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
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    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.
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    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
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    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
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        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
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        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.


 



 

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