MINUTES
CASCO TOWNSHIP PLANNING COMMISSION
REGULAR MEETING
JUNE 20, 2006
Present: Members Joe Stevens, William Ruemenapp, Wayne Baumgarten, Mike Czenkus,
and Denise Page; also present Township Planner Wenk, James Ewald and Susan
Coppens
Absent: Kathy McKenzie and Eric Reeve
1. CALL TO ORDER
The meeting was called to order at 7:02 p.m., by Chairman Ruemenapp.
2. PLEDGE TO THE FLAG
The Pledge to the Flag was recited.
3. APPROVAL OF MINUTES - May 16, 2006
It was moved by member Page and seconded by member Baumgarten that the minutes
of the Regular Meeting held on May 16, 2006, be approved as presented.
Ayes: Members Stevens, 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, Ruemenapp, Baumgarten, Czenkus, and Page
Nays: None
The motion carried.
5. COMMUNICATIONS
A letter about concerns of safety and health issues at Wolverine was presented.
Supervisor Holk will look into the complaints.
It was mentioned that Planner Wenk had sent an issue of the Planning Connection
to Planning Commission members.
June 20, 2006
Page 2
A letter from St. Clair County stating they are reviewing their Master Plan was
presented. It was stated that a disk containing their Master Plan had been
received, and it would be available at the Township Offices if anyone wanted to
review it. The Commission discussed how the county Master Plan affects the
townships.
6. DISCUSSION FROM THE FLOOR
There was no Discussion From the Floor
7. PUBLIC HEARING
There was no Public Hearing
8. UNFINISHED BUSINESS
. There was no Unfinished Business.
8. NEW BUSINESS
A. CORN MAZE AND U-PICK PUMPKINS AGRITAINMENT FARM SITE PLAN & SPECIAL USE
Planner Wenk recommended approval of the special land use and site plan subject
to the following items being addressed.
1. The use is similar to other special land uses in Casco's AG district, and is
classified as a special land use.
2. The Planning Commission must make a finding that the proposed special land
use meets the general review standards for all special land uses.
It was the consensus of the Commission that the proposed use does meet the
standards for a special land use.
3. The plan should note the following requirements:
* Minimum lot area = 5 acres;
* Minimum lot width = 200 feet;
* Maximum lot coverage = 10%
* Minimum front yard setback = 140 feet from the Lindsey Road centerline;
* Minimum side yard setback = 15 feet; and
* Minimum rear yard setback = 35 feet.
June 20, 2006
Page 3
The Applicants stated that this would be included on the site plan.
4. The site plan should be revised to illustrate 25-foot parking lot setbacks
from the property lines and the Lindsey Road right-of-way
The Applicants stated that this would be included on the site plan.
It was suggested that the Applicant provide estimates of the maximum number of
anticipated visitors as well as the approximate number of parking spaces that
will be accommodated in the grass parking area.
The Applicants stated they are estimating 25 cars at a time with approximately
50 visitors. They also stated that they are not soliciting schools at this time.
Planner Wenk recommended that the site plan show where buses would be parked.
It was asked if handicapped parking spots were needed. Planner Wenk stated she
would look into that. The Commission stated that if the Applicants could get a
letter from an attorney stating they are not needed, that would be sufficient.
Where a parking lot is located adjacent to an AG district, a 3.5-foot high
landscaped berm must be provided. A greenbelt must be provided between the
parking lot setback line and the lot lines. Additional information (e.g.,
photographs) should be provided regarding existing landscaping, so that the
Planning Commission may determine to what extent existing landscaping may be
used to meet the Zoning Ordinance's planting/screening standards.
It was the consensus of the Commission that an existing vegetation credit would
be approved for the north and south lot lines. It was stated that a variance
from the ZBA would be needed if a berm was not put on the west boundary line.
The surface of the parking lot shall be constructed of concrete or bituminous
concrete surfacing.
The Applicants stated that they will be requesting a variance from the ZBA to
have a grass parking lot.
5. The site plan should be revised to note and/or illustrate that the standards
of Section 13.10 Corner Clearance will be met. At the intersection of Lindsey
and the proposed lane leading to the parking area, an unobstructed triangular
area should be provided, in order to ensure that drivers have a clear view of
oncoming traffic and can safely maneuver through the intersection. Cars should
not be parked on the grass in locations where they would interfere with driver
visibility.
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The Applicants stated that this would be noted on the site plan.
6. Required sign information must be submitted, either at the time of site plan
review or at a later date. A note should be added to the site plan verifying
that signs will meet the requirements of Section 13.08
The Applicants stated that they were planning on an unlighted 4 x 8 sign. They
indicated that they would get a permit for the sign and note it on the site
plan. They also stated they are planning on using temporary direction signs on
the roadways leading to the site.
It was noted that Casco's ordinance states there shall be no more than 4 signs
per mile. The Commission also stated that the Applicants should have permission,
in writing, from property owners permitting the signs on their property when
applying for a seasonal sign permit.
7. A note should be added to the site plan verifying that the standards of
Section 13.09 Exterior Lighting will be met.
The Applicants stated they are planning on using portable lights and they will
be noted on the site plan.
8. The following site plan contents are missing, and should be provided:
Site plan review application;
Legal description of the property; and
Location map.
The Applicants stated they would submit a review application and add the
description and location map to the site plan.
The Commission, the Township Planner, and the Applicants discussed the operation
on the site.
The Applicants noted they are planning on using porta johns for the customers.
They are also planning on having a tent where people can relax and they will be
selling canned pop and sealed snacks. They stated they would put the tent,
including lighting, on the site plan.
