"CHARTER TOWNSHIP OF YPSILANTI - Get as DOC"
Corrected 5/8/01 CHARTER TOWNSHIP OF YPSILANTI PLANNING COMMISSION REGULAR MEETING OF APRIL 24, 2001 MINUTES Commissioners Present: Jeffrey Allen, Chair John Harris Carolyn Minot, Secretary Commissioners Absent: Deborah Iles Others in Attendance: Jeff Purdy, Township Planning Consultant Kevin Kwiatkowski, Community & Economic Development Director Rodney Nanney, Planning & Development Coordinator Denny McLain, Township Attorney Cheryl Ensign, Recording Secretary 1. MINUTES OF APRIL 10, 2001 PLANNING COMMISSION MEETING: Gust Bovoletis, ViceChair Theo Hamilton Sally Richie Larry Doe Eugene Shuey Motion by Doe to approve minutes of April 10, 2001 Regular Planning Commission Meeting, support Hamilton. MOTION CARRIED - All. NEW BUSINESS William Riney, 75 Edison, spokesperson for Conservation League of Ypsilanti Township/FAIR (Families Against Incinerator Risk), there is a great concern about the asbestos storage facility, on Rawsonville Road, wants to know if it could be revisited. He would like the Planning Commission to revisit the project and delay it until a health hazards study can be performed for the health and safety for the citizens of the Township. He would like to stop such a hazardous facility from coming into the neighborhood. Chairperson Allen stated that the site in question has already been approved. There may be other avenues that could be pursued. 2. SET PUBLIC HEARING FOR MAY 22, 2001 – ZONING ORDINANCE #74 TEXT AMENDMENT – Nonconformities – Section 201, 2102 and Article 22 (Z-2001-03). Motion by Hamilton; support Minot to schedule public hearing for May 22, 2001. MOTION CARRIED – ALL. 3. SET PUBLIC HEARING FOR MAY 22, 2001 – ZONING ORDINANCE #74 TEXT AMENDMENT – Section 2000, Lot Coverage – Decks (Z-2001-04). Motion by Doe; support Minot to schedule public hearing for May 22, 2001. MOTION CARRIED – ALL. 4. SET PUBLIC HEARING FOR MAY 22, 2001 – SPECIAL CONDITIONAL USE – Kenneth Carrier, 2441 Hearthside, Ypsilanti – for a “home occupation for retail gun sales” at 2441 Hearthside and currently zoned R-4 (single family residential). Motion by Harris; support Richie to schedule public hearing for May 22, 2001. MOTION CARRIED – ALL. Regularl Meeting April 24, 2001 Page 2 5. PUBLIC HEARING SPECIAL CONDITIONAL USE – Ypsilanti Community Utilities Authority, 2777 State Road, Ypsilanti – for a “utility use” on the southeast corner of Eastlawn and Westlawn Streets (Amador/YCUA Utility Easement) and currently zoned R-5 (single family residential). Rolland Sizemore, Executive Assistant YCUA, stated that they are asking to break off a part of the property to put a lift/pump station. They will be installing a fence as recommended in the staff report. They are also intending to incorporate the shrubs along the western side of the site into the plan. PUBLIC HEARING OPENED. There were no public comments. PUBLIC HEARING CLOSED. Commissioner Doe questioned how the system will work; will it pump as needed? Mr. Sizemore stated that it would be a pump station. He stated that sewer sanitary overflow is a large area of concern and YCUA is finding that they need to add larger lift stations to certain areas. This is the first one that they are looking at, YCUA will be coming back to the Planning Commission next month to look at adding a site on Sweet Road. Another sewer line will be put in to help with the flow into the pump station then it will be pumped into the main lines. It is like a sump pump. There is not much noise involved with these systems. Currently in the Township there are some of these systems in operation already, one is on Golfside. There are also emergency generators in place. Workers will check the lift stations approximately 2 – 3 times a week to insure that it is operating. Mr. Sizemore stated that the neighbors do want this because it’s their basements that are backing up. Chairperson Allen asked if the lift stations would be added to current sites. For example there is a site in front of west middle school; and a crew goes out everytime it storms. Mr. Sizemore stated that the bigger lines are being replaced first, after those are completed they will be working on the other ones. Commissioner Richie questioned how large of an area will the pump station bring relief to? Mr. Sizemore stated that it would be approximately 30 homes he is unsure of the exact number. There are a few streets in the area that are low and the basements flood, currently when it rains a crew goes out to make sure the water can be pumped into another line. Secretary Minot questioned if they had decided on a fence? Mr. Sizemore stated that they have decided on the aluminum ornamental Ameristar fence. This fence was picked due to the safety features and ease of maintenance. Secretary Minot read the staff report into record. Motion by Richie to approve the special conditional use for Ypsilanti Community Authority, contingent upon the addition of shrubs on the west side of the site and the use of the Ameristar ornamental fence to enclose the site, support Hamilton. MOTION CARRIED – ALL. 6. PD STAGE II FINAL (SITE CONDOS) SITE PLAN REVIEW – FPC Whitaker, LLC, 31000 Northwestern Hwy, Suite 220, Farmington Hills, MI 48334 – for a 98 unit site condominium project (Whittaker Village Condos) located on Whittaker Road, west of Martz. Regularl Meeting April 24, 2001 Page 3 PUBLIC COMMENT OPENED. There were no public comments. PUBLIC COMMENT CLOSED. Secretary Minot read the staff report into record. Todd Roberts, Atwell Hicks 540 Avis Drive, stated that he is here for any questions from the Planning Commission. Chairperson Allen