October 16, 2002
Commission Members:
Betty Balthaser*
Janice Collette*
Virginia Frank
Dustin Hall
Mike Hurd*
Glen Hymer
Dorothy Jantzen*
JoEllen Locke*
Mike McKay*
Tom Morris
Jamie Mueller*
Daniel Province, Chairman*
Jan Province*
Shawn Thomas*
Darlene Weber*
Rick Weber
Jeff Woodson*
Ken Yant*
Also present were Sergeant David Eing; Rob Meyer from Dominion Homes; Colleen Miesse; Attorney Don Plank from Shuler, Plank and Brahm; Danielle Weber and others from the community.
1. The meeting was called to order at 7:00 p.m. by Chairman, Dan Province.
2. A motion to approve the minutes of the September 2002 meeting was asked by Chairman Province. Motion was seconded by Jan Province with all members in favor.
3. Zoning Committee - Mike McKay, Chairperson, indicated there were two zoning issues this evening: 2517 Demorest Road located northwest at Demorest Road and Big Run South Road, and 3974 Big Run South located at the eastside of Demorest. Mike then introduced Attorney Don Plank from the law firm of Shuler, Plank and Brahm to describe what is being proposed by Dominion Homes for these two properties.
Attorney Plank indicated these two properties were known as the Sladeco and Weygandt projects. They are wanting to rezone these areas from industrial and rural to single family housing developments and condominiums. A traffic study and roadway improvements are presently being done. Both properties are in the Columbus City School district.
Mike McKay suggested focusing on each property one at a time, starting with The Weygandt project at 2517 Demorest Road. This property is proposed as condominiums similar to single family homes on slabs, approximately 1,000 - 1,500 square feet with two car garages.
Mike Hurd questioned what would be done for Parks and Recs as far as reimbursement. Atty. Plank showed there is ten acres of open space, which Mike pointed out is a flood area which cannot be built on. Atty. Plank indicated that Parks and Recs like that because they can still use that land for park area, therefore the open area will probably be used in lieu of any funds.
Mike McKay indicated that the Zoning Committee opposed the plan with a vote of 0 to 5.
Ron Cooper, Chairman of the Salem Heights Civic Association and resident of that area is concerned about the high density of homes per acre that is planned for the site. He is also concerned about a turn in ratio for refuse and emergency trucks. Atty. Plank said that has been worked out with the City of Columbus.
Mike Stage, City Manager of the City of Grove City, voiced his concern that they just put $1,000,000 into Holt Run Road and Big Run. Grove City would like the developer to contribute in the expense of street improvement (street lights, sidewalks, roadways) to coincide with what they have done. He is also concerned about the high density of homes in reference to traffic. They would also like to see one major in and out of the development with access roads to lessen curb cuts. Atty. Plank indicated that a traffic study will be done to decide that issue.
Mike McKay questioned the installation of storm sewers. Atty. Plank said they will be graded into a retention pond.
Mike McKay closed the discussion. Chairman Province took a voice vote which ended in a unanimous vote, thirteen members opposed to the development of this property.
Discussion began on the Sladeco project at 3974 Big Run South. This property is proposed as single family homes and 250 - 300 homes are planned for this area.
Mike Stage said he is concerned with its closeness to Grove City. This property is in Columbus and may affect Grove City if the new residents call the City of Grove City regarding their problems (trash pickup issues, etc.) and use their police department.
Mike Hurd questioned why the lots are not larger or why they cannot have different sized lots, large and small. Atty. Plank said the plan on both sites is in compliance with the Westland Area Plan (WAP).
Chairman Province questioned whether or not the builder would agree with a mix of zoning some lots larger than others. He also asked if buffering could be added between the existing and new homes. Atty. Plan said they will consider buffering.
Jan Province pointed out the number of lots that will back up against the existing lots. The plan is for five to seven new properties to back up to one existing property. Again, Atty. Plank pointed out they were following the WAP.
Mike McKay asked what the square footage will be on these homes. Rob Meyer of Dominion Homes stated they would be approximately 1,200 square feet.
Janice Collette asked if these homes will have basements. Rob Meyer indicated that basements will be included unless there is a soil problem.
Mike McKay inquired if homes will be built next to the stream that runs through the property. Atty. Plank said they would not build there.
Ron Cooper voiced his concern about buffering and draining due to the stream that runs through the property. They had difficulty before with draining which took Columbus three years to fix. He also wondered if any park space is being proposed. Atty. Plank indicated they haven't gotten that far yet but it may be made available.
A resident from the community spoke up regarding her concerns about five to seven homes backing up to her property line. She would like to see the same quality and lot size as her development. Also, the stream runs through her property and she is concerned with it over flowing once there are additional homes built. Atty. Plank said these homes will be the same quality, just smaller.
Jamie Mueller asked Mike Stage if the plan was redone what would Grove City approve. Mike said 70' lots would be the minimum. Mike also stated that the real estate tax will go to the township and they will decide how it will be divided. Atty. Plank asked what the current value is of the homes in the adjacent area. Ron Cooper indicated $200,000 - $250,000.
