PLANNING COMMISSION MEETING

Tuesday, February 22, 2005

1. Call to Order: The regular meeting of the City of Fremont Planning Commission was held at City Hall in the Council Chambers on Tuesday, February 22, 2005. The meeting was called to order at 3:23 PM.

Present: Dale Hansen, Chair

David Byrne

John Frens

Robert Goscicki

Absent: Jack Butterick

Mike DeKuiper

Lon Vredeveld

Charles Whitman

City Officials Present: Richard Rought, Zoning Administrator

Chris Yonker, City Manager

Michele Ribant, Director of Neighborhood & Economic Development

2. Approval of Minutes: The minutes from the January 25, 2005 Planning Commission meeting were approved as submitted.

3. Site Plan Approval: Mr. Adam Bertram, architect from Economides Architects, LLC, introduced Lindsay Hager, Ted Caris and Bob Sullivan who were on the project team. He proceeded to present the site plan on behalf of the NCCS Center for Nonprofit Housing. Mr. Bertram indicated that the plan calls for a proposed twelve-unit townhouse development located along the southerly side of State Street on the vacant property westerly of the Peachtree Housing project. He indicated that the property was currently zoned for Multi-Family Residential and that the proposed townhouse development satisfies the requirements of the Zoning Ordinance.

Mr. Bertram indicated that the entire project would consist of four 2-story buildings with attached garages for a total of 40 units but that they are only seeking approval of Phase I at this time to build twelve of the townhouse units. He indicated that the additional 28 units would be built in Phase II. The units in Phase I would consist of front facades made of stone with vinyl siding and rear facades that would include covered porches. There would be a landscape buffer that will separate the industrial business to the west and the proposed housing development.

Mr. Frens inquired as to whom would be maintaining the development. Lindsay Hager, Director of the NCCS Center for Nonprofit Housing, indicated that NCCS would be responsible for making sure the development is properly maintained.

The question was posed as to whether there would be an on-site manager. One commissioner indicated that usually if there is an on-site manager, there is some kind of assurance that the property will be properly maintained. Mr. Hager explained that while there will not be an on-site manager, there will be a state approved property management company, Keystone Property Management, a local Fremont area business, responsible for managing the development.

Mr. Hager summarized that the rents will range from $290 to $487 per month and that the target market for the development is families with income ranges from $20,000 to $30,000 per year or families with incomes that are 40% - 60% of area median income. He indicated that anyone who qualifies is welcome to live there, but the intent is to provide housing for families, which is why the units have a mix of two and three bedrooms. He pointed out that there are no other three-bedroom apartments in the County.

A commissioner inquired as to when Phase II would take place. Mr. Hager indicated they will determine when Phase II will begin after they evaluate Phase I; he also said they want to update the market study before beginning Phase II.

Commissioner Frens moved to approve the site plan dated 2/11/05 for Phase I of the proposed Fremont Townhouse development as presented. Commissioner Byrne seconded the motion and it was approved.

4. Re-Zoning and Property Subdivision Request

Chair Hansen indicated that the Fremont Co-Operative Produce Company has purchased the property formerly owned by Webb Lumber Company at 502 West Main Street . He indicated that the

Co-Op would like to subdivide the property and rezone the easterly portion of the property from its current classification I-1 (Industrial) to a commercial zoning classification “ Business Highway ”.

Mr. Zeldenrust of the Fremont Co-Op indicated that they do not need the street frontage, so they have decided to sell off the easterly half of the property for commercial use. The Chair indicated that Section 22-4.27 of the City Zoning Code requires that all front yards be at least forty feet (40’) in width at the street right-of-way line. Section 19-11 of the Subdivision of Land Code requires at least one hundred ten feet (110’) along a major street right-of-way. He pointed out that these requirements are not consistent; therefore, staff consulted with the City Attorney.

Mr. Hansen indicated that the attorney’s opinion letter on the subject makes it clear that the Webb parcel must be split in such a manner to meet at least the 40-foot requirement set out in the various zoning provisions. It must also meet the major street frontage requirement of 110 feet unless this requirement can be altered by variance, amendment of the ordinance or other legