DRAFT
MINUTES
CASCO TOWNSHIP PLANNING COMMISSION
REGULAR MEETING
APRIL 17, 2007
Present: Members Kathy McKenzie, Joe Stevens, Eric Reeve, William Ruemenapp, Wayne Baumgarten, Mike Czenkus, and Denise Page; also present Township Planners Wenk and Pawlik, and Lyle Thueme, David Dunn, Sean Henderson, Jeff Horner, James Lemieux, James Tranchida, James Marker, Rhea Wolf, Christopher Waelens, and a number of interested citizens
Absent: None
1. CALL TO ORDER
The meeting was called to order at 7:00 p.m., by Chairman Ruemenapp.
2. PLEDGE TO THE FLAG
The Pledge to the Flag was recited.
3. APPROVAL OF MINUTES - March 20, 2007
It was moved by member Stevens and seconded by member McKenzie that the minutes of the Regular Meeting held on March 20, 2007, be approved as presented.
Ayes: Members McKenzie, Stevens, Reeve, Ruemenapp, Baumgarten, Czenkus, and Page
Nays: None
The motion carried.
4. APPROVAL OF AGENDA
It was requested that No. 9, A be moved between No. 8, A and No. 8, B.
It was moved by member Stevens and seconded by member Page that the agenda be approved as amended.
Ayes: Members McKenzie, Stevens, Reeve, Ruemenapp, Baumgarten, Czenkus, and Page
Nays: None
The motion carried.
5. COMMUNICATIONS
It was reported that a communication had been received from Lenox Township stating that they are working on their Master Plan and they would welcome comments.
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6. DISCUSSION FROM THE FLOOR
There was no Discussion From The Floor
7. PUBLIC HEARING
A. REZONING OF TOWNSHIP PROPERTY FROM AG TO ROS
Planner Wenk stated that the Casco Township owned property on Meisner Road is being considered for rezoning from AG (Agriculture) to ROS (Recreation Open Space). She stated that the township is planning on turning this property into a park at a later date.
The Public Hearing was opened at 7:05 p.m.
Mr. Lyle Thueme asked what would happen to property values and the tax rate if this change is made.
The Planning Commission stated that they didn‘t think there would be a change, and that they felt a park would be beneficial to the people living around it.
Mr. Thueme stated that he thought it would be a problem, and he would be living in the middle of it.
The Planning Commission asked if he had ever seen problems in other areas that had parks.
Mr. Thueme stated that he only worried about his area.
The Planning Commission stated that a park would not be opened now as they have no security for it. They also stated that the county passed a millage several years back. They collected money from everyone in the county. If a township doesn‘t have a plan to use the money, the county keeps it. Casco Township now has $70,000 to $80,000. Casco does have a plan, and money will be applied for at a later date perhaps as matching funds.
Mr. James Lemieux stated that he had told Supervisor Holk about the land being for sale. He stated that he felt a park would help property values. He also stated that he didn‘t think any action on a park would be taken without citizen input.
Mr. James Tranchida asked if the zoning was changed would it change what happens on the property. He also asked if it would be open to everybody. He asked who would police the area and if people would need a permit to use it.
The Planning Commission stated that planning like that is a long way off. The Township will probably form a committee of interested citizens. The Township will let the citizens know before they do anything.
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Mr. Lemieux asked why they are changing the zoning now if no plan is going to made for years and what would it do to the property.
The Planning Commission stated that rezoning to ROS would made use of the property more restrictive and probably harder to sell. ROS use was put in the Master Plan. This would make our maps correspond.
Mr. Lemieux asked if the zoning was changed, can anyone go on the property now.
The Planning Commission stated that no one would be able to go on the property until something is developed for it, and it will not be used for farming because you can‘t get grant money if it has been farmed during the past three years.
Mr. Lemieux stated that Supervisor Holk had asked him to put up no hunting and trespassing signs. He did see some hunters and asked them to leave as it was posted property.
Mr. James Marker stated that he lives in the township, so if the township owns the property he should be able to use it. If it is publicly owned land, the citizens should be able to use it.
The Planning Commission stated that it is publicly owned land, but it is not open land.
Mr. Tranchida asked who will tell people to leave.
The Planning Commission said the Township will if you contact them.
Mr. Tranchida asked if people could use the property now.
The Planning Commission stated that just because property is state or township owned, doesn‘t means it is open property.
Mr. Lemieux stated that Supervisor Holk said the property could not be opened now because the township does not have insurance to cover any accidents that might happen there.
Mr. Marker asked what if something happens between now and when you get insurance.
Mr. Tranchida asked if people could use it to run their dog or dogs or shoot skeet.
The Planning Commission stated that they didn‘t think it could be used for anything without township approval.
