PLANNING COMMISSION MEETING
MINUTES
I. Call to Order - Pledge of Allegiance - Roll Call
The meeting was called to order at 7:00 p.m. and opened with the Pledge of Allegiance.
Roll Call Doug Fleming – present
Donald Hartwick - present
Craig Landes – absent w/notice
John Maahs - present
Ronald Overton – present
Richard Turcotte - present
Ulrika Zay – arrived at 7:03 p.m.
Charles Openlander – present
Beth Ball - present
Also present – Andrea Zeeb Polverento, Planning Director
Polverento outlined the correspondence that was in the packets regarding updating the Capital Improvements. There is also information about Citizen Planner training in the packets if anyone is interested.
MOTION by MAAHS and seconded by FLEMING to approve the agenda as presented.
Passed unanimously
MOTION by TURCOTTE and seconded by MAAHS to approve the minutes of 2/14/07 as presented.
Passed unanimously
MOTION by TURCOTTE and seconded by MAAHS to approve the minutes of 5/2/07 as presented.
Passed unanimously
Public hearing opened at 7:08 p.m.
A. Case #07-03 REZ, Wenco LLC, request to rezone the property at 16300 National Parkway from LI – Light Industrial, to B-2 – Commercial Business District, Section 35
Polverento explained that the applicant is requesting a rezoning of the subject parcel from LI, Light Industrial, to B-2, Commercial Business District, in order to further develop the property for commercial purposes, and establish a small strip-mall type facility. Potential tenets include a bank, coffee shop and dollar store.
In the 2002 Comprehensive Development Plan, the Future Land Use Map identifies the approximate 2.36 acre property as Industrial. The Future Land Use Map does identify properties within the same section (35) along Grand River as commercial. The subject parcel is currently vacant. The site is part of the Greater Lansing Industrial Park. The request is fairly consistent with the Master Plan however; the only thing that is inconsistent is that the CDP does discourage strip type developments along the Grand River corridor. This parcel is served by public utilities.
Polverento outlined the agency responses received regarding the project. Most of them would like to see a Site Plan to make further comments should the rezoning pass.
Hartwick commented on the intention of discouraging strip type developments along the Grand River corridor as outlined in the CDP
Larry Nakfoor from Wenco LLC, explained that Wenco approached the Planning Commission in April 2007 requesting a Special Land Use Permit under the existing zoning and the committee recommended at that time that rezoning to B-2 was the better approach in this case. There is a proposal for a 14,000 square foot center with one user that would commit to 9,000 sq foot. Nackfoor feels that their request is consistent with the other commercial users along Grand River. They feel this is an opportunity to provide services along Grand River that the Township can utilize.
Overton asked Nakfoor if it was still their intention to split lot 1 as they presented in April. Nakfoor explained that was still their intention pending the rezoning to B2.
Zay asked to look at the site plan drawings that Nakfoor has.
Turcotte discussed the splits that the applicant is proposing if the rezoning is approved. Discussion took place among the commission.
Public Hearing Closed at 7:32 p.m.
Public Hearing Opened at 7:33 p.m.
B. Case #06-10 TXT, Watertown Charter Township, proposed zoning amendments to the Watertown Charter Township Zoning Ordinance.
1. Section 14.2 (1) Permitted Uses, B-2, Commercial Business District; proposed zoning amendment would move “Hotel/Motel establishments” from a permitted use to a special land use.
Polverento explained at the last regular meeting of the Planning Commission, there was some discussion regarding whether under the B-2 (Commercial Business District) Zoning District Permitted Uses, if Hotel/Motel Establishments should be a Special Land Use, and not a use by right because it was a more intensive use of the land relative to the other permitted uses in the B2 district in terms of traffic, landscape requirement, parking requirements etc.
Overton pointed out that in general in the B2 Commercial Zoning District there are a lot of uses by right allowed that are the traditional commercial type uses. Operations are put into the special land use category when they are a more intensive nature. For example, you can have a restaurant by right but if it is a drive thru restaurant then there has to be a special land use because a drive thru is going to generate more traffic.
Public Hearing Closed at 7:35 p.m.
.
A. Report from Southern Clinton County Municipal Utilities Authority.
Jack Keys and Larry Fitzgerald prepared a hand out for the Commission outlining some of the questions concerning the sewer system. Fitzgerald presented his report to the Commission and then was available for questions.
Break 8:47 p.m.
Resumed 9:00 p.m.
B. Case #07-03 REZ, Wenco LLC, request to rezone the property at 16300 National Parkway from LI – Light Industrial, to B-2 – Commercial Business District, Section 35
Turcotte is concerned about the rezoning application and how much if any of it is binding. He feels that it may be time to revisit the type of questions that get asked on that application in detail and what it means for the Commission to make those types of decisions.
Zay feels that a mixed use in that location sounds attractive. Particularly if the new commercial business there was to be service oriented like a bank or a coffee shop that can service the employees along the Grand River Corridor.
Fleming feels that the Planning Commission needs to look at the zoning itself and what the uses by right are of the business district and decide if the commission is fine with the possibility that the property could be used for projects other than what the applicant has outlined since a rezoning can not be conditionalized.
