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Oshtemo Township - Planning Commission - April 24, 2025 Meeting

Updated about 16 hours ago

The commission evaluates a proposal for a mixed-use development for the West Main Villages Development. The project includes commercial spaces, multi-family housing, and duplexes. Key discussions revolve around the traffic impact study, which aims to mitigate congestion through strategic design, and the compatibility of the proposal with existing zoning and land use plans. Community members express concerns about traffic, environmental impact, and neighborhood character, leading to deliberations on the balance between development needs and preserving community quality of life. The commission ultimately decides to recommend the proposal to the Township board, with conditions addressing traffic and connectivity.

Chapters

Call to Order and Pledge of Allegiance (00:00:15)
Meeting called to order followed by the Pledge of Allegiance.

The meeting was officially called to order, and attendees were asked to stand and join in reciting the Pledge of Allegiance.
Approval of Agenda (00:00:43)
Discussion on any additions or changes to the agenda.

The agenda for the meeting was presented for approval, and there was a discussion to see if any additions or changes were needed. It was confirmed that there were no changes.
Public Comment on Non-Agenda Items (00:01:00)
Opportunity for the public to comment on items not on the agenda.

A period was opened for public comment on items that were not included in the meeting agenda. No one came forward to speak.
Approval of Minutes (00:01:17)
Approval of previous meeting minutes with noted corrections.

The minutes from the previous meeting were reviewed. Corrections were noted, specifically regarding references to a chairperson who was not present at the meeting. A motion to approve the minutes with corrections was passed.
Public Hearing: West Main Villages Development (00:01:59)
Public hearing on the proposed West Main Villages mixed-use development.

A public hearing was conducted regarding the West Main Villages mixed-use development proposal. The process included a staff report, an applicant presentation, and citizen comments. Detailed discussions on zoning, project phases, and connectivity were presented.
Traffic Impact Study Discussion (00:26:41)
Explanation of the traffic impact study process and findings.

A detailed explanation was provided on the traffic impact study conducted for the West Main Villages development. The study assessed traffic volume, capacity, and potential mitigation measures. Various scenarios were considered to ensure minimal impact on traffic flow.
Traffic Impact Study Presentation (00:33:04)
Detailed analysis of traffic patterns and signal timing, focusing on minimizing delays and optimizing intersections for new developments.

The presentation covered how signal timing and traffic patterns were analyzed to plan for anticipated delays and queuing due to new developments. It focused on managing peak hour traffic at major intersections, such as those on West Main and Ninth Street, to ensure efficient traffic flow. The study considered internal trip capture and alternative transportation modes to reduce vehicle trips.
Public Works Department Comments (00:38:21)
Discussion on long-term planning for transportation network connectivity and the importance of regional planning for new developments.

The Public Works Department highlighted the need for continued regional planning to manage the impact of new developments on the transportation network. They emphasized the importance of maintaining road service levels and avoiding congestion by planning for future connectivity and land use changes. The necessity for collaboration with regional planning groups to incorporate land use changes into regional models was also discussed.
Emergency Response Considerations (00:39:00)
Fire chief discusses the importance of well-connected street networks for reducing emergency response times and improving access for fire and rescue services.

The fire chief emphasized that well-connected street networks significantly reduce emergency response times. This connectivity allows for multiple access routes for emergency services, improving strategic scene management and facilitating mutual aid from neighboring areas. Efficient street networks enhance the ability to reach residents quickly in emergencies, which is crucial for public safety.
Rezoning Criteria Discussion (00:43:21)
Criteria for evaluating rezoning requests, including consistency with the master plan, impact on utilities, and compatibility with surrounding areas.

The discussion outlined the criteria for evaluating the rezoning of a mixed-use district, including alignment with the master plan, compatibility with existing zoning, availability of infrastructure, and potential impacts on the environment and surrounding properties. The board's role is to assess these factors, consider public input, and make recommendations to the Township board.
Developer's Presentation (00:58:30)
Presentation by the developer on the proposed mixed-use project, highlighting design, architecture, and community benefits.

The developer presented the proposed mixed-use project, emphasizing its character, architectural design, and community benefits. The project aims to provide attainable housing, incorporate green spaces, and ensure traffic calming measures. Architectural guidelines were discussed to maintain a traditional neighborhood feel. The presentation included plans for amenities like parks and connectivity improvements.
Discussion on Architectural Design for Development (01:06:10)
Discussion on architectural features like single family homes with gable roofs, masonry changes, and pedestrian-friendly streetscapes.

The discussion focused on architectural elements resembling single-family homes, such as gable roofs and varying siding materials like masonry or stone, aiming for a familiar urban design. The developers emphasized creating pedestrian-friendly streetscapes with healthy layers of protection. Examples of duplex scenarios and commercial zones were presented, highlighting diverse materials, colors, and engaging street designs.
Presentation by Developers on Project Market Study (01:09:26)
Developers presented the market study findings and emphasized amenities and community needs.

