LINCOLN TOWNSHIP-MIDLAND COUNTY

Planning Commission

 

April 3, 2007

 

Susan Ensign - Chairperson, Sheila Mesler � Vice-Chairperson

Gary Elza � Secretary

Members: Denise Schneider, Roger Crockett

 

 

The meeting of the Lincoln Township Planning Commission was called to order by Susan Ensign Chairperson at 6:30 P.M.

 

Roll call was taken: Susan Ensign, Sheila Mesler, Denise Schneider, Roger Crockett and Gary Elza were present.

 

A motion by Denise Schneider with support from Roger Crockett was made to approve the March 15, 2007 minutes as presented. Motion was approved.

 

A motion by roger Crockett with support from Denise Schneider to accept the agenda as presented. Motion was approved.

 

Chairperson Ensign opened the Old Business part of the agenda. This included the request from Consumers Energy for a Special Use Permit for a sub station on Price Road that was tabled at the last Planning Commission meeting.

 

Kevin Keane from Consumers Energy made and opening statement and Steve Markey from Consumers presented a drawing with the changes they have made to the site from discussion at the last meeting. Steve Markey stated they had reviewed other sites and have determined that this is still the best location for what they are proposing. The location is approximately 3 � acres, with an 85 foot by 97 foot fenced area as shown on the drawing.

 

Noise levels were presented for the equipment that will be installed on this site, BD levels at the property lines should be in the range of the following.

North property line � 34 to 37 DB

West property line � 37 to 41 DB

South property line � 35 to 38 DB

 

There was discussion on how this site would compare to the substation on Eastman Road next to Eastman Party Store. This unit is approximately � the size of that one. When the cooling fans on these units run the noise level goes up 2 to 3 DB, the higher number stated before is with the fans running. When you take a noise level reading 1 foot from the face of the unit it will be approximately 65 DB, the above levels noted are at the property line.

 

Pete Maze from Consumers Energy discussed the noise that comes from the large lines that are currently in place and how that can change from time to time and why.

 

It was reviewed by Consumers Energy what the purpose of this substation is. It is to help take care of the overload situation at the existing Sanford Substation. There will be two main feeds going out of the new substation on Price Road, one going west and one going east to help improve the dependability of the system.

 

Steve Markey indicated they had add 14 more trees into the screening for existing homes in the area, 6� White spruce.

 

There was a question asked if the high voltage lines could be installed underground. The response from Consumers Energy was that it would be very expensive and they did not know of any location where 138 KV lines had been installed underground in this type of an installation.

 

Chairperson Ensign opened the meeting up for public comment, it was requested that everyone state their name for the record and try to keep their comment or question in the range of 2 to 4 minutes so everyone that wanted to speak can have a chance.

 

It was requested that we take 5 minutes and let the people in attendance look at the exhibits that had been presented by Consumers Energy, this was allowed by Chairperson Ensign.

 

Bob Marks � Regarding M-30 and 3 phase power, is this being done to improve that area for business? The response was it will improve that but it is not the only reason as stated previously.

 

Berk Calkins � Did go down to Eastman Road substation and talked with residence in that area and it was indicated by one of them that they did have to work with Consumers energy to reduce the noise. It was asked of Berk Calkins by Sheila Mesler if he heard any noise while at that residence. Mr. Calking said no he did not hear any noise and indicated that the residence owner said he mainly heard the noise when the cooling fans were running. It was pointed out that the substation on Eastman road was 3 feet from the property line.

 

Chris Calking � Newly planted trees will die if they are not watered, what is Consumers going to do if the trees die? Steve Markey indicated if they die that Consumers will replace them.

 

Cliff Miles � Is from the Midland County Economic Development and just wanted to review that for business to move into your area one of the main items they need is reliable power. This project should help to meet that need.

 

Steve Grabowski � Lives to the north of the proposed substation. Steve is an electrical engineer and an amateur radio operator. With the lines coming down into the proposed sub station he will be virtually boxed in with the radio noise from the power lines. He originally had to reconfigure his antennas for the existing power lines to reduce the noise and now it will or may be difficult to not get noise on his radio, the higher the voltage the more noise you get.

 

Larry Moe � We went through this discussion 2 weeks ago and why can�t Consumers move to somewhere else. Steve Markey presented a drawing he had gotten from public document on file in the county for the original plat of the Lincoln Estates Subdivision and it showed the property that Consumers owns as being there and noted as �Exception�. He also presented a copy that showed that at the time it was purchase it is listed in public documents that it was proposed to be a sub station. This information has been on file for years.

 

Connie Moe � Did Consumers check the possibility of moving the substation to the north of the express way? They feel this would be a better site for it. Steve Markey indicated again that the current site they are requesting is the best site for what they need to do. Kevin Keane from Consumers responded also to this question. Consumers is regulated by the State Public Service Commission and Consumers is mandated to provide affordable rates for everyone. Their rates are approved by the PSC and to move to another site would cost more not only from more equipment and lines needed but additional property that would need to be purchase. The current site is already owned by Consumers and is still the best site available.

 

Jan Davila � Noise is a problem, there is nothing to buffer that.

 

Joe May? � There is a drain that runs through that sight, what is going to happen to that. Steve Markey from Consumers indicated per the site plan that the drain will be moved and cleaned so that it is working as it should be.

 

Terry Kerns � Lives to the east of the proposed site and there is an old drive that cuts through to his property. Can additional trees for screening be installed in that area? Steve Markey from Consumers indicated that yes they will install trees in that area to accommodate his request.

 

Joe May? � Suggested that Consumers be required to set aside 1% of the total cost of this project for landscaping as needed in the future.

 

At this time Chairperson Ensign asked for any more questions and receiving none closed the public comment portion.

 

Chairperson Ensign requested comments from the Planning Commission members. There was some discussion on how we wanted to proceed with each of the zoning requirement and it was chosen to review each section one item at a time and take a vote on each item if it meet the requirements or not. We will list each item with the vote on approval or not.

 

Section 703. USES PERMITTED BY SPECIAL USE PERMIT

7.      PUBLIC UTILITY TRANSFORMER STATIONS AND SUBSTATIONS, as well as gas regulator stations.

a. 5 � yes   0 � no

b. 5 � yes   0 � no

c. 5 � yes  0 � no

d. 5 � yes   0 � no

e. 5 � yes   0 � no

 

Section 1302. PERMIT PROCEDURES.

E.     GENERAL REQUIREMENTS FOR APPROVAL. The request for special land use approval must meet the following general standards, as well as the more specific requirements for the requested land use. The Planning Commission shall review each application for the purpose of determining that each use on its proposed location will:

1. 5 � yes   0 � no

2. 5 � yes   0 � no

3. 5 � yes   0 � no

4. 5 � yes   0 � no

5. 5 � yes   0 � no

6. 5 � yes   0 � no

 

The site that is being request for the Special Use Permit is located where two zoning districts join each other. The site sets in an R-1 district and to the East is an R-2 district. The following section in the zoning text is being looked at to see if it meets those requirements.

 

Section 302. SUPPLEMENTARY USE REGULATIONS.

8.      SCREENING REQUIREMENTS.

a.       Whenever screening is required between two zoning districts, there shall be provided at the time of development of any premises, and maintained thereafter, an �obscuring screen� which shall be a fence, wall plant materials, or other screening device or combination there of, that obstructs seventy-five (75%) percent of the field of vision from the ground to a height of six feet (6) when viewed from a distance of five feet (5) or more. Open spaces within such screening shall not exceed a one foot square (1), or exceed a two foot square (2) area when elongated or irregular shape. Such screen shall be constructed in accordance with one (1) or a combination of the following.

 

 The planning commission discussed options to meet the above requirement and came to the following.

Consumers Energy will be required to add slates to the fence area on the East side of fence enclosure. This is to be opaque in color to blend in with the area.

Chairperson Ensign requested a vote by the members on this requirement.

5 � yes    0 � no

 

Motion by Sheila Mesler with support by Roger Crockett as follows. Approve Consumers Energy Special Use Permit request with the additional items added. Additional plantings per the marked site plan, slates on the east side of fence enclosure for purpose of meeting the requirement for abutting districts. It meets review of all criteria set forth in the Special Use Permits 1302.E.

Roll call vote: Sheila Mesler  - yes, Roger Crockett � yes, Denise Schneider � no,

Gary Elza � yes, Susan Ensign � yes. Motion was approved 4 to 1.

 

Chairperson Ensign at this time recessed the meeting and went to the Open Public Hearing for � Proposed Zoning text Amendments to Comply with Michigan Enabling Act of 2006. A copy of the proposed changes were available for review and is attached with these minutes on file.

 

Chairperson Ensign asked for any committee comments. There were no additional comments.

 

Chairperson Ensign asked for any public comments. There were no comments from the public present.

 

Chairperson Ensign reconvened the Planning Commission meeting.

 

Motion by Sheila Mesler with support from Denise Schneider to accept the changes as presented. Roll call vote: Sheila Mesler � yes, Denise Schneider � yes, Roger Crockett � yes, Gary Elza � yes, Susan Ensign � yes. Motion approved 5 to 0.

 

Chairperson Ensign requested any new business to be brought before the Planning Commission at this time. There was none presented.

 

The next scheduled meeting of the Lincoln Township Planning Commission is scheduled for June5, 2007 at 6:30 pm in the Lincoln Township Hall on Hope Rd.

 

Chairperson Ensign adjourned the meeting at 8:37 p.m.

 

Gary Elza, Secretary

Lincoln Township Planning Commission

Midland County