MINUTES OF THE MEETING OF THE MIDLAND CITY PLANNING COMMISSION

WHICH TOOK PLACE ON TUESDAY,

APRIL 27, 2010, 7:00 P.M.,

COUNCIL CHAMBERS, CITY HALL, MIDLAND, MICHIGAN

 

1.   Roll Call

PRESENT:  Ballard, Brown, Hanna, King, Mead, Senesac, Stewart and Young

ABSENT:  Pnacek

OTHERS PRESENT: Keith Baker, Planning Director, Cheri King, Community Development Specialist, Cindy Winland, Consultant Planner and 6 others.

 

2.   Approval of Minutes

Moved by Senesac, seconded by Hanna, to approve the minutes of April 13, 2010 as written. Motion passed unanimously.

3.   Public Hearings

       None

 

4.   New Business

 

      Don Mayle, from the Michigan Department of Transportation (MDOT), made a traffic modeling presentation.  He has socio-economic data for this area to insert into the traffic model for the tri-cities.  This includes population data, employment data, and business data by Traffic Analysis Zone (TAZ).  The model enhancements occurring now include a travel survey for Michigan in 2005.  The survey gave MDOT Michigan data that was used to apply formulas to that data.  The data also includes population, employment and business data to calculate trips generated by different types of businesses and land uses, based on the location of population centers.  Midland’s model will be better able to serve the community during peak periods.  Some roads are not congested all day long, but only at peak periods. 

 

Right now, they are working with a consultant to develop this model including transit surveys from Dial-A-Ride and the County Connection.  This model will be able to predict ridership according to that survey.  One of the components of the network is capacity.  This will show where cars should take alternate routes to avoid peak traffic periods.  The data is used for four purposes including (1) trip generation; (2) trip distribution; (3) mode split; and (4) assignment of trips.  MDOT will be updating the zones as one of their next steps.  This project should be calibrated and completed by 2011.  It is based by zone.  The data contained in each zone is what generates trips to that zone.  If the zone has 10 households and 25 people, you will generate trips based on what those people will generate.  The streets used in this model are those labeled “collector” and above, even though the TAZ zones show all the streets in the city.  The Planning Commission is acting like an MPO Committee for planning purposes and to approve the data for use in the model. 

 

Mrs. Hanna asked how they come up with a supposed number of trips for a specific number of people.  Mr. Mayle stated they did do a study in our community.  The survey was broken down into small urban areas as well as large urban areas.  They also included rural areas.  They are now using Michigan surveys.  Prior to this they only had national data.  The Michigan data is much more reliable for this area and will produce a much more reliable product.  The Michigan survey was the biggest project MDOT did in the past 20 years so far as cost.  New census data will not be released at the block level until 2012, which is too late for the Bay City and Saginaw MPO’s.  July, 2012, they have to have their plans updated and MDOT has to be able to run their models prior to their plan updates. 

 

Mr. Senesac asked how they validate the model.  Mr. Mayle stated they do trip generation calculations, based upon seven different trip types.  After they get done with trip generation, then they move to trip distribution.  They also look at trip length, based upon trip generation.  They will look at the overall average and see if it calculates out close to those trip values.  There have been several models run based upon the 2005 model data.  It has also been used to look at traffic patterns out in the mall area.  This model is for use by any city staff.  The software and ability to run the models belong to MDOT but the community can ask for any data to be run and MDOT will provide that to the city.  The new model will have a 2040 horizon year. 

 

Mr. Mayle asked the Planning Commission to approve the data so they can use it in the model for trip generation.  Motion by Senesac, seconded by Stewart, to approve the socio-economic data provided by MDOT for use in the Great Lakes Bay Region Model.

 

5.   Public Comments (unrelated to items on the agenda)

 

      None

 

6.   Old Business

 

a.    Site Plan No. 295 from Three Rivers Corporation on behalf of Community Mental Health for Central Michigan for site plan review and approval of a 22,940 square foot mental health clinic located at 218 Fast Ice Drive on 4. Acres.

 

Ms. Winland presented a synopsis of the review.  This is a 22,940 sq. ft. building at 218 Fast Ice Drive, on a 4.0 acres parcel.  This parcel is zoned LCMR.  Questions raised at the public hearing include:

·         What is the timeline for the addition?  Indefinite, long term.

·         What are additional parking requirements after addition is constructed?  None.  Will permit existing staff to have individual offices.

·         What is the speed limit on Fast Ice Drive?  35 mph.  Advisory posting of 25 mph on curve.

·         Will the applicant install bike racks?  Yes

 

            Dial-A-Ride reviewed alternatives:

#1 – Southeast corner of site at property line.  Requires redesign of storm water detention.

#2 – Just west of detention area at southeast corner of site.

 

Rick Parker, 3369 Vantage Point Drive, Midland, representing Three Rivers Construction represented the petitioner.  The traffic consultant came forward with the vision problems coming from the south bound road approaching the curve.  With traffic on the site, one thing this does not address is the fire protection.  The turning radius on the south section of the site would not accommodate a fire truck.  That is why they want driveways and accessibility lanes on both sides of the site. 

