CHARTER TOWNSHIP OF GARFIELD
PLANNING COMMISSION MEETING
February 9, 2011
Call Meeting to Order: Chair John Racine called the meeting to order at 7:00pm at the Garfield Township Hall, 3848 Veterans Drive, Traverse City, MI 49684.
Roll Call of Commission Members:
Present: Terry Clark, John Nelson, John Racine, Paul Jarboe, Joe Robertson, Linda McGuire and Kit Wilson
Staff Present: Brian VanDenBrand
1. Review and Approval of the Agenda - Conflict of Interest
Nelson asked to discuss an alternative to the next Planning Commission meeting. Jarboe moved and Robertson seconded to approve the agenda as presented.
Ayes: Clark, Nelson, McGuire, Racine, Robertson, Jarboe, Wilson
Nays: None
2. Minutes
a. January 12, 201 1
Nelson moved and Wilson seconded to approve the minutes of January 12, 2011
as presented.
Ayes: Clark, Nelson, McGuire, Racine, Robertson, Jarboe, Wilson
Nays: None
3. Correspondence
a. MUIBD Use Interpretation - Pet Grooming
VanDenBrand discussed the interpretation of the Planning Director which states that a pet grooming operation is similar to a veterinarian and would be allowed by-right in the MUIBD. The Planning Commission accepted the interpretation.
4. Reports
Planning Department
VanDenBrand said that there were no reports.
Zoning Department
No report at this time.
Planning Commissioners
Clark attended the Grand Vision energy expo where lighting was a topic. Wilson said that the board voted for a six month moratorium on the medical marijuana issue. She said it was important not to extend the moratorium, but rather to make an educated and informed decision. VanDenBrand stated that current cases before the Wayne County Circuit Court are anticipated to provide clarity on how the Township can regulate medical marijuana.
5. Business to Come Before the Commission
a. PD-2011-15 Brewery Terra Firma - PUD Public Hearing
The property is located at 2951 Hartman Road and is zoned A-1, Agricultural and consists of approximately 10 acres. The applicant requests a Special Use Permit and Planned Unit Development approval to permit the establishment of a business named Brewery Terra Firma. The application includes a mix of agricultural, production and processing and retail uses. The proposed use is not allowed by right so must be considered as a PUD because of the permitted flexibility through the PUD process.
Dusty Christensen from R. Clark Associates gave a presentation, which included photos and aerial maps of the site.
Racine opened the public hearing at 7:36pm.
Arlen Manson commented on the project and expressed concern with traffic and a possible watershed on the property. Mr. Manson also expressed concern about commercial uses encroaching on the area and the need to preserve the rural character of the area.
Debra Scott also had concerns with traffic, noise and light spilling onto the surrounding areas. She also asked about hours of operation and capacity in the tasting room.
Candace Morse said that traffic would be a major concern and encouraged the commissioners to turn down the proposal.
Rick Robbins asked about Hartman Road expansion and questioned the road approach to the proposed PUD. He also had concerns about the wetlands on the property and suitability of the land for farming. Mr. Robbins suggested that the safest access point if the project was approved would be on Dracka Road.
Delvon Napier thought that this project was a positive step towards growth and industry for the region and state.
Eric Borsvold stated concerns about traffic, landscaping and brewing odors.
Josh Shenobiac said that he is excited about these plans since they are green and sustainable and said that this may attract jobs and desirable lifestyles.
.
Jeff Rhode asked about retail on Hartman Road.
Stan Pascoe stated his support for this project.
VanDenBrand said that the Zoning Administrator had received a call from Jack Robbins who had concerns about the suitability of the land for agriculture and the proposed location of the Dracka Road driveway.
Letters were received from Peggy Asher and Thomas Miller both of which voiced concerns with the proposed project.
Racine closed the Public Hearing at 8:09pm.
In response to public comment, VanDenBrand added that this property is zoned agriculturally and planned for moderate residential development. He said that the Township does not intend to allow Hammond Road to develop into a commercial corridor. He addressed odors, traffic, protection of surface water and preservation of the area's rural character through the proposed preservation of the agricultural open space. He also talked about a Microbrew license and what it entailed. VanDenBrand also talked about the proposed signage.
