7.0 Old Business

REGULAR MEETING June 17, 2021 6:30 P.M.

PITTSFIELD TOWNSHIP PLANNING COMMISSION AGENDA

1.0 Call Meeting to Order at 6:30 p.m. / Determination of a Quorum

2.0 Pledge of Allegiance

3.0 Approval of Agenda

4.0 Approval of Prior Minutes

5.0 Public Comment I

If there is a member of the public that wishes to address the Planning Commission, please step forward.

6.0

6.1 Zoning Text Amendment: Medical and Adult Use Marihuana Regulations

7.0 Old Business

8.0 New Business

8.1 CSPA 21-08 Eagle Industrial Park Submitted for Preliminary Site Plan Review

4033 Morgan Road (L -12-13-300-008, - 010, - 014, - 015, - 024)

9.0 Planner’s Report

10.0 Chairperson’s Report

11.0 Commissioner’s Report

12.0 Public Comment II

13.0 Adjournment

Please Note: This meeting is being recorded

This notice is posted in compliance with PA 267 of 1976 (as amended) Open Meetings Act, MCL 125.3103 and 125.3502 and the Americans with Disabilities Act (ADA).Individuals with disabilities requiring auxiliary aids or services should contact the Pittsfield Charter Township Clerk s Office 3 business days prior to the meeting. The Clerk s Office can be reached at 734-822-3120 or via email [email protected] participate as a member of the public:

• Please click the link below to join the webinarhttps://zoom.us/j/96243816637?pwd=UnFjazh4NTZvdVU3eUl0Mkk2UTNFZz09Passcode: Pittsfield

• Or One tap mobile:US: +19292056099,,96243816637#,,,,*2961147383# or+13017158592,,96243816637#,,,,*2961147383#

• Or Telephone:Dial(for higher quality, dial a number based on your current location): US: +1 929 205

Page #

1-2

3-7

Public Hearings 8-25

26-44

1

mailto:[email protected]

https://zoom.us/j/96243816637?pwd=UnFjazh4NTZvdVU3eUl0Mkk2UTNFZz09

6099 or +1 301 715 8592 or +1 312 626 6799 or +1 669 900 6833 or +1 253 215 8782 or +1 346 248 7799 or 888 475 4499 (Toll Free) or 877 853 5257 (Toll Free)

• Webinar ID: 962 4381 6637Passcode: 2961147383

• International numbers available: https://zoom.us/u/actOLUHwse

Further instructions on participating in public comment will be provided once the meeting has been called to order in order to ensure two-way communication between the Planning Commission and the members of the public.

Written comments will be received at [email protected] until 3:00 p.m. the day of the hearing. Any person who wishes to contact members of the Planning Commission to provide input or ask questions on any business coming before the Planning Commission on June 17, 2021 may do so by calling (734) 822-3130 or emailing [email protected] prior to the meeting. Reasonable auxiliary aids and services can be provided at the meeting to individuals with disabilities by contacting the Clerk’s Office at (734) 822-3120 or via email at [email protected] at least three business days in advance.

2

https://zoom.us/u/actOLUHwse




REGULAR MEETING June 3, 2021 6:30 P.M.

PITTSFIELD TOWNSHIP PLANNING COMMISSION MINUTES

Members Present: Matthew Payne, George Ralph, Ann Harris, Roland Kibler, Deborah Williams, Stanley Young, Yameen Jaffer,

Members Absent: None

Others Present: Pete Gates, Eric Williams, Haley Jonna, Steve Brewer, JJ Alaily, Ken Maag, Kevin Heffernan, Mike Blanek, Mark Drane, Andrew Villari, Doraid Markus, Brian Adamson, Reid Cooksey, Christina Lirones, Benjamin Carlisle, Township Planning Consultant, Jason Dane, Recording Clerk

1.0 Call Meeting to Order at 6:30 p.m. / Determination of a Quorum

Chairperson Payne called the meeting to order at 6:30 p.m. A quorum was present.

2.0 Pledge of Allegiance

Chairperson Payne led the Pledge of Allegiance.

3.0 Approval of Agenda

Motion by Commissioner Williams, supported by Commissioner Kibler to approve the agenda as recommended.

MOTION CARRIED

4.0 Approval of Prior Minutes

4.1 Regular Minutes of May 20, 2021

Motion by Commissioner Williams, supported by Commissioner Ralph to approve the Regular Meeting Minutes of May 20, 2021.

MOTION CARRIED

5.0 Public Comment I

None

6.0 Public Hearing

None

3

Pittsfield Charter Township Planning Commission June 3, 2021 Page 2 of 5

7.0 Old Business

7.1 CSPA 20-18 and CUP 20-09 MSG Credit Union Submitted for Preliminary Site Plan Review and Conditional Use 3300 Carpenter Road (L-12-11-150-030)

Mr. Benjamin Carlisle, Township Planning Consultant, presented CSPA 20-18 and CUP 20-09 MSG Credit Union. The proposal is to construct a 3,556 square foot credit union with (3) drive-through lanes and a dedicated ATM lane. This proposed plan was last considered at the March 4th Planning Commission Meeting. Discussion at that meeting included stormwater, traffic impact and circulation.

Steve Brewer, MSG Chief Financial Officer, introduced the credit union to the Planning Commission.

Mike Blanek, with Stucky-Vitale Architects gave the Planning Commission some of the updates that have been done. Some of these improvements include additional landscaping along with a decorative stone finish retaining wall and decorative fencing.

Eric Williams, with Stonefield Engineering presented improvements made to the proposed project. Multiple site design renderings were shown to the Planning Commission, showing additional screening on the west and north sides of the basin as well as the plan to maintain the existing vegetation on the site that exists today.

Andrew Villari, Traffic Engineer with Stonefield, presented the traffic circulation and access assessment of the property. This project would not be considered a major traffic generator. Based on the standards, a “major traffic generator” would produce 100 or more cars in an hour. According to Mr Villari, this project would generate 35-45 vehicles in an hour. Mr. Villari believes this is a well-situated site that takes advantage of many best practices for site planning and access design.

Commissioner Kibler asked Mr. Villari about where they expect the overflow queue to go on a busy day.

Mr. Villari answered that more than 16 cars would be an unusual scenario for this location, however he believes that this site is very well designed to handle that number of vehicles.

Commissioner Ralph asked if any other locations have been looked at in the Township besides this one.

Steve Brewer said they do use a realtor for all their branches and looked at many different locations in this community and the surrounding area as well.

4


Motion by Commissioner Williams, supported by Commissioner Young, to direct staff to draft a Resolution of Approval for CUP 20-09 and CSPA 20-18 MSG Credit Union.

ROLL CALL

YES: WILLIAMS, YOUNG, KIBLER

NO: HARRIS, JAFFER, RALPH, PAYNE ABSENT: None ABSTAIN: None

MOTION DOES NOT PASS

Eric Williams requested that based on the discussion held, perhaps a further traffic study would potentially help. He asked that if there are further traffic concerns, an enhanced traffic study could be presented to address those concerns.

Motion by Commissioner Williams, supported by Commissioner Young, to postpone action on CUP 20-09 and CSPA 20-18 MSG Credit Union to allow the applicant to address the following:

1. Traffic Study

ROLL CALL

YES: KIBLER, WILLIAMS, HARRIS, JAFFER, YOUNG

NO: RALPH, PAYNE ABSENT: None ABSTAIN: None

MOTION CARRIED

8.0 New Business

8.1 CSPA 21-06 La-Z-Boy Submitted for Preliminary Site Plan Review

3020 Lohr Road (L -12-07-115-011)

Mr. Benjamin Carlisle, Township Planning Consultant, presented CSPA 21-06 La Z Boy. The applicant is seeking preliminary site plan approval to construct a La-Z-Boy retail store located at the former Joe’s Crab Shack (3020 Lohr Rd). Joe’s Crab Shack building would be demolished and the property would be divided.

5


Motion by Commissioner Williams, supported by Commissioner Harris, to approve CSPA 21-06 La-Z-Boy with the following conditions:

1. Label loading area on site plan.2. Provide cross access agreement.3. Provide full landscape plan.4. Provide Lighting plan.

ROLL CALL

YES: WILLIAMS, HARRIS, RALPH, KIBLER, YOUNG, PAYNE, JAFFER

NO: None ABSENT: None ABSTAIN: None

MOTION CARRIED

8.2 RZ 20-06 7025 E. Michigan Avenue Submitted for concept plan meeting 7025 E. Michigan Avenue (L -12-33-200-018)

Mr. Benjamin Carlisle, Township Planning Consultant, presented RZ 20-06 7025 E. Michigan Avenue. The applicant has revised plans based on previouscomments from the Planning Commission. A new configuration of the site anddrive-through layout as well as 62 additional parking spaces have been added toaccommodate for retail and restaurant uses. The applicant has provided a parkingstudy, which will be reviewed by the Township Engineer.

Mark Drane, architect on the project shared these changes to the development with the Planning Commission.

Discussion was held on: • Buffer between development and housing located behind it.• Tenants who will occupy the new spaces.• Plans for EV parking.• Flow of traffic through the parking lot.• Overdevelopment and density of the site.• Remodeling the existing building.

6


Mr. Carlisle asked if the Planning Commission would like the applicant to come to a third Planning Commission Meeting for concept review or move forward and submit their full application?

After further discussion, the applicant and Planning Commission agreed to an additional Concept Review.

9.0 Planner’s Report

None

10.0 Chairperson’s Report

None

11.0 Commissioner’s Report

None

12.0 Public Comment II

None

13.0 Adjournment

Motion by Commissioner Harris, seconded by Commissioner Ralph to adjourn the meeting.

Chairperson Payne adjourned the meeting at 8:29 p.m.

Deborah Williams, Secretary June 3, 2021

Please Note: This meeting is being recorded This notice is posted in compliance with PA 267 of 1976 (as amended) Open Meetings Act, MCL

125.3103 and 125.3502 and the Americans with Disabilities Act (ADA).Individuals with disabilities requiring auxiliary aids or services should contact the Pittsfield Charter Township Clerk’s Office 3 business days prior to the meeting. The Clerk s Office can be reached at 734-

822-3120 or via email [email protected].

7


To: Pittsfield Planning Commission

From: Ben Carlisle, AICP

Date: June 9, 2021

Re: Regulation of Adult Use and Medical Marihuana Establishments.

_____________________________________________________________________________________

In 2008, Michigan voters approved a medical marihuana ballot proposal which created the Michigan Medical Marihuana Act (MMMA). The MMMA permitted patients to use marihuana with a physician’s recommendation. The Act also created Michigan’s “caregiver” system that allows an individual to register with the State and cultivate up to 72 marihuana plants on behalf of registered patients. However, the MMMA did not specifically contemplate organized medical marihuana dispensaries or provisioning centers.

In 2016, the State of Michigan amended the Michigan Medical Marihuana Act (MMMA) and adopted the Medical Marihuana Facilities Licensing Act (MMFLA) and Michigan Medical Marihuana Tracking Act (MMMTA). These Acts created a new regulatory framework for commercial medical marihuana businesses to operate within Michigan.

In 2018, Michigan voters passed Proposal 1, the Michigan Regulation and Taxation of Marihuana Act (MRTMA), which legalized adult use marihuana. The legislature subsequently amended the MMFLA again to help the Marihuana Regulatory Agency (MRA) develop a single regulatory framework to oversee medical and adult use marihuana. The MRA, in June of 2020, released a set of administrative rules to regulate both medical marihuana facilities and adult use establishments. This unified set of regulations replaces the MRA’s prior administrative rules.

Township Marihuana Advisory Committee

To assist in the development of a marihuana strategy, the township formed the Marihuana Advisory Committee. The committee was composed of representatives from the Board of Trustees, the Director of Public Safety, the Zoning Administrator, the Township’s planning consultant, an attorney who represents several potential marihuana businesses, and the Township’s attorney in accordance with Resolution #20-01.

8

Regulation of Adult Use and Medical Marihuana Establishments June 9, 2021 Charter Township of Pittsfield

Page 2

Planning Commission Discussion

The Planning Commission has discussed the draft language in two (2) previous meetings. The attached drafted language consider the comments from the Commission.

Public Hearing

The Planning Commission is asked to hold a public hearing, consider public testimony, and direct staff.

I look forward to discussing this matter at the June 17th meeting.

Sincerely,

9

Page 3

Attachment I – Marihuana Establishment Definitions

The Act provides a series of definitions that are important for a clear understanding of potential regulatory measures. For purposes of this paper, the following key definitions are provided:

“Marihuana establishment” means a marihuana grower, marihuana safety compliance facility, marihuana processor, marihuana microbusiness, marihuana retailer, marihuana secure transporter, or any other type of marihuana-related business licensed by the department.

“Marihuana grower” means a person licensed to cultivate marihuana and sell or otherwise transfer marihuana to marihuana establishments.

“Marihuana microbusiness” means a person licensed to cultivate not more than 150 marihuana plants; process and package marihuana; and sell or otherwise transfer marihuana to individuals who are 21 years of age or older or to a marihuana safety compliance facility, but not to other marihuana establishments.

“Marihuana processor” means a person licensed to obtain marihuana from marihuana establishments; process and package marihuana; and sell or otherwise transfer marihuana to marihuana establishments.

“Marihuana retailer” means a person licensed to obtain marihuana from marihuana establishments in order to transport marihuana to marihuana establishments.

“Marihuana safety compliance facility” means a person licensed to test marihuana, including certification for potency and the presence of contaminants.

“Process” or “Processing” means to separate or otherwise prepare parts of the marihuana plant and to compound, blend, extract, infuse, or otherwise make or prepare marihuana concentrate or marihuana-infused products.

The Emergency Rules add several other categories of activity which will be licensed:

“Designated consumption establishment” means a commercial space that is licensed by the agency and authorized to permit adults 21 years of age and older to consume marihuana products at the location indicated on the state license.

“Excess marihuana grower” means a license issued to a person holding 5 class C marihuana grower licenses and licensed to cultivate marihuana and sell or otherwise transfer marihuana to marihuana establishments.

“Marihuana event organizer” means a person licensed to apply for a temporary marihuana event license under these rules.

