Regular Meeting
11/12/2014 Planning Commission Meeting
CHARTER TOWNSHIP OF GARFIELD
PLANNING COMMISSION MEETING
Wednesday, November 12, 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. October 22, 2014
3. Correspondence
4. Reports
a. Township Board
b. Planning Commissioners
5. Business to Come Before the Commission a. PD 2014- 69– Zoning Ordinance Amendment # 311 - Public Hearing
b. PD 2014- 70 - LaFranier Apts. –PUD - Conceptual Review
c. PD 2014- 71 - Crown PUD – Contractors Establishment – Conceptual Review
d. Continuum Care –Presentation - Housing
e.PD 2014-72 - Master Plan discussion
6. Public Comment
7. Items for Next Agenda – December 10, 2014
a. Master Plan
8. Adjournment
Joe Robertson, Secretary
Garfield Township Planning Commission
3848 Veterans Drive
Traverse City, MI 49684
Garfield Township will provide necessary reasonable auxiliary aids and services, such as signers for hearing impaired and audio tapes of printed materials being considered at the meeting to individuals with disabilities upon the provision of reasonable advance notice to Garfield Township. Individuals with disabilities requiring auxiliary aids or services should contact Garfield Township by writing or calling Kay Schumacher, Clerk, Ph: (231) 941-1620, or TDD #922
CHARTER TOWNSHIP OF GARFIELD
PLANNING COMMISSION MEETING
November 12, 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, Joe Robertson, Terry Clark, Gil Uithol, John Nelson, and John Racine
Absent and Excused: Kit Wilson
Staff Present: Rob Larre
1. Review and Approval of the Agenda – Conflict of Interest: (7:02)
Uithol moved and Nelson seconded to approve the agenda as presented.
Ayes: Uithol, Nelson, Clark, Cline, Robertson, Racine
Nays: None
2. Minutes
a. October 22, 2014 Minutes (7:01)
Clark moved and Nelson seconded to adopt the October 22, 2014 Regular Meeting minutes
Ayes: Clark, Nelson, Robertson, Uithol, Cline, Racine
Nays: None
3. Correspondence (7:03)
None
4. Reports:
a. Township Board (7:03)
No report
b. Planning Commissioners (7:03)
The Grand Traverse County Planning Awards banquet was held and Garfield Township’s Reigning Liberty Ranch received an outstanding development award. The Horse Stable that works with our veterans and their families was approved by the Planning Commission as a SUP in our Agricultural district.
5. Business to Come Before The Commission
a. PD 2014-69 Zoning Ordinance Amendment #311 – Public Hearing (7:04)
This amendment is proposed to reflect the recently amended language of the Township’s police power Medical Marijuana Ordinance. The amendment clarifies the townships continued intent for the use.
Racine opened the Public Hearing at 7:05 and seeing no one wishing to speak, closed the public hearing.
Nelson moved and Robertson supported THAT proposed Amendment No. 311 to Charter Township of Garfield Ordinance No. 10 affecting the definition of a Medical Marijuana Collective, be recommended for approval to the Garfield Township Board.
Yeas: Nelson, Robertson, Clark, Uithol, Cline, Racine
Nays: None
b. PD 2014-70 LaFranier Apartments – PUD Conceptual Review (7:06)
The application requests a 232 unit apartment project on four vacant parcels along the west side of LaFranier Road about ¼ mile north of Hammond Road. Architect Mark Oppenhuizen was present to discuss the proposal. Commissioners discussed the matter and commented on whether it would qualify as a PUD or possibly a PURD. However, if the vacant property were to be rezoned, then the proposed project would fit into the zoning category. David Fox, current property owner, said he is in favor of the project and any rezoning that may occur and suggests a small park area for recreation and trails through the woods on the north side of the property. Commissioners agreed that this was a suitable use for this property but that the developer would want to make a zoning district change and then proceed with the project. Connectivity and entrances to the project were also discussed.
c. PD 2014-71 – Crown PUD – Contractors Establishment – Conceptual Review (7:35)
The application is requesting a contractors – type of establishment on a parcel within the Crown PUD. The subject parcel is to the North and West of the Gilroy’s Hardware store and accessed through Zimmerman Road. The use includes an office, covered storage and garage. Hank Ramsby explained the project and said that he thought this use would work with the mix of uses in the development. Commissioners were concerned with the steep grade of the property and he answered that he could meet the setbacks and place structures into the hillside. Larrea said that this would be a major amendment to the PUD and the owner needed to research land division issues and deed restrictions before moving forward with any plan.
d. Continuum Care – Presentation – Housing (8:00)
Tina Allen was present as the coordinator of the Continuum of Care which is a collaboration of individuals and agencies in a ten county area who discuss the homeless issues in the region. The Region receives $1.2 mill from HUD and MSHDA to fund the partnerships. There is a need for various types of subsidized housing in our region and between the agencies present there are several hundred applicants that could fill the units when built. She introduced Emilee Syrewicze, Cecil McNally and Melodi Linebaugh. Syrewicze explained exactly what the Continuum of Care is and defined “temporary shelter”, “transitional housing” and “permanent supportive housing.” Cecil McNally spoke regarding housing numbers in the county and Linebaugh spoke regarding safe affordable housing and said that they have the tools to help people, but no housing.
Allen then wrapped up the presentation and discussed what township government could do to help alleviate the problem. Larrea explained that Garfield Township is the leader in subsidized housing due to the proximity to the city core, lower land prices than Traverse City and a Township board willing to issue PILOTS. Nelson suggests that Allen comment on the Garfield Township Master Plan.
e. PD-2014-72 Master Plan Discussion (8:49)
Larrea said that Goals and Objectives are embedded in the document and that he would like a survey for community comment. He will look at a few other sections and bring it back to the Planning Commission with a timeline for completion. Stress was placed on the importance of a wetlands overlay and Larrea said that he would bring a copy of Easy Bay Township’s stream overlay.
6. Public Comment (9:03)
David Fox asked about public comment on the Master Plan.
7. Items for Next Agenda – December 10, 2014 (9:04)
a. Master Plan
8. Adjournment:
Nelson moved to adjourn the meeting at 9:07.
________________________________
Joe Robertson, Secretary
Garfield Township Planning Commission
3848 Veterans Drive
Traverse City, MI 49684