Regular Meeting
2/11/2015 Planning Commission Meeting
CHARTER TOWNSHIP OF GARFIELD
PLANNING COMMISSION MEETING
Wednesday, February 11, 2015 @ 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
January 14, 2015
3. Correspondence
4. Reports
a. Township Board
b. Planning Commissioners
5. Business to Come Before the Commission
a. PD 2015 -12 Frank Hayes Conditional Rezoning Request - Public Hearing
b. PD 2015- 13 Culver Meadows – Continuation
c. PD 2015- 14 2015 Annual Report
6. Public Comment
7. Items for Next Agenda – February 25, 2015
a. PURD Draft
b. Master Plan discussion
8. Adjournment
Joe Robertson, Secretary
Garfield Township Planning Commission
3848 Veterans Drive
Traverse City, MI 49684
CHARTER
PLANNING COMMISSION MEETING
February 11, 2015
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, and John Racine
Absent and Excused: John Nelson
Staff Present: Rob Larrea
1. Review and Approval of the Agenda – Conflict of Interest: (7:00)
Commissioner Cline noted that on the bottom of the agenda, Schumacher’s name needs to be replaced with McManus.
Uithol moved and Robertson seconded to approve the agenda as presented.
Ayes: Uithol, Robertson, Clark, Wilson, Cline, Racine
Nays: None
2. Minutes
a. January 14, 2015 Minutes (7:01)
Commissioner Clark moved and Robertson seconded to adopt the January 14, 2015 Regular Meeting minutes as presented.
Ayes: Clark, Robertson, Wilson, Uithol, Cline, Racine
Nays: None
3. Correspondence (7:01)
None
4. Reports:
a. Township Board (7:02)
Wilson reported that the Arbors PUD Amendment and the LaFranier Road Rezoning have been scheduled for a March 10th Public Hearing.
b. Planning Department (7:02)
No report
c. Planning Commissioners (7:02)
No Reports
5. Business to Come Before The Commission
a. PD 2015-12 Frank Hayes Conditional Rezoning Request – Public Hearing (7:02)
The subject property is located at 3100 Keystone Road and measures approximately 3.7 acres. The applicant proposes to conditionally rezone the property for the C-2 General Commercial District to the General Mixed-Use Industrial Business District with conditions. Scott Hardy addressed the Commission and audience regarding the juice reconstituting plant that is proposed.
Racine opened the Public Hearing at 7:04pm. Commissioners asked some questions regarding the types of juices that would be processed onsite, noise, odor, smells and truck traffic.
Chad Anderson, the owner of the company, explained the daily process to the Commission and answered questions. Mr. Anderson stated that small trucks would deliver already processed juice to the facility where they would use a patented process to remove virtually all the sugar from the juice and prepare the juice for bottling at an offsite location. The process is very clean and does not tend to omit odors commonly associated with the processing of fruit. Mr. Anderson expects to employ 7-10 employees including 2-3 managers. Box truck deliveries are anticipated on a weekly basis to deliver and haul away the product.
The Public Hearing was closed at 7:15pm.
Robertson moved and Clark seconded THAT the Findings of Fact for Application Z-2015-01, attached to PD Report 2012-12 and forming part of this motion, BE APPROVED.
Yeas: Robertson, Clark, Wilson, Uithol, Cline, Racine
Nays: None
Robertson moved and Wilson seconded THAT Application Z-2015-01, submitted by Frank Hayes for properties owned by Holcomb Masonry Co. Inc., to conditionally rezone lands at 3100 N. Keystone Road to the General MUIBD, BE RECOMMENDED FOR APPROVAL to the Garfield Township Board based on the approved Findings of Fact and for reasons set out in report PD-2015-12.
Yeas: Robertson, Wilson, Cline, Uithol, Clark, Racine
Nays: None
b. PD 2015-13 Culver Meadows – Continuation (7:17)
The application requests Special Use and Site Plan approval for construction of a 50,000 sq ft senior apartment building. The property is located at 1755 N. West Silver Lake Road about 600 feet north of the existing Culver Meadows senior living facility, which is also owned and operated by the applicant. The property is zoned R1-B single family residential and is currently vacant.
Ryan Cox, of M2E Engineering spoke for the applicant and presented a power point to the Commission. Mr. Cox stated that the buildings footprint will measure 28,000 sq ft and will be two stories. The overall square footage of the structure is proposed at 50,000 sq ft and parking has been reduced to 56 spaces. Mr. Cox discussed the need for this type of facility and felt that the structure was harmonious with the adjacent single family residences as they are also two stories in height. Cox also discussed the high demands for this type of facility, required landscaping and density.
Commissioners commented on the terms “senior apartments” and “assisted living facility” that seem to be used interchangeably and commented that apartments are not allowed in the R-1B Single Family Residential district as proposed.
Commissioners also stated that the proposed building was very large and was not harmonious with the surrounding single family residences. They felt that the applicant refused or failed to address the same concerns mentioned at the previous meetings the project was presented.
Larrea informed commissioners that they could, at this point, request more information from the applicant, hold another Public Hearing, or direct Staff to prepare Findings of Fact.
Wilson moved and Clark supported to direct Staff to prepare Findings of Fact in support of the fact that the proposed project, SUP-2014-01 is not harmonious with the surrounding uses.
Yeas: Wilson, Clark, Uithol, Robertson, Cline, Racine
Nays: None
c. PD-2015-14 2014 Annual Report (8:02)
Larrea presented the 2014 Annual Report and stated that the Planning Department took a Community Development approach to report this year so that the Planning Commission was informed on all aspects of an approved project. Larrea answered questions and updated the Commission on various projects mentioned in the report. Commissioners stated that the report was very informative and thanked Larrea for the report.
6. Public Comment (8:14)
Clark asked Larrea if the new PURD or current PUD would benefit the Culver Meadows project. Larrea stated that a PUD would be a better option for them if there was enough property.
7. Items for Next Agenda – February 25, 2015 (8:17)
a. PURD Draft
Larrea updated the Commission on the Draft Planned Unit Residential Development (PURD) section. The intent is to create more of a project design based ordinance that would provide the developer with an increase in density to offset the cost of the required improvements. This approach will require the developer to put more thought into the design resulting in better projects.
b. Master Plan Discussion
Racine explained why the February 28th Joint Session with East Bay Township was cancelled. Nelson wanted to be present and since he is a voice for transportation, it was postponed until he could be here. Larrea suggested choosing a May date and John Sych would be happy to facilitate the meeting.
8. Adjournment:
Wilson moved to adjourn the meeting at 8:23pm.
________________________________
Joe Robertson, Secretary
Garfield Township Planning Commission
3848 Veterans Drive
Traverse City, MI 49684