“Temporary marihuana event license” means a state license held by a marihuana event organizer for an event where the onsite sale or consumption of marihuana products, or both, are authorized at the location indicated on the state license during the dates indicated on the state license.

10

Richard K. Carlisle, President Douglas J. Lewan, Executive Vice President John L. Enos, Principal David Scurto, Principal Benjamin R. Carlisle, Principal Sally M. Elmiger, Principal Craig Strong, Principal

Laura K. Kreps, Associate Paul Montagno, Associate

DRAFT

Proposed Draft Text:

SECTION 11.49 ADULT-USE MARIHUANA OVERLAY DISTRICT

A. Intent

The purpose of this Article is to implement land use regulations consistent with theprovisions of the Michigan Regulation and Taxation of Marihuana Act (MRTMA), so as toprotect the public health, safety, and welfare of the residents and patients of theTownship by setting forth the manner in which adult-use marihuana facilities can beoperated in the Township. Further, the purpose of this Article is to:

1. Provide for a means of cultivation, processing, and distribution of marihuana topatients who qualify to obtain, possess, and use marihuana for adult purposesunder, the Michigan Regulation and Taxation of Marihuana Act (MCL 333.27001et seq.) and the Marihuana Tracking Act (MCL 333.27901 et seq.).

2. Protect public health and safety through reasonable limitations on adult-usemarihuana entities as they relate to noise, air and water quality, neighborhoodsafety, security for the facility and its personnel, and other health and safetyconcerns.

3. Provide for the location/placement of marihuana facilities in locations determined suitable for lawful marijuana facilities and to minimize adverse impacts regulatingthe siting, design, placement, security, and removal.

4. Impose fees to defray and recover the cost to the Township of the administrativeand law enforcement costs associated with adult marihuana facilities.

5. Coordinate with laws and regulations that may be enacted by the State addressingadult marihuana.

B. Definitions

Except as expressly defined below, all words and phrases shall have the meaning givenin the definitions section of the Michigan Regulation and Taxation of Marihuana Act, asappropriate.

1. Co-location – co-location means multiple marihuana licenses operating at the samelocation as allowed by MMFLA/MRTMA.

11

Adult-Use Marihuana Overly District - Draft 06-04-21

2

C. Applicability

1. The overlay districts of this chapter apply in combination with the underlying basedistrict to impose regulations and standards that address special geographic areas orland use issues.

2. In the event of conflict between overlay district regulations and the regulations ofthe underlying base district, the overlay district regulations govern. In all other cases,both the overlay district and base district regulations apply.

D. Adult-use Marijuana facilities Authorized

1. Pursuant to the MRTMA, Pittsfield Township authorizes the operation in theTownship of the following marijuana facilities, provided they possess a stateoperating license issued under the MRTMA state license or licenses and they complywith the additional requirements of this chapter, and all other applicable laws andordinances:

a. Grower, which includes only Class A grower and Class B grower.b. Processorc. Dispensaryd. Secure transportere. Safety compliance facility

2. Uses by subdistrict are outlined in Section 11.49.E.2

12


3

E. Geography

1. The boundaries of the overlay shall be set forth in the map below:

2. Sub-Districtsa. Provisioning Center/Dispensary, Processor and Grower Sub-District

1. Uses: Processor, Provisioning Center, or Grower as defined in theMichigan Regulation and Taxation of Marihuana Act are permittedas a Conditional Use subject to the provisions of Article 10.

2. All other marihuana uses or operations not expressly permitted inthis sub-district are prohibited.

b. Secure Transporter or Safety Compliance Facility Sub-District1. Uses: Secure Transporter and Safety Compliance Facility as defined

in the Michigan Regulation and Taxation of Marihuana Act arepermitted as a Conditional Use subject to the provisions of Article10.


13


4

F. Standards by Type

1. Grower. Applicable standards for grower facilities:a. All grower facilities and operations must be within an enclosed building.b. A grower may hold more than one class of grower license.c. Class A grower and Class B grower only permitted.d. No pesticides or insecticides which are prohibited by applicable law for

fertilization or production of edible produce shall be used on anymarihuana cultivated, produced, or distributed by an adult-use marihuanabusiness.

2. Processor. Applicable standards for processor facilities:a. Only one processor facility license permitted per parcel or lot.b. All processing operations must be conducted within an enclosed building.

3. Secure transporter. Applicable standards for secure transporter:a. A secure transporter license authorizes the storage and transport of

marihuana, marihuana-infused products and money associated with thepurchase or sale of marihuana and marihuana-infused products betweenmarihuana facilities at the request of a person with legal custody of themarihuana, marihuana-infused products, or money. It does not authorizetransport to a registered qualifying patient or registered primary caregiverwho is not a licensee.

4. Dispensary. Applicable standards for dispensary:a. Only one dispensary license per parcel or lot.b. All dispensary activities must be conducted within an enclosed building.c. A dispensary license authorizes the provisioning center to transfer

marihuana to or from a safety compliance facility for testing by means ofa secure transporter.

d. No live marihuana plants shall be located in a dispensary.e. A dispensary shall be closed for business, and no sale or other

distribution of marihuana in any form shall occur upon the premises or bedelivered to or from the premises, between the hours of 9:00 p.m. and7:00 a.m.

5. Safety compliance facility. Applicable standards for safety compliance:a. All testing must be conducted within an enclosed building.

G. Regulations Applicable to All Districts

1. All other applicable state laws, rules, and regulations.2. No person shall establish or operate an adult-use marihuana commercial entity in

the Township without first having obtained from the State a license for each suchfacility to be operated. License certificates shall be kept current and publiclydisplayed within the facility. Failure to maintain or display a current license certificateshall be a violation of this Article subject to Section 3.07.

14


5

3. Applicant shall be fully licensed with the State of Michigan and any other requiredlicensing body including compliance with all other applicable Township ordinances.

4. Standardsa. It shall be unlawful to operate or cause to be operated a marihuana facility or

establishment within:1. One thousand (1,000) feet of any of the following:

i. A place of worship.ii. A school or childcare facility.

2. Five hundred (500) feet of another marihuana facility.3. Three hundred (300) feet of a public park.4. For the purpose of this section, measurements shall be made in a straight line

in all directions without regard to intervening structures or objects, from theclosest part of the structure used in conjunction with the marihuana retailsales operation to the closest point on a property boundary or right-of-wayassociated with any of the land use(s) identified in subsection (1), (2), and (3)above. If the marihuana retail sales operation is located in a multitenantstructure, the distance shall be measured from the closest part of the tenantspace occupied by the marihuana retail sales operation to the closest pointon a property boundary or right-of-way associated with any of the land use(s)identified in subsection (1) and (2) above.

5. A marihuana facility or establishment lawfully operating is not rendered anonconforming use by the subsequent location of another noted use listedabove within the distances specified in this ordinance of the marihuanafacility or establishment. However, if a marihuana facility or establishmentceases operation for a period of one hundred and eighty (180) days or more,regardless of any intent to resume operation, it may not recommenceoperation in that location unless it achieves conformity with the PittsfieldTownship Ordinances.

b. Co-Location shall be permitted in accordance with the Michigan Regulation andTaxation of Marihuana Act.

c. Visibility of activities.1. All activities of marihuana entities, including, without limitation, the

cultivating, growing, processing, displaying, manufacturing, selling, andstorage of marihuana and marihuana-infused products shall be conductedindoors and out of public view.

