David Waligora, Planner; Jeff Gritter, Township Engineer; Sandy Wiltzer, Recording Secretary

Transcription

1 DRAFT MINUTES OF THE GAINES CHARTER TOWNSHIP PLANNING COMMISSION FOR THE REGULAR MEETING HELD ON March 26, 2015 AT THE GAINES CHARTER TOWNSHIP OFFICES 8555 KALAMAZOO AVENUE SE CALEDONIA, MICHIGAN I. CALL TO ORDER AND ROLL CALL. The meeting was called to order at 7:03 p.m. by Chair Rob DeWard. A quorum was present. MEMBERS PRESENT: Brad Burns, Robert DeWard, Connie Giarmo, Tim Haagsma, Ronnie Rober, Lani Thomas MEMBERS ABSENT: OTHERS PRESENT: Louis Waayenberg (with notice) David Waligora, Planner; Jeff Gritter, Township Engineer; Sandy Wiltzer, Recording Secretary II. CONSIDERATION OF MEETING AGENDA The agenda was revised to include committee and staff reports. III. CONSIDERATION OF MEETING MINUTES February 26, 2015 Regular Meeting Minutes MOTION: By Tim Haagsma supported by Ronnie Rober to approve the minutes for the February 26, 2015 Regular Meeting. Ayes: Nays: Abstain: Motion: Brad Burns, Robert DeWard, Connie Giarmo, Tim Haagsma, Ronnie Rober, Lani Thomas Passed IV. INQUIRY OF CONFLICT OF INTEREST V. PUBLIC COMMENT ON NON-AGENDA ITEMS GCTPC

2 VI. ADVERTISED PUBLIC HEARINGS 1. Special Use Request (Landscaping Business): th Street, Bruce VanderVennen of Jack s Lawn Service and Snowplowing Inc. Request to construct a 12,012 square foot accessory building for Jack s Lawn Service & Snowplowing Inc. File No BV Chair DeWard opened the Public Hearing at 7:06 p.m. Don DeGroot, from Excel Engineering spoke for the applicant Bruce VanderVennen of Jack s Lawn Service & Snowplowing. Mr. DeGroot stated that Jack s Lawn Service and Snowplowing Inc. is currently operating out of Mr. Jack VanderVennen s home located at th Street. Mr. DeGroot commented that a landscaping business is permitted in the A-R Zoning District under a Special Use Request. Mr. DeGroot stated that the proposed building will contain an office, work shop and equipment storage for the landscaping business. He stated that parking will be provided on the southwest side of the building for employees and on the north side for others. Mr. DeGroot spoke to the Equipment Storage comment from the staff report. He stated that the special land use does allow for outside storage of equipment. Mr. DeGroot stated that it is the applicant s desire to store trailers and some trucks outside but that they will comply with what is permitted. Planner Waligora stated he recommends a full site plan review be conducted as a condition of approval. He stressed that landscaping businesses are a permitted use in the A-R District, however finds this request larger than previous requests under the Special Use Permit standards. He stated the standards of the Zoning Ordinance do not adequately cover everything which needs to be reviewed for a request of this size. Planner Waligora noted that the proposed use is consistent with the current zoning of the property, however the Future Land Use Map identifies this land for Low Density Residential use. Planner Waligora stated that though the surrounding land is an active farm, due to the proximity of single family neighborhoods to the west, it is reasonable to assume this area will develop in the near future as residential. Chair DeWard asked if anyone from the public was present to speak to this request. David Duncan th Street SE Mr. Duncan stated that he lives across the street from the subject property. He stated he is concerned about the noise generated from the proposed use. He informed the Planning Commission that currently Jack s Lawn Service s use of the property as a storage area for equipment and materials produces a significant amount of noise early in the morning from the business Diesel trucks. He stated that he is also concerned about the size of the building and believes that it is too large for the area. Finally he asked if the Planning Commission had considered what type of chemicals would be kept on site, and how they would be properly stored. GCTPC

3 David Harris 7700 Thornburst Ct SE Mr. Harris stated that he currently lives next to the current location of Jack s Lawn care for the past 11 years. He stated that he supports the request from Jacks. He stated that he works from home and hears more noise from 76 th Street than from the landscaping business. He stated that Jack s is good at keeping their grounds well maintained. He stated that he believes the Township should support small business, and would this business prosper and to stay in the area. Shelly Duncan th Street Mrs. Duncan stated that she lives across the street from the subject property. She believe that the VanderVennen s have been good neighbors but is concerned about the noise which will be generated from the request. Chair DeWard closed the Public Hearing at 7:40 p.m. Tim Haagsma inquired about the recommended landscape buffer in the staff report. Planner Waligora stated that he recommends a Type II buffer along the Western property line, to screen the building and business s activities from any future adjacent residential uses. Mr. Haagsma inquired about screening to make the building less visible from 76 th Street. Connie Giarmo stated equipment left outside would also act as a buffer for noise and noted the business will be located 500 from the road. Commissioner Burns stated that as the future use of the adjoining land will likely be residential, he is not comfortable approving a commercial structure of this size and that he agreed noise could be an issue. Rob DeWard referenced Everett s Landscaping and stated that like VanderVennen s, the business was there before the residential use developed around it. MOTION: Connie Giarmo made a motion supported by Lani Thomas to approve the special use request to construct a 12,012 square foot building with the following conditions: 1. A full site plan review is completed. 2. Landscape buffering along the front and west property line. 3. Any conditions determined by the Township Engineer. 4. Any conditions resulting from the site plan review. Roll Call Vote Yes: Robert DeWard, Connie Giarmo, Lani Thomas No: Brad Burns, Tim Haagsma, Ronnie Rober Abstain: Motion: Denied Tied vote GCTPC

