MINUTES OF THE MEETING OF THE MIDLAND CITY PLANNING COMMISSION,

WHICH TOOK PLACE ON TUESDAY,

JUNE 12, 2007, 7:00 P.M.,

COUNCIL CHAMBERS, CITY HALL, MIDLAND, MICHIGAN

 

1.   Roll Call

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

ABSENT:    Jocks, Kozakiewicz , and Senesac

OTHERS PRESENT: Keith Baker, Director of Planning & Community Development, Daryl Poprave, Deputy Planning Director; Cheri Standfest, Community Development Specialist, and 4 others.

 

2.   Approval of Minutes

Regular Meeting of May 22, 2007.

It was moved by Eyre and supported by Brown to approve the minutes of May 22, 2007.  The minutes were unanimously approved as presented. 

 

3.    Public Hearing

 

      Conditional Use Permit No. 23 – the request of J.S.W. Holding, LLC for a parking

Lot for hospital administration at 4815 Christie Court.  This property is located in a Residential A-1 zoning district.

 

Mr. Baker presented a general overview, the conditional land use review criteria, both non-discretionary and discretionary, the process and the recommendation to City Council.  The property is at 4815 Christie Court, located just north of North Saginaw Road, just west of Christie Court.  It is just north of an existing office building.  The property is currently zoned RA-1 and shows its proximity to existing RA-1 to the north, east and west and Regional Commercial to the south.  The future land use map identifies the property within the Office Service District adjoining residential property to the north and the east.  To the south and west is identified as Office Service.  In relation to existing land use, we have office to the south, directly adjoining the property, and a large commercial shopping center to the east. 

 

There are two sets of review criteria – the non-discretionary standards and the discretionary standards.  A drawing of the proposed parking lot was provided.  Non-discretionary standards include landscaping, screening, utilities, lighting, and storm water retention.  This is proposed to be a parking lot so it must meet the standards in Article 5.01.  The box-style striping must be used and staff has recommended the handicap-accessible parking spaces be moved to the east.  The proposed screening along the north side of the property will screen the property from the residential uses to the north.  The Fire Dept. has requested the access lane between this parking lot and the parking lot to the south have 20 feet for a turning radius.  Staff has also requested a drawing that will include not only the parking lot in question, but also including the building this parking lot is slated to serve.

 

Discretionary standards include the protection of public health, general welfare, location of outdoor storage, hours of operation, placement of any materials or storage of any materials on that property, detrimental effects regarding how it will affect the public and adjoining properties, how it will impact traffic, compatibility of the natural environment and compatibility with the master plan and future land use plan. 

 

A public hearing will be held at this meeting and there will be the opportunity for deliberation at the next Planning Commission meeting.  City Council is also required to have a public hearing on this conditional use permit. 

 

Ms. Brown asked how many parking spaces will be in this parking lot and is that number sufficient for the building they are to serve.  Mr. Baker stated approximately 14 spaces will be provided.  These will be calculated prior to the next Planning Commission meeting. 

 

Only one individual sent in a comment regarding this conditional use permit. 

 

Jeff Weckesser, 3920 Haskin Drive, Midland, Michigan, is the petitioner for this parking lot.  The company name is JSW Holding.  The use for this would be for the hospital accounting department.  The hours of operation should be until 4:30 p.m.  There could be some weekend traffic, but this would not be the norm.

 

Ms. Hanna asked about the hours of operation because this is close to residential areas and there are restaurants in this area.  Would the restaurants in the area be tempted to use this parking lot for their customers during evenings and weekends?  Mr. Weckesser stated that he has not seen, in 25 years, the parking lots for the restaurants in the area need extra parking.  Ms. Hanna asked about the possibility of using something other than impervious surfaces for the parking lot.  Mr. Weckesser stated he was under the assumption that that was one of the choices he had.  The retention for the run-off has been taken care of so he would not be required to use a more pervious surface.  Mr. Eyre asked if the trees to the north are on this subject property.  Mr. Weckesser stated that they are.  This will be a lighted parking lot.  The lighting will not go beyond the property lines.  Mr. Gaynor asked about the need for this parking lot.  Mr. Weckesser stated the hospital is projecting they will need additional parking for future developments out in the front of this property.  Mr. Weckesser stated the hospital was asking for approximately 55 parking spaces.  He thinks there are 44 or 46 spaces here.

 

Stephanie Bayshore, 4901 Christie Court, spoke.  She lives next door to this property and she works at the hospital.  She just purchased her house about a year ago.  One of the things that appealed to her was the row of trees to the north of this property and it is a buffer from the traffic on Saginaw Road.  She very much wants that row of trees to stay as they are. 

 

No one spoke in opposition to the petition.

 

Jeff Weckesser stated that Mr. Baker stated in his report that the “trees be maintained”.  This was good wording so that if the trees were to die off for whatever reason, they will be maintained.  The wall will help, but the trees also help to buffer the noise from Saginaw Road.

           

4.   Public Comments (not related to agenda items)

 

      None

 

5.    New Business

 

      2007 Midland Zoning Ordinance Revisions - Overview

 

·         The Zoning Ordinance became effective on January 1, 2005

 

·         Section 2.03 – Definitions

 

            A new definition was created to describe what a flag lot is.

            Retail strip centers are now defined to match new use and parking

            Standards.

 

·                     Section 3.03 – Accessory Buildings

·                     Section 3.03B(3)

            Permits attached garages to exceed 800 sq. ft. in size

            The size of detached accessory buildings remains unchanged

 

·                     Section 3.03E – Accessory Structures

Adds private and public utility cabinets as an example of an accessory structure – Provides for height restriction if located in the front yard

 

·                     Section 3.09 – Yard and Bulk Regulations

·                     Section 3.09A(3)

Adds flag lot requirements (part of an administrative decision)

 

·                     Table 5.3 – Minimum required off-street parking

Housing for the Elderly

Senior Apartments

Retail Strip Centers

Warehouses and Storage Buildings

                        Removes these uses from a larger category

                        Parking reflects more closely operations with fewer employees

and customers (eg. Central Warehouse)

 

·         Table 6.1 – Summary of minimum landscaping requirements

 

·         Table 7.1 – Required Obscuring Wall or Fence Height

 

·                     Adds double frontage lots to zones which permit 6 ft. tall fences if it is the general condition of the neighborhood (e.g. Wheeler, W. Wackerly, Saginaw Road)

 

·         Table 8.1 – Temporary Sign Standards

 

Adds Banner Signs as a new type of sign

            Permitted only in commercial and industrial districts

            32 sq. ft. maximum size

            30 day time limit

 

Changes previous Banner to Real Estate signs which are already permitted via footnote “h” but now more explicitly stated.

 

·                     Section 8.05D(3) Wall sign height

Removes a confusing definition and replaces it with simple verbage at the request of the Zoning Board of Appeals

 

·                     Table 8.4 – Ground Sign Setbacks

Adds ground sign setbacks for AG and RA Districts

 

·         Building Height Issues – Various Districts

Adds building height restrictions to the following Districts:

·                     Community – the taller the building the greater the setback

·                     Office Service – 2 story maximum height (28 ft.)

·                     Community Commercial – 2 story maximum height

 

 

Article 21.1 – Table of Permitted Uses

·         Dressmaking added as “P” in CC and RC

·         Retail Strip Centers added as “P” in C, NC, CC and RC

            20,000 sq. ft. maximum building size in NC

·         Commercial Bakeries changed to “C” in D and C

·         Offices, 1st floor changed to “P” in D and D-O

·         Residential Inpatient Treatment Centers removed from NC and CC

·         Cultural Facilities removed from Recreation Uses as it already appears I Public/Institutional Category

·         Parks removed from Recreation uses as it appears in Public/Institutional Category

·         Housing for the Elderly removed from Residential Uses as it already appears in Public/Institutional Category

 

Article 21.03 – Development Standards

·         Changes Downtown front yard setbacks from 25 ft. to 5 ft. to better reflect existing conditions and not render the entire downtown nonconforming.

 

·         Removes Downtown Overlay maximum front yard from 15 feet, as this is the only district with a maximum front yard.

 

·         The small lot size of most downtown buildings already limits construction away from the property line (e.g. Ashman Court Hotel renovations).

 

Article 23 – Industrial Districts

 

·         Table 23.1 – Table of Permitted Uses

 

Other policy topics:

 

·         Changes PA 207 of 1921 – State Zoning Act to PA 110 of 2006 per change in State law.

 

Section 27.20(b)(2) – Site Plan Not Required

 

Section 27.04E(1) – Modifications to Approved Plan

            Changes language to reflect the new standard

 

Article 26 – Schedule of Regulations

 

            Section 26.02 – Schedule of Regulations

                        Removes maximum front yard column

                        Adds height standards to Community, Community Commercial

and Office Service

 

Changes front yard setback requirements in Downtown and Downtown-Overlay

Adds front yard setback for permitted residential homes in the Downtown District to reflect existing conditions.