2. No marihuana or paraphernalia shall be displayed or kept in a business so asto be visible from outside the licensed premises.

d. Control of emissions.1. Sufficient measures and means of preventing smoke, odors, debris, dust,

fluids and other substances from exiting a marihuana entity must be providedat all times. In the event that any odors, debris, dust, fluids or othersubstances exit a marihuana commercial entity, the owner of the subjectpremises and the licensee shall be jointly and severally liable for suchconditions and shall be responsible for immediate, full clean-up and

15


6

correction of such condition. The licensee shall properly dispose of all such materials, items and other substances in a safe, sanitary and secure manner and in accordance with all applicable federal, state and local laws and regulations.

2. No person, tenant, occupant, or property owner shall permit the emission ofany odor from any source to result in detectable odors that leave thepremises upon which they originated and interfere with the reasonable andcomfortable use and enjoyment of another's property or could be detectedby a person with a normal sense of smell at the exterior of the marihuanabusiness or at any adjoining use or property.

3. Whether or not an odor emission interferes with the reasonable andcomfortable use and enjoyment of a property shall be measured against theobjective standards of a reasonable person of normal sensitivity.

4. A grower or a processor shall install and maintain in operable condition asystem which precludes the emission of marihuana odor from the premises.

e. Amount of marihuana. The amount of marihuana on the permitted property andunder the control of the permit holder or owner or operator of the facility orestablishment shall not exceed that amount permitted by the state license orapplicable law.

f. Sale of marihuana. The marihuana offered for sale and distribution must bepackaged and labeled in accordance with state law.

g. Use of marihuana. The sale, consumption or use of alcohol or tobacco productson the permitted premises is prohibited. Smoking or consumption of controlledsubstances, including marihuana, on the permitted premises is prohibited exceptas expressly allowed by state law.

h. Distribution. No person operating a facility or establishment shall provide orotherwise make available marihuana to any person who is not legally authorizedto receive marihuana under state law.

i. Permits. All necessary building, electrical, plumbing, and mechanical permitsmust be obtained for any part of the permitted premises in which electrical,wiring, lighting or watering devices that support the cultivation, growing, andharvesting of marihuana are located.

j. Waste disposal. The permit holder, owner and operator of the facility orestablishment shall use lawful methods in controlling waste or by-products fromany activities allowed under the license or permit.

k. An authorized person shall consent to the entry into a marihuana facility by theBuilding Official and Zoning Inspector for the purpose of inspection to determinecompliance with this chapter pursuant to a notice posted in a conspicuous placeon the premises 2 or more days before the date of the inspection or sent by firstclass mail to the address of the premises 4 or more calendar days before the dateof the inspection.

H. Revocation. Any approved registered marihuana facility or establishment that violatesthe terms of this ordinance is grounds for revocation of any or all approvals.

16

Richard K. Carlisle, President Douglas J. Lewan, Executive Vice President John L. Enos, Principal David Scurto, Principal Benjamin R. Carlisle, Principal Sally M. Elmiger, Principal Craig Strong, Principal

Laura K. Kreps, Associate Paul Montagno, Associate

DRAFT

SECTION 11.48 MEDICAL MARIHUANA OVERLAY DISTRICT

A. Intent

The purpose of this Article is to implement land use regulations consistent with theprovisions of the Michigan Medical Marihuana Facilities Licensing Act (MMFLA), so as toprotect the public health, safety, and welfare of the residents and patients of theTownship by setting forth the manner in which medical marihuana facilities can beoperated in the Township. Further, the purpose of this Article is to:

1. Provide for a means of cultivation, processing, and distribution of marihuana topatients who qualify to obtain, possess, and use marihuana for medical purposesunder, the Medical Marihuana Facilities Licensing Act (MCL 333.27101 et seq.) andthe Marihuana Tracking Act (MCL 333.27901 et seq.).

2. Protect public health and safety through reasonable limitations on medicalmarihuana entities as they relate to noise, air and water quality, neighborhoodand patient safety, security for the facility and its personnel, and other health andsafety concerns.

3. Provide for the location/placement of marihuana facilities in locations determined suitable for lawful marijuana facilities and to minimize adverse impacts regulatingthe siting, design, placement, security, and removal.

4. Impose fees to defray and recover the cost to the Township of the administrativeand law enforcement costs associated with medical marihuana facilities.

5. Coordinate with laws and regulations that may be enacted by the State addressingmedical marihuana.

B. Definitions

Except as expressly defined below, all words and phrases shall have the meaning givenin the definitions section of the Medical Marihuana Facilities Licensing Act, asappropriate.

1. Co-location – co-location means multiple marihuana licenses operating at the samelocation as allowed by MMFLA/MRTMA (MCL 333.27951 et seq.).

17

Medical Marihuana Overly District - Draft 06-04-2021

2

C. Applicability

1. The overlay districts of this chapter apply in combination with the underlying basedistrict to impose regulations and standards that address special geographic areas orland use issues.

2. In the event of conflict between overlay district regulations and the regulations ofthe underlying base district, the overlay district regulations govern. In all other cases,both the overlay district and base district regulations apply.

D. Medical Marijuana facilities authorized.

1. Pursuant to the MMFLA, Pittsfield Township authorizes the operation in theTownship of the following marijuana facilities, provided they possess a stateoperating license issued under the MMFLA state license or licenses and they complywith the additional requirements of this chapter, and all other applicable laws andordinances:

a. Grower, including Class A grower; Class B grower.b. Processorc. Provisioning Centerd. Secure transportere. Safety compliance facility

2. Uses by subdistrict are outlined in Section 11.49.E.2

18


3

E. Geography.

1. The boundaries of the overlay shall be set forth in the map below:

2. Sub-Districtsa. Provisioning Center, Processor and Grower Sub-District

1. Uses: Processor, Provisioning Center, or Grower as defined Act 281of 2016 are permitted as a Conditional Use subject to the provisions of Article 10.


b. Secure Transporter or Safety Compliance Facility Sub-District1. Uses: Secure Transporter and Safety Compliance Facility, as

defined Act 281 of 2016 are permitted as a Conditional Use subjectto the provisions of Article 10.


19


4

F. Standards by Type

1. Grower. Applicable standards for grower facilities:a. All grower facilities and operations must be within an enclosed building.b. A grower may hold more than one class of grower license.c. Class A grower and Class B grower only permitted.d. A grower shall comply with all of the following:

1. No pesticides or insecticides which are prohibited by applicable law for fertilization or production of edible produce shall be used onany marihuana cultivated, produced, or distributed by a marihuanabusiness.

2. Processor. Applicable standards for processor facilities:a. Only one marihuana processor facility license permitted per parcel or lot.b. All processing operations must be conducted within an enclosed building.

3. Secure transporter. Applicable standards for secure transporter:a. A secure transporter license authorizes the storage and transport of

marihuana, marihuana-infused products and money associated with thepurchase or sale of marihuana and marihuana-infused products betweenmarihuana facilities at the request of a person with legal custody of themarihuana, marihuana-infused products, or money. It does not authorizetransport to a registered qualifying patient or registered primary caregiverwho is not a licensee.

