Livingston County Department of Planning

Transcription

1 Livingston County Department of Planning LIVINGSTON COUNTY PLANNING COMMISSION MEETING Wednesday, August 15, :30 p.m. Administration Building, Board of Commissioners Chambers 304 East Grand River, Howell, MI Agenda Kathleen J. Kline-Hudson AICP, PEM Director Robert A. Stanford AICP, PEM Principal Planner Scott Barb AICP, PEM Principal Planner 1. Call To Order 2. Pledge of Allegiance 3. Roll and Introduction of Guests 4. Approval of Agenda August 15, Approval of Meeting Minutes July 18, Call to the Public 7. Zoning Reviews A. Z Tyrone Township, Zoning Ordinance Amendment, Article 21 Supplemental District Regulations, Section Medical Marijuana Uses. B. Z Genoa Charter Township, Zoning Ordinance Amendment, Article 10 Planned Unit Development, and Article 25 Definitions. 8. Old Business 9. New Business Department Information Administration Building 304 E. Grand River Avenue Suite 206 Howell, MI (517) Fax (517) Reports A. Master plan review period B. Schedule public hearing for Livingston County Master Plan C. Schedule visits to local planning commissions D. Other 11. Commissioners Heard and Call to the Public 12. Adjournment Web Site co.livingston.mi.us

2 Livingston County Department of Planning M E M O R A N D U M TO: Livingston County Planning Commissioners and the Tyrone Township Board of Trustees Kathleen J. Kline-Hudson AICP, PEM Director Robert A. Stanford AICP, PEM Principal Planner Scott Barb PEM Principal Planner Department Information Administration Building 304 E. Grand River Avenue Suite 206 Howell, MI (517) Fax (517) Web Site co.livingston.mi.us FROM: Robert Stanford, Principal Planner DATE: August 1, 2018 SUBJECT: Z Amendments to Zoning Ordinance Articles - Article 21: Supplemental District Regulations Section 21.55: Medical Marijuana Uses The Tyrone Township Planning Commission proposes revising amendments regarding medical marijuana uses, more specifically in the township s FR district. Background: According to the Township Planning Commission, with these amendments, the objective is to address caregiver operations in the FR district that are attempting to operate as a commercial enterprise, rather than as part of an existing single family home use. These proposed changes are a direct response to a recent situation that caused significant issues in the township with adjacent neighbors. The operation was in an accessory structure on a lot with no primary residence, and the structure was close to adjacent neighbors. The owner was allowing numerous people access to the building, and did not comply with the separate, enclosed, locked facility requirements of the Michigan Medical Marijuana Act (MMMA). The operation itself was not permitted by Tyrone Township, nor did it comply with State of Michigan requirements, however, it may have been able to be brought into compliance, which still would have likely resulted in compatibility issues. The offender has since closed the operation. This experience exposed a previously unrealized and unintended loophole in the township s MMMA regulations, since it allowed a caregiver operation clearly not accessory to a primary residence in a residential district. During the township Planning Commission public hearing, comments heard were limited to questions and discussion with one of the adjacent neighbors to the situation described above. No objections were received. The neighbors did request an increase to the minimum lot size for caregiver operations. The township explained that they believed separation distance was a better standard than lot size, since size does not necessarily result in separation. NOTE: When existing (current) text are utilized in this review for illustrative purposes, additions (or newly proposed text) are noted in underlined bold font while deletions to existing text are noted in strikethrough font (Times New Roman). Planning Staff comments are noted in bold italic underline fashion (Arial).