The Commission requested the applicants contact the Health Department to see
what requirements they would have regarding hand sanitizer or having water
available by the porta-johns, how many porta johns they should have available,
and requirements, if any, for the types of refreshments they plan on selling.
They stated that a letter from the Health Department and a note that the
Applicants would comply with the directives should be attached to the site plan.
The Applicants presented a list of proposed hours of operation. The Commission
agreed to the hours
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Page 5
proposed.
The Applicants stated they are planning to have no more than 10 adult employees,
mostly family members. They also stated they would have a parking attendant to
discourage parking on the road. The Applicants also stated that employees will
park in the driveway of their home.
It was recommended that the Applicants have a review of the proposed parking
facilities from the Fire Department before they present a request for a variance
from the ZBA.
The Commission requested the Applicants to furnish a plan for dust control.
10. The requirement for a grading and drainage plan may be waived by the
Planning Commission where small areas of impervious surfaces (less than 8,000
square feet) are proposed and it is clear that drainage from the site will not
negatively impact adjacent properties or internal site operations.
It was the consensus of the Commission that a grading and drainage plan be
waived if the parking area and drive is kept to less than 8,000 square feet.
11. The Applicant should note that a performance guarantee is required for
proposed site improvements, in accordance with Section 13.20 of the Zoning
Ordinance.
It was noted that if the variances are approved by the ZBA for the parking area
and berm, a performance bond may not be required.
It was moved by member Stevens and seconded by member Baumgarten that the Corn
Maze and U-Pick Pumpkins Agritainment Farm site plan be tabled until the July
18, 2006, meeting; and a Public Hearing be set for July 18, 2006, to discuss
their request for a Special Land Use.
Ayes: Members Stevens, Ruemenapp, Baumgarten, Czenkus, and Page
Nays: None
The motion carried.
B. DRAFT AMENDMENT TO ZONING ORDINANCE SETBACKS ILLUSTRATION (ELIMINATE 370-FOOT
MAXIMUM FRONT SETBACK)
Planner Wenk stated the amendment proposed to correct the graphic, eliminating
reference to a 370-foot maximum front yard setback. It was also requested that
the requirement of 100 feet between a house and a barn be considered at this
time.
It was moved by member Stevens and seconded by member Baumgarten that a Public
Hearing be held on July 18, 2006, to discuss the Amendment to the Zoning
Ordinance Setbacks Illustration (Eliminate
June 20, 2006
Page 6
370-Foot Maximum Front Setback).
Ayes: Members Stevens, Ruemenapp, Baumgarten, Czenkus, and Page
Nays: None
The motion carried.
C. DRAFT AMENDMENTS TO ZONING ORDINANCE ARTICLE 10 (FARM MACHINERY AND EQUIPMENT
SALES IN IND)
Planner Wenk stated the amendment proposed to remove farm machinery and
equipment sales from the list of principal permitted uses in the industrial
district. The use would then fall into the category of retail uses with an
industrial character in terms of their outdoor storage requirements, which are
permitted as a special land use in the district.
It was moved by member Stevens and seconded by member Baumgarten that a Public
Hearing be held on July 18, 2006, to discuss the Amendment to Zoning Ordinance
Article 10 (Farm Machinery and Equipment Sales in IND).
Ayes: Members Stevens, Ruemenapp, Baumgarten, Czenkus, and Page
Nays: None
The motion carried.
D. DRAFT AMENDMENT TO ZONING ORDINANCE ARTICLE 8 (GAS STATIONS AND AUTO REPAIR
IN B-2)
Planner Wenk stated that the proposed amendment attempts to eliminate ambiguity,
and proposes to classify motor vehicle fueling stations (i.e., gas stations) as
a principal permitted use and auto service centers (auto repair shops) as a
special land use in the B-2 district.
It was moved by member Stevens and seconded by member Baumgarten that a Public
Hearing be held on July 18, 2006, to discuss the Amendment to Zoning Ordinance
Article 8 (Gas Stations and Auto Repair in B-2).
Ayes: Members Stevens, Ruemenapp, Baumgarten, Czenkus, and Page
Nays: None
The motion carried.
E. DETACHED ACCESSORY BUILDINGS IN THE FRONT YARD
The Commission and Planner Wenk discussed a possible amendment to permit
detached accessory buildings in front of residences in the case of large lots
where homes have deep front setbacks. The
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Page 7
Commission requested Planner Wenk to bring a proposed amendment to the July 18,
2006, meeting.
The Commission stated that they had received a request to look into setbacks in
business zones. They requested Planner Wenk to check with other townships to see
what their requirements are.
10. PLANNER'S REPORT
Planner Wenk presented information on the Michigan Zoning Enabling Act. She
requested the Commission members read the information for further discussion at
the July meeting.
11. REPORT FROM COMMITTEES
It was reported that a communication had been received from the St. Clair County
Planning Commission offering membership to the American Planners Association. It
was also reported that the township would not pay for this membership.
Member Ruemenapp reported that information had been submitted from the township
to the insurance company on how many site plans and special land uses had been
approved or denied by the Planning Commission in the last three years. The
findings were as follows:
23 Site Plans considered:
Approved 20
Withdrawn 2
In Court 1
4 Special Land Uses considered:
Approved 1
Denied 1
Withdrawn 1
In Court 1
12. ADJOURNMENT
It was moved by member Baumgarten and seconded by member Czenkus that the
meeting adjourn at 9:28 p.m.
Ayes: Members Stevens, Ruemenapp, Baumgarten, Czenkus, and Page
Nays: None
The motion carried.