Regular Meeting
2/12/2014 Planning Commission Meeting
CHARTER TOWNSHIP OF GARFIELD
PLANNING COMMISSION MEETING
Wednesday, February 12, 2014 7:00 pm
Garfield Township Hall
3848 Veterans Drive
Traverse City, MI 49684
Ph: (231) 941-1620
Please note that due to the large amount of meeting materials we are unable to upload the Planning Commission's packet, which includes all application materials and related information. If you are interested in examining all or a portion of the meeting information please contact the Planning Department at 231-941-1620.
A G E N D A
Call Meeting to Order
Roll Call of Commission Members
1. Review and Approval of the Agenda - Conflict of Interest
2. Minutes
a. January 8, 2014
3. Correspondence
a. None
4. Reports
a. Township Board
b. Planning/Zoning Department
c. Planning Commissioners
5. Business to Come Before the Commission
a. PD-2014-05 Barlow Road Rezoning – Public Hearing
b. PD-2014-06 Sheffer Farm PUD – Public Hearing
c. PD-2014-07 Culver Meadows SUP Application
d. PD-2014-08 Buffalo Center PUD Application
e. PD-2014-09 Panera Bread SUP Amendment Request
f. PD-2014-10 Brookside Commons PUD Extension Request
g. PD-2014-11 Broughen Conceptual Review
6. Public Comment
7. Items for Next Agenda – February 26, 2014 Work Session
a. 2013 Planning Commission Annual Report
8. Adjournment
Joe Robertson, Secretary
Garfield Township Planning Commission
3848 Veterans Drive
Traverse City, MI 49684
CHARTER TOWNSHIP OF GARFIELD
PLANNING COMMISSION MEETING
February 12, 2014
Call Meeting to Order: Chair Racine called the meeting to order at 7:00pm at the Garfield Township Hall, 3848 Veterans Drive, Traverse City, MI 49684.
Roll Call of Commission Members:
Present: Gil Uithol, Joe Robertson, Terry Clark, John Nelson, Kit Wilson and John Racine
Staff Present: Rob Larrea
1. Review and Approval of the Agenda – Conflict of Interest (7:00)
Nelson declared a conflict with item 5f.
Clark moved and Uithol seconded to approve the agenda as amended.
Ayes: Clark, Uithol, Wilson, Nelson, Robertson, Racine
Nays: None
2. Minutes (7:01)
a. January 8, 2014 Minutes
Clark moved and Wilson seconded to adopt the January 8, 2014 Regular meeting minutes as amended changing the fourth sentence in item 6a to read, “The application requests to rezone lots 24 and 25 to C-1, while lots 26 and 27 would remain zoned R1-M.”
Yeas: Clark, Wilson, Uithol, Nelson, Robertson, Racine
Nays: None
3. Correspondence (7:02)
a. Larrea said that five emails have been received – four regarding the Sheffer Farms proposal and one regarding the Barlow rezoning proposal.
4. Reports (7:02)
Township Board Report
Wilson reported that the MTA held their conference here in Traverse City and some excellent sessions were held.
Planning/Zoning Department
No report
Planning Commissioners
Nelson said that TC Talus and its technical committee is close to getting a long range plan regarding mobility in the area.
6. Business to Come Before the Commission
a. PD-2014-05 Barlow Road Rezoning – Public Hearing (7:04)
The application by Richard Rieck proposes to rezone .64 acres of land from R1-M to C-1 Local Business. The property is located at 1707 Barlow Street at the southeast corner of Barlow and Floresta Streets. The property has been combined into one 54,609 square foot parcel. The application requests to rezone lots 24 and 25 to C-1 zoning while leaving the rear acreage, lots 26 and 27 zoned R1-M. The applicant intends to construct a new deli/restaurant on the site. The proposed use is allowed in the C-1 district. Clark reminded the public that a rezoning means that any use allowed in a C-1 district can be allowed on those lots. Racine opened the Public Hearing at 7:07 and seeing no one wishing to speak, closed the public hearing.
Uithol moved and Wilson seconded THAT the Findings of Fact for Application Z-2014-01, attached to PD report 2014-05 and forming part of this motion, BE APPROVED.
Yeas: Uithol, Wilson, Nelson, Clark, Robertson, Racine
Nays: None
Uithol moved and Nelson supported THAT application Z-2014-01, submitted by Richard Rieck to rezone lands at 1707 Barlow Street to the C-1 Local Business District, BE RECOMMENDED FOR APPROVAL to the Garfield Township Board based on the approved Findings of Fact and for reasons set out in report PD-2014-05.