Dusty Christensen responded to the public's comments as well and added that engineers from the Grand Traverse Road Commission have determined the road approach is safe as planned and that the DEQ did not indicate that the property was a wetland. He also discussed the philosophy of farming and its fit within the area and asked for flexibility in the planting of crops on the property since some crops may grow better than others.
John Niedermaier talked about brewing and its odors and further discussed the differences in liquor licensing. Racine commented that initially he also had concerns regarding odors, but then realized that he works in close proximity to both Right Brain Brewery and North Peak and has never noticed an offensive odor from either brewery.
Commissioners asked questions about the hours of operation, the size of the tasting room, live entertainment, food service, deliveries and traffic. John Niedermaier stated that occupancy in the tasting room would be 100-150 and that they would not be open much past 10:00PM. He said that they would be willing to accept a limitation on the operating hours of the tasting room, and do not desire to have live entertainment such as a band but wouldn't want to see a restriction that would prohibit "agricultural entertainment" such as farm tours.
Storm water runoff was discussed. Nelson complimented the applicant for designing the site with Low Impact Development techniques, including collection of runoff for use in irrigation, a riparian buffer to help limit runoff into the creek, and no use of fertilizer within that buffer.
The agricultural use of the property was discussed in depth. Nels Veliquette and John Neidermeier stated that crops would be rotated and shifted as necessary and that Commissioners needed to understand that concept in any approval of the proposed PUD. If one crop was not successful another crop would be rotated into that area.
Commissioners discussed the planned moderate residential use of the site as identified in the Master Plan, which identifies development of between 2 and 6 units per acre as appropriate for the site. Clark stated that it probably wouldn't be possible to develop 60 units on the site, but he thought 40 units was possible. Commissioners thought that the protection of the agricultural fields would help preserve the character of the area and act as a beneficial buffer between the high density development to the north of Hartman Road and the rural residential land to the south of Hartman Road.
Commissioners discussed the proposed sign for the site. One ground sign is proposed along Hartman Road, and no wall sign is proposed. VanDenBrand suggested it may be appropriate to allow a small wall sign on the tasting room to help patrons recognize where to go. The Planning Commission determined that a wall sign not to exceed 6-square feet would be appropriate to identify the tasting room.
Commissioners then discussed the proposed Findings of Fact.
Jarboe moved and Wilson supported THAT the Findings of Fact #2011-01for application PUD #2011-01, submitted by John Niedermaier to establish the Brewery Terra Firma Planned Unit Development, BE APPROVED with a direction to Staff to include additional findings regarding hours of operation and the prohibition of live music entertainment.
Ayes: Clark, Nelson, McGuire, Racine, Robertson, Wilson, Jarboe
Nays: None
Jarboe moved and Wilson supported WHEREAS application PUD #2011-01 has been submitted by John Neidermeier to establish the Brewery Terra Firma Planned Unit Development;
And whereas Finding of Fact #2011-01 has been reviewed and approved, with such finding of fact supporting approval of application PUD #2011-01;
Now Therefore application PUD 2011-01 IS RECOMMENDED for approval to the Township Board, subject to the following conditions;
a. Approval of the application applies to and relies specifically on materials submitted in the application dated December 22, 2010 and revised on February 1, 2011.
b. Approval specifically recognizes that the site will be operated as an integrated and interdependent development model. Agricultural production areas shall be used on a consistent and regular basis to grow products that are used in the production of beer. Any divergence from the integrated model as represented, without prior Township approval, may be considered to be grounds for revocation of the Planned Unit Development approval.
c. It is recognized that it is not possible for all ingredients necessary for the production of beer to be grown on site. Some ingredients, notably barley, will be delivered to the production facility from off-site.
d. The applicant shall provide the Township with evidence that a Micro Brewer license has been granted by the Michigan Liquor Control Commission prior to the issuance of a Certificate of Occupancy for the premises.
