June 20 Planning Commission Meetings To Cover High Water Mark, The 81, Mathison & Center Rd. Development

Two Peninsula Township Planning Commission meetings, at 5:30 p.m. and 7 p.m., will take place on Monday, June 20, at the Township Hall. Agendas and packets are available for download here.

The Special Planning Commission meeting at 5:30 p.m. will focus on the Peninsula Township Zoning Ordinance DRAFT, Article 3 (Zoning Districts and Map) and Article 4 (Schedule of Regulations). Included is language in the Zoning Ordinance related to the legal water-side survey boundary of shoreline owners’ property – the Ordinary High Water Mark (OHWM).

One issue is whether the Ordinance should clearly state that for measurement purposes such as land divisions, PUD’s etc. requiring a fixed, definable property line, the OHWM be used rather than the “water’s edge,” a boundary which changes yearly, monthly and sometimes daily. This issue has been discussed recently in connection with a proposed land division of Township Supervisor Pete Correia.

For zoning purposes only, however, the Township could be given the ability to regulate usage of the variable amount of land between the OHWM and the “water’s edge,” for example in relation to the seasonal placement of boat hoists.

The second Planning Commission meeting at 7 p.m. will cover several important issues:

1. Preliminary Plat Review – The 81 Development Company, LLC (introduction, discussion and schedule public hearing). A public hearing for “The 81” was scheduled for the May 10, 2016 Township Board meeting; however, the developer’s attorney, Philip Settles, asked that the public hearing be held at a later date. Discussion took place regarding holding the hearing in a larger venue, able to hold more township residents. This was voted on and approved.

2. SUP #127 – Vineyard Ridge Planned Unit Development (introduction, discussion and schedule public hearing). This property is located in the southern portion of Peninsula Township between Center Road and Mathison Road, across the road from the Pelizzari Natural Area. The property is 27.87 acres with more than 90 vertical feet of elevation change, approximately 660 lineal feet of frontage on Center Road, and approximately 1,085 lineal feet of frontage on Mathison Road.

A letter to Peninsula Township dated June 13, 2016 from Mansfield Land Use Consultants, on behalf of developer Ken Schmidt, notes that Schmidt “intends to develop a residential neighborhood on the property that complements surrounding development while preserving much of the property as open space.”

The R-1C zoning district would allow up to 60 residential lots through a use-by-right subdivision plan. Schmidt is proposing to develop the property as a Planned Unit Development (PUD), in an effort to limit the “impact on neighboring properties, preserve open space, and provide a different product to the local real estate market.”

The PUD proposal is for a 47-unit single-family residential community, a 1-unit reduction in the allowable PUD density of 48 units. The plans include a common pool, patio area and would preserve 65 percent of the site as common open space.

3. Peninsula Township Zoning Ordinance DRAFT, Article 12 (Nonconforming Lots, Uses and Structures) and Article 14 (Administrative Procedures; in particular, the persons and governing bodies involved in administering the Zoning Ordinance, how they’re appointed, and their duties). (discussion)

4. Master Plan 5-Year Review (discussion and possible recommendation). Peninsula Township’s current Master Plan (2011) is available to read and download here. One of the ongoing issues is whether a complete review of the Master Plan should take place before making changes to the Zoning Ordinance, as these documents are intended to work in harmony with each other.

Thoughts? Sound off in the comments section below.