3 Z-30-18: Tyrone Township Amendments to Article 21: Supplementary District Regulations Section 21.55: Medical Marijuana Uses August 1, 2018 Page 2 Tyrone Township proposes to revise amendments regarding medical marijuana uses, more specifically in the township s FR district, as follows: ARTICLE 21: SUPPLEMENTARY DISTRICT REGULATIONS SECTION MEDICAL MARIJUANA USES A. Findings. These requirements for Medical Marijuana Uses are based on the following findings of fact: 1. Voter Approved. Voters in the State of Michigan approved Initiated Law 1 of 2008 authorizing the use of marijuana for certain medical conditions, resulting in the passage of the Michigan Medical Marihuana Act, MCL et seq.,as amended ( the Act ). 2. Legislative Amendments. PA 460 of 2012, PA 512 of 2012, PA 281 of 2016, PA 283 of Intent. The intent of the Initiated Law was to enable certain persons specified in the Act who comply with the registration provisions of the Act to legally obtain, possess, cultivate/grow, use, and distribute marijuana, and to assist specific registered individuals identified in the Act without fear of State law criminal prosecution under limited, specific circumstances set forth in the Act. 34. Controlled Substance. Despite the specifics of the Act and the permitted activities set forth therein, marijuana remains a controlled substance under Michigan and Federal law. Obtaining, possession, cultivation/growth, use, and distribution of controlled substances has a potential for abuse that should be closely monitored and regulated, to the extent permissible under the Act, by local authorities. Given the effect of the Act on municipalities, it is in the best interest of municipalities to use their zoning authority to adopt reasonable regulations to mitigate and/or prevent harmful secondary effects that could negatively affect health, safety, welfare, and quality of life of their residents. D. Definitions. For purposes of this Ordinance, the words and phrases contained herein shall have the meanings set forth in the Act and the regulations adopted by the State of Michigan, Department of Community Health, pursuant to authority conferred by Section 5 of the Act, inclusive of all amendments to the Act. For the purposes of this Ordinance, the terms marijuana and marihuana as used here, in the Act, and elsewhere, shall be synonymous.

4 Z-30-18: Tyrone Township Amendments to Article 21: Supplementary District Regulations Section 21.55: Medical Marijuana Uses August 1, 2018 Page 3 3. Medical Marijuana Collective, Cooperative, or Dispensary means any facility, structure, dwelling, or other location where medical marijuana is grown, cultivated, processed, stored, transmitted, dispensed, consumed, used, given, delivered, provided, made available to and/or distributed by two or more of the following: a registered primary caregiver, or registered qualifying patient. The term collective or cooperative or dispensary shall not apply to a registered primary caregiver that provides necessary care and marijuana for medical use exclusively to his/her five or fewer designated qualifying patients in strict accordance with the Act, and the Administrative Rules of the Michigan Department of Community Health, and this Ordinance. A marijuana collective, cooperative, or dispensary shall not include the following uses that are in compliance with this Ordinance and all laws and rules of the State of Michigan, and intended for onsite patient use only: a State-licensed health care facility, a state-licensed residential care facility for the elderly or infirm, or a residential hospice care facility. F. Prohibited Uses and/or Activities. Marijuana Collectives, Cooperatives and Dispensaries Prohibited. It shall be unlawful to establish or operate a for-profit or nonprofit Medical Marijuana Collective, Cooperative, or Dispensary in Tyrone Township. Marihuana Facilities, inclusive of growers, processors, secure transporters, provisioning centers, and safety compliance facilities, are also prohibited. G. Requirements for Qualifying Patients. Any person who has been issued and possesses a valid registry identification card as a qualifying patient as set forth in the Act shall comply with the following requirements: 2. Growing for Personal Use. Growing of marijuana by a qualifying patient for his or her own personal use, as set forth in the Act, is permitted in any location within the Township, subject to the following requirements: a. Patient Control. The site must be under the control, through written lease, contract, or deed, in favor of the qualifying patient. The single family residence must under the control of, and occupied by, the qualifying patient or his/her parent or legal guardian. b. Accessory Use. In residential districts, growing for personal use must be accessory to an existing single family residential use. bc. Enclosed Locked Facility. Such Ggrowing, indoors and outdoors, shall only be allowed as set forth by the Act, including the

5 Z-30-18: Tyrone Township Amendments to Article 21: Supplementary District Regulations Section 21.55: Medical Marijuana Uses August 1, 2018 Page 4 requirement that plants must be located within an enclosed, locked facility. For marijuana grown indoors, an enclosed locked facility means: a closet, room, or other comparable, stationary, and fully enclosed area equipped with secured locks or other functioning security devices that permit access only by the qualifying patient associated with that facility. cd. Shielded Windows. If a room with windows is utilized as a growing location, any lighting between 10 PM and 7 AM shall be shielded to prevent ambient light spillage to adjacent residential properties. Shielding shall be accomplished without alteration to the exterior of the dwelling unit. e. For marijuana grown outdoors: 1. An area that is not visible to the unaided eye from an adjacent property when viewed by an individual standing at ground level or from a permanent structure: and 2. Plants are grown in a stationary structure that is enclosed on all sides, except for the base, by six foot high chain link fencing, wooden slats, or similar fencing/wall material that prevents access by the general public and that is anchored, attached or affixed to the ground; and 3. Located on land that is owned, leased, or rented by either a registered primary caregiver or the registered qualifying patient for whom the marijuana plants are grown: and 4. Equipped with functioning locks and other security devices that restrict access to only the qualifying patient. H. Requirements for Caregiver Operations. Any person who has been issued and possesses a valid registry identification card as a primary caregiver as set forth in the Act is a medical marijuana caregiver operation for the purposes of this Ordinance, and shall comply with the requirements identified below. 1. Where Permitted. A primary caregiver shall conduct his or her growing operation and/or provide services to a qualifying patient only in the FR, M-1 Light Manufacturing District, or PIRO Planned Industrial Research Office District as a special land use. The site must be under the control, through

