MINUTES OF THE MEETING OF THE MIDLAND CITY PLANNING COMMISSION,

WHICH TOOK PLACE ON TUESDAY,

JUNE 10, 2008, 7:00 P.M.,

COUNCIL CHAMBERS, CITY HALL, MIDLAND, MICHIGAN

 

1.   Roll Call

PRESENT:  Brown, Eyre, Gaynor, Hanna, Kozakiewicz, King, Mead, Senesac and Svenson

ABSENT:    

OTHERS PRESENT: Keith Baker, Planning Director; Daryl Poprave, Deputy Planning Director; Cheri King, Community Development Specialist and 14 others.

 

2.    Approval of Minutes

Moved by Hanna, seconded by King, to approve the minutes of the regular meeting of May 27, 2008. Motion passed unanimously.

 

3.   Public Hearing

 

a.    Conditional Use Permit No. 30, the request of Joan Dukarski for a group child day care home located at 809 E. Sugnet Road. 

 

Mr. Poprave showed an aerial photograph of the subject property.  It is one house from the corner of E. Sugnet and Washington.  It is a residential dwelling.  It is surrounded on all sides by RA-1, single family residential.  There is a church on the corner of Washington and E. Sugnet Rd.  A group day care home would license Ms. Dukarski to care for up to 12 children at a time under state law.  This is for a change in use of the property, not a site plan or a change in the configuration of the property.  There is some fencing in the rear yard.  The driveway will accommodate up to four vehicles.  There will be the addition of one non-household member who will be working at the day care (this is required by state law).

 

Contingencies include:

 

1.         That no on-premises signs be permitted.

2.         That the hours of operation not extend past 6:00 p.m. Monday through Friday.

3.         That no exterior or interior alterations to the building be permitted that would otherwise change the character or nature of the dwelling as a residential use.

4.         That no more than one additional non-resident adult employee be present at any given time.

 

Mr. Senesac asked if Ms. Dukarski was absent, would there still be required to be two caregivers there?  Mr. Poprave stated that it would be “on a regular basis” there would be only one non-household member on site.  This will be a year-round day care versus a summer day care as was presented in Conditional Use Permit No. 29.

 

Joan Dukarski, 809 E. Sugnet Road, stated she had no comments or questions.  Ms. Hanna asked if these would all be pre-schoolers.  Ms. Dukarski stated she could also take school-age children.  She stated she has room in her driveway for at least six vehicles so dropping off children and picking them up would not be a problem.  She has a very big back yard with a swing set and sandbox.  She has a storage shed for the balls, bikes and toys that the children will use.  The yard is nearly all fenced in.  There is a fence between her house and the road.

 

Marie Johns, the daughter of Joan Dukarski, stated she will be the one helping her mother with the day care.  Ms. Dukarski has had a day care before and there were never any problems with the neighbors.

 

No one spoke in opposition to this request.

     

            The public hearing was closed.

 

      b.   Conditional Use Permit No. 31, the request of Midland Country Club for a new clubhouse, pool and cabana building at 1120 West St. Andrews Road.

 

            Mr. Kozakiewicz asked to be allowed to abstain from this petition as his employer will be the contractor for this project.  Motion by Mr. Eyre, seconded by Ms. Hanna, to allow Mr. Kozakiewicz to abstain.  Motion passed unanimously.

 

            Mr. Mead and Mr. Gaynor stated they are members of the Country Club but they see no conflict in participating on this petition.

 

            Mr. Poprave showed the aerial photograph showing a large site currently occupied by the Country Club.  It is bounded on the west by Eastman Avenue, W. St. Andrews Road to the south and southeast and on the north by W. Sugnet Road.  The land use map shows this property located in RA-1 Residential.  It is bounded by predominantly RA-1 zoning with some community to the southeast.  The Library and Center for the Arts are to the west.  The future land use map shows it as “private recreation”.  Mr. Poprave showed a conceptual drawing of how the new facility will appear.  There will be comprehensive work done both on the building and on the golf course.  The site plan shows the new clubhouse, pool, cabana, and the parking lot.  There will be 99,000 sq. ft. of building space.  There will also be 82,000-89,000 sq. ft. of clubhouse, and a 5,600 sq. ft. cabana.  The nearest point of a building to a property line is 270 feet.  This would be the closest proximity of any part of the building to a roadway.  The ordinance requires a minimum setback of 30 feet.  Section 14.02(d)(8) lists a golf course as a principal permitted use in an RA-1 district.  Swim clubs are also a principal permitted use in this zoning district. 

