Little Traverse Township Zoning Board November 13, 2006 7:30 P.M. At the Township Hall Chairman Joe Chattaway called the meeting to order. Roll call: Jean Beckley, present Joe Chattaway, present John Johnson, present Ed Shepherd, present Marty Van Berlo, present Absent: None Also present: Bill Dohm, Jane Taylor, Paul Kuchnicki, Josh Swiss, George Spanos, Shawn Robinson and several others. Minutes: A motion to approve the minutes as presented was offered by Shepherd and supported by Beckley. Approved by voice vote. Agenda Approval: There was no objection to the agenda as presented. Case # B-13-2006 Conduct a Public Hearing and review site plan for Paul Kuchnicki to operate a snowmobile, ATV, and motorcycle sales/service facility at 2935 US 31 N. Bill Dohm, in Randy Frykberg’s absence, reviewed the case saying Paul Kuchnicki has requested a change of use to convert and empty building into a sales/service facility for used snowmobiles, ATV’s and motorcycles (selling new parts and accessories for the Powersports Industry,selling used snowmobiles, ATV’s and motorcycles and a repair service). A special use permit and site plan review are required for this project. The property is zoned B-2 and vehicle repair is a use allowed by special permit in this district. The 40’ X100’ building is existing and will not be altered on the outside. The driveway and loading areas are existing and won’t be changed. Parking for 12 vehicles is on the north side of the building. Display of vehicles may occur in front of the building. Proposed signage has not been indicated. He noted that the requirements of the special use in the B-2 are all major work must be within a completely enclosed building. The storage of damaged or wrecked vehicles on the site shall be obscured from public view and no vehicle of any kind (that is in for repair) shall be stored in the open for a period exceeding one week. Since the property is bordering an R-2 district on the rear perhaps a buffer is appropriate in this area. It is noted the property has on site well and public sewer. The Public Hearing was opened. Mr. Dohm displayed pictures of the site for the audience and Board. George Spanos, owner of the Conway Commons Mobile Home Park, said he was not opposing the use. His concern was the vehicle circulation. He stated the original site plan approved had the condition that there would not be any rear crossed drive. The entrance to Conway Commons is private with only use granted for ingress and egress. He also owns the property ( field) behind this building and was concerned with possible problems with testing vehicles in that field by customers of Mr.Kuchnicki. He said the residents of Conway Commons walk through the field and was also concerned for their safety. He stated that if he saw vehicles back there he would “raise hell”right away. John Johnson asked if perhaps a fence down the side and across the back would help avoid future problems. Paul Kuchnicki said they test the vehicles not the customers and the testing would be done inside.If needed to be outside the trail is right in front of the building. He said he would respect boundaries. Mr. Dohm asked where the property line was and Mr. Kuchnicki said it was right behind the tree line. Mr. Spanos said he would like fencing on the sides to prevent any cross driving going in back of the building ( Ginop building). Shawn Robinson said there is a 10 foot strip of non-paved area that could be chained off. The Public Hearing was closed. Chairman Chattaway asked for Board input. It was noted that Carl Drayton built the building and the condition was that there would not be through traffic across the back of the property. Mr. Johnson felt maybe a series of posts or a chain in that unpaved area would prevent access on the back for through traffic. Mr Spanos said there were 2 considerations. Mr. Drayton did not have absolute right and through negotiations for use of the Spanos driveway he would not allow through traffic behind the buildings. Mr. Dohm felt a 4 foot high fence was needed to take care of the problem. He asked Mr. Kuchnicki where the outside display area would be, and was told it would be kept in the 15 foot area right in front of the building and also there is a 5’ area north of the power line pole that is part of the Drayton property. Shawn Robinson said the outside displays would be moved inside every night because of vandalism and theft concerns. Jean Beckley was concerned with storage of old parts, junk vehicles and possible repairs done outside. Where would these old discarded items be stored? Mr. Robinson said everything is inside, no vehicles or junk outside. The outside items would be day time only and only for sale. Repaired vehicles are inside because of vandalism or theft. Mr. Johnson asked about snowmobilers by the group coming in to buy things and where would they park? Mr. Robinson said most snowmobilers park close to a trail and walk over but there was room to park at the rear of the building. Mr. Dohm felt that since this business is not serving food or drinks that scene would not be the same as that in Alanson. Joe Chattaway asked where the storage for damage or wrecked vehicles would be and was told it would all be inside. John Johnson motioned to approve the site plan for Paul Kuchnicki to operate a snowmobile, ATV and motorcycle sales/service facility at 2953 US31 N with these conditions.1. Any change of use must come back for another site plan review; and 2. Storage of damaged or wrecked vehicles shall be obscured from public view; and 3. No vehicle of any kind that is in for repair shall be stored in the open for a period exceeding one week; and 4. A 4 foot high chain link fence shall be installed on the east side from the rear of the building to the property line. Motion support came from Marty Van Berlo. Roll call vote: Beckley, yes: Shepherd, yes: Van Berlo, yes: Johnson, yes: Chattaway, yes. Motion carried. Mr. Johnson reminded the applicants that any additional signage or lighting needs to be approved by the Township. Case # B-14-2006 Site Plan Review for a proposed storage building at Polly’s Planting and Plucking at 8695 M-119. Bill Dohm , in Randy Frykbergs absence, reviewed the case say Polly’s Planting and Plucking would like to construct a 32’X96’ pole barn for dry goods storage at their business on M-119 . The 1.5 acre parcel is zoned B-2 General Business District. An office/workshop/garage main building is presently on the site, along with 4 temporary greenhouses. The new proposed building will exceed the required setbacks and will allow inside storage of items presently stored outside or off-site. The front of the parcel is landscaped. The driveways and loading areas will not be changed from what exists. Ample parking is provided with 30 spaces shown on the site plan. Twelve of these spots are used for their delivery and maintenance vans. No change in the signage is proposed. This site is surrounded by business or industrially zoned land and uses. Jean Beckley asked what the height of the building would be. Josh Swiss, builder for the project, said the building will be the same size as the green house with 12 foot side walls and a total height of 17 to 18 feet. Mr. Dohm noted this request does not interfere with the Airport Protection Plan. Jean Beckley motioned to approve the Site Plan as presented for a 32’X 96’ storage building at Polly’s Planting and Plucking at 8695 M-119, parcel # 24-08-16-15-400-034. Motion support came from Van Berlo. Roll call vote: Beckley, yes; Johnson, yes; Van Berlo, yes; Shepherd, yes; Chattaway, yes. Motion carried. Discussion on building Heights: Mr. Dohm had presented the Board with several samples of how building heights are determined. He explained how height was measured with each of the samples. Jean Beckley felt chimneys should be eliminated from the measurements but not cupalos. She thought perhaps a measurement to the top of the roof would help keep houses a little lower. There was a lot of discussion on different ways to approach the building height measurement and also defining cupolas( their size and also their use).The height of towers was also brought into the discussion. Mr. Chattaway felt he and Randy Frykberg could make a presentation at the next meeting to clarify how height is measured per our Zoning Ordinance. Open discussion for issues not on the agenda: a. Correspondence received: None received. b. Zoning Board members: Joe Chattaway noted he had received the rough draft of The Trails Open Space Plan from the Recreation Committee. c. Public comment: None Adjourn: The meeting adjourned at 9:00 P.M. Respectfully Submitted. Jane Taylor. Admin. Assistant Date Approved____01-08-07