MINUTES
CASCO TOWNSHIP PLANNING COMMISSION
REGULAR MEETING
JANUARY 22, 2008
Present: Members Joe Stevens, Eric Reeve, William Ruemenapp, Wayne Baumgarten,
Mike Czenkus, and Denise Page;also present Planner Heidi Hannan, Raymond
Hodges, Susan Hodges, Roland Suess, and Paul Eckhout
Absent: Kathie McKenzie
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 - December 13, 2007
It was moved by member Page and seconded by member Stevens that the minutes
of the Regular Meeting held on December 13, 2007,
be approved as presented.
Ayes: Members Stevens, Reeve, Ruemenapp, Baumgarten, Czenkus, and
Page
Nays: None
The motion carried.
4. APPROVAL OF AGENDA
It was moved by member Stevens and seconded by member Page that the agenda
be approved as submitted.
Ayes: Members Stevens, Reeve, Ruemenapp, Baumgarten, Czenkus, and Page
Nays: None
The motion carried.
5. COMMUNICATIONS
It was reported that a communication from the SSOE had been received stating
a drainage plan for the Casco Convenience Center still has not been approved.
6. DISCUSSION FROM THE FLOOR
There was no Discussion From the Floor
7. PUBLIC HEARING
A. Raymond Hodges - Special Land Use
It was reported that an unsigned letter opposing the special land use and
pictures of various properties in the township where commercial vehicles are
parked had been received.
January 22, 2008
Page 2
Planner Hannan outlined issues that needed to be addressed prior to approval
of the Special Land Use.
The Public Hearing was opened at
7:23 p.m.
Mr. Eckhout stated that he owned the property next to Mr. Hodges and was
planning on building a house on it sometime in the future. He stated that
the owners on both sides of his property had been slowing encroaching on his
property. He also stated that he had seen an attorney who had written a letter
to the property owners, but he thought the language used was too strong so
he had talked to them about it instead of giving them the letters. He stated
that he knew what Mr. Hodges had buried behind his house and in his woods.
He said he was concerned about customers coming and going from the Hodges
property and the possibility of Mr. Hodges putting out a business sign. He
further stated that he would hire an attorney if necessary to fight this special
land use.
Mr. Hodges stated that he had hauled a lot of things out that had been
buried on his property by the previous owner. He also stated that he only
wanted to park his truck in his barn and didn‘t want a sign.
Mr. Eckhout stated that he didn‘t want any more of his property to
disappear. He also stated that after he talked to his other neighbor, he
moved everything to the other side of his property.
The Planning Commission asked Mr. Eckhout if he thought parking a truck in
his neighbor‘s barn would be detrimental to his property.
Mr. Eckhout said he thought it would be if people are coming and going and
there is a business sign posted.
Mr. Hodges stated that he needs to keep his truck from freezing, and it will
be in the barn with no waste in it.
The Planning Commission stated that Mr. Hodges wants to keep his truck in
the barn to keep it from freezing. They asked Mr. Eckhout if he was opposed
to this.
Mr. Eckhout stated that he was basically opposed to this.
The issues from the Township Planner were discussed.
B. The Planning Commission should determine if this proposal meets the
intent of this limited business use standard. The frequency of
truck traffic should be discussed.
Mr. Hodges stated that he tries to arrange his jobs so that he only has to
come and go once a day.
Mr. Eckhout asked Mr. Hodges what he does if he does not fill his truck. He
asked if he dumps the waste or brings it back to the barn.
Mr. Hodges stated that he dumps the truck and doesn‘t bring it back to the
barn until it is empty.
The Planning Commission asked how many trips a week Mr. Hodges makes.
Mr. Hodges stated that during peak times he usually takes the truck out 3 to
5 days a week.
The Planning Commission asked if Mr. Hodges uses the same route to leave his
property all the time.
January 22, 2008
Page 2
Mr. Hodges stated that he lives in the middle of the mile so he comes and
goes from both directions.
The consensus of the Planning Commission was that the proposal met the
intent of the limited business use standard.
C. As noted above, the tanker will be stored inside the barn. The
Applicant should provide additional information about any additional
equipment or materials related to the business that will be on the site and
where they will be stored if applicable.
Mr. Hodges stated that there is no other equipment, everything is
self-contained on the vehicle.
It was asked if Mr. Hodges had any outdoor fuel storage or a diesel tank.
Mr. Hodges stated that he had a diesel tank for his tractors with off road
fuel.
F. The applicants shall confirm that the area of the barn dedicated to
business activities is less than the total floor area of the home.
Mr. Hodges stated that the area used in the barn would be approximately 12
feet by 42 feet.
Mr. Eckhout asked Mr. Hodges if he stored any other work things in the barn.
Mr. Hodges stated that he had nothing else.
The Planning Commission asked where maintenance on the truck is done.
Mr. Hodges stated that it is a new truck and maintenance is done by the
company he purchased it from. He stated that he does change the oil, but
washes the truck elsewhere and washes the tank at the disposal site.
Mr. Eckhout asked if any chemicals were used in the hoses.
Mr. Hodges stated that he uses only water to wash them out.
H. One, non-illuminated sign, no larger than 11 square feet, and stating
only the name of the business or profession of the owner/operator
shall be displayed flat against the wall of the building.
Mr. Hodges stated that he did not want a sign.
Mr. Eckhout stated that he had no problem if the property stays
residential. He stated he would have a problem with a sign or if chemicals
are used.
