On the agenda: Traverse City PC Handouts-1 5-27 — data center (Jan 5)

3848 Veterans Drive, Traverse City, MI 49684
garfieldmi.gov • (231) 941-1620

CHARTER TOWNSHIP OF GARFIELD – PLANNING COMMISSION MEETING
Wednesday, May 27, 2026 at 7:00 PM
Main Meeting Room – Charter Township of Garfield
3848 Veterans Drive, Traverse City, MI 49684
AGENDA
ORDER OF BUSINESS
Call Meeting to Order
Pledge of Allegiance
Roll Call of Board Members
1. Public Comment
Public Comment Guidelines:
Any person shall be permitted to address a meeting of The Planning Commission, which is required to
be open to the public under the provision of the Michigan Open Meetings Act, as amended. (MCLA
15.261, et. seq.) Public Comment shall be carried out in accordance with the following Commission
Rules and Procedures: a.) any person wishing to address the Commission is requested to state his or
her name and address. b.) No person shall be allowed to speak more than once on the same matter,
excluding time needed to answer Commissioner’s questions. Where constrained by available time the
Chairperson may limit the amount of time each person will be allowed to speak to (3) minutes. 1.) The
Chairperson may at his or her own discretion, extend the amount of time any person is allowed to
speak. 2.) Whenever a Group wishes to address a Committee, the Chairperson may require that the
Group designate a spokesperson; the Chairperson shall control the amount of time the spokesperson
shall be allowed to speak when constrained by available time. Note: If you are here for a Public
Hearing, please hold your comments until that Public Hearing time.
2. Review and Approval of the Agenda – Conflicts of Interest
3. Minutes – May 13, 2026
4. Correspondence
5. Reports
a. Township Board
b. Planning Commissioners
i. Zoning Board of Appeals
ii. Parks and Recreation Commission
iii. Joint Planning Commission
c. Staff Report

3848 Veterans Drive, Traverse City, MI 49684
garfieldmi.gov • (231) 941-1620

6. Old Business
a. PD-2026-79 – Next Zoning Ordinance Potential Amendments – Discussion
7. New Business
a. PD-2026-80 – 2026 National Planning Conference – Overview and Key Takeaways
b. PD-2026-81 – Discussion Topic – Traffic and Connectivity
8. Public Comment
9. Other Business
10. Items for Next Agenda – June 10, 2026
11. Adjournment

Joe Robertson, Secretary
Garfield Township Planning Commission
3848 Veterans Drive
Traverse City, MI 49684

Garfield Township will provide necessary reasonable auxiliary aids and services, such as signers for hearing
impaired and audio tapes of printed materials being considered at the meeting to individuals with
disabilities upon the provision of reasonable advance notice to Garfield Township. Individuals with
disabilities requiring auxiliary aids or services should contact Garfield Township by writing or calling Lanie
McManus, Clerk, Ph: (231) 941-1620.

3.
CHARTER TOWNSHIP OF GARFIELD
PLANNING COMMISSION MEETING
May 13, 2026
Call Meeting to Order: Chair DeGood called the May 13, 2026 Planning Commission
meeting to order at 7:00 pm at the Garfield Township Hall.
Pledge of Allegiance
The Pledge of Allegiance was recited by all in attendance.
Roll Call of Commission Members:
Present: Joe Robertson, John Racine, Cara Eule, Molly Agostinelli, Ben Castiglione,
Robert Fudge, Chris DeGood
Staff Present: Planning Director John Sych and Deputy Planning Director Steve Hannon
1.

Public Comment (7:01)
Chris Korbel spoke in opposition of the proposed Creekside Apartments.
Kay Monroe spoke regarding Creekside Drive and cited safety concerns with
traffic.
Jackie Thoms from Garfield Condominiums commented on the proposed Sugar
Plum Apartment expansion. Residents of their neighborhood met with the
developer regarding landscaping and buffering.
Nan Horstmen of Creekside Drive commented on the proposed Creekside
Apartments and the traffic.

2.

Review and Approval of the Agenda – Conflict of Interest (7:09)
DeGood stated a conflict of interest with agenda item 7b.
Racine moved and Fudge seconded to approve the agenda as presented.
Yeas: Racine, Fudge, Agostinelli, Castiglione, Robertson, Eule, DeGood
Nays: None

3.

Minutes (7:10)
a.
April 22, 2026 Meeting Minutes
Agostinelli moved and Robertson seconded to approve the April 22, 2026
meeting minutes as presented.
Yeas: Agostinelli, Robertson, Fudge, Racine, Castiglione, Eule, DeGood
Nays: None

Garfield Township Planning Commission

May 13, 2026

4.

Correspondence (7:10)
Sych noted two emails regarding the mobile food vending unit text amendment,
an updated site plan for Copper Ridge, an updated zoning map, and updated
bylaws.

5.

Reports (7:11)
Township Board Report
Agostinelli stated that public hearings were held for the Veliquette and
Dunn rezoning requests and both were approved. She added that the
Board heard many public comments regarding the Dunn property and
traffic in the area which may be addressed when a site plan is proposed.
Agostinelli also said that the revised water agreement with City to supply
water to parts of Long Lake Township was approved by the Board.
Planning Commissioners
i.
Zoning Board of Appeals
Hannon noted that there was no meeting.
ii.

Parks and Recreation Commission
DeGood said there was no meeting.

iii.

Joint Planning Commission
Racine stated that a meeting was cancelled.

Staff Report
i.
PD-2026-62 – Planning Department Monthly Report – May 2026
Sych indicated that a summary of May 2026 Planning Department
activities was included in packets.
6.

Unfinished Business
a.
PD-2026-66 – Proposed Township Zoning Amendments: Mobile Food
Vending Units and Mixed-Use Suburban (MU-S) Zoning District –
Public Hearing (7:13)
Three zoning amendments are being considered at this time. Based on
the feedback from the Planning Commission, the draft language for mobile
food vending units as an accessory use has been finalized. The new
Zoning Ordinance provisions will work in conjunction with a mobile food
vending unit licensing ordinance to be adopted by the Township Board.
Article 3 of the Zoning Ordinance provides all the zoning districts and lists
of uses. The Article is being considered for amendment for the inclusion of
the new the MU-S Mixed Use Suburban district. As a more intense district
than the recently adopted Mixed Use Neighborhood (MU-N) district, the
MU-S Mixed Use Suburban district would incorporate more business and
service uses, yet not include the most intensive commercial uses.