4. Provisioning Center. Applicable standards for provisioning centers:a. Only one provisioning center license per parcel or lot.b. All provisioning center activities must be conducted within an enclosed

building.c. A provisioning center license authorizes the provisioning center to transfer

marihuana to or from a safety compliance facility for testing by means ofa secure transporter.

d. No live marihuana plants shall be located in a provisioning center.e. A provisioning center shall be closed for business, and no sale or other

distribution of marihuana in any form shall occur upon the premises or bedelivered to or from the premises, between the hours of 9:00 p.m. and7:00 a.m.

5. Safety compliance facility. Applicable standards for safety compliance:a. All testing must be conducted within an enclosed building.

G. Regulations Applicable to All Districts

1. All other applicable state laws, rules, and regulations.2. No person shall establish or operate a medical marihuana entity in the Township

without first having obtained from the State a license for each such facility to beoperated. License certificates shall be kept current and publicly displayed within the

20


5

facility. Failure to maintain or display a current license certificate shall be a violation of this Article subject to Section 3.07.

3. Applicant shall be fully licensed with the State of Michigan and any other requiredlicensing body including compliance with all other applicable Township ordinances.

4. Standardsa. It shall be unlawful to operate or cause to be operated a marihuana facility or

establishment within:1. One thousand (1000) feet of any of the following:

i. A place of worship.ii. A school or childcare facility.

2. Five hundred (500) feet of another marihuana facility.3. Three hundred (300) feet of a public park.4. For the purpose of this section, measurements shall be made in a straight line

in all directions without regard to intervening structures or objects, from theclosest part of the structure used in conjunction with the marihuana retailsales operation to the closest point on a property boundary or right-of-wayassociated with any of the land use(s) identified in subsection (1) , (2), and (3)above. If the marihuana retail sales operation is located in a multitenantstructure, the distance shall be measured from the closest part of the tenantspace occupied by the marihuana retail sales operation to the closest pointon a property boundary or Pittsfield Township Zoning Ordinance 11:28 right-of-way associated with any of the land use(s) identified in subsection (1) and(2) above.

5. A marihuana facility or establishment lawfully operating is not rendered anonconforming use by the subsequent location of another noted use listedabove within the distances specified in this ordinance of the marihuanafacility or establishment. However, if a marihuana facility or establishmentceases operation for a period of one hundred and eighty (180) days or more,regardless of any intent to resume operation, it may not recommenceoperation in that location unless it achieves conformity with the PittsfieldTownship Ordinances.

b. Co-Location shall be permitted in accordance with the Medical MarihuanaFacilities Licensing Act.

c. Visibility of activities.1. All activities of marihuana entities, including, without limitation, the



d. Control of emissions.1. Sufficient measures and means of preventing smoke, odors, debris, dust,

fluids and other substances from exiting a marihuana entity must be providedat all times. In the event that any odors, debris, dust, fluids or other

21


6

substances exit a marihuana entity, the owner of the subject premises and the licensee shall be jointly and severally liable for such conditions and shall be responsible for immediate, full clean-up and correction of such condition. The licensee shall properly dispose of all such materials, items and other substances in a safe, sanitary and secure manner and in accordance with all applicable federal, state and local laws and regulations.

2. No person, tenant, occupant, or property owner shall permit the emission ofany odor from any source to result in detectable odors that leave thepremises upon which they originated and interfere with the reasonable andcomfortable use and enjoyment of another's property or could be detectedby a person with a normal sense of smell at the exterior of the marihuanabusiness or at any adjoining use or property.



e. Amount of marihuana. The amount of marihuana on the permitted property andunder the control of the permit holder or owner or operator of the facility orestablishment shall not exceed that amount permitted by the state license orapplicable law.

f. Sale of marihuana. The marihuana offered for sale and distribution must bepackaged and labeled in accordance with state law.

g. Use of marihuana. The sale, consumption or use of alcohol or tobacco productson the permitted premises is prohibited. Smoking or consumption of controlledsubstances, including marihuana, on the permitted premises is prohibited exceptas expressly allowed by state law.

h. Distribution. No person operating a facility or establishment shall provide orotherwise make available marihuana to any person who is not legally authorizedto receive marihuana under state law.

i. Permits. All necessary building, electrical, plumbing, and mechanical permitsmust be obtained for any part of the permitted premises in which electrical,wiring, lighting or watering devices that support the cultivation, growing, andharvesting of marihuana are located.

j. Waste disposal. The permit holder, owner and operator of the facility orestablishment shall use lawful methods in controlling waste or by-products fromany activities allowed under the license or permit.

k. An authorized person shall consent to the entry into a marihuana facility by theBuilding Official and Zoning Inspector for the purpose of inspection to determinecompliance with this chapter pursuant to a notice posted in a conspicuous placeon the premises 2 or more days before the date of the inspection or sent by firstclass mail to the address of the premises 4 or more calendar days before the dateof the inspection.

22


7

H. Revocation. Any approved registered marihuana facility or establishment that violatesthe terms of this ordinance is grounds for revocation of any or all approvals.

l. Visibility of activities1. All activities of marihuana entities, including, without limitation, the



m. Control of emissions.1. Sufficient measures and means of preventing smoke, odors, debris, dust,

fluids and other substances from exiting a marihuana entity must be providedat all times. In the event that any odors, debris, dust, fluids or othersubstances exit a marihuana entity, the owner of the subject premises andthe licensee shall be jointly and severally liable for such conditions and shallbe responsible for immediate, full clean-up and correction of such condition.The licensee shall properly dispose of all such materials, items and othersubstances in a safe, sanitary and secure manner and in accordance with allapplicable federal, state and local laws and regulations.

2. A medical marihuana business shall be ventilated so that the odor ofmarihuana cannot be detected by a person with a normal sense of smell atthe exterior of the marihuana business or at any adjoining use or property.

n. Odor control.1. No person, tenant, occupant, or property owner shall permit the emission of

any odor from any source to result in detectable odors that leave thepremises upon which they originated and interfere with the reasonable andcomfortable use and enjoyment of another's property.



o. Amount of marihuana. The amount of marihuana on the permitted property andunder the control of the permit holder or owner or operator of the facility orestablishment shall not exceed that amount permitted by the state license orapplicable law.

p. Sale of marihuana. The marihuana offered for sale and distribution must bepackaged and labeled in accordance with state law.

q. Use of marihuana. The sale, consumption or use of alcohol or tobacco productson the permitted premises is prohibited. Smoking or consumption of controlledsubstances, including marihuana, on the permitted premises is prohibited exceptas expressly allowed by state law.

