Regular Meeting

3/9/2011 Planning Commission Meeting

Agenda (click to view or hide)

Minutes (click to view or hide)

CHARTER TOWNSHIP OF GARFIELD
PLANNING COMMISSION MEETING
March 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, Joe Robertson, Linda McGuire and Kit Wilson

Absent and Excused: Paul Jarboe

Staff Present: Brad Kaye

1. Review and Approval of the Agenda - Conflict of Interest
Nelson stated a conflict with item 5c. Clark moved and Wilson seconded to approve the agenda as presented.

Ayes: Clark, Nelson, McGuire, Racine, Robertson, Wilson
Nays: None

2. Minutes
a. February 9, 201 1
Clark moved and Nelson seconded to approve the minutes of February 9, 2011
as presented.

Ayes: Clark, Nelson, McGuire, Racine, Robertson, Wilson
Nays: None

b. February 23, 2011
Clark moved and McGuire seconded to approve the minutes of February 23,
2011 as presented.

Ayes: Clark, Nelson, McGuire, Racine, Robertson, Wilson
Nays: None

3. Correspondence
a. Township Law E-Letter re: Medical Marihuana

4. Reports
Planning Department
None
Zoning Department
Larrea reported that the ZBA granted a 10 ft front yard setback in February and said that the change in civil infraction procedures has been changed.

Planning Commissioners
Racine said the Northwestern Michigan Council of Governments has made an award to Terry Clark for outstanding Planning Leadership.

McGuire said she went to a Planning and Zoning Essentials conference last week and it was very good.

Nelson commented that the February 23, 2011 Grand Vision meeting attended by Planning Commissioners was very good. The Grand Vision was covered and Nelson said that TC Talus is still in the process of awarding Grand Vision money.

Racine added that the Joint Planning Commission regular meeting was changing in April to the first Wednesday of each month.

Brad Kaye discussed the new Master Plan for the county and advised that there will be a Summit on September 29, 2011. County planner John Sych is looking for volunteers for a Master Plan committee that will give guidance and feedback on the whole planning process. Racine advised Commissioners to let Kaye know if they had an interest in sitting on the advisory committee.

5. Business to Come Before the Commission
a. PD-2011-23 Consultant Discussion Regarding Proposed Procedural Elements
Area consultants have been invited to the meeting tonight to share their thoughts on the procedural standards of the new zoning ordinance now under consideration.

Dan Wagner with Gourdie Fraser said the draft seems like it is on the right track. He liked the language regarding the traffic studies and offered his encouragement.

Jim Schmuckal commented on the earth moving portion of the ordinance and Larrea commented that portion was going to be reviewed further. He also commented on fencing and ministerial level approvals and asked if those types of approval were judgmental. Schmuckal also commented on traffic studies. He would like to see more meetings before a final ordinance is adopted. Kaye commented on the drafting of the zoning ordinance. Clark commented that the new ordinance should be more streamlined and flexible, yet the actual writing of the ordinance was difficult and is taking time to compete.

Peter Reid commented on the draft. He suggested having a timetable for procedures and thought it was a good idea to have an informal group to go over some issues with the drafted ordinance. He particularly liked the pre-approval process.

b. PD-2011-24 Charles Freise, TNT Fireworks - Proposed Text Amendment (Introduction)
This application proposes a zoning ordinance text amendment to permit temporary signs for temporary outdoor sales events. Kaye said that some temporary uses were allowed in the current zoning ordinance, but not temporary signs. Staff is looking for feedback from commissioners on ordinance wording and size of signs. Mr. Freise commented on his proposed text amendment. Commissioners discussed the proposal and were in agreement that four signs on a tent were too many. McGuire asked about banners and signs for existing businesses. Wilson expressed concern with a 14 day event and what constitutes an event. Larrea said most complaints were about signage, not tents. Commissioners were concerned with ramifications of allowing this type of signage and then having a rewrite of the zoning ordinance change all the standards. Staff stated that they could come up with proposed language regarding this type of temporary signage and bring it back to commissioners at the next meeting so this proposal could be further reviewed.

Nelson moved and Wilson supported THAT application Z-2011-01, submitted by Charles Friese to amend the zoning ordinance to allow temporary signage for temporary outdoor sales, BE ACCEPTED; and further THAT application Z-2011-01 be scheduled for public hearing at the regular meeting of the Garfield Township Planning Commission to be held on April 13, 2011.

Ayes: Clark, Nelson, McGuire, Racine, Robertson, Wilson
Nays: None

c. PD-2011-25 Request for Extension of Brookside Commons PUD
The applicant requests a one-year extension of the Brookside Commons PUD approval. The PUD was originally approved by the board on February 26, 2009 with approval extending to February 26, 2010. Approval was subsequently extended by the Township to February 26, 2011. Not much information has been given by the applicant on any progress toward building and commissioners feel that there needs to be some presentation on behalf of the developer to show meaningful progress and wish to comply with the ordinance standard which was put into place.

Commissioners chose to table this matter until the next Planning Commission meeting on March 23rd and determine if the applicant is ready at that time to present the case for the extension of the Brookside Commons PUD.

d. PD-2011-26 Traverse City Master Plan - Economic Elements Review
Commissioners reviewed the five economic goals of the City's Economic Element.

Nelson moved and Clark supported THAT the Garfield Township Planning Commission commend the City of Traverse City on their proposed Economic Elements component of the City's Master Plan as being consistent and compatible with the economic goals of Garfield Township; AND FURTHER THAT the Garfield Township Planning Commission recommend that the City of Traverse City consider the inclusion of additional economic goals or clarification of the proposed economic goals to clearly articulate that intergovernmental cooperation with neighboring townships in the pursuit of sustainable economic development will be encouraged.

Ayes: Clark, Nelson, McGuire, Racine, Robertson, Wilson
Nays: None

e. PD-2011-27 Traverse City Master Plan - Parks and Recreation Element Review
After review, Staff is supportive of the Parks and Recreation policies that are under consideration by the City of Traverse City and consider them to be consistent with the planning goals and philosophies of the township.

Wilson moved and Clark seconded THAT the Garfield Township Planning Commission commend the City of Traverse City on their proposed Parks and Recreation component of the City's Master Plan as being consistent and compatible with the land use and recreation goals of Garfield Township;
AND FURTHER THAT the Garfield Township Planning Commission recommend that the City of Traverse City consider the inclusion of additional goals and objectives relative to the Grand Traverse Commons to provide clarity on City intentions for this area and to include the development concepts set forth in the Grand Traverse Commons Master Plan as well as the design concepts anticipated by the Joint Recreational Authority plan for the Barns property.

Ayes: Clark, Nelson, McGuire, Racine, Robertson, Wilson
Nays: None

f. PD-2011-28 Discussion of Parking and Loading Standards
Kaye said that Section 5.51.2.3 introduces new standards applicable to compact vehicles. Commissioners liked the concept. The same section proposes maximum numbers of parking spaces. Commissioners agreed with this concept, but did not want to mandate any numbers since as long as a developer retains all greenspace that is required, the maximum number of parking spaces may not be needed.

Shared parking standards were presented in a table and commissioners agree as long as it conforms to the Michigan Building Code for parking although a reference to the Code rather than inclusion of the table was recommended.

Section 5.51.3.8 introduced the concept of a Parking Credit system. This would allow changes in land use and intensity where parking shortages have historically existed. Commissioners agreed it sounded like a fair concept but a further review of the proposed language was required.
Section 5.51.6.2 authorizes a temporary deferral of required parking. Commissioners expressed a concern with the word "temporary". Staff will work on language. Section 5.51.6.2 also provides a waiver for surfacing requirements and Section 5.51.8 introduces bicycle parking standards.
Commissioners also looked at the smaller standards for loading spaces and agreed to include all of them.

g. PD-2011-29 Discussion of Sign Standards
Commissioners once again reviewed sign regulations and thought that the mixed uses in a multi-tenant commercial center, such as the mall, could be problematic and that proposing special signage for office space and financial institutions would pose a problem if there was a changed use. Commissioners agreed that use of the word "pylon" was a problem and thought that the planning commission may want to consider anchor signage once again to address some of these problems.

h. PD-2011-30 Discussion of Mobile Food Vending
Mobile food vending carts are not allowed at this time under the present ordinance. Commissioners were favorable as long as appropriate restrictions are put into place. This could be addressed in the zoning ordinance or by a licensing ordinance. Commissioners overall liked the idea and encourage staff to look at other municipalities and their licensing requirements and research all options to allow Mobile Food Vending.

6. Public Comment
None

7. Items for Next Agenda - March 9, 2011
a. Zoning Ordinance Update - Articles to be determined
b. Planner's Moments Video Presentation on Placemaking
c. Brookside Commons PUD extension

8. Adjournment Nelson moved to adjourn the meeting at 9:37pm.

____________________________
Linda McGuire, Secretary
Garfield Township Planning Commission
3848 Veterans Drive
Traverse City, MI 49684

Handouts:

PC Packet