VBT Planners delay action on RM-Multiple zoning amendments

Zoning amendments that would open the door to Scott Jones’ planned single-family detached condos on small, lakeside lots was again delayed by the Van Buren Township Planning Commission at its Aug. 12 meeting via Zoom.
In early 2019, the township received a request from Jones to rezone a 13.6-acre parcel at 41620 E. Huron River Dr. from R-1C to RM zoning designation. He was seeking the rezoning to be able to construct these homes at a higher density than is allowed under the R1-C zoning district.
The R1-C Zoning district allows for the construction of single family homes at 5 dwelling units per acre. Jones wants to have a density of 6-7 units per acre.
After consideration, the township amended the Master Plan to change the zoning on the site from R-1C to RM with limitations. This would allow the required density for his development and protect against any other potential uses allowed in the RM district which may not fit in this area, such as apartment complexes.
The next step is to amend the zoning ordinance. This change would not just benefit the applicant, but would also make some homes in the township into legal conforming structures, said Vidya Krishnan, planning consultant from McKenna Associates.
Krishnan presented the planning commission with two options:
• Low-range density of 6.05 units per acre with 7,200-square-foot lot size, 60’ minimum lot width, and a side yard of 10 feet; or
• High-range density of 6.91 units per acre, with 6,300-square-foot lot size, 45’ minimum lot width, and side yard of 5’.
During a discussion of the proposed zoning changes at the July 8 meeting, the planning commission asked staff to investigate density and frontage standards used in comparable projects and to explore lands currently zoned or planned for multiple-family residential land use in the township.
At the Aug. 12 meeting, the commission was presented with details of Cherry Hill Village in Canton (338 acres approved for 1,900 residential units and neighborhoods with density from 12 per acre to 4 per acre) and the condos on North Liberty Street in the City of Belleville (10 dwelling units on about 1.5 acres with density of about 6.7 units per acre).
Planning and Economic Development Director Dan Power presented information on other places in the township that might benefit from this zoning change.
He said 505 acres in the township are currently zoned RM and 181 of those acres are undeveloped. Less the utilities and the Harbor Pointe golf club, there are 112 acres left for multiple development. Later it was learned most of those are in small parcels of about 13 acres each.
He said for Jones’ project, they have to take the Belleville Lake Shore zoning standards into consideration. The project would be in the BLB portion of the zoning for the shoreline.
Director Power said the only action he was seeking was the setting of a public hearing on the zoning changes.
But, the commissioners had more questions and asked staff to come up with the answers. Krishnan said they wouldn’t be able to get the answers by the Aug. 26 meeting packet deadline, so it will be ready at the meeting after next, Sept. 9.
No public hearing was set.
Commission chairperson Carol Thompson said she wasn’t in favor of 7 units per acre throughout the development and “sometimes it could be just what fits.” She’d like to see it work so there’s flexibility. Also she prefers garages not in front and doesn’t like backyards facing main roads. She also would like to know if there are market trends for smaller residential units.
“McMansions were very popular in Canton,” Thompson said. “Not so now. We should encourage building things that will sell.”
Director of Public Service Matt Best said the zoning changes being sought are not specific to the Jones’ development, but how a change would affect the township.
“We already made a change to the Master Plan,” Director Best said. “We need to be cautious about talking about specific projects.”
Best talked about the timing. “I want to get it right, but we need to provide the planning commission with information and guidance, as soon as possible.”
Director Best said they have to be responsive to move this forward and any ideas on the zoning change should be sent to the planning department.
“I would like as complete a report as possible for you,” Best said to the commission.