Regular Meeting
9/10/2014 Planning Commission Meeting
CHARTER TOWNSHIP OF GARFIELD
PLANNING COMMISSION MEETING
Wednesday, September 10, 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. August 27, 2014
3. Correspondence
a. Grand Traverse Conservation District – August Report
4. Reports
a. Township Board
b. Planning Commissioners
5. Business to Come Before the Commission
a. PD 2014-53 – The Crown PUD Sign Request – Public Hearing
b. PD 2014-54 - Premiere Place PUD Amendment- Continuation
c. PD 2014-55 - Grand Traverse Timbers - Introduction
d. PD 2014-56 - Just Golf - Continuation
e. PD 2014-57 - Bareknuckle Distillery - Conceptual Review
7. Public Comment
8. Items for Next Agenda – September 24, 2014 Work Session
a. Master Plan
b. To be determined
9. Adjournment
Joe Robertson, Secretary
Garfield Township Planning Commission
3848 Veterans Drive
Traverse City, MI 49684
CHARTER
PLANNING COMMISSION MEETING
September 10, 2014
Call Meeting to Order: Chairman 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, Terry Clark, Gil Uithol, John Nelson, Kit Wilson, Joe Robertson, and John Racine
Staff Present: Rob Larrea
1. Review and Approval of the Agenda – Conflict of Interest: (7:01)
Clark moved and Wilson seconded to approve the agenda as presented.
Ayes: Clark, Wilson, Robertson, Nelson, Uithol, Cline, Racine
Nays: None
2. Minutes
a. August 27, 2014 Minutes (7:01)
Wilson moved and Uithol seconded to adopt the August 27, 2014 Regular Meeting minutes as presented.
Ayes: Wilson, Uithol, Nelson, Robertson, Cline, Clark, Racine
Nays: None
3. Correspondence (7:01)
a. Grand Traverse Conservation District – August Report
4. Reports:
a. Township Board (7:02)
Wilson reported that the Zimmerman Road
project has begun.
b. Planning Commissioners (7:02)
No reports
5. Business to Come Before The Commission
a. PD 2014-53 The Crown PUD Sign Request
(7:02)
The application requests approval to convert a portion of the double sided sign at West Crown Drive to an LED sign. The sign would be shared by Mulligans Restaurant and the Crown Golf Club and used for advertising. Due to the request being an amendment to the previously approved sign package the Planning Commission held a Public Hearing on the matter.
Attorney Kurt Bowden on behalf of the Crown, presented examples of LED signage in the community that he felt were similar in location to residential neighborhoods and deemed to be harmonious with those neighborhoods. He said that the proposed signage meets Zoning Ordinance Section 8.10 criteria.
Chair Racine opened the Public Hearing at 7:14pm.
Ed Graff of 2400 W. Crown Drive and owner of the development, inquired about the letters of support and against the request. He is in favor of the signage.
Rick Grizell, an owner of the development said that he does not understand the disconnect between the ordinances and this sign request and asked the Planning Commission to consider the request.
Racine closed the Public Hearing at 7:22pm.
Commissioners noted that the list of the LED signs presented by Mr. Bowden were either exempt from zoning or located in the General Commercial C-2 District along S. Airport Road. Commissioners also discussed consistency in signage and setting a precedent in terms of PUD’s. Commissioners agreed that the LED signage did not belong at the Crown PUD and directed the Planner to draft Findings of Fact consistent with their decision.
Nelson moved and Uithol supported to instruct Planning staff to draft Findings of Fact consistent with the Commission’s decision to deny the Crown PUD Signage Request.