2

Garfield Township Planning Commission

May 13, 2026

Solar Energy System, Primary will only now be permitted in the I-G
General Mixed-Use Industrial Business, I-L Limited Mixed-Use Industrial
Business, and A Agricultural districts.
Commissioners commented on the definition of “Retail Fabricator” as a
permitted use in the new MU-S district. Sych stated that it could be a
shop which made things and sold items at the same location.
Chair DeGood opened the public hearing at 7:16pm and seeing no one
wishing to speak, the public hearing was closed.
Sych mentioned that he received feedback requesting for two food trucks
at a location and asking to include them in the I-G district. Commissioners
talked about one vs. two mobile food vending units. The Planning
Department would need to confirm that all conditions were met before
approving the mobile vending units on a site.
Racine moved and Robertson seconded THAT the proposed amendment
to the Garfield Township Zoning Ordinance, as attached to Planning
Department Report 2026-66, modifying paragraph A 1. To state “no more
than two units” BE RECOMMENDED FOR ADOPTION by the Township
Board with the requirement that the addition of Mobile Food Vending
Units, Accessory in the Zoning Ordinance coincide with establishment of a
Township licensing ordinance for Mobile Food Vending Units.
Yeas: Racine, Robertson, Eule, Agostinelli, Castiglione, DeGood
Nays: Fudge
b.

Copper Ridge PUD Major Amendment 4050 Barnes Road – Findings
of Fact (7:34)
Approved in 2000, the Copper Ridge Planned Unit Development (PUD) is
a mixed-use development, which includes medical clinics, offices,
commercial establishments, and single-family / multi-family residential.
This application requests to amend the PUD to add a parcel at 4050
Barnes Road (Parcel #05-017-002-00), which is currently outside the
PUD, to be included in the PUD. The Copper Ridge PUD is located on the
north side of Silver Lake Road, northeast of Barnes Road. The subject
site, 4050 Barnes Road, is located on the north side of the road and is
adjacent to the existing PUD. The proposed use for the site is a medical
office use.
Castiglione moved and Fudge seconded THAT Findings of Fact for
application SUP-2000-08-P, submitted by Hand Surgery Partners, LLC for
a Special Use Permit major amendment of the Copper Ridge Planned Unit
Development, BE ADOPTED.
Yeas: Castiglione, Fudge, Robertson, Agostinelli, Racine, Eule, DeGood
3

Garfield Township Planning Commission

May 13, 2026

Nays: None
Castiglione moved and Fudge seconded THAT application SUP-2000-08P, submitted by Hand Surgery Partners, LLC for a Special Use Permit
major amendment of the Copper Ridge Planned Unit Development, BE
RECOMMENDED FOR APPROVAL TO THE TOWNSHIP BOARD.
Yeas: Castiglione, Fudge, Robertson, Agostinelli, Racine, Eule, DeGood
Nays: None
c.

PD-2026-68 – 3066 N. Garfield Road Special Use Permit – Request for
Extension (7:39)
The 3066 N. Garfield Special Use Permit was approved with conditions by
the Planning Commission on April 10, 2024, with the Report and Decision
Order (RDO) having been recorded on May 15, 2024. The application
requested to use 3066 N. Garfield Road for a Commercial District Housing
Development. This use is permitted via Special Use Permit in the C-G
General Commercial district. The applicant is requesting an extension of
the Special Use Permit according to the guidelines of Section 423.K of the
Zoning Ordinance. Applicant Joe Locricchio spoke said that the building
pad is prepped, and footings will be poured. Meaningful construction is
underway, but an extension is needed at this time.
Agostinelli moved Robertson seconded THAT application SUP-2023-08,
submitted by Joe Locricchio for a Special Use Permit for a Commercial
District Housing Development at Parcel 05-013-050-00, BE GRANTED a
one-year extension until May 15, 2027, to establish the use on the site.
Yeas: Agostinelli, Robertson, Eule, Fudge, Castiglione, Racine, DeGood
Nays: None

d.

PD- 2026-69 - Sugar Plum Apartments Special Use Permit Major
Amendment – Update (7:42)
This application has been submitted for a major amendment to the Special
Use Permit for the Sugar Plum Apartments complex at 2638 Oakhill Lane
and 2692 Harbor Hill Drive. The site is on the west side of N. Garfield
Road south of W. South Airport Road. The Special Use Permit was
originally approved in 1994. The applicant, Dave Drews, spoke and
proposed moving the signage and adding more landscaping as a buffer.
He said that arbor vitae would be planted along the brick fence adjacent to
Garfield Condominiums. Dumpster enclosures will meet the requirements
and the dumpster closest to the property line will be moved. A sidewalk
will also be installed, and the applicant indicated that he is still working on
the engineering of utilities.

4

Garfield Township Planning Commission

May 13, 2026

Robertson moved and Eule seconded TO direct staff to prepare Findings
of Fact for review at the Planning Commission meeting on June 10, 2026
for application SUP-1994-08-C, submitted by David Drews of Northern
Michigan Engineering for a Major Amendment to a Special Use Permit to
construct 55 additional multi-family dwelling units at an existing 172-unit
multi-family dwelling complex at 2638 Oakhill Lane, Parcel 05 023-006-00,
and 2692 Harbor Hill Drive, Parcel 05-023-007-00, subject to addressing
any outstanding issues identified in Planning Department Report 2026-69
and during the Planning Commission meeting and relocating the dumpster
closest to the south property line.
Yeas: Robertson, Eule, Agostinelli, Racine, Fudge, Castiglione, DeGood
Nays: None
7.