 

Mr. Parker showed photographs from the southern driveway looking each way from the access to the site.  The city recommended a right-turn-only going out.  Three Rivers looked at that model and found the majority of the traffic would be to go back to Bay City Road, out of the south drive.  The petitioner is requesting that a right turn only sign be placed on the western driveway, prohibiting left hand turns onto Fast Ice Drive.  MDOT standards for design speeds related to left turns from a stop and also right turns from a stop are shown on Mr. Parker’s chart.  At a posted speed of 25 mph curve, stopping sight line distances are 125 feet, but are 280 feet with reaction times.  The calculated distances for left turn are 280 feet and it was found that this requirement could not be met because of the transformer on southwest corner of the site.  With a car sitting in the proposed drive, their sight line is only 250 feet.  With that, the petitioner recognized the hazard coming from the site so they are now requesting a right turn only egress from the site.   It was also brought up about having a “hidden driveway” sign to alert people that there is a driveway ahead a fairly short distance. 

 

Kathy Dollard, from Community Mental Health for Central Michigan, 220 W. Ellsworth Street.  She stated it would be pretty unusual for that many people to be coming to the building at one time.  They have eight therapists and two doctors.  They do home-based therapy and case management.  They do occasionally have a training session but for the most part, they do not have 50 people per hour coming and going from this site.  There might be peak periods during the day when kids come after school to meet with their therapists.  This is not really an average. 

 

There is a driveway on the other side of the curve coming out of the Apothecary Shoppe.  Now any driver coming south would have to worry about cars coming out of that driveway as well as those coming around the curve. 

 

There were no new comments either in favor of or in opposition to this petition.

 

Mr. Senesac stated he cannot support the drives the way they are originally shown.  He thinks this is a safety hazard and a high risk situation.  Mr. Mead asked if he would support the right-only turn lane.  He thinks there is going to be a lot of traffic in this area.  As the amount of traffic increases, so will the problems with vehicles in this area.  The parking lot will hold 150 cars.  Mr. Mead agrees with Mr. Senesac.  Mr. Stewart stated right now there are only the jail and the Apothecary Shoppe.  As this area continues to develop, there will be significant increases in traffic.  Ms. Brown stated she is in agreement with Mr. Mead and Mr. Senesac.  Mr. Senesac asked if the Planning Commission had to reject the plan based upon the options presented or if they could approve the plan with the relocation of the driveway.  Mr. Baker stated they could act on it as it currently exists, act on it with specific contingencies, or table action on it based on them coming back with a modified plan.  Mr. Senesac asked if they could inquire of the petitioner which option they would like.

 

Mr. Parker stated they would like to bring it back in two weeks with a different alternative.

 

Motion by Mead, seconded by Hanna, to recommend tabling of this petition for the petitioner to bring back a modified plan at the next meeting.  Motion carried 8-0.

 

b.    Zoning Petition No. 566, initiated by the City of Midland, to zone property at 7550 Eastman Avenue from Township zoning to Regional Commercial zoning.

 

Mr. Baker stated we have six properties that have been annexed into the City of Midland and we need to apply a city zoning classification to these parcels.

 

The first property is located on Eastman Avenue, across the street from the county fairgrounds.  There is commercial zoning on three sides of the parcel with Community zoning across the street.  Parcels immediately to the north and east have not annexed into the city yet.  The property on the future land use map has been identified as commercial. 

 

There were no public comments either in favor of or in opposition to this zoning petition.

 

            Motion by Mead, seconded by Hanna, to recommend to City Council the approval of

Zoning Petition No. 566, initiated by the City of Midland, to zone property at 7550 Eastman Avenue from Township zoning to Regional Commercial zoning.

 

            Vote:

            YEAS:  Ballard, Brown, Hanna, King, Mead, Senesac, Stewart and Young

            NAYS:  None

            ABSENT:  Pnacek

            ABSTAIN:  None

 

            Motion carried 8-0.

 

c.    Zoning Petition No. 567, initiated by the City of Midland, to zone property at 4594(A) East Wheeler Street from Township zoning to Agricultural zoning.

 

Mr. Baker stated this property is owned by the City of Midland.  It is located on E. Wheeler on the south side, and on the north side of the city’s landfill property.  It is just east of the Waldo Avenue/US-10 interchange.  The land fill parcel is identified as Agricultural and the remaining surrounding property being located in Midland Township.  The Future Land Use map shows this property being zoned Light Industrial.   The city is seeking Agricultural zoning for this property.

 

There were no public comments either in favor of or in opposition to this request.

 

            Motion by Hanna, seconded by Young, to recommend to City Council the approval of

Zoning Petition No. 567, initiated by the City of Midland, to zone property at 4594(A) East Wheeler Street from Township zoning to Agricultural zoning.

 

            Vote:

            YEAS:  Ballard, Brown, Hanna, King, Mead, Senesac, Stewart and Young

            NAYS:  None

            ABSENT:  Pnacek

            ABSTAIN:  None

 

            Motion carried 8-0.

 

d.    Zoning Petition No. 568, initiated by the City of Midland, to zone property at 4594(B) East Wheeler Street from Township zoning to Agricultural zoning.

