Oshtemo Township - Planning Commission - September 24, 2026 Meeting

Updated about 13 hours ago

The Commission reviews updates to the zoning ordinance, particularly focusing on non-residential schedules of regulations and the potential changes to mixed-use districts. Discussions also cover the consolidation of zoning districts, commercial use changes, and the integration of zoning regulations for better clarity and simplicity. In addition, the commission reviews proposed amendments to the environmental protection ordinances to ensure groundwater protection and stormwater management. The meeting includes detailed discussions on administrative procedures and the application of environmental standards across different zones within the township.

Chapters

Pledge of Allegiance (00:00:38)
The meeting began with the recitation of the Pledge of Allegiance.

The meeting officially started with the recitation of the Pledge of Allegiance by the attendees.
Approval of Agenda (00:01:00)
The agenda for the meeting was reviewed and approved without any additions or corrections.

The board reviewed the agenda for the meeting. No additions or corrections were suggested. A motion was made and seconded to approve the agenda as prepared. The commission voted in favor, and the agenda was approved.
Approval of Minutes (00:01:33)
Minutes from the previous meeting were reviewed and approved as presented.

The minutes from the previous meeting held in September were presented for approval. All members had reviewed the minutes, and no corrections were needed. A motion was made and seconded to approve the minutes as presented. The council voted in favor, and the minutes were approved.
Zoning Ordinance Updates (00:02:21)
Discussion on updates to the zoning ordinance focusing on non-residential schedule of regulations and land uses.

The commission discussed updates to the zoning ordinance, particularly focusing on the schedule of regulations for non-residential and commercial districts. Updates included changes to the commercial use table, the introduction of new use categories, and the removal of certain terms. The goal is to consolidate and simplify zoning districts for better alignment with the comprehensive plan.
Commercial Use Table Discussion (00:11:06)
Detailed discussion on the commercial use table, including questions about specific uses like pottery and food trucks.

The members discussed the commercial use table, addressing specific concerns about definitions and permitted uses. Questions were raised about how pottery and food trucks fit into the use categories. It was suggested to clarify these in the definitions and consider their placement in neighborhood mixed-use districts.
Mixed Use District Discussion (00:19:48)
Discussion on whether to include single-family homes in the mixed-use district.

The commission debated on retaining single-family homes in the mixed-use district. Some members argued for flexibility and transition areas, while others noted the potential inefficiency of space use. The consensus was to keep single-family homes in the district for now, with a note to revisit this decision later.
Schedule of Regulations Review (00:21:49)
Review of the schedule of regulations with a focus on simplifying and consolidating standards.

The schedule of regulations was reviewed to simplify and consolidate standards across zoning districts. Changes include a consistent approach to lot coverage and maximum building heights. The aim is to make regulations clearer and more accessible for developers and staff.
Village Commercial to Neighborhood Mixed Use Transition (00:23:32)
Transition from village commercial to neighborhood mixed-use district with more flexible standards.

The transition from the village commercial district to the neighborhood mixed-use district was discussed. This involves simplifying zoning language and providing more flexible building setbacks. The goal is to better align development with existing road infrastructure and attract appropriate commercial activities.
Discussion on Building Design and Parking (00:29:25)
Discussion on the relationship between building design, window exposure, and parking arrangements in the front of buildings.

The discussion focuses on the impact of building design, particularly window exposure, on the relationship with pedestrians and the street. Concerns are raised about parking arrangements in the front, which may detract from the intended pedestrian-friendly design.
Form-Based Code Overlay and Building Frontage (00:31:10)
Review of the standards for building frontage in the form-based code overlay, aiming to create a more walkable village center.

The existing standards for building frontage within the form-based code overlay are discussed. The aim is to simplify these standards to ensure buildings occupy the majority of lot frontage, promoting walkability and reducing gaps in the neighborhood mixed-use district.
Village Commercial and Neighborhood Mixed Use Standards (00:33:00)
Proposal to simplify standards for village commercial and neighborhood mixed use, addressing parking and building design.

The proposal suggests simplifying the standards for village commercial and neighborhood mixed use. It includes considerations for parking, with an emphasis on balancing vehicular access while maintaining a pedestrian-friendly environment. The standards are aimed at encouraging new development while keeping the area walkable.
Mixed Use District Revisions (00:46:00)
Revisions to the mixed use district focus on simplification and flexibility, including new approval processes and design standards.

