TOWNSHIP MEMBERS PRESENT:
David Kulp, Chairman; Richard Lemke, Vice-Chair; Gordon Muir, Secretary; Commissioners George Magro, William Mazzara, Richard Mueller, Vaughn Koshkarian, Keith Vandenbussche, Lisa Marckini-Polk.
VILLAGE MEMBERS PRESENT:
John Heidt, Chairman; Kathy Amerman; Vice-Chair; Commissioners Gary Goodnow, Karen Worrell, Timothy Judici, and William Serchak.
VILLAGE MEMBERS ABSENT:
Commissioners Stanley Zasuwa, Larry Keef, Craig Johnston.
ALSO PRESENT:
Nicholas Lomako, Township Planning Consultant; Arthur Shufflebarger, Village Manager; Timothy Brandt, Township Building Official; Sheila Maxwell, Recording Secretary.
PUBLIC HEARING
JOINT MASTER LAND USE PLAN AND PUBLIC OPINION
Township of Milford Planning Commission Chairman David Kulp and Village of Milford Planning Commission Chairman John Heidt opened the Joint Milford Community Master Plan Public Hearing. The Chairman’s recognized that the public hearing notice was advertized in the Milford Times on December 25, 2008 and January 8, 2009. Both the Village and Township had a quorum present.
Planning Consultant Nicholas Lomako, AICP, and PCP of Wade Trim explained the Milford Community Master Plan. Mr. Lomako reflected the contribution the two bodies of government coming together. The process began about two years ago with the Village Council, Township Board and Downtown Development Authority coming together and forming a Joint Milford Community Master Plan. In previous years the Village and Township prepared two separate independent plans. This is a very large accomplishment for Milford. The Community came together to form one single plan to guide future development in Milford, which his rare in the State of Michigan for two communities to form one unified plan.
Planning Consultant Lomako explained the tremendous effort put forward by the Village and Township Planning Commissions, who put extra effort and time into planning the community master plan. He also recognized other firms that assisted in the planning process, which are the following:
- Past Perfect of Grand Rapids, Michigan assisted in the area of historical preservation.
- Project Innovations of Farmington Hills, Michigan assisted in public involvement activities.
- Sieman & Larson of Boca Raton, Florida assisted in market assessment components.
- Arkinetics of Cleveland, Ohio assisted in finding the community’s unique characteristics.
- Johnson Hill Land Ethics Studio of Ann Arbor, Michigan assisted in deciphering natural features and the green infrastructure.
- Ed Barlow, Creating the Future, Inc. of St. Joseph, Michigan assisted in the Master Plan kick-off event.
Planning Consultant Lomako explained the brief history of the master land use plan. Various public meetings were held to collect information about the community. That information was put into a draft Master Land Use Plan document. The Planning Commissions sent the draft document to neighboring community, utility companies and other entities. That began the 63 day public notice timeline. The Village and Township collected responses of the draft plan. The Village and Township Planning Commissions held a joint meeting to discuss revisions, comments and changes. They decided from that point to move forward to a public hearing and receive comment on the document. Mr. Lomako explained that the public hearing is for the community to react, reflect, and suggest.
Planning Consultant Lomako provided an excerpt from the Michigan Planning Enabling Act (Act33 of 2008). 125.3843 Proposed master plan; public hearing; notice; approval by resolution of planning commission; statement; submission of copy of master plan of legislative body; approval or rejection by legislative body; procedures; submission of adopted master plan to certain entities. Sections were mentioned such as:
- Before approving a proposed master plan, a planning commission shall hold not less than one public hearing on the proposed master plan.
- The approval of the proposed master plan shall be by resolution of the planning commission carried by the affirmative votes of not less than 2/3 of the members of a city or village planning commission or not less than a majority of the members of a township or county planning commission.
- Following approval of the proposed master plan by the planning commission, the secretary of the planning commission shall submit a copy of the master plan to the legislative body.
Planning Consultant Lomako suggested that the Planning Commissions receive the public comments but not proceed with any formal resolutions that evening.
