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OSHTEMO CHARTER TOWNSHIP

PLANNING COMMISSION

October 23, 2003

Agenda

P&N PROPERTIES, LLC - STADIUM PINES SITE CONDOMINIUM - SITE PLAN REVIEW - SOUTH SIDE OF STADIUM DRIVE, WEST OF 8TH STREET - (PARCEL NO. 3905-34-280-025)

ZONING ORDINANCE AMENDMENTS RELATED TO SIDEWALKS - WORK ITEM

PROPOSED MASTER LAND USE PLAN AMENDMENT 2003-05 - SCHEDULE PUBLIC HEARING

A meeting was conducted by the Oshtemo Charter Township Planning Commission on Thursday, October 23, 2003, commencing at approximately 7:00 p.m. at the Oshtemo Charter Township Hall.

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

MEMBERS ABSENT: None

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

CALL TO ORDER

The meeting was called to order at 7:03 p.m.

AGENDA

Ms. Garland-Rike 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 October 9, 2003. Ms. Everett moved to approve the minutes as submitted, and Mr. Turcott seconded the motion. The motion carried unanimously.

P&N PROPERTIES, LLC - STADIUM PINES SITE CONDOMINIUM - SITE PLAN REVIEW - SOUTH SIDE OF STADIUM DRIVE, WEST OF 8TH STREET - (PARCEL NO. 3905-34-280-025)

The Planning Commission conducted a site plan review concerning Phase One of a proposed non-residential site condominium project to be established in the "C" Local Business District on the south side of Stadium Drive, west of 8th Street. The subject property is Parcel No. 3905-34-280-025. The Report of the Planning Department is incorporated herein by reference.

Ms. Bugge stated that the project was proposed for office development. Ms. Bugge stated that the subject site is 38.6 acres and would be developed in two phases. The first phase was before the Planning Commission and consisted of 14.14 acres and six sites. Proposed Site 1 is the location of the Kalamazoo office of Prein & Newhof's engineering company. It was proposed that Stadium Pines Street, a new public road, would be extended through the development. The northern-most portion of the road currently serves as the drive to the existing office building. Ms. Bugge stated that stormwater would be contained on the future Site 8 until the public road was extended to create Phase Two, and it would then be relocated. Each site would require site plan review and include landscaping as required by Section 75. There would be a temporary cul-de-sac at the end of Phase One on Stadium Pines Street. As part of Phase Two, the street would be extended to the property line of the site. Ms. Bugge reviewed the criteria of Section 82.800.

In response to questions from Mr. Ahrens, Ms. Bugge stated that the drainage pond would be "private" and therefore would be reviewed on behalf of the Township by an engineer. Since Prein & Newhof is the Township Engineer, the Township would engage another engineering firm to review the site plan.

A representative was present on behalf of the application. No public comment was offered, and the public hearing was closed.

Mr. Ahrens had questions concerning the temporary cul-de-sac, and it was noted that it had been reviewed by the Road Commission. The road and cul-de-sac would meet the requirements of the Road Commission. It was proposed that in Phase Two the street would be extended to the property line so that, if the neighboring property were developed in the future, the road could be extended and eventually loop back to Stadium Drive.

Ms. Everett moved to approve the site plan of Phase One of the Stadium Pines Condominium project with the following conditions, limitations and notations:

(1) That access is proposed via a new public road, Stadium Pines Street, from Stadium Drive. Direct access to Stadium Drive for Sites 1 and 4 is prohibited. Access to all sites is via Stadium Pines Street subject to the road's approval by the Kalamazoo County Road Commission. Driveway permits for each site must be obtained from the Road Commission at the time of development.

(2) That approval be subject to the review of the Master Deed, Bylaws and any necessary easements by the Township Attorney and Township Staff, and finding the same acceptable prior to the recording of the Master Deed.

(3) That approval is subject to the applicant complying with the requirements of the Township Fire Department pursuant to adopted codes.