K. A paved parking area would be required for the limited business use
unless the Planning Commission finds the tanker weighs less than a two
axle truck when empty.
It was stated that Mr. Hodges‘ truck weighs 24,000 pounds when empty and has
plates for 57,000 pounds.
The consensus of the Planning Commission was that paving would not be
required.
January 22, 2008
Page 4
K. The use of a gravel driveway and parking area would not create excessive
noise, dust, or other negative impacts that might affect adjacent
properties.
The Planning Commission stated that they understand Mr. Hodges makes about
100 trips out and in each year. They stated that issues such as noise,
dust, odor and other negative impacts can be addressed in the special land use.
Mr. Eckhout stated that this area is growing good. He said that when he
bought his property there were only a few nice homes in the area, but it is
growing into a beautiful area.
3. The mortgage survey submitted with the Hodge‘s application does not meet
township standards of a site plan.
The Planning Commission asked if Mr. Eckhout was opposed to the special land
use.
Mr. Eckhout stated if there is no smell and no sign, he is not opposed to
the special land use.
It was moved by member Baumgarten and seconded by member Page that the
Public Hearing be closed at
8:29 p.m.
Ayes: Members Stevens, Reeve, Ruemenapp, Baumgarten, Czenkus, and Page
Nays: None
The motion carried.
The Planning Commission and Planner Hannan discussed the possibility of
using the mortgage survey as a site plan since there is no new building or
addition to a building being considered.
Planner Hannan stated that under the existing ordinances, the Planning
Commission could waive an engineered site plan if they feel the mortgage
survey is sufficient.
It was moved by member Stevens and seconded by member Page that Raymond
Hodges‘ site plan and Special Land Use be approved with the following
conditions:
Paving of the driveway is not necessary
Business is limited to one truck with a GVW not to exceed 60,000 lbs.
Portion of barn being used not to exceed 600 square feet
No waste on site
If complaints are registered by township residents in regard to excess
noise, dust, odor, or other negative impacts, the Special Land
use will require reconsideration as outlined in the Planner‘s report dated
December 5, 2007.
The Planning Commission finds a mortgage survey is sufficient for a site
plan for the Special Land Use because of the following
considerations:
1. All structures are already in existence
2. No alteration to structures or yard are needed
3. Both structures were built with building permits
4. Applicant is only using a portion of the existing barn.
Applicant has said there will be no sign on the premises.
The vehicle will always be stored inside the barn.
January 22, 2008
Page 5
Ayes: Members Stevens, Reeve, Ruemenapp, Baumgarten, Czenkus, and Page
Nays: None
The motion carried.
Mr. & Mrs. Hodges and Mr. Eckhout left the meeting at
8:58 p.m.
8. UNFINISHED BUSINESS
A. ORDINANCE #30, ARTICLE 13, SECTION 13.20 PERFORMANCE GUARANTEE
The Planning Commission and Planner Hannan discussed the proposed
amendments.
It was proposed that language be added to indicate the bond would be
forfeited if the timelines were not met.
It was moved by member Stevens and seconded by member Baumgarten that
Ordinance #30, Article 13, Section 13.20 Performance Guarantee as amended be
recommended to the Township Board for approval.
Ayes: Members Stevens, Reeve, Ruemenapp, Baumgarten, Czenkus, and Page
Nays: None
The motion carried.
9. NEW BUSINESS
A. Election of Officers
The position of Chairman was opened for nominations.
Member Stevens nominated Member Ruemenapp for Chairman. Member Page
seconded the nomination.
It was stated that the Planning Commission could nominate the current slate
of officers in one motion if they wished.
It was moved by member Stevens and seconded by member Baumgarten that the
current slate of officers be nominated for reelection.
It was moved by member Czenkus and seconded by member Page that nominations
for officers be closed and the current slate of officers be elected by
acclimation.
Ayes: Members Stevens, Reeve, Ruemenapp, Baumgarten, Czenkus, and Page
Nays: None
The motion carried.
B. ZBA Representative
It was moved by member Stevens and seconded by member Baumgarten that
William Ruemenapp be appointed as ZBA representative
January 22, 2008
Page 6
Ayes: Members Stevens, Reeve, Ruemenapp, Baumgarten, Czenkus, and Page
Nays: None
The motion carried.
C. Meeting Dates
It was moved by member Stevens and seconded by member Czenkus that the
Regular Meetings of the Planning Commission be held at
7:00 p.m., in the Casco Township Hall,
4512 Meldrum Road, Casco, Michigan, on the third Tuesday of the month
as follows:
February 19, 2008
June 17, 2008
October 21, 2008
March 18, 2008
July 15, 2008
November 18, 2008
April 15, 2008
August 19, 2008
December 16, 2008
May 20, 2008
September 16, 2008
January 20, 2009
Ayes: Members Stevens, Reeve, Ruemenapp, Baumgarten, Czenkus, and Page
Nays: None
The motion carried.
10. PLANNER'S REPORT
There was no Planner‘s Report
11. REPORT FROM COMMITTEES
Member Stevens reported that he would be attending a MTA dinner
on Thursday
12. ADJOURNMENT
It was moved by member Baumgarten and seconded by member Stevens that the
meeting adjourn at
9:23 p.m.
Ayes: Members Stevens, Reeve, Ruemenapp, Baumgarten, Czenkus, and Page
Nays: None
The motion carried.