MINUTES OF THE MEETING OF THE MIDLAND CITY PLANNING COMMISSION,

WHICH TOOK PLACE ON TUESDAY,

MARCH 27, 2007, 7:00 P.M.,

COUNCIL CHAMBERS, CITY HALL, MIDLAND, MICHIGAN

 

1.   Roll Call

PRESENT:  Brown, Eyre, Hanna, Jocks, Kozakiewicz, Mead, Senesac and Svenson

ABSENT:     Gaynor

OTHERS PRESENT:  Keith Baker, Director of Planning; Cheri Standfest, Community Development Specialist, and 9 others.

 

2.   Approval of Minutes

Regular Meeting of March 13, 2007.

It was moved by Eyre and supported by Senesac to approve the minutes of March 13, 2007.  The minutes were unanimously approved as presented. 

 

3.      Public Hearing

 

Site Plan No. 258 – Woda Group, LLC, a request for site plan review and approval for a 56,031 square foot, 49 unit elderly housing building called Wikkiups Crossing located at 2706 Jefferson Avenue on 2.88 acres.

 

Mr. Baker presented the zoning map showing the location of the subject property.  It is zoned community commercial.  It is bounded by Jefferson, Bayliss Street and Dartmouth Streets.  An aerial photo shows the subject property is vacant.  The building runs east and west within the property.  Jefferson is to the west and Bayliss is to the east.  Landscaping has been designed to meet the zoning code.  The landscaping requirements are based on the total site area, parking and street frontage.  A dumpster enclosure is planned in the southeast corner of the building.  This project has previously gone before the Zoning Board of Appeals for setback variances on the north and south property lines and has received both of those variances.  The building has been sited in keeping with the variance that was granted by the Zoning Board of Appeals.  The east and west setbacks are sufficient.  Preservation of natural features has been provided.  The Fire Department has reviewed emergency vehicle access.  The applicant did adjust the throat widths of the two driveways in order to handle emergency vehicles.  Parking requirements include 27 parking stalls and there are 54 parking stalls proposed for this site.  That would accommodate the requirements for both “senior housing” and “elderly housing”.  The number of parking spaces would accommodate both of these classifications.  The applicants have addressed storm water drainage.  There is on-site collection within the parking areas.  Exterior lighting has yet to be fully addressed by the petitioner.  They have submitted a photometric plan.  All of the utilities will be brought in off Jefferson Street.  There are no additional health and safety concerns.  There is one sign proposed.  The applicant adjusted the location of the sign at the request of city staff.  This is a permitted use within the community commercial zoning district.  The area to the east is meant to remain vacant, as lawn area.

 

Motion to adjourn the meeting to the Council Chambers Overflow by Svenson, seconded by Brown.  Motion passed unanimously.

 

The meeting reconvened in the Council Chambers Overflow. 

 

Kendall Beck, from Grand Rapids.  He has been working with the Woda Group on this project.  The top of the pond grade is the same all the way across.  There is no berm around the pond.  There is a one foot freeboard so the maximum amount of water in the pond will be one foot below the top of the pond.  There will also be a fence around the pond, at the city ‘s request.  At capacity, this will be a five foot water depth. 

 

Craig Patterson, with Woda Development, based in Columbus, Ohio.  Mr. Patterson is the Michigan representative for the company.  They are building 49 senior apartments ranging in size from one bedroom to two bedrooms.  They have been in the business of developing single-family homes for 16 years.  They have 3500 units that are under management by their company.  They will have one individual fully devoted to property management and overseeing the grounds.  There will be half an FTE devoted to the grounds maintenance.  They will be using low-income-housing tax credits through MSHDA as a part of their funding.  Their plans would be to start within nine months after approval of their financing.  Their market study has indicated there is a large market for this type of housing in Midland. 

 

Delores Weaver – 105 Dartmouth Drive.  She has pictures showing the back part of her property is adjacent to this property.  The property line splits one of her trees and part of this property drains onto her lot when it rains really hard.  Her house is by the drain system and when it rains hard, every so often, the water backs up.  She has lived there for almost 19 years so she has seen what happens in different weather conditions.  She feels this will put sewage right at her back window.  Ms. Weaver’s house is shown as lot 67 on the site plan. 