(4) That as to stormwater management, appropriate easement and maintenance language for the stormwater management system must be included in the Master Deed and Bylaws. Easements for Phase One stormwater to utilize the expansion area and for Kalamazoo County Road Commission's use of the facilities are required.

(5) That site plan approval is subject to the reviewing engineer finding stormwater management adequate and utility extensions appropriate. Stormwater system pipes must be placed so as not to conflict with future landscaping requirements along Stadium Pines Street on Sites 5, 6 and future Sites 7 and 8.

(6) That an Earth Change Permit from the Kalamazoo County Drain Commissioner's office is necessary prior to earth-moving activities commencing at the site.

(7) That all utilities be underground and street lights be coordinated through the Township.

Mr. Ahrens seconded the motion. Ms. Bugge questioned the applicant's representative concerning the time line, and he stated that it was unknown, but that the project would probably commence next spring. Ms. Everett had questions concerning sidewalks, and it was noted by Ms. Bugge that each unit would need its own site plan review and approval. Therefore, if the Township Zoning Ordinance is amended to require sidewalks, the Ordinance provisions would require each unit to develop sidewalks as part of their site plan approval process.

Upon a vote on the motion, the motion carried unanimously.

ZONING ORDINANCE AMENDMENTS RELATED TO SIDEWALKS - WORK ITEM

The Planning Commission reviewed Draft 4 of proposed Zoning Ordinance amendments regarding sidewalks. The Report of the Planning Department is incorporated herein by reference.

Ms. Bugge stated that the changes made to the proposed text of Section 78.650 were based upon the comments made by the Planning Commissioners at the meeting of October 9, 2003. She had added reference to the requirement that sidewalks be placed within public street rights-of-way and/or private street easements.

There was a review of the proposed text regarding Section 24.205(d) to require sidewalks on both sides of any access drive leading into a multi-family development from a public street. It was the consensus of Planning Commissioners that there be a modification of the proposed language of Section 78.650 to require that deviation may be considered if the street is a cul-de-sac or if there are constraints as a result of severe topography or natural features. Further, the last two sentences of the proposed section would be moved to a definition of sidewalk to be included in Section 11 of the Ordinance.

After further discussion, Mr. Ahrens moved to schedule a public hearing on the amendments for January 8, 2004. Ms. Everett seconded the motion, and the motion carried unanimously.

PROPOSED MASTER LAND USE PLAN AMENDMENT 2003-05 - SCHEDULE PUBLIC HEARING

The Planning Commission considered scheduling a public hearing on proposed Master Land Use Plan amendments addressing transportation policies and the proposed Non-Motorized Facilities Map. The Report of the Planning Department is incorporated herein by reference.

Ms. Bugge noted that there would be reconstruction on U.S. 131 in 2004. It was proposed that there be a tunnel established under U.S. 131 to connect the Kal Haven Trail at that time. It was the consensus of the Planning Commission that the Township Board support the funding of this tunnel project. Planning Commissioners requested that the Chairperson attend the Township Board meeting and express this support to the Township Board members.

Ms. Everett moved to schedule a public hearing on the proposed Master Land Use Plan amendment for January 8, 2004. Mr. Turcott seconded the motion, and the motion carried unanimously.

NOVEMBER 6, 2003 MEETING

Mr. Schley moved to cancel the meeting of November 6, 2003, and the motion was supported Mr. Larson. The motion carried unanimously.

OTHER BUSINESS

Ms. Bugge handed out a list of future work plan items for consideration.

Ms. Garland-Rike suggested consideration of a text amendment regarding pervious parking spaces for large parking lots. Mr. Schley indicated that his firm had done some work in this area, and he would forward information to Ms. Bugge.

ADJOURNMENT

There being no further business to come before the Planning Commission, the meeting was adjourned at 8:12 p.m.

OSHTEMO CHARTER TOWNSHIP
PLANNING COMMISSION

By:
Kathleen Garland-Rike, Secretary

Minutes prepared:
October 24, 2003

Minutes approved:
, 2003