Dave KH from Polito and West Main LLC presented findings from a market study commissioned a year and a half ago, focusing on community desires for retail and housing. The study highlighted the residents' preference for higher amenity levels. The developers are committed to providing quality housing without architectural distinctions between affordable and rental units, aligning with community expectations.
Public Comment on Proposed Development (01:12:53)
Residents expressed concerns about environmental impact, traffic, and neighborhood changes due to the proposed development.

Several community members, including Bridget, Rick Carlson, Rhonda Kassar, Jackson West, Tyler West, and others, voiced concerns during the public comment period. They highlighted issues related to environmental impact, increased traffic, loss of neighborhood character, and potential safety hazards. The residents emphasized preserving the woodland areas and maintaining the current rural character of their neighborhoods.
Planning Commission Discussion on Development Impact (01:36:26)
Planning commission members deliberated on the impact of the proposed development, considering community feedback and infrastructure concerns.

The planning commission engaged in a discussion reflecting on the community feedback received during the public comments. They addressed the challenges of balancing development with the preservation of Oshtemo's rural character, particularly in areas east of 8th street, which are facing increased high-density development due to existing infrastructure. Concerns about traffic and equitable distribution of development impacts were central to the discussion.
Discussion on Property Development and Zoning (01:38:24)
Board discusses property rights, law compliance, and balancing development with community needs.

The board discusses the rights of property owners to develop their land as long as it complies with the law. They emphasize that if the development meets legal requirements, it should be approved. The conversation highlights the tension between individual property rights and community interests, particularly in the context of a housing crisis and the desire for fair distribution of development.
Traffic and Neighborhood Impact Concerns (01:40:01)
Concerns about traffic impact, development harmony with neighborhood, and drive-through prevalence.

Members express concerns about the impact of new developments on traffic and neighborhood character. There is a discussion on the prevalence of drive-throughs and the need to consider the community's housing crisis. Some members argue for measures to ensure developments integrate well with existing neighborhoods and do not exacerbate traffic issues.
Evaluation of Developer's Changes and Community Feedback (01:41:00)
Members evaluate changes made by developers in response to community feedback and their effectiveness.

The board reviews the changes made by developers in response to community feedback. They appreciate efforts to incorporate traffic calming measures and acknowledge the challenges faced by developers in balancing development objectives with community concerns. The discussion includes an assessment of whether the changes adequately address the issues raised by residents.
Public Welfare and Rezoning Decision (01:46:02)
Debate on how the rezoning aligns with public welfare, safety, and community aspirations.

The board debates the rezoning proposal's alignment with public welfare, safety, and community goals. They discuss the aspirational goals of the developer and the importance of rezoning to facilitate mixed-use development, emphasizing the need for continued dialogue between the community and developers to achieve a harmonious outcome.
Criteria for Rezoning Approval (01:52:00)
Review of rezoning criteria: master plan designation, zoning consistency, and land use compatibility.

The board reviews the criteria for approving rezoning, including consistency with the master plan, compatibility with existing zoning classifications, and alignment with land use patterns. They discuss the implications of the proposed rezoning on the surrounding area, weighing factors such as commercial viability and housing needs.
Impact on Surrounding Properties and Environment (02:05:21)
Assessment of the development’s impact on surrounding properties and the natural environment.

The board assesses the potential impact of the development on surrounding properties and the natural environment. They consider factors such as traffic, environmental preservation, and the need for development in the area, with a focus on balancing growth with maintaining community character.
Discussion on Housing Availability and Zoning (02:12:21)
Discussion on improving housing for middle-income families, zoning changes, and related funding.

The meeting addressed concerns about housing availability for middle-income families. It was noted that there is sufficient housing for lower and upper-income families, but middle-income families are being squeezed out. The discussion included potential remedies through changes in zoning and funding mechanisms, such as TIFF and brownfield qualifications. The aim is to provide more balanced housing availability across different income levels.
Motion to Approve Zoning Request (02:17:15)
A motion was made to approve the zoning request with specific conditions and recommendations.

The board discussed whether to approve a zoning request to change to a mixed-use district. A motion was made to recommend approval to the recommendation board, including conditions as recommended by planning staff. The motion was supported and the conditions were reviewed to ensure they matched the printed packet. The board decided to give a definitive answer to the public and developer, and the motion was carried with all members in favor.
Public Comment (02:20:46)
Opportunity for the public to provide comments on the discussed matters.

The floor was opened for public comments. Attendees were invited to come forward and express their opinions or concerns regarding the topics discussed during the meeting. This segment allows the public to have a voice and contribute to the decision-making process.
Adjournment (02:21:05)
The meeting was officially adjourned after concluding all agenda items.

The meeting concluded after all items on the agenda were addressed, and no further business was brought forward. The session was officially adjourned, marking the end of the meeting.