questioned why the name was changed from “Whittaker Farms”? Andrew Millott, 3100 Northwestern Hwy., Farmington Hills, stated that they decreased the number of lots to 98 due to wetland issues and requirements from MDEQ. He stated that they changed the name in conjunction with their builder, Home Town building company who is taking on more of a traditional style home meeting the townships new residential building ordinances with the style of building, recessed garages and architecture changes the new name keeps with the new architecture design. Motion by Bovoletis to recommend approval to the Township Board for final site plan review for Whittaker Village Condos, subject to the conditions listed in the staff report, support by Hamilton. MOTION CARRIED – ALL. 7. DISCUSSION – East Michigan Avenue and Ecorse Road Corridor Plan. Teresa Buckwalter, UofM, stated that her neighborhood planning class has been working with Mr. Nanney on putting together a presentation. They have been part of the workshop that the Township held in February and then the class did observations of the area, took photos and th th manipulated them into a computer program. They also talked with students in the 4 & 5 grades at George school trying to incorporate ideas of the young people that live in the area. The class has a map of Michigan Avenue & Ecorse Road and the students are going to present their ideas and recommendations. They have split the presentation into 3 topic areas the first is open space, nd 2 is housing & commercial areas and last is movement and connection which includes multi modal transportation. Kate Jones, stated that she will be speaking on the Housing & Commercial portion. They came up with a couple different recommendations. The most important recommendation is to centralize the commercial districts onto the western portion of the street. Right now the area consists of strip development sprawl with no character. The most effective thing that could be done to revitalize the area would be to focus development on one specific area. The infrastructure on both corridors is set up with streetlights and sidewalks and there are smaller buildings in place. It makes sense to continue to promote development on the western portion consisting of smaller consumer orientated buildings such as general stores ore clothing stores and small restaurants. To keep the eastern portions relatively undeveloped until the future when it becomes necessary and the Township could concentrate on larger developments. This way the residents can easily access the commercial districts, therefore letting the business’ flourish. Another recommendation is to change the zoning code to allow for upper story development on the existing business. This would be beneficial to the owners of the properties allowing them to live or rent out that pace. It would also assist in creating a main street feeling. Allowing residential living on the top of the commercial would allow the residents to keep on eye on the street which would assist on cutting down on crime. They also recommend that the abandoned lots on Michigan Avenue be developed into alternative housing like small developments like apartments, townhouses or cluster housing. This way the people have easy access tot he commercial districts. Ms. Jones stated that one of the most obvious recommendations that they support is to make simple cosmetic improvements throughout with the addition of street trees and sidewalks to increase pedestrian movement, fix signs, lighting and paint jobs to enhance the quality of the area. Regularl Meeting April 24, 2001 Page 4 Kelly Katzmann stated that she is going to be talking about the character of the area. It doesn’t matter what changes are made if there is no character in the area. Currently there is a lot of sprawl type buildings and it is not a place that is commercial lively. By putting more character into it, like depot town draws people to the area and makes people happier. She has a set of pictures th to help guide the audience as she talks. Depot town has an 19 century feel and they looked at what Ypsilanti has to make unique. They found that Ypsilanti has a vintage 1950’s appeal and charm to it. They then looked at the buildings in Ypsilanti to see what buildings have the 50’s “look”. Along Ecorse Road there is the Ice Cream Time building, the Zanadu Roller Rink, and the Carry Dairy Cow all of which have unique building characteristics. Along Michigan Avenue there is a car lot that has a large light pole with 3 prongs on it that is fun and unique. The vintage 1950s is characterized by slanted roofs, lower buildings bright colors, lively signs, and trees. This would create an animated atmosphere, which would give Ypsilanti something unique. Set B is a set of pictures of buildings that could be enhanced with additional character. There are some buildings that are abandoned and if it had beautification to them would help. Set C is a set of signs first showing a typical Unitarian strip mall sign, then there is an auto sign that is unique. Adding qualities such as these would greatly enhance the town. Another suggestion is adding buildings such as the rock and roll McDonalds that has a 50’s style. Doing something like this would distinguish Ypsilanti Township, like depot town enhances the City, and would bring in additional tourism. Dara O’Byrne stated that she would be discussing open space issues. First when they began the project they created a goal, which was to identify the open space within the area, and to utilize the space to it’s best potential. In doing this they found that not all areas need to be