23


8

r. Indoor operation. All activities of marihuana facilities and marihuanaestablishments, including without limitation distribution, growth, cultivation, orthe sale of marihuana, and all other related activity permitted under the permitholder's license or permit, must occur indoors. The facility or establishment’soperation and design shall minimize any impact to adjacent uses, including thecontrol of any odor, by maintaining and operating an air filtration system so thatno odor is detectable outside the permitted premises.

s. Distribution. No person operating a facility or establishment shall provide orotherwise make available marihuana to any person who is not legally authorizedto receive marihuana under state law.

t. Permits. All necessary building, electrical, plumbing, and mechanical permitsmust be obtained for any part of the permitted premises in which electrical,wiring, lighting or watering devices that support the cultivation, growing, andharvesting of marihuana are located.

u. Waste disposal. The permit holder, owner and operator of the facility orestablishment shall use lawful methods in controlling waste or by-products fromany activities allowed under the license or permit.

v. An authorized person shall consent to the entry into a marihuana facility by theBuilding Official and Zoning Inspector for the purpose of inspection to determinecompliance with this chapter pursuant to a notice posted in a conspicuous placeon the premises 2 or more days before the date of the inspection or sent by firstclass mail to the address of the premises 4 or more calendar days before the dateof the inspection.

I. Revocation. Any approved Registered Marihuana Facility or Establishment that violatesthe terms of this ordinance is grounds for revocation of any or all approvals.

24

PUBLIC HEARING NOTICE

PITTSFIELD CHARTER TOWNSHIPZONING ORDINANCE AMENDMENTS

ZOA 21- 215

MEDICAL AND ADULT USE MARIHUANA PROVISIONS

NOTICE IS HEREBY GIVEN that an electronic meeting of the Pittsfield Township Planning Commission,located at 6201 W. Michigan Avenue, Ann Arbor, MI 48108, will be held on Thursday, June 17, 2021 at 6:30p.m.

At this meeting, the Planning Commission will hold a Public Hearing to consider proposed amendments to theZoning Ordinance of Pittsfield Charter Township, ZOA 21- 215, Marihuana provisions. The purpose of theproposed amendment is to modify the following sections of Article 11, Specific Use Provisions:

Add Section 11. 48: Medical Marihuana Overlay District: intent, definitions, applicability, types,geography, standards by type, regulations applicable to all districts, and revocation.Add Section 11. 49: Adult Use Marihuana Overlay District: intent, definitions, applicability, types,geography, standards by type, regulations applicable to all districts, and revocation.

In accordance with the Washtenaw County Board of Commissioners' declared State of Emergency, and inorder to reduce the risk of exposure to persons with the COVID- 19 virus, the Pittsfield TownshipPlanning Commission, located at 6201 W. Michigan Avenue, Ann Arbor, MI 48108, will conduct itsmeeting electronically.

To participate as a member of the public:

For videoconferencing go to:https:// zoom. us/ i/ 96243816637? pwd= cnJYQ 113dl UvOm5 KRFIgTzJxVHNMdz09Passcode: Pittsfield

Or iPhone one- tap : US: + 19292056099„ 96243816637#,,,,* 172129# or

13017158592„ 96243816637#,,,,* 172129#

Or Call: ( 312) 626- 6799 or( 877) 853- 5257( Toll Free) and enter Meeting ID: 962 4381 6637International numbers available: https: Hzoom.us/ u/ actOLUHwse

If you have any issues accessing the meeting, please call( 734) 822- 3130.

Further instructions on participating in public comment will be provided once the meeting has been calledto order in order to ensure two- way communication between the Commission and members of the public.

Written comments will be received at zoning@pittsfield- mi. gov until 3: 00 p.m. the day of the hearing.Any person who wishes to contact members of the Commission to provide input or ask questions on anybusiness coming before the Commission on June 17, 2021 may do so by calling ( 734) 822- 3130 oremailing zoning@pittsfield- mi.gov prior to the meeting. Reasonable auxiliary aids and services can beprovided at the meeting to individuals with disabilities by contacting the Clerk' s Office via email atclerk@pittsfield- mi. gov or( 734) 822- 3120 at least three business days in advance.

Michelle L. Anzaldi, Clerk

Published: May 23, 2021

25

ConnorDr

Cloverlane Ct

Lilac

Lane

Lila

c Ct

Cloverlane Dr

Christina Ct

Michiga

n Ave

Paulina Dr

Carp

ente

r Rd

±0 500 1,000 Feet

123456

7 8 9 10 11 12

131415161718

19 20 21 22 23 24

252627282930

31 32 33 34 35 36

Eagle Industrial Park

Meeting Date:June 17th, 2021

Project:CSPA 21-08

Applicant:Vanston/O'Brien Inc.

Action:Preliminary Site Condominium

Plans

26

27

28

”

”” “ ”

” “ ” ”” “ ”

” “ ”

””

””

SITE

Know what's below.before you dig.Call

R

SCALE: 1" = 1000'-0"

LOCATION MAP

D E

S I

G N

E R

S

LI

UB

Van

ston

/O'B

rien,

Inc.

Tel:

(73

4)

42

4-0

66

1

Fax:

(7

34

) 4

24

-06

77

e-m

ail:

de

sig

n@

van

sto

n.c

om

ww

w.v

an

sto

n.c

om

An

n A

rbo

r, M

i 48

10

3

81

50

Ja

ckso

n R

oa

d, S

te. A

O VS

RE

D

\\FILESERVER1\DesignDept\PROJECT FILES\2900 Morgan & Carpenter\AUTOCAD\3Site\C-1.dwg, 5/6/2021 2:59:01 PM

29

SCALE: 1" = 60'-0"

EXISTING CONDITIONS PLAN

SR

EDO V

D E

S I

G N

E R

S

LI

UB

Van

ston

/O'B

rien,

Inc.

Tel:

(73

4)

42

4-0

66

1

Fax:

(7

34

) 4

24

-06

77

e-m

ail:

de

sig

n@

van

sto

n.c

om

ww

w.v

an

sto

n.c

om

An

n A

rbo

r, M

i 48

10

3

81

50

Ja

ckso

n R

oa

d, S

te. A

LEGEND


30

LEGEND

SCALE: 1" = 60'-0"

SITE PLAN

SR

EDO V

D E

S I

G N

E R

S

LI

UB

Van

ston

/O'B

rien,

Inc.

Tel:

(73

4)

42

4-0

66

1

Fax:

(7

34

) 4

24

-06

77

e-m

ail:

de

sig

n@

van

sto

n.c

om

ww

w.v

an

sto

n.c

om

An

n A

rbo

r, M

i 48

10

3

81

50

Ja

ckso

n R

oa

d, S

te. A


31

LEGEND

SCALE: 1" = 60'-0"

GRADING PLAN

SR

EDO V

D E

S I

G N

E R

S

LI

UB

Van

ston

/O'B

rien,

Inc.

Tel:

(73

4)

42

4-0

66

1

Fax:

(7

34

) 4

24

-06

77

e-m

ail:

de

sig

n@

van

sto

n.c

om

ww

w.v

an

sto

n.c

om

An

n A

rbo

r, M

i 48

10

3

81

50

Ja

ckso

n R

oa

d, S

te. A


32

LEGEND

SCALE: 1" = 60'-0"

DRAINAGE PLAN

SR

EDO V

D E

S I

G N

E R

S

LI

UB

Van

ston

/O'B

rien,

Inc.

Tel:

(73

4)

42

4-0

66

1

Fax:

(7

34

) 4

24

-06

77

e-m

ail:

de

sig

n@

van

sto

n.c

om

ww

w.v

an

sto

n.c

om

An

n A

rbo

r, M

i 48

10

3

81

50

Ja

ckso

n R

oa

d, S

te. A

·

·

·

“”

·

·

·


33

D E

S I

G N

E R

S

LI

UB

Van

ston

/O'B

rien,

Inc.

