APRIL 10, 2007, 7:00 P.M.,



1.   Roll Call

PRESENT:  Brown, Eyre, Gaynor, Hanna, Mead, and Svenson

ABSENT:     Jocks, Kozakiewicz and Senesac

OTHERS PRESENT:  Keith Baker, Director of Planning; Daryl Poprave, Deputy Planning Director; Cheri Standfest, Community Development Specialist, and 10 others.


2.   Approval of Minutes

Regular Meeting of March 27, 2007.

On page 4, there is no “h” at the end of Ms. Hanna’s name.

It was moved by Hanna and supported by Eyre to approve the minutes of March 27, 2007.  The minutes were unanimously approved as corrected. 


3.      Public Hearing




4.   Public Comments (not related to agenda items)




5.      New Business




6.   Old Business


a.  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 an overview of this site plan.  This project is a 49 unit elderly housing development surrounded by Jefferson, Bayliss, and the post office just south of Rodd Street.  The property is zoned community commercial.  The property is currently vacant.  It was previously occupied by a church.  The current land use map shows the property being shown for general commercial.  The aerial photograph shows the surrounding development.  Commissioners received an updated site plan tonight, showing a 49 unit building with a 54 stall parking lot.  To the southwest corner of the property will be a detention pond for storm water run off.  At the public hearing, there were three comments made regarding this project, two in support and one in opposition to this development. 


Staff found that the information provided by the petitioner was adequate with regard to parking, landscaping, setbacks and utilities to the site.  The sign has been relocated at the city’s request to meet the zoning requirements.  The list of conditions from the public hearing includes the submission of a revised photometric plan.  This has not yet been received.  Perhaps the petitioner can address this tonight.  The number of parking spaces provided meets both the requirements for elderly housing and for senior housing use classifications. 


Kendall Beck, from Grand Rapids, spoke on behalf of the petitioner.  There were four items that have been modified in the revised site plan.  The original driveway proposed was 24 feet wide.  They have modified this to the permitted 22-foot drive aisle width as the 24-foot side aisle encroached into the required landscaping areas.  They also revised the sidewalk that connects out to Bayliss Street.  Originally, they showed a straight path going out to the street so they have modified the sidewalk from a concrete walk to a bituminous walk in order to give it more character.  They were showing a screened fence along the north property line.  They are now proposing to start the screening fence on the east side and carry it north and west along the north side of the building.  They would like to put a berm along the remainder of the north side of the building.  There is also a need for an updated photometric plan.  They will provide a detailed analysis prior to obtaining a building permit for this site.  It is intended that all the lights are pointing in so that none of the lighting will be cast off site.  They are proposing to save as many trees as possible along the detention pond in the southwest corner of the property.  There is a 4-foot chain link fence that will be placed around the storm water detention pond.  Mr. Beck stated that the soils in this area are clay and do not absorb water easily. 


Mr. Gaynor stated he is still concerned about the number of parking spaces.  Mr. Beck stated that, if parking is an issue in the future, they do have additional space to the east of the building that they could develop more parking spaces if needed.  There are many amenities close by where residents can walk instead of driving.  Ms. Svenson stated there have been several concerns regarding the location of the detention pond.  Mr. Beck stated he would be willing to work with city staff regarding the location of the pond.

Mr. Mead stated he likes the plan but the detention pond concerns him somewhat.  He is still a little confused regarding the difference between “elderly” housing and “senior” housing.  They are separately defined in the ordinance.  He thinks the plan will work well in this area.


Mr. Eyre stated he agrees with Mr. Mead.  This is an odd shaped property and it is difficult to find something that will fit on this parcel.  The detention pond is something that has to be somewhere on the property so we have to allow it somewhere.  He is in favor of this project.


Ms. Brown stated her only concern is with the detention pond being so close to the adjoining residential property.  She is glad the petitioners are willing to work with city staff.


Mr. Gaynor stated he is not concerned about the detention pond, however, he is concerned about the amount of parking being provided.  If the residents have visitors, there will not be enough parking. 


Ms. Svenson stated she was primarily concerned about the detention pond.  She feels if they need more parking, they will ultimately add it.


Ms. Hanna stated she still has concerns about this being a 3-story building.


It was moved by Mead and seconded by Hannah to recommend City Council approval of the Site Plan No. 258 contingent upon:


1.         Preparation and submission of a revised photometric plan.

2.         Storm water detention system is designed and constructed in accordance with City of Midland specifications as reviewed and approved by the Engineering Department.

3.         All exterior lighting shall comply with Article 3.12 of the Zoning Ordinance

4.         All landscaping shall comply with Article 6 of the Zoning Ordinance.

5.         All signage shall comply with Article 8 of the Zoning Ordinance.

6.         The petitioner will work with city staff regarding the possible

            relocation of the detention pond.


YEA:          Brown, Eyre, Gaynor, Mead and Svenson

NAY:          Hanna

ABSENT:   Jocks, Kozakiewicz and Senesac


The motion was approved 5-1.


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, 96 room hotel and 100 person capacity conference center located at 520 Joe Mann Boulevard on 2.95 acres.  (Requires action to remove from the table.)


Motion by Gaynor, seconded by Hanna, to remove this site plan from the table.  This motion passed unanimously.


Mr. Poprave stated this site plan has become a 96-room hotel located on a vacant piece of property north of Joe Mann Boulevard, east of T. Moore Drive.  It is surrounded on all sides by regional commercial zoning.  The developer has prepared an updated site plan that addresses all the concerns expressed by the Planning Commission at their public hearing.  This plan addresses all the concerns for emergency vehicles and storm water detention for this site, as well as the location of fire hydrants.  Fire hydrants have been moved to meet the concerns of the Fire Department.  They will have a sign on the third story on the north side and the south side of the building.  There are no landscaping requirements for screening as this property is surrounded by regional commercial zoning.  There is no residential property directly adjacent to this site. 


Darrell Herbruck, from Mt. Pleasant, represented the petitioner.  They have made several adjustments to the site plan as a result of the last Planning Commission meeting.  They have added several additional landscape islands to soften the parking lot.  Their sign to the property is about 50 sq. ft. and it will only be about 15 feet high.  Their access of T. Moore Drive is acceptable as people will drive by the canopy in the front of the building.  The northerly access will be a secondary access to the site.  Storm water detention will be handled under the parking lot, into a pre-planned storage facility.  


Mr. Gaynor stated he thinks this is a great project and this plan is much improved.  Mr. Mead stated he liked the project before and he likes the new plan even better.  Mr. Eyre, Ms. Hanna, Ms. Brown and Ms. Svenson all agree.


It was moved by Hanna and seconded by Brown to recommend City Council approval of the Site Plan No. 256 contingent upon:


1.         The storm water detention system is designed and constructed in accordance with Engineering Department requirements.

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

3.         The landscaping shall comply with Article 6 of the Zoning Ordinance specifically that:

            a.         19 additional trees shall be installed

            b.         180 additional shrubs shall be installed

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

5.         Soil, erosion and sedimentation controls shall be utilized during the construction of this project and permitted by the City’s Building Department.

6.         All public water mains shall obtain Michigan Dept. of Environmental Quality permits prior to construction.

7.         The City shall be provided maintenance and access easements for all public utilities including fire hydrants.

8.         The dumpster and storage areas shall be constructed and screened in accordance with Section 3.15 of the Zoning Ordinance.

9.         All signage shall comply with Article 8 of the Zoning Ordinance.


YEA:          Brown, Eyre, Gaynor, Hanna, Mead, and Svenson

NAY:          None

ABSENT:   Jocks, Kozakiewicz and Senesac


The motion was approved 6-0.


7.  Communications


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



8.  Report of the Chairman  


     The Chairman reminded the Planning Commission about the training session this Saturday at the Midland Community Center.


9.  Report of the Planning Director


CITY COUNCIL                                                                                              


April 9th

                PUBLIC HEARING

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


                ACTION ITEMS

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


                April 23rd             

                                PUBLIC HEARINGS                            None

                                ACTION ITEMS

                                1.             SP #256 – 96 room Springhill Suites (Marriot) Hotel

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




April 10th  

                PUBLIC HEARING              None


                ACTION ITEM

1.             SP #256 – 96 room Springhill Suites (Marriot) Hotel

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


April 24th 

                PUBLIC HEARING

1.             SP #259 – A. J. Damman Company, on behalf of Eastlawn Center LC, a request for site plan review and approval for a 8,226 square foot proposed building located at 803 South Saginaw Road on 8.88 acres


                ACTION ITEM     None





                April 17th – Meeting Canceled


                Next meeting scheduled for May 15, 2007








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.     


Commissioners Senesac and Eyre were reappointed by the City Council at their meeting on April 9, 2007.  Applications are being accepted for one upcoming vacancy on the board.  Information is available through the City Clerk’s office. 


April 24, 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 homepage.


10.  Adjourn

Adjournment at 8:14 p.m. was unanimously approved.

Respectfully submitted,




Keith Baker

Director of Planning and Community Development