Regular Meeting
5/14/2014 Planning Commission Meeting
CHARTER TOWNSHIP OF GARFIELD
PLANNING COMMISSION MEETING
Wednesday, May 14, 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. April 9, 2014
3. Correspondence
a. Grand Traverse Conservation District’s (GTCD) Staff Report - Activity for April 2014
4. Reports
a. Township Board
b. Planning Commissioners
5. Business to Come Before the Commission
a. PD Report #2014- 33 Just Golf – SUP Public Hearing
b. PD Report #2014- 34 Sheffer Farms
c. Buffalo Ridge Center PUD – Update
6. Public Comment
7. Items for Next Agenda – May 28, 2014
a. Master Plan
8. Adjournment
Joe Robertson, Secretary
Garfield Township Planning Commission
3848 Veterans Drive
Traverse City, MI 49684
CHARTER TOWNSHIP OF GARFIELD
PLANNING COMMISSION MEETING
May 14, 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.
Present: Kit Wilson, Pat Cline, Joe Robertson, Gil Uithol, John Nelson, John Racine
Absent and Excused: Terry Clark
Staff Present: Rob Larrea
1. Review and Approval of the Agenda – Conflict of Interest:
Uithol moved and Robertson seconded to approve the agenda as presented.
Ayes: Uithol, Robertson, Cline, Wilson, Nelson, Racine
Nays: None
2. Minutes (7:00)
a. April 9, 2014 Minutes
Uithol moved and Robertson seconded to adopt the April 9, 2014 Regular Meeting minutes as presented.
Ayes: Uithol, Robertson, Cline, Wilson, Nelson, Racine
Nays: None
3. Correspondence (7:01)
a. Grand Traverse Conservation District’s (GTCD) Staff Report – Activity for April 2014
4. Reports:
a. Township Board (7:02)
Wilson reported that the Township Board approved the appointment of Pat Cline to the Planning Commission.
b. Planning Commissioners (7:03)
Nelson said that the Road Commission is looking for Adopt a Highway groups.
5. Business to Come Before The Commission
a. PD Report #2014-33 Just Golf – SUP Public Hearing (7:03)
The property is located at 4163 Meadow Lane Drive and is currently being operated as “Just Golf” equipment retail. The parcel is 13.7 acres and is zoned C-2 General Commercial. The applicant requests an amendment to an existing special use permit to reestablish a driving range and add bocce ball and badminton courts, a croquet area and a 12- hole mini golf course at the site of the existing “Just Golf” retail store. Bill Crain, of Anderson & Crain, representing the owner of Just Golf, said an additional screen will be placed along the west boundary line and tees will be adjusted to accommodate additional safety measures.
Chair Racine opened the Public Hearing at 7:06pm
Paul Roussey, with Titan Equipment, voiced concerns with the driving range location. He has concern with potential damage to Titan equipment from errant golf balls and is not convinced that screening will keep balls from hitting his property. Titan Equipment is in negotiations to acquire more acreage for additional outdoor storage to the west of Titan property which would lengthen the amount of netting needed for a border.
Steve Roselle from Titan Equipment shared the same concerns and suggested adjusting the direction of the range so their assets would be protected.
Racine closed the Public Hearing at 7:14pm.
Crain responded to the concerns said that he consulted with the Golf Association of America regarding the netting and they said that 30 feet in height would be sufficient. Commissioners asked questions and discussed the application. Moving the net, angling the range, and property to the west were discussed. Larrea recommended that the commission table the request to await a letter from The Golf Association regarding netting and solve the problem of ownership of the property.
Robertson moved and Wilson seconded to table the request pending more information on the property ownership and netting.
Ayes: Robertson, Wilson, Cline, Nelson, Uithol, Racine
Nays: None
b. PD Report #2014-34 Sheffer Farms (7:30)
The subject property is located on 52 acres of property off of North Long Lake Road. The applicant has submitted a redesign of the northern portion of the site and requests comment by Commissioners on the change. Doug Mansfield, of Mansfield and Associates, said that this plan reflects comments made by Commissioners last time. He has added a public non-vehicular trail and some open space – both which will be maintained by the association. Commissioners discussed the proposal and asked questions. Nelson commented on the density of the PUD and argued that the predominant use of this PUD is multi-family because of the apartments. Commissioners questioned the lack of open space and if there was a community center area for residents to congregate. Mansfield responded that there was not enough people to sustain a clubhouse in this development. Mansfield said that he would continue to work on details with staff and return next month.
c. Buffalo Ridge Center PUD – Update
Larrea updated commissioners on the status of the project and said that the stormwater system was being reviewed by township engineers. The township attorney has reviewed the case and thought that proper procedure was being followed. Doug Mansfield stated that an extensive study has been done of the stormwater system on the entire site and added that some adjustments would be done on the ponds. Property ownership issues with Cedar Creek will be resolved and the trail will be constructed by the mid- summer 2016. Mansfield is also working on language for the dedication of a wetland area for a conservation easement to benefit Garfield Township. Commissioners discussed requiring the access to Kohls and Bed Bath and Beyond remain open as a condition of approval. Mansfield reiterated that this was not a phased project as described in the Ordinance but a redevelopment of the site. Larrea will continue working with the township engineer and will begin working on findings of fact for the proposed PUD when he receives reviews of the stormwater system.
Wilson moved and Robertson seconded to authorize Larrea to draft Findings of Fact pending the receipt of all information.
Yeas: Wilson, Robertson, Nelson, Cline, Uithol, Racine
Nays: None
6. Public Comment (8:18)
Pat Heinze, representing the Grand Traverse Mall, studied the initial application and the public hearing, and concluded that the applicant switched the plan after the Public Hearing. He said that it was originally a Phased Project and the public hearing was held based on a phased project. He urged commissioners to resubmit the notice and hold another public hearing.
Judith Danford agreed with Attorney Heinze regarding the phasing. She added that if applicants bring on new information to present that same evening that the applicant should be told to wait so that the public can also consider the new information before a decision is made.
7. Items for Next Agenda – May 28, 2014 (8:29)
a. Master Plan
8. Adjournment: Chair Racine adjourned the meeting at 8:32pm.
________________________________
Joe Robertson, Secretary
Garfield Township Planning Commission
3848 Veterans Drive
Traverse City, MI 49684