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OSHTEMO CHARTER TOWNSHIP

PLANNING COMMISSION

Ma 8, 2003

Agenda

CAMP FIDO DOG DAYCARE - DEVIATION FROM PAVING REQUIREMENT - 8661 STADIUM DRIVE - (PARCEL NO. 3905-33-335-025)

LANDSCAPING PROVISIONS UPDATE - DRAFT #2

VARIOUS AMENDMENTS TO ZONING ORDINANCE - DRAFT #1

AMENDMENTS RELATED TO SIDEWALKS - DRAFT #1

ACCESS MANAGEMENT PLAN UPDATE

A meeting was conducted by the Oshtemo Charter Township Planning Commission on Thursday, May 8, 2003, commencing at approximately 7:00 p.m. at the Oshtemo Charter Township Hall.

MEMBERS PRESENT: Neil G. Sikora, Chairperson
Lee Larson
Kathleen Garland-Rike
Deborah L. Everett
Mike Ahrens

MEMBERS ABSENT: Elizabeth Heiny-Cogswell
James Turcott

Also present were Jodi Stefforia, Planning Director; Mary Lynn Bugge, Township Planner; Patricia R. Mason, Township Attorney; and two other interested persons.

CALL TO ORDER

The Chairperson called the meeting to order at 7:00 p.m.

AGENDA

Mr. Larson moved to approve the Agenda as submitted, and Ms. Everett seconded the motion. The motion carried unanimously.

MINUTES

The Planning Commission considered the minutes of the meeting of April 24, 2003. Mr. Ahrens moved to approve the minutes as submitted, and Mr. Larson seconded the motion. The motion carried unanimously.

CAMP FIDO DOG DAYCARE - DEVIATION FROM PAVING REQUIREMENT - 8661 STADIUM DRIVE - (PARCEL NO. 3905-33-335-025)

The Planning Commission considered a deviation pursuant to Section 68.600 from the paving requirements of Section 68.300 so as to allow a gravel driveway at the Camp Fido Dog Daycare facility at 8661 Stadium Drive. The subject site is within the "RR" Rural Residential District zoning classification and is Parcel No. 3905-33-335-025.

The Report of the Planning Department is incorporated herein by reference.

Ms. Stefforia noted that the applicant had received special exception use and site plan approval of the dog daycare facility in March. At that time, the Staff had noted that the applicant would be seeking to allow the driveway and parking area to remain gravel. The Staff had since realized that Section 68.600 authorizes the reviewing body to grant a deviation from the paving requirement. Therefore, the applicant was before the Planning Commission requesting a deviation to allow the driveway and parking area to remain gravel. Ms. Stefforia noted that the driveway had existed when the applicant acquired the parcel, but the parking area is "new".

It was noted that Section 68.600 allows for deviation where there are practical difficulties or unnecessary hardship in the way of carrying out strict compliance with the provisions of the Ordinance and where the deviation is in keeping with the spirit and intent of the Section. Ms. Stefforia noted that the driveway was more than 250 feet long and asked that the Planning Commission consider whether gravel, as opposed to paving, would be in keeping with the spirit and intent of the Rural Residential District.

Mr. Ahrens had questions regarding whether the Fire Department had reviewed the proposal. Ms. Stefforia stated that the Fire Department had no objection to the area remaining gravel as long as it was stable.

It was felt that the length of the driveway could be a potential hardship. Mr. Ahrens stated that he did not feel asphalt was a benefit, especially in the Rural Residential District.

The Chairperson asked the applicant for comments, and Kerry Mulholland stated that the pavement would be hot in the summer, and therefore, it could pose a problem for the "paws" of the dogs walking on the pavement.

The Chairperson observed that the other driveways in the area were all gravel, and therefore, the deviation would be in keeping with the character of the area and of the Rural Residential District.

There was no public comment, and the public hearing was closed.

Ms. Everett moved to grant deviation pursuant to Section 68.600 so as to allow the driveway and parking area to remain gravel. Ms. Garland-Rike seconded the motion, and the motion carried unanimously.

LANDSCAPING PROVISIONS UPDATE - DRAFT #2

The Planning Commission considered Draft #2 of the proposed amendments to the landscaping provisions of the Zoning Ordinance. The Report of the Planning Department is incorporated herein by reference.

Ms. Bugge reviewed the changes made in the provisions drafted since the last meeting. She noted that the changes on page 2 reflected the comments received from the Planning Commission. There had been changes with regard to Section 75.190 regarding the measurement of the height of a berm. Corrections to Section 75.140 reflected clarifications and corrections of typographical errors. In Section 75.160, Ms. Bugge suggested changes to require that enclosed structures and gates be maintained in good repair. With regard to Section 75.170, it was noted that a credit of up to 10% against required plant materials was being suggested so as to encourage use of the design criteria recommended in the storm water management provisions of the Ordinance.

