Regular Meeting
4/9/2014 Planning Commission Meeting
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. March 26, 2014
3. Correspondence
a. Conservation District Monthly Report
4. Reports
a. Township Board
b. Planning Department
c. Planning Commissioners
5. Business to Come Before the Commission
a. PD Report #2014-25 - Buffalo Ridge Center PUD
b. PD Report #2014-26 - Just Golf – SUP Introduction
c. PD Report #2014-28 - Culver Meadows
6. Public Comment
7. Items for Next Agenda – April 23, 2014
a. Master Plan
b. To be determined
8. Adjournment
Joe Robertson, Secretary
Garfield Township Planning Commission
3848 Veterans Drive
Traverse City, MI 49684
CHARTER TOWNSHIP OF GARFIELD
PLANNING COMMISSION MEETING
April 9, 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, Gil Uithol, John Nelson, Kit Wilson (8:35) and John Racine
Staff Present: Rob Larrea
1. Review and Approval of the Agenda – Conflict of Interest (7:00)
Clark moved and Nelson seconded to approve the agenda as presented.
Ayes: Clark, Nelson, Robertson, Uithol, Racine
Nays: None
2. Minutes (7:01)
a. March 26, 2014 Minutes
Nelson moved and Clark seconded to adopt the March 26, 2014 Regular Meeting minutes as presented.
Yeas: Nelson, Clark, Robertson, Uithol, Racine
Nays: None
3. Correspondence (7:01)
a. Conservation District Monthly Report
b. Buffalo Ridge Communications from Pat Heinze and Carmike Cinemas
c. Intent to Plan letter from East Bay Township
Larrea will monitor progress as East Bay Township works on their Master Plan and call for a joint meeting between commissions if the need arises to plan major corridors.
4. Reports (7:01)
Township Board Report
No report
Planning/Zoning Department
No report
Planning Commissioners
No Reports
5. Business to Come Before the Commission
a. PD 2014-25 Buffalo Ridge Center PUD (7:02)
The application proposes a commercial redevelopment PUD of the Horizon Outlet Mall. The project proposes the deconstruction of the northern half of the Horizon Outlet Mall and construction of a 14 screen movie theater to replace the current 10 screen movie theatre. The subject property is approximately 34.41 acres and is zoned C-2 General Business District. The property is accessed by a signal at US 31 and is bordered by Gander Mountain, Kohls and Bed Bath and Beyond. Doug Mansfield updated Planning Commissioners on the progress of the proposed PUD. He addressed outstanding issues such as lighting and storm water drainage. A limestone trail has been added for Creekside pedestrians. Snow storage will be in the same location as it has been historically and no salt will be used to treat the parking areas. Plans call for a trail across the creek, but Mansfield said it may take time to obtain all the necessary permits and a trail may be delayed. A revised landscaping plan has been submitted to staff. Mansfield also stated that because of the elevation of the Creekside neighborhood, car headlights will not be a problem. He also said that Carmike Cinemas is confident in the Traverse City Market being able to support this theater. The retail to the east which includes Qdoba and ABC Warehouse is complementary towards the proposed project. Larrea stated that the storm water plans are being reviewed by the township engineer. Commissioners discussed snow storage, the trail surface and a maintenance plan for the storm water drains. Mansfield stated that the owners of the project know that if anything in the proposal was a changed, they would have to come back to the Planning Commission with a major amendment to the PUD. Joe Serafa added that the retail buildings on the south end of the property are leased already. Commissioners talked about a written storm water maintenance plan and an access agreement for the drive that leads to the north and connects to the Kohl’s complex.
b. PD 2014-26 Just Golf – SUP Introduction (7:50)
The subject property is located at 4163 Meadowlane Drive and is currently being operated as Just Golf retail. The parcel measures 13.7 acres and has about 800 feet of road frontage. Bill Crain from Anderson & Crain is representing the owner who is requesting an amendment to an existing special use permit to reestablish a driving range and add bocce ball and badminton courts, a croquette area and 12-hole mini golf course at the site of the existing Just Golf retail store. Crain said that there will be a 30’ screen along the south boundary for the entire length of the driving range area. The hours of the range will be dawn to dusk and there is very little lighting proposed onsite except for on the building. Crain said that the area to the west will stay natural. Leonard Broughton, the applicant, addressed the length of the driving range. Commissioners suggested moving the entire proposed range to the west so that any stray golf balls have less chance of going to neighboring property. Crain and the applicant will research moving the range and work with staff.
Robertson moved and Uithol seconded to move application SUP-1989-11-A Just Golf to a public hearing at the next regularly scheduled Garfield Township Planning Commission meeting.
Yeas: Robertson, Uithol, Nelson, Clark, Racine
Nays: None
c. PD 2014-28 Culver Meadows SUP Application (8:10)
The application requests approval of an 88 unit senior living apartment 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. Fred Campbell presented a new proposal to the planning commission and asked to have it approved as presented. The new plan reduces the density to 43 units on a two story building. Campbell compared the proposal to the Traverse Manor SUP and argued that the density is similar and other buildings in the neighborhood have greater densities. Commissioners stated that the project is not comparable to Traverse Manor and that the applicant has failed to address the concerns of the commission. The proposal presented at the meeting by Mr. Campbell is significantly different from what was originally proposed and there has been no staff analysis of this 43 unit plan, nor has this particular proposal been noticed properly. Commissioners stated that the applicant is seeking approval for a different project and a new public hearing needs to be held. Commissioners recommended that the applicant withdraw the application to avoid a decision on the current 88 unit proposal. The applicant requested that the Planning Commission table the request and not act on the application until he can speak with his client.
Clark moved and Uithol seconded to table Application SUP-2014-01 Culver Meadows until such time that a decision could be made regarding withdrawal by the applicant.
Yeas: Clark, Uithol, Wilson, Nelson, Robertson, Racine
Nays: None
6. Public Comment (8:39)
Pat Heintz commented on behalf of the Grand Traverse Mall. Heintz asked that the Buffalo Ridge PUD be held to the same high standards that the Grand Traverse Mall was held to in the planning process. He also commented on the traffic pattern in the PUD and claimed that the Garfield Township Ordinance 8.10.4 required the Planning Commission to address the accesses to the PUD.
7. Items for Next Agenda – April 23, 2014 (8:48)
a. Master Plan
b. To be determined
8. Adjournment
Uithol moved to adjourn the meeting at 8:55.
____________________________
Joe Robertson, Secretary
Garfield Township Planning Commission
3848 Veterans Drive
Traverse City, MI 49684