 

Mr. Baker stated this property is also owned by the City of Midland in this proximity on the south side of East Wheeler Street, just to the north of the city’s landfill.  The landfill property is zoned Agricultural.  The Future Land Use map classification shows Industrial. 

 

There were no public comments either in favor of or in opposition to this request.

 

            Motion by Senesac, seconded by King, to recommend to City Council the approval of

Zoning Petition No. 568, initiated by the City of Midland, to zone property at 4594(B) East Wheeler Street from Township zoning to Agricultural zoning.

 

            Vote:

            YEAS:  Ballard, Brown, Hanna, King, Mead, Senesac, Stewart and Young

            NAYS:  None

            ABSENT:  Pnacek

            ABSTAIN:  None

 

            Motion carried 8-0.

 

e.    Zoning Petition No. 569, initiated by the City of Midland, to zone property at 4574 East Wheeler Street from Township zoning to Agricultural zoning.

 

This is the third property purchased by the City of Midland on the south side of E. Wheeler Street.  This is the western of the three parcels in question.  The proposed zoning is Agricultural, which is consistent with the zoning of the city’s landfill.  The future land use map projects this land being zoned Industrial. 

 

There were no public comments either in favor of or in opposition to this petition.

 

            Motion by Ballard, seconded by Hanna, to recommend to City Council the approval of

Zoning Petition No. 569, initiated by the City of Midland, to zone property at 4574 East Wheeler Street from Township zoning to Agricultural zoning.

 

            Vote:

            YEAS:  Ballard, Brown, Hanna, King, Mead, Senesac, Stewart and Young

            NAYS:  None

            ABSENT:  Pnacek

            ABSTAIN:  None

 

            Motion carried 8-0.

 

f.     Zoning Petition No. 570, initiated by the City of Midland, to zone property at 5217 Isabella Street from Homer Township zoning to Residential A-1 zoning.

 

Mr. Baker showed an aerial photograph of the subject parcel.  It does include a single-family residence.  The property is 80 feet wide on M-20, located on the south side of M-20, just west of Sandow Road.  It is a flag-shaped lot in that it has a narrow width of road frontage with a larger lot to the rear.  It has a neighboring residence that remains in the township and a church to the west that also remains in the township.  This property requested annexation for purposes of gaining access to the municipal water supply.  This property is contiguous to a parcel of land in the city limits on the east side of the rear piece of the subject property.  This property is currently used for single-family residential, the recommendation is for single-family residential.  The master plan represents this quadrant as being suitable for office service zoning.  The future land use map shows the other three quadrants of this intersection being used as commercial with this quadrant being suitable for office service.  The petition tonight is for a recommendation of RA-1 zoning.

 

There were no public comments either in favor of or in opposition to this petition.

 

            Motion by Senesac, seconded by Young, to recommend to City Council the approval of

Zoning Petition No. 570, initiated by the City of Midland, to zone property at 5217 Isabella Street from Township zoning to Residential A-1.

 

            Vote:

            YEAS:  Ballard, Brown, Hanna, King, Mead, Senesac, Stewart and Young

            NAYS:  None

            ABSENT:  Pnacek

            ABSTAIN:  None

 

            Motion carried 8-0.

 

g.    Zoning Petition No. 571, initiated by the City of Midland, to zone property at 7412 Perrine Road from Township zoning to Residential A-4 zoning.

 

Mr. Baker showed the location of this property in Perrine Road, just south of Letts Road.  Properties to the south and east of this parcel are still located in the township.  There are RA-4 single-family homes to the north and single-family RA-1 homes to the west.  The recommendation or this parcel is RA-4 as it adjoins the medium density residential district to the north and is in close proximity to the RD zoning of the mobile home park to the south and east.  The recommendation is to zone the property RA-4.

 

There were no public comments either in favor of or in opposition to this zoning petition.

           

            Motion by Mead, seconded by Hanna, to recommend to City Council the approval of

Zoning Petition No. 571, initiated by the City of Midland, to zone property at 7412 Perrine Road from Township zoning to Residential A-4.

 

            Vote:

            YEAS:  Ballard, Brown, Hanna, King, Mead, Senesac, Stewart and Young

            NAYS:  None

            ABSENT:  Pnacek

            ABSTAIN:  None

 

            Motion carried 8-0.

 

7.        Communications

 

           Members received a copy of the “Michigan Planner” magazine.

                                            

8.        Report of the Chairperson

 

            None

          

9.        Report of the Planning Director

 

           Assuming the petitioner is prepared for the next meeting, we will have one decision on May 11th.  If the petitioner is not prepared for the next meeting, the meeting will be cancelled.

          

           At their April 26th meeting, City Council approved the site plan for the Fisher Contracting development. 

 

     10.   Adjourn                     

 

Adjournment at 8:46 p.m. was unanimously approved.

Respectfully submitted,

 

 

 

 

Keith Baker, AICP, CFM

Director of Planning & Community Development

 

MINUTES ARE NOT FINAL UNTIL APPROVED BY THE PLANNING COMMISSION