The measurement of height of plant materials in Section 75.180 had been clarified. It was suggested that subpart A read that a certain percentage of required plantings be native. The committee was still working on the percentage suggested. With regard to whether there should be reference to a list of landscaping materials which were considered prone to major disease and/or pests, it was decided a list would be kept on file, provided one is available from a knowledgeable source. Ms. Stefforia suggested a change to subpart D to note that use of a single species is prohibited, not just discouraged. Section 75.190 would be repealed in that the berm provisions had been included elsewhere. Section 75.210 noted that landscaping in parking lots which were being re-milled would be encouraged. It was noted that Section 78.520 was proposed to be amended to reference possible reduction in landscaping requirements provided recommended storm water design criteria were utilized.

Ms. Bugge discussed the proposed Section 82.600 requirement that trees of more than 12 inches in diameter be noted on site plans in the application process. It was noted that wetlands should be referenced as an item to be indicated on site plans.

After discussion, it was agreed that 12-inch or greater trees should be noted on the site plan if they were in the proposed development area, and not part of the woodlot. Ms. Bugge noted that there would be renumbering changes to Section 82.600 so that the existing (c) (3) would become (c) (4).

Ms. Garland-Rike asked whether ash trees should be included as an item to be prohibited. It was noted that such trees might be prone to disease, and therefore, they should be referenced in the "list" referred to in Section 75.180B rather then prohibited at this time.

It was noted that Draft #3 would be forthcoming following committee decisions regarding the percentage of native materials required.

VARIOUS AMENDMENTS TO ZONING ORDINANCE - DRAFT #1

The Planning Commission reviewed Draft #1 of several proposed amendments to the Zoning Ordinance suggested by Township Staff. The Report of the Planning Department is incorporated herein by reference.

Ms. Stefforia noted that some of the proposed amendments such as those in Section 64.200 and 64.300 had been suggested by the Zoning Board of Appeals. There were several changes to the Village Commercial District suggested. For example, Section 33.406 was proposed to be amended to allow flexibility in the parking requirement. There were also suggested changes regarding building setback and signage.

A suggested addition was Section 82.310 concerning condominiums and planned unit developments so as to require final approval by the Township Board. Further, digital as-built drawings would be required. These provisions would address the need for the Township Board to determine whether dry sewer should be installed within such projects. The requirement of digital copies would save the Township in engineering fees. A similar provision was suggested in Section 25.401(o).

There was discussion of the proposed change to Section 66.203 to allow the Planning Commission to grant deviations from the dimensional requirements of the Ordinance as set forth in Section 66.201 with the exception of the depth-to-width ratio.

A new Section 66.155 dealing with permitting a temporary second home on a parcel was suggested.

Several typographical errors in the zoning text would be corrected.

It was noted that Draft #2 would be forthcoming at a future meeting.

AMENDMENTS RELATED TO SIDEWALKS - DRAFT #1

The Planning Commission reviewed the proposed amendment to the Township's Zoning Ordinance regarding sidewalks. It was suggested that a new section be added as Section 78.650. There was discussion of the Planning Commission with the consensus being that sidewalks would be required except under certain limited circumstances. Ms. Stefforia indicated that she would favor some flexibility so that sidewalks were not required where they would not be desirable or needed.

Ms. Bugge indicated that she would provide in Draft #2 language similar to that in Portage's Ordinance.

ACCESS MANAGEMENT PLAN UPDATE

Ms. Stefforia reported that the Township Board had authorized the distribution of the proposed Access Management Plan Update as required by statute. Therefore, the Planning Commission should schedule a public hearing.

Ms. Everett moved to schedule a public hearing on the Master Land Use Plan Amendment No. 2003-03 for August 7, 2003. Mr. Larson seconded the motion, and the motion carried unanimously.

OTHER BUSINESS

There was discussion of the work plan of the Planning Commission.

PLANNING COMMISSIONER COMMENTS

It was noted that a joint meeting would be conducted with the Township Board on May 20, 2003. There would be a discussion of the home occupation recommendation and a discussion of the Rental Housing Ordinance.

ADJOURNMENT

There being no further business to come before the Planning Commission, the meeting was adjourned at 8:25 p.m.

OSHTEMO CHARTER TOWNSHIP
PLANNING COMMISSION

By:
Kathleen Garland-Rike, Secretary
Minutes prepared:
May 12, 2003
Minutes approved:
, 2003