the minutes of the June 25, 2015. Ayes: Militello, Jaboro, Kollmorgen, Miller, Norgrove, Reinowski, Ancona Nays: None Absent: Rowe Abstained: Kopp Motion Carried. CORRESPONDENCE None NEW BUSINESS None OLD BUSINESS None MOTION TO ADJOURN Motion by Militello, supported by Jaboro, to adjourn. Ayes: Militello, Jaboro, Kollmorgen, Kopp, Miller, Norgrove, Reinowski, Ancona, Nays: None Absent: Rowe Motion Carried. The meeting adjourned at 7:38 P.M. Respectfully Submitted, Benjamin Ancona, Secretary Planning Commission