SAGINAW CHARTER TOWNSHIP PLANNING COMMISSION SAGINAW CHARTER TOWNSHIP HALL SEPTEMBER 19, 2018 Members Present Members Absent Others Present C. Nolan S. King, Dir. of Community Dev. G. Fahndrich M. Mahlberg, Attorney S. McGraw C. Edlinger, Recording Secretary M. Peterson B. Gombar J. Howell B. Nelson Mr. Gombar called the meeting to order at 7:00 p.m. Approval of Minutes: Motion by Mr. Fahndrich, supported by Mr. Howell, to approve the minutes of August 15, 2018. New Business: A. S-18-30 and SUP-18-06 - WTA Architects of Saginaw, Michigan, on behalf of Valley Lutheran High School of Saginaw, Michigan, is requesting a Special Use Permit and Site Plan approval to construct two additions totaling 24,859 square feet along with 34 new parking spaces and associated site improvements located at 3560 McCarty Road. (23-12-4-03-3011-000) Mr. King stated the applicant proposes to expand the existing school building at 3560 McCarty Road to both the east and the west to accommodate at least six new classrooms, a gymnasium, locker rooms, and waiting and storage rooms. In addition, 34 new parking spaces are proposed for the property with additional site improvements. This existing primary site was developed in 1978 as the permanent facility for Valley Lutheran High School. The site is 40 acres in size.
The proposed site improvements require a Special Use Permit within the applicable R-1A zoning district given the established use as an educational institution. The existing school is 49,049 square feet in size; with the proposed additions of 24,859 square feet, the resulting size of the constructed school facility would be 73,908 square feet. The Fire Department has noted that an additional drive will need to be constructed to the rear (north) of the east expansion of the school to allow for sufficient internal circulation on-site for emergency vehicles. In response, the applicant has proposed the following access drive to the east of the building expansion. Importantly, a sidewalk adjacent to the building must be maintained at this area. Given the multiple uses that this high school facility serves, the above parking calculation provides a conservative, worst-case scenario that likely exceeds what Valley Lutheran generally requires for a day-to-day parking volume. Regardless, the 378 stalls provided with the expanded lot exceed the minimum parking required if both the stadium and high school are concurrently in use. A minimum of 94 trees and 189 shrubs are required to be installed within the landscaped islands and around the perimeter of the parking area. Existing trees and the proposed street trees planted count toward these minimum landscaping requirements. Given the substantial number of trees within the rear and side yard setback areas, as well as 59 trees within or around existing parking, staff believes the applicant has already provided for the requisite number of trees. Dumpster enclosures are required to be compatible with the architectural character of the building. The enclosure is required to be a minimum of six feet in height, shall be constructed with durable materials similar to those of the proposed building, and shall have solid walls and doors. The Township Engineer has completed a preliminary storm water review of this site plan. The site plan will be required to conform to any requirements determined by the Engineer as a condition for approval. An operations and maintenance plan has been signed and submitted. Whereas the proposed improvements are subject to a Special Use Permit in an R-1A, Low- Density Residential - Transitional district, the project complies with the general development standards of the Township, and the specific standards contained in Chapter 22 and Section 2204; staff recommends approval of Special Use Permit SUP- 18-06 and of Site Plan S-18-30, with the conditions listed in staff s report. Mr. Gombar inquired if there is an access drive on the west side of the building. Mr. King stated yes, per the fire department. Douglas Kueffner, a representative for WTA Architects, on behalf of Valley Lutheran High School, was present to answer any questions. Mr. Kueffner stated the west side addition will be for athletics including a locker room, weight room, and storage. The east addition will have six classrooms, four science labs, a music room and an art room. Regarding the access drive Mr. Gombar inquired about, Valley Lutheran will comply with the fire department recommendations. New light poles with LED lights will be installed. Mr. Kueffner inquired if the dumpster 2
requirements would be a condition. Mr. King stated it will be added to the conditions listed in staff s report as condition number seven. Barry Nelson inquired if they had any problems with the seven conditions. Mr. Kueffner stated they were fine with the seven conditions in staff s report. Mr. Gombar then asked for public comments in favor or in opposition to the proposed special use permit. There being no comments, Mr. Gombar closed the public hearing portion of the proposed special use permit. Discussion followed among the Planning Commission members. Motion by Mr. Nolan, supported by Mr. Nelson, to recommend approval of the proposed Special Use Permit (SUP-18-06) with the seven conditions listed below: 1. Approval of a final site plan by the Community Development Department, Fire Department, Township Engineer, Building Department and the Department of Public Services. 2. A storm water maintenance and operations plan is required for review and approval by the Township Engineer. The applicant will be required to bring the site plan into conformance with any conditions required by the Township Engineer. 3. A sign permit application with detailed drawings of the sign will need to be reviewed and approved by the Community Development Department prior to the installation of any new signage. 4. A photometric plan is required if any new exterior light fixtures are to be installed. These fixtures shall not exceed a 15' finished height at any point within 200' of the property lines buffering residentially zoned or used parcels. 5. An access road shall be installed, to be approved by the Fire Department, allowing sufficient emergency vehicle access to the rear of the building. 6. The Township will need plans and profiles for the water main relocation sent to the Township engineer for review. The fee for review needs to be deposited to Fiscal Services. 7. The dumpster enclosure is required to be a minimum of six feet in height, shall be constructed with durable materials similar to those of the proposed building, and shall have solid walls and doors. 3
Motion by Mr. Nolan, supported by Mr. Nelson, to recommend approval of the proposed Site Plan (S-18-30) with the seven conditions listed above. B. S-18-31 Texas Roadhouse Holdings, LLC of Louisville, KY is requesting Site Plan approval to construct a new 7,163 square foot Texas Roadhouse restaurant along with associated site improvements to be located at 4900 Bay Road. (23-12-4-02- 2002-000) Mr. King stated the subject site is located on the east side of Bay Road (M-84). The site plan area of the subject parcel is not yet split but is owned by Sears Holdings and features a Sears Automotive repair center. This site-to-be is 2.31 acres in size, irregular in shape, and features 637 feet of Bay Road frontage with alternative depths of approximately 180 feet. The master parcel from which the proposed subject parcel will be split also includes a Sears s retail center attached to Fashion Square Mall, as well as a TGI Friday s restaurant. The site plan calls for 212 total on-site parking spaces, though this development would take place on existing asphalt surface. This site is located within the Cardinal Square overlay district, and as new construction should comply with the design requirements established within Section 314.6 of the zoning ordinance. The site plan conforms to these guidelines by including multiple brick column and fencing elements and also extensive landscaping on-site. The building façade incorporates brick in a consistent manner with the design guidelines, and also features an attractive façade. The proposed site parking layout provides a green barrier between the general Sears / Fashion Square Mall parking bank and this new parcel; in addition, the internal parking islands will guide internal circulation, provide raised walking space for the nearer half of the parking lot; and also comply with landscaping requirements for the lot. The proposed restaurant requires 93 standard parking spaces based on its gross floor area. The applicant is proposing 205 standard spaces, plus six standard ADA (handicap) spaces and one van-accessible ADA space on-site. The applicant has indicated that this additional parking beyond the Township s requirements is necessary to handle peak load parking demands. The provided landscaping plan appears to meet the above-noted requirements of Section 405 and Section 303, as existing, preserved trees and shrubs count toward site landscaping requirements. The applicant has added bump-outs and parking islands to break up long stretches of asphalt. This site does not fall within 200 feet of a residential district; as such, fixtures are limited in height to 25 finished feet above grade. Exterior lighting shall be designed, constructed and maintained in a manner that minimizes off-site glare, light trespass on neighboring lots, and traffic hazards to motorists. 4
A storm water management plan review has not yet been completed by the Township Engineer. This site is required to comply with any requirements established by the Engineer. Sidewalks are already installed along the site s Bay Road frontage. A raised seven-foot-wide sidewalk is presented around the entire exterior of the building. A sidewalk connection must be provided connecting the Bay Road sidewalk to the site. Stamped, marked crossings must be provided on the final site plan connecting the parking lot s internal sidewalk to the building. Whereas the proposed addition is allowed by right within the B-3, Community Commercial zoning district and the project complies with the general development standards of the Township, staff recommends approval of S-18-31 with the ten conditions listed in staff s report. Kirt Andersen, a representative for SME, on behalf of Texas Roadhouse restaurant, was present to answer any questions. Along with Mr. Andersen was Emily Bernahl of BDG Architects and Samantha Paradise from SME. Mr. Andersen stated the proposed sidewalk will have to be moved farther as the grade is quite a bit different between Bay Road and the proposed restaurant. Mr. King stated staff will work with SME regarding the sidewalk. Mr. Andersen also inquired about the dumpster. Ms. Bernahl presented color renderings of the proposed dumpster enclosure to the Planning Commission (attached). The Planning Commission had no problem with the proposed dumpster enclosure. Mr. Andersen had no problem with the rest of the conditions in staff s report. Mr. Gombar inquired about the uniqueness of the proposed parcel split. Mr. Andersen did not have a definitive answer. Mr. Gombar then asked for public comments in favor or in opposition to the proposed site plan. There being no comments, Mr. Gombar closed the public hearing portion of the proposed site plan. Discussion followed among the Planning Commission members. Motion by Mr. Nelson, supported by Mr. Nolan, to recommend approval of the proposed Site Plan (S-18-31) with the ten conditions listed below: 1. Approval of a final site plan by the Community Development Department, Fire Department, Township Engineer, Building Department and the Department of Public Services. 2. A storm water maintenance and operations plan is required for review and approval by the Township Engineer. The applicant will be required to bring the site plan into conformance with any conditions required by the Township Engineer. 3. If a parking spot is located in front of the Fire Department connection, this space must be discussed with and approved by the Fire Department. 5
4. All materials used for water and sewer connections shall be in accordance with township specifications. 5. If a fire line is needed for the site, domestic service and the fire line must be separate lines with individual shut-offs at the connection. 6. An RP2 backflow prevention device needs to be installed at the meter. 7. A 5 sidewalk connection must be made from the Bay Road sidewalk to the internal parking lot area 8. Stamped, marked crossings must be provided on the final site plan connection the parking lot s internal sidewalk to the building entrance 9. A sign permit application must be approved prior to installation of any signage on-site. 10. The dumpster indicated on the site plan must be enclosed per Section 50-38 and Section 314.2.c of the zoning ordinance with durable materials similar to the primary building materials. White vinyl privacy fencing may also be suitable for the enclosure. Receive and File All Correspondence: A. A copy of the September 2018 Planning & Zoning News publication. Old Business: None Adjournment: Motion by Ms. McGraw, supported by Mr. Fahndrich, to adjourn the meeting at 7:27 p.m. 6