Tel:

(73

4)

42

4-0

66

1

Fax:

(7

34

) 4

24

-06

77

e-m

ail:

de

sig

n@

van

sto

n.c

om

ww

w.v

an

sto

n.c

om

An

n A

rbo

r, M

i 48

10

3

81

50

Ja

ckso

n R

oa

d, S

te. A

O VS

RE

D


34

Date: June 7, 2021

Preliminary Site Plan Review for a Site Condominium For

Pittsfield Township, Michigan

GENERAL INFORMATION

File No.: CSPA 21-08

Applicant: Vanston/O’Brien – David Hughes

Plan Date: May 6, 2021

Location: Northeast corner of Carpenter and Morgan Roads (Multiple Parcels)

Zoning: I, General Industrial

Action Requested: Preliminary Site Plan Approval

SUMMARY

The applicant is seeking preliminary site plan approval for a five (5) lot site condominium development in the industrially zoned area of the Township in the northeast corner of Carpenter and Morgan Roads. The site condominium outlining the configuration of the lots and shared regional detention system will be reviewed under this preliminary site plan application. Future development of the vacant parcels will require future preliminary and final site plan approval prior to development

As demonstrated in the project narrative, Lot 1 is proposed as a potential location for a self-storage facility or other industrial use. Lots 2 and 3 will retain the existing building and site improvements as a business or service use that is permitted in the industrial zoning district. Lots 4 and 5 will remain vacant until future plans for development are realized.

35

Please note that any approval of this site condominium does not permit any earth moving, grading, tree removal, new structures, or new activity, other than what is currently being conducted on site, until a future site plan is submitted and approved for all five (5) lots.

Public utilities will be extended along the Morgan Road corridor connecting to existing facilities at Carpenter Road. Access to Lot 1 will be from an existing driveway from Carpenter Road. Lots 2 and 3 will maintain current access from Morgan Road. Lots 4 and 5 will require new access points from Morgan Road at some future date.

ADJACENT ZONING AND LAND USE

ZONING LAND USE

North PUD, Planned Unit Development Arbor Ridge - Single-Family Residential

South I, General Industrial Various business/industrial uses

East I, General Industrial Business/industrial use

West I, General Industrial Various business/industrial uses

Items to be Addressed: None.

SITE

36

PREVIOUS REVIEWS

The applicant submitted a previous plan which showed the creation of private road off Carpenter Road and five (5) newly created lots. The lot were much more evenly shaped than what is being reviewed. However, the plan was not permitted because the Road Commission would not allow the creation of a new private road so close to the Morgan /Carpenter Road intersection.

NATURAL RESOURCES

Much of the site has been previously graded for development. There is; however, a wetland area in the northeast corner of the site located on proposed Lots 1 and 5, and two (2) wetland area in the southeast portion of the site within proposed Lot 5.

Section 14.04.C. and D. require both a natural features impact statement and natural features protection plan be provided in accordance with the regulations during preliminary site plan review. We note that there is also a wooded area in the southeast corner of the site that will be impacted by the development of the site. A tree inventory noting size and species of all existing trees and documentation of those proposed to be removed will need to be provided as well.

A future natural feature impact statement will be required when lots 1 and 5 are proposed for development.

Items to be Addressed: Provide natural feature impact statement when lots 1 and 5 are proposed for development.

SITE ARRANGEMENT and SITE IMPROVEMENTS

As demonstrated on the preliminary site plan, all proposed lots meet the minimum lot width and area requirements of the General Industrial zoning district. As demonstrated in the project narrative, Lot 1 is proposed as a potential location for a self-storage facility or other industrial use. Lots 2 and 3 will retain the existing building and site improvements or a business or service use that is permitted in the industrial zoning district. Lots 4 and 5 will remain vacant until future plans for development are realized.

We note that the developed portions of the site (Lots 2 and 3), which are currently one (1) parcel will be divided in a manner that the building on Lot 3 will not have any parking, and a shared parking situation will be created. The applicant shall either provide additional parking on lot three, or provide a shared parking study to confirm that parking for lot 2 can

37

accommodate parking for both lot 2 and lot 3. If the parking study is confirmed, a shared parking agreement shall be provided to the township and approved by the Township Attorney.

If approved, lots 2 and 3 would be separate lots. As such, both lots shall comply with all required landscaping and lighting. The applicant shall submit a landscape plan and lighting plan for each lot. Landscaping, lighting, and other site requirements will be reviewed with future site plan submittals for those lots.

Items to be Addressed: 1). The applicant shall either provide additional parking on lot three, or provide a shared parking study to confirm that parking for lot 2 can accommodate parking for both lot 2 and lot 3. If the parking study is confirmed, a shared parking agreement shall be provided to the township and approved by the Township Attorney; and 2). Submit a landscape plan and lighting plan for lots 2 and 3.

AREA, HEIGHT, SETBACKS

No building or site improvements are proposed at this time. Dimensional requirements of the General Industrial zoning district will be required to be met on each resulting parcel and will be confirmed during final site plan review.

LOT 1

LOT 2 LOT 3 LOT 4

LOT 5

38

Items to be Addressed: None

SITE ACCESS, CIRCULATION, and TRAFFIC

Each resulting parcel will have individual driveway access to Carpenter Road (Lot 1) or Morgan Road (Lots 2-5). Lots 1, 2 and 3 have existing drives that will remain.

The Washtenaw County Road Commission provided initial comments related to the reconfiguration of the property noting the following:

• Parcels 2/3 and 4/5 shall share a common drive to reduce access points onto Morgan Road.

• The paving of Morgan Road will likely be required as part of the project.

Applicant shall submit a shared access agreement for lots 2 and 3 and for lots 4 and 5.

We defer further consideration regarding site access to the Township Engineer, Fire Marshal, and the Washtenaw County Road Commission.

Items to be Addressed: 1.) Applicant shall submit a shared access agreement for lots 2 and 3 and for lots 4 and 5; and 2). Review of site access by the Township Engineer, Fire Marshal and the Washtenaw County Road Commission.

COUNTY APPROVALS

Prior to consideration of a final site plan the applicant shall obtain approval for the regional detention basin from the Washtenaw County Water Resource Commission, and driveway approval for lots 2 and 3.

Items to be Addressed: Obtain county approvals prior as part of final site plan approval.

RECOMMENDATION

Based upon the information provided in the revised plan set, we do not recommend Planning Commission preliminary site plan approval until the following items have been addressed.

1. The applicant shall either provide additional parking on lot three, or provide a sharedparking study to confirm that parking for lot 2 can accommodate parking for both lot 2and lot 3. If the parking study is confirmed, a shared parking agreement shall beprovided to the township and approved by the Township Attorney.