kept as open some areas would be best as commercial and other areas would be best as habitat, while other areas would be best as parks or turned into parks. All of these issues would help improve the aesthetics appeal of the area and help the ecological concepts. The first area is a strip along Ecorse Road. The main recommendations for this site are to put commercial developments that incorporate recreation and open space. This would mean more locally owned businesses that might have outdoor eating and seating. This area is close to George School and the kids would be able to go there. They have talked with the kids from George School to get their input and they expressed many times a desire for more basketball courts and parks. The next area of discussion is along Harris Road. People currently use this area for parking but it is a perfect size for basketball courts that would have fencing and landscaping and would be attached by a crosswalk, perhaps cobblestone, which would be connected to another open space on the other side. This second open space is quite large with old growth trees that would be an asset to the community. A recommendation is to incorporate a community garden. This would be beneficial for the community to meet, work and provide fruit and veggies. In this area would be a place for a trail with flowers and a play area for the children. This is also close to the school, which would be beneficial for education purpose. They discussed the benefits of connecting Harris Road to the area. Currently there is a baseball diamond at the end of Harris Road that many of the kids did not even know it was there. Perhaps because it is not easily accessible, and is at a dead end. Larkin Owens stated that she would be discussing open space. First she would like to talk about an area near the school. They identified this area as being very scary because it is very forested. They talked about lighting it up and cleaning it up. The development could be extended and a park could be created so that the residents could enjoy it. The next area is to the east around the factory and the bomber plant and near the recreation center. These areas are an excellent research for an ecological corridor. They talked about having a balance between development and preservation. By create and restoring the forest areas would keep growth in certain areas and preserve the rural feel in the community. This would help in creating a sense of identity and something that the residents would be proud of. On the development side the small strip of land on Michigan Avenue the best use would be to create mini commercial strips with housing behind with parks. Around the recreation center is a potential site for more development. Due to the location of the high school and recreation center. This is an excellent space for an ecological corridor to restore the ecological health in the area. Overall they wanted to create a comprehensive network of open space that could be utilized by the entire community of Ypsilanti. Regularl Meeting April 24, 2001 Page 5 Karleen Vollherbst stated that she would be discussing movement and connections. They have come up with a number of recommendations to connect the housing, commercial and open areas. To do this they looked at motorized and non-motorized and public pathways in the area. They have come up with a set of design standards, which include having adequate sidewalks and handicap access to buildings and sidewalks. Attractive landscaping and street trees along the corridors and standards of uniformity of lighting and signs. Some short-term recommendations for the non-motorized transportation system include added sidewalks along all of the smaller streets within these areas. There are sidewalks along some of the streets but they are disjointed, connecting them would create easier walkways and throughways. Another recommendation that is important is the skywalk over Ecorse Road, the kids thought that this was a problem and it needs to brought up to par. Ecorse Road and Michigan Ave should be connected with a pedestrian walkway. A good area is along Harris Road. Currently there are paths over the railroads that people have used; they have designed a path that would go over the railroad with warning lights and a paved pedestrian path. They also recommended that a bike path be placed to connect all major commercial and housing along Michigan Ave and Ecorse and Harris Road. Also a bike path and pedestrian path to connect Ecorse Road to Ford Blvd. to the recreation center. It’s important to connect the recreation center to the Township. Some long-term recommendations for the non-motorized pathways are to renovate some of the sidewalks that are in disrepair and they need to be improved to improve the character and the landscape. Jon Dorsey stated that in terms of public transportation, it is often overlooked in areas of the state. In the area it is best described as being at the bare minimum. When they investigated the area they found that the bus system has routes that went on the outskirts going east and west but nothing north and south. They would like to establish some movement going north and south. A short-term recommendation would be to add more stops along the major streets and within the Township and to extend the hours of the routes. Currently it is only running 5 days a week with no weekend routes. Anything that would give some connection north and south would be beneficial. A possible way to establish a more convent route is to have a bus system with smaller busses with smaller routes. This would allow for some movement along the smaller