Minutes: March 22nd, 2017

MARCH 22, 2017
Daniel Kline
Nancy Kline
Archie Stinson
Todd Finke
Lindi Finke
Allen Stryker
Barbara Radebaugh
Rick Smetzer
John Kronberg
Eric Kronberg
Len Partin
John Coppeler
Rod Gillespie
Matt Montowski

Chairman Paul Shaw called the meeting of the Catawba Island Township Zoning Commission to order at 7:16 p.m. For the record, he identified the date was March 22, 2017.
He introduced himself, as well as the other Commission members, that included, Jordan Davenport, Stephen Lonneman, Lewis Mindlin and Dr. Gregory Hart. Also introduced was Todd Bickley, Catawba Island Township Zoning Inspector and Board Secretary.
Chairman Shaw welcomed those in attendance. He stated the Zoning Commission appreciated their interest. He advised those in attendance that debates/talking amongst themselves would not be permitted. He asked that those in attendance sign the register. He requested that any person wishing to speak be recognized by the chairperson and identify themselves by name and address for the record. He asked that all cell phones be turned off. The Pledge of Allegiance was recited.
Chairman Shaw suggested the following agenda for the meeting.
1) Consider application # 008772 for the Planned Unit Development (PUD) submitted by Heidberg, Inc., John Kronberg, President for the property surrounding Mon Ami Winery and Restaurant.
2) Any old business.
3) Any new business.
Chairman Shaw asked if there were any additions or changes to the proposed agenda. There were none. John Davenport made a motion to approve the proposed agenda for the meeting. Lewis Mindlin seconded the motion. The motion passed.
Agenda Item 1 – Chairman Shaw asked for a motion to consider application #008772 to review the PUD submitted by Heidberg, Inc., John Kronberg, President for property surrounding the Mon Ami Winery and Restaurant. Dr. Gregory Hart so moved. The motion was seconded by Lewis Mindlin. Motion passed.
Chairman Shaw requested if any board member had a personal or professional conflict concerning the case. No board members had a conflict.
Chairman Shaw questioned Todd Bickley, Zoning Inspector, if he had received any correspondence. Mr. Bickley indicated that he had not received any correspondence. Chairman Shaw noted that when reviewing a PUD, the following regulations shall be met:
• A maximum choice of living environments by allowing a variety of housing and building types and a reduction in lot dimensions, yards, building setbacks, and area requirements, while preserving the overall density objectives set by zoning.

• A more useful pattern of open space and recreation areas and, if permitted as part of the project, more convenience in the location of desirable neighborhood commercial uses and services.

• A development pattern which preserves and utilizes natural topography and geologic features, scenic vistas, trees and other vegetation, prevents the disruption of natural drainage patterns, and conserves and protects the aquifer and groundwater supplies.

• A more efficient use of land than is generally achieved through conventional development, which may result in substantial savings through shorter lengths of utilities and streets.

• A development pattern in harmony with land use density, transportation facilities, connecting open space, and community facilities.

• A development, that in the opinion of the trustees is advantageous to the community at large.

Len Partin, representing the applicant, introduced Eric Kronberg, Architect, John Coppeler, Legal Counsel, and Rod Gillispie, Engineer.

Eric Kronberg presented a handout of the Mon Ami Wineside PUD proposal, which he briefly reviewed. The first page was an illustration of the zoning as it existed prior to rezoning the property to the “R-E” Residential Estate District, which was reflected on the second page. Eric commented that the total acreage in the “R-E” District was 21.20 acres, of which 12.75 acres would be in Phase I and 8.45 acres in Phase II. The third page of the handout illustrated the building layout and the various type of dwellings to be offered in the development, which included 3-4 bedroom unit, side-by-side duplexes, stacked duplexes, double garages/guest house and a garage/guest house. The next page of the handout showed the two phases and off-site parking. The following page illustrated the pods with associated names. The next page identified the open space for the phases and the total development. Eric indicated that the overall open space was 35%. A typical site module was shown on the following page. The sign, with dimensions was highlighted on the next page with Eric identifying its location on the overall drawing. Eric did suggest that the applicant would like a second similar sign at a different location. The next page illustrated the pavilion and its location. The last two pages were elevations of the various housing types.

Eric noted that the development was a clustering concept with green areas, parking and mixed residential uses with garages. The old barn will stay and the development will have a mix of dwelling units and the housing diversified. The development will have eighty-four (84) residential units with a portion of duplexes and one plexes. Eric also noted that each pod has a shared pavilion.

Chairman Shaw opened the meeting to the general public.

Barbara Radebaugh noted the development is compact, close in small space and she questioned the size of the units. Eric commented that the four bedroom unit is 2200 square feet, the duplex is 1150 square feet and the three bedroom is between 1500 – 1600 square feet. Eric also noted that as people age, they may not want steps, so a 1½ story dwelling would be offered with the master bedroom on the first floor. Currently proposed, 60% - 70% of the units are duplexes.

Barbara questioned whether what was used as comparisons to determine what will sell. Eric indicated that past and current building has been reviewed and that this development encourages walking to the winery.

