CASCO TOWNSHIP PLANNING COMMISSION
REGULAR MEETING MINUTES
MARCH 15,2011
Present: Members Joe Stevens, Eric Reeve,William Ruemenapp, Wayne Baumgarten, Jennifer Andersen, Joe Stevens and Susan Macker; also present Township Planner Rod Arroyo, Mr. Boyd and Mr. Clancy.
Absent: Member Kathy 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 – JANUARY 18, 2011
It was moved by member Reeve and seconded by member Baumgarten that the minutes of Regular meeting held on January 18, 2011, be approved as presented.
Ayes: Members Stevens,Reeve,Ruemenapp, Baumgarten, Andersen and Macker
Nays: None
The motion carried
4.) APPROVAL OF AGENDA:
Chairman Ruemenapp moved to amend the agenda by adding a second topic under UNFINISHED
BUSINESS; specifically GUN SALES ORDINANCE.
A motion was made by Member Andersen to approve the agenda as amended. Supported by Member Eric Reeve.
Ayes: Members Stevens,Reeve,Ruemenapp, Baumgarten, Andersen and Macker
Nays: None
The motion carried.
5.) COMMUNICATIONS
Chairman Ruemenapp advised Planning Commission members that under the guidance of Attorney Deloski; the township board has deleted THE PUBLIC GATHERING ORDINANCE. Therefore, Casco Township currently has no ordinance for public gathering!
Eric Reeve passed out copies of an e-mail advertising the upcoming “suckerfest”, pointing out that the date listed was incorrect. The correct date is Sunday May 1st, 2011.
Joe Stevens arrived at 7:05 p.m.
6.) DISCUSSION FROM THE FLOOR
Mr. Gene Boyd addressed the commission regarding opening a new business in the ROBERT CLANCY EXCAVATING building on 26 Mile Road. Mr. Boyd described his business as a power tool battery repair facility. He takes in old batteries; opens them up and replaces the old cells with new ones; then spot welds them together with a cold spot welder.(No heat can be used on a nicad battery) The welder is a small table top unit with heads as small as the point of a pin. The heads touch a nickel strip that welds them together in a series. The cells are then placed back into the battery casing.
Mr. Boyd further explained the need for this service: since the newest tools contain lithium ion batteries the older nicad batteries are slowly becoming obsolete. Many workman have arsenals of tools that use nicad batteries. Using rebuilt batteries saves about 50% over the cost of new batteries and there is no need to replace their tools. This has created a market for what he does.
80 to 90 % of Mr. Boyd’s business is rebuilding/remanufacturing batteries. Most often batteries are dropped off, then mailed back free of charge when repair is completed. He also sells new batteries.
Chairman Ruemenapp had a conversation with Mr. Boyd several weeks ago about the possibility of “selling batteries” in the industrial zone. Ruemenapp explained that retail is not allowed in the industrial zone. Mr. Boyd then stated he also remanufacturers batteries.
Ruemenapp speculated that a remanufacturing business and a sales counter, the two being related; may be a reasonable case to submit for a special land use. Mr. Boyd was invited to address the committee.
Township Planner Rod Arroyo was given a heads up by Chairman Ruemenapp as to Mr. Boyds intentions and was asked to prepare comments :
Mr. Arroyo questioned the percentage of walk-in retail business.
Mr. Boyd estimated from 2 – 10 drop offs per day, adding that it varies; but is minimal at best. He
further explained that he offers “one-way mailing” which he described as mailing
remanufactured batteries back to his customers free of charge. Other batteries sent for repair
are mailed IN and out.
Mr. Clancy joined the meeting at 7:20
Mr. Arroyo stated that the key issue is what type of approval is needed. Retail can be permitted by the planning commission as a special land use if it meets one of the following two standards. Retail uses which have an industrial characteristic retail-outdoor( such as lumberyards) or retail uses which serve and convenience the establishments and employees of the industrial region.
Mr.Arroyo continued: You may be able to get the land use as long as business plan is consistent with either standard.
He added these comments:
If majority of foot traffic coming by is people dropping off product, in Mr. Arroyo’s opinion, that does not describe a retail business.