6 Z-30-18: Tyrone Township Amendments to Article 21: Supplementary District Regulations Section 21.55: Medical Marijuana Uses August 1, 2018 Page 5 written lease, contract, or deed, in favor of the primary caregiver or registered qualifying patient associated with that facility. If the registered qualifying patient has site control, only the primary caregiver for that qualifying patient shall access the growing portion of the structure, and if the structure is a residence, only those qualifying patients residing in the residence may be supported by that primary caregiver. a. FR District. A caregiver operation shall not be permitted if an occupied single family residence does not exist on the lot. If the growing portion of the caregiver operation will exist in a single family residential area, the lot and structures shall comply with the following requirements: i. A minimum lot or parcel area of 3 acres; ii. iii. Qualifying Patients, unless residing in the single family structure, are prohibited from entering the structure where growing is occurring. Those Qualifying Patients residing in the single family structure must comply with Section H.2; There shall be no outward appearance of a caregiver operation. b. M-1 and PIRO Districts. Structures shall comply with the following requirements: i. The structure shall be at least 75 feet from any adjacent residential structure and/or any shared private driveway, private road, or access easement serving one or more residential lots or parcels. ii. There shall be no outward appearance of a caregiver operation. 2. Growing. Growing of marijuana shall only be allowed as set forth in the Act, including the requirement that plants must be located within an enclosed, locked facility. An enclosed locked facility means: a. For marijuana grown indoors, a closet, room or other comparable, stationary, and fully enclosed area equipped with secured locks or other functioning security devices that permit access only by the registered

7 Z-30-18: Tyrone Township Amendments to Article 21: Supplementary District Regulations Section 21.55: Medical Marijuana Uses August 1, 2018 Page 6 primary caregiver or registered qualifying patient associated with that facility. b. For marijuana grown outdoors: i. An area that is not visible to the unaided eye from an adjacent property when viewed by an individual standing at ground level or from a permanent structure; and ii. Plants Aare grown in a stationary structure that is enclosed on all sides, except for the base, by six foot high chain link fencing, wooden slats, or similar fencing/wall material that prevents access by the general public and that is anchored, attached or affixed to the ground; and 6. Location. Caregiver operations shall comply with the following location requirements: c. Separations. The location from which a primary caregiver grows for service to a qualifying patient shall not be within 1,000 feet of any of the following: i. Caregiver to caregiver; ii. A church, place of worship, or other religious facility; iii. A public library, public park, or public playground; iv. An established school bus stop; iv. A residential district other than FR. Additional separation requirements may be recommended by the Planning Commission and approved by the Township Board. Additionally, the structure, inclusive of outdoor growing structures, shall be at least 75 feet from: Any adjacent residential structure; Any shared private driveway, private road, or access easement serving one or more residential lots or parcels; and Any property line.

8 Z-30-18: Tyrone Township Amendments to Article 21: Supplementary District Regulations Section 21.55: Medical Marijuana Uses August 1, 2018 Page 7 d. Yard Location. Any growing of marijuana in an accessory structure, inclusive of outdoor growing, shall be located in a side or rear yard. Additional separation requirements may be recommended by the Planning Commission and approved by the Township Board to ensure compatibility with existing adjacent uses and character. Township Recommendation: Approval. The Tyrone Township Planning Commission recommended Approval of the text amendments at their July 10, 2018 meeting. There were a few public comments as noted on page one of this review. Staff Recommendation: Approval. The proposed amendments appear to be reasonable and appropriate and are consistent with provisions in Michigan Public Acts 281 and 283. It appears that the proposed amendments should successfully eliminate the identified loophole in the township s current Michigan Medical Marijuana Act (MMMA) regulations.

