OSHTEMO CHARTER TOWNSHIP

ZONING BOARD OF APPEALS MINUTES

October 5, 1998

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Agenda

S & T LAWN SERVICE - SITE PLAN REVIEW - 4,550 SQ. FT. BUILDING FOR LAWN MAINTENANCE STORAGE/SERVICE/OFFICE - 3393 S. 6TH STREET

OSHTEMO BUSINESS PARK - LOT 12 - SITE PLAN REVIEW - 60,770 SQ. FT. INDUSTRIAL BUILDING - NE CORNER 9TH STREET AND N AVENUE (HOLLENBECK CONSTRUCTION)

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A meeting was conducted by the Oshtemo Charter Township Zoning Board of Appeals on Monday, October 5, 1998, commencing at approximately 3:00 p.m. at the Oshtemo Charter Township Hall, pursuant to notice.

MEMBERS PRESENT:

Brian Dylhoff, Chairperson
Thomas Brodasky
David Bushouse
William Saunders
Lara Meeuwse

MEMBERS ABSENT: None

Also present were Jodi Stefforia, Township Planning and Zoning Department, Patricia R. Mason, Township Attorney, and four (4) other interested persons.

CALL TO ORDER

The Chairperson called the meeting to order at 3:00 p.m.

 

MINUTES

The Board considered the minutes of the meeting of September 14, 1998. Ms. Meeuwse suggested a change to page 5 in the last paragraph to state ". . .only 63’ in width." On page 6, a change to #4 to refer to the south facade was suggested. A change to page 8 to refer to the Seelbinder application as to "off-site home and automobile cleaning service" was made.

Mr. Brodasky moved to approve the minutes as amended, and Mr. Saunders seconded the motion. The motion carried unanimously.

The Board next discussed the minutes of the meeting of September 21, 1998.

Mr. Brodasky moved to approve the minutes as submitted, and Ms. Meeuwse seconded the motion. The motion carried unanimously.

 

S & T LAWN SERVICE - SITE PLAN REVIEW - 4,550 SQ. FT. BUILDING FOR LAWN MAINTENANCE STORAGE/SERVICE/OFFICE - 3393 S. 6TH STREET

The next item was the application of S & T Lawn Service for site plan review of a proposed 4,550 sq. ft. building for lawn maintenance equipment storage and service and associated office area. The subject site is located at 3393 S. 6th Street and is within the "I-1" Industrial District zoning classification.

The report of the Planning and Zoning Department is incorporated herein by reference.

The applicant was present.

Ms. Stefforia emphasized that the proposed driveway to the site would need to be moved 8’ to satisfy the requirements of the Access Management Plan as to driveway separation. Further, detail as to lighting proposed by the applicant was needed. She suggested that the Board consider the screening which would be necessary along 6th Street, i.e., the front of the property, in that there are several residential properties across the street from the site. Additionally, the Engineer was requesting a berm be established to prevent overflow from the retention basin. The Fire Department would be requesting a turnaround.

Ms. Meeuwse questioned the applicant with regard to the number of employees who would be at the site at any one time. The applicant responded that there were two employees who would be working at the site. In addition, other employees would come to the site and park their vehicles; they would leave the site with company vehicles and return to pick up their own cars at the end of the day. There would be between 10-13 such employees during "peak seasons."

In response to questioning by the Chairperson, the applicant stated that there would be no problem with moving the proposed driveway 8’.

Ms. Meeuwse questioned the applicant further with regard to parking, and it was noted that 12 parking spaces were proposed. In addition, one barrier-free space was proposed Mr. Bushouse queried where the proposed fire station would be located in relation to this building. He felt the proposed location of the driveway for the fire station should be taken into account in determining this driveway location. The Chairperson stated he felt that the driveway for this site should be placed in accord with the Access Management Guidelines and that the Township Fire Station driveway would be reviewed when the plan was submitted.

The applicant was asked about the "company vehicles," and he stated that they would be parked inside the building when not in use. Mr. Brodasky stated that he felt at least two more parking spaces than proposed would be necessary to provide sufficient parking. ZBA members concurred.

The applicant indicated that there would be parking lot salt stored outside near the dumpster pad. The salt would be in the enclosed container. The Chairperson indicated that this should be shown on the revised site plan. Ms. Meeuwse questioned the applicant with regard to the underground oil "sand separator" which filtered out oil before it could reach groundwater.

The Chairperson asked for public comment, and Rob Brindley, a 6th Street resident, expressed concern that the Township was not responding to the concerns of the 6th Street residents. He was upset that the proposed business entailed use of "heavy equipment." The Chairperson explained that the property in question is already zoned for this type of industrial use and that the Zoning Board of Appeals did not have the discretion to deny the application based on the type of use proposed.

Mr. Brindley indicated that he was concerned about the amount of traffic and its impact on 6th Street. The Chairperson stated that the Road Commission would be considering the location of other drives in the area, including residential drives, when determining whether to grant a permit to the drive for this site. Further, the Road Commission would be the body determining whether a "taper" is necessary.

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

The Chairperson questioned the applicant as to the type of landscaping or screening proposed. The applicant stated that 8’ blue spruce trees would be planted along 6th Street.

The Board reviewed Section 11.540 and determined that subpart (1) would be the most appropriate to provide screening to the 6th Street residents.

Mr. Brodasky moved to approve the site plan with the following conditions, limitations and notations:

(1) That the proposed drive off 6th Street for the subject site be adjusted by 8’ to the north to comply with the requirements of the Access Management Plan and Section 67.000 of the Zoning Ordinance.

(2) That at least 14 parking spaces plus one barrier-free parking space be established at the subject site in compliance with the dimensional requirements of the Ordinance. Further, the barrier-free space was required to comply with ADA and Michigan Barrier-Free Guidelines and be designated by signage and pavement logo.

(3) That a revised site plan which showed the required revisions to the site be submitted to Township staff for review and approval prior to application for building permit.

(4) That the proposed dumpster enclosure plan and salt container plan be submitted to Township staff for review and approval.

(5) That detailed lighting plan in compliance with Section 78.700 of the Zoning Ordinance be provided to the Township for review and approval prior to application for building permit.

(6) That any signage be in compliance with Section 76.000 of the Zoning Ordinance and be approved through the permit process prior to placement of any identification signage at the property.

(7) That preservation of existing natural features in consideration for the character of the area be reflected on a detailed landscape plan. The landscaping plan should also indicate perimeter landscaping/screening and interior site landscaping. It was required that screening be established along the street property line in compliance with Section 11.540(1). A detailed landscaping/screening plan must be submitted to Township staff for review and approval prior to application for building permit.

(8) That approval is subject to the review and approval of the Fire Department.

(9) That approval is subject to the review and approval of the Township Engineer.

(10) That any future change in use of the building for use other than "contractors’ services related to the building trades" be subject to site plan review/amendment.

(11) That compliance with groundwater protection standards set forth in Section 69.000 of the Zoning Ordinance was required.

(12) That issuance of a Certificate of Occupancy is contingent on final inspection/ approvals from the Building, Mechanical, Electrical, Fire, Planning and Zoning Departments to insure compliance with all applicable standards and conditions.

 

The motion was seconded by Ms. Meeuwse and carried unanimously.

 

 

 

OSHTEMO BUSINESS PARK - LOT 12 - SITE PLAN REVIEW - 60,770 SQ. FT. INDUSTRIAL BUILDING - NE CORNER 9TH STREET AND N AVENUE (HOLLENBECK CONSTRUCTION)

The next item was the application of Hollenbeck Construction for site plan review of a proposed 60,770 sq. ft. industrial building on lot 12 of the Oshtemo Business Park, a ten-acre building site. The subject site is at the northeast corner of 9th Street and N Avenue in the

"I-R" Industrial District zoning classification.

The report of the Planning and Zoning Department is incorporated herein by reference.

Larry Hollenbeck was present on behalf of the applicant, and the letter dated October 5, 1998, concerning the request for a drive onto N Avenue was discussed.

The Township Attorney noted that the Planning Commission had approved the site condominium site plan for the Oshtemo Business Park and, as a condition of approval, had stated that there be no direct access onto N Avenue with the exception of shared drive and private road proposed. Therefore, if a direct access point from lot 12 to N Avenue were to be granted, the applicant would need to obtain an amendment to the Planning Commission site plan approval of the condominium project. Additionally, the Access Management Plan limited the number of drives permitted to lot 12 and the deviation from the Access Management Plan and guidelines could be made by the Board with the submission of a traffic study justifying the need for deviation.

