Planning
Commission Minutes
MINUTES
Cascade Charter Township Planning Commission
Monday, January 7, 2008
7:00 p.m.
ARTICLE 1. Chairman McDonald called the meeting to order at 7:00
p.m.
Members Present: Koessel, Lewis, Logue, McDonald, Richards, Robinson
Members Absent: Waalkes (unexcused)
Others Present: Planning Director Peterson, Recording Secretary Hern,
and Members of the Public.
ARTICLE 2. Chairman McDonald led the Pledge of Allegiance to the
Flag.
ARTICLE 3. Chairman McDonald noted an item needs to be added under
Article 6 to the January 7, 2008 Agenda, Election of Officers.
Member Lewis motioned to add Election of Officers to the January
7th Agenda, supported by Member Robinson. All in favor with none
opposed, the motion carried. Article 6.5 Election of Officers added.
ARTICLE 4. Approve the Minutes of the December 17, 2007.
Chairman McDonald opened the meeting for revisions, corrections or
a motion for approval of the December 17th minutes.
Member Koessel requested a correction on Page 6, in the fifth
paragraph, in the first sentence after…"the parking
spots," add "and if so is there…."
Member Koessel also noted a correction on Page 7, in the second
paragraph in the second sentence change "what is to defer"
to "what will deter".
Member Robinson motioned for approval of the December 17, 2007
minutes as corrected, supported by Member Richards. All in favor with
none opposed: December 17, 2007 Planning Commission Meeting Minutes
were approved as corrected.
ARTICLE 5. Case # 07-2908: Paragon Development/Meijer
Address of Property: 5555 & 5595 28th Street SE
(Tabled at the December 17, 2007 Meeting)
Requested Action: Preliminary Plan Review for an amendment and
addition to the P.U.D. at 5595 28th Street.
Chairman McDonald requested a motion to remove this case from the
table.
Member Koessel motioned to remove Case # 07-2908: Paragon
Development/Meijer from the table, supported by Member Robinson. All
in favor with none opposed. Case # 07-2908: Paragon Development/Meijer
removed from the table.
Planning Director Peterson noted that the sub-committee did meet
with the Applicant who provided a variety of site plans for the
development. The sub-committee agreed upon the site plan that is
included in the Commissions' packet this evening.
Also included in the Commissions' packet is the amendment to the
P.U.D. Ordinance.
Planning Director Peterson noted a couple of items for the
Commissions' attention. These included the sidewalk along Kraft Avenue
that this Applicant will be installing and the Meijer wall signage to
recognize the previously approved variances.
Planning Director Peterson also distributed this evening the
language for street signage. The Applicant has indicated they prefer
not to have bank/retail center signage, noted by the pylon sign on the
Site Plan between the bank and 28th Street, and are willing to forego
this sign. Their idea was to eliminate this sign and add its allowed
square footage to the Meijer pylon sign along 28th St. This would
allow for one 250 sq ft sign instead of two 125 sq ft signs.
Member Koessel asked what the size is of the current Meijer sign
and Planning Director Peterson said he is not sure and the Applicant
may have that information. Planning Director Peterson said the
Applicant has provided a sketch of the proposed signage and it does
meet the requirement of 250-s.f.
Member Koessel noted this signage is similar to some of the
exchanges we have done at Waterfall Shoppes and the Reibel Development
project.
Chairman McDonald commented that the Applicant's plan being
submitted is a plan that the sub-committee quickly agreed upon.
Planning Director Peterson said he does have the other four (4)
options available for the Planning Commissions' review.
Member Koessel clarified that the parking has been moved to the
northeast side of the site and Planning Director Peterson noted that
is correct. Member Koessel also clarified that the drive around the
east of the building is now one-way and Member Robinson said that is
correct.
Member Koessel also confirmed that traffic entering the site would
park to the north or northeast and when exiting the site, they would
exit the same way as they entered and Chairman McDonald said that is
correct. Member Koessel believes this is a good plan.
Member Koessel asked if the number of parking spaces changed.
Chairman McDonald noted one parking spot was added in the north corner
for a total of fifteen (15) parking spaces.
There were no other questions of Staff and Chairman McDonald
invited the Applicant to add their comments.
Applicant Greg Fulk said the current Meijer sign is at 124-square
feet and presented their sketch of the proposed signage. Mr. Fulk
noted that the Meijer Board has approved the elevation of the signage.
Meijer's total signage is 124-square feet and the Applicant's sum of
square footage for their panels is 110-square feet, this totals under
the 250-square feet allowed.
Chairman McDonald asked Staff if the language written reflects the
proposed signage the Applicant is showing and Planning Director
Peterson said that is correct.
Member Koessel asked with the way the P.U.D. is written that if the
Applicant chose not to add their panels to the Meijer sign, then they
could construct the two 125-square foot signs and Planning Director
Peterson said that is correct.
