MINUTES OF THE MEETING OF THE MIDLANDCITY PLANNING COMMISSION,
WHICH TOOK PLACE ON TUESDAY, OCTOBER 10, 2006, 7:00 P.M.,
COUNCIL CHAMBERS, CITYHALL, MIDLAND, MICHIGAN
Eyre, Gaynor, Hanna, Jocks, Kozakiewicz, Mead, and Senesac
OTHERS PRESENT:Daryl Poprave, Acting Director of Planning &
Community Development; Cheri Standfest, Community Development Specialist and 3
2.Approval of Minutes
Regular Meeting of August
It was moved by Hanna and supported by Senesac to approve the minutes of
August 8th.The minutes were unanimously
Comments (not related to agenda items)
Petition 531 – Consideration of a petition initiated by Mike Pnacek
8.56 acres of land located at 300
Joseph Drive from RA-4 to OS.
Mr. Poprave reviewed the aerial
photo of the area, located on the south side of Joseph Drive, east of Jefferson, north of the US-10
expressway.It is currently a vacant
parcel. Right now, the property is zoned RA-4.It is adjacent to property that is already zoned Office Service, which
is located to the east of the subject property.The soccer club is located to the south.This property is approximately 8.56 acres.This was part of several parcels of land that
were annexed into the city in 2000 and it was rezoned to its current
classification at that time.The city
was involved in a court case in 2003 that reaffirmed the current zoning of
The current future land use map
shows a circle on the corner as being used as an office service use.There is an oval next to it that identifies
the property as being medium density residential.These are “fuzzy” boundaries, however, and it
is up to the Planning Commission where those boundaries will actually lie.Office Service zoning is generally used as a
buffer between full blown commercial and residential uses.There is approximately 960 feet of frontage
on Joseph Drive.
Mr. Mike Pnacek, 2661 Blackhurst, showed an aerial photo of the area.There are a few fields in the soccer complex
that are lighted fields.There are also
lights at the east side of the Village of Joseph’s Run.Single family homes would not fit well into
this environment with all this lighting.That is why they are asking for the entire parcel to be zoned office
service.He also pulled an article from
the Midland Daily News on September 21st, that
stated some of the lights will be on at the soccer fields all night long as
there will be games going on there.If
you look at the criteria for office service zoning, it states residential can
be built in this zone with a conditional use permit.Therefore, if someone wanted to develop this
area as residential, it could be done with a conditional use permit if this
property were zoned office service.Mr.
Pnacek stated he has never been out to see how late the lights were on at the
No one spoke in favor of or in
opposition to this request.
Mr. Senesac explained how the
circles were placed on the existing master plan.The circles are all the same size, but they
mean office service was recommended to go on the east side of Jefferson, on Joe Mann Drive somewhere in that area.He thinks that extending the office service
all the way to the east, the property on the north side of the street would
have a higher chance of going office service further to the east, also.
Mr. Mead stated that looking at this
piece all by itself, the office service is the right
zoning for that piece.To the east is
the apartment complex and he sees there being a continuity of offices up to the
apartment complex.He feels office is
right for this property as we see it tonight.
Mr. Eyre stated he struggles with
this, as 960 feet of frontage could yield 6-10 curb cuts.He thinks it could be good zoning for this
location but we do not need a whole line of curb cuts down this street.He realizes that if 5-6 duplexes were built
here, there would be 5-6 curb cuts.However, he does not think this would be appropriate for this parcel of
Mr. Gaynor agrees with what Mr.
Senesac said.Right now it may be
O.K.If you go in further with the
office service zoning on the south side of Joe Mann, what about the other side
of the street?
Ms. Brown agrees with Mr. Senesac
and Mr. Gaynor.She thinks this would be
too much office service in that area.
Mr. Jocks stated that there may be
too much lighting there for residential uses.He asked if the lighting could be contained in packing lots in office
service districts.Mr. Poprave stated
that there are certain illumination standards in the zoning ordinance that
prevent casting lighting off site.We
also provide for fully shielded lighting that only casts light down and not out
to the sides.
Ms. Hanna agrees with leaving the
property as it is.She feels it is
inevitable that the property across the street would also want office service
if we zone this property that way.
Mr. Mead reminded the Commission
that it is not appropriate to look at the property across the street.This property should be considered on its own
merit.He also feels that office service
zoning across the street would not be appropriate as it backs up to the lots on
Drive.This would not
provide a buffer between adjoining properties.However, this property in question tonight, he does feel is appropriate
for office service.
Mr. Kozakiewicz stated he would not
support the office service and feels that the office service that is already on
the corners of Joe Mann and Jefferson is sufficient to fulfill the requirements
of the master plan.
It was moved by Eyre and supported
by Senesac to recommend approving Zoning Petition No. 531 by Mike Pnacek to
rezone 8.56 acres of land located at 300 Joseph Drive from RA-4 to OS.
