CATAWBA ISLAND TOWNSHIP
ZONING COMMISSION MINUTES
JANUARY 3, 2024
Attendees
Zsolt I. Veress Dan Konschak
Steve Roberts Bob Walls
Bill Lucas Rick Rossoll
Patrick Jagucki Roger Wanemacher
Kathy Wanemacher Ken Lester
Barb Lester Steve Levorchick
Terree Lakso Mary Jane Porozynski
Deborah Carden Mike Weickert
Jim Saffran Kathy Almendinger
Todd Almendinger
Members of the Commission in attendance were Chairperson Jordan Davenport, Paul Shaw, Dr. Gregory Hart, Matt Gottron, and Kevin Howe. Also in attendance were Alternates Bill Barnes, and David Wonnell, Matt Montowski, Trustee, and Todd Bickley, Zoning Inspector and Commission Secretary.
Chairperson Davenport called the meeting of the Catawba Island Township Zoning Commission to order at 7:00 p.m. For the record, he identified the date as January 3, 2024.
Election of Officers – 2024
Chairperson Davenport requested nominations for 2024 Officers.
Chairperson – Paul Shaw made a motion to nominate Jordan Davenport for Chairman. The motion was seconded by Dr. Gregory Hart. Motion passed.
Vice-Chairperson – Dr. Gregory Hart made a motion to nominate Paul Shaw as Vice-Chairman. The motion was seconded by Kevin Howe. Motion passed.
Secretary – Paul Shaw made a motion to nominate Todd Bickley as Secretary. The motion was seconded by Dr. Gregory Hart. Motion passed.
Chairperson Davenport reviewed the agenda.
Agenda Item 1 – Applications
Agenda Item 2 – Approve Prior Meeting Minutes
Agenda Item 3 – Unfinished Business
Agenda Item 4 – New Business
Agenda Item 1 – Applications
Chairman Davenport identified that the Island Pines Residential Development PUD Application – Case #158842 has been submitted for commission’s review. Secretary Bickley indicated that the case # was correct. Chairperson Davenport explained that the applicant will present the application and then the Board will review application per the PUD requirements. Once completed, comments and questions will be accepted from those in attendance.
No Board member had a conflict.
Chairman Davenport questioned if the proposed development is a continuation of an existing PUD. Secretary Bickley noted that the proposal would be considered the second phase of Island Pines Subdivision I and Secretary Bickley reviewed the past history of Island Pines and the 1993 Judgement Entry between the Catawba Realty Group, Inc. and the Catawba Island Township Trustees.
Chairman Davenport recognized Daniel Konschak, representing the applicant. Mr. Konschak noted that the property is situated to the north of Island Pines and eleven (11) house lots are proposed. A retention pond will be situated on the twelfth lot, which is to the east of the property. The depth of the rock will determine whether it is a dry or wet basin. The development will consist of single-family homes and the lots will be serviced by public water and public sewer. The sewer will be gravity and then connect to a force main. Mr. Konschak noted that development does not meet the twenty percent (20%) open space requirement. The development would meet the 1990 open space requirements, which were in place when Phase 1 was approved. Mr. Konschak commented that the number of lots would be reduced if the twenty percent (20%) open space requirement has to be met.
Chairman Davenport reviewed the setbacks and noted that the PUD minimum setback requirements are the following: front and rear yards – twenty feet (20’) and side yards – ten feet (10’). Mr. Konschak commented that the setbacks will be similar to Island Pines Subdivision I. Mr. Konschak also noted that the homes will be similar to the homes in Island Pines Subdivision I; however, it will be difficult to keep most of the trees.
Chairman Davenport continued review of the proposed development. Mr. Konschak indicated that the dwellings will be single family residences and Mr. Konschak commented that he was not sure if accessory buildings would be allowed. Mr. Bickley noted that accessory buildings are limited to 600 square feet in size, not to exceed fifteen feet (15’) in height, and be at least five feet (5’) off the side and rear lot lines.
Chairperson Davenport noted that the parcel contains 7.4 acres of land, which exceeds the five (5) acre minimum. No commercial uses are proposed. The parcel is an integral tract of land which exceeds the minimum lot width of 200 feet. The proposed lots exceed the minimum size requirements.
Chairperson Davenport noted that the eleven house lots meet the density requirement of 1½ dwelling units per acre of land.
Chairman Davenport reviewed the common open space requirement which requires twenty percent (20%) of the gross land area to be set aside as open space and that at least 1/3 of the open space must be dry land. Secretary Bickley reviewed the acreage requirements and noted the size of the retention pond lot. Approximately seven percent (7%) is set aside as open space. Discussion continued and Chairman Davenport noted that the open space will need to be further reviewed.