Overton presented the findings of fact:
1. The parcel is 2.36 acre parcel which exceeds the 60,000 sq foot required for B-2 zoning.
2. Consistent with the adjoining properties and usages along Grand River and consistent with the Future Land Use Map. Generally there is B-2 along Grand River with the LI located behind the B-2.
3. The request is consistent with the Comprehensive Development Plan.
4. There is public water and sanitary sewer available on site.
REZONING PROVISIONS AND STANDARDS
According to Section 25.4, Item F2 of the Watertown Charter Township Zoning Ordinance, matters to be considered by the Planning Commission shall include, but are not limited to the following:
A. What, if any, identifiable conditions related to the application have changed that justify the proposed amendment? It is being driven by the real estate market and the existing adjoining land uses along Grand River.
B. What, if any, error was made in the original ordinance that justifies the proposed amendment? None
C. What are the precedents and the possible effects of such precedent that might result from the approval or denial of the amendment? No negative precedents, there are existing commercial uses on the adjoining properties and across the street.
D. What is the impact of the amendment on the ability of Township and the other governmental agencies to provide adequate services and facilities and/or programs that might reasonably be required in the future if the proposed amendment is adopted? No negative impacts are noted. There is public water and sewer. The parcel is located on an MDOT business interstate highway.
E. Does the petitioned district change adversely affect environmental conditions, or the value of the surrounding property? No negative impacts have been noted.
F. Does the petitioned district change generally comply with the adopted Watertown Charter Township Comprehensive Development Plan? Yes. Turcotte noted the earlier discussion that one of the goals of the CDP is to discourage strip type developments along Grand River Ave. This project will not front Grand River but rather Industrial Parkway and the reason for discouraging this type of development in the CDP is due to the traffic impacts.
G. Is the property in question able to be put to a reasonable economic use in the district as it is presently zoned? Yes however, the drain that runs on the property may impact future or could potentially impact future industrial development.
MOTION by FLEMING and seconded by ZAY that the Watertown Charter Township Planning Commission recommend to the Township Board of Trustees to approve the request to rezone the property described in Case #07-03 REZ from LI, Light Industrial, to B-2, Commercial Business, for the following reasons and findings of fact:
1. The proposed rezoning is consistent with the Future Land Use Map recommendations of the Watertown Charter Township Comprehensive Development Plan.
2. The proposed rezoning is consistent with the stated goals and objectives in the Comprehensive Development Plan.
Passed unanimously
C. Case #06-10 TXT, Watertown Charter Township, proposed zoning amendments to the Watertown Charter Township Zoning Ordinance.
1. Section 14.2 (1) Permitted Uses, B-2, Commercial Business District, proposed zoning amendment would move “Hotel/Motel establishments” from a permitted use to a special land use.
MOTION by FLEMING and seconded by HARTWICK that the Watertown Charter Township Planning Commission recommend to the Township Board of Trustees to approve the zoning amendment to Section 14.2 (1) as amended and described in Case #06-10 TXT, for the following reasons and findings of fact:
1. The zoning amendments are necessary
to provide clarification and improvement to the existing Watertown Charter
Township Zoning Ordinance.
2. The zoning amendments address areas of the Zoning Ordinance where existing language does not adequately cover current zoning issues.
Passed unanimously
D. Year-End Report
Polverento presented the year end report. Hartwick noted that the report mentioned that the Vice-Chairman resigned. Hartwick became secretary last year because someone resigned. Polverento will check the minutes and find out who the secretary was before Hartwick and then make that amendment. Fleming would like the updating of the CDP to be added to the 2007 goal and objectives. Polverento explained that there is no money in the budget to update the CDP until 2008 so that is why she did not include the update in the 2007 goals.
MOTION by OVERTON and seconded by MAAHS to accept the 2006 year end report for the Planning Director as amended and forward the report onto the Board of Trustees.
Passed unanimously
A. Committee Appointments
Appointments were made to the following committees for June 2007-June 2008; Executive, Capital Improvements, Ordinance Review, Site Plan Review, Comprehensive Development Plan, Environmental Affairs, Non-Motorized Circulation, Standing Committee for Zoning Administration in absence of Zoning Administrator and Ad Hoc Bylaw Committee.
MOTION by FLEMING and seconded by TURCOTTE to approve the Committee nominations as recommended by the Planning Commission Chairman.
Passed unanimously
MOTION by TURCOTTE and seconded by ZAY to approve the Ad Hoc By-Law Committee as recommended by the Planning Commission Chairman.
Passed unanimously
A. Executive Committee Report - None
B. Ordinance Review Committee Report – None
C. Site Plan Review Committee Report - None
D. Board of Trustees Report - DRAFT Minutes (5/21/07) – Maahs presented the Board of Trustees Report.
E. Zoning Board of Appeals - None
F. Non-Motorized Circulation Plan Committee Report – None
G. Environmental Affairs Committee Report - None
H. Capital Improvements Committee Report - None
I. Staff Report -
1. Assistant’s Report - May 2007
2. Director’s Report - May 2007
X. Comments and Questions from Audience, Staff and Commissioners
Trustee Weitzel spoke about the Township Newsletter and the Township Website
MOTION by OVERTON and seconded by HARTWICK to adjourn the meeting.
Passed unanimously
Meeting was adjourned at 9:40p.m.
Date approved:
_____________________________ _____________________________
Doug Fleming, Vice-Chair Donald Hartwick, Secretary