Yeas: Uithol, Nelson, Wilson, Robertson, Clark, Racine
Nays: None
b. PD-2014-06 Sheffer Farms PUD – Public Hearing (7:11)
Larrea gave a brief overview of the proposal. Doug Mansfield said that the proposed Sheffer Farms PUD would be built on 52 acres at the southwest corner of Long Lake and Zimmerman Roads in an A-1 Agricultural District. The proposed development abuts Heritage Estates and will be a phased development consisting of 61 single family lots, 36 apartments in three buildings, and a 120 unit senior living facility, seven senior citizen’s cottages, a gas station/convenience store and a bank with drive-through . Mansfield said the development would connect to several existing roads. The developers request that the Planning Commission approve a more intense use on the property in exchange for construction of a key link in the regional trail system. Low impact stormwater methods will be used. He said that the single family lots would be similar Heritage Estates and Stoneridge and added that the single family homes would have some deed restrictions. He showed the architecture of the gas station and the bank, as well as, the 120 unit senior apartments and the three 12-unit apartment buildings.
Racine opened the public hearing at 7:15pm.
Coleen Christenson from The Children’s House supports the residential portion and the bike trail. She does not support the proposed gas station
and convenience store because of the large amount of traffic in the area.
Michael Hainen, of the Westchester Hills Association is concerned with the condition of Zimmerman Road, as well as, access to a water supply. He asked whether there was MSHDA funding involved and asked about
any sewer expansion in the area.
Becky Harvey of Colonial Drive has concerns with the amount of traffic
that may be generated, the connectivity of the roads and is opposed to the commercial portion of the PUD.
Gale Timms of Colonial Drive said Grand Traverse County does not plow a small portion of Colonial Road and thinks that too much traffic would be routed in that direction. He also commented that there are many accidents at Long Lake and Zimmerman.
Jennifer Michelson from Heritage Drive, is also concerned with traffic and property values. She questioned why the community needed more assisted living.
Judith Danford of Cherry Hills Place said that the impact of traffic would be great and urged the Planning Commission to look at density. She added that she is not in favor of a gas station/convenience store and says more open space needed to be incorporated.
Dwayne Schlueter of Zimmerman Road asked about sewer and water, property values and discussed traffic in the area.
Brenda Rose lives directly across from the proposed entrance and is very
concerned with the speed of the traffic.
Briditte Grove of Coors Drive said that traffic is too fast along N. Long Lake Road now and more development would have a huge impact on an already busy area.
Katherine Anderson of Liberty Drive lives near the high school and claims that the area is already congested with traffic. She added that there was no need for a gas station and is against the residential area as well.
Albert Anderson of Liberty Drive has concerns with density and traffic. Larrea said that a traffic study is being reviewed at this time by an engineer.
Racine closed the Public Hearing at 8:07pm.
Mansfield said they are working around two major roads that lead to other major roads. He added that much of the density will come from the proposed assisted living facility but he is willing to lose 30 units to reduce the density. He also said that he is willing to convert three contiguous lots of the single family residential and make more open space. He is also willing to forego the gas pumps, but he wants the convenience store and the bank.
Commissioners noted that the surrounding area is residential and developers need to be careful about commercial uses in that corridor. Commissioners added that multi-family housing was not part of the Master Plan. Larrea said that a traffic study has been sent to Grand Rapids for an evaluation and results would be forthcoming. He realizes that water storage is an issue and any approvals will be given with an agreement that the developer knows the limitations in regards to water.
Racine called a five minute break at 8:54 and the meeting was reconvened at 9:05pm.
c. PD 2014-07 Culver Meadows SUP Application (9:05)
Larrea explained that the application requests approval of a new senior living facility at 1755 N. West Silver Lake Road, just south of Secor Road and about 600 feet north of the existing Culver Meadows senior living facility. The site is zoned R1-B and is currently vacant. Engineer Ryan Cox said that the lot is 6.3 acres and the project will be done in phases. He added that no significant changes were made since the last time Commissioners saw the application. He cited Section 8.5 of the zoning ordinance and said that the project could be approved through a special use permit. Cox claimed that even though a large building is proposed, it is harmonious with other uses in the area. The project will have lots of landscaping and they are under the allotted space requirements. Larrea asked Commissioners to allow a public hearing on the matter and any issues could be discussed further at that time.
Uithol moved and Nelson supported THAT application SUP-2014-01, Culver Meadows Senior Apartments, be scheduled for public hearing at the regular meeting of the Garfield Township Planning Commission to be held on March 12, 2014.
Yeas: Uithol, Nelson, Robertson, Robertson
Nays: Wilson, Clark
d. PD-2014-08 Buffalo Center PUD Application (9:22)
The application proposes a commercial redevelopment PUD. The project is proposed to be phased, with Phase I including deconstruction of the northern half of the Horizon Outlet Mall and construction of a 14 screen movie theater and associated parking areas. The future plans for Phase II are unknown at this time. The subject property is about 34.41 acres and is zoned C-2 General Business District. It sits on US 31 and is bordered by Gander Mountain, Kohls and Bed Bath and Beyond. Mansfield said that the atrium portion of the building is a bit too tall and there will be 500 parking spaces. He added that many reviews are being done right now by Fire Departments, DEQ etc. Commissioners discussed trees, stormwater drainage, parking and building height.
Clark moved and Uithol supported THAT Application PUD-2014-02 submitted by Mansfield & Associates BE ACCEPTED; and further THAT application PUD-2014-02 be scheduled for a public hearing at the regular meeting of the Garfield Township Planning Commission on March 12,2014.
Yeas: Clark, Uithol, Nelson, Wilson, Robertson, Racine
Nays: None
e. PD-2014-09 Panera Bread SUP Amendment Request (10:05)
Larrea stated that the Planning Commission approved a Special Use Permit for construction of a new, 8,500 square foot commercial building at 3675 N. US 31 South. The application requests a site plan amendment to expand the building square footage by 559 square feet. One additional parking space has been added to meet ordinance requirements. Matt Williams from Anchor Properties discussed the very small change in square footage with Commissioners.
Nelson moved and Robertson seconded THAT the adopted Findings of Fact for Application SUP-2013-02 do not require modification as they remain current and valid for the proposed amendment application, and; THAT minor amendment application SUP-2013-02-A be approved subject to the condition that the applicant submit full revised plan sets to the Planning Department for final review and approval, including extending the proposed bike path to the north property line.
Yeas; Nelson, Robertson, Wilson, Uithol, Clark, Racine
Nays: None
f. PD-2014-10 Brookside Commons PUD Extension Request (10:07)
Commissioner Nelson excused himself. Larrea explained that the Brookside Commons PUD was approved by the Garfield Township Board on February 26, 2009. Approval has remained in effect via a series of extensions authorized by the Township, with the most recent extension approval set to expire on February 26, 2014. Craig Patterson with the Woda Group, addressed the Commission and said that plans submitted to the Grand Traverse County Road Commission did not meet with their approval and have had to revise them, causing a delay. Commissioners agreed that they would like to hear from a Road Commission representative before making any decision about an extension.
g. PD-2014-11 Broughton Conceptual Review (10:40)
The property is located at 4163 Meadowlane Drive, off of US 31 just north of Rennie School Road. It is west of the TC RV and south of Meadowview Mobile Home Park. A Special Use Permit was approved in 1989 for a golf driving range on the property. All uses remain valid and permitted, though the active use of the site for such has come and gone over the years. Leonard Broughton introduced himself to the Commission and said he proposes a recreational facility which includes the driving range as well as bocce ball, badminton, croquette and mini golf.
6. Public Comment (10:49)
Attorney Pat Heintz, shared his concerns with the Commission regarding the proposed Buffalo Ridge development. He thinks that there will be adverse
economic effects on the Grand Traverse Mall theaters. He also said the proposed development may pose viewshed issues and traffic problems. He wants the development held to the higher standard that was part of the Grand Traverse Mall’s approval process. He ended by saying that a phased development could create a problem and financing has not been discussed yet.
Clyde Johnson with Gozzling Czubak commented that parking and snow storage problems may be encountered with the proposed Buffalo Ridge PUD. He also commented on the stormwater drainage for the development.
Briditte Grove of Coors Drive shared concerns with the proposed Brookside PUD, including possible grading on her property that she had not yet consented to.
7. Items for Next Agenda – February 26, 2014 (11:14)
a. 2013 Planning Commission Annual Report
b. Brookside Commons extension request
Larrea gave Commissioners an update of the proposed Zoning Ordinance.
8. Adjournment
Wilson moved to adjourn the meeting at 11:18pm.