Regular Meeting
12/10/2014 Planning Commission Meeting
CHARTER TOWNSHIP OF GARFIELD
PLANNING COMMISSION MEETING
Wednesday, December 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. November 12, 2014
3. Correspondence
4. Reports
a. Township Board
b. Planning Commissioners
c. Planning Department
5. Business to Come Before the Commission
a. PD 2014- 79 Adoption of 2015 Meeting Schedule
b. PD 2014- 77 La Franier Road Rezoning Application - Introduction
c. PD 2014- 78 Arbors of Traverse Major PUD Amendment Application - Introduction
d. PD 2014- 80 Master Plan discussion
6. Public Comment
7. Items for Next Agenda – January 14, 2015 a. La Franier Road Rezoning Application - Public Hearing
b. Arbors of Traverse Major PUD Amendment Application - Public Hearing
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
December 10, 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, Kit Wilson, Joe Robertson, Terry Clark, Gil Uithol, John Nelson (7:12), and John Racine
Staff Present: Rob Larrea
1. Review and Approval of the Agenda – Conflict of Interest: (7:01)
Uithol moved and Wilson seconded to approve the agenda as presented.
Ayes: Uithol, Wilson, Clark, Cline, Robertson, Racine
Nays: None
2. Minutes
a. November 12, 2014 Minutes (7:01)
Clark moved and Wilson seconded to adopt the November 12, 2014 Regular Meeting minutes as presented.
Ayes: Clark, Wilson, Robertson, Uithol, Cline, Racine
Nays: None
3. Correspondence (7:02)
None
4. Reports:
a. Township Board (7:02)
Wilson reported that the Township Board recommended approval for a liquor license for Bareknuckle Distillery and approved the 2015 Commission Appointments. The Board also approved new Marihuana Ordinance language to further clarify the Ordinances intent and the Board advised Staff to prepare findings of fact in support of the Premiere Place PUD Major Amendment.
b. Planning Commissioners (7:03)
No Reports
c. Planning Department (7:03)
No report
5. Business to Come Before The Commission
a. PD 2014-79 Adoption of 2015 Meeting Schedule (7:04)
The meeting schedule follows the same pattern as previous years with meetings being held on the 2nd Wednesday and 4th Wednesday of the month. Due to the observance of Veteran’s Day the November 11th meeting has been scheduled for November 4th.
Wilson moved and Uithol seconded THAT the 2015 Planning Commission meeting schedule, as attached to PD Report No. 2014-79, BE APPROVED.
Yeas: Wilson, Uithol, Cline, Clark, Robertson, Racine
Nays: None
PD 2014-77 LaFranier Road Rezoning Application – Introduction (7:06)
This application reqests a rezoning of approximately 30 acres of land from the A-1 Agricultural District to the R1-M Multi-Family Residential District. The application affects four properties along LaFranier Road. Mark Oppenhuizen from Oppenhuizen Architects spoke about the proposed rezoning and said that the proposed rezoning would conform to the master plan. Adjacent properties are also zoned R-1M and Agricultural. Only 20 acres will be developed at this time however the additional 10 acres remain a future option for expansion. Commissioners discussed the proposal and had positive comments about the rezoning of the property. Oppenhuizen is in discussion with the Road Commission regarding the LaFranier project and future requirements for the project.
Clark moved and Uithol supported THAT application Z-2014-02, submitted by Midwest MFD, LLC, to rezone parcels 05-023-025-40, 05-03-026-30, 05-023-026-20, and 05-023-025-20 to the R1-M Multi Family Residential District, BE ACCEPTED; and further
THAT application Z-2014-02 be scheduled for public hearing at the regular meeting of the Garfield Township Planning Commission to be held on January 14, 2015.
Yeas: Clark, Uithol, Nelson, Robertson, Wilson, Cline, Racine
Nays: None
b. PD 2014-78 Arbors of Traverse Major PUD Amendment Application – Introduction (7:13)
The application requests a major amendment to the Arbors at Traverse Planned Unit Development to expand the project boundary and to add 32 additional parking spaces. Setbacks would still be maintained and the lot will be located at the Southeast corner of the property. Architect Mark
Oppenhuizen presented the proposed amendment and answered questions for commissioners. Commissioners discussed the proposal. Larrea asked if the owners could alleviate the trespassing problem on Township park property to the north.
Uithol moved and Clark seconded THAT application SUP-2002-03-D, submitted by Oppenhuizen Architects for a Major Amendment to the Arbors Apartments Planned Unit Development, BE ACCEPTED; and further
THAT application SUP-2002-03-D be scheduled for public hearing at the regular meeting of the Garfield Township Planning Commission to be held on January 14, 2015, subject to the applicant providing additional detail as required by the Planning Department.
Yeas: Uithol, Clark, Wilson, Cline, Nelson, Robertson, Racine
Nays: None
d. PD 2014-80 Master Plan Discussion (7:28)
Larrea presented stream overlay maps to Commissioners for discussion. The maps illustrate the actual creek and overlay area as it exists today. The maps indicate that the properties have adhered to the 75 foot stream setback over the years. Commissioners discussed the map but did not feel that the standard should be changed from the 75 ft requirement. A second map was provided to the commission indentifying approved residential developments, greenfield and redevelopment opportunities. The amount of approved mixed use projects that have failed to properly develop is a concern. Commissioners discussed requiring a market study for future mixed use projects. The PURD section was discussed and Commissioners asked that Staff draft a new section that would be more attractive to developers and meet the intent of the Commissioners.
6. Public Comment (7:59)
None
7. Items for Next Agenda – January 14, 2015 (7:59)
a. LaFranier Road Rezoning Application – Public Hearing
b. Arbors of Traverse Major PUD Amendment Application – Public Hearing
8. Adjournment:
Nelson moved to adjourn the meeting at 8:00.
________________________________
Joe Robertson, Secretary
Garfield Township Planning Commission
3848 Veterans Drive
Traverse City, MI 49684