MINUTES OF THE MEETING OF THE MIDLAND CITY PLANNING COMMISSION
WHICH TOOK PLACE ON TUESDAY,
APRIL 9, 2013, 7:00 P.M.,
COUNCIL CHAMBERS, CITY HALL, MIDLAND, MICHIGAN
1. Roll Call
PRESENT: Hanna, Heying, McLaughlin, Mead, Pnacek, Senesac, and Stewart
ABSENT: Tanzini and Young
OTHERS PRESENT: Brad Kaye, Director of Planning and Community Development, Jeff Burdick, Community Development Planner and six (6) others.
2. Approval of Minutes
Roger Mead stated that he would like to see the sentence at the bottom of page 2 of the draft March 26, 2013 minutes beginning with “This demonstrates that the procedural by-laws…..” be omitted, as it reads as an editorial.
Moved by Pnacek and seconded by Heying to approve the minutes of the regular meeting of March 12, 2013 and the minutes of the special meeting of March 26, 2013 as amended.
Motion passed unanimously.
3. Public Hearings
a. Site Plan No. 316 – initiated by Three Rivers Corporation on behalf of Mid Michigan Health for site plan review and approval of a 20 bed addition at Stratford Village, located at 2121 Rockwell Drive.
Brad Kaye provided an overview of the case. He noted that a residential care facility is a conditional use within the RB District; however, Stratford Village is an existing use, so the proposed addition is only subject to site plan review and approval. He stated that the proposal consists of two building additions, a small bank of parking and enhancement of the stormwater detention on the site. He also stated that site plan criteria have been met per staff review. If the Planning Commission recommends approval during this meeting, it should do so with the following contingencies:
- Final stormwater design detail shall be provided to the satisfaction of the City Engineering Department
- Water service to the satisfaction of the City Engineering and Utility Departments shall be provided and appropriate utility easements conveyed to the City of Midland.
- A final soil and sedimentation control plan shall be submitted to the City Building Department.
Kaye informed the Commission that no public comments have been received to date. He stated that if the Planning Commission acts on this case tonight, it would appear before City Council on April 29, 2013.
Commissioner Stewart inquired as to the reasoning behind the expansion of the stormwater detention on the site. Kaye replied that the expansion serves as an enhancement of the site’s current stormwater management system and to address increased runoff from the building additions. Commissioner Heying visited the site and noticed that many vehicles were parked along the road connecting the site to Independence Village to the north. He asked if this connector drive is wide enough to accommodate both parking and fire access. Kaye replied that he did not notice parking along this drive during his visit to the site and that this wasn’t considered during staff’s site plan review. The connector drive provides secondary access to Stratford Village. He also noted that there is future work being planned for Independence Village and the status of this connector drive could also be reviewed at that time.
Kristin Riddle, an architect with the Three Rivers Corporation, presented on behalf of the petitioner. She noted that the north addition will serve to expand the short term rehab facilities and to provide gym and rehab space. Ten new beds will be added to this wing. The south addition will serve to add ten new beds to the section of the facility that serves residents with dementia. Riddle stated that the proposed elevations will tie in with the existing façade of the facility. She noted that the proposed 15 additional parking spaces located on the south end of the site would create a total of 91on-site parking spaces, meeting zoning ordinance standards. This new parking would mostly accommodate staff and overflow parking needs.
Commissioner Pnacek asked about the approximate distance of the easternmost new parking space to the driveway entrance off of Rockwell Drive. Riddle stated that the distance is at least 30 feet. Pnacek also inquired if there is a speed limit posted on site. Riddle replied that there was not. Pnacek expressed safety concerns related to vehicles backing out of these parking spaces into two-way traffic and in near proximity to the site’s main entrance. Riddle replied that this is a valid concern and would be considered. Commissioner Senesac stated that if there were 9 additional parking spaces, an additional barrier-free parking space would be required for the site. He noted that, because Stratford Village serves seniors and individuals with mobility issues, it would be beneficial to add an additional barrier-free parking space. Riddle replied that she has not been informed that additional barrier-free sites are needed and would have to defer to representatives with Mid Michigan Health regarding this issue. Brian Buckingham, Chief Financial Officer for Mid Michigan Home Care stated that, by practice, generally spots closest to the entrance of facilities are reserved as barrier-free. He has not heard any concerns by patrons or residents that additional barrier-free spaces are needed, but this may be addressed when the parking lot is resurfaced.
No comments were provided in support or against the proposal and the public hearing was closed.
Commissioner Pnacek stated that he is comfortable with the site plan and sees no reason not to vote on this tonight. Commissioner Hanna expressed concern regarding the connector drive between Stratford Village and Independence Village and its ability to accommodate emergency vehicular access if cars are parked in this location. Kaye stated that the Commission could add a condition that all fire lanes be appropriately signed or that parking along this connecting road be prohibited.
A motion was made by Heying to waiver the procedural requirements for a second meeting. The motion was seconded by Hanna and approved unanimously.
Motion by Senesac and seconded by Heying to recommend to City Council the approval of Site Plan No. 316 initiated by Three Rivers Corporation on behalf of Mid Michigan Health for site plan review and approval of a 20 bed addition at Stratford Village, located at 2121 Rockwell Drive with the following contingencies:
1. Final stormwater design detail shall be provided to the satisfaction of the City Engineering Department.
2. Water service to the satisfaction of the City Engineering and Utility Departments shall be provided and appropriate utility easements conveyed to the City of Midland.
3. A final soil and sedimentation control plan shall be submitted to the City Building Department.
4. That all required parking lanes on the property be appropriately signed and parking thereon be prohibited to the satisfaction of the City Fire Department.
YEAS: Hanna, Heying, McLaughlin, Mead, Pnacek, Senesac, and Stewart
ABSENT: Tanzini, Young
4. Old Business
5. Public Comments
6. New Business
8. Report of the Chairperson
9. Report of the Planning Director
Brad Kaye informed the Commission that the City Council approved both the Conditional Use permit for the property on Sam Street and the zoning text amendments at their meeting the previous evening. There were no public comments provided regarding either of these cases.
10. Items for Next Agenda – April 23, 2013
a. Zoning Petition No. 585 by A-1 Storage to rezone property at 4120 Isabella Street – public hearing.
Motion by Senesac, seconded by Stewart to adjourn at 7:44 pm. .
C. Bradley Kaye, AICP
Director of Planning and Community Development
MINUTES ARE NOT FINAL UNTIL APPROVED BY THE PLANNING COMMISSION