 

Requested Action:

 

Staff is seeking comments and suggestions from the Planning Commission on all of the proposed revisions.

 

If changes are sought, staff will report back on June 26, 2007.

 

Once Planning Commission is satisfied with the 2007 revisions, please direct staff to schedule a public hearing to formally consider these amendments.

 

6.  Old Business

     

None

 


7.  Communications

 

     The “Michigan Planner” was provided to Commissioners at the meeting.

 

8.  Report of the Chairman  

    

     Ms. Svenson appointed a nominating committee of Mr. Gaynor, Ms. Svenson and Ms. Brown to bring recommendations to the Commission.

 

9.  Report of the Planning Director

 

CITY COUNCIL                                                                                               

 

June 11th       

                        PUBLIC HEARINGS              None

                        ACTION ITEMS                    

 

SP# 260 – A request by Three Rivers Corporation, on behalf of Chemical Bank, for site plan review and approval for a 3,785 square foot proposed building located at 6711 Jefferson Avenue on 3.5 acres (Approved)

                       

            June 25th

                        PUBLIC HEARINGS              None

                        ACTION ITEMS                     None

 

PLANNING COMMISSION

 

            June 26th     

            PUBLIC HEARING   

 

1.    Zoning Text Amendment No. 144A, initiated by Mid-Michigan Energy, LLC, to consider the inclusion of “Electrical generating stations” as a Principal Permitted Use in the Industrial B district in the City of Midland Zoning Ordinance.

 

2.    Zoning Petition No. 542, initiated by Mid-Michigan Energy, LLC for property owned by the City of Midland to zone property on 4389 South Saginaw Road, west of Waldo Avenue from Residential A-1 to Industrial B.

 

3.    Zoning Petition No. 543, initiated by Mid-Michigan Energy, LLC for property owned by The Dow Chemical Company to zone property on 4249 South Saginaw Road, west of Waldo Avenue from Industrial A to Industrial B.

 

4.    Planned Unit Development No. 2, a request by Harcrest Woods Condominiums, to install traffic control gates at the east entrance to the complex (Harcrest Drive just west of Thornberry Drive), in accord with the provisions of Article 24, Section 24.06D of the Zoning Ordinance of the City of Midland.

 

            ACTION ITEM           

 

1.    Conditional Use Permit No. 23 - A request by J.S.W. Holding, LLC for a parking lot for hospital administration at 4815 Christie Court.  This property is located in a Residential A-1 zoning district.

 

2.    Zoning Code Amendments – Continue discussion and review of proposed amendments to the City of Midland Zoning Code. 

 

            July 10th     

            ACTION ITEM           

 

1.    Zoning Text Amendment No. 144A, initiated by Mid-Michigan Energy, LLC, to consider the inclusion of “Electrical generating stations” as a Principal Permitted Use in the Industrial B district in the City of Midland Zoning Ordinance.

 

2.    Zoning Petition No. 542, initiated by Mid-Michigan Energy, LLC for property owned by the City of Midland to zone property on 4389 South Saginaw Road, west of Waldo Avenue from Residential A-1 to Industrial B.

 

3.    Zoning Petition No. 543, initiated by Mid-Michigan Energy, LLC for property owned by The Dow Chemical Company to zone property on 4249 South Saginaw Road, west of Waldo Avenue from Industrial A to Industrial B.

 

4.    Planned Unit Development No. 2, a request by Harcrest Woods Condominiums, to install traffic control gates at the east entrance to the complex (Harcrest Drive just west of Thornberry Drive), in accord with the provisions of Article 24, Section 24.06D of the Zoning Ordinance of the City of Midland.

           

5.    Zoning Code Amendments – Continue discussion and review of proposed amendments to the City of Midland Zoning Code. 

             

ZONING BOARD OF APPEALS

 

June 19, 2007 Meeting Agenda

 

1. No. 07-07 – Georgina Winslow and Scott Leach for an area/dimension variance            to allow an attached garage to encroach within the side yard setback at 3901 Woodlawn Street.

 

2. No. 07-08 – Todd Beebe for multiple area/dimension variances to allow a new    

home addition, detached shed and 6 ft. privacy fence to encroach within the side   

and rear yard setbacks at 4205 Chelsea Court.

 

PENDING ADMINISTRATIVE SITE PLAN REVIEWS

 

   None. 

 

DIRECTOR’S NOTES

 

June 26, 2007 is next the regular Planning Commission meeting. 

 

The Engineering Department is preparing to give a presentation about storm water management and the city’s requirements at the Planning Commission meeting scheduled for July 24, 2007.  

 

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 8:50 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