Chairperson Richard Slee called public hearing for the rezoning request for property owned by Daniel Kamphuis at the SE corner of Billwood and Canal to order.
Present: Slee, Kyler, Blair, Slucter, Martinez
Absent: Hall, Baker
Also present: Jim Foulds and Vein Fountain of AGS

KAMPHUIS PUBLIC HEARING:

Rob Wardrop was introduced as the presenter for this application. The request is to rezone approximately 38 acres from B-1 (commercial) to M-1 (light industrial). Mr. Wardrop stated that they have sewer taps for the acreage to the east and they will be developing a manufactured housing park so they do not want heavy industrial. He stated that they feel this is the best use of the land. This is a changing area and this parcel is not visible from the highway so commercial use would not be good. Commercial use would create traffic on the local roads where industrial would be in and out to the highway. They see this land to be used by companies serving GM that would be open 8-5 PM where commercial could be 24/7. Mr. Wardrop presented a conceptual drawing showing types of buildings and water run offs. There is gas in the area and they would have electricity near by. The township is working on obtaining water for this area and if they don't they will. The benefits of light industrial in this area would be the tax base (high volume); there would be more jobs than a strip mall would create; they would have significant berming between this parcel and housing areas; commercial would have more noise, height and odors as there are few restrictions while industrial has many restrictions including control of lighting. Mr. Wardrop concluded with they feel that there are significant benefits to industrial and no negatives to rezone this property.

Martinez asked what he was referring to when he commented they have been looking at this for a couple of years? Mr. Wardrop said they have talked to the Supervisor and the planning commission. He asked about perspective buyers? Yes but no one has signed at this time. The possible signers were waiting to see about the rezoning as they saw it as speculative.

Slucter stated that there is not any M-1 in. the area and it is not in the master plan. What do they see to change this? The changing conditions of the GM plant and it is the best use of the land; much better for the neighbors and they do not see it as spot zoning with the truck stop and auto auction across the street. They may have commercial zoning but they are heavy uses. They do not see any plants going into this area.

Kyler asked what they did see gong in there? They stated services to GM like light fabricating or storage.

Fred O'Keefe 7967 Creyts Road asked how this affects long time homeowners in the area? Wardrop stated that there will be less traffic and there will not be any impact on any other housing that might be developed in the area.

Rick Thill 10142 Carol Lane asked if this development would be similar to that on Creyts Road north of Lansing Road? Yes

Dorian Lange 4774 Smithville ER stated that he has seen other developments like this done and it will not devalue homes and most likely raise the value. They can look like high tech parks and he knows of one in Wixom where they have $400,000 homes next door. He asked what he was referring to when stated they would find water if township did not? Mr. Wardrop stated that Kamphuis is an underground contractor and he would bring it in.

Gary Brzak 9511 Billwood stated that he remembers that the statement was made that there would not be any more development until water was brought into this area. The health department is the one who would not issue permits. Would this mean that the area could be annexed into Delta Twp? No There would be an agreement between the two townships for the water to be brought in at owner's expense or whoever might furnish the water.

Public hearing closed at 7:16 PM.

LANGE REZONING REQUEST:

This request is for the land on the east side of Creyts Road to be rezoned from RIB to RIM (former Stiefel Farm). David Haywood, attorney with offices on Creyts Road, was introduced as the presenter. He presented a conceptual drawing that was done without the topographical survey being completed. They want to use the natural lay of land and not level it off so they know this plan will not work completely. This parcel is 62.7 acres and to the south of the MDOT building. It borders the Grand River and has wetlands and floodplains. The bank rises quickly and is steep so they will know all the specifics when the topographical survey is done.

Mr. Haywood responded to the AGS report with the following:
1. Site plan: shown without phases. The 1st phase would be about 20 acres to the back near the river (1/3 of the property) that would have 240-288 units. He showed several designs they might use, some with attached garages and some without. They are only two months into the project and have spent considerable money and without rezoning the project will stop. In regards to phases 2 & 3 they will proceed with numbers, etc when they know what land they can use.

2. Utilities: no report at this time. In regards to water they have not approached Delta Township or county as the Supervisor told them the township was working on this.

3. Floodplains: the preliminary drawing shows some but this is not surveyed. He feels that the area shown on the map is too much.

4. Wetlands: Brooks Williamson, private consultant and former State of Michigan employee, has shown these.

5. Land use plan: The plan shows senior housing. This use is somewhat consistent and possible that they could put some in here. Senior housing would take RIM zoning. The potential buyer, Howard Reenders, has developed Great Lakes Retirement Home in Delhi Cht Twp and is working on senior project in the area of the former Elks Club in Lansing. Currently the land is being used for farming and is mostly open land.

Kyler asked if they have done any of these types of developments in the area? No but some in the Detroit area. She also asked about the possible pathway continuing from Woldumar? They would be willing to look at this if their residents could use the paths in Woldumar.

Slucter asked about utilities. Supervisor was present and stated that in the meeting this week with Delta they are willing to service Kaniphuis, Jacaranda and Angst with water as first discussed (these areas have Windsor/Dimondale sewer) but nothing on Creyts Road without a 425 agreement. Our township board has turned down 425's with the City of Lansing and City of Potterville in the past. The board will need to look into this and look into other possible resources.

Ed Osmar 10163 Carol Lane asked what type of homes these would be? Rentals that would range from $1200 - 1600 per month.

Slucter stated that we cannot use the site plan but the land density that could happen if the zoning is changed as they might not develop the land and it is sold and then any multiple uses could come in.

Gerritt Meyers 10238 Lafayette asked what could go into a RIM district. Blair read from the zoning ordinance all that could be placed there by right or by special use permit.

Frank Baker 10270 Lafayette asked about specifics for types of home that could be placed there? Blair read the sizes, setbacks, square footage, etc from the chart in the zoning ordinance.

Martinez stated that he believes there are additional requirements by the county health department that restrict number of residents in square footage. He asked if anything along Canal was upscale as this project: no only in Novi and Livonia.

Ed Osmar asked about improvements on Creyts Road? This would be determined by the ECRC as they have jurisdiction over the roads. They would most likely have to add extra lanes for entering and leaving.

Dorian Lange stated that final approval of the project would be done through site plan review with the boards. In regards to the comment about the hotel on the west side, he stated that he also owns that land and they have done a traffic study with MDOT on Lansing Road. They are planning to continue Davis Hwy across Lansing Road into the west side and add a light.

Fred O'Keefe asked where the access to Creyts Road would be from the east side? Approximately center of the property. Haywood stated that it is only a short distance and you come to Lansing Road, which is 4 lanes and when you cross Lansing Road Creyts becomes 4 lanes. They would most likely have to do some improvements at the developer's expense at the entrance.

Gerritt Meyers stated he is concerned about the environmental and ecological impact on the area. He stated he realizes that farming also has an impact but that large number of people in one area has a huge impact on the river, animals, birds, etc. Haywood stated that he realizes this as he issued permits for 17 years with DNR. They do not plan a marina, will look into sharing with Woldumar and that this is not a high quality wildlife area.

Jim Hein 10036 Hart Hwy stated he is concerned about the traffic and the deer. Developments of this large a scale affect everyone in the area. Haywood stated that with GM, Meijer additional warehouse and 106 GM suppliers people will come to Windsor Charter Township.

Rick Thill said that they knew when they moved to Carol Lane that the land would not stay empty but never dreamed it would have this type of density. That 700 people are too many and we can control where these things happen.

Kyler stated that anyone paying that type of rent would want more green space and that this project is not providing what people want.

Haywood replied this is not high density and there is some green space and it is what they want with close proximity to highways and jobs. This is an appropriate place and this development would be highly desirable for the type of clientele they want to provide for. These will be people with incomes of $100,000 or more.

Jan St. Clair 10342 Bishop Hwy asked how many buildings, units per building, etc? There will be 10-12 units per building, some less with 240-288 units in phase 1 and they will be two story buildings.

Fred O'Keefe asked why the detention pond so close to the road? Not a detention pond but a community house and they don't know if they will need a detention pond at this time.

