SAGINAW CHARTER TOWNSHIP PLANNING COMMISSION SAGINAW CHARTER TOWNSHIP HALL DECEMBER 2, 2015 Members Present Members Absent Others Present S. McGraw J. (excused) B. Smith, Planner B. Gombar C. Edlinger, Recording Secretary M. Peterson A. Dier, Planning Assistant G. Fahndrich C. Nolan B. Nelson Mr. Gombar called the meeting to order at 7:00 p.m. Approval of Minutes: Motion by Mr. Nelson, supported by Mr. Nolan, to approve the minutes of November 18, 2015. VOTE: 6 YEAS 0 NAYS 1 ABSENT MOTION CARRIED New Business: A. Z-15-04 The Saginaw Charter Township Planning Commission is requesting to rezone one parcel of land from M-1, Science and Industry to B-4, General Commercial located at 3130 Boardwalk. (23-12-4-10-4001-809) Mr. Dier stated the parcel is located on the northern side of Boardwalk Drive between Carver Drive and Bay Road. The parcel has 167 feet of frontage along Boardwalk. The parcel is approximately 79,279 square feet in size. The building was previously occupied by Direct Buy and Valley Beauty Academy. The 11,534 square foot building was constructed in 1983. This property has been zoned M-1, Science and Industry since 1951. Several years ago, there was an initial drive to create an industrial area along the Bay Road corridor extending back through to Enterprise Drive, Universal Drive and Christy Way. The Future Land Use Map for this area has shown this property to be commercial since the 1990s. Saginaw Township is initiating this zoning request to bring the property in-line with the master plan and the future land use map. The use for the property itself has been commercial in nature since it was developed.
Whereas the proposed rezoning from M-1, Science and Industry to B-4, General Commercial is supported by the Future Land Use Map, Comprehensive Development Plan and is consistent with the development trend in this area, staff recommends approval of rezoning request Z-15-04. Mr. Peterson inquired what prompted the Township to rezone this parcel. Mr. Dier stated Community Development received an inquiry from a potential beauty salon. Mr. Gombar inquired whether anything in this area functioned as an M-1, Science and Industry. Ms. Smith stated Hoffman s Power Equipment on Enterprise Drive. It would still be permitted with conditions under a B-4, General Commercial zoning classification. Mr. Gombar then asked for public comments in favor or in opposition to the proposed rezoning request. There being no comments, Mr. Gombar closed the public hearing portion of the proposed rezoning request. Discussion followed among the Planning Commission members. Motion by Mr. Nolan, supported by Mr. Fahndrich, to recommend approval of the proposed rezoning (Z-15-04) from M-1, Science and Industry to B-4, General Commercial to the Township Board. VOTE: 6 YEAS 0 NAYS 1 ABSENT MOTION CARRIED B. Z-15-03 The Saginaw Charter Township Planning Commission is requesting to amend Section 202, Definitions, Section 404, Schedule of Parking Regulations, Section 1703, Uses Permitted Under Special Conditions in a B-3 Zoning District and Section 1803, Uses Permitted Under Special Conditions in a B-4 Zoning District to provide standards and conditions under which Blood Plasma Donation Centers are permitted. Ms. Smith stated in August of 2015, staff received a formal request from the Zoning Board of Appeals to determine if a blood plasma donation center is a medical office use or another permitted use within the zoning ordinance. In advance of the meeting and as part of our research and information gathering, staff visited six different CSL Blood Plasma Centers in metro Detroit. The Zoning Board of Appeals referred the interpretation to the Planning Commission with the direction to specifically address concerns related to parking, hours of operation, waiting rooms, public bathroom facilities, loitering, and other potential issues. The motion was approved unanimously. At the Planning Commission meeting (October 7, 2015), reviewed draft language. At the October 21, 2015 Planning Commission meeting staff reviewed the specific guidelines and recommendations and set a date for the public hearing. The proposed language under consideration is included below: 2
Proposed Text Language Section 202. Definitions Add: 10. Blood Plasma Donation Centers and renumber accordingly: The collection of blood/plasma as a principal use on a property. Accessory blood/plasma collection associated with an emergency relief charity (such as the Red Cross), medical office, medical laboratory, medical clinic, hospital, government agency, nursing home or other medical facility shall not be considered a Blood/Plasma Collection Center. Section 1703. Uses Permitted Under Special Conditions 15. Blood Plasma Donation Centers: a. An indoor waiting area with a restroom shall be provided and open at least one hour prior to the opening of the center. b. The storefront/façade shall be active. No mirrored, tinted or screened out/blacked out windows are permitted. c. All loading and unloading shall be performed in the rear of the building. At least one designated loading area shall be provided. d. Hours of Operation: 7 am to 7 pm if within 600 feet of a residential district and/or private and public schools. e. Must provide a designated break area for employees, including outdoor space for smoking if permitted, as approved by staff. f. Bike racks and benches may be required to be installed per the Planning Commission at specific locations as approved by staff. g. Blood Plasma Centers shall not be located closer than 2,000 feet to another blood plasma center, as measured from property line to property line. Section 1903. Uses Permitted Under Special Conditions 17. Blood Plasma Donation Centers: a. An indoor waiting area with a restroom shall be provided and open at least one hour prior to the opening of the center. b. The storefront/façade shall be active. No mirrored, tinted or screened out/blacked out windows are permitted. c. All loading and unloading shall be performed in the rear of the building. At least one designated loading area shall be provided. d. Hours of Operation: 7 am to 7 pm if within 600 feet of a residential district and/or private and public schools. e. Must provide a designated break area for employees, including outdoor space for smoking if permitted, as approved by staff. f. Bike racks and benches may be required to be installed per the Planning Commission at specific locations as approved by staff. g. Blood Plasma Centers shall not be located closer than 2,000 feet to another blood plasma center, as measured from property line to property line. 3
Sec. 404. Off-street Parking Requirements. 2. The minimum number of off-street parking spaces shall be determined in accordance with the following schedule: AD. Blood Plasma Donation Center: One space for each collection station, one space for each person permitted to occupy the waiting area, and one space for each employee in the largest working shift. The Zoning Administrator shall review the proposed floor plan for the Plasma Center and may require additional parking for processing rooms/booths, staging and testing areas, etc. Staff recommends approval of the proposed ordinance subject to comments received at the public hearing. Mr. Gombar then asked for public comments in favor or in opposition to the proposed text amendment. There being no comments, Mr. Gombar closed the public hearing portion of the proposed text amendment. Discussion followed among the Planning Commission members. Motion by Mr. Peterson, supported by Mr. Nolan, to recommend approval of the proposed text amendment (Z-15-03) to the Township Board. VOTE: 6 YEAS O NAYS 1 ABSENT MOTION CARRIED C. S-15-08 and SUP-15-01 JJN Developers is seeking a Special Use Permit and Site Plan approval to extend Fortune Boulevard and construct a Planned Unit Development with 68 attached residential units and associated open space to be located at 4705 Bay Road. (23-12-4-03-1002-000) Ms. Smith stated the rectangular parcel is generally centered and located at the end of Fortune Boulevard, immediately south of West and East Valley Plazas (the location of Dick s Sporting Goods, Old Navy, etc.). The property totals 17.12 acres. It is 1,833.64 feet in width and 403.23 feet in depth. No structures are located on the property. The parcel has been zoned for R-1A, Low Density Residential-Transitional since the 1980s. The westernmost 5.71 acres was rezoned to R-2, Medium Density Residential in October of this year. Any development would include an extension of the public road. The term Planned Unit Development is used to describe a type of development and the regulatory process that permits a developer to meet overall community density and land use goals without being bound by existing zoning requirements. Saginaw Township has not approved or had a request for a planned unit development since Spring Lake was originally developed in 2000. 4
For this particular project, the pursuit of a planned unit development allows the developer to protect the surrounding land uses and neighborhoods while still gaining the density he is entitled to under zoning. For example, the property in question is zoned R-2, Medium Density Residential (5.71 acres) and R-1, Residential Transitional Agricultural (11.41 acres). By right in the 5.7 acres of R-2 zoned properties, the developer could build up to 46 units, contained to just that property zoned R-2. Instead, the developer, through the use of a Planned Unit Development, will average the lot sizes and reduce some of the front yard setbacks. In turn the developer is proposing to construct 68 units on 17.12 acres. The proposed design also provides greater setbacks from the surrounding, existing neighborhoods than what would be possible if the development was restricted to only the standards found in the R-2 zoning. The total number of dwellings permitted in a Planned Unit Development is based on a variety of factors, including the underlying zoning district, any existing or required easements (in this case, an easement to the Saginaw County Public Works office for the Saginaw-Zilwaukee Drain) and a standard 25% of the available acreage is deducted to account for road right of way and utilities regardless of the actual percentage. Once this math problem is complete, then a maximum number of lots/dwelling units can be calculated. This number then is dependent on meeting lot minimums and setbacks. When more than one zoning district is involved (as in this case where the parcel is zoned both R-2 and R-1A) the density of the project will be based on the average of the zoning districts involved, weighted in direct proportion to the size of the property within the project in each zone. A total of 52 units could be constructed in the 5.71 acres zoned R-2. Staff recommends, and has worked with the developer, to alter the layout so that 68 units are distributed (along with open space) throughout the area, paying special attention to the existing single family neighborhood located to the east. The standards contained in the planned unit development guidelines require two trees in the front yard of each lot or dwelling structure. Section 406 of the Township requires street trees to be planted behind the right of way line, every thirty feet on center. Given the way the housing units are organized, the street trees will be required to be planted along the as yet unnamed road that services the development. In addition, a landscaping plan typical to each unit, must be submitted for review and approval by staff. The open space can be recorded through a deed restriction or covenants that run perpetually with the land. Such conveyance shall assure that the open space will be protected from all forms of development, except as shown on an approved site plan, and shall never be changed to another use. Such conveyance shall: 1) Indicate the proposed allowable use(s) of the dedicated open space. 2) Require that the dedicated open space be maintained by parties who have an ownership interest in the open space. 3) Provide standards for scheduled maintenance of the open space. 4) Provide for maintenance to be undertaken by the township in the event that the dedicated open space is inadequately maintained or is determined by the township to be a public nuisance, with the assessment of cost upon the property owners. 5
In reviewing the open space areas proposed, staff recommends that the open space identified in Phase II, at the westernmost end of the property, be used for passive recreation only given the proximity to the surrounding existing neighborhood. Ms. Smith then went over the Special Use Permit standards and the PUD standards with the Planning Commissioners. Whereas a planned unit development requires a special use permit and site plan approval in an R-2, Medium Density Residential district and R-1A, Low Density Residential-Transitional district, staff recommends approval of SUP-15-01 and S-15-08 with the conditions listed in staff s report. Mr. John Morey, a representative from D&M Site, Inc. on behalf of JNN Builders and Developers, was present to answer any questions. Mr. Morey stated D&M Site is working with the Saginaw County Road Commission on the proposed intersection. Initial talks wanted the proposed road to end in a roundabout but will be posted with a sign stating No Outlet until future road expansion. Mr. Gombar then asked for public comments in favor or in opposition to the proposed site plan. 1. Mr. Steve Gohm of 3200 Schust Road was concerned with the unnamed road being a dead end that is located next to his two residentially zoned properties. Ms. Smith stated the road would be so designed so that it would line up with the proposed Fortune Boulevard south of Schust. There being no further comments, Mr. Gombar closed the public hearing portion of the proposed site plan. Discussion followed among the Planning Commission members. Ms. Smith stated she would like to add to the first condition by adding approval of the final site plan by the Saginaw County Road Commission. Motion by Mr. Nelson, supported by Mr. Nolan, to recommend approval of the proposed special use permit (SUP-15-01) to the Township Board with the eight conditions listed below: 1. Approval of a final site plan by the Community Development Department, Fire Department, Building Department, Department of Public Services and the Saginaw County Road Commission. 2. The Township Engineer shall review and approve a storm water management plan and a revised storm water operation maintenance plan addressing concerns prior to the issuance of a building permit. 3. A photometric plan is required. On-site lighting shall not exceed fifteen-feet in height. The site plan should include the location of all fixtures (including those fixtures mounted on the building or included or proposed as landscaping lighting) and their respective height. 6
4. A detailed landscaping plan is required, including: a. Landscaping that meets the intent of the planned unit development standards in terms of minimum landscaping per unit as well as the required buffer yards. b. Landscaping to address the terminal street views. c. Landscaping is required around the detention basins. d. Specific plans for the open space areas shall be submitted as part of the site plan. 5. A dumpster and dumpster enclosure may be required. The developer shall detail how trash will be removed off from units. 6. A cross walk, meeting the standards of the Saginaw County Road Commission, shall be installed at the intersection. 7. A sign and other significant features denoting this development as residential and nature shall be installed at the gateway. 8. All open space and maintenance of the same shall be recorded in any of the numerous ways provided within the ordinance. Copies of the recorded instrument shall be provided to the Township. VOTE: 6 YEAS O NAYS 1 ABSENT MOTION CARRIED Motion by Mr. Nelson, supported by Mr. Nolan, to recommend approval of the proposed site plan (S-15-08) with the same eight conditions listed above including the addition of the approval of the final site plan by the Saginaw County Road Commission. VOTE: 6 YEAS O NAYS 1 ABSENT MOTION CARRIED Old Business: None Receive and File All Correspondence: None Adjournment: Motion by Mr. Fahndrich, supported by Ms. McGraw, to adjourn the meeting at 7:40 p.m. VOTE: 6 YEAS 0 NAYS 1 ABSENT MOTION CARRIED 7