Elected Officials from both municipalities have passed motions giving the Planning Commissions the authority to adopt the Master Land Use Plan.
Planning Consultant Lomako identified some key aspects of the Master Plan. Milford Community Future Land Use Plan, this map has both Village and Township areas labeled with future use categories which is as follows: Village Categories: Recreation/Conservation, Suburban residential, village residential, multifamily residential, office, commercial, mixed use and public/semi-public; Township: recreation/conservation, rural residential, single-family residential low density, single-family residential medium density, planned development, multi-family residential, mobile home park, and local business. The Master Plan provides text explaining each category. The Future Land Use Map had many guiding principles that drove the map. The graphic is very important to accompany the text.
Ten Guiding Principles
1. Maintain a policy of controlled, moderated growth, based upon the principles of “concurrency,: requiring facilities and services at the time of development, and “sustainability,” making community planning decisions that will benefit, not burden or penalize, the Community’s future generations.
2. Acknowledge the historic community service center in the Village of Milford as a focal point for specialized shopping, office, entertainment and civic functions. Its available services, alternative housing opportunities and downtown historic focal point are features conducive to supporting the Township’s surrounding rural residential development pattern.
3. Recognize the emerging importance of the I-96/South Milford Road interchange area as the gateway entrance to the Community from the south. Carefully plan for commercial and residential uses in proximity to this interchange that will benefit from its proximity, as well as its position neat the emerging shopping district to its south in Lyon Township.
4. Understand the positive contribution certain large scale land uses have had on shaping the existing development pattern: open spaces close to home and work which encourage walking, physical activity and time spent outdoors. These include Kensington Metropark, the Proud Lake State Recreation Area, and Camp Dearborn. Require any proposed changes to these regional land uses to be subjected to Master Plan amendment procedures to ensure that the Milford Community and neighboring jurisdictions fully participate in evaluating proposals for their re-use.
5. Protect “green infrastructure” using Low Impact Development (LID) techniques as a way to conserve native species and ecological sustainability. LID is an approach which emphasizes the integration of site design and planning techniques that conserve natural systems and hydrologic functions on a site. The Milford Community is uniquely situated within the Huron River watershed. Its fragile lands, water areas and natural sets represent irreplaceable environmental uses.
6. Allow for the continuation, resumption, restoration, reconstruction and extension of legally established nonconforming uses that contribute to Milford’s built character of its heritage.
7. Reject sprawl development characterized by spread out development along roadways, generic or uncoordinated architecture, big box construction, strip malls, and fast food drive through restaurants. Instead, focus development within planned centers offering a pedestrian orientation and distinctive design that maintains Milford’s strong sense of place and protects its rural atmosphere, characterized by open fields, farmland or woodlands as common elements of the visual landscape.
8. Maintain “life cycle housing”, so that people in various stages of life can find a home they can afford which is suited to their personal needs and tastes.
9. Preserve and protect cultural resources and properties, structures, and neighborhoods having historical significance.
10. Promote the development of community services and facilities that work to integrate and unify the Community.
Planning Framework, Milford Community Transect Model This helps Milford look at the community and find out what is important and categorize what is unique into zones.
Natural Zone: Consists of land in a more natural condition, including land unsuitable for development due to wetlands, flood hazard or other criteria. Example: Township Conservation/Recreation
Rural Zone: Areas intended for preservation, including open land that may be cultivated or sparsely settled. Large lot residential is typical. Example: Township rural residential, Township low density residential.
Suburban Zone: Detached single-family houses surrounded by lawns and landscaped yards. Each lot allows one main building and one “ancillary” building. Example: Township Low-Density residential, Township Medium-density residential, village suburban
General Urban Zone: Allows greater intensity of mixed use; buildings may be totally residential or a mix of office/retail/residential or higher density residential. Example: Village Residential, Village Mixed use
Urban Canter Zone: Consists of shops mixed with townhouses, apartments and offices. Buildings are predominantly attached. The network of streets is tight and there are wide sidewalks for shoppers and walkers. Buildings are close to the front lot line, with interesting facades for shoppers. It provides an active an active pedestrian environment. Example: Village Mixed Use
These zones help understand how to place different information onto the Future Land Use Map.