9 Livingston County Department of Planning M E M O R A N D U M TO: Livingston County Planning Commissioners and the Genoa Charter Township Board of Trustees Kathleen J. Kline-Hudson AICP, PEM Director Robert A. Stanford AICP, PEM Principal Planner Scott Barb AICP, PEM Principal Planner FROM: Kathleen Kline-Hudson, Director DATE: August 7, 2018 SUBJECT: Z Article 25 Definitions and Article 10 Planned Unit Development The Genoa Charter Township Planning Commission proposes several amendments to Article 25 Definitions and Article 10 Planned Unit Development of the Genoa Charter Township Zoning Ordinance. The majority of proposed amendments regard the addition of two new types of Planned Unit Developments (PUD). These PUD zoning districts may be applied to the south Latson Road interchange area. A summary of the proposed amendments is contained in this review. Proposed additions to existing text are noted in bold red underline, deletions in strikethrough, and staff comments are noted in bold, italic underline. Article 25, Definitions The following ten (10) new definitions are proposed for inclusion in the Genoa Township Zoning Ordinance. The terms define many of the permitted uses of the proposed Interchange PUD s. Department Information Administration Building 304 E. Grand River Avenue Suite 206 Howell, MI (517) Fax (517) Web Site livgov.com Industrial: Land uses which primarily accommodate research, wholesale and warehouse activities, manufacturing, compounding, processing, packaging, fabrication, assembly and/or treatment of finished or semi-finished products from previously prepared material and the extraction (mining) or processing of raw material for shipment in bulk form, to be used in an industrial operation at another location. Industrial, light: Any operation which assembles, improves, treats, compounds, or packages previously prepared or processed goods or materials in a manner which does not create a noticeable amount of noise, dust, odor, smoke, glare or vibration outside of the building in which the activity takes place, which does not require outside storage or goods or materials, and which does not generate objectionable amounts of truck traffic. Laboratory, research: A facility for scientific laboratory research in technology-intensive fields. Examples include but are not limited to biotechnology, pharmaceuticals, genetics, plastics, polymers, resins, coatings, fibers, fabrics, films, heat transfer, and radiation research facilities.

10 Z August 6, 2018 Page 2 Laboratory, support: A facility for scientific laboratory analysis of natural resources, medical resources, and manufactured materials. The scientific analysis is generally performed for an outside customer, to support the work of that customer. This category includes but is not limited to environmental laboratories for the analysis of air, water, and soil; medical or veterinary laboratories for the analysis of blood, tissue, or other human medical or animal products. Forensic laboratories for analysis of evidence in support of law enforcement agencies would also be included in this category. Microbrewer: A brewer that produces in total less than 60,000 barrels of beer per year and that may sell the beer produced to consumers at the licensed brewery premises for consumption on or off the licensed brewery premises and to retailers as provided by State Law. Multimedia production facility: Land, buildings, or structures used as a media production facility. Typically, structures involved in or with the production of (but not limited to): motion pictures; radio and television shows or movies; recording or broadcasting facilities; and other motion picture production and distribution service offices. Office: A building or portion of a building wherein services are performed involving predominantly administrative, professional, or clerical operations. Prototype manufacturing: Research and development land uses that require manufacturing and production activities that lead to the development of a new product or a new manufacturing and assembly process. The products developed, manufactured or assembled are not intended to be mass-produced. Research and development: A land use that engages in research and development of hightechnology products or commodities. Examples include computer hardware and software, electronics and instrumentation, communications and information technology, biotechnology, pharmaceuticals, agricultural technology, medical instrumentation or supplies, transportation, geographic information systems, defense and aerospace technology, multimedia and video technology and other emerging high technology industries. Activities associated with these uses may include development, testing, assembly, repair,, and office. Limited accessory warehousing, and distribution of the finished products produced at the site may also be provided. Such uses do not involve the mass manufacture, fabrication, processing or sale of products. Small distiller: A manufacturer of spirits annually manufacturing in Michigan not exceeding 60,000 gallons of spirits, of all brands combined. County Planning Staff Comments: Each of these proposed definitions are easy to interpret and they support the permitted and specially permitted uses of the proposed Interchange Commercial Planned Unit Development and Interchange Campus Planned Unit Development zoning districts. Typo s are noted in black in the last two proposed definitions.