2. Submit a landscape plan and lighting plan for lots 2 and 3.

3. Applicant shall submit a shared access agreement for lots 2 and 3 and for lots 4 and 5.

39

4. Review of site access by the Township Engineer, Fire Marshal and the WashtenawCounty Road Commission.

40

Pittsfield Charter Township

Department of Utilities & Municipal Services

6201 West Michigan Avenue, Ann Arbor, MI 48108 Phone: (734) 822-3101 Fax: (734) 944-1103

Website: www.pittsfield-mi.gov

Mandy Grewal, Supervisor

Utilities (734) 822-3105

[email protected]

Utilities (734) 822-3105

[email protected]

Planning (734) 822-3130

[email protected]

Engineering (734) 822-3109

[email protected]

Code Enforcement (734) 822-2111

[email protected]

MEMORANDUM

TO: Pittsfield Township Planning Commission

FROM: Eric Humesky, P.E.

Township Engineer

DATE: June 10, 2021

SUBJECT: Eagle Industrial Park

C.S.P.A. #21-08

Preliminary Site Plan Review #1

We have reviewed the May 6, 2021, 6 – sheet submittal of the above preliminary plan that was received by

the Township on May 11, 2021 and comment as follows:

1. Site and Zoning Data Requirements:

a. The following site data information shall be provided in the plans:

i. Zoning district of all adjacent properties.

ii. Land use of all adjacent properties.

2. Natural Features Requirements:

a. All impacted wetland/buffer areas and mitigation areas shall be shown with calculations.

b. Limits of the various soil types that are existing on site shall be shown on the plan.

3. Landscape Plan Requirements:

a. The location and type of all proposed shrubs, trees, and other live plant material shall be

shown on the plan.

b. Existing trees to remain shall be shown on this plan. The plan should state if any existing

trees will be applied to landscaping requirements.

c. Existing and proposed topography shall be shown on the plan.

41

http://www.pittsfield-mi.gov/







C. S. P. A. #21-08

June 10, 2021

Page 2 of 4

d. The location of all proposed improvements and utilities, as shown on the site plan, shall be

shown on this plan.

4. Required Information Concerning Utilities, Drainage, and Related Issues:

a. The water main easement and drainage easement along the proposed north property lines

of Lots 2, 3, and 4 shall be revised such that the two easements do not overlap while

adjacent to each other.

b. The overhead utility lines on Parcel 1 and Parcel 2 should be re-located underground. This

relocation shall be coordinated with the utility company.

Water Main

c. The existing water lead for the 4033 Morgan Road building is shown connecting to water

main along Morgan Road that doesn’t exist. If the building is not connected to water, this

building shall be connected to the water main that is proposed north of the building.

d. The location of existing and proposed water mains, well sites, water services, fire

hydrants, and valves shall be shown in the plans. The following existing utilities shall be

shown:

i. The existing gate valve near the east water main stub on the south side of Morgan

Road.

ii. The existing gate valve located between the driveways for 4130 Morgan Road and

5250 W Michigan Ave.

iii. The existing gate valve at the northeast corner of the Morgan Road-Carpenter

Road intersection.

Sanitary Sewer

e. In commercial and industrial areas, all service leads shall enter manholes. The proposed

western lead to the 4037 Morgan Road building shall enter a proposed manhole. It should

also be confirmed that this building requires two sanitary leads.

5. Additional Information Required:

a. The applicant shall confirm if the lightpole that BM #2 is located on will be removed or is

proposed to remain. If it is proposed to be removed, a third benchmark shall be identified

so at least two (2) benchmarks are maintained for the duration of the project.

6. Fire Protection Requirements:

a. The Township Fire Marshal reviewed the plan and commented that Parcel 1 may be

limited on the size and type of building(s) that will be permitted due to the single fire lane

42


C. S. P. A. #21-08

June 10, 2021

Page 3 of 4

entrance; depending on the size of the building(s), two (2) remote points of access may be

required. This should be taken into account when determining the proposed lot

configuration.

7. Sheet 1, Title Sheet:

a. The name of the project, “Eagle Industrial Park,” and the Township identifying number,

“C.S.P.A. #21-08,” should be placed at the bottom right corner of the sheet.

b. For the Utility Notes, the Sewer and Water contact information shall be updated to

Pittsfield Charter Township instead of the City of Saline.

8. Sheet 2, Existing Conditions Plan:

a. Per the county GIS, Parcels 2, 3, and 4 are existing as one combined parcel. The Existing

Conditions sheet shall be updated to show the existing parcel as is.

b. The limits of the existing gravel surface for Parcels 5, 6, and 7 shall be shown on the plan.

c. The existing Township fiber conduit shall be shown on the south side of Morgan Road.

d. It should be confirmed if the existing 6-foot, 10-foot or 12-foot wide DTE easement for

the overhead utility lines extends along the east property line of the 4995 Carpenter Road

property.

9. Sheet 3, Site Plan:

a. The water main easement at the proposed hydrants shall be revised so that the hydrants are

centered within the easement.

b. A shared use agreement shall be provided for the driveway proposed for Lot 4 and Lot 5.

The extent of the easement shall be shown on the plan.

c. Hydrants shall be located such that all sides of the building on Lot 2 and Lot 3 are within

300 feet hose lay length from a hydrant.

d. The proposed sanitary sewer easement shall be sized per the 4.04.A. of the Engineering

Standards.

e. Sewer leads shall be extended across Morgan Road to 5005 Morgan, 4100 Morgan, and

4110 Morgan.

f. Water mains shall be extended to the property lines on all sides of the subject parcel.

There are several ways that this can be accomplished. The applicant’s engineer should

meet with us to further discuss the water main design.

43


C. S. P. A. #21-08

June 10, 2021

Page 4 of 4

g. Per the Township master plan, sidewalk shall be proposed along the Carpenter Road

frontage.

10. Sheet 4, Grading Plan:

a. In general, slopes shall not exceed a slope of 4:1. The south end of Basin B shall be

revised to a lesser slope.

b. The future drainage area lines shall be labeled.

11. Sheet 5, Drainage Plan:

a. The impervious surface drainage areas for Basin B should be shown on the plan at Lots 2,

3, and 4.

b. The impervious areas shown on this sheet shall add up to the total proposed impervious

surface shown on the stormwater calculations.

c. The plan shall show how drainage will be directed to Basin B from Lots 2, 3, and 4.

d. The future drainage area lines shall be labeled.

12. Sheet 6, Drainage Calculations:

a. The geotechnical report for the test pits shown on the plan shall be provided.

13. All walkways must be ADA compliant.

14. The Master Deed, Bylaws, and Exhibit B shall be provided for review prior to Final Site Plan

Approval.

15. WCRC, and WCWRC approvals are required prior to Township Final Site Plan approval. Further

coordination with these agencies may result in modifications to this preliminary site plan. It is the

applicant’s responsibility to coordinate with all outside agencies early in the site plan development

process to ensure all agency requirements are adhered to and revisions of the site plan are limited.

16. The wetland mitigation shall be reviewed and approved by the Township Wetland Consultant

prior to Final Site Plan approval. If a wetland is regulated by EGLE, approval from EGLE shall be

required prior to issuing the Wetland Permit.

17. Prior to Final Site Plan approval, the Applicant shall execute a development agreement, in a form

approved by the Township, specifying all the terms and understandings relative to the proposed

development. A performance guarantee will be required as part of the development agreement in

accordance with Section 3.09 of the Zoning Ordinance.

18. With each re-submittal, the preparer shall provide a written summary of revisions made to the

plans.

44

Documents

7.0 Old Business