New Business
a.
PD-2026-70 – 4040 Creekside Apartments Special Use Permit –
Intro/Conceptual Review (7:58)
On August 13, 2025, the Planning Commission conducted a conceptual
review of two potential layouts for a multi-family residential development at
4040 Creekside Drive. The two concepts showed 72 units and 68 units on
the parcel. The parcel (05-016-029-00) is over 11 acres, but much of the
site contains wetlands and is unbuildable. Recently, the same applicant
submitted a Special Use Permit application for a 108-unit multi-family
residential development. However, the location of the proposed
development now covers a portion of parcel 05-016-029-00 (the original
parcel owned by the Mary Jo Schmude Trust) and a portion of a
neighboring parcel 05-016-025-00 (owned by GDO Investments). A map
shows that the parcel to the south does not have granted access from
Garfield Township, who owns a parcel where the access is located. The
applicant would need legal access to private any road easement. Once
these issues were resolved, the first phase on the 4040 address could
begin, and then the northern parcel could be considered for more
development. The underlying zoning and future land use for the parcel to
the north is public/semi-public, and it may be more difficult to rezone that
parcel. Sych indicated that traffic impact studies would be needed for
egress and ingress issues.
Applicant Kevin Einfeld applicant spoke and said the natural buffers of the
creek define the property to the north and only 2 acres of that parcel would
be used. He wants to get going with phase one and phase two may come
later after Township Board consideration. Sych stated that the road
coming in to access the parcel is private and the neighbors to the south
pay for the maintenance of that road. Sych then outlined steps to gain
access to the property which include submitting an escrow. The owner of
the northern parcel, Brad Oleson, is in favor of developing the small
portion of the northern parcel since it has natural borders, and the YMCA
would not develop further. Commissioners thought rezoning the small
5

Garfield Township Planning Commission

May 13, 2026

portion of the northern parcel from A- Agricultural to R-3 zoning would be
difficult since it’s not in conformance with the Master Plan. Findings on the
future land use for the entire northern parcel would need to be prepared.
Commissioners were comfortable with allowing the applicant to begin the
process of a traffic study and the applicant indicated that a wetland
delineation has already been done.
Stan Tornga commented on the traffic in that area.
b.

PD-2026-71 – Oleson PUD Major Amendment Wireless
Communication Tower – Introduction (9:04)
The application is to add a wireless communication facility (cell tower) to
the existing Oleson Planned Unit Development (PUD) at 3850 North Long
Lake Road. The PUD currently contains a mix of uses including retail,
restaurant, and multi-family housing. The application as proposed
constitutes a major amendment to the PUD and the underlying zoning on
the parcel is A- Agricultural. Aaron Sithole from Atlas Tower spoke and
said there was no hazard indicated from the FAA since the height of the
tower did not cross their thresholds and that there would be no lighting on
the tower. Commissioners asked about other nearby towers and possible
co-location. Sithole indicated that AT&T would lose access on another
nearby tower very soon because of issues with the landowner and that the
need for this tower was fairly urgent. He added that AT&T looked into
locating a tower at Munson Medical center, but it was not possible. Staff
will investigate maps of where current cell towers exist in the township and
will also review the FAA comments.
Racine moved and seconded Robertson seconded THAT application SUP
1997-06-G, submitted by Atlas Tower 1, LLC for a Planned Unit
Development Major Amendment for a wireless communication facility at
3850 North Long Lake Road, on a portion of Parcel 05-009-001-00, BE
SCHEDULED for a public hearing at the Regular Meeting of the Planning
Commission on June 10, 2026.
Yeas: Racine, Robertson, Eule, Castiglione, Fudge, Agostinelli, DeGood
Nays: None

c.

PD-2026-72 - Oleson Foundation Site Condominium – Introduction
(9:24)
In accordance with Section 429 of the Zoning Ordinance, the applicant
has submitted a site condominium subdivision application for parcel 05032-001-09. The parcel is zoned I-G General Industrial district. The
proposed development shows 41 units. The proposed use would be a
business park with light industrial units. The I-G General Industrial district
has no minimum lot size but requires a minimum lot width of 150 feet. Lot
requirements applies to unit sizes in a site condominium subdivision. Most

6

Garfield Township Planning Commission

May 13, 2026

of the units appear to meet this requirement. However, Unit 2 and Unit 25
may need to be adjusted to meet the lot width requirement.
Commissioners commented that this use fits with overall development
plan for the parcel. Staff noted that the plan needs stormwater review and
private road review. Commissioners asked questions about when roads
would be built.
Robertson moved and Agostinelli seconded THAT application SPR 202608, submitted by William Crain on behalf of the Oleson Foundation for a
site condominium for the Oleson Foundation Development (parcel 05-032001-09) BE SCHEDULED for public hearing for the June 10, 2026 Regular
Meeting of the Planning Commission.
Yeas: Robertson, Agostinelli, Eule, Fudge, Racine, Castiglione, DeGood
Nays: None
8.

Public Comment (9:32)
None

9.

Other Business (9:32)
None

10.

Items for Next Agenda – May 27, 2026 (9:32)
Recap of National Planning Conference
Next set of Zoning Ordinance Amendments

11.

Adjournment
Fudge moved to adjourn the meeting at 9:34pm.
____________________________
Joe Robertson, Secretary
Garfield Township Planning
Commission
3848 Veterans Drive
Traverse City, MI 49684

7

Potential Zoning Ordinance Amendments – Discussion

May 27, 2026 – Planning Commission Study Session

Charter Township of Garfield
Planning Department Report No. 2026-79
Subject: Potential Zoning Ordinance Amendments – Discussion
Prepared: May 20, 2026
Meeting: May 27, 2026 – Planning Commission

Pages:

2

Attachments
Draft Amendment for Moratoriums
Draft Moratorium Resolution
Draft Amendment for Intensive Industrial Facility or Operation
BACKGROUND:
This report provides updates on several zoning discussion areas being conducted by the Planning
Commission. These discussions may lead to the proposal of formal amendments to the Zoning Ordinance.
MORATORIUMS:
Amend the Zoning Ordinance to add a new section for establishing a temporary moratorium. This
amendment has been provided by the Township’s legal counsel, Foster Swift Collins & Smith, PC, to
empower the Township Board to impose a moratorium by resolution.
INTENSIVE INDUSTRIAL FACILITY OR OPERATION:
Recognizing the recent trends in the development of data centers and the increased intensity in their
operation, this action would amend the Zoning Ordinance to redefine data centers and move the use from a
Use Permitted by Right in the I-G General Industrial District and I-L Limited Industrial District to a Special
Use Permit in the I-L Limited Industrial District only. The proposed change in definition for a data center
is as follows:
Current Definition:
Data Center and Computer Operation: A facility used to house computer systems and
association components, such as telecommunications and storage systems.
Proposed Definition:
Data Center: A facility or structure used to house networked computer systems, servers,
data storage devices, and associated infrastructure (such as backup power generators,
cooling systems, and battery arrays) for the storage, management, processing, and
transmission of digital data. This includes cloud computing and hyperscale facilities and
cryptocurrency data mining facilities.
Furthermore, the Additional Standards sections in the I-G and I-L Districts would be amended to recognize
Intensive Industrial Facilities and Operations. Based on a finding, should a proposed use be defined as an
Intensive Industrial Facility or Operation, then a host of more stringent use standards and requirements
would apply to address water/energy use, sound/vibrations/light, air quality, site selection,
decommissioning, etc.