 

            The strictest parking count is 413 spaces.  These spaces are located in multiple locations.  Most of this property is in the flood plain.  The existing building is located in the flood plain.  The new clubhouse will actually be out of the flood plain.  They will be making improvements to Snake Creek, for which they have already received state approval. 

 

            There are no photometric plan or dumpster enclosure details provided.  These will be a part of the contingencies for this site plan.  All setbacks have been met.  The maximum height in this zoning district is 28 feet.  The Country Club is requesting a variance through the Zoning Board of Appeals for 40 feet.

 

            The Country Club has been in this area of town since 1928.  There seems to be no need for additional landscaping to shield this from surrounding uses.  The curb cut on the east side of the site needs to be repositioned at a 90 degree angle, according to the City’s Engineering Department.  This will provide added safety to the site as the existing driveway is at an obtuse angle and the field of vision is limited.  There will be two covered entryways on the south side of the building.  Those canopies must be able to clear emergency vehicles and public transportation.  Some Dial-A-Ride buses are 13’9” high so the canopy height needs to be a minimum of 14 feet high.

 

            The required parking is 413 spaces, based upon a ratio of one space per two Country Club members.  It is based upon bringing the membership back up to where it used to be.  They have provided 317 spaces.  The Midland Center for the Arts and St. John’s Episcopal Church have both provided agreements that the Country Club can use their parking lots in the event of a very large wedding or some other large use.  The Country Club stated there is a very low probability that all members will be there at the same time.  The will be constructing 105 more spaces than they have right now, based upon the 413 spaces. 

 

            Storm water will be retained on site.  There is a creek running through that holds water to the south.  They are widening this creek to hold additional storm water runoff.  Soil erosion will be monitored by the Building Department.  No photometric plan has been received yet.  They have a new proposed public water main.  Adequate site landscaping currently exists.  The existing club house will remain open until the new one is in use.  They project a two year timeline for construction.  There is no signage shown, but shall adhere to the zoning ordinance.  There is adequate fire protection, although they are proposing some additional public hydrants. 

 

            Contingencies include:

      1.               The stormwater detention system is designed and constructed in accordance with the City of Midland Engineering Department specifications.

      2.               All landscaping shall comply with Article 6 of the Zoning Ordinance and a detailed parking lot landscaping plan shall be submitted.

      3.               All exterior lighting shall comply with Section 3.12 of the Zoning Ordinance and a photometric grid shall be provided to prove compliance.

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

      5.               All parking spaces shall comply with Section 5.01D of the Zoning Ordinance and be delineated by the “box” style striping.

      6.               All roof top and ground mounted mechanical equipment shall be screened in accordance with 6.02(e)2 of the Zoning Ordinance.

      7.               Shared off-street parking agreements shall be maintained with St. John’s Episcopal Church and the Midland Center for the Arts to provide excess event parking.

      8.               All dumpster enclosures shall be constructed and screened in accordance with Section 3.15 of the Zoning Ordinance.

      9.               The proposed entry drive on West St. Andrews Road shall be set at a 90 degree angle to the street for maximum visibility and safety.

      10.             The clubhouse building height shall not exceed 28 feet unless a variance is granted from the Zoning Board of Appeals.

      11.             All entry canopies shall maintain a minimum canopy under clearance of 14 feet.

      12.             A public water main maintenance easement shall be created for the city to access and maintain this public utility.

      13.             The location, access and flow of the proposed fire hydrants shall be in accordance with the City of Midland Fire Department specifications.

 

                        Mr. Senesac stated that the parking agreements are a significant distance from the Country Club.  Mr. Poprave stated the Dow Diamond has shared parking that is significantly further from the facility than normal.  Mr. Senesac asked staff to provide numbers of accident reports at this intersection from the city Police Department.  This information will be provided at the next meeting. 

 

                        Fred Eddie, Project Manager, 4322 E. Monroe Road, Midland, Michigan.  Mr. Eddie stated the petition is specifically for the new clubhouse, the cabana building and the main building.  The golf course will remain basically as it is, with a few changes such as tree removal.  Starting at Sugnet, they are putting in boulders at periodic spots that will reroute some of the stream.  The creek will be lined with either large boulders or a product called “erosion barrier tube” and it stabilizes the river to prevent erosion.  The erosion that is currently going on will be reduced with this project.  There will be new bridges built across the creek at periodic increments.  The creek will be made a little bit wider than it is currently.  Mr. Poprave talked about additional parking.  There is an area along W. St. Andrews that has the possibility of being made into additional parking.  However, the Country Club anticipates they will not need this parking, and they do not wish to increase the parking in this area.  Their goal is to stay in operation of both the pool and the golf course during the renovation process.  Since 2002, membership in the Country Club has been declining.  They are trying to attract and retain existing members, so this project is critical to the long-term success of the Midland Country Club.  It has been there for 80 years and they plan that it will be around for a long time to come.

 

                        Mr. Eddie showed a dimensional photograph of a 6-foot tall person looking at a 28’ tall building setback 30 feet from the street.  He also showed the line of sight if he were looking at a taller building setback the 270 feet. 

 

                        A key issue is raising the building up above the flood plain.  Once completed, the entire building will be above the 100-year flood plain.

 

                        Mr. Senesac asked about the feasibility of moving the driveway off the curve to a location that looks like it would be a safer location.  Mr. Eddie stated they have not had a chance to discuss this with a traffic engineer yet.  The existing sign next to the entrance will be removed so this will increase the visibility from the driveway.  Mr. Eyre asked if they had ever used the overflow parking at the church or at the Center for the Arts.

 

                        Steve Patterson, 1500 Timber Drive, is the General Manager of the Country Club.  He stated they have used the church parking one time in the past year.  They asked the staff to park in the outlying areas and they would shuttle them to the main building. 

 

                        Ms. Svenson asked if they had considered sidewalks.  Mr. Eddie stated they do not have sidewalks today and they have not given them any consideration for the future development. 

 

                        No one spoke in favor of or opposition to this request.

 

                        Mr. Senesac asked Mr. Baker to provide a statement from the city’s engineer about the ramifications of moving the driveway to the other end of the site.  Mr. Baker stated he will have that for the next Planning Commission meeting.

 

            The public hearing was closed.

 

      c.   Site Plan No. 282 from MidMichigan Medical Center for site plan review and approval for a 101,410 square foot Harlow Bed Tower Expansion located at 4005 Orchard Drive.

 

            Mr. Baker stated there has been some additional work proposed and adjustments have been made to the parking.  The site is bounded by W. Sugnet Road, Orchard Drive, N. Saginaw Road, and MidMichigan Drive.  The Campus Ridge parking lot is to the north.  The zoning of the property is Community.  The southwest quadrant of this property was recently rezoned from RA-1 to Community.  The remainder of the hospital campus is also zoned Community with RA-1 zoning to the east and south.  The Future Land Use plan identifies this property as Civic Institutional.  The revisions to the site plan show a deceleration lane coming from W. Sugnet to Harlow Drive.  There is an emergency generator with a 10’ high screening wall and an area to the west has had parking removed from the original site plan due to wetlands.  Additional parking has been identified to the northeast portion of the site.  The proposed building expansion is vertical, adding height to the existing building.  This has parking ramifications, however, it will not increase the size of the footprint of the building.  The proposed parking lot expansion is internal to the hospital campus.  An emergency generator will also be installed and screened.  The tower height, as identified on the site plan, is approximately 92 feet. 

 

            Locations for ingress and egress remain the same as they are today.  Much of the parking to the north is used by staff as well as patients of the Campus Ridge facility and of the oncology building.  Vehicular and pedestrian circulation are provided by an interior network of sidewalks.  The Harlow Drive entrance has proposed a roundabout for both coming into the campus and exiting from the campus.  The hospital will require 2,549 parking stalls for all of its facilities on site.  They have stated they are providing 2,598 stalls.  The difference between them is 49 spaces. Soil erosion and sedimentation control will be monitored by the Building Department.  The facility itself does not require any additional public services.  No additional health or safety concerns have been identified with the changes to this site plan.  There is no additional signage proposed for this facility.

 

            Contingencies include:

1.The stormwater detention system is designed and     constructed in accordance with the City of Midland Engineering Department specifications.

            2. All landscaping shall comply with Article 6 of the Zoning Ordinance including the addition of 12 trees and 46 shrubs.

            3. All exterior lighting shall comply with Section 3.12 of the Zoning Ordinance including the submission of a photometric plan for the new parking lot expansion.

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

            5. All parking spaces shall comply with Section 5.01D of the Zoning Ordinance and be delineated by the “box” style striping.

            6. All roof or ground mounted mechanical equipment shall be screened in accordance with Section 6.02(E)2 of the Zoning Ordinance.

 

            One correspondence was received containing some concerns about what the height of this building would look like. 

 

            Tom Lind, Vice President of MidMichigan Health, was there to address any concerns of the Planning Commission.  They have met the requirements of the parking as outlined by city staff.  They are proposing to add 173 parking spaces at the north end of the parking lot and will probably be designated as employee parking.  It is currently being used as such and will continue to be used by employees.  There will be a left turn lane added to the corner of McCandless Drive and N. Saginaw Road.  This will help employees get out during a shift change.  They currently have 250 beds in the hospital.  They will be creating two new floors of beds in the hospital.  However, they will be moving beds out of semi-private rooms and they will all be private rooms.  They will have the ability to handle more people with the same number of beds.  There will be six new operating rooms and improved intake for surgery and recovery.  Pediatrics will be moved out of the basement up to the “D” level, near the obstetrical unit.  The square footage will nearly double but the number of beds will remain the same.  This will allow more room for family members and equipment in the rooms.  They are putting in an energy plant along with a mechanical room.  This will be moved out to the center of the campus and away from the surrounding neighbors. 

 

            Mrs. Hanna asked for the distance between the Campus Ridge spaces and where the new facility is going to be.  Mr. Lind stated it is probably about ¼ mile.  Mrs. Hanna stated she has a concern for the safety of the employees who work 12-hour shifts and come out at all hours of the night.  Mr. Lind stated they have security who will walk anyone to their car following their shift.  The entire campus is under surveillance by video 24 hours a day with someone watching those tapes at all times.  They have a parking management team who has worked on this expansion plan extensively. 

 

            Mr. Lind stated the present height of the existing Harlow Building is about 10 feet lower than the proposed building.  The existing private room is 100-150 sq. ft.  The new private rooms will be about 350 square feet.  They are building models of these rooms and working with staff to make them as user-friendly as possible. 

 

            No one spoke in favor of or in opposition to this request.

 

            Mr. Baker stated the proposed vertical elevation will be 91 feet tall and a level G elevation of 175 feet. 

           

            The public hearing was closed.

 

4.   Public Comments (not related to agenda items)

 

      None

                                                                     

5.   New Business

 

      None

 

6.    Old Business

 

a.    Site Plan 280 from Mark Sirrine, North-Point Construction, Inc. for site plan review and approval for a 27,524 square foot mixed commercial shopping center called Bell Plaza located at 211 East Wackerly Street.

 

Mr. Poprave stated the proposed site is located east of Jefferson and north of E. Wackerly.  There is a residential area to the south with direct access off Elliott Drive.  It is zoned Regional Commercial which permits the full range of uses that is being proposed by right.  There is an existing medical office to the west.  This will be a three phase project being constructed from east to west, with the first phase being a restaurant and three retail spaces, the second phase being four retail spaces and the third phase being a convenience store and three retail spaces.  The proposed berm meets the requirement of the Zoning Ordinance.  The dumpster details also meet the requirements of the Zoning Ordinance.  There is 621 lineal feet of street frontage.  Screening is required on the south side as it is adjacent to residential development.  This site has only one curb-cut, which the Planning Commission will like.  Under the ordinance, they would be allowed to have three curb cuts based upon the amount of street frontage they have.  They have proposed public sidewalks on the site.  Staff did receive a photometric lighting plan. 

 

            Mark Sirrine, North-Point Construction, 2510 Ashman, stated they just received the photometric plan today.  Mrs. Hanna asked about the proposed hours of operation for the proposed restaurant and the convenience store.  Mr. Sirrine stated that the landlord would like to see these types of facilities at this location.  However, she does not have tenants committed to these facilities yet, therefore, the hours of the proposed businesses are not known at this time.

 

            It was moved by Mead, and seconded by Brown to recommend to City Council approval of Site Plan No. 280 with the following contingencies:

 

1.         The stormwater detention system is designed and constructed in accordance with the City of Midland Engineering Department specifications.

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

3.         All exterior lighting shall comply with Section 3.12 of the Zoning Ordinance and the lighting shall be adjusted at the north and west property lines to meet the Zoning Ordinance requirements.

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

5.         All parking spaces shall comply with Section 5.01D3 of the Zoning Ordinance and shall be delineated by the “box” style striping pattern.

6.         All exterior mechanical equipment shall be screened in accordance with Section 6.02(E)2 of the Zoning Ordinance.

