VBT Planners begin review of updated zoning ordinance

The Van Buren Township Planning Commission started a months-long project of reviewing proposed updates to the entire zoning ordinance.
At its regular meeting Oct. 12, the entire board was led through Articles 12, 13, and 14, which covered administrative procedures and organization and nonconformities.
Patrick Sloan of McKenna Associates led the way through the ordinance updates he had prepared.
He said on Oct. 17, 2014 a review was presented to the commission on what needed improvement.
Sloan said they looked at where the zoning ordinances have trouble and the new draft ordinances allow for links on line and allowed for changes of numbers.
He said the draft has more graphics and tables, which can lead to less text. He said the misplaced sections are now correctly placed and the legal references are updated.
He said the document has 14 Articles and what they covered that night was just three.
He said the commission subcommittee – made up of Commissioners Byron Kelley, Don Boynton, and Joan Franzoi — was very helpful during the review process.
Ron Akers, VBT director of planning and economic development, said the format will be easily accessible to use for staff and the public.
“We don’t have our zoning ordinance on line,” Akers said. “This will be a tremendous time saver.”
Akers said the staff is looking at revising procedures in the future as to the number of times it is necessary for developers to come to the planning commission.
Also, the staff is looking at ways to change the required bank letter of credit to performance bonds, as an option, if the planning commission is interested, Akers said.
“Is this the time to change the language?” asked Commission chairwoman Carol Thompson.
“That’s the intention right along,” said Deputy Director of planning and economic development Matthew Best. “It’s part of the whole process.”
“Any time before the public hearing,” said Sloan, noting they will have six meetings just reviewing the draft ordinance.
Sloan said it will be a policy decision by the township board on performance bonds.
“Over the next few months we’ll see what the township board wants to do,” Sloan said.
“History shows that performance bonds expired on a couple of projects in the past,” said vice chairman Boynton. “With you two guys, I’m sure that will never happen again. That’s why a letter of credit is preferred … We should not be put in a position where we hope the company will complete the project. Carol [Thompson] suggested a range, depending on the size of the project… That’s a good balance between the two.”
Akers said in regard to use variances, they haven’t found prior to 2006 that they were granted.
“Can we put use variances back in the Board of Zoning Appeals ordinance?” Akers asked.
Sloan said he has looked and never found a use variance granted.
Akers said he liked having the civil infractions put in as an enforcement tool, as Sloan has done in the draft. He said misdemeanors are effective, where they go to court and the township attorney has to be there. He said the civil infraction is like a traffic ticket. If you fight it, a magistrate can take care of it.
“It’s a great thing to have in our ordinances,” Akers said.
After the first review of the draft ordinances was over, Akers gave a report on a Country Walk architectural discussion with Gilbert builders.
He said the staff reviewed every proposed elevation. They will have brick to the middle on all four sides and they brought in samples of the bricks – all earth tones, like other homes in Country Walk.
Akers said the porches proposed are one foot shorter than others, but are somewhat consistent with those in the subdivision.
Akers said nothing in the ordinance talks about bumpouts for fire places and several approved plans showed bumpouts. Gilbert agreed to plant evergreen or arbor vitae to screen the bumpouts.
Also, vinyl over the garage is consistent with the rest of Country Walk, Akers said.