SPECIAL PLANNING COMMISSION MEETING
MINUTES
I. Call to Order - Pledge of Allegiance - Roll Call
The meeting was called to order at 6:00 p.m. and opened with the Pledge of Allegiance.
Roll Call Doug Fleming – absent w/notice
Donald Hartwick - present
Craig Landes - present
John Maahs - present
Ronald Overton - present
Richard Turcotte – present
Charles Openlander - present
Ulrika Zay – arrived at 6:02 p.m.
Also present – Andrea Zeeb Polverento – Planning Director
MOTION by LANDES and seconded by MAAHS to approve the agenda as presented.
Passed unanimously
A. Discussion with property owner Larry Nakfoor and developer Jim Vander Galien regarding a parcel on the corner of Grand River Avenue and National Parkway.
Polverento outlined her staff report. She reported that the Nakfoors and their developer, Mr. Vander Galien were interested in developing parcel, # 150-185-000-001-00 at 16300 National Parkway, commercially. They have lined up potential tenants include a Dollar General, bank and a Beaners. The land is currently zoned light industrial, which does not allow any of those uses either by right or as a special land use. She outlined discussion at a meeting between the owner and developer and Township Manager Tubbs, including that there was a recommendation to pursue this as a text amendment as opposed to a rezoning. Polverento outlined the possible special land uses to include with the existing special land uses in light industrial, should the commission be favorable toward the possibility.
Larry Nakfoor produced handouts for the commissioners, including a letter discussing their request for consideration of allowing a commercial use in an industrial district, and a map of the parcel in question.
Nakfoor discussed other developments they are involved in, including a property on Washington Square in Lansing across from the Cadillac Club.
Nakfoor expressed his desire to have a commercial development that would be complimentary to the other buildings adjacent to the parcel. He stated he understood that the township’s comprehensive plan called for light industrial zoning, but due to a large drainage ditch that traverses the north of the property, there were limited industrial options. He requested the opportunity to have the development considered as a special land use. He also stated that his intent was to split the parcel, and connect the northern piece of land to the parcel to the north, thus allowing expansion of the industrial facility on that parcel. He stated he intended that the drain to be the general area for the land division to occur. He also stated that they were considering expanding the industrial building on the northern property.
Nakfoor concluded by stating that he felt this would be a “win-win” for the township, developing a vacant parcel that would be difficult to develop industrially, creating possibly 20 jobs and providing a tax base for the township.
Nakfoor added that to attract financial institutions and some restaurants, the opportunity for drive-thru facilities would be needed.
Overton questioned the location of the drain. Turcotte stated that it appeared to be approximately 300 feet from the road. Turcotte also added that the zone required a minimum lot size of 60,000 square feet to accommodate parking and traffic, and to be aware of that when determining whether or not to split the parcel. Turcotte also recognized the setbacks for the Grand River Overlay District.
Landes brought up that the ordinance was re-written and that uses by right were a boilerplate issue.
Overton stated that drive-thru facilities were considered to be special land uses because of the traffic flow that they created.
Turcotte asked the property owner why this particular parcel was special, and why specifically the change was needed.
Nakfoor stated that he thought the “highest and best use” of the parcel was no longer industrial because of the drainage ditch and the challenges it presented. He feels the drain limits the developable size of the parcel. He also discussed the economic conditions related to industrial vs. commercial development.
Turcotte stated he felt the size of the parcel didn’t merit reconsideration, but that the economic points stated were valid.
Nakfoor stated that they wanted to build a development that makes maximum use of the land. This is the parcel that they have, and they want to develop it to its maximum use.
Hartwick questioned if this parcel was an exception. To allow retail and offices in light industrial by right or by special land use seemed logical. Light industrial is a more intensive use. Limiting retail and office west of Flying J is desired, but retail along Grand River here was logical.
Turcotte stated that all future parcels would have to be looked at the same way, and questioned if was this a precedent the township wanted to set.
Maahs asked about hypothetical uses and how they fit in the view of the Grand River corridor. He questioned if this use was outside of what the corridor was intended for, and if it was a benefit to the community. He feels that rezoning this specific request vs. evolving the Grand River corridor lead to economic changes and that this use was a good fit.
Hartwick suggested that with the exception of hotels, all the permitted uses in B-1 and B-2 could be a good fit along Grand River.
Overton questioned the Planning Commission if they felt a text amendment in this case was the best course of action over a rezoning. He stated there was an existing precedent of commercial uses along the road with industrial uses in the back. He specifically listed Tractor Supply, Reeder Pianos and the bakery as examples. He felt this was a compatible use and questioned what the best approach to take was.
Nakfoor stated that he felt consistency was important. While he is not a resident of the township, he didn’t want to see commercial development going back a mile, he wanted to see it kept on the main drag.
Hartwick thought rezoning would be safer, with the exception of allowing for hotels.
Openlander stated he thought that drain drained the whole east side of Grand River.
Nakfoor stated he thought the drain drained off John Henry and headed east.
Turcotte was uncomfortable with the idea of changing the text of light industrial, the rezoning was a better idea, and that this was a compatible zone. He asked the ORC to talk about the overlay district.
Hartwick thinks residents would be more supportive of a rezoning.
Turcotte felt that it would be less risky for the township to rezone, and that they would be able to see and approve the site plans.
Maahs asked Polverento what her thoughts were. Polverento stated that she felt after hearing the discussion that she was leaning towards a rezoning because there would be more oversight of the project.
Nakfoor said he didn’t really care how he proceeded; he just wanted to move forward.
Overton explained the process of text amendments and rezonings.
Overton questioned the PC if they thought text was best. There was a consensus that rezoning offered more management and control.
Landes wanted to revisit uses by right and by special land use.
X. Comments and Questions from Audience, Staff and Commissioners
MOTION by OVERTON and seconded by LANDES to adjourn the meeting.
Passed unanimously
Meeting was adjourned at 6:50 p.m.
Date approved:
_____________________________ _____________________________
Ronald Overton, Chair Donald Hartwick, Secretary