GOLDEN TOWNSHIP PLANNING COMMISSION MEETING March 29,2005 7:30 P.M. Meeting called to order. The Pledge of Allegiance was recited by all present. Roll call was taken. Present: Carl Fuehring, Terry Wiegand, Helen Lefler, Avery Wilson, Bill Kolenda, Steve Marciniak, Brad Whitney, Leo Terryn. Also present: Jake Whelpley, Zoning Administrator. Minutes of Planning Commission meeting held February 22,2005 had been distributed to Commission members. Motion was made by Fuehring and seconded by Wilson to waive reading of the minutes and accept them as submitted. All present voted in favor of the motion; motion passes. Public Hearing Request by Hundley & Associates to amend the existing Val-du-Lakes Recreation Center PUD by removing a portion of the property presently included in that PUD. Request is brought under Chapters XI (11.17) and XII of the Zoning Ordinance. Whelpley presented the members with larger maps of the PUD, pointing out the pre-approved areas. 26 acres at the highest point is the portion proposed to remove including the main stage. Lefler clarifies that approving the removal of the piece of property from the PUD will also be reapproving the original PUD. Whelpley states that he only received one phone call from Terry Way , owner of Silver Lake Campground, west of Val-du-Lakes, who said he didn’t have a problem with the request. Lefler invites public comment. No reply pro or con. Ted Beatty who owns south of Val-du- Lakes questioned what buildings were being removed. Whelpley stated that the main stage to the center of the road below it. Whelpley stated that he was unaware of what is intended for the removed piece of land. According to Whelpley, this is the first step in a process of development, to create this parcel. Followed by a land division proposal, the back to the Planning Commission for development. Fuehring stated that he was unhappy about previous PUD decisions of Val-du-Lakes and is hoping that any changes made to this piece will only make it better. Lefler offers for the petitioner, J. Glenn Sperry, to rebuttal. He clarifies that basically the request is for a piece of land to be removed from the PUD and that the buyer will then have to meet all the requirements of the zoning ordinance. Sperry stated that it was his understanding that the buyer intends to use it for single family purposes, though he is not representing the buyer and cannot commite as to what he is doing. Sperry feels that removing the piece will not make the operation any worse, or change it much. Whelpley stated that the underlined zoning in that area is Agriculture/Residential so the property would revert back to that zoning and that it is understanding that the property is being pieced out to sell as they are unable to sell the full acreage. The end result is that there will be a smaller PUD then currently. Fuehring feels it is a major problem that what is left can operate as it has before. Whelply feels that the only way to straighten it up is to allow them to piece it all out. Wiegand questions if there are any future phases that were included in the original PUD that time hasn’t expired on. Whepley states that he could come back and ask to enlarge the campground be feel that it won’t be approved because of previous problems with the owners. Lefler questioned placing restrictions on the amended PUD. Steve Bruce questioned the committee as to weither they would prefer having a zoned concert facility or agriculture/residential area. Lefler states that the zoning ordinance says major modification to a PUD shall be subject to review and approval under a new application for PUD zoning. She questioned if there were any conditions they would like to make to the new PUD. Whepley stated that the action by the Planning Commission is a recommendation for the Township Board and that they have the ability to add further to the plan. If the Township Board wants to put restrictions on it then, they can. Whepley thinks that the township Board should address it. Whelpley felt that by splitting up the piece and selling to a housing project will keep the camp from running the way it used to. Lefler clarifies that this is an application for a PUD to reduce the size by removing a parcel and with new boundaries for the remaining PUD. The zoning ordinance says that they are approving a new application for a PUD zoning. The new PUD must meet the approval standards in chapter XI . Lefler requests a motion to recommend to the Township board approve it with conditions. Lefler then read the standards. Motioned by Wilson, seconded by Fuehring. All support. Other new business: Elect a secretary of the commission. Lefler will accept a nomination from the members or volunteers. The secretary will take care of the roll call. Wilson volunteers for the role. All in favor. Review of additional studies and documentation presented by Breakaway Bay’s request for PUD rezoning of 183 acres of Property ID 64-004-100-01. Chapters VII, XI and XII of the Zoning Ordinance. The commission received and additional site plan. Sperry prepared the master deed and condo bylaws. Best management practices were also prepared. The original plan was to have a building envelope of 1200 sq ft. and the remainder would stay in a natural state. J.F. New prefers to operate on a percentage basis. 40 % would be designated for the building envelope and the 60% would be left natural. The buyers will have to be approved by a design agent before building. Sperry also provided additional information on the site plan and the changes were minimal. More green space was added and the boundaries for the lot average .753 acres. Sperry also provided a preliminary drainage plan. Lefler states that the Zoning Ordinance requires on a phase development, the location and timing must be indicated. Sperry clarified that it is not a phase plan. Lefler pointed out that on the plan there are a number of Phases written and stated that she feels unprepared as the information did not come to her until the previous evening and would like to make a list of conditions but does not feel prepared to make a list at this time. Lefler also pointed out that only Phase One has named the wet lands and nothing more from the rest of the PUD. Sperry felt that there was no need for that information as they are not planning on building in that area. Sperry stated that they are only asking the board to approve the boundaries for the PUD as 183 acres and to approve the lots. Lefler was not comfortable approving the plan without more information. Lefler felt that something was missing from the map. Steve Bruce stated that he felt they should get some kind of approval this night. Sperry stated that the commission could like to rename the phases in order to get approval. The board the deliberated amongst their selves. Lefler requested a motion to change the future development area to unplanned area and approve the PUD of 183 acres and with the required storm drainage plan, approval of Road Commission, Health Department, and ground water study, approval of the language of the Master Deed, Condo bylaws, & amendments to purchase agreement. Also the approval standards of Chapter XII, XII are all met. Motioned by Kolenda, seconded by Wilson. All in favor. Whelpley stated that on March 12, 2005 he met with 16 farmers about creating a specific agriculture zone and setting up the township as a residential zone. The group also talked about lot sizes and restrictions on property. The farmers said the would like small lot sizes. Purchase and Transfer of development rights was also discussed and the farmers were interested in it. They also discussed wind power generators, the farmers thought it was a good idea. Dr. Roseman stated that he hoped the eventually the board could work on timely submission of information for the meetings, also the minimum lot sizes addressed, also the storm water runoff problem. Lefler and Whelpley decided that the information for meetings should be given seven days before the meetings. There being no further business to come before the meeting, it was adjourned at 9:12 P.M.