7.         All required landscape screening and berming shall be constructed prior to building construction commencing per Section 6.02(E)2 of the Zoning Ordinance.

8.         The driveway, loading/emergency vehicle access areas, public sidewalks, street frontage landscaping, and stormwater facilities are constructed as part of phase one of this project.

9.         That a detailed landscaping plan be provided prior to the issuance of a building permit which adheres to Article 6 of the Zoning Ordinance.  This plan should show all berm construct details and number and types of plants being provided.

10.       That a maintenance easement is provided to the city to maintain the public water main on site.

 

      Vote on the motion:

 

      YEAS:       Brown, Eyre, Gaynor, Hanna, King, Kozakiewicz, Mead, Senesac and Svenson

      NAYS:       None

      ABSENT:  None

 

      The motion was approved 9-0.

 

b.         Site Plan No. 281 from Evergreen Solar for site plan review and approval for a 31,400 square foot building located at 2820 Schuette Road on 4.76 acres.

 

            Mr. Baker stated this site is on the south side of Schuette Road, just west of Waldo Avenue.  The Central Warehouse property is just to the west of this site.  The subject property is zoned I-A, light industrial.  It is bordered on three sides by light industrial and by heavy industrial to the south.  The future land use map shows this land use as light industrial, with heavy industrial uses to the south.

 

            The proposed project is a 31,400 sq. ft. industrial facility.  Evergreen Solar is the applicant.  The landscaping plan has been updated.  There was concern by the Planning Commission about the need for two driveway approaches.  The Fire Department is recommending retaining the second driveway for the site, due to the chemicals that will be utilized on site.   

 

            Carl Stegenweald, Vice President for Evergreen Solar, represented the petitioner. They have just submitted a revised site plan.  They have now shown some of the storage tanks on the rear of their site.  One of the questions is what happens if there is a leak?  They obtain this chemical from Dow Corning Corporation, who is a local supplier.  Evergreen Solar plans to use all the safety methods at their disposal for the safety of their employees and the surrounding residents.  Dow Corning will actually come audit their storage facilities prior to any delivery of that chemical to their site. 

 

            Mr. Gaynor asked about the change in the surface material from the front of the lot to the rear of the lot.  Carl Bouchard, stated it is asphalt in the front and the sides and concrete in the back, where there is heavier truck traffic. 

 

            Ms. Svenson asked if they talked to Central Warehouse about a cut-through with the property next door.  They do believe it is a better site design to have two driveways onto the site.  Mr. Bouchard stated he has visited the site several times and at this time, Central Warehouse is parking trailers and large trucks in the area where the cut-through would be located.  They would have to agree to keep this area open in the event they were to use it as a shared driveway.

 

            It was moved by Hanna and seconded by Gaynor to recommend to City Council approval of Site Plan No. 281 with the following contingencies:

 

1.         The stormwater detention system is designed and constructed in accordance with the City of Midland Engineering Department specifications.

2.         All landscaping shall comply with Article 6 of the Zoning Ordinance including the addition of forty-five (45) shrubs.

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

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

5.         All parking spaces shall comply with Section 5.01D of the Zoning Ordinance and be delineated by the “box” style striping.

6.         The Planning Commission authorizes the justification of the second (west) drive approach.

 

Mr. Gaynor stated they do focus on access management, however, in this area he feels they should be allowed to have the two curb cuts.  You do not have the traffic driving down the streets in this area like you do on Eastman Avenue or Jefferson. 

 

Mr. Senesac stated he supports the plan, as does Ms. Brown, Mr. Eyre and Mr. Mead.  They are in favor of this site plan.

 

      Vote on the motion:

 

      YEAS:       Brown, Eyre, Gaynor, Hanna, King, Kozakiewicz, Mead, Senesac and Svenson

      NAYS:       None

      ABSENT:  None

 

      The motion was approved 9-0.

           

7.    Communications

 

      None

 

8.  Report of the Chairperson  

 

     None

    

9.    Report of the Planning Director

 

Update on activities at the June 9th City Council – they approved Condition Use Permit #29 on the daycare, they also approved Zoning Petition #550 by Wolverine Bank, and they approved site Plan No. 279 for the Wackerly Square Development. 

 

10.  Adjourn

Adjournment at 9:53 p.m. was unanimously approved.

Respectfully submitted,

 

 

 

Keith Baker, AICP

Planning Director

 

MINUTES ARE NOT FINAL UNTIL APPROVED BY THE PLANNING COMMISSION