The revised mixed use district standards aim to simplify and clarify the approval process, encourage non-vehicular transportation, and remove unnecessary complexity. The revisions include aligning location criteria with the current comprehensive plan and removing the requirement for developers to create new design standards, instead modifying existing ones.
Density Bonus and LEED Certification Incentives (00:49:36)
Discussion on density bonuses for developments meeting LEED certification, incentivizing sustainable building practices.

The meeting discusses the existing practice of offering density bonuses for developments that achieve LEED certification. This incentivizes developers to incorporate sustainable building practices by allowing higher density, which can offset the initial cost of incorporating such features.
Review of Procedural Changes and Next Steps (00:53:12)
Review of procedural changes to the planning process and outline of next steps for the commission.

The meeting reviews procedural changes aimed at simplifying the planning process, including clarifications to review steps and public hearings. The next steps include preparing a preliminary zoning map and articles on parking, landscaping, and lighting for the next meeting.
Discussion on Outdoor Recreation and Private Sports Facilities (00:58:35)
Debate over land use for outdoor recreation, balancing public vs private sports facilities, and managing space for mixed-use development.

The discussion focused on the challenge of utilizing limited space for outdoor recreation, particularly for private sports facilities like soccer fields. The council debated whether large space-intensive uses should be allowed to take up valuable space that could be used for mixed-use developments. They also touched on the impact of private sports facilities on traffic and community infrastructure, contrasting with public complexes which are less profit-driven. Concerns were raised about ensuring enough facilities for community sports without compromising planning goals.
Environmental Protection Ordinance Amendments (01:03:20)
Presentation on amendments to environmental protection ordinances, focusing on stormwater management, wellhead protection, and performance standards.

The commission was briefed on ongoing efforts to amend environmental protection ordinances by Public Works Director Anna Horner. Key areas included stormwater management and the need for flexible standards to accommodate different site conditions while maintaining environmental goals. The discussion also covered the consolidation of zoning and general ordinances to create a unified approach across the Township. There was emphasis on wellhead protection and groundwater safeguards, with a proposed risk assessment methodology to apply ordinances Township-wide, considering different types of land use and their associated risks. The presentation highlighted the importance of balancing development needs with environmental stewardship, using tools like administrative departures to provide flexibility in meeting stormwater management standards.
Zoning and Land Use Regulations Discussion (01:29:26)
A discussion on existing zoning laws, specifying permitted uses, and the challenges in regulating every potential activity.

The discussion covered how zoning regulations specify what is permitted rather than prohibited, which can lead to misunderstandings with the public. The need for clear ordinances that incorporate existing laws was emphasized, with examples such as the use of corn pickers in residential zones.
High-Risk Land Use and Cooling Systems (01:31:30)
Consideration of adding energy systems and cooling systems to high-risk land use categories.

The meeting addressed concerns about including battery and data center cooling systems in land use tables. They discussed recent cases where development projects with significant cooling requirements triggered additional reviews.
Environmental Ordinances and Wellhead Protection (01:34:54)
Discussion on performance standards for high and medium risk activities, including wellhead protection.

The clerk discussed the need for documentation and routine maintenance requirements for high and medium risk land uses, similar to firefighter right-to-know forms. They aim to coordinate with other agencies for data collection.
Soil Erosion Control Plan Requirements (01:37:31)
Introduction of soil erosion control plans for developments causing significant earth changes.

The township requires soil erosion control plans for sites over an acre, but is considering additional criteria based on environmental impact rather than strict acreage.
Comprehensive Plan Consistency (01:42:53)
Ensuring consistency in terminology across documents by standardizing the use of 'Comprehensive Plan'.

The discussion focused on updating terminology in township documents to consistently use 'Comprehensive Plan' instead of 'Master Plan' for clarity.
Public Comment (01:45:16)
No public comments were received during the allotted time for public participation.

The meeting opened the floor to public comments, but no members of the public came forward to speak.
Planning Commissioner Comments (01:45:56)
Commissioner expressed gratitude for traffic calming measures implemented in their neighborhood.

A commissioner thanked the planning department for their efforts over four years to implement traffic calming measures in their neighborhood, which were recently completed.
Adjournment (01:47:51)
The meeting was declared concluded as the agenda was completed.

The chair adjourned the meeting after all agenda items were addressed, noting the time for the record.