Mr. Tranchida stated that he felt if it is public land it is for public use. He said he could walk on sidewalks because they are for public use. If you call it recreation property and you have no guidelines,
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people will use it for anything they want. Who is to say what constitutes recreation?
The Planning Commission stated that they didn‘t think zoning had anything to do with current use.
Mr. Lemieux asked if it is in the land bank right now.
The Planning Commission stated they think it is just vacant right now.
Mr. Lemieux asked what it would hurt if it stays agricultural zoning.
Planner Wenk stated that the ordinance says the Planning Commission must approve a site plan before it can be approved for recreational activities. The Township will have to submit a site plan.
Mr. Tranchida asked if it had to be changed now. He asked if they could wait until there is a plan.
Planner Wenk stated that zoning has to be in place before a plan is submitted.
Mr. Tranchida stated that he and the neighbors don‘t have fences, so we would be liable too if something happens. No one in Casco seems to know about this land now, but if you advertise changing the zoning, people will want to use it now. Right now it is quiet and nice.
Mr. Marker asked if the Township owns property on St. Clair Highway.
The Planning Commission stated they have about 10 acres there.
Mr. Marker asked if it run to Adair Road. He also asked if it will be a park.
The Planning Commission stated that there is not enough property there to have a park.
Ms. Rhea Wolf asked what the taxes on the property will be if it is rezoned.
The Planning Commission stated that the Township does not pay taxes on their property.
Ms. Wolf stated that if there is a park, it will need 10 -foot fences to keep trash away from the neighbors.
The Planning Commission stated that the site plan would address things like that, and that there will be public hearings before a park plan is approved.
Ms. Wolf stated that the Township would have to keep someone there to make sure there are no problems.
The Planning Commission stated that maintenance would be addressed.
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Mr. Tranchida asked when the Commission was planning to change the zoning.
The Planning Commission stated that if they decide tonight to recommend the change, it will go to the Township Board for approval.
Mr. Tranchida stated that he thought a park was great, but thought the Planning Commission shouldn‘t change the zoning until a plan was ready.
The Planning Commission stated that when they recommended it to the Township Board, they would check to see if people can access the property.
Mr. Lemieux stated that Supervisor Holk told him the property would have to have cyclone fencing for insurance purposes, and it might be years off before a park is there.
The Planning Commission stated that fencing would depend on what type of park it will be.
Mr. Lemieux stated he would rather see if a township park instead of a state park. He said all of the neighbors would have to help by watching and reporting any problems. He stated that he had had problems on his own property with hunters.
Mr. Tranchida said that years ago a lot of sand was hauled away from that property.
Mr. Christopher Waelens asked if there would be a gate to keep people out.
The Planning Commission stated that would be up to the Township Board.
Mr. Waelens stated that if the Township Board were to approve the rezoning, a notice would be published, and people would see the notice and want to use the land now.
Mr. Tranchida said if he saw such a notice and wanted to ride his horse there or hunt there, he would.
It was moved by member Baumgarten and seconded by member Czenkus that the Public Hearing be closed at 7:40 p.m.
Ayes: Members McKenzie, Stevens, Reeve, Ruemenapp, Baumgarten, Czenkus, and Page
Nays: None
The motion carried
The Planning Commission stated that a committee will be formed when the township decides to develop the park. They stated that they could rezone the property later, but since it is their intent to follow the master plan, it probably should be done now.
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It was moved by member Stevens and seconded by member McKenzie that the Planning Commission recommend approval of rezoning the Township Property from AG to ROS.
Ayes: Members McKenzie, Stevens, Reeve, Ruemenapp, Baumgarten, Czenkus, and Page
Nays: None
The motion carried.
8. UNFINISHED BUSINESS
A. SCS ENGINEERING PROPOSED GAS STATION - AMENDED SITE PLAN
Planner Wenk stated that they are recommending approval of the amended site plan subject to the following items being addressed:
4. B. Correspondence from the Applicant‘s Engineer indicates that a drainage plan will be submitted.
Planner Wenk stated that this provision should be part of the approval.
4. F. Note on the site plan that all uses in the future tenant space will be of a retail nature. This note should be added to the plans.
Mr. Horner stated that this has been done.
5. Sheet 1 still indicated 12 spaces are required and 12 spaces have been provided for gas. This site data should be updated to 14.
Mr. Horner stated that this has been done.
6. The applicant should explain the discrepancy in the light fixtures.
Mr. Horner stated that the model numbers have been changed by the manufacturer. He stated that they will be shielded lights, and specs will be included in the site plan.
The Planning Commission asked about the water line.
Mr. Horner stated that the Health Department has the application for approval and changes will be made if necessary to get approval.