 

Richard McCredie601 S. Saginaw Road.  He has had a business at this site for 49 years.  He can see this property from his business.  The Nazarene Church was torn down many years ago and the property has sat vacant for all those years.  He feels this is an ideal project for this area because it is close enough for senior citizens to walk to the post office, to Kroger, and to a local drug store. 

 

Russ Talzell – he owns Munchies Pizza on the corner of Dartmouth and Bayliss.  He does not have any problems with this at all.  He is in favor of this project.

 

Mr. Beck stated there are many trees along the property line and they are proposing keeping those trees along both the north and the south property lines.  He reassured Ms. Weaver that these trees are important to Woda Development, as well as the surrounding property owners.  He assured Ms. Weaver also that the storm water detention pond will hold storm water – not sanitary sewer water. 

 

Mr. Baker pointed out that there is a separate landscape plan in the packets of the commissioners.  There is a Community Mental Health building directly adjacent to this property.  They are confined to their existing footprint on the lot as they are very close to the property line. 

 

The public hearing was closed at 7:58.

 

4.   Public Comments (not related to agenda items)

 

      None

 

5.      New Business

 

        None

 

6.   Old Business

 

a.      Site Plan No. 255 – Dow.Howell.Gilmore.Associates, Inc. on behalf of Northwood University, a request for site plan review and approval for a 25,537 square foot, two-story, classroom building identified as the Sloan Family Building for Aftermarket Studies located at 4000 Whiting Drive on 2.04 acres.

 

Mr. Baker passed out an aerial photo of the available parking on the site.  The property is zoned community on all four sides.  The subject property is very centralized within the Northwood Campus.  There are woodlands to the south and west.  Staff has met with Northwood University and the developers to discuss proposed parking.  There are currently 1945 students and 340 faculty and staff parking spaces.  In looking at the zoning ordinance, Mr. Baker stated there is a provision in the ordinance including post-secondary educational facilities requiring two spaces for every three students on campus at one time.  This would be just under 1300 parking stalls and they have identified 1745 parking stalls provided.  They have addressed lighting, access and landscaping at the last meeting.  Table 5.3 shows the land use requirements and the number of parking spaces required for the various land uses. 

 

Tim Nash, Provost at Northwood University, stated they took the 1945 students and multiplied that by two and divided by three.  They came up with 1297 spaces.  They have 1745 parking spaces and they subtracted the 1297 spaces from that and that left them 248.  They subtracted 108 for faculty and staff and that left them with 140 spaces for the new building.  They put in Naegele Drive and this gave them the opportunity to add parking for the future.  This new building will not add student population to the campus.  Additional parking will not affect the University as a whole.  They have a delicate balance with nature but they do not want to provide a vast amount of parking that they do not need.  It is not a long walk from anywhere on campus.  Their students will not be parking on public streets.  Their students, faculty and staff are transitory and will take classes either in the morning, the afternoon, or the evening and therefore, they have more than enough parking available on campus. 

 

Julie Roberts, 4300 W. Sugnet Road, Dow, Howell & Gilmore Associates.  Ms. Roberts stated they are meeting the requirements for handicapped parking requirements adjacent to the new building.  They are trying to work with the community and their varied needs.

 

Mr. Senesac thinks this is a good plan.  His only concerns were the parking and he is convinced that there is sufficient parking.  Mr. Mead stated he has made several site visits out to Northwood University over the past couple weeks and he has found parking is available at any time.  All the students are not there at all times.  Ms. Svenson stated she feels they have sufficient parking.  She commended Mr. Nash for not wanting to have a sea of parking that is not being used.  Mr. Eyre and Ms. Hanna agreed.  There is sufficient parking on campus.  Ms. Hanna stated she feels they are doing a great job.  Mr. Jocks stated he feels this is a good addition to the community.  He also feels this is a good site plan and that there will not be an issue with the parking.  Ms. Brown stated most of her concerns were about parking and these have been addressed.

 

It was moved by Svenson and seconded by Hanna to recommend City Council approval of the Site Plan No. 255 contingent upon:

 

1.         The stormwater detention system is designed and

 constructed in accordance with Engineering Department

specifications.

