Clark Twp. Planning Commission Allows RV/Condos at Campground
Cedarville RV Park Site Condominiums
Commissioners elected 6-1 to approve a motion by George Huff to grant the special land use to the Steinbachs. The Steinbachs requested the permit in November, but commissioners balked at voting on the issue because Clark Township's zoning ordinance does not specifically allow nor provide guidelines for such developments. Mr. Steinbach wants to create 58 permanent, sellable lots out of the campsites now offered at the park. To do so, he would have to create site condominiums, which are individual units that share common elements of a single development.
According to Clark Township zoning rules, condominiums are a special land use in the resort zone that encompasses Cedarville RV Park and Campground, so they are only allowed if the Planning Commission grants special permission. Permission to create condominiums is supposed to be contingent on meeting several stipulations required by the township's condominium ordinance, including meeting minimum setback requirements, a survey, and plans showing sites, utilities, street construction and maintenance, storm drainage and storm water management, and architectural plans for buildings.
Mr. Steinbach has maintained throughout hearings that his development does not need to meet all these requirements because the property will not have permanent buildings and will still be used as a campground. Residents will own lots on which they can park their campers, and will only stay May through early October, when Mr. Steinbach promises to shut off utilities.
Commissioners apparently agreed with Mr. Steinbach, voting in favor of the special land use with limited stipulations. Mr. Huff's motion allows the development as a "special land use," providing the Steinbachs file a master deed for the development, a survey, Department of Natural Resources campground permits, and a letter from the Clark Township Fire Department stating that it can safely access the park without the 66-foot easement required in condominium developments. The motion also limits the development to 58 sites, and requires the Steinbachs' house become part of the development's common property. Mr. Steinbach lacked the minimum lot frontage of 300 feet along the road to allow the development, so commissioners instead agreed to consider the property's waterfront as the frontage.
Commissioners also required "one tax bill" from the property, rather than individual tax bills for each site. Once the development becomes condominiums, the sites typically are treated as individual parcels with their own tax identification numbers, but Mr. Huff thought the task of taxing each parcel would be cumbersome for the township's assessing department.
Commissioners also forbid the creation of "dockominiums" at Cedarville RV Park. The term describes dock sites that are sold to people, giving them a permanent place to dock their boat and access to common areas on the mainland.
A subsequent motion by Dave Dunning to amend Mr. Huff's motion and impose stricter stipulations on the development died for lack of support. Mr. Dunning sought to impose setback requirements, and said Mr. Steinbach needed to obtain additional permission from the State of Michigan because he was planning modification and changes to a campground.
Commission Chair Jeff Davis said he thought the campground permit was the only state permit the Steinbachs needed, and confirmed with Mr. Steinbach that his permit was valid through the end of the year. Mr. Dunning argued that Mr. Steinbach needed a different permit for modifications, but Commissioner Mike Patrick said the Steinbachs already obtained construction permits.
Commissioners briefly argued over definitions, permits, and stipulations before Mr. Davis noted that Mr. Dunning's proposal never received support.
"If we pass this, we're blessing non-conforming uses here," Mr. Dunning said. "We're taking away the rights of neighbors, and we do have one objecting to this."
Mr. Dunning alluded to one letter of opposition to the project that commissioners received last week. He voted against allowing the special land use.
Commissioners opted against amending the zoning ordinance to add "recreational vehicle condominiums," despite advice from Rod Cortright, a Michigan State University Extension land use expert who met with commissioners Tuesday, April 5. An amendment would have made the development a legal land use according to Clark Township's zoning ordinance.
Early in the meeting, Chairman Jeff Davis suggested commissioners adopt an amendment, but Mr. Huff thought the process of amending the ordinance is unnecessary.
"Do we really need to add another special land use?" Mr. Huff asked. "Rather than create the process, which will be quite lengthy, to turn Cedarville RV Park into site condominiums, we should address it as an ownership issue instead of as a land use issue."
Tech-Optics Operation Approved for Hudson Hardware
Commissioners were more united in allowing a non-conforming use in the commercial zone of downtown Cedarville. Ron Hudson, on behalf of the Hudson family, sought permission to allow Tech-Optics to remanufacture toner cartridges at the former hardware store. The store closed in January after 55 years of business, and has been vacant since then. The Hudson family is seeking renters, but recently listed the building and adjacent family home for sale.
Tech-Optics is a Miami, Florida-based business owned by Todd Snyder, a seasonal Cedarville resident. He opened a branch of his business two years ago in Hessel, where workers rent space from Hessel Block. The business refurbishes toner cartridges for laser printers by repairing them and filling them with toner. The cartridges are tested, then packaged for delivery around the country. The company has national accounts, which are supplied by its production facilities in Florida and Hessel. Clients include hospitals, laboratories, convenience stores, and office supply chains.
The company has accumulated enough accounts to expand its Hessel operation, so managers are seeking another location to grow in. The operation could grow as large as 25 to 30 employees, Mr. Hudson said.
"Right now it's an option for us," said Steve Labinski, representing Tech-Optics at the April 12 meeting. "We're looking at other buildings, but we wanted to make sure the building is available."
Availability requires securing permission to move the Tech-Optics operation into the building if they decide to relocate in Cedarville. Clark Township's zoning ordinance does not allow cartridge remanufacturing in the commercial district.
Commissioners said the light industrial zone best accommodates the building's intended use, particularly since it won't have a retail area.
Chamber of Commerce President Tom Augugliaro, who was seated in the audience, endorsed the project on behalf of the Chamber.
"I think we should do everything we can to keep them," he said, noting the business employs a local workforce that shops locally. "I would hate to see them go somewhere else."
Local resident Esther Engle, also seated in the audience, opposed moving a light industrial operation into a downtown Cedarville building.
"I think you should allow the building to remain retail," she added.
Commissioner Mike Patrick said the business in Hessel is "pretty quiet," and several commissioners agreed that one can hardly tell the operation is in the Hessel Block building. Mr. Labinski said the loudest part of the remanufacturing operation is the use of an air compressor. He added that if Tech-Optics moves into the Hudson Hardware building, it would move before it became a 30 employee-operation. There simply isn't enough room in the hardware building for that size of an operation, he said.
"It seems to me to be a pretty harmless use," said Commissioner Dunning before making a motion to allow the use. Mr. Dunning stipulated that the special land use permit be only granted for Tech-Optics, and will expire if the company does not move to the Hudson Hardware building.
Master Plan and Zoning Ordinance Revision
In other news, Chairman Jeff Davis announced that the Planning Commission will seek funds to update its master plan and zoning ordinance. The process will cost up to $20,000, he said, but Michigan State University Extension Director Michelle Walk is helping him seek grant money "from outside sources," since Clark Township has not budgeted money for the work.
"It's obvious our ordinance is in dire need of revision, and I'm told the process will take nine months to a year," he said. "I've heard we then need to update about every 10 years."
He said Clark Township will probably hire a professional planner and possibly a municipal lawyer to assist with or lead the process.
