Regular Meeting
3/12/2014 Planning Commission Meeting
CHARTER TOWNSHIP OF GARFIELD
PLANNING COMMISSION MEETING
Wednesday, March 12, 2014 7:00 pm
Garfield Township Hall
3848 Veterans Drive
Traverse City, MI 49684
Ph: (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. February 26, 2014
3. Correspondence
a. Conservation District Monthly Report
b. Planning and Zoning News
c. Public comment letters
4. Reports
a. Township Board
b. Planning/Zoning Department
c. Planning Commissioners
5. Business to Come Before the Commission
a. Public Hearing - Culver Meadows SUP Application; PD-Report #2014-18
b. Public Hearing - Buffalo Center PUD Application; PD-Report #2014-19
c. Sheffer Farms PUD Application; (applicant update, no staff report at this time)
d. Sam’s Club PUD Sign Request (Harbor Freight); PD-Report #2014-20
6. Public Comment
7. Items for Next Agenda – March 26, 2014 Work Session
a. Master Plan discussion
8. Adjournment
Joe Robertson, Secretary
Garfield Township Planning Commission
3848 Veterans Drive
Traverse City, MI 49684
CHARTER TOWNSHIP OF GARFIELD
PLANNING COMMISSION MEETING
March 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: Joe Robertson, Terry Clark, John Nelson, Kit Wilson and John Racine
Absent and Excused: Gil Uithol
Staff Present: Brian VanDenBrand
1. Review and Approval of the Agenda – Conflict of Interest (7:00)
Nelson moved and Clark seconded to approve the agenda as presented.
Ayes: Nelson, Clark, Wilson, Robertson, Racine
Nays: None
2. Minutes (7:00)
a. February 26, 2014 Minutes
Clark moved and Wilson seconded to adopt the February 26, 2014 Regular Meeting minutes as presented.
Yeas: Clark, Wilson, Robertson, Nelson, Racine
Nays: None
3. Correspondence (7:00)
a. Conservation District Monthly Reports
b. Planning and Zoning News
c. Public Comment letters
5. Reports (7:01)
Township Board Report
No report
Planning/Zoning Department
No report
Planning Commissioners
Nelson reported that the TC Talus Tech committee is currently prioritizing for a long range transportation plan for the TC Talus board.
6. Business to Come Before the Commission
a. PD 2014-18 Public Hearing – Culver Meadows SUP Application (7:02)
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. The application has generated a need to revisit the intent of allowing “institutional” uses in the residential and agricultural zoned districts. Fred Campbell, on behalf of the applicant, stated that the apartments have been downsized from 88 to 72 units and the acreage has changed to 7.1 acres from 6.4 acres to address concerns with the density. The apartments have also been moved further back from the road, meets all setbacks and will be serviced by municipal water and sewer.
Racine opened the Public Hearing at 7:16pm.
Judith Danford of Cherry Hills Place is concerned about the intended use is it senior apartments or assisted living? She expressed concerns with a soil erosion permit, density, traffic patterns, and sewer and water.
Carrik Gasarion asked about the definition of “senior living” and “senior apartments” and asked if the use could ever change. Chair Racine closed the Public Hearing at 7:31pm.
Commissioners commented that they are opposed to using a SUP in this way as it is not compatible in the area. The proposed SUP far exceeds the density for the area and seems like a commercial use in a residential area. Nelson commented that the Master Plan gives insurance to residents as to what is going to happen in their area in the future. Commissioners referred the proposed project to staff to analyze the new information for findings of fact before taking any action.
b. PD-2014-19 Buffalo Ridge Center PUD Application – Public Hearing (7:42)
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 to replace the existing movie theatre. The future plans for Phase II are unknown at this time but the existing uses are included in the PUD. 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, Kohl’s and Bed Bath and Beyond. Doug Mansfield updated commissioners and stated that the extension of the bike trail will be included, deciduous trees will be added and the buffer zones will be maintained. He showed several views of the new buildings through illustrations and added that one part of the theater will be 9 feet taller than allowed in the ordinance. Parking will be reduced and a storm water drain structure already exists. The developer is willing to adopt any standard of storm water drainage to be a good neighbor. All lighting will be fluorescent or LED and will meet all ordinance standards.
Chair Racine opened the Public Hearing at 8:07pm.
Dennis Schmuty of Lawrence Drive is an owner of property that abuts the proposed PUD and is supportive of the project.
Barbara Bloomer of Creekside likes the project and asked about lights and noise.
Jill Bengin of Creekside Drive has concerns with too many curb cuts and no sidewalks. She said there may be poor traffic patterns and poor pedestrian opportunities.
Will Poland of Creekside Drive asked about parking for other tenants.
Dick Bonsallette of Creekside talked to others they all agreed that traffic may be a mall issue, but they were happy with the plan.
Clyde Johnson from Gosling Czubak commented on parking and storm water drainage. He said that the setbacks to basins are in violation and that snow storage was not in compliance. He also questioned traffic and lighting.
Pat Heintz commented that the application is not complete. He cited the fact that there was no economic impact survey or traffic survey. He said that the Buffalo Ridge PUD needed to be held to the same high standard that the mall was. The application does not address what is going to happen with Phase II. He asked that the applicant submit an application that addresses all concerns and asked the Planning Commission to continue the public hearing after the application is complete.
Robert Pryor, the owner of GT wireless said he rented space in the Horizon Outlet Mall and there were problems with the roof, drainage and sewer.
Henry Wise of Creekside asked about water drainage and sewer and asked if Qdoba or Gander Mountain is having these same issues.
Judith Danford of Cherry Hills Place reiterates the concerns that Phase II was not planned and shared concerns with the storm water. She also agreed that the Buffalo Ridge PUD needed to be held to high standards. Chair Racine closed the Public Hearing at 8:45pm.
Doug Mansfield discussed the plan for the old theater which will close as soon as the new one opens. He said the retention ponds have been maintained and he has not seen a storm water issue. Outback Steakhouse will remain in business. MDOT has looked at the proposed development and has no issue with it at this time and Mansfield also has letters stating that the sewer system is fine. Commissioners discussed parking for Phase Two and Commissioner Nelson discussed storm water and protection of Kids Creek. Commissioners then discussed PD Report #2014-19 subject by subject.
Intent of PUD –Township Engineer Scott Jozwiak looked over storm water information and said there would be no net increase in impervious surface. His opinion is that anything that developers come up with is going to be an improvement over what is there now. He will know more when snow melts.
Mr. Sparker, the Horizon Outlet Mall maintenance person stated that there were never any standing water or sewer issues, though the roof remains a big concern.
Phasing - Commissioners did not see a problem with giving some flexibility for Phase Two. Attorney Pat Heintz said it is a township ordinance obligation to approve all phases from the outset of a PUD. VanDenBrand said that the uses will generally be the same, but phasing and the ordinance will be looked at very carefully.
PUD Buffer - The applicant will get something from the Gander Mountain business which states that the present buffer is acceptable.
Circulation - Mansfield said that the goal is to improve access for all and there will be a pedestrian connection to supplement the Creekside development via a limestone trail.
Building Form and Massing – The building does exceed height limits, but there have been no complaints regarding this issue.
Parking – The Planning Commission needs justification to grant relief from the ordinance standards.
Grading/Site Elevation -No change proposed.
Traffic Study - MDOT stated that no study is needed until the second phase of the project. The Planning Commission felt a traffic study was not warranted for phase one.
Preservation of Existing Landscaping – Despite the removal of seven trees on the northwestern portion of the site additional landscaping will be added.
Snow Storage - The applicant is still working through the issue but would like to store it in the location it has historically been stored on site.
Market Analysis - This is an option, not a requirement, and Commissioners do not see a real need to be concerned. Only four more screens will be added. Joe Sarafa, the owner of the property, stated that there is no real benefit to doing a market study and that Carmike currently operates a theatre on site.
VanDenBrand asked Mansfield to review all engineering comments. Commissioners sent the PUD application back to staff for further review. The letter dated February 25, 2014 from Pat Heintz will also be reviewed by the township attorney.
Racine called a break at 9:57pm. The meeting was reconvened at 10:06pm.
c. Sheffer Farms PUD Application – Applicant Update (10:06)
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. Mansfield said the development would connect to several existing roads. Mansfield looked at all public comment on the subject and he has agreed to give up the gas pumps, three home sites, and 30 units in the assisted living facility. He would dedicate an open space park located on the property to Garfield Township and the proposed trail would move along the park edge. He is looking for commissioner feedback on the open space park. Mansfield said he would like to discuss the trail with the Montessori School officials. He envisions a canopy near the front where the gas pumps were previously located as a sale area for flowers and farm uses. Brian will get some feedback from the Parks Commission and the Board regarding the proposed park.
d. PD-2014-20 – Sam’s Club PUD Sign Request (Harbor Freight) (10:38)
The application requests approval of a new sign package for a commercial site within the Sam’s Club planned unit development. The property is currently occupied by Phillips Lifestyle and the new tenant and subject of the sign application is Harbor Freight. The C-3 District allows up to 100 square feet of total sign area per wall and one 80 square foot freestanding sign per parcel. The applicant proposes (2) 98.25 square feet in area on two walls, another sign measuring 40.9 square feet, and a fourth freestanding sign replacement of 80 square feet. Harry Day with Day Signs spoke regarding the signage and wanted the square footage without a specific design. Commissioners asked him to take out the wording “Low Prices” from the signage since it seemed like advertising. Discussion took place and it was decided that the applicant would talk further with the Planning Department and would come back to commissioners at the next meeting.
6. Public Comment (10:55)
Pat Heintz commented on Section 8.8.10 of the zoning ordinance and said that the Buffalo Ridge application was not complete. He asked for another public hearing on the development.
Judith Danford of Cherry Hills Place reiterated what Heintz said and cited many concerns with the Buffalo Ridge Development and asks that commissioners be cautious and move slowly.
7. Items for Next Agenda – March 26, 2014 (11:04)
a. Master Plan Discussion
8. Adjournment
Wilson moved to adjourn the meeting at 11:07pm.