Barbara questioned green space and whether it was measured. Eric indicated that the green space has been calculated and he felt that the PUD is providing quality green space. He noted that Phase 1 West was at 43%, Phase 1 East was 21%, Phase 2 was 31% and the overall development was at 35%.

Barbara questioned the price point. Eric indicated that was not yet determined.

Barbara commented on the music and whether it would be a detriment. Eric indicated that the developer is aware of the music; however, the winery is a selling point and music fans will be marketed.

Barbara asked John Kronberg why the development. John commented that a lot of the land is underutilized and the PUD is a better use of the land.

Barbara questioned why the barn is staying. Eric indicated that the barn will become the clubhouse, which is a gathering place for the development’s residents.

Barbara expressed that the music level is her concern.

Dale Kline noted that ducks and geese are numerous on the east side of N.E. Catawba Road and whether permits are required for developing in the lower areas. Eric indicated that the applicant will work with the various agencies. Mr. Bickley noted that if in floodplain, the structures will need to be elevated to or above the 100 year floodplain level, which is regulated by the Ottawa County Building Inspection. Development in a wetland would be regulated by the Army Corps of Engineers.

Lindi Finke commented that her home was built thirty (30) years ago, is secluded and would like to remain secluded. She can hear the music. Eric reviewed the pods situated next to the Finke property and he suggested that landscaping could be added to help separate the development from the Finke’s property.

Jordan Davenport questioned the landscaping adjacent to the Finke property. Eric reviewed the building’s location versus the Finke’s property line and noted that the buildings will be over thirty (30) feet from the property line. Along with the landscaping, the applicant could install a privacy fence. Questions concerning trees and Eric commented that the developer intends to keep as many trees as possible.

Dale Kline indicated that he would like a privacy fence around his property as well. Eric agreed with Mr. Kline and noted that a privacy fence does make sense. Dale questioned how far from his property would the buildings be situated. Upon reviewing the drawing, Eric estimated that the first full house would be about fifty (50) feet from the property line.

Lewis Mindlin expressed concern with crossing NE Catawba Road. Eric agreed and indicated it will be a challenge. The developer will work with the County, but NE Catawba Road is not pedestrian friendly.

Allen Stryker questioned the total number of units. Eric stated that the development is designed for eighty-four (84) units. Allen questioned the number of garages. Eric stated eight (8) garages for each POD.

Todd Finke questioned the POD location from his property. Eric noted that Mr. Finke’s property would be about seventy (70) to eighty (80) feet from the first building. Mr. Finke questioned the common area. Eric noted that common area is located within each POD.

Jordan commented on the guest house above the garage. Eric commented that the guest house will be available to the garage owner. It would be like a “man cave”.

Barbara Radebaugh questioned if the units will be rented. Len Partin commented that unit owners will have an option to rent out the units on a weekly basis. John Coppeler read from the declaration and noted that the requirement is consistent with zoning.

A questioned asked was if a swimming pool will be installed. Eric indicated that the development will not offer a swimming pool.

Jordan Davenport questioned maximum building height. Eric noted that all buildings will be less than thirty-five (35) feet.

Jordan commented on the landscaping plan for the neighbors. Eric indicated that he will be able to provide a plan for review.

Chairman Shaw questioned the barn. Eric noted that the barn will become the clubhouse for the development’s residents. Outsiders will not be permitted. Len Partin commented that the condominium documents prohibits the use of the clubhouse by the general public.

Rodney Gillispie handed out the conceptual plan drawings. The board questioned drainage and Rodney commented that no more water will be coming off the site than what already is. Jordan questioned fire hydrants and Rodney reviewed the various locations.

Len commented on the rock and difficulty of installing utilities which led to the relocation of units across NE Catawba Road. Eric noted that the developer will work with appropriate County officials.

Chairperson Shaw questioned the traffic pattern. Eric reviewed the two access (2) points off of Mon Ami Road and the two (2) access points off of NE Catawba Road at the north end of the development. Various options are available to get in and out of the development. Len Partin noted that a drive will be placed at the high end of the development along NE Catawba Road. Steve Lonneman questioned the east side. Eric noted that drive into to the development will line up with Mon Ami Road.

Jordan Davenport commented that he would like a supplement to the application detailing the landscaping plan around the Finke and Kline properties. Discussion followed. Jordan Davenport made a motion to recommend approval of application #008772 to the township trustees subject to the submission of a landscaping plan for the Finke and Kline properties prior to the township trustee public meeting scheduled for April 11, 2017. The motion was seconded by Steve Lonneman. The motion passed.

Mr. Shaw noted that application #008772 will be recommended for approval to the Catawba Island Township Trustees for their consideration, subject to submission of a landscaping plan for the Finke and Kline properties prior to trustee meeting, which is scheduled to be heard 6:30 P.M., April 11, 2017.

Old Business

No old business to conduct.

New Business

Mr. Shaw indicated that the next meeting of the Catawba Island Township Zoning Commission is 7:00 P.M., April 26, 2017.


Jordan Davenport moved to adjourn the meeting. His motion was seconded by Steve Lonneman. Motion passed. The meeting was adjourned at 8:55 p.m.

Respectfully submitted,

Todd Bickley