Yeas: Nelson, Uithol, Wilson, Robertson, Clark, Cline, Racine
Nays: None
b. PD 2014-54 Premiere Place PUD Amendment – Continuation (7:31)
The subject PUD is located along Premier Street, Woodmere Avenue and Boardman Lake. The project was first approved in 2003 and a number of single family condominium structures have been built. The PUD is currently approved for a 72 unit multi family structure called Premier Manor and is proposing site plan and building design changes for the apartment area of the site. The application is considered a Major Amendment to the development which requires review by the Planning Commission. In prior meetings, commissioners expressed concerns with the size of the building, traffic impacts, access to the water, and permanent street access. Doug Mansfield said that a new trail has been added which wraps around the north side of the property. He said the owners have no intention of forgetting the 2003 approval and plans, but want to build a nicer building that is aesthetically pleasing and fits into the area. Attorney Dave Rowe said that the agreement with the railroad for access to the property is as solid as it can be.
Nelson moved and Uithol seconded to direct staff to prepare findings of fact in favor of the Premiere Place PUD Amendment.
Yeas: Nelson, Uithol, Cline, Robertson, Clark, Racine
Nays: Wilson
c. PD 2014-55 Grand Traverse Timbers –
Introduction (8:02)
The applicant requests a Special Use Permit to establish an enclosed sawmill operation and associated warehousing within two existing buildings on a 1.5 acre parcel located at 5111 Cedar Run Road. The property is the site of a former decommissioned landfill.
Scott Norris, the applicant, addressed the Planning Commission and said it is a small sawmill operation and all landscaping and other requirements in the ordinance would be met. All equipment would be housed inside the buildings and no outside modifications would be made except the addition of a dumpster enclosure that is required. He anticipates that the hours of operation would be 8:00am to 5:00pm. Norris said that there is an existing well and septic on site and the stormwater will drain to the neighboring site which is owned by the same owner that he is leasing from – Waste Management. Staff and applicant will continue to work on details of the application.
Robertson moved and Wilson seconded THAT Application #SUP-2014-03, submitted for Special Use Permit Approval of a proposed sawmill at 5111 Cedar Run Road, be accepted and scheduled for a public hearing at the regular meeting of the Garfield Township Planning Commission on October 8, 2014.
Yeas: Robertson, Wilson, Nelson, Uithol, Cline, Clark, Racine
Nays: None
d. PD 2014-56 Just Golf – Continuation (8:27)
The property is located at 4163 Meadow Lane Drive and is zoned C-2. The applicant requests an amendment to an existing special use permit to reestablish a driving range and to add bocce ball, badminton, a croquet course and 12 hole miniature golf. Struck balls leaving the site and impacting neighboring properties was the subject of concern. Owner Leonard Broughton said that the lease issue has been resolved and now Just Golf has use of the entire property, including land west of Titan Equipment. Proposed are 10’ x 10’ screens adjacent to each tee box, a 30 foot tall net along the north of the range where adjacent to Titan Equipment; a 30 foot tall net along the entirety of the south property line and a 20’ fence at the end of the range on the west property line.
Nelson moved and Uithol supported to direct staff to prepare Findings of Fact for the approval of the Just Golf SUP along with language indicating that if stray balls become a problem, the Township will revisit the issue.
Yeas: Nelson, Uithol, Wilson, Clark, Cline, Robertson, Racine
Nays: None
e. PD 2014-57 Bareknuckle Distillery – Conceptual Review (8:39)
The application requests a proposed craft distillery for the production, tasting and retail sales of spirits and other goods. The property is located on the southwest corner of South Airport and LaFranier Roads and known as the Lear building. The property is zoned General Mixed-Use Industrial Business. Jeff Cockfield presented the idea and said that the tasting room will be together with the production facility. Ingress and egress would be a challenge in this location and a unified approach to signage was also discussed. Dan Rowe, of EPI, said that his company, EPI, inhabits about 60,000 square feet of the building. This is a use by right and the applicant was appreciative of comments on the tasting room.
6. Public Comment (8:57)
None
7. Items for Next Agenda –
September 24, 2014 (8:57)
a. Master Plan
b. To be determined
8. Adjournment:
Wilson moved to adjourn the meeting at 8:59 p.m.
________________________________
Joe Robertson, Secretary
Garfield Township Planning Commission
3848 Veterans Drive
Traverse City, MI 49684