The applicant provided a depiction of the planned building. He stated that the plan was submitted to illustrate all the "access options." In his opinion, industrial parks generated semi-truck traffic and that "getting the traffic to a traffic light" is one major goal. He felt that adding an additional drive on N Avenue would allow more of the truck traffic to access N Avenue where there is a "traffic light." However, he stated that he could "live with" access from lot 12 onto the interior private road as the method of reaching N Avenue.

The Chairperson questioned the applicant with regard to the timing of construction of the interior road system through the site condominium project. The applicant stated that they would be attempting to finish the public road by the end of this year. The two private roads and their construction timing was less clear. However, he was confident that the private road between lots 12, 13 and 14 would also be finished by the end of this year. The applicant said that, in the future, the applicant would be paying to bring N Avenue up to all-weather road status.

The applicant stated that at this time he did not know what specific tenants would be locating at the site . It was suggested that perhaps the applicant could return with a traffic study showing expected trip generation and traffic characteristics once specific tenants for the site had been determined. At that time, the Zoning Board of Appeals would be in a better position, with that specific information, on deciding whether to deviate from Access Management Guidelines.

Mr. Brodasky questioned the applicant with regard to planned signage. The applicant stated that he would proceed through the permit process in the future and that there was no signage planned at this time.

There was a discussion of the screening/landscaping planned along N Avenue. Board members were satisfied that the applicant could comply with Section 11.540 subpart (1) and/or (3). Stormwater retention would be through an underground leaching basin. It was noted that the approval involved the approval of only Phase I.

As to the dumpster location, the applicant stated that the loading dock and dumpster locations were somewhat in "flux" until a specific tenant was identified. He stated that he would be proposing specifics for the Township staff’s review and approval at a later time.

There was a review of the parking provided. It was concluded that sufficient parking was provided at the site.

Ms. Meeuwse moved to approve the site plan with the following conditions, limitations and notations:

(1) That access for lot 12 be established on the private road and/or interior park public road with no direct access to N Avenue. However, it was noted that the applicant was encouraged to submit a report/traffic study describing the need for and justification for deviation from the Access Management Guidelines at such time as specific tenant(s) were identified.

(2) That parking be in compliance with the approved site plan and the dimensional requirements of the Zoning Ordinance. Further, barrier-free parking is to comply with the ADA and Michigan Barrier-Free Guidelines and be designated by signage and pavement logo.

(3) That a revised site plan be submitted to Township staff for review and approval prior to application for building permit.

(4) That a detailed lighting plan in compliance with Section 78.700 of the Zoning Ordinance be submitted to Township staff for review and approval prior to application for building permit.

(5) That a sign permit in compliance with Section 76.000 of the Zoning Ordinance be applied for and granted by the Township prior to placement of any identification signage at the property.

(6) That a detailed landscape plan be submitted to Township staff for review and approval prior to application for building permit. Landscaping plans should include details as to the preservation of existing natural features in consideration of the character of the general area and show perimeter screening along N Avenue pursuant to Section 11.540, subpart (1) and/or (3).

(7) That approval was subject to the review and approval of the Fire Department.

(8) That approval was subject to the review and approval of the Township Engineer, noting specifically the planned underground stormwater retention system.

(9) That approval did not include approval of Phase II and that site plan approval is necessary for the establishment of any additional buildings at the site.

(10) That issuance of a Certificate of Occupancy is contingent on final inspections and approvals from the Building, Mechanical, Electrical, Fire, Planning and Zoning Departments to insure compliance with all applicable standards and conditions.

(11) That the dumpster location and enclosure plan be submitted to Township staff for review and approval.

(12) That the groundwater protection standards set forth in Section 69.000 of the Zoning Ordinance be complied with.

Mr. Brodasky seconded the motion, and the motion carried unanimously.

 

OTHER BUSINESS

Ms. Stefforia discussed the new format of the Planning and Zoning Department report, with Board members expressing their approval. In addition, she suggested possible changes to the Zoning Ordinance with regard to parking and with regard to circumventing the need for variance in those cases where an applicant seeks occupancy prior to completion of all site items. Zoning Board of Appeals members and the Township Attorney expressed approval for these ideas and suggested that they proceed to the Planning Commission for consideration.

 

ADJOURNMENT

There being no further business to come before the Board, the meeting was adjourned at 4:45 p.m.

OSHTEMO CHARTER TOWNSHIP

ZONING BOARD OF APPEALS

Minutes Approved:  October 19, 1998