2.         All exterior lighting shall comply with Section 3.12 of the

Zoning Ordinance.

3.         All landscaping shall comply with Article 6 of the Zoning

            Ordinance.

4.         All signage shall comply with Article 8 of the Zoning

            Ordinance.

5.         All parking stalls must be delineated with “box” style striping.

 

YEA:          Brown, Eyre, Hanna, Jocks, Kozakiewicz, Mead, Senesac and Svenson

NAY:          None

ABSENT:   Gaynor

 

The motion was approved 8-0.

 

b.      Site Plan No. 256 – Alpine Midland LLC on behalf of SpringHill Suites by Marriott Hotel, a request for site plan review and approval for a 22,598 square foot, 100 room hotel and 100 person capacity conference center located at 520 Joe Mann Boulevard on 2.95 acres.  (Request to table indefinitely.)

 

This petition has been requested to be tabled indefinitely.  The petitioner’s expressed intention is to bring it to the next meeting, however, it may not be until the following meeting.  The petitioners are in the process of making revisions to their site plan according to the concerns of staff and the Planning Commission.  They are trying to address all these issues before coming back to the Commission.

 

Motion by Mead, seconded by Eyre, to table this site plan indefinitely.  This motion passed unanimously.

 

7.  Communications

 

Commissioners received a “Planning and Zoning News” and a brochure about Risk Management.

    

8.  Report of the Chairman  

    

     No report this evening.

 

9.  Report of the Planning Director

 

CITY COUNCIL                                                                                               

 

March 19th  

               


ACTION ITEMS                 

SP #257 – Central Warehouse 2520 Schuette Rd. (approved) 

               

PUBLIC HEARINGS                            None

 

April 9th

                PUBLIC HEARING

                ZP #541 (1314 West Wheeler Drive) – Lapham Development LLC

 

                ACTION ITEMS

                SP #255 – Sloan Family Academic Bldg. (Northwood University)

               

                April 23rd             

                                PUBLIC HEARINGS                            None

                                ACTION ITEMS

1.             ZP #541 (1314 West Wheeler Drive) – Lapham Development LLC

                                2.             SP #256 – 100 room Springhill Suites (Marriot) Hotel

                                3.             SP #258 – Wikkiups Crossing 49 Unit Senior Housing Facility

 

PLANNING COMMISSION

                                               

                March 27th

                PUBLIC HEARING

                SP #258 – Wikkiups Crossing 49 Unit Senior Housing Facility

 

                ACTION ITEM

                SP #255 – Sloan Family Academic Bldg. (Northwood University)

               

April 10th  

                PUBLIC HEARING              None

 

                ACTION ITEM

1.             SP #256 – 100 room Springhill Suites (Marriot) Hotel

                                2.             SP #258 – Wikkiups Crossing 49 Unit Senior Housing Facility

               

ZONING BOARD OF APPEALS

 

                March 20th – Agenda Items

 

                1.     ZBA #07-04  NE corner of Joe Mann Blvd. & T. Moore Dr. (Springhill Suites) request for two (2) dimensional variances for the size and placement of commercial signage. Petition Approved

 

                2.     ZBA #07-06 3217 Pomranky Rd. – 2ft. side yd. setback dimensional variance for a residential building addition. Petition Approved

 

April 17th – Meeting Canceled

 

PENDING ADMINISTRATIVE SITE PLAN REVIEWS

 

None.  

 

DIRECTOR’S NOTES

 

The annual Planning Commission and Zoning Board of Appeals joint training retreat is scheduled for Saturday April 14, 2007 from 9:00 a.m. to 2:00 p.m. and will be located at the Midland Community Center. 

 

The joint meeting with the City Council and Planning Commission has been scheduled for Thursday April 19, 2007 from 6:00 p.m. to 8:00 p.m. to review the final draft of the 2007 Midland Master Plan.     

 

April 10, 2007 is next the regular Planning Commission meeting. 

 

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 ho

 

10.  Adjourn

Adjournment at 8:36 p.m. was unanimously approved.

Respectfully submitted,

 

 

 

Keith Baker

Director of Planning and Community Development

 

MINUTES ARE NOT FINAL UNTIL APPROVED BY THE PLANNING COMMISSION