Friendship Township Planning Commission
Minutes, August 28, 2006 7:00 PM

Donahey J Gelb Kurburski D Simon F Troup B Trufant
Present X X X X X x
Absent

Call to order at 7:00 p.m. by Simon. Public hearing on Stutsmanville Corners, pursuant to letter sent 8/17/06 to landowners within 1/2 mile radius of State Road and Stutsmanville Road intersection and notice in PNR.
Public present: Dan Seamon, Kirsten Fredrickson (PNR), Sarah Cohen, Allyn Shepard, Emily Meyerson, Paul Glahn (Harbor Light News), Kevin Saddison, Michael Sanderson, John Baker, Jon Tippett, Don & Marianne Dueweke, George Helliesen, Carol Costello, Kerry Davis, Mary Whitmore, Sally Bund, Mike Rowes, Bob Truman, Dale Scott, Marilyn Truman, Rob Parson, Mary Reilly, Wm. & Annie Brecheisen
Stutsmanville options and input
1. Over view of previous meetings held by township on this topic
2. Reviewed uses allowed in various zoning classifications and asked for input
3. Housing/farming comments from individuals (NOTE: does not indicate consensus): feel we are part of Harbor Springs, so no need for town or commercial; don’t want noise, congestion or neon lights; Domestic farm (40 acres or less) is okay; commercial farm (feed lot or large operation) is not; Friendship Farms (Walker development at SW corner) residents unclear what is going to happen and what could legally happen on the actual corner because of the verbiage in their deeds; prefer to see no development on the SW corner; best to keep most of it single family residential or small businesses; nothing as big as a Meyer Store. John Baker stated that the Walkers want to keep the corner a public space possibly for recreation.
4. Public Buildings and recreation comments: size is a concern; small residential or business applications, if there is to be anything; cohesive feel, multi-use; rather not have anything, but if we have to have it, it should be small; questions about the PUD which covers the rental housing near the church. This led to a discussion of PUD’s and how much control and who has the control over area we are discussing tonight. (Bigger than the current PUD). Anyone can initiate a PUD.
5. Businesses comments: Are there statistics about how far people EXPECT to drive for certain things (banks, playground, gas station, etc)? Hours of operation—not very early or very late. Except for potential polluters, doesn't have a problem with the TYPE of thing as much as the scale of it. Environmental concerns about gas station. Would like something with low traffic levels. Would hate to see something large like bowling alley—footprint and traffic. Safety of intersection a concern. If easily available just down the road (in Harbor), doesn't see need for it here. If allowed somewhere else or nearby, do we have the ability to NOT allow it? Seems like most of these wouldn't happen for a long time. Terrain of area (hilliness) precludes many things, but terrain of Stutsmanville area is easier to build. SW corner—homeowners associate calls only for residential
6. Industry comments: Leo Hagen written comments: (owns rental units near church), anything that would create jobs and services for blue collar workers would be good for the area. Pollution bad. Plaza like one with Meyer Hardware would be useful. Comments from public present: Already a salvage yard, a restaurant/bar, gravel pit and car repair in the vicinity. For any business would be concerned about noise and light, pollution, hours of operation. Storage units would be atrocious.
7. Summary comments: Look for data that might help determine what is reasonable to expect in this area, (density of gas stations, banks, recreation area, etc.) given what is already nearby in the greater area. Biggest concern was not for specific uses, but for the scale and impact (light, pollution, noise, traffic). Lots of interest in form-based planning for this area. Potential for a PUD based on form-based design was raised. Interest in reviewing the new Suttons Bay form-based ordinance.
Public hearing on Stutsmanville closed at 8:30 p.m.
Planning Commission meeting reconvened at 8:40 p.m.
Public present: William and Annie Brecheisen
Minutes of 7/24/06 were approved as presented.
Case #10-06: request by ECPC to amend the zoning ordinance text. Motion: No objection to Zoning Ordinance Text amendment as stated in Case #10-06 regarding drainage plans. (Trufant/Kurburski) Passed unanimously.
Other Matters –
A. Troup reported from Twp Board re: Stormwater Ordinance 03-30. County no longer enforces because state attorney general gave opinion that stormwater was not enforceable at county level. Townships may have ordinances. Twp Board would like us to investigate this and make a recommendation. Simon will try to get a copy of the existing county ordinance.
B. Grand Traverse County Road Commission Standards—example of a less intrusive road standard. Simon will get us the second page of this to review (We already have page 1)
C. Seminar- “Filling the Gaps: Environmental Protection Options for Local Governments.” September 5- 2:00 – 9:00 PM at Bayview Inn. Sponsored by Harbor Inc. Gelb, Simon and Troup will attend.
D. Kurburski indicated that the Recreation Committee would like us to investigate requirements for cemeteries in FF-2. Simon will e-mail Tammy at Co. Planning.
Public Comments: no additional comments
Adjourn at 9:10 p.m. The next meeting is September 25 at 7:00

Donahey 9/1/06