If Mr. Boyd’s business in fact operates as he describes; and he is clear with these conditions; then it has to be limited to operate with minimal retail traffic.
If things ever change in regard to retail intensity, then the site plan must be resubmitted.
The fact that the site plan does offer enough parking for additional business
Mr. Boyd pointed out his industrial connection by representing secured contracts for rebuilt
batteries from Ira Twp Fire Dept and others. To which Mr. Arroyo responded represents wholesale
business.
To move forward ,Mr. Boyd was asked to submit in writing what he anticipates his operation will be, what he anticipates walk-in traffic will be, and provide a general business plan. Like a zoning compliance permit, it shows that what they are doing is consistent with the ordinance. By doing so, The township and applicant are both clear level of activity and on what is being asked for.
To avoid enforcement issues, the applicant must submit on average( within a reasonable range) the level of activity. Mr. Boyd will be put on notice that If retail increases the site plan must be resubmitted.
Further discussion between committee and Mr. Boyd addressed the following:
The number of employees: 2
Advertising: from website, on the internet and THE THUMB PRINT NEWS.
150 people would trigger new permit
No toxic materials are involved
No disposal of old batteries necessary.
No shipping issues, no HAZMAT restrictions, no lead acid in inventory, no spent acid to dispose of.
No modification will be made to existing workspace, operation will be absorbed into current space.
Truck traffic is mostly from UPS, FED EX , postal service mailings are acceptable.
A letter to be submitted by Mr. Boyd and acknowleged by Mr. Clancy to township requesting a Certificate of Occupancy.
All discussion closed & Mr. Boyd and Mr Clancy then left the meeting
7.)PUBLIC HEARING:
There was no hearing
8.) UNFINISHED BUSINESS
A Master plan:
Discussion returned to Master Plan which was worked on minimally last fall and put on hold until Spring.
Arroyo prepared and distributed a potential outline based on past discussion. This plan may differ from those in the past; focusing on ADAIR ; and possibly doing a more detailed area plan on how that could develop. The existing ordinance does not allow this to happen. The commission must come up with a vision through it’s plan; then follow up with an amendment to the existing ordinance which will allow it. The area plan for ADAIR would include a more enlarged concept for the boundary of what would be the commercial center, supplemented with sketches and 3-d modeling. Doing so would create a more “visual” plan to better facilitate public input and action.
Referring to past discussion Mr. Ruemenapp pointed out that ordinances in Adair must be updated to accomplish the goal of creating a “hamlet” type setting. Updating other ordinances will make it easier and more conducive to business development. Also mentioned updating borders and circumference of surrounding areas on the community map.
The expense for proceeding with this project was reworked by Mr. Aroyyo and has been submitted with a final cost of $7500.00 due in 5 monthly installments of $1500.00 each.
The next step; if township approves the cost of the project, would be the preparation of documents and scheduling input.
Mr. Rumennapp suggested that Rod communicate with Supervisor Holk and the township board regarding the new cost of the project.
Discussion ensued about expense of project verses potential gains resulting in the following motion:
Motion by Joe Stevens to recommend township board moves forward to consider and approve the scope of services outlined. Supported by Jennifer Andersen
Ayes: Members Stevens, Reeve, Ruemenapp,Baumgarten, Andersen and Macker
Nays: None
The motion carried.
9.) NEW BUSINESS
B. GUN SALES IN BUSINESS DISTRICT
Attorney Mr. DuBay reviewed the proposed firearms ordinance and sent back a communication. Mr. Ruemenapp discussed it with Rod who updated the industrial district ordinance instead. Discussion was had further clarifying the modest amendments needed to proceed. Mr. Arroyo will report on these next month and a public hearing will be set after review.
10.) PLANNER’S REPORT
There was no planner’s report.
11.) REPORT FROM COMMITTEES
It was mentioned that three committee members attended a workshop about medical marihuana. Most communities are at a loss with this issue and await Supreme Court action and clarification through Federal law to act.
12.) ADJOURNMENT
Mr. Baumgarten made a motion to adjourn at 8:18 p.m. Seconded by Jennifer Andersen
Ayes: all members
The motion carried