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April 26, 2004
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I Call to order at 7:04 PM by Vice-Chair Trufant
II Roll call and recognition of visitors, declaration of recording devices. Present: Tec Cummings (WT Twp), Mary Cummings (WT Twp), Diana Call (Readmond Twp), Henry Singer (ECLA), Ian Bund (Angell Farm), Ivan Zwieback (Lower Shore Drive resident), Bill Mulder (WT Twp), Danna Widmar (HARBOR, Inc), Max Putters (Emmet Co.), Leslie R. Cottrill (property owner), Mary Beth Cottrill, Lynne Koss (Friendship Twp), Sharon Pedersen (guest), Robert Buechler (Northern Envir. Services), Norm Mottl (Fdship Twp), Wil Cwikiel (Tip of the Mitt Watershed Council), Mary Whitmore (Fdship Twp), Jamie Johnson (Benchmark Engineering), Jack Turner (Atty for Cottrill), Craig Cottrill (applicant). Denise Simon arrived approx. 7:30.
III Minutes of the meeting of 3/22/04 were approved with the following correction: Dick Collie is Chair of the West Traverse Twp. Planning Commission (not a twp. board member). Motion by Franklin, second by Kurburski. Passed unanimously.
IV New Business:
Second hearing—Case #22A-95 Request by Craig Cottrill for a Special Use Permit per Land Development Standards and Site Unit Condominium Open Space Plans. The subject property is approximately 102 acres. The request is per Sections 2102-14 and 1901 of the Zoning Ordinance.
Cottrill presented a new site map, revision dated 4/26/04, to supercede the one received on 4/23. He also passed out several other reports which are delineated later in these minutes. Main changes he noted were the elimination of the entrance on M-119. There are now two roads coming onto Lower Shore Drive. There are no driveways on M-119 and the M-119 lots have been made a bit deeper to allow at least 100 foot set back on the back edge in return for us allowing him to have only a 25 to 30 ft set back on front of lot (zoning requires 40 ft.) Jamie Johnson described this change further.
Bob Buechler of Northern Envir. Services presented the results of soil borings and a test well. There is a clay layer as predicted in the previous report. This protects the aquifer. Soil borings found Blue Lake loamy sand. Level places would have to be made for septic fields on some lots. Found no seepage on the slopes. Several lots were made larger to accommodate septic on their lower areas per suggestion of the Health Department.
Commission reviewed what it had received about this case and when.
Feb. 23, 2004 (at meeting): Site plan, Hydrogeological Study (Northern Environmental Services), Clubhouse area site plan, Stormwater and drainage plan
March 22 (at meeting): Hydrogeological Study amendments, Tip of the Mitt Watershed Council analysis of the Hydrogeological Study
April 23: Health Dept. Evaluation, Grading Detail on Switchbacks, Fire tank location and fire chief’s approval, Trip (vehicle) generation (Tetra Tech) , Natural Features Inventory (King & MacGregor Environmental–KME), Revised site plan
April 26 (at meeting): Near Surface Soil Analysis and Test Well Results (Northern Environmental Services–NES), some light pollution control verbiage, Signage examples, Elevation of Clubhouse, second revised site plan
We numbered the points made in our 3/22/04 minutes (1–19) to support our request for tabling by Emmet County Planning Commission and reviewed which reports applied or addressed the issue.
1) Removed entrance on M-119, reduced from 66 to 62 lots, moved building envelopes away from M-119.
2) The King & MacGregor report(KME)–have not had any time to have experts review this.
3) Health Department review, removed entrance on M-119 (what about impact of all traffic now going onto Lower Shore Drive–Tetra Tech report), no mechanism offered for maintenance or ownership of common areas, stormwater/drainage plan, wetland details, KME report, sign & lighting information (not clear how it would be included in the Master Deed or By-laws, soil analysis & test well report (have not had time to review this yet), except for drawings no information on the clubhouse/spa and its uses.
4) KME report
5) Original hydrological study and amendments. Near Surface soil analysis and Test Well results (NES).
