Regular Meeting
10/8/2014 Planning Commission Meeting
CHARTER TOWNSHIP OF GARFIELD
PLANNING COMMISSION MEETING
Wednesday, October 8, 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. September 24, 2014
3. Correspondence
4. Reports
a. Township Board
b. Planning Commissioners
5. Business to Come Before the Commission
a. PD 2014-60 - Grand Traverse Timbers – Public Hearing
b. PD 2014-61 - Chelsea Park – Minor Amendment
c. PD 2014-62 - Copper Ridge – Minor Amendment
d. PD 2014-63 - Crown Golf Course – Sign Amendment
e. PD 2014-64 - Premiere Manor - Major Amendment
f. PD 2014-65 – Just Golf –Major Amendment
6. Public Comment
7. Items for Next Agenda – October 8, 2014
a. 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
October 8, 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, Terry Clark, Gil Uithol, John Nelson, Joe Robertson, and John Racine
Absent and Excused: Kit Wilson
Staff Present: Brian VanDenBrand
1. Review and Approval of the Agenda – Conflict of Interest: (7:01)
Clark moved and Cline supported to approve the agenda as presented.
Ayes: Clark, Cline, Robertson, Nelson, Uithol, Racine
Nays: None
2. Minutes
a. September 24, 2014 Minutes (7:01)
Nelson moved and Clark supported to adopt the September 24, 2014 Regular Meeting minutes as presented.
Ayes: Nelson, Clark, Uithol, Robertson, Cline, Racine
Nays: None
3. Correspondence (7:02)
4. Reports:
a. Township Board (7:02)
No report
b. Planning Commissioners (7:02)
Cline attended the Master Plan Workshop last week and said it was an excellent review of the process.
5. Business to Come Before The Commission
a. PD 2014-60 Grand Traverse Timbers – Public Hearing (7:03)
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 the former Ken’s Landfill. The property is zoned A-1 Agricultural and Master Planned Moderate Residential. A drainage easement is in hand to allow for continued use of the original stormwater system, which is now on a separate property following a land division. Richard Smith, on behalf of Scott Norris, was present to answer any questions. Chair Racine opened the meeting for public comment at 7:06pm and, seeing none, closed the Public Hearing.
Nelson moved and Clark supported THAT the Findings of Fact for Application #SUP-2014-03, submitted by Scott Norris for an enclosed sawmill operation at 5111 Cedar Run Road, Parcel #05-007-001-60, BE ADOPTED as amended noting that the word which ends the first bullet point in Finding #1 should be “landfill” and not “sawmill.”
Yeas: Nelson, Clark, Robertson, Cline, Uithol, Racine
Nays: None
Nelson moved and Clark supported THAT Application #SUP-2014-03, submitted by Scott Norris for an enclosed sawmill operation at 5111 Cedar Run Road, Parcel #05-007-001-60, BE APPROVED based on the adopted Findings of Fact, subject to the following conditions:
a. All machinery shall be operated solely within the front (north) building. The rear building is to be used for the storage only and may not be used to operate mechanical equipment.
b. While machines are in operation the doors and windows of the front building shall be closed.
c. The business’ normal hours of operation shall be limited to between 8:00am and 6:00pm.
d. As represented by the applicant, the business will employ from 3 to 6 workers. Any expansion of the business over 6 employees shall require further Township review and approval.
e. Approval is subject to execution and recording of the perpetual drainage easement authorizing Parcel #007-001-60 to drain to the basin located on Parcel #007-001-50.
f. The applicant shall replace the gravel south of the primary building and adjacent to the service/garage doors with asphalt or concrete.
g. To limit disturbance on neighboring properties, measurable noise shall be limited to not greater than 60 decibels at a property line, as calculated by a professional sound meter.
h. Any violation of a condition of approval required herein is cause for the Township to take action to review, suspend, or revoke the Special Use Permit.
i. 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. 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.
j. No land use permits shall be issued until all required recorded documents have been provided to the township.
k. The applicant shall provide two (2) full-sized plan sets, one (1) 11”x17” plan set, and one electronic plan set copy (in PDF format) with all updates as required by the conditions of this approval.
Yeas: Nelson, Clark, Robertson, Uithol, Cline, Racine
Nays: None
b. PD 2014-61 Chelsea Park – Minor Amendment (7:11)
The applicant requests to increase the building footprint of a number of duplex and quadplex units within the Chelsea Park PUD located off of Hartman Road. This is considered a minor amendment since the increase does not exceed fifteen (15) percent of the total project’s footprint.