4 Tim Haagsma suggested that it would make more sense for the Planning Commission to table the request and have the applicant submit a full site plan for review. MOTION: Tim Haagsma made a motion supported by Connie Giarmo to table the request until a site plan is submitted for review. Roll Call Vote Yes: Robert DeWard, Connie Giarmo, Tim Haagsma, Lani Thomas No: Brad Burns, Ronnie Rober Abstain: Motion: Passed VII. GENERAL DISCUSSION 1. Zoning Ordinance Amendment: Chapter 17 Signage Regulations Chair DeWard acknowledged those representing the local sign companies and small business owners. He stated he would allow time to make statements, but explained this is not a true public hearing. Chair DeWard stated that a public hearing will be announced and held at a later date. At that time public comment would be available both at the Planning Commission and the subsequent Township Board meeting. Planner Waligora referenced his memo dated March 20, 2015, and review the specific changes from the previous meeting s review. Jim VanTol Postema Sign Co Mr. VanTol stated that he has helped other communities develop standards for sign ordinances and sited Grand Haven Township as a specific example. He stated that the industry has advanced changeable copy technology significantly since it was first made available. He stated that initially electronic message boards using red or amber lights were common. He stated that currently 92% of the digital sign market utilizes full color LED presently. Mr. VanTol restated the findings of the Federal Highway Administration Report to the Planning Commission. Mr. VanTol spoke to pylon signs, stating that in his opinion they are more effective in areas such as Cutlerville along Division Ave. He stated that he believe churches, schools, and academies should be permitted to have changeable copy by right regardless of the specific zoning district. Mr. VanTol closed by making a recommendation that a committee comprised of a commercial sign professionals, a member of the Chamber of Commerce, the Zoning Administrator, and members from the Planning Commission be created to review the proposed ordinance language. Chair DeWard invited Mr. VanTol to submit a summary of his recommendations to Planner Waligora. GCTPC

5 Eric Sheler Signmakers Mr. Sheller stated that he agrees with Mr. VanTol s statements. He stated that his preference is for full color and that he believes it is easier to read. He remarked that gas stations are large users of red LED displays. Mr. Sheler said he would be willing to contribute to the effort and would send his recommendations to Planner Waligora. Duke Warsen Warsen Insurance Mr. Warsen stated that he utilizes a pylon sign with a message board at his business located at 6700 Division Avenue SE. He stated that the sign attracts new customers business. Mr. Warsen stated he would prefer to see an ordinance which is in support of business, not hindering to it. Matt Jarka Postema Signs Mr. Jarka stated that the majority of LED signs are sold to churches and schools. He noted that many are located on corner lots and in residential neighborhoods. With the suggested wording, they would not be allowed to have LED signs without obtaining a variance. Mr. Jarka asked to have language integrated into the Ordinance making it easier for those institutions. Tim Haagsma stated he appreciated the time and their attendance to express their thoughts. Chair DeWard stated that next steps appear to be to form a sub-committee to look at the issue in greater detail. Brad Burns stated he had investigated sign usage in the Township and had found 14 LED signs within the Township borders. He stated that six signs were multi-color and none of them were static. Most were at one second or less. Almost all were monument signs except the signs on Division Ave. Rob DeWard suggested that Brad Burns participate on the committee. The Planning Commission discussed properties on Division Avenue. Many signs on Division Ave are old and we should allow them to clean up their pylon signs and to make them better. Mr. Haagsma noted there aren t many options when there isn t frontage to work with. Connie Giarmo stated that an electronic, changeable sign may result in a smaller sign. Rob DeWard suggested Brad Burns, Lani Thomas and Phil Tietz participate on the committee along with Planner Waligora and others. 2. Kalamazoo Avenue and 84 th Street Sub-Area Plan Planner Waligora stated the committee had met on Monday March 23, 2015 and that the second draft of the plan is being developed. Planner Waligora stated that Wade Trim will return with the document for review and recommendations by the Planning Advisory Committee. He stated that there will be a joint meeting for the Planning Commission and Township Board when the draft is finalized. If the Township Board GCTPC

6 approves the plan it will be distributed to surrounding communities for their opinions and comments per the requirements of the Planning Enabling Act. VIII. COMMITTEE & STAFF REPORTS 1. Parks and Recreation: a. The sign commemorating William Hardy has not yet been completed for Hardy Pond. 2. Planner s Report a. Scott Chandler from Hammond Estates located near the intersection of Hammond and Dutton Avenues on Merriville Ct. is requesting a PUD Amendment to finish the condominium development. IX. GENERAL DISCUSSION 1. The development at Preservations Lakes by Eastbrook Homes has been delayed for a year for site preparation. 2. The Pyramid Educational Hub project is moving forward although the sale of the property has not yet been completed. Rockford Construction has submitted initial plans for review. 3. In regards to the Hammond Estates project, Tim Haagsma suggested that the easement for a connection or spur be formalized to the non-motorized trail. X. ADJOURNMENT MOTION: Yes: No: Abstain: Motion: By Ronnie Rober supported by Connie Giarmo to adjourn the meeting. Brad Burns, Robert DeWard, Connie Giarmo, Tim Haagsma, Ronnie Rober, Lani Thomas Passed Meeting Adjourned at 9:00 PM. GCTPC

7 CERTIFICATION I hereby certify that the above is a true copy of the minutes from the March 26, 2015 Regular Meeting of the Gaines Charter Township Planning Commission held at the time and place mentioned above pursuant to the required statutory procedures. Respectfully submitted, Dated:, 2015 Louis Waayenberg, Secretary Gaines Charter Township Planning Commission GCTPC