streets that were created post World War 2. They were developed for smaller vehicles and not the larger ones that are prevalent now. They also feel that there should be some benches and shelters with handicap access at the bus stops. Currently the area is marketed for car movement and there should be better marketing towards public transportation usage. In terms of the motorized transportation better for the area once again ways for movement for north and south movement instead of east and west. More connections are needed to Michigan Avenue from Ecorse Road. Many citizens expressed concern with the Maplewood/Ecorse Road corner due to lack of visibility. This could be fixed by lowering speed limits in the area. One of the obstructions is the building and a recommendation is to construct larger windows on that building for visibility. Ms. Buckwalter thanked the Planning Commission for allowing them make their presentation. She also stated that they would be complying their presentation into a written report that they would forward to Mr. Nanney. Jeff Purdy, Township Planner, stated that it was very interesting in seeing the presentation and he commends the students on a job well done. He liked the fact that a lot of the things that the students recommend that they look at they have been focusing on in their study. Such as focused commercial activities in certain areas and creating defined activities along the corridor and looking at a mixed use of development for more vitality. Also looking at in-fill housing and the different housing on smaller lots rather than the traditional design. Also looking at the open space and intermodal transportation not only the roadway for individual cars but also public transportation. And upgrading the pedestrian access to those sites and improving pedestrian circulation which is very important in tying the residential areas to the commercial centers. Another important feature is to create a pedestrian environment corridor. He stated that they made good points and he looks forward to seeing the final report. Mr. Purdy further stated that last week the Township Economic Development Commission authorized the hiring of the Green Group which is a market consulting firm. They will be doing a detailed market assessment of the Regularl Meeting April 24, 2001 Page 6 Michigan Avenue and Ecorse Road corridors looking at the business in the area and the market in the area for commercial services. They will incorporate the results of that study into the final report. Secretary Minot questioned if the students had seen a copy of the preliminary report? Rodney Nanney, Planning & Development Coordinator stated that a summary of the report was sent over, and the students were at the public workshops. They could obtain a copy of the preliminary report to look at the similarities. Chairperson Allen thanked the students for their input. He stated that it was a very interesting presentation. 8. PRELIMINARY (NONRESIDENTIAL) SITE PLAN REVIEW – Poon Soo Lee, 5195 Pinnacle Court, Ann Arbor, MI 48108 – for a “laundry establishment” (Sun City Laundry) on East Michigan Avenue and currently zoned B-3 (general business). Mr. Nanney stated that the engineer Mr. Kubiske is not present tonight. Mr. Nanney gave a brief overview of the project, he stated that this is for a laundry facility to be located on the south side of Michigan Avenue between Wiard and Ridge next to Washtenaw Door and Trim. There have been some changes made to the plans, as recommended by the Township. Due to the deficiencies that still need to be corrected he recommended that this item be tabled until the changes and deficiencies can all be corrected. Secretary Minot read the staff report into record. PUBLIC COMMENT OPENED There were no public comments. PUBLIC COMMENT CLOSED Commissioner Richie questioned if the applicant received a copy of the staff report? Grant Mueller, representative from Kubiske, stated that they did receive a copy of the staff report. He stated to respond to a few of the concerns in the staff report the parking will be dependent on how many washers there will be. This will be addressed along with the landscaping concerns. Commissioner Richie stated that she could not vote to approve this at this time and her advice is to have the applicant ask to table the site plan until all the corrections can be made. She stated that the staff report summary and LSL’s letter covers all of the recommendations. Secretary Minot seconded this statement. Chairperson Allen stated that there are to many items missing from the site plan. Motion by Minot, to table the preliminary (nonresidential) site plan review for Sun City Laundry, until such time that the applicant revises the site plan in accordance with the review comments in the staff report and LSL’s report and resubmit it for further technical review. Support Richie. MOTION CARRIED – ALL. 9. PRELIMINARY (NON RESIDENTIAL) SITE PLAN REVIEW – Trails End Holdings, LLC 37679 Pembroke Street, Livonia, MI 48152 – for a “retail auto parts store” (Advance Auto Store) at 1250 East Michigan Avenue and currently zoned B-3 (general business). Paul Berry, Trails End, would like to present some photos of a typical building looks like. He would also like to give some background about Advance Auto, they have been in business for Regularl Meeting April 24, 2001 Page 7 over 70 years across country. They have approximately 1,700 locations and the building is prototypical of what is built across the country. He sated that with most retailers there are identifying features on business that people recognize as they are driving down the road. They have met several times with Township staff and have covered many of the questions that were raised between the required and recommend issues. The two biggest problems that remain are that of the building design and the setback of the building from E. Michigan Avenue. He stated that the design of the building in terms of the materials used is difficult to change. Tonight they are looking for some direction from the Planning Commission on the items that were recommended from LSL or if there is flexibility on the building façade and location issue. PUBLIC PORTION OPENED No public comments. PUBLIC PORTION CLOSED Secretary Minot read staff report into record. Secretary Minot questioned if the applicant received a copy of the staff report? Is the applicant willing to work with the planners on the setback issues and other items? Mr. Berry stated that they could work with the engineering items. If it is related to the design and materials that is very difficult to work with. This is what identifies Advance from other retailers. It is critical for the owner to have parking in the front and not the back. This is based on a convent standpoint for the customers. To park in the back goes against Advance’s typical layout. Secretary Minot stated that it appears that the problem is the developer’s conflict with LSL recommendation for the building design and location on the lot, and it appears that LSL is asking the applicant to present the colors and materials that they intend to use. Mr. Berry stated that his understanding is that they need to make design changes including the peaks and to change the colors. He stated that the recommendations are a total change of their typical style of building. Commissioner Doe stated that he thought he had seen pictures of different layouts for other Advance stores. Mr. Berry stated that they have 2 prototypical buildings. Pete Brown, Advance Auto, stated that initially when they bought the Auto Works locations they used their design they have since changed the design. Commissioner Doe asked what is the brick on the other building? Mr. Brown stated that is split face brick with soffit around the exterior. Chairperson Allen questioned how the building fits on the property? Mr. Brown stated that the entire dealership is to the west of their building, the parking lot is next to their building and their parking lot is next to the hotdog stand. Commissioner Richie why would they think that having the business closer to the road would not have better visibility? Mr. Berry stated that they would probably have better visibility closer to the road but it is company policy to have convenient parking in front of the building. The way the parking is set up is to have customers come in off Michigan Avenue and have a corner entry. The parking is all close to the Regularl Meeting April 24, 2001 Page 8 entry door. This is very important and critical to them. He stated that they had another site in Westland and the city was requiring a lot of changes related to parking and layout and Advance canceled the project. Secretary Minot stated that if the building was straightened out on parcel there would be adequate parking. Mr. Brown they have a 20-foot spaces and drive aisle and another 20 foot space for safety. This layout is the only way it could be done. Mr. Kwiatkowski stated that on the site plan the detention pond is not shown, it is located off site and in the railroad right-of-way. There is also an issue with the Fire Marshal concerning emergency vehicle access points. There was also a lack of fire hydrant access. Another concern is the side yard setback. There is also concern about the actual lot split and configuration to Michigan Avenue and leaving a triangle piece behind this parcel that could become a dumping site. Secretary Minot stated that with all of the deficiencies the plan could not be approved at this time. Are the petitioners willing to table the plan tonight and work with staff in correcting the deficiencies? Mr. Brown stated that the only problem they have is the building designs itself and if they need to change the design and parking layout then they are not willing to make changes. The other items they can agree to. Commissioner Richie stated that the site plan that they are looking at tonight cannot be approved, they need to see the corrections put on the site plan in order to better evaluate the building design and setback issue. Chairperson Allen questioned Mr. Purdy about the architectural requirements in the zoning ordinance. Mr. Purdy stated that the principle thing that they would like to see is an upgrade of the materials used. They would prefer to see a building that utilizes brick. If you were to go down the street to CVS pharmacy, that was also a prototype building and the difficulties with the site in order comply with the Township standards they needed to go to ZBA. In trying to upgrade the appearance of the Michigan Avenue corridor they worked with the developer and got some setback variances in exchange for some significant building changes and upgrades. The Township is looking at ways to upgrade the businesses along Michigan Ave. and work with some of the property owners to improve the character of the area. Jack Webb stated that a question was raised concerning the awkward lot configuration. He stated that Advanced Auto came to him to buy an acre. There is a narrow piece of property in back that would be no mans land and he is agreeable to sell that to Advance Auto. Until he read the report he was for this development until he read about the welfare concerns. He didn’t understand this due to the large amounts of vacant properties that are on Michigan Avenue. If we can’t approve a company coming in and building a multi million property what is going to be put there. He has no problem with selling the small parcel to the applicants. There is a business down the street that will be in competition with this company that has parking in front of their business. This applicant should be given the same consideration. Mr. Nanney stated that there were a number of items in the initial staff report that needed to be corrected and the applicants agreed to comply with many of the recommendations during an informal meeting with CED staff. However when the revised plans came in many of the required items were not on the plan and are still outstanding. Regularl Meeting April 24, 2001 Page 9 Mr. Berry stated that as far as the site design and storm water recommendations these can be worked out. The problems are the design of the building and the parking. If the Township is willing to work with them they can work with the Township. Commissioner Richie stated that the applicant needs to work out all of the issues first before coming back to the Planning Commission. Does the applicant want the plan to be approved or denied tonight or tabled? Mr. Berry stated that they want it to be tabled. He stated that the problem is that they have had meetings but the design problems keep coming back. Chairperson Allen stated that the inflexibility of the petitioner does not fit well; if the petitioner isn’t flexible than this plan will not be workable. Part of coming into an older neighborhood is the flexibility of working with the standards. The petitioner might have to go before the Zoning Board to get some variances for site design issues. Secretary Minot stated that the items that they are talking about don’t deal with the exterior of the building. There are other items that need to be addressed first. Mr. Berry stated that the driveway issue is a problem that keeps coming up, MDOT states that they do not want the two driveways across from each other. Mr. Purdy stated that the Township has access management standards that are applied along with MDOT standards. The problem is that this driveway is not aligned with the drive across the street, this causes a problem with turning. The solution is too directly aligned or significantly offset. This is to lessen the risks of turning. This standard goes right along with MDOT guidelines. Mr. Purdy stated that they are looking at it by a Township and safety access perspective. This particular driveway is non-conforming to township standards, which is another constraint on this site. Commissioner Richie stated that they could go through everything piece by piece tonight but this not the forum to work out these basic required site design issues. These should be addressed before the plan comes before the Commission. Chairperson Allen agreed he stated that his feeling is that the petitioner is willing to work out problems but not willing to work on building design and setback issues. Mr. Brown stated that is correct. He does not have the authority to be flexible on the design and setback issues. Chairperson Allen stated that the applicant is willing to work further if the Planning Commission could come to agreement to other issues. Mr. Kwiatkowski stated that the items on the staff report come into play on how much can fit on the site. Is there a prototype that can fit on the lot? The parking location and building façade can be left for Commission consideration, and the more important is addressing the other items as discussed. Commissioner Bovoletis stated that he has no problem with the building. He believes that the Township needs the business, need to deal with the parking setback and the detention pond. He disagrees with the other commissioners. Secretary Minot stated that the applicant needs to work out the other items before they deal with the design issue. Regularl Meeting April 24, 2001 Page 10 Commissioner Richie stated that she has not said anything against the design plan, the developer is before the Planning Commission too early. There are to many other issues that need to be cleared up first. Chairperson Allen stated that he has made no comment against the applicant other than the inflexibility of the applicant. Why try to help the applicant if they are not interested in getting the item tabled until Planning Commission deals with building issues? If the Planning Commission is not going to be flexible with the two items that the petitioner is not flexible with, then we owe a decision tonight to the petitioner instead of a table. Commissioner Richie questioned if the petitioner were to come back with all of the problems taken care of, other than the building setback and parking issues, do they have the ability to go before the ZBA to get it approved. Attorney Denny McLain stated that they could seek appropriate variances from the ZBA. Mr. Brown stated that they don’t want to do that, they want the Planning Commission to work with them now. Commissioner Harris understands that the petitioner was willing earlier to table this, would they still like that? Mr. Berry stated yes. Motion by Bovoletis to table Preliminary (Non-Residential) Site Plan Review for Trails End Holdings, until the corrections can be made and the applicant requests to come before the Planning Commission, support Harris. MOTION CARRIED – ALL. 10. Any other business that may come before the Board. Adjournment: Motion by Doe, to adjourn at 8:35 p.m. support Hamilton. MOTION CARRIED – ALL. Respectively submitted Cheryl Ensign Recording Secretary