Planning Consultant Lomako continued to explain the new Future Land Use is similar to the past Master Land Use Plan. Each plan influences the other and helps organize a sense of place for the Village and Township. The Planning Commissions looked at three alternative plans based on no growth, pro-development and conservation of nature. The commissioners went through each plan and picked out positive characteristics of all three to create the new Future Land Use Plan.
Planning Consultant Lomako explained that the hatch pattern labeled Conservation Overlay signified an area signaled by the public a special or unique place that brings natural character to the Milford Community. Conservation Overlay is outlined in the Green Infrastructure chapter. These areas have high value in regards to natural features such as, wetland, woodlands, topographic. This is not to prohibit development but signal the specialness of the area in a graphic way.
Planning Consultant Lomako explained a graphic provided by MDM Milford LLC, dealing with building foot prints. This area was located in the Village south of Oakland Street and north of Bensfield. MDM Milford LLC suggested at a public forum that the odd shaped parcel be embraced as a retirement of senior housing for all stages and lifestyles. This information will be included in discussion of the Master Plan.
Planning Consultant Lomako explained that Commissioner Karen Worrell brought Brownfield redevelopment ideas. Brownfield areas are usually hard to develop due to some type of contamination. Brownfield redevelopment tools can help aid communities and developers. A policy statement would need to be added for the planning of redevelopment of Brown fields such as the TRW site.
The Village and Township Planning Commissions had received comments and placed them on record from the following entities:
- MDM Milford, LLC of Hartland, Michigan letter dated April 29, 2008
- John N. Grissim, FALSA, President of Grissim, Metz, Andriese & associates, letter dated June 16, 2008
- Charles Grant Mendeljian, 619 Olivia Drive, Milford, Resident, e-mail dated November 3, 2008
- William Terian, Chair Kensington Trail Riders Association, e-mail dated October 2, 2008
- Kathleen Cassidy, Commerce Township Planner, e-mail dated November 10, 2008
- Larry Fox, Hartland Township Planning Commission Chair, letter dated October 30, 2009
- Carmine P. Avantini, AICP, Partner of LSL Planning, Inc. on behalf of the City of Wixom, letter dated September 22, 2009
- Kirt Manecke, Founder of LandChoices of Milford, e-mail September 16, 2008 - Charlotte P. Burchhardt, AICP, PCP, Principal Planner of Oakland County, Letter dated November 12, 2008
- Michael Doran, City of Wixom Manager, letter dated October 16, 2008
Planning Consultant Lomako explained State law requires any municipality with a Planning Commission to have a Master Land Use Plan. This is to guide development in the future with a document with supporting graphics on how the community should move forward. The Master Land Use Plan is a policy tool that is a contract not an ordinance, not restrictive like a zoning ordinance. The Master Land Use Plan focuses on the future of 20-25 years and how to take the steps to review changes for things like rezoning. The Master Land Use Plans are guidelines for regulated growth.
Vice-Chair Lemke recognized the December 18, 2008 joint Village and Township Planning Commission meeting. The Planning Commissioners reviewed comments that were received and verified the next step for the Master Land Use Plan Draft. At this meeting the joint body recommended to move forward to public hearing.
PUBLIC COMMENT
Judith Reiter, 401 E. Liberty, Milford commented the Master Plan should support housing for young families with children (as means to maintain viability of school facilities). She was concerned for the community and the schools.
Planning Consultant Lomako stated the plan does touch on lifestyle housing stock for age or other demographics. Under the Goals, objectives and strategies also deal with residential density, product style and senior housing. The idea of a young family or a senior the plan wants to enable to happen.
Cheryl Hartwig, 482 Dorchester, Milford commented that there are many vacant buildings and felt the Village and Township should fill them before Milford supports new development.
Village Planning Commission Chairman Heidt and Township Planning Commission Chairman Kulp closed the public hearing with no more public comments at 8:11 p.m. | 