Robertson moved and Cline supported THAT the Findings of Fact approved by the Garfield Township Board on April 24, 2008 for Amendment #2008-01 to Special Use Permit #2009-09 do not require modification as they remain current and valid for proposed minor amendment application Special Use Permit #2009-09-E.
Yeas: Robertson, Cline, Nelson, Clark, Uithol, Racine
Nays: None
Robertson moved and Uithol supported THAT Application SUP-2009-09-E, submitted by Broad Condos, LLC, for a minor amendment to the Chelsea Park Planned Unit Development, as amended, BE APPROVED subject to the following conditions:
a. The applicant shall provide all necessary site plan and architectural plan updates reflective of approved changes, as determined necessary by the Director of Planning.
b. As an element of this approval the applicant shall be permitted to construct either the currently approved and/or the proposed building footprint(s) for the duplex and quadplex structures.
c. The applicant shall provide updated condominium documents for affected condominium(s) to the Garfield Township Planning Department for review and approval prior to recording.
d. 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.
e. 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. 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.
f. No land use permits shall be issued until all required recorded documents have been provided to the Township.
g. The applicant shall provide one (1) full-sized plan set, one (1) 11”x17” plan set, and one electronic plan set copy (in PDF Format) with all updates a required by the conditions of this approval.
Yeas: Robertson, Uithol, Nelson, Clark, Cline, Racine
Nays: None
c. PD 2014-62 Copper Ridge – Minor Amendment (7:15)
The application proposes to combine units 14 and 15 of the Eagles View site condominium into one residential building site due to development constraints and irregular topography. This will allow for more flexibility in the siting of a home on the lot.
Clark moved and Nelson supported THAT the Findings of Fact originally approved by the Garfield Township Board on December 14, 2000 for Special Use Permit #2000-08 do not require modification as they remain current and valid for proposed minor amendment application PUD-2000-08-I.
Yeas: Clark, Nelson, Uithol, Robertson, Cline, Racine
Nays: None
Clark moved and Nelson supported THAT Application SUP-2000-08-I, submitted by John Kimock for an amendment to the Copper Ridge Planned Unit Development, as amended, BE APPROVED subject to the following conditions:
a. The applicant shall provide updated condominium documents for the full Eagles View condominium to the Garfield Township Planning Department for review and approval prior to recording.
b. 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.
c. Conditions a and b above shall be completed within ninety (90) days of approval or this approval shall be considered to have expired and be of no effect.
Yeas: Clark, Nelson, Robertson, Uithol, Cline, Racine
Nays: None
d. The Crown Golf Course (7:18)
The application requests approval to convert a portion of an existing sign at West Crown Drive to an LED sign. The application is for an amendment to a previously approved sign package, and affects a sign which is shared by Mulligan's Restaurant and the Crown Golf Club.
Clark moved and Robertson supported THAT the findings of Fact for application SUP #1991-10-K, attached to report PD 2014-63 and forming part of this motion, BE ADOPTED as amended noting that in #6, the phrase “by roughly 88% (136.4 square feet vs. 16 square feet)” be stricken; in #12 the comma be replaced with the word “and”; and that “hardware store” be referenced in the commercial uses described in #2.
Yeas: Clark, Robertson, Uithol, Cline, Nelson, Racine
Nays: None
Clark moved and Robertson supported THAT Application SUP #1991-10-K to amend the Crown PUD sign package BE DENIED based upon the reasons set forth in the adopted Findings of Fact.
Yeas: Clark, Robertson, Uithol, Nelson, Cline, Racine
Nays: None
e. PD 2014-64 Premiere Manor Major Amendment (7:25)
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 the amendment is proposing site plan and building design changes for that area of the site.
The Planning Commission and the applicant discussed the draft Findings of Fact, including potential changes the applicant was requesting. The Planning Commission determined that as this is only a recommending action, the applicant may work with staff and the Township Board towards changes to the Findings prior to final Board approval.
Uithol moved and Robertson supported THAT the Findings of Fact for Application #SUP-2003-06-D, submitted by Woodmere Crossing LLC for a Major Amendment to the Premier Place PUD, BE ADOPTED as presented.
Yeas: Uithol, Robertson, Clark, Cline, Nelson, Racine
Nays: None
Uithol moved and Nelson supported THAT Application SUP#2003-06-D, submitted by Woodmere Crossing LLC for a Major Amendment to the Premier Place PUD, BE RECOMMENDED FOR APPROVAL to the Township Board based on the Adopted Findings of Fact, and subject to the following conditions:
a. The applicant shall provide documentation to the satisfaction of the Township Board and Grand Traverse Metro Fire Department that the railway crossing agreement will be retained in perpetuity(ensured payment of $1,000 per year).
b. The pedestrian pathway within the Conservation Easement shall use Best Management Practices to limit grading and damage to the vegetation and hillside.