11 Z August 6, 2018 Page 3 Article 10, Planned Unit Development Types of PUD s. This article provides for five (5) seven (7) types of PUD: a residential overlay, a planned industrial/corporate district, a mixed use PUD district, a redevelopment PUD, and a non-residential PUD District, and two separate PUD Districts for the S. Latson Road interchange area. The residential PUD, planned industrial PUD and redevelopment PUD are overlay districts that include supplementary standards, which apply simultaneously, or replace, standards of the underlying residential zoning district. The mixed use PUD, and non-residential PUD, and two interchange PUDs are separate zoning districts Minimum Site Area. (c) Interchange Commercial and Campus PUDs: the Township Board may waive the minimum lot area where the design elements of a proposed development are integrated into and consistent with the broader Latson Road Subarea Plans with compatible land uses. County Planning Staff Comments: the broader Latson Road Subarea Plan refers to the Genoa Township Master Plan and the subarea plans within it. It would probably be helpful to the reader if the master plan were referenced in Sec TYPES OF PUD ZONING DESIGNATION The two proposed types of PUD s would be added to this existing table of the original five (5) types of PUD s, as follows: District Name Interchange Commercial PUD (ICPUD) Interchange Campus PUD (CAPUD) Type of District Separate zoning district Separate zoning district Permitted Uses See Sec c See Sec c Special Land Uses Special land uses of the General Commercial or Regional Commercial District, as may be approved by the Township, except those specifically listed in Sec c See Sec c Additional Provisions See Sec See Sec Interchange Planned Unit Developments (Commercial and Campus). This new section of text begins with an intent statement (a.) and reference to the recommendations contained within the Genoa Township Master Plan and Subarea Plans (b.). Subsection (c.) regards Land Use and reads as follows:

12 Z August 6, 2018 Page 4 (c) Land Use. (1) ICPUD: permitted land uses include restaurants (fast food, sit-down, and take out), auto/gasoline service stations, retail/service, hotels, entertainment (movie theaters, indoor commercial recreation, etc.), conference centers, financial institutions, and offices. The Township may permit additional compatible uses as part of the approval process. The list of permitted uses proposed for a development shall be included in the PUD Agreement for review and approval by the Township. All proposed uses shall comply with the conditions of Section County Planning Staff Comments: Section referenced above is Permitted and Special Land Uses in the Commercial and Service Districts. (2) (2) CAPUD: The intent of the CAPUD district is to provide locations in the Township to accommodate offices, laboratories, and related "high tech" uses, involved in such activities as engineering, design, research and development, robotics research, prototype development, demonstration and display laboratories, testing laboratories, and other research and high technology activities of similar character and intensity. On a limited basis, complementary uses are permitted, such as restaurants that primarily serve employees in the immediate area. It is intended that such uses be located in attractive buildings on amply landscaped, carefully planned sites, and preserving significant natural features. The activities of such uses do not generate offensive external impacts and operations that generate high levels of noise, heat or glare, air pollution, odors, wastewater, or truck traffic, are not considered appropriate in this district. The list of permitted uses proposed for a development shall be included in the PUD Agreement for review and approval by the Township. a. Principal permitted uses include: i. Research and development facilities. ii. iii. iv. Research and support laboratories. Offices for the following occupations: executive, medical, dental, administrative, and professional, including architecture, planning, engineering and engineering sales. Hospitals, clinics and medical research facilities. v. Colleges, universities, and other institutions of higher learning. vi. vii. Corporate and technical education and training facilities. Multimedia production facilities.

13 Z August 6, 2018 Page 5 viii. Microbrewer or small distiller. ix. Data processing and computer centers, including computer programming and software development, training, and service of electronic data processing equipment. x. Essential pubic services and structures, not including buildings and storage yards. xi. Accessory uses, buildings, and structures customarily incidental to any of the above. Examples include security work, administration offices, and storage and distribution incidental to the primary use of the site. b. Special land uses include: i. Any permitted use over 40,000 square feet. ii. Prototype manufacturing facilities for engineering, laboratory, scientific, electronic, and research instruments and equipment. iii. Light industrial uses where activities involve high technology research and development type uses. iv. Indoor commercial recreation or fitness centers (excluding dome structures). v. Arenas, stadiums, and skating rinks. vi. Accessory restaurants, personal and business service uses that are intended to primarily serve the occupants and patrons of the principal use; provided that, any such uses shall be an incidental use. Permitted accessory restaurant and service uses shall be limited to the following: 1. Personal and business service establishments as identified in Table 7.02 that are intended to serve workers and visitors in the district, such as dry cleaning establishments, travel agencies, tailor shops, and similar establishments. 2. Restaurants, cafeterias, and other places serving food and beverages which are permitted by right in the NSD.

