Regular Meeting
6/11/2014 Planning Commission Meeting
CHARTER TOWNSHIP OF GARFIELD
PLANNING COMMISSION MEETING
Wednesday, June 11, 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. May 14, 2014
3. Correspondence
a. None
4. Reports
a. Township Board
b. Planning Commissioners
5. Business to Come Before the Commission
a. PD Report #2014- 36 Leelanau Coffee – Conceptual Review
b. PD Report #2014- 37 Just Golf – SUP Continuation
c. PD Report # 2014- 38 Lone Tree PUD - Minor Amendment
d. PD Report #2014- 39 Copper Ridge PUD – Clarification
e. PD Report #2014-40 Crown PUD Sign Amendment Request
f. PD Report #2014-41 Buffalo Ridge Center PUD – Consideration of Findings
g. Sheffer Farm PUD update
6. Public Comment
7. Items for Next Agenda – June 25, 2014
a. Master Plan Discussion
8. Adjournment
Joe Robertson, Secretary
Garfield Township Planning Commission
3848 Veterans Drive
Traverse City, MI 49684
CHARTER
PLANNING COMMISSION MEETING
June 11, 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.
Commission Members Present: Pat Cline, Gil Uithol, Joe Robertson, John Nelson, John Racine
Absent and Excused: Terry Clark, Kit Wilson
Staff Present: Rob Larrea
1. Review and Approval of the Agenda – Conflict of Interest: (7:01)
Nelson excused himself from New Business Item 5.c.
Uithol moved and Robertson seconded to approve the agenda as presented.
Ayes: Uithol, Robertson, Cline, Nelson, Racine
Nays: None
2. Minutes
a. May 14, 2014 Minutes (7:02)
Nelson moved and Robertson seconded to adopt the May 14, 2014 Regular Meeting minutes as presented.
Ayes: Nelson, Robertson, Cline, Uithol, Racine
Nays: None
3. Correspondence (7:02)
None
4. Reports:
a. Township Board
No report
b. Planning Commissioners
John Nelson said that the recently passed
road millage is now resulting in lots of road
projects all over the county.
5. Business to Come Before The Commission
a. PD Report #2014-36 Leelanau Coffee – Conceptual Review (7:03)
The Brookside Commons PUD is an approved but not yet constructed development at the corner of North Long Lake Road and Zimmerman Road. The majority of the project is slated for multi-family apartments, but the approved plan also calls for commercial development sites along Long Lake Road.
John Arens from the Leelanau Coffee Company proposes a commercial breakfast bistro, coffee café/lounge and coffee roasting facility in one of the commercial areas. Larrea stated that the bistro and coffee shop were approved uses but there was concern on how the roasting facility would fit within the PUD. Larrea also stated that the applicant would have to include, at a minimum, a 1,000,000 BTU afterburner to mitigate the odor from the roaster. Commissioners also voiced concern with the size of the parcel, traffic, access to the property.
Arens stated that traffic is in keeping with the medium density traffic flow that is slated for Brookside and said that the odor is not offensive, but more of a “burnt toast” smell. There have been no odor complaints in his Glen Arbor location. Parking would be behind the building and the proposal would accommodate foot traffic from the development. Larrea said the residential portion does look like it is moving forward and must be built first, however no permits have been issued for the development. Staff discussed the use and the PUD and stressed that the residential needs to be built first and the road needs to be adopted by the Road Commission before anything can be built. Commissioners are receptive to the bistro & coffee lounge but will need more information on the roasting facility.
b. PD Report #2014-37 Just Golf – SUP Continuation (7:22)
The property is located at 4163 Meadow Lane Drive and is currently being operated as “Just Golf” equipment retail. The applicant is requesting an amendment to an existing special use permit to reestablish a driving range and add bocce ball, badminton courts, a croquet area and mini golf. Bill Crain, Project Engineer, and property owner Leonard Broughton stated that the company that manufactures netting said that a 30’ netting would screen the balls from going onto adjoining property. Larrea has concerns with the lack of golf ball mitigation and language of the lease signed May 22nd. Broughton stated that the lease gives him rights to the entire property, not just the building. Larrea disagreed and stated the lease mentions the building and also states a 300’ x 1200’ portion of the property for a golf range however those dimensions are incorrect and encroach into the neighboring properties. The lease also fails to state his rights to the rest of the property, as indicated. Larrea recommended a meeting with the owner, applicant and his agent to resolve any outstanding issues.
c. PD Report #2014-38 Lone Tree PUD – Minor Amendment (7:45)
Nelson excused himself from this agenda item.