YEA:Eyre and Mead
Gaynor, Hanna, Jocks, Kozakiewicz and Senesac
Zoning of Recently
Annexed Property – Preliminary Assessment
b.6715 and 6719 Herbert Street
c.6500 and 6501 Airport Road
d.Airport Road Extension
Poprave stated these are properties that were annexed into the city in 2005 and
2006.We are not holding a public
hearing tonight or making a recommendation to council.We are just looking for guidance prior to
setting a public hearing to take any action.Following tonight’s meeting, staff will send a
letter to the property owner and ask for their input regarding the proposed
is taking these actions.People have
annexed their property into the city and the city must apply appropriate zoning
to these parcels.
a)7304 Jefferson – This
property is at the corner of Julie Ann and Jefferson, annexed from LarkinTownship.It is an undeveloped lot on Jefferson
Avenue.The surrounding property is Residential B, currently the site of the
Midland Evangelical Free Church.Behind
this property is a subdivision that is in LarkinTownship.South of this property is a lot that is in LarkinTownship, but to
the east is a subdivision in the city of Midland that
zoned RA-1.This lot is part of a
platted subdivision.It is currently
zoned Zone1, Residential A, which permits single family dwellings.Lot sizes are
very different between the township and the city, mainly due to there being
water and sewer service in the city and the need for septic tanks in the
county.Per the Health Department, you
have to have at least an acre of land to have a septic tank.This property had water and sewer lines run
all the way up to this property last year when the water department extended
the lines up Jefferson.Staff recommends that 7304 Jefferson be
assigned RA-1 residential.
drove by this today and she sees no reason why it should not be Residential
A-1.Mr. Mead agrees.The Planning
Commission had consensus that this would be the appropriate zoning with which
b)6715 and 6719 Herbert Street – These lots are north
of Saginaw and east
of Stark Road.This property owner has annexed strictly to
obtain water and sewer.Mr. Poprave
showed a map depicting what is in the city in this area and what is still in
the township.This is a residential neighborhood.Northern
Square, off Saginaw
Road, is directly behind this
property.Currently, in HomerTownship, this
property is zoned CSC, which is
general commercial.If the house were to
burn down, it could not be built under the township zoning.Staff recommends that this should remain
medium-density residential as the area behind it is all developed
residential.The commercial property on Saginaw
Road will probably not developed back
that far.It is currently a strip
mall.It should not be the city’s job to
create non-conforming uses.This area is
all developed residential.The property
owner does not wish this area to be zoned commercial.There are a lot of smaller lots in this area
that would easily fit into our Residential A-3 zoning classification.The Planning
Commission agreed that this would be the correct zoning classification.
c)6500 and 6501 Airport Road – This property is north
of the US-10 freeway and east of Stark
Road and is bisected by the new Airport
Road.It former resided in LincolnTownship.LincolnTownship has a
unique zoning ordinance that identifies most of the property in LincolnTownship as RA-2 –
medium density family residential.They
have very little commercial.RA-2 would
allow single family homes, duplexes, home occupations and general farming.If you drove by these lots, you would see
they are being farmed right now.This is
a wooded area, with the exception of the fields.The intent is to build an industrial
park.They want water and sewer for this
park.It is adjacent to single-family
residential.There are some houses as
you go east along Airport Road.The city’s future land use map shows this
whole area being used in the future as light industrial.The city of Midland and LincolnTownship’s master
plans coincide with the proposed uses for this land.Even though LincolnTownship has an
RA-2 zoning classification, our land use map already identifies it as light
industrial.Staff recommends the IA,
light industrial zoning classification for this property.The Planning
d)Airport Road Extension – There might be unzoned park property if the road is not zoned so the land
is all recommended to be zoned industrial.
Oakbrook Drive – This parcel was petitioned for water
for an already existing house.This
property is currently zoned zone 1, Residential A.This is the single family residential zoning
district in LarkinTownship.They have much larger lot sizes in the
Commission had consensus regarding zoning this RA-1.
8.Report of the Chairman
Everyone received the September/October
2006 issue of the Michigan Planner.
of the Planning Director
Minor entry drive
revision approved for the Dow Diamond (SP 250)
approved for use of Main St.
right of way for AshmanCourtHotel renovation project.
536, 537, 538, 539
zoning for previously annexed property – 7 new city
up public hearings for November 14th
Plan #254 – A 12,775 sq. ft. medical office building on the MidMichiganMedicalCenter campus located at 4500
Campus Ridge Dr.
535, 536, 537, 538, 539, 540
ZONING BOARD OF APPEALS
October 17, 2006
No. 06-14 – MidMichiganInnovationCenter for an area/dimension variance to allow an additional 160 sq. ft. ground sign at 4520 E. Ashman Road.
No. 06-15 – Midland King’s Daughters
Home for an area/dimension variance to allow a rear yard setback encroachment for a 13,600 building addition.
PENDING ADMINISTRATIVE SITEPLAN REVIEWS
1.The rebuilding of an approximately 4,000 sq. ft.
self-service and automatic car wash at 3001 Bay City
The next special
meeting on the Master Plan is scheduled for Thursday,
October 19, 2006 at .Following
this meeting the next Master Plan meetings will be:Thursday,
November 2, 2006 and Thursday, December 7, 2006.
The public can
view the Master Plan Update by accessing the City’s website at www.midland-mi.org and going to the
Master Plan Update link on the homepage.
was unanimously approved.
Acting Director of Planning and Community Development
MINUTES ARE NOT FINAL UNTIL APPROVED BY THE PLANNING COMMISSION