e. For the purposes of this approval, the brewery may only be operated under the Micro Brewer license classification, as defined by MCL 436.1109 (3). Any proposed change in the liquor license classification shall be subject to Township review and approval as an amendment to this PUD approval.
f. Residential structures may be used for staff housing, offices, and for regular accessory uses to the agricultural and production uses. Any intended use of a residential structure as a bed and breakfast shall be subject to a Major PUD Amendment.
g. A revised lighting plan shall be submitted by the applicant to the Garfield Township Planning Department for review and approval. Lighting levels along the west building wall shall be reduced to a level that is appropriate for the nature of the site and the surrounding area. Future changes in lighting fixture details may be approved by the Planning Department subject to review of fixture details and, if requested by Township Staff, a revised photometric plan.
h. Approval is subject to final approval and acceptance by the offices of the Grand Traverse Metro Fire Department, County Drain Commissioner, County Health Department, and County Road Commission.
i. Any future expansion of the production facility or tasting room shall be considered to be a Major Amendment to the Planned Unit Development (exception: the future silo shall not be considered to be subject to this condition). Any future wind turbine shall also be approved in accordance with Major PUD Amendment standards.
j. Construction of the future, secondary agricultural outbuilding shall not be considered to be an amendment to the PUD, and may be administratively approved by the Zoning Administrator following review for compliance with approved site plans and the applicable standards of the zoning ordinance. A land use permit will be required prior to the construction of the building. The future agricultural outbuilding may only be used for traditional agricultural purposes. Construction of the future silo addition to the production facility may also be administratively approved by the Zoning Administrator.
k. A monument sign along Hartman Road is approved in the general form as proposed on the sheet dated 1/31/11. Minor changes to sign detail, such as color, logo, and font shall be permitted. The maximum dimensions for the monument sign shall be 21 square feet in face area and 6.5 feet in height above grade. One wall sign of no greater than 6 square feet in face area to identify the tasting room shall be permitted on the east building elevation. Any requested additions or changes in signage shall be subject to review and approval by the Planning Commission.
l. Service drive signage, as indicated in a detail sheet dated 1/26/11, shall be installed prior to the issuance of a certificate of occupancy for the production facility and tasting room.
m. Prior to the issuance of a grading permit, natural areas to remain undisturbed during construction shall be physically indicated and protected on the site itself.
n. Operating hours shall be limited to between 7:00am and 10:00pm.
o. Live music entertainment shall be prohibited. Entertainment related to the agricultural use of the property, such as farm tours, shall be permitted.
Ayes: Clark, Nelson, McGuire, Racine, Robertson, Wilson, Jarboe
Nays: None
b. PD-2011-16 Discussion of Open Space Preservation Standards
VanDenBrand said zoning standards providing an option for Open Space Preservation Development is mandated by the Michigan Zoning Enabling Act for all townships with a population greater than 1,800 persons when adopting a new zoning ordinance. Commissioners agreed to the form of the draft open space standards.
c. Zoning Department Annual Report - Questions
No report at this time.
6. Public Comment
None
7. Items for Next Agenda - March 9, 2011
Nelson suggested that the Commissioners attend the Grand Vision Natural Resources Network meeting in lieu of the regular meeting on the February 23rd.
Clark moved and Jarboe seconded to move the regular Planning Commission meeting on February 23, 2011 to the Natural Resources Network meeting to be held on Wednesday, February 23, 2011 at 6:00PM at the Oleson Center NMC Campus.
Ayes: Clark, Nelson, McGuire, Racine, Robertson, Wilson, Jarboe
Nays: None
a. Consultant Discussion Regarding Proposed Procedural Elements
b. Discussion of Traverse City Master Plan - Economic Elements Review
c. Zoning Ordinance Update - Parking and Loading
d. Zoning Ordinance Update - Signs
8. Adjournment
Wilson moved to adjourn the meeting at 10:10 pm.
____________________________
Linda McGuire, Secretary
Garfield Township Planning Commission
3848 Veterans Drive
Traverse City, MI 49684