Chairman McDonald noted the Applicant is seeking Preliminary Plan
Review approval and the Planning Commission will also have to approve
the amendment and addition of Staff's language for the signage to the
P.U.D. Member Lewis requested that the two (2) items be approved
separately.
Member Lewis motioned to approve the Preliminary Plan Review as
presented, supported by Member Robinson. All in favor with none
opposed. Motion carried.
Chairman McDonald requested a motion for the amendment and addition
to the P.U.D.
Member Robinson motioned for approval of the amendment and addition
to the P.U.D. at 5595 28th Street SE, supported by Member Richards.
All in favor with none opposed. Motion carried.
Member Koessel thanked the Applicant for their hard work and asked
if they are pleased with the plan. Mr. Fulk believes this is an
excellent plan and thanked the Planning Commission and sub-committee
for their time.
Planning Director Peterson noted this Case has already been
publicly noticed for the January 23, 2008 Township Board Meeting.
ARTICLE 6. Any Other Business
Chairman McDonald opened the meeting for any other business.
Staff has received a request from a developer who has asked to hold
a Work Session Meeting and asked the Planning Commission if they
wanted to change the procedures and hold a work session. Staff does
not see anything wrong with the current procedures and is looking for
direction from the Planning Commission should they wish to change
procedures.
Planning Director Peterson noted that quite a few years ago we had
held a few work sessions and the Planning Commission did not want to
continue this process since the planning staff was able to give them
the same information.
Member Robinson asked what the advantage would be in holding Work
Sessions and Planning Director Peterson said the advantage would be
towards the developer in obtaining feedback from the Commission prior
to heavily investing in their project. Planning Director Peterson
noted the sessions are similar to a Basic Plan Review but the
developer has spent money and time on the plan at this point.
Member Robinson asked if a Work Session would provide the same
information that can be obtained by Staff and Planning Director
Peterson stated yes it is.
Member Lewis noted that the first meeting with a developer is one
of discussion and the plan is not voted upon at the time. At the first
meetings the Planning Commission provides their feedback to the
developer and he does not see a reason to re-establish the work
sessions.
Member Koessel believes the current process has worked well over
the past few years. He noted that tonight's case, Paragon
Development/Meijer, is a great example that if the Applicant and
Planning Commission reach a stalemate, a sub-committee is formed to
work with the Applicant in creating an acceptable development.
Member Robinson also agreed that the current process is working
fine and not to change anything.
Chairman McDonald summarized for Staff that the Planning Commission
has reviewed the current process and believes it is an effective
process and Staff may notify the developer that the Work Sessions will
not be re-established.
Chairman McDonald asked if there was any other business.
Member Lewis asked for an update regarding the traffic flow at
Waterfall Shoppes. Planning Director Peterson said Staff has spoken
with the developer and MDOT. MDOT has agreed to review the timing of
the lights, the right-in and right-out only directions and MDOT is to
follow-up with the Township so the Township may hold another meeting
with the developers. The developers have also indicated they are
investigating "way-finding signs" within their project to
help direct traffic. Planning Director Peterson said he would contact
MDOT for an update.
ARTICLE 6.5 Election of Officers
Chairman McDonald opened the meeting for discussion of the Planning
Commission's Officers.
Member Koessel said that he believes Chairman McDonald has done an
excellent job at Chairing the meetings and in his absence, Member
Robinson has also done very well. Member Koessel also noted that
Member Lewis does an excellent job as the Secretary as well.
Member Koessel motioned to keep the Planning Commission Officers
for 2008 as they have been since everyone is eligible to serve a
second term.
Member Koessel also noted Member Lewis is to remain as the Planning
Commission's representative on the Zoning Board of Appeals (ZBA).
Planning Director Peterson noted there is an open position for a
representative of the Planning Commission to serve on the Village
Design Committee since Member MacAllister is no longer on the
Commission. Planning Director Peterson said this Committee reviews
projects in the Village District and consists of members from the
Planning Commission, Township Board, Downtown Development Authority
and ZBA. The Village Design Committee does not meet that often and
these meetings are not regularly scheduled like the Planning
Commission or ZBA Meetings.
Member Koessel motioned to keep the same Chairman, Vice-Chairman,
Secretary, ZBA Representative for 2008, and to keep the Village Design
Committee position open until the member Waalkes is in attendance.
Supported by Member Logue. All in favor with none opposed. Motion
carried.
ARTICLE 7. Adjournment
Chairman McDonald requested a motion for adjournment.
Member Lewis supported by Member Robinson moved to adjourn. The
motion carried and the meeting was adjourned at 7:33 p.m.
Respectfully submitted,
Jack Lewis, Secretary
Lisa Hern, Recording Secretary
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