Terree Lasko was recognized by Chairman Davenport. Ms. Lasko is the President of the Island Pines Subdivision Homeowners Association (HOA) and she noted that Reserve B has not been annexed into the existing HOA restrictions. Mr. Konschak was not sure what the owners’ intentions are concerning the HOA. Mr. Konschak noted that a HOA for Island Pines II will be created if it does not become part of the existing Island Pines HOA.
Chairman Davenport noted the maximum height is thirty-five feet (35’) and commented that plans for the homes will need to be submitted. Mr. Konschak indicated that he does not have home plans but the owners are proposing single story homes.
Chairman Davenport noted that the minimum setbacks are twenty feet (20’) for the front and rear yards and ten feet (10’) for the side yards. Chairman Davenport recognized Todd Almendinger who noted that two (2) separate private HOA’s with different requirements could be possible.
Chairman Davenport noted that without the house plans, the home square footage was unknown. Mr. Konschak noted that the homes will have attached garages.
Chairman Davenport commented that off-street parking will be met and the traffic circulation appears to be appropriate.
Chairman Davenport questioned signs and Mr. Konschak indicated that the development will not have new signs.
Ms. Lasko expressed a concern with the construction vehicles using the existing roads. Mr. Konschak noted that a standard statement is placed in the contracts requiring the construction company to make all repairs to any damages that they have made. Steve Levorchick commented on the cost to maintain the roadways and the developer using the roadway to construct the homes and the new owners using the roadway to get to the lots. Chairman Davenport indicated that joining the existing HOA would be desirable.
Mr. Konschak indicated that there would be no fences.
Chairman Davenport reviewed the following items that required additional information: the open space requirements, building setbacks, deed restrictions and the type of units. Mr. Almendinger questioned if the grassy area within the cul-de-sac is considered open space. Mr. Bickley indicated it is not since the area is part of the right-of-way.
Chairman Davenport reviewed the data that is required with a PUD application: home plans; water, sewer and drainage plans. Todd Jagucki, owner of Lot 17 of Island Pines Subdivision I expressed concern with drainage and noted that the soils are clay with standing water after heavy rains. Kevin Howe commented that he is aware of the area and he has similar drainage concerns and that something mechanical may be needed. Mr. Bickley noted that when the subdivision is submitted to the Ottawa Regional Planning Commission, improvement plans, including a drainage plan, are included with the submission. The Ottawa County Engineer is responsible for review of the drainage plan.
Chairman Davenport noted the additional data requirements: development schedule; the provisions of parking and road right-of-way widths; the location of walkways, fences, signs, and landscaping and planting shall be identified; and the submission of covenants, deed restrictions, and/or easements. Mr. Konschak commented that a walkway is proposed around the basin and the landscaping will be the grass around the homes.
Paul Shaw reviewed the items that required additional information: type of structures and how they fit on the lot, HOA requirements, drainage plan reviewed by the Ottawa County Engineer, proposed construction schedule and the common open space.
Roger Wanemacher questioned the minimum home size requirement. Chairman Davenport noted that the square footage of the homes will not be known until the house plans are submitted. Steve Roberts questioned whether the maximum building height of thirty-five feet (35’) is a township requirement. Chairman Davenport indicated that the maximum building height of thirty-five feet (35’) is a township requirement.
Mike Weickert questioned the meaning of a PUD. Chairman Davenport reviewed the PUD concepts as listed in the zoning resolution and Mr. Bickley defined the PUD by providing an example: twenty (20) acre tract of land allows forty (40) housing units but ten (10) acres consists of a woodlot and floodplain. To not remove the woodlot and not build in the floodplain, a PUD would allow the forty (40) homes to built on the remaining ten (10) acres and the woodlot and floodplain areas would be set aside as open space.
Ms. Lasko questioned the construction entrance and Mr. Konschak indicated that it would be at the property entrance. Ms. Lasko questioned the staging areas and Mr. Konschak indicated that it would on one of the lots within the development.
With no additional comments and questions, Chairman Davenport announced that the review of the Island Pines Residential Development PUD will be continued at the February 28, 2024 Zoning Commission Meeting. The meeting will begin at 7:00 p.m.
Agenda Item 2 – Approval of Prior Meeting Minutes
The May 24, 2023 Meeting Minutes stand approved as written.
Agenda Item 3 – Unfinished Business
No unfinished business to conduct.
Agenda Item 4 New Business
No new business to conduct.
Adjournment
The meeting adjourned at 8:43 p.m.
Respectfully submitted,
Todd Bickley
Secretary