The applicant requests a minor amendment to allow changes to the approved layout of the condominium property lines and building envelopes. The request would reorient 5 condominium units to be parallel to the existing road. All revisions would take place within the limits of the existing building areas and not encroach on designated open space land.
Robertson moved and Uithol seconded THAT application SUP-2005-05-E for a minor amendment to the Lone Tree Planned Unit Development BE APPROVED subject to the following conditions:
1) The applicant shall provide updated condominium documents for the full Lone Tree II condominium to the Garfield Township Planning Department for review and approval prior to recording.
2) The applicant shall provide a copy of all recorded documents, bearing the stamp of the Register of Deeds office, to the Garfield Township Planning Department.
3) Conditions 1 and 2 above shall be completed within 90 days of approval or this approval shall be considered to have expired and be of no effect.
Yeas: Robertson, Uithol, Cline, Racine
Nays: None
d. PD Report #2014-39 Copper Ridge PUD – Clarification (7:49)
Larrea introduced the project and stated the applicant is before the Planning Commission for clarification on a condition of approval placed on the project in 2010. The subject amendment to Copper Ridge included a reduction in overall density, but also a reduction in open space. To compensate for the loss of open space, the Planning Commission, based on the applicant’s comments, included a condition of approval requiring the applicant to secure a play area. The applicant, Jim Steckley of Cuprum Culmen LLC, was unable to secure a play area and is asking Commissioners to allow two small areas to be deemed adequate to satisfy the condition. Larrea stated the two areas proposed are much smaller (3,300 sq. ft.) than that approved (over 20,000 sq. ft.) and the larger play area (1,900 sq. ft.) proposed is on a very steep hill and not suitable for the use of children. Commissioners voiced concern with the steep sloped area and did not feel the proposed areas satisfy the condition. Commissioners are open to alternatives to those proposed and encouraged the applicant to seek additional area to satisfy the condition. The applicant will be required to produce written documentation that verifies their right to any property that will be designated open space per the condition.
e. PD Report #2014-40 Crown PUD Sign Amendment Request (8:11)
The application requests approval to convert a portion of the doublesided sign at West Crown Drive to LED. The sign is shared by Mulligans Restaurant and Crown Golf Club. Kurt Bowden is representing the owner and stated that as long as the applicant meets the standard in 7.2.4(7), then a permit should be granted for the sign. He cited the zoning ordinance and does not think that the Planning Commission used a standard to deny the request previously. He believes that if the underlying use allows a sign, then signage has to be approved. Larrea stated that there was a difference of opinion and signage in a PUD is a compatibility and environment issue. Bowden brought a petition showing that current homeowners are in favor of the new sign. Rick Grizzell, developer of the Crown, spoke as well and asked commissioners to take a look at this issue more closely. He asks that commissioners table the request and go out and see the sign. He would like to incorporate a LED commercial sign to supplement the golf course and restaurant. .
Robertson moved and Nelson seconded to table any decision on PD-2014-40 until more information can be gathered.
Yeas: Robertson, Nelson, Uithol, Cline, Racine
Nays: None
Chair Racine called for a five minute break in the meeting at 8:50 p.m. and reconvened the meeting at 8:59pm.
f. PD Report #2014-41 Buffalo Ridge Center PUD – Consideration of Findings (8:59)
The application proposing a commercial redevelopment PUD project at the existing site of the Horizon Outlet Mall has been moving through the review process for a number of months. Findings of Fact in the case are now up for review by commissioners. Larrea pointed out one clerical error and said that the intent language from Section 8.10.4 is not the correct language from the ordinance, and should be replaced by the correct intent however, the findings are correct.
Commissioners reviewed each and every finding and agreed that the Findings of Fact were accurate. Changes were made in Section 8.10.4 to the second finding adding “are protected” after the word “resources” in sentence one.
Nelson moved and Robertson seconded THAT the Findings of Fact for Planned Unit Development Application #2014-02, Buffalo Ridge Center, BE ADOPTED as amended.
