Regular Meeting

4/13/2011 Planning Commission Meeting

Agenda (click to view or hide)

Minutes (click to view or hide)

CHARTER TOWNSHIP OF GARFIELD
PLANNING COMMISSION MEETING

April 13, 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, Paul Jarboe, Linda McGuire and Kit Wilson

Staff Present: Brad Kaye, Rob Larrea

1. Review and Approval of the Agenda - Conflict of Interest
Jarboe declared a conflict with New Business Item 5b. Clark moved and Wilson seconded to approve the agenda as presented.

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

2. Minutes
a. March 23, 2011
Jarboe moved and McGuire seconded to approve the minutes of March 23, 2011 as amended. The third sentence in New Business Item 5c shall now read "Commissioners agreed that energy savings . . . ". New Business Item 5e sentence one shall now read "Kaye asked . . . farm markets as a use by right or permit . . . ".

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

3. Correspondence
a. None

4. Reports
Planning Department
Kaye said that there were two requests for support from the board. One was for a Sustain Our Great Lakes grant application submitted by the Conservation Resource Alliance to help fund removal of the Boardman River dams and the other was for a Michigan Department of Transportation Local Bridge Program Funding Application by the Grand Traverse County Road Commission to retain a crossing of the Boardman River. The Board also adopted a new fee schedule for the properties within the Grand Traverse Commons.

Zoning Department
Larrea said that violations are increasing and he updated commissioners on the Beers Dentistry signage.
Planning Commissioners
Wilson said the medical marihuana issue was discussed at the Board meeting last night.

5. Business to Come Before the Commission
a. PD-2011-39 Z-2011-01 Charles Friese, Temporary Signs Text Amendment

This application proposes a zoning ordinance text amendment to permit temporary signs for temporary outdoor sales events. Temporary outdoor uses such as sidewalk sales, Christmas sales lots, or fireworks tents are currently permitted with ZBA approval in the C-1, C-2 and C-4 zoning districts. The standards that regulate temporary uses do not address signage. Kaye went over his comments and staff concerns in PD-2011-39 and for those reasons outlined, staff recommends denial of the application. Staff also reviewed the current zoning ordinance standards surrounding temporary signage and six areas of concern were outlined.

Mr. Friese addressed the commissioners and members of the public regarding his requested text amendment.

Chair Racine opened the Public Hearing at 7:17pm and seeing none, closed the Public Hearing. Commissioners expressed support for temporary sign standards but concern with the standards proposed by Mr. Friese.

Clark moved and Robertson seconded THAT application Z-2011-01, submitted by Charles Friese to amend the zoning ordinance to allow temporary signage for temporary outdoor sales, BE DENIED for reasons outlined in PD Report 2011-39.

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

Commissioners then discussed what direction to take regarding temporary signage by answering the six questions drafted by Kaye. Commissioners confirmed their opinion that some temporary sign standards are appropriate. Commissioners noted that a variety of uses is a good thing, further stating that banners should be allowed if affixed to eaves and unlit; to allow for temporary signs for 30 days per year per property; and that one sign per road frontage, with up to 32 square foot in total sign size, might be appropriate. Staff will take these recommendations and draft a proposed temporary sign ordinance for review next month.

b. PD-2011-40 S-2011-01 Huntington Bank (Signs)

The application requests approval of a new 33 square foot wall sign on the south building wall of the Huntington Bank at 3160 South Airport Road. The property is zoned C-4 and is within the Grand Traverse Mall planned shopping center.
Jason Orton, owner of Attitude and Experience Signs, addressed the Commissioners regarding the request. He indicated that Huntington Banks was changing its branding and was requesting new signage.

Commissioners discussed the existing signage and the need for more signage. Commissioners agreed that the signs are clearly visible right now and there is no need for more signage. Commissioners discussed the Findings of Fact and decided to delete findings 5a, 6a and 7a.

Clark moved and Robertson supported THAT the Findings of Fact #S-2011-01 for Application #S-2011-01, attached to and forming part of this motion, BE ADOPTED.
Ayes: Clark, Nelson, McGuire, Racine, Robertson, Wilson
Nays: None

Nelson moved and Clark seconded THAT an additional 33-square foot wall sign on the Huntington Bank south building wall, detailed as sign "N-01" on application materials dated 06.24.10, BE DENIED based on Finding of Fact #S-2011-01.
Ayes: Clark, Nelson, McGuire, Racine, Robertson
Nays: Wilson

c. PD-2011-41 SUP-2011-01 Hammond Auto and Scrapbooking
The property is located on the east side of Park Drive just north of South Airport Road. The site contains two existing and currently vacant buildings identified as 1765 and 1767 Park Drive. The property is zoned General MUIBD.