6) Traffic analysis, Health Dept. report, KME, Soil Erosion note on the site plan and oversight by the county office. Jamie Johnson stated that he found no slump materials at the base of the slopes to indicated current erosion. Nothing to address the viewshed considerations. No cross section of the switchbacks. The grading details were reviewed and explained by Jamie Johnson.
7) KME
8) Soil/Test Well. Soil erosion note on site plan.
9) Need a more easily understood and inclusive of the viewshed impact report on the switchbacks per Article VII, Section 702 (re SR1 and SR2 Intent).
10) Same as #9
11) No longer applicable
12) Verbiage about the lighting requirements in the development, but nothing indicating what well actually be in the Master Deed.
13) Health Department Assessment
14) Same as 9 & 10.
15) No longer applicable
16) Fire tank siting and fire chief approval.
17) KME
18) No master deed, bylaws, or any other instrument to indicate what would be contained in master deed or by-laws regarding lighting, signage, tree cutting or clearing, driveway cuts, lot use, Common Elements, etc. We would like to see some instrument to show us how these issues will be addressed according to the verbal assurances the developer has made at our meetings. Important that it be in writing and part of what we approve.
19) There is now only need of 3 driveways on Lower Shore Drive (but no language to guarantee that others will go out onto the private roads instead of LSD). Viewshed from M-119 (Heritage Highway) across Angell Farm or along Wasson grade not addressed.
Mr. Cottrill spoke about his belief that clustering was not possible on this property due to the lack of large flat areas for septic, wells, etc.
Public input: All felt there had been improvements in the plan. Still concern about the impact on Lower Shore Drive, the Angell Farm/M-119 viewshed (Heritage Hwy), lack of Summary or Terms sheet to indicate what will be included in Master Deed, need for time to review the documents received today and formulate final decision, natural features inventory (KME) done at a time when little would be in evidence (summer would be better), one threatened and one endangered species have been seen within 1/4 mile of the parcel—habitat fragmentation is the greatest concern for these two species, the difference between receiving a report and determining if it is valid in its results or how to respond to the results. The process is very important here, not its speed, but getting it right and complete as best we can. Property owner who lives in one of Craig’s developments (Lynne Koss) stated that she is very happy with his developments and the care he uses in maintaining the site in its natural condition.
Brought back to the table. Need more time to digest what we just received tonight and have experts review and help us interpret (KME, Health Dept report, Surface Soil and Test Well report). Public wants time to review it so they can have input at the next step. Material needs to be disseminated to them. Would like: cross sections of the private road paralleling M-119, lot setbacks increased on Lower Shore Drive, lessen impact on Angell Farm/M-119 viewshed per Fdshp Twp Master Plan and the Heritage Hwy Master Plan.
Motion by Simon. Request tabling to allow time for review by Friendship Twp. Planning Commission, the public, and experts to be named, the documents required by Section 2405 and received this evening or last Friday: KME (4/23), Health Dept. (4/23), Surface Soil & Test Well (4/26). Request cross sections (between lots 55/56 and 58/59) of the switchback road showing M-119, the road cut, and high point of the bank in alignment with Article VII, Section 702, the impact the road (excavating, filing, grading) may have on the Intent of SR1 & SR2 and on M-119/Heritage Hwy. Requested that applicant consider increasing the front set back on Lower Shore Drive and decreasing the rear lot set back of lots 14–18. Second by Kurburski. Passed unanimously.
V. Other Matters
A. Township Board Resolution regarding banning the pumping of water in Friendship Twp. for sale elsewhere was mentioned.
B. Election of officers Slate nominated: Denise Simon, Chair; Bo Trufant, Vice Chair; Cynthia Donahey, Sec. Unanimously elected.
C. Motion made by Nettleman: Applications and supporting documents for cases on the agenda must be received 10 days prior to the meeting date, subject to waiver by the Chair or Vice Chair. Second by Sundmacher. Approved unanimously.
VI. Adjourn at 10:30 p.m. Next meeting: May 24
Respectfully submitted,
Cynthia Donahey
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