1. Prior to commencement of pathway construction, a separate grading plan for review of the northern pedestrian pathway by the
township engineer shall be provided. Locations and fencing limiting the construction area within the easement shall be indicated on the plan and be approved by staff and the township engineer prior to grading.
2. The construction of the pedestrian pathway shall be constructed with the small scale equipment that will limit negative impact to the
conservation easement.
3. The pathway shall be constructed as to not damage the large oak tree within the northern buffer area.
c. Lighting compliance shall be maintained. Final review of lighting fixtures and photometric details is subject to Staff review.
d. Final completion of the Phase I asphalt top coating shall be completed prior to the occupancy of the Premier Manor structure.
e. A bond for the entire cost plus an additional 10% for completing the asphalt paving of the Premier Manor project and any connection thereto shall be provided prior to issuance of a Land Use Permit. Occupancy of the building shall not take place until all asphalt is completed.
f. A stormwater management system maintenance plan shall be provided and accepted by the township engineer prior to the issuance of a Land Use Permit.
g. All construction traffic shall utilize the new Woodmere Avenue driveway connection and shall not use streets within the existing residential portions of the development.
h. The applicant shall install a split rail or chain link fence along the area of the Conservation Easement prior to the issuance of a grading and/or Land Use Permit to ensure protection.
1. The Conservation Easement shall not be graded or trespassed upon in any manner to support the grading or construction of the Premier Manor Building or project.
2. The fence may be removed following completion of the buildings construction and prior to occupancy of the building.
3. Trees within the Conservation Easement shall not be damaged during construction.
i. The applicant shall work with Staff in good faith to identify trees which may be saved and protected by temporary fencing prior to a grading permit.
j. 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. A copy of each recorded document shall be filed with the Township within ninety (90) days of final approval be considered to have expired.
k. No land use permits shall be issued until all required recorded documents have been provided to the Township.
l. The applicant shall provide two (2) full-sized plan sets, one (1) 11”x17” plan set, and one (1) electronic plan set copy (in PDF format) with all updates as required by the conditions of this approval.
m. Any violation of a condition of approval shall immediately halt construction until a hearing before the Township Board has been scheduled and an agreement, if any, is reached. Failure to comply with this condition shall constitute a violation of the permit and grounds for revocation of the Special Use Permit following a public hearing.
Yeas: Uithol, Nelson, Clark, Cline, Robertson, Racine
Nays: None
f. PD-2014-65 – Just Golf (7:44)
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 a 12-hole mini golf course. Staff was directed to draft Findings in favor if the proposed project at the September 10, 2014 meeting.
Cline moved and Nelson supported THAT the Findings of Fact #1989-11-A for “Just Golf,” submitted by Leonard Broughton for Special Use Permit major amendment to operate a commercial outdoor recreational facility within the C-2 General Business District, BE ADOPTED with an amendment to General Finding #1 that the mini-golf course includes 12-holes and with an amendment to Finding 8.1.3(b) that the applicant "will," rather than "proposed to," install 10-foot screening adjacent to each tee area.
Yeas: Cline, Nelson, Robertson, Clark, Uithol, Racine
Nays: None
Cline moved and Nelson supported THAT Application #SUP-1989-11-A, submitted by Leonard Broughton for a Special Use Permit major amendment to operate a commercial outdoor recreational facility within the C-2 General Business District, BE APPROVED based on the adopted Findings of Fact #1989-11-A, and subject to the following conditions:
a. In the event that the driving range safety barrier netting proves inadequate, the Township may take action to review, suspend and/or revoke the Special Use Permit.
b. 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. A copy of each recorded document shall be filed with the Township within ninety (90) days of final approval be considered to have expired.
c. The applicant shall provide two (2) full-sized plan sets, one (1) 11”x17” plan set, and one (1) electronic plan set copy (in PDF format) with all updates as required by the conditions of this approval.
Yeas: Cline, Nelson, Robertson, Clark, Uithol, Racine
Nays: None
6. Public Comment (7:50)
None
7. Items for Next Agenda – October 22, 2014 (7:50)
a. To be determined
8. Adjournment:
Uithol moved to adjourn the meeting at 7:52pm.
________________________________
Joe Robertson, Secretary
Garfield Township Planning Commission
3848 Veterans Drive
Traverse City, MI 49684