Planner Wenk recommended approval with the conditions that are still applicable.
It was moved by member Page and seconded by member McKenzie that the amended site plan for SCS Engineering proposed gas station be approved with the following:
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Planner‘s review
Appropriate drainage review
Fire Department review
Waiver on façade
Ayes: Members McKenzie, Stevens, Reeve, Ruemenapp, Baumgarten, Czenkus, and Page
Nays: None
The motion carried.
9. NEW BUSINESS
A. XTRA STORAGE SITE PLAN - SEAN HENDERSON
Planner Wenk stated that they are recommending approval sub ject to the following items being addressed:
2. The required number of plantings on the berms should be calculated based off the length of the property line that abuts the residential and public roadway, not the length of the berm, therefore the number of plantings for said greenbelts is insufficient.
Mr. Dunn stated that this has been done.
3. The length of the parking lot and island should be revised. End island length should be two (2) foot shorter than the length of a parking space. The radius of the end island should also be revised. Consult the diagram in Section 13.05B.15 for details.
Mr. Dunn stated that this has been done.
4. The proposed sign appears to meet the setback requirements of Section 13.01.G but further information under a separate sign permit will be needed for proper sign approval.
Mr. Dunn stated that this will be done.
5. Per Section 13.22.1, all building sides facing a public road must be constructed of masonry building materials. Based on the two elevation pages included within the site plan package, it is unclear what materials are to be used on the proposed buildings. These pages should be revised with color elevations clearly depicting masonry materials for all building sides facing Marine City Highway. This includes the 3,000 and 4,000 square-foot buildings.
Mr. Dunn stated that this has been done. The buildings will be split faced block or brick masonry of a light brown color with a red roof and gutters.
6. It is unclear what will be stored in the 6,000 square feet of continuous storage space of the proposed
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7,000 square foot storage building. The applicant should indicate what would be stored in this area. If large equipment is to be operated in this building or anywhere else on the property, it must be disclosed per Section 13.14.1.B.25.
Mr. Henderson stated there would be space for the rental office, and storage of maintenance equipment, and large items that would required to be stored in a heated space. A note has been added to the site plan.
The Planning Commission asked if there would be S1 or S2 storage. They stated the township inspector has asked for this information.
Mr. Dunn stated that information would be on the building plans.
7. The Applicant should be aware that the future phase of storage buildings is not being reviewed or approved at this time. They should be removed from the approved final site plan to avoid any confusion.
Mr. Dunn stated that this has been done.
Planner Wenk stated they are recommending approval subject to Planner‘s review and an approved drainage review.
It was moved by member McKenzie and seconded by member Page that the XTRA Storage Site Plan be approved subject to Planner‘s review and an approved drainage review.
Ayes: Members McKenzie, Stevens, Reeve, Ruemenapp, Baumgarten, Czenkus, and Page
Nays: None
The motion carried.
8. UNFINISHED BUSINESS
B. AMENDMENT TO ZONING ORDINANCE ARTICLES 13 & 15
The Planning Commission and Planner Wenk discussed the proposed amendment.
It was moved by member McKenzie and seconded by member Baumgarten that the amendment to Zoning Ordinance Articles 13 and 15 be recommended to the Township Board for approval.
Ayes: Members McKenzie, Stevens, Reeve, Ruemenapp, Baumgarten, Czenkus, and Page
Nays: None
The motion carried.
9. NEW BUSINESS
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B. DISCUSSION OF ZONING ORDINANCE SECTION 13.20
The Planning Commission and Planner Wenk discussed Zoning Ordinance Section 13.20. They discussed performance bonds for commercial buildings. The Commission stated they would like to review this section and possibly look at what other townships are doing.
10. PLANNER'S REPORT
There was no Planner‘s Report
11. REPORT FROM COMMITTEES
It was stated that the joint meeting of the Township Board, the Planning Commission, the ZBA, and the Township Planners scheduled for May 15, 2007, may not take place if there are a large number of items on the agenda. Notices will be sent out. It was stated that right now it looked like there might only be one item -- extension of a site plan for Mr. Meldum.
Planner Wenk reported that Supervisor Holk seemed disinclined to pursue the trailer park ordinance amendments, but Attorney Dubay said the Township might be in a better place if they have these in place before someone comes in and wants to put in a trailer park.
It was stated that the annual breakfast hosted by emergency services will be held on May 18, 2007. Interested members should check with the township offices.
12. ADJOURNMENT
It was moved by member Baumgarten and seconded by member Czenkus that the meeting adjourn at 8:55 p.m.
Ayes: Members McKenzie, Reeve, Ruemenapp, Baumgarten, Czenkus, and Page
Nays: None
The motion carried.
