EAST BAY CHARTER TOWNSHIP PLANNING COMMISSION East Bay Charter Township Hall 1965 N. Three Mile Road Traverse City, Ml 49696 Regular Meeting Tuesday September 5, 2017 Present: Planning Commission Members Robert Tubbs, Louis Groleau, Ted Hentschel, Judy Nemitz, Mindy Walters and Matthew Cooke Also Present: Planner Rick Brown, Zoning Administrator Leslie Couturier 1. Call Meeting to Order: Chair Tubbs called the meeting to order at 6:30pm. 2. Roll Call: Roll was called by the Recording Secretary. 3. Review for Conflict of Interest (6:31) presented 4. Approval of the Agenda: (6:32) Addition of Annual Election of Officers under Other business Nemitz moved and Walters seconded to adopt the agenda as amended adding ''Annual Election of Officers" as item 1 Ob. The motion carried. 5. Approval of the Minutes- August 1, 2017 Regular Meeting Minutes (6:32) Hentschel moved and Walters seconded to adopt the August 1, 2017 Regular Meeting Minutes as amended noting that in Section Ba, noting that sentence three should read "He went on to say... ". The motion carried. 6. Public Comment: (6:33) 7. Reports (6:33) a. Township Board Walters said that the water tower painting will begin soon in the Holiday Hills area and the 2018 budget is being reviewed. Canterbury Woods and English Woods SAD bids came back higher than anticipated and the project is on hold and will be rebid in the spring. Nemitz asked about speeds on Hobbs Highway and asked what the procedure was to lower the speed limit. b. Appeals Board No report
c. Planner's Report Planner Rick Brown reported that on September 25th there will be a follow up meeting to the Bayshore Corridor visioning session. Goals and objectives have been put together for the corridor. East Bay Township staff met with builders and developers to gain input on township practices and issues with building in the township and they determined the benefit fees were expensive in the township. Staff also met with MOOT representatives regarding pedestrians and speed reduction. The Board approved the safe routes resolution and monies for the sidewalks along US 31. Staff will meet with Clous regarding the clearcutting of property in the Holiday Hills area. Permits have increased by 16 over last year and the number of single family permits has nearly doubled over last year. d Correspondence 8. Old Business A. 9. New Business A. Special Land Use 2-17/Site Plan Review 6-17 (28-03-111-013-00); Samuel Sarns, Owner; Accessory Structures over 100% of the Principal Structure. Public Hearing and Action. (6:54) Samuel Sarns is requesting a special land use and site plan review approval for an accessory building which exceeds the footprint of his single-family residence by more than 100%. The site is located on both sides of Harold's Road northwest of Hobbs Highway. The dwelling is adjacent to the lake on the west side of Harold's Road and a detached garage and the proposed accessory building are located on the east side of the road. The site is about.78 acres and the proposed accessory building would occupy 1,200 square feet if approved resulting in the two accessory buildings taking up 166% of the dwelling space. Chair Tubbs opened the public hearing at 6:56pm and seeing no one wishing to comment, closed the public hearing. Staff did not see any issues with the special land use as long as proper permits were obtained. Sarns indicated that the building will be a pitched roof pole barn and it will be set back further than originally planned. Hentschel moved and Leonard seconded to approve Special Land Use 2-171 Site Plan Review 6-17 subject to the following condition: 1) All applicable permits shall be obtained from the Township and Grand Traverse County prior to construction.
The motion carried. B. Site Plan Review 5-17 (28-03-220-041-00); Ralph Bergsma, Owner and Dusty Christensen, Mansfield Land Use Consultants, Authorized Agents; Cluster Site Condominium Subdivision; Public Hearing and Action (6:58) The Ralph Bergsma Trust is requesting site plan review approval for four new cluster condominium units on the west side of Vanderlip Road, north of Hammond Road. The four units are proposed to be located on a 4.64 acre site. The subject site, 1892 Vanderlip Road, is part of a twenty acre parcel to be divided into three parts. The existing single-family dwelling will be situated in a 1.07 acre parcel while the remaining 14.46 acres will remain as an undeveloped parcel at this time. The site is zoned Residential Medium Density and cluster condominiums are permitted by right in this area. Dusty Christensen with Mansfield Land Use Consultants, was present to represent the land owner. He said that the wetlands and wooded areas of the 4.64 acres would be saved. They have been working with the road commission to determine the driveway situation and the land division has not yet happened. Christensen said that the buildings will have some character and that there are no aesthetic standards in the ordinance which need to be met. He said that (amended per the PC 1010312017) Chair Tubbs opened the public hearing at 7:08pm. Sam Lamie of 1846 Vanderlip Road owns property to the north asked about the acreage taken up by this new development. He shared concerns over the condition of Vanderlip Road. Dusty Christensen added that the proposed single family homes will be on one well and septic and the evergreen buffer will be retained. Tubbs closed the public hearing at 7:14pm. Leonard moved and Walters seconded to approve Site Plan Review 5-17 with the following conditions: 1) Approval is based on the revised site plan package prepared by Mansfield Land Use Consultants, dated August 11, 2017, subject to revisions as required. 2) Approval is subject to the applicant obtaining all the necessary permits and approvals from East Bay Charter Township, including but not limited to storm water, land use, master deed and bylaws, and land division; Grand Traverse County for road access, soil erosion, well and septic, and building permits; and Metro Fire. A copy of each permit and approval shall be provided to the Office of
Planning and Zoning. 3) Changes to the approved site plan based on input from the agencies listed above in condition #2 shall require resubmittal of a revised site plan to the Office of Planning and Zoning to determine whether reconsideration andre-approval by the Planning Commission and/or staff is required. 4) Approval of Site Plan #5-17 shall be valid for two (2) years from the date of approval unless extended for one (1) additional year by the Planning Commission pursuant to the procedures and criteria identified in Section 820. 10. The motion carried. C. Text Amendment 5-17; Section 205 and 502; Accessory Buildings on Parcels without a Principal Structure; Public Hearing and Recommendation to the Township Board. (7:16) The Planning Commission has been discussing allowing certain sized accessory buildings on parcels of 10 acres or more and on smalllakefront parcels without a principal building. An amendment was subsequently prepared to allow accessory buildings for storage purposes of up to 1,200 square feet on parcels of 10 acres or more and no larger than 100 square feet on undeveloped lakefront parcels. Chair Tubbs opened the public hearing at 7:18pm. Roger Buchan said that he would be in favor of allowing a 1200 square foot. building without a principal building. Scott Strollecki thanked the Planning Commission for hearing this issue and said 1200 square feet is a good start. Tubbs closed the public hearing at 7:20pm. Staff presented comments on the matter and said this could be problematic for an ordinance. Commissioners discussed the problems inherent in approving such an ordinance amendment. Hentschel moved to recommend Text Amendment 5-17, Section 205 and 502; Accessory Buildings on Parcels without a Principal Structure to the Township Board for adoption as proposed. Groleau seconded the motion. The motion carried with Nemitz and Walters dissenting. D. Review and Discussion Regarding Draft Ordinance for Urban Agricultural (7:43) Staff has prepared a draft urban agricultural ordinance zoning amendment
for the Planning Commission's consideration. The draft includes provisions for chickens as well newly proposed regulations to allow for beekeeping, ducks, rabbits, pygmy goats, sheep, community gardens and hoop houses. E coli contamination from animal waste in the lakes region was a concern. Commissioners discussed the intent of the proposed ordinance and the Right to Farm Act and shared concerns with fencing and enough space for animals. Commissioners decided to hold a public hearing on the matter and invite an expert to educate the commissioners further on the Right to Farm Act. E. Discussion Regarding Status of Accessory Dwelling Unit Ordinance (8:12) ADU's were discussed earlier in the year and now Brown asked if commissioners would like to discuss the matter again in light of the short term rental ordinance. Commissioners agreed to bring the ADU matter for public hearing next month. 10. Other Business (8:15) A. Amended Meeting Dates Resolution; Consideration and Adoption Planner Brown said this is simply a formality to approve 2018 Planning Commission meeting dates. Walters moved and Hentschel seconded to approve Resolution 2-17 Meeting Dates and Times for January- December 2018. The motion carried. B. Election of Officers Hentschel moved and Groleau seconded to have all current officers sene for the next term - Tubbs as Chair, Nemitz as Secretary, and Walters as Vice Chair. The motion carried. 11. Public Comment (8:17) 12. Adjournment Chair Tubbs adjourned the meeting at 8:17pm. Anne Wendling, Secretary