Yeas: Nelson, Robertson, Uithol, Cline, Racine
Nays: None
Nelson moved and Uithol seconded THAT Planned Unit Development Application #2014-02, Buffalo Ridge Center, BE RECOMMENDED FOR APPROVAL to the Garfield Township Board for the reasons set forth in the adopted Findings of Fact , subject to the following conditions:
1) Prior to the issuance of building or land use permits, all necessary review and permits shall be obtained from agencies with jurisdiction, and all conditions of approval shall be met.
2) Approval is subject to Planning Department review and approval of final site plans indicating compliance with all provisions of the zoning ordinance, with all conditions of approval, with the representations made in the application materials, and with the adopted Findings of Fact.
3) The asphalt bike path along US-31 shall be constructed to a width of 10 feet with any bridge to be constructed over Kids Creek to be a bottomless span subject to DEQ approval within one (1) year of the date of project approval. A performance bond or letter of credit in an amount 10% over the estimated pathway construction cost shall be provided to the Township prior to the issuance of a Certificate of Occupancy for the theater.
4) The pervious path to connect to the Creekside subdivision shall be constructed of crushed limestone and shall be regularly maintained by Buffalo Ridge Center.
5) Internal sidewalks shall be constructed of raised, curbed concrete so as to limit vehicle intrusion with the walkway. Site plans shall be updated accordingly.
6) Buffalo Ridge Center shall regularly maintain (stripe/paint) the bike lanes and crosswalks so that such are clearly visible and understood to function for that purpose.
7) Prior to the issuance of any land use or building permits the Applicant shall have protected the sensitive wetland areas with a conservation easement acceptable to the Township.
8) Trees that are to be retained shall be appropriately marked and protected prior to and throughout site construction.
9) All signs shall be approved by the Planning Commission. Approval of the present application does not include any sort of sign approval regardless of signs being shown on structure elevations or site plans.
10) All existing connections to adjacent properties shall remain open.
11) The hours of operation for snow removal, other parking lot maintenance, trash removal, and truck deliveries including the parking of idling trucks on the West and South sides of boundaries of the PUD shall be limited to the hours of 6:00am to 11:00pm except in emergency situations. Equipment operation shall be in such a manner as to minimize back-up beepers, the operation of large engines and heavy equipment which will disrupt the night time peace and serenity of adjoining neighbors.
12) Buffalo Ridge Center will prepare and file a “best Management Practices program” for maintaining parking lots and storm drainage systems associated with the project so as to minimize the potential for contamination of stormwater and shall implement such program on a regular and continuing basis. Such plan and compliance with it shall be subject to review and approval by the Township engineer.
13) The applicant shall record promptly the Report and Decision Order (RDO) and any amendment to such order with the Grand Traverse County Register of Deeds in the chain of title for each parcel or portion thereof to which the RDO pertains. Alternatively, a Memorandum of RDO may be prepared by the Township in such a recordable form as deemed appropriate and shall then be recorded promptly by the applicant with the Grand Traverse County Register of Deeds. A copy of each recorded document shall be filed with the Township within ninety (90) days of final approval by the Township or approval shall be considered to have expired. No land use permits shall be issued until all required recorded documents have been provided to the Township.
Yeas: Nelson, Uithol, Cline, Robertson, Racine
Nays: None
g. Sheffer Farm PUD Update(9:30)
Doug Mansfield updated commissioners on the Sheffer Farms PUD proposed to be located on 52 acres off of North Long Lake Road. He said that the walking path is in the plan and that any connector road should be located in an area with compatible uses. Nelson disagreed with the density of the multi-family portion of the project and stated that the underlying use for the property in the Master Plan is single family residential. Fire code limitations were discussed and Mansfield proposes a meeting between staff, the applicant and the fire department. Larrea challenged Mansfield to provide better residential interaction and public benefit within the PUD.
6. Public Comment (10:05)
Pat Heintz commented that the applicant in the Buffalo Ridge Center project created a pitfall by saying “phasing.” Heintz maintains that the application was changed and thus a new public hearing needs to take place. He also pointed out that the approved finding did not require a reciprocal access agreement to the north.
7. Items for Next Agenda – June 25, 2014 (10:11)
a. Master Plan Discussion
8. Adjournment: Racine adjourned the meeting at 10:13pm.
________________________________
Joe Robertson, Secretary
Garfield Township Planning Commission
3848 Veterans Drive
Traverse City, MI 49684