Jim Hein said that from the concept drawings he thought two per building. No the doors will open to multiple units inside.

Frank Baker asked if each spot on drawing was a building? Yes but max of 640 units

Gerritt Meyers stated it could be this dense. Yes

Ed Osmar living that close and so dense the people will want to use the river and a marina could be developed, etc. This bothers him.

Jim Hein asked about taxes and if this is temporary housing and why would we want it? Haywood said it is more upscale than anything in the area and will aftract higher income people.

Slee asked that the senior housing issue be addressed that was referred to earlier.

Mr. Bosch who specializes in senior housing for Reenders, stated that they have done two types of senior housing in the last decade. They are ones done with MISHA money that are subsidized and assisted living no federal money. They have done several types of the housings including Great Lakes and current project in Lansing. They have not done a study for this area to see if there is a need. They do not feel that this site is suited for senior housing at this time. If they did it would be only 6-8 acres of the land.

Fred O'Keefe asked if any done in Novi? No

Gerritt Meyers asked for location on Mt Hope. Near the old Elks Club.

Public Hearing closed at 8:17 PM

REGULAR MEETING:

Chairperson Slee called the regular meeting to order.

Slucter moved and Martinez seconded to retain the same officers from 2000 for 2001.
Carried unanimously.

Minutes of the December 20, 2000 meeting were read and approved.

Blair reported on Board of Trustees.

KAMPHUIS REZONING REQUEST:

There were no planning commission member comments at this time. Blair read the recommendation from AGS, which was to deny.

Jim Foulds stated that they urge their clients to stay with the master plan and if changes need to be made the plan changes should be done first. They see a major traffic problem with this intensity of use. He could see where a. traffic impact study should be done.

Kyler stated that not just GM but as the secondary complex grows they will need commercial type places.

Blair stated that with the Kamphius proposed homes. 600 plus to be built in the area, current mobile home park, other small developments on Canal and existing subdivisions that the zoning is in place (commercial) to support the services these people will need.

Slee stated that M-1 could be less traffic than commercial but that it is spot zoning and not in the right place.

Slee asked for motion to recommend approval: none

Blair moved and Slucter seconded to recommend to the Township Board to adopt AGS recommendation for the following reasons: Conditions have not changed in this immediate area to warrant a zoning for industrial; area is well established with residential and commercial uses with industrial encouraged north of Lansing Road and to interrupt this established land use pattern with industrial development could foster uncontrolled development in the future to deny the rezoning request from Kamphius for property located on the SE corner of Billwood and Canal. Carried unanimously.

LANGE REZONING REQUEST:

Blair stated that he has a big concern. In 1998 when we did the land use plan we found in the surveys that people stated we lacked apartments and senior housing complexes.

Martinez stated that we need to be consistent and need to table for more discussion on this issue.

Slucter reminded the commission that the land use plan is under review and we do not know what will happen in this area. He is concerned over utilities and without them there is no urgency to change this zoning as nothing can happen without the utilities. We need to understand the infrastructure for this area as without water and sewer nothing can happen.

Blair read the AGS recommendation to table until more information is obtained.

Jim Foulds stated that the focus is on the intensity of the land use and this needs to be in writing and the utilities are important. The use is not totally inconsistent with the plan as senior housing would be RIM.

Martinez moved and Kyler seconded to table the Lange rezoning request for the east side of Creyts Road. Carried unanimously.

ZONING ORDINANCE CHANGES:

The packet that was sent to the township board has been returned with four concerns. They are: (1.) sign inventory: who will be doing this? (2.) timing for the site plan reviews/60 days could be too long for small projects and the fact that PC only meets once per month normally (9.7) (3.) Is the site plan review form for everyone to use or just those coming to planning commission (4.) 9.2 and 9.3 are confusing to some board members so they need to be reviewed.

Blair moved and Kyler seconded to table this discussion until the February 14th meeting so that AGS and members can review them. Carried unanimously.

Expense reports and committee meeting forms were handed out to be used by members.

With no further business Martinez moved and Blair seconded to adjourn the meeting.

Carried unanimously. Adjourned at 8:58 PM.

Linda Towsley, Clerk