Residents Marvin and Carol Dale were present and asked if a buffer will be created so they couldn't see the new homes in the rear of their property. They are concerned about the quality of the new homes and the number of lots that will back up into theirs, would like to see the same type of homes go in behind him that are in their development.
JoEllen Locke questioned whether police and fire department services will increase when all the new homes are built as it will create a higher density of people using these services. Atty. Plank said these services favor the high density areas because they can get to them faster because the homes are not spread out over a larger area.
Mike Hurd asked if there would be limited text to include the developer's contribution to street improvement. Plank said no, that will be determined by the traffic study. Mike feels that if the developer is adding to the higher traffic they should contribute to the cost of streets, etc.
Mike McKay called for motion to close the discussion and approve the property rezoning from rural to R2. Jan Province made a motion and Jamie Mueller seconded. Chairman Province took a voice vote which ended unanimously with 13 members opposing.
At this time Atty. Plank and Ron Meyer left the meeting.
Mike McMay announced the next Zoning Committee meeting will be held on Tuesday, November 12 at 7:00 p.m. at Doctors West Hospital.
Mike Stage inquired as to the schedule of when the next level of this plan is discussed. Chairman Province said it will go to the Development Commission and then to City Council. The next Development Commission meeting is Thursday, November 14 for the Weygandt project and then Thursday, December 12 for Sladeco. When they go to City Council it is up to what the Development Commission decides.
The final zoning issue involves the property located off of Galloway Road, South of Hall Road connecting with Greenhaven Drive (South of Westbend). Attorney Jack Reynolds from the law firm of Smith and Hale presented his client's, MI Schottenstein Homes, plan for this property. MI Homes is requesting the property be rezoned from rural to PUD6.
MI Homes plans to develop 94 lots with 4.74 units per acre (40' wide by 135' deep). There will be two open spaces totaling 5.7 acres. These single family homes will be built on slabs due to the condition of the soil. They will be 1,100 to 1,900 square feet, selling price to be $130,000 to $175,000 and include two car garages. Decorative street lights and trees will be included in this community.
Chairman Province asked if sewer and water is planned. Atty. Reynolds indicated that plans have been included for sewer and water.
Mike Hurd inquired about parks contribution. Atty. Reynolds said they are still deciding what to do with the open spaces. If it isn't used for parks they will reimburse Parks and Recs. Mike stated that the back of that property is like swamp land. He is also concerned about the community and the fact that there are no parks for the kids to play at and no plans for any parks. They currently have to play soccer at the airport.
Mike McKay asked if the minimum square footage for the homes could be increased to 1,200. Atty. Reynolds said he believes the smallest home is already 1,190 square feet which should meet this request.
JoEllen Locke voiced her concern about all of the land being used to build homes. They were told before by the Columbus Park and Recs that the developers need to come together in this area and give a significant amount of land, 40 acres, for a community park and center. She is concerned that we are going to end up with no land to accomplish this.
Mike McKay asked if a retention pond is planned. Atty. Reynolds said there were no wet areas planned for but a water drainage area will be provided.
Mike McKay then closed the discussion which was motioned by Jan Province and seconded by Ken Yant. Chairman Province took a voice vote which ended up with 12 members opposed with one member abstaining from voting.
Chairman Province announced that Jackson Township Trustees sent WAC a letter stating that they are opposed to the Dominion development at Big Run South. This item was inadvertently left out of the agenda and all members voted in favor of adding it into the agenda.
4. Health and Safety - Chairman Province asked for a motion to send a letter stating that WAC is in favor of and supports the Westland Community Concern regarding a grant from United Way for a resource center for violence prevention. After discussion, Ken Yant motioned that a letter be sent and Mike Hurd seconded. All members who were eligible to vote (not on the Westland Community Concern Committee) were in favor. A decision should be made by November 11.
5. Other Business - Chairman Province announced that an updated WAP will be available for review on November 7 at the public meeting. He requested for input from the group regarding land use issues, corners they think certain things should be located, housing issues, and park issues. He would like this information by October 31, 2002.
Chairman Province asked for a vote of confidence to write a letter in favor of the Westland Library levy. If this levy does not pass staff could be cut and Sunday hours could be shortened or eliminated. JoEllen Locke made a motion to support and Ken Woodson seconded. All members were in favor.
Chairman Province announced a request from the Mayor's office to support the car rental fee issue (fee of $4.00 per day). He recommends WAC support this fee due to the clause indicating if a resident needs a rental due to a car accident the fee is waived. The fee will be charged to visitors. Jan Province stated it is not a requirement of WAC to send a letter of support and suggested that we do not. Chairman Province hearing no motions to support the fee moved on to the next issue.
After discussion it was decided not to take a position to support the city school levy.
Chairman Province asked for a motion to write a letter to city council to work on the WAP without interruption in zoning. Betty Balthaser made a motion and Mike McKay seconded. All members were in favor.
There being no further discussion, the meeting adjourned at 8:40 p.m.
The next meeting is scheduled for Wednesday, November 20, 2002 at 7:00 p.m. at Doctor's West Hospital.