Karen Hammond spoke to the commissioners and said that scrapbooking in its own space would not be feasible, but adding it to an existing use would make more sense financially.

Jarboe moved THAT application SUP-2011-01, submitted by Gregory and Karen Hammond for a Special Use Permit for a scrapbooking business within the General Mixed-Use Industrial Business District, BE ACCEPTED; and further THAT application SUP-2011-01 be scheduled for public hearing at the regular meeting of the Garfield Township Planning Commission to be held on May 11, 2011. Wilson supported the motion.

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

d. PD-2011-42 SUP-2011-03 CLMC Princeton Residence (Adult Foster Care)
The property is located at 2847 Princeton Drive and is occupied by a structure that was destroyed by fire. The application requests approval of a special use permit to permit an institution for human care, specifically an adult foster care facility. The facility would provide lodging and care to six individuals. A live-in staff member would also reside on the premises.

Maryann Macy, Executive Director of the Grand Traverse Area Community Living Management Corporation, said that they want to rebuild the structure. She explained the licensing requirements and that the state does not require licensing for this home since there is no 24 hour care in this facility.

Clark moved and Wilson supported THAT application SUP-2011-03, submitted by College Park Living Center for a Special Use Permit for an adult foster care facility, BE ACCEPTED; and further THAT application SUP-2011-03 be scheduled for public hearing at the regular meeting of the Garfield Township Planning Commission to be held on May 11, 2011.

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

e. PD-2011-43 PUD-2011-02 Arbors of Traverse City (Minor PUD Amendment)
The property is located at 2755 Arborview Drive and the applicant requests a minor PUD amendment to allow changes to the approved siting and orientation of Building H and its parking areas. Shifting the building to the east would allow for views of natural areas to the south and east.

Mark Oppenhuizen presented the plan to Commissioners and discussed the proposed plans for Building H.

Clark moved and Wilson supported THAT the findings of fact originally approved by the Garfield Township Board on August 8, 2002 for application #2002-03 do not require modifications as they remain current and valid for proposed minor amendment application PUD-2011-02; and further
THAT application PUD-2011-02 by Arbors of Traverse LLC for a minor amendment to the Arbors of Traverse Planned Unit Development, originally approved on August 8, 2002 and incorporated in Report and Decision Order #2002-03, BE APPROVED subject to the following conditions:
1) The treed buffer area between Building H and the Miller Creek Nature Reserve shall be indicated as a protected area on the site plans, and the area appropriately indicated on the physical site prior to the issuance of a land use permit.
2) The applicant shall work with Planning Department Staff to ensure that an appropriate sidewalk and/or footpath to connect the interior of the site with the Miller Creek Nature Reserve trail network is indicated on site plans and constructed prior to the issuance of a Certificate of Occupancy for Building H.
3) Prior to the issuance of a land use permit the applicant shall submit appropriate documentation to the Township, including submission and final approval of a boundary adjustment application if necessary, to ensure that Building H is not constructed across parcel lines.
f. PD-2011-44 Medical Marihuana - Update from Township Board Meeting.

Kaye briefed the commissioners on the direction given by the Township Board in the matter of medical marihuana. The board asked for allowance for growing operations but was not in favor of compassion centers or dispensary storefronts. The transportation of medical marihuana will need to be reviewed. Nelson suggested discussing the medical marihuana matter with a group of caregivers.

6. Public Comment
Sid Finfrock, owner of Green Things Plus, commented on the proposed Medical Marihuana Ordinance and offered his knowledge to the Commission. He suggested that a meeting take place between a business owner, a caregiver, a patient and the township officials. He handed out some material containing information on medical marihuana.

7. Items for Next Agenda - April 27, 2011
a. Temporary Signs Text Amendment
b. Medical Marihuana
c. Zoning Ordinance Update - Tentative
d. Planner's Moments Video Presentation on Making Meetings Effective
Kaye said that this item will not be on the next meeting agenda as the material did not warrant Commissioners time to review.

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

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

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