Regular Meeting

3/23/2011 Planning Commission Meeting

Agenda (click to view or hide)

Minutes (click to view or hide)

CHARTER TOWNSHIP OF GARFIELD
PLANNING COMMISSION MEETING
March 23, 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, and Linda McGuire
Absent and Excused: Kit Wilson

Staff Present: Brad Kaye, Rob Larrea

1. Review and Approval of the Agenda - Conflict of Interest
Nelson declared a conflict withNew Business Item 5A.
Robertson moved and Nelson seconded to approve the agenda as presented.

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

2. Minutes
a. March 9, 2011
Corrections as follows: Page 2, paragraph 3 shall read "Nelson commented that the February 23, 2011 Grand Vision Meeting attended by Planning Commissioners was very good. Nelson said that . . . "; Page 3, paragraph 1 shall read "Staff stated that they . . . so this proposal could be further reviewed."; Page 4, last paragraph shall read "this would allow changes in land use and intensity where parking shortages have historically existed."

Clark moved and McGuire seconded to approve the minutes of March 9, 2011 as amended.

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

3. Correspondence
a. Grand Traverse Conservation District Report - February 2011
b. Letter of thanks from John Neidermaier regarding approval for the Brewery Terra Firma PUD

4. Reports
Planning Department
Kaye said that the Terra Firma Brewery was approved by the Township Board last night. He also updated Commissioners on the DNR Trust Fund Grant for the Grand Traverse Commons Area.

Zoning Department
Larrea had no report.

Planning Commissioners
Nelson said that road commissioners are prioritizing road preservation ahead of new capital improvements. There will be a seminar on April 25th regarding road preservation.

5. Business to Come Before the Commission

a. PD-2011-25 Request for Extension of Brookside Commons PUD Approval
The applicant, Scott Norris, is requesting a one year extension of the Brookside Commons PUD approval. The project is affordable housing and is located at N. Long Lake Road and Zimmerman Road. Mr. Norris cites that the market has changed dramatically and tax credits are not easy to sell. Developers are talking to many parties who may have an interest in community development. The zoning ordinance standard says there must be sufficient evidence that the applicant will commence the project if a renewal is granted and Norris said that he was certain construction would begin within the year if the tax credits can be sold. Commissioners discussed the situation and agreed that the economy was in poor shape. Although there is no assurance that the tax credits will sell and the project will move forward, the applicant's information and intent were felt to satisfy the ordinance standards.

Clark moved and Robertson supported THAT the request by Scott Norris for a one-year extension of the Brookside Commons Planned Unit Development originally approved by the Township Board on February 26, 2009, BE GRANTED; and THAT a revised expiration DATE OF February 26, 2012 for Special Use Permit and Report and Decision Order #2009-01, Brookside Commons, BE ESTABLISHED.

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

b. PD-2011-34 - Planners Moments Video Presentation on Placemaking
Commissioners viewed a video presentation on Placemaking which included an interview from an expert in Land Use Policy from MSU. Commissioners discussed the video and possible future plans for placemaking.

c. PD-2011-35 Lighting Standards
Kaye said that independent studies examining the impacts of new lighting technologies do not appear to exist. He asked commissioners for feedback on several items regarding lighting. Commissioners agreed to that energy savings should not be discounted and that other sources of lighting aside from high pressure sodium should be researched. Larrea said lighting levels are very difficult to keep in check and that commissioners needed to take that fact into account when reviewing light level standards. Commissioners agreed that lighting levels do need to be reviewed and addressed. Staff said that light shielding and residential lighting were already adequately addressed but that definitions of residential lighting could be tweaked. Commissioners agreed to prohibit uplights in all instances and have staff investigate internal lighting options. Racine suggested looking at neighboring communities to make lighting standards uniform and consistent. Commissioners also discussed different levels of light for large parking areas and making canopy lighting reasonable for the use rather than another form of advertising.

d. PD-2011-36 Medical Marihuana
Kaye said that local governments are still scrambling to interpret and implement the Medical Marihuana Act into their zoning ordinances and Garfield Township is no exception. He brought attention to proposed Senate Bill No. 17 which would further define the issue. The difficulty in drafting an ordinance is the conflict between federal and state standards. The current zoning ordinance does not address medical marihuana land uses and the classification and regulation of such a use should be addressed by an ordinance amendment. Commissioners determined that they would like direction from the Township Board regarding this issue. Staff agreed to bring the issue to the Board for more direction.

e. PD 2011-37 Farm Markets
Kaye asked the commission whether they want to allow beer and wine sales at farm markets or consider farm markets as a right by use or permit farm markets by Special Use Permit. Commissioners discussed the GAAMPS handout included in packets, which covered this topic. Commissioners agreed to allow farm markets as a use by right; but would like some site plan standards to keep such markets in check. A lengthy discussion centered on processing, wine, and beer sales. Staff will provide some direction regarding a definition of "farm market" and address the beer and wine sales and exactly what percentage of the products sold on site needed to be grown on site.

7. Public Comment
None

8. Items for Next Agenda - April 13, 2011
a. Public Hearing - Temporary Sign Text Amendment
b. SUP and PUD Introductions

9. Adjournment Jarboe moved to adjourn the meeting at 9:14pm.

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

Handouts:

PC Packet: