April 4, 2007
On Wednesday, April 4, the Fruitland Township Planning Commission welcomed a new member, Mr. Brian Lernowich, to replace retiring commissioner, Sonny Gaertner. Mr. Lernowich will also serve at the commission's liaison to the Zoning Board of Appeals.
The commission conducted a public hearing on a proposed amendment to zoning ordinance Article III, General Provisions, Section 3.23, Non-conforming Buildings, Structures and Uses. The revised language gives additional latitude for the expansion or alteration of buildings that are non-conforming due to front or rear setback requirements. A provision was also added to subsection E1 Lots of Record that recognizes setbacks previously approved for subdivisions and condominiums. This "grandfather clause" enables owners of these properties to use the setback requirements originally approved when the subdivision or site condominium was created, even if subsequent changes are made to the setbacks in their zoning district. Before this provision was adopted, property owners in subdivisions or site condos had to go before the zoning board of appeals to request a setback variance.
The commission reopened public hearing on a private road application by Joel Kruszynski. Many neighbors cited concerns about encroaching development, traffic and environmental impact. After a lengthy discussion, Mr. Kruszynski agreed to work with the planning commission and zoning administrator, Don Sandel, to develop a new private road standard for single parcel access. This solution addresses neighbor's concerns and helps the planning commission resolve a challenge faced by many township property owners.
Currently, property owners who wish to build a house on a back lot without road frontage must construct a full-fledged private road -- an expensive, complex undertaking. The planning commission had planned to create a special standard for single parcel access and this application provides an excellent opportunity to complete the task. The result will significantly reduce environmental disturbance, i.e. tree cutting, drainage, etc. and help reduce the burden on property owners.
Another concern voiced by citizens was notification for public hearings. State law requires the township to publish a notice in the local newspaper (White Lake Beacon) and notify property owners within 300 feet of the affected parcel. This works well in urban areas, but not so well in rural communities, like Fruitland. One citizen suggested that the township put a sign on the affected property announcing the public hearing, so neighbors could see it when they drive by. The planning commission liked the idea and agreed to develop an enacting protocol.
The commission also approved a special land use permit for a blueberry farm on Orshal Road, south of McMillan. The board remanded the application to the planning commission, asking them to reconsider several conditional requirements included in their previous approval. The commission voted 4-2 to approve the application with an 1,800 square-foot accessory building located 150-feet back from the centerline of Orshal Road. The application now goes to the board of trustees for final approval.
March 7, 2007
On Wednesday, March 7, the Fruitland Township Planning Commission selected Main Street Planning Company as its "planner of record." The company will assist the PC and the zoning administrator in revising zoning ordinances, evaluating site plans and other technical duties.
The PC held public hearing on fourteen zoning ordinance amendments, including clarifications on how to measure side yard setbacks (to the eaves or foundation, whichever is closer) and what constitutes a hedge (a row of bushes, usually with their branches intermingled). The commission also held a public hearing on an application for a Private Street Construction Permit by Joel Kruszynski for a parcel located on Blank Road. The proposed road would allow access to two (2) proposed parcels to be created by land division. Several neighboring property owners expressed their opposition to the road, stating that it would change the character of the area and enable more development. Muskegon County Drain Commissioner, Martin Hulka, issued a letter citing drainage concerns about the proposed road and requiring additional technical information from the applicant. The PC voted to adjourn the application to the April meeting.
The commission also voted to recommend that the Board of Trustees extend the moratorium on developments of 5 or more parcels another 60 days. The additional time will be utilized to implement changes to the planned unit development and site condominium ordinances and the land use map, which are currently underway.
The productive session ended on a somber note when Clarence (Sonny) Gaertner announced that he would not seek reappointment to the planning commission after seven years of service; his term expires at the end of March. Mr. Gaertner also serves as the planning commission's liaison to the zoning board of appeals. He is a highly respected member of the commission and will be greatly missed. "Sonny is a man of few words," remarked one commissioner, "but when he speaks, everyone listens." Supervisor Boughton has 45 days to name his replacement.
February 7, 2007
On Wednesday, February 7, the Fruitland Township Planning Commission heard presentations from Main Street Planning and Williams & Works. The two planning firms are under consideration, along with LSL Planning, to assist the PC in revising zoning ordinances, evaluating site plans and other "planner of record" duties in the coming year. LSL will present its proposal at the March 7 meeting.
The PC also did a bit of "house keeping" and set public hearings on a number of minor zoning ordinance amendments, which have been accumulating over the past year. <read publication notice>
A special meeting was scheduled for Tuesday, February 13, to discuss proposed changes to the master plan and evaluate a proposed zoning ordinance to regulate large-scale residential development. The language has been prepared by LSL Planning and, if approved, will be scheduled for a March 7 public hearing.
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