14 Z August 6, 2018 Page 6 c. Compatible Uses: A land use which is not cited by name as a permitted or special land use may be permitted upon determination by the Township Board, following a recommendation by the Planning Commission that such use is clearly similar in nature and has the same character and intensity as those uses listed in this district as either principal permitted uses or special land uses. In making such a determination, all of the following shall be considered: i. Specific characteristics of the use in question shall be compared with the characteristics of the uses which are permitted. Such characteristics shall include, but are not limited to, truck and vehicular traffic generation, types of services offered, types of goods produced, methods of operation, impacts from noise, air contaminants, odor, heat, fire hazards, and water contaminants, and building and site characteristics. ii. The proposed use shall be compatible and in accordance with the goals, objectives and policies of the Genoa Township Master Plan and promote the intent of the development agreement and Section iii. The land use shall not impair the use and development of other nearby properties. iv. If a proposed use is determined to be similar to and compatible with uses in the district the Planning Commission shall decide whether the proposed use shall be permitted by right, as a special land use, or as a permitted accessory use. The Planning Commission shall have the authority to establish additional standards and conditions under which a use may be permitted in the district. d. Required conditions. Except as otherwise noted, buildings and uses in the CAPUD shall comply with the following requirements: i. All uses and business activities shall comply with the use conditions of , , and the performance standards in article ii. All business activity shall be conducted within a completely enclosed building, unless otherwise specified. Outdoor storage shall be prohibited, and any storage must be clearly accessory to the principal permitted use. iii. Notwithstanding the limitations on outside storage, commercially uses or licensed vehicles used in the normal operation of a permitted use may be parked on the site in the rear only.

15 Z August 6, 2018 Page 7 In summary, the remainder of the text for Section regarding Interchange Planned Unit Developments regards: Dimensional Standards All buildings, structures, accessory structures and parking areas shall meet the minimum setback standards of the Industrial District for the CAPUD and the Regional Commercial District for the ICPUD as specified in the Table of Dimensional Standards, along with the exterior boundaries of the site. Internal setbacks and maximum building height shall be determined by the Planning Commission during review of the PUD concept plan. Lastly, to encourage flexibility and creativity consistent with the intent of the PUD, the Township may permit specific departures from the dimensional requirements of the Zoning Ordinance as a part of the approval process. County Planning Staff Comments: This text should reference the locations of the Table of Dimensional Standards for the Industrial District (Sec ) and the Regional Commercial District ( ). Site Design A previous PUD section for Non-residential Planned Unit Developments is referenced. This section lists site design requirements such as: greenbelts, signage, and lighting. Architecture - A previous PUD section for Non-residential Planned Unit Developments is referenced. This section lists architecture information that must be submitted with the concept plan. (g) Access Management and Connectivity. (1) ICPUD: a. No access points other than Beck Road are permitted along South Latson Road between the interchange and the rail line. b. Development shall incorporate shared access points to limit the number of driveways along Beck Road and shall comply with Section Access Management. c. Acceptable road levels of service (LOS) shall be maintained by careful access management strategies and road improvements. d. Sites shall be designed to incorporate cross-access easements and connectivity for vehicular, bicycle, and foot traffic. (2) CAPUD: a. The primary access to the area west of South Latson Road, south of the railroad, shall be aligned with Sweet Road. b. Secondary access points shall be limited and/or restricted. Restricted driveways shall be designed to be intuitive with minimal signage. All access points shall be aligned with access points across the road and shall be separated from other intersections and access points on the same side of the road by at least 500 feet. c. Sites shall be designed to incorporate frontage roads, service roads, and cross-access easements to allow connectivity for vehicular, bicycle, and foot traffic. The use of landscaped boulevards is encouraged.

16 Z August 6, 2018 Page 8 Utilities The Concept Plan shall include a Utility Master Plan, based on guidelines provided by the Township Engineer. Future Transition Area The last proposed subsection states that incremental southward expansion of the CAPUD is anticipated and evaluation factors for this expansion are listed such as: o Projected population growth within the Township and demand for additional land areas for development o The capacity and condition of the road system Township Planning Commission Recommendation: Approval. The Genoa Charter Township Planning Commission recommended Approval of the Zoning Ordinance Text amendments to Articles 10 and 25 at their July 9, 2018 meeting. Several public comments were received at the June 11, 2018 public hearing; some in support of industrial use south of I-96 along Latson Road and other comments that were not in support of industrial use. Staff Recommendation: Approval. The proposed text amendments related to Interchange Commercial PUD and Interchange Campus PUD are well thought out and well written. This proposed text amendment was needed to further the Genoa Township Master Plan I-96/ Latson Road Subarea Plan. County Planning Staff urge Genoa Charter Township to consider the minor revisions and observations noted by staff in this review.