Page 1 of 2
K:\Plan\Planning Commission\Study Session\2026\PD Report 2026-79 - Potential Zoning Ordinance Amendments – Discussion.docx

6a.

Potential Zoning Ordinance Amendments – Discussion

May 27, 2026 – Planning Commission Study Session

SIGNS FOR MIXED USE SUBURBAN (MU-S) DISTRICT:
With the recommendation of the MU-S Mixed Use Suburban District to the Township Board, Staff
recognized that the sign section in the proposed District may need to be altered to better suit businesses.
The current sign requirement in the MU-S District is as follows:
a. Wall signs shall not exceed fifteen (15) feet in height.
b. Monument signs shall not exceed seven (7) feet in height, measured from the finished
grade of the nearest adjacent pedestrian walk. The base of the monument sign shall be
consistent with the materials of the building to which it is associated.
c. Freestanding signs, changeable copy signs, flashing signs, and LED electronic signs
shall not be permitted.
d. Illuminated signs are encouraged to be turned off when businesses are not in
operation.
Based on feedback from the Planning Commission, Staff will provide any recommended alterations.

Recommended Action
These items are presented as discussion for the Planning Commission. No formal action is requested.
Based on the discussion by the Planning Commission, Staff can be directed to prepare draft language for
formal Zoning Ordinance amendments.

Page 2 of 2
K:\Plan\Planning Commission\Study Session\2026\PD Report 2026-79 - Potential Zoning Ordinance Amendments – Discussion.docx

GARFIELD CHARTER TOWNSHIP
ORDINANCE NO. _______
AN ORDINANCE TO AMEND THE ZONING ORDINANCE REGARDING
MORATORIUMS
Garfield Charter Township ordains:
Section 1.

Addition of New Section _____ to the Zoning Ordinance.

A new Section _____ is added to the Zoning Ordinance and reads in its entirety as follows:
Section _____ – Moratorium by Resolution
The Township Board may, by resolution, impose a temporary moratorium on the review or
issuance of any applications, permits, rezonings, licenses, or approvals for existing, new, or
emerging land uses in the Township if the Township Board determines that a temporary
moratorium is necessary to review, enact, or amend provisions of the master plan or zoning
ordinance to address land uses that may impact the health, safety, or welfare of Township
residents or property. A temporary moratorium may also be imposed by the Township Board
upon the recommendation of the Planning Commission when the Planning Commission
determines that a moratorium is needed to allow it sufficient time to review and recommend
amendments to the master plan or zoning ordinance concerning existing, new, or emerging
land uses that may adversely affect the health, safety, or welfare of Township residents or
property. The resolution must state the purpose of the moratorium and include findings of the
Township Board or Planning Commission in support of the moratorium and why the Township
Board has determined that the temporary moratorium is necessary and in the best interest of
the public health, safety, or welfare. Any resolution adopted pursuant to this Section must
specify the length of the initial moratorium which shall not exceed twelve (12) months. In
addition to the initial moratorium, the Township Board may extend the temporary moratorium
if the Township Board determines that more time is necessary to review, enact, or amend
provisions of the master plan or zoning ordinance to regulate land uses. Any extension shall
not exceed six (6) additional months. Notice of the resolution must be published within fifteen
(15) days of its adoption. The notice must include the following:
1. A summary of the resolution’s effect.
2. The length of the moratorium and whether an extension is possible.
3. Where the public may inspect the resolution enacting the moratorium.
Section 2.

Validity and Severability.

If any portion of this Ordinance is found invalid for any reason, such holding will not affect the
validity of the remaining portions of this Ordinance.

Section 3.

Repealer.

Any ordinances or parts of ordinances that conflict with this Ordinance are repealed, but only to
the extent necessary to give this Ordinance full force and effect.
Section 4.

Effective Date.

This Ordinance takes effect upon the expiration of seven (7) days after its publication pursuant to
law.

29151:00004:202706705-1

GARFIELD CHARTER TOWNSHIP
RESOLUTION NO. ___
A RESOLUTION IMPOSING A TWELVE (12) MONTH TEMPORARY MORATORIUM
ON DATA CENTERS AND CRYPTOCURRENCY MINING FACILITIES
At a meeting of the Township Board of Garfield Charter Township, Grand Traverse County,
Michigan, held at the Township Hall located at 3848 Veterans Drive, Traverse City, MI 49684 on
the ____ day of __________ 2026, at 6:00 p.m.
PRESENT:
ABSENT:
The following preamble and resolution was offered by ___________________________
and seconded by ________________________________.
WHEREAS, the Garfield Charter Township Board (“Township Board”) is authorized to protect
and promote the public health, safety, and welfare of Township residents through the adoption
and enforcement of the Township’s Master Plan and Zoning Ordinance; and
WHEREAS, the Township Board may, by resolution, impose a temporary moratorium on the
review or issuance of any applications, permits, rezonings, licenses, or approvals for existing,
new, or emerging land uses in the Township if the Township Board determines that a temporary
moratorium is necessary to review, enact, or amend provisions of the Master Plan or Zoning
Ordinance to address land uses that may impact the health, safety, or welfare of Township
residents or property; and
WHEREAS, the Township Board has observed increasing interest in the development of Data
Centers and Cryptocurrency Mining Facilities, which constitute emerging land uses that may
present unique and significant impacts related to land use compatibility, public infrastructure
capacity, energy consumption, noise, environmental effects, public services, and long‑term
land‑use planning; and
WHEREAS, the Township’s current Zoning Ordinance does not expressly or comprehensively
regulate Data Centers or Cryptocurrency Mining Facilities as distinct land uses; and
WHEREAS, the Township Board finds that allowing applications or approvals for such land
uses to proceed during the pendency of regulatory review could result in development that is
incompatible with existing zoning districts or adversely affects the public health, safety, or
welfare; and
WHEREAS, the Township Board finds that a temporary moratorium of limited duration is a
reasonable and necessary planning tool to allow sufficient time to review, study, and consider
potential amendments to the Township’s Master Plan and Zoning Ordinance.

NOW, THEREFORE, BE IT RESOLVED by the Township Board of Garfield Charter
Township, Grand Traverse County, Michigan, as follows:
1. Definitions.
For purposes of this Resolution, the following definitions shall apply:
Cryptocurrency Data Mining Facility:
A facility dedicated to operating data processing equipment for commercial
cryptocurrency mining and the process by which cryptocurrency transactions are verified
and added to digital ledgers.
Data Center:
A structure that houses information technology infrastructure and equipment for building,
running, and delivering applications, and the storage of digital data. This includes
Artificial Intelligence (“AI”) Data Centers.
2. Temporary Moratorium Imposed.
A temporary moratorium is hereby imposed on the review, acceptance, processing, or
issuance of any applications, permits, rezonings, licenses, or approvals for Data Centers
and Cryptocurrency Mining Facilities, including but not limited to zoning approvals, site
plan approvals, special land use permits, zoning compliance permits, and building
permits.
3. Purpose of Moratorium.
The purpose of this moratorium is to allow the Township sufficient time to review, study,
and recommend amendments to the Township’s Master Plan and/or Zoning Ordinance to
appropriately regulate Data Centers and Cryptocurrency Mining Facilities in a manner
that protects the public health, safety, and welfare.
4. Term of Moratorium.
The moratorium imposed by this Resolution shall remain in effect for twelve (12) months
from the effective date of this Resolution, unless terminated earlier by action of the
Township Board.
5. Extension.
Upon a determination by the Township Board that additional time is necessary to
complete the review, enactment, or amendment of the Master Plan and/or Zoning
Ordinance, the Township Board may extend the moratorium by resolution for up to an
additional six (6) months.

6. Findings Adopted.
The Township Board hereby adopts the foregoing recitals as its findings in support of this
Resolution and finds that the temporary moratorium is necessary and in the best interest
of the public health, safety, and welfare of Township residents and property.
7. Notice.
Notice of adoption of this Resolution shall be published within fifteen (15) days
following its adoption. The notice shall include:
(a) A summary of the Resolution’s effect;
(b) The length of the moratorium and whether an extension is possible; and
(c) The location where the public may inspect the Resolution enacting the moratorium.
8. Repealer.
Any resolutions or portions of resolutions that are inconsistent with this resolution are
hereby repealed.
9. Effective Date.
This Resolution shall take effect immediately upon adoption.
YEAS: ____________________________
NAYS: ____________________________

STATE OF MICHIGAN

)
)
COUNTY OF GRAND TRAVERSE )
I, Lanie McManus, Township Clerk of the Garfield Charter Township, hereby certify this to be a
true and complete copy of Resolution No. __________, duly adopted at a meeting of the Township
Board held on the ______ day of __________________, 2026.

Lanie McManus, Garfield Charter Township Clerk

29151:00004:202706786-1

Intensive Industrial Facilities & Operations
Proposed Amendment to Zoning Ordinance
SECTION 323 I-G GENERAL MIXED-USE INDUSTRIAL BUSINESS
and
SECTION 324 I-L LIMITED MIXED-USE INDUSTRIAL BUSINESS
E.

ADDITIONAL STANDARDS:
(4) Potential Impacts on Neighboring Properties. By nature, several uses permitted in the district
commonly generate industrial side effects that may be physically perceived on surrounding
properties. To help ensure compatibility between adjacent properties, proposed site plans shall
be designed to limit the impact of fumes, gases, noise, smoke, dust, heat, glare, and vibrations
that may project beyond the boundary of the subject property. Prior to approval of a use that
may reasonably be expected to generate perceptible impacts on neighboring properties, a
finding shall be made by the reviewing body that reasonable attempts, in consideration of
generally acceptable industrial impacts and the character of the site and surrounding area,
have been made to limit these impacts.
Criteria for Determining an Intensive Industrial Facility or Operation. In conducting a
finding, an intensive industrial facility or operation may include one or more of the following
descriptions:
a) Building & Structures: Large-scale, high-ceiling manufacturing buildings, warehouses,
distribution centers, and administration offices, often covering vast land area.
b) Heavy Machinery, Equipment, & Technology: Utilization of automated machinery, robotic
assembly lines, and state-of-the-art technology to maximize production efficiency and
overall operations.
c) Environmental Controls: Inclusion of HVAC systems, industrial ventilation, air filtration,
and specialized rooms to manage temperature, humidity, and air quality.
d) Energy & Utility Consumption: High consumption of energy requiring robust, reliable
utility supply chains.
e) Water & Other Natural Resource Infrastructure: Water intakes, pumping stations, and
pipelines for processing water and accessing other natural resources for operations.
f) Logistics & Distribution: Complex systems for moving goods, equipment, and materials,
including specialized transportation and warehousing.
g) Storage Systems: High-density racking, large-scale storage tanks, and automated storage
and retrieval systems.
h) Hours of Operation: Hours of operation that maximize equipment utilization,
characterized by 24/7 or continuous, round-the-clock production aiming for
uninterrupted, high-volume output or minimal downtime.
Standards Applied to an Intensive Industrial Facility or Operation. For a finding that
determines that the use is an intensive industrial facility or operation, the following standards
shall be applied by the reviewing body:

1

a) Location, Separation, and Setbacks:
i.
Special Use: The use shall be permitted by special use permit in the I-L Limited
Industrial District only.
ii.
Prohibited Adjacency: The use shall not be permitted adjacent to existing
residential uses, residential zoned areas, or areas planned for residential use.
iii.
Buffers: Additional landscaping buffer requirements to adjacent uses shall be
required by the Planning Commission. Walls and berms may be required.
iv.
Building Setbacks: The Planning Commission may require increased setback
distances up to 50 feet for buildings and any other structures.
b) Operational Standards:
i.
Neighborhood Disruption: To minimize neighborhood disruption, specific
activities such as heavy truck arrivals, outdoor loading, or high-decibel machinery
use may be prohibited between the hours of 10:00 PM and 6:00 AM.
ii.
Backup Generator Testing: Testing of backup generators, secondary power
systems, or other related equipment shall be limited to daytime hours between
9:00 AM and 4:00 PM, Monday through Friday to prevent high-decibel
disturbances during evenings or weekends.
iii.
Enclosure of Operations: All objectionable operations may be required to be
conducted within completely enclosed buildings to contain noise, vibration,
smoke, odors, heat, glare, and dust.
c) Performance Standards: Specific, measurable limits on external effects like noise, vibration,
smoke, odors, heat, glare, and dust may be applied, including the following:
i.
Noise: Noise levels shall not be a nuisance to the adjacent properties and shall be
in accordance with the Township Noise Ordinance.
ii.
Emissions: The release of smoke, dust, toxic matter, and obnoxious odors are
subject to federal, state, and local regulations.
iii.
Vibration: Any vibration that is perceptible without instruments at the property
line is strictly prohibited.
iv.
Glare: Glare shall be shielded and not visible beyond the lot line. All high-intensity
lighting (e.g., for security or outdoor operations) must be fully shielded
downward directed in accordance with Section 517 of this Ordinance.
v.
Heat: Any heat, humidity, or temperature increase produced by the intensive
industrial facility and operation must not be perceptible at or beyond the property
line. HVAC and industrial equipment exhaust shall be diffused to prevent
concentrated heat exposure outside the property lines or on public rights-of-way.
Roof or wall-mounted exhaust systems use baffles, louvers, or dispersal devices
so heat plumes do not cause discomfort or damage to adjacent properties or
vegetation.
d) Access and Infrastructure:
i.
Vehicular Access: Access to the site shall be limited to arterial roads designed and
constructed for heavy truck traffic.
ii.
Traffic Impact Report: A Traffic Impact Report in accordance with Section 618 of
this Ordinance shall be required.
iii.
Fuel and Storage Tanks: Outdoor fuel or storage tanks must be located
underground or, if constructed above ground, require secondary containment
dikes capable of holding 110% of the tank capacity, and complete visual screening
by landscaping or opaque fencing as determined by the Planning Commission.

2

iv.

e)

f)

g)

h)

i)

j)

k)

Grid Utility and Water Capacity: An engineering report shall be provided by a
registered professional engineer demonstrating that the proposed cooling
configurations, electrical loads, and overall operations will not negatively affect or
deplete the surrounding utility grid or local water supply availability.
Environmental & Safety Precautions:
i.
Cooling Restrictions: Once-through water cooling systems are strictly prohibited.
ii.
Consumption Limits: Water usage shall be limited to a maximum daily threshold
determined by the Planning Commission based on local infrastructure capacity.
iii.
Mitigation Plans: Environmental management plans may be required for
hazardous waste storage, spill containment, and stormwater runoff.
Aesthetic Standards:
i.
Building Façade: Any facade visible from a public right-of-way or an adjacent nonindustrial district or use shall not exceed 100 feet in continuous length without an
architectural articulation, change in material, or structural offset of at least 4 feet
in depth.
ii.
Rooftop Screening: All rooftop mechanical equipment, cooling towers, and HVAC
units be fully screened from public view and adjacent properties using parapet
walls or architectural features that match the primary building material and
design.
Decommissioning: Any intensive industrial facility or operation which has reached the end
of its useful life or has been abandoned shall be removed and parcel owners shall be
required to restore the site. Financial guarantees, irrevocable letters of credit, or
performance bonds shall be required to ensure the site is fully restored to a safe, clean
condition if the intensive industrial facility and operation is abandoned or ceases operation
for a continuous period exceeding twelve (12) months.
Compliance and Site Inspection: A special use permit grants the Zoning Administrator or
authorized township officials the right to access the site at any reasonable time to inspect
for compliance with these standards, requirements, and any conditions of approval.
Community Impact and Technical Assessment: A community impact and technical
assessment may be required by the Planning Commission to ensure to ensure that public
services, utilities, and infrastructure are capable of accommodating an intensive industrial
facility or operation and that federal, state, and local standards, including the standards of
this Ordinance, are met. To conduct the assessment, the Township shall retain its own
independent professional consultant to review and verify the accuracy of the application
and infrastructure projections. An escrow account shall be established by the applicant in
accordance with Township procedures to cover the full cost of the independent technical
and infrastructure assessment.
Revocation: The revocation requirements of Section 408 of this Ordinance shall apply
should the standards of this Section, any conditions of approval, or necessary
infrastructure not be maintained.
Performance Guarantees: A performance guarantee may be required in accordance with
the procedures of this Ordinance to cover any environmental improvements, landscaping
establishment, cleanup systems, or other improvements needed to mitigate direct off-site
impacts.

3

2026 National Planning Conference – Overview and Key Takeaways

7a.

May 27, 2026 – Planning Commission

Charter Township of Garfield
Planning Department Report No. 2026-80
Subject: 2026 National Planning Conference – Overview and Key Takeaways
Prepared: May 20, 2026
Pages:
Meeting: May 27, 2026 – Planning Commission Study Session

1

BACKGROUND:
Staff attended the American Planning Association’s 2026 National Planning Conference from April 25-28, 2026
in Detroit, Michigan. This was the first time a national urban planning conference was held in Michigan since the
American Society of Planning Officials had their conference in Detroit in 1972.
The conference covered a wide variety of topics including artificial intelligence (AI), Opportunity Zones, zoning
reform, housing, non-motorized transportation, PUDs, data centers, infrastructure, and more. Sessions included
traditional seminars as well as mobile workshops.
Staff have gathered materials from the conference and offer an overview of lessons learned and key takeaways
for this study session. Staff can distribute any materials per the Planning Commission’s request.
ACTION REQUESTED:
This item is for information only. No action is required.

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Critical Role of Street Connectivity in a Growing Community May 27, 2026 – Planning Commission Study Session

Charter Township of Garfield
Planning Department Report No. 2026-81
Subject: Critical Role of Street Connectivity in a Growing Community
Prepared: May 20, 2026
Meeting: May 27, 2026 – Planning Commission Study Session

Pages:

6

INTRODUCTION:
As Garfield Township experiences residential and commercial expansion, the strain on the transportation
network has become a primary concern. A common misconception in suburban growth management is that
minimizing local street connections isolates neighborhoods from cut-through traffic, thereby improving
safety. The opposite is true.
This report addresses the risk of fragmented road networks. A robust framework of motorized street
connections prevents artificial bottlenecks, distributes traffic volume, and enhances emergency response
times. Furthermore, integrating non-motorized facilities—such as bike paths and sidewalks—creates a
highly functional, resilient transportation system that reduces vehicular reliance and optimizes overall
network capacity.
NETWORK DISCONNECT & PRIMARY ROAD CONGESTION:
When new residential subdivisions and commercial centers are developed with low street connectivity—
often characterized by sparse cul-de-sacs, gated enclaves, and single-point access roads—local traffic is
structurally forced onto a set of primary arterials.
Fewer internal connections mean that even short, localized trips (e.g., traveling from a residence to an
adjacent neighborhood school or grocery store) require vehicles to exit onto a major collector or arterial
road. This structural defect results in several compounding traffic patterns:
•
•
•
•

Artificial Bottlenecks: Primary road intersections become severely overloaded because they must
absorb 100% of local, intra-neighborhood trips in addition to regional, pass-through traffic.
Extended Trip Lengths: Disconnected networks increase the actual Vehicle Miles Traveled (VMT)
for basic trips. Drivers must navigate circuitous routes rather than direct, linear paths, expanding
the time and emissions footprint of everyday commutes.
Diminished Signal Progression: High traffic concentration at fewer intersections forces aggressive
traffic signal configurations, slowing down progression along corridors and generating stop-andgo conditions that can cause rear-end collisions.
The Funnel Effect. Without secondary and tertiary motorized connections, a community’s road
network acts like a funnel. Hundreds of local vehicular trips are channeled down to a single point
of failure—the main arterial intersection. Increasing motorized connections acts as a pressure valve,
offering alternative routes, and spreading the vehicular load across a resilient web.

ADVANTAGES OF STREET CONNECTIVITY:
Establishing a highly connected, continuous network of modified-grid local and collector streets yields
immediate operational dividends for a growing township.
•

Enhanced Grid Dispersion and Reduced Delay: By providing multiple parallel routes, traffic
naturally disperses. Drivers adaptively select underutilized paths during peak hours, which reduces
the peak-load burden on any single intersection. This dispersion drastically drops the level of
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7b.

Critical Role of Street Connectivity in a Growing Community May 27, 2026 – Planning Commission Study Session

•

service (LOS) degradation typically seen at arterial intersections during morning and evening rush
hours.
Accelerated Emergency Response Times: For fire, police, and medical services, seconds save lives.
A disconnected network with limited access points poses a severe liability; if a single entrance is
blocked by an accident, downed tree, or utility failure, emergency vehicles are completely cut off
from the neighborhood. High connectivity provides redundant access routes, allowing emergency
responders to bypass traffic queues and navigate direct paths to incidents.

EMERGENCY GATES AND PRIVATE ROADS
Emergency gates are not typical in standard Michigan subdivision developments. Traditional subdivisions
feature publicly dedicated roads built to county standards, making gates—including emergency gates—
unnecessary. However, they are common in private road site condominiums, where they are strictly
mandated by local fire codes.
Site condominiums with public roads are more common in southern Michigan than in northern Michigan.
However, even in southern Michigan, private roads still dominate the site condominium landscape. Just as
in northern Michigan, developers in southern Michigan heavily favor the site condominium structure over
traditional platted subdivisions because it bypasses the lengthy state review process mandated by the
Michigan Land Division Act. It allows them to build single-family home communities much faster.
However, when it comes to the roads inside those southern Michigan site condos, municipalities fall into
two distinct camps:
•

•

Mandated Public Roads: Many highly urbanized Southern Michigan townships and cities (such as
Brighton Township or the City of Rockwood) have strict zoning ordinances. They require that all
new residential developments—including site condominiums—build their roads to exact county
standards and dedicate them to the public. They do this to ensure uniform emergency access and
long-term infrastructure stability.
Mandated Private Roads: Conversely, some major southern Michigan municipalities push the exact
opposite rule. For example, Northville Township and Canton Township explicitly note that while
standard subdivisions have public streets, their site condominiums are strictly designed with private
roads.

So why do you rarely see public roads in site condominiums in northern Michigan?
In northern Michigan, the primary motivation for building a site condominium is explicitly to use
private roads. County road commissions in northern Michigan generally do not want the financial
burden of taking over, paving, and plowing neighborhood streets. Furthermore, county road standards
for a residential subdivision are much more stringent than a community with private road standards.
Because northern Michigan municipalities rarely force public road dedication, almost every site condo
built in the north relies on private roads maintained entirely by the co-owners.
INTERGRATING NON-MOTORIZED FACILITIES
While motorized connections are essential to distribute vehicle volumes, true congestion mitigation cannot
be achieved solely by designing for automobiles. A growing community must integrate non-motorized
infrastructure—specifically sidewalks and dedicated bike paths—directly into the connected street
framework.
•

The “Short-Trip” Deflection Strategy: Statistically, over 35% of vehicle trips in growing suburban
contexts are under two miles in length. When a community lacks continuous sidewalks and
protected bike lanes, residents who would otherwise walk or ride a bicycle are forced to drive,

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Critical Role of Street Connectivity in a Growing Community May 27, 2026 – Planning Commission Study Session

•

inflating vehicular volume on primary roads. By ensuring that every motorized street connection is
flanked by high-quality non-motorized facilities, we safely transition these short-distance trips out
of passenger vehicles. The 35% metric originates from the U.S. Department of Transportation’s
National Household Travel Survey (NHTS), which tracks macro-level driving habits. The data
consistently reveals a “30-40-50” breakdown for short-distance vehicular travel:
o ~30% of all car trips are 1 mile or less.
o ~35% to 40% of all car trips are 2 miles or less.
o ~52% of all car trips are 3 miles or less.
Safe Routes and Complete Streets Philosophy: Bike paths and sidewalks should form a continuous,
cohesive network that mirrors the motorized grid. This multi-modal connectivity allows vulnerable
road users—such as children walking to school or elderly citizens accessing transit—to navigate
the community completely segregated from high-speed vehicular conflicts.

POLICY AND REGULATORY IMPLEMENTATION:
To ensure our growing community develops a resilient, scalable infrastructure network, the Planning
Commission and Township Board should continue advancement of planning plan policy and zoning
ordinance enforcement:
•
•
•
•

Master Plan: The Future Connections and Non-Motorized Plan components of the current Master
Plan provide priorities for improvement of the Township’s transportation system.
Parks and Recreation Master Plan: Supplementing the Non-Motorized Plan, trail connections also
supporting development of connected non-motorized facilities.
Application of Connectivity Requirements: Section 521.G of the Zoning Ordinance has criteria for
requiring connected streets.
Requiring Non-Motorized Facilities: Section 522 of the Zoning Ordinance requires new
development to install sidewalks and multi-use paths along designated collectors and arterials.

CONCLUSION:
Garfield Township is a growing community that will continuously be challenged by new development and
changing land use patterns. By prioritizing an interconnected network of motorized streets, we directly
alleviate congestion on primary arterials, maximize public safety, and build a scalable foundation for
expansion.
When paired with a robust, built-in network of non-motorized sidewalks and bike paths, the Township
transforms from a series of gridlocked, vehicle-dependent pockets into a cohesive, highly accessible, and
vibrant multi-modal community.
FOR INFORMATION ONLY:
This report has been prepared for information and discussion only. No action is required.

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Critical Role of Street Connectivity in a Growing Community May 27, 2026 – Planning Commission Study Session

SUMMARY
LOW-CONNECTIVITY NETWORK

HIGH-CONNECTIVITY NETWORK

(SPARSE / CUL-DE-SAC)

(MODIFIED GRID / INTERCONNECTED)

Concentrates all local and regional traffic onto

Disperses traffic over an expansive web of

primary arterials, leading to premature road

secondary collectors and local streets,

failure and severe delays.

maximizing existing capacity.

Forces longer trip lengths (high VMT) for

Minimizes travel distances, allowing residents to

simple, short-distance destinations due to

use direct local paths without ever entering

lack of direct paths.

major thoroughfares.

Creates single points of failure, threatening

Provides multiple points of entry and exit,

emergency response access if an entrance is

guaranteeing continuous emergency service

obstructed.

access and routing flexibility.

Suppresses walking and cycling by making

Encourages active transportation by aligning

distances between adjacent points artificially

origins and destinations along short, highly

long and hostile.

walkable routes.

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Critical Role of Street Connectivity in a Growing Community May 27, 2026 – Planning Commission Study Session

ZONING ORDINANCE EXCERPTS:
SECTION 521 STREET DESIGN AND TRANSPORTATION
G.

Connectivity
Purpose: The Township finds that discontinuous street systems are inefficient and that channeling
traffic onto relatively few points of the transportation network causes undue congestion. A wellconnected street network spreads traffic efficiently, provides greater opportunities for access by
service and emergency vehicles, and furthers pedestrian mobility by increasing the number of
destinations that can be reached by walking. Accordingly, this section provides for and promotes
both external and internal connectivity.
The Township acknowledges that there is a market for cul-de-sacs and streets with few connections.
This section is intended to preserve the opportunity to provide cul-de-sacs while maintaining the
integrity of the network as a whole.
(1) Connectivity of Internal Streets
The streets within any proposed subdivision shall provide for a continuous circuit of travel and
connection to the surrounding street network. Cul-de-sacs may be permitted where they do not
interfere with this objective, or where physical site conditions prevent through connections, but
shall not be permitted where it is reasonable to provide interconnectivity to adjacent parcels
and developments.
(2) Projecting Streets
Where abutting areas are not subdivided, the arrangement of streets in a development shall
connect the streets to the unsubdivided areas. Parcels shall be arranged to allow the opening of
future streets and logical further development patterns while providing a transition sufficient
to ensure safe and efficient traffic flow. Physical construction of the projecting street to the
property line shall be completed concurrent with construction of remaining streets within the
development. This section is not intended to require local streets to project into floodplains,
bluffs, or other natural features or existing development that has not made accommodations for
connection.
(3) Reserve Strips Prohibited
There shall be no reserve strips controlling access to land dedicated or intended to be dedicated
to street use.
(4) Dead-end Streets
Dead-end streets are generally discouraged. Only where a cul-de-sac cannot reasonably be
constructed due to topography, spatial limitations or other physical characteristics may a dead
end street be permitted. Stubs intended to permit future expansion of a street network shall not
be considered dead end streets for the purposes of this ordinance.
(5) Secondary Subdivision Access
Where a single-family residential subdivision exceeds thirty (30) units, a secondary access may
be required by the International Fire Code or Garfield Township reviewing authority.
(6) Cross Access
Where necessary to ensure desired vehicular or pedestrian access over private property, the
approval authority may require the recording of a cross-access easement.

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Critical Role of Street Connectivity in a Growing Community May 27, 2026 – Planning Commission Study Session

SECTION 522 PEDESTRIAN CIRCULATION and NON-MOTORIZED TRANSPORTATION PLAN
A. Non-Motorized Pathways
Public pathways shall be constructed for all new development, re-developments, and amendments
to previously approved site development plans, including substantial additions or improvements to
existing buildings with a construction cost of twenty thousand dollars ($20,000.00) or more within
a twelve month period.
(1) Non-motorized pathways may be constructed within the public street right-of-way or upon
private property subject to an appropriate public access easement being recorded. All
reasonable effort shall be made to avoid cutting trees when placing the pathway.
(2) The type of pathway required shall be determined through the adopted Garfield Township NonMotorized Plan. Construction of non-motorized pathways not noted within the Non-Motorized
Plan may be required when determined by the reviewing authority to be necessary to provide
reasonable public access for pedestrian traffic.
(3) All sidewalks shall be constructed of concrete, measuring six (6) feet wide on arterial roads
and principal collector roads as identified in the Master Plan. All other sidewalks shall be
constructed five (5) feet wide.
(4) All bike paths shall be constructed of asphalt or other appropriate permanent surface and
measure ten (10) feet wide.
(5) The Township engineer shall review and approve proposed construction materials and design
of all pathways.
(6) Within Township Sections 4, 9, 13, 14, 15, 16, 21, 22, 23, and 24: The Township Engineer and
Planning Director may modify a requirement for a non-motorized pathway, in whole or in part,
if, in their mutual opinion, unfavorable physical conditions exist. However, the requirement of
pathway construction may not be waived entirely. This decision shall be appealable to the
Planning Commission. If the Township Engineer and Planning Director are not in agreement,
the Planning Commission shall make the determination to modify a pathway requirement.
(7) Within all other Township Sections not identified by § 522.A.6 immediately above, the
Township Engineer and Planning Director may waive or modify a requirement for a nonmotorized pathway, in whole or in part, if, in their mutual opinion, unfavorable physical
conditions exist or when construction will serve not provide a broad public benefit. This
decision shall be appealable to the Planning Commission. If the Township Engineer and
Planning Director are not in agreement, the Planning Commission shall make the determination
to waive or modify a pathway requirement.
(8) Where non-motorized pathways exist, the Township Building Official shall make a
determination on the condition of such path. Any unsafe, defective, or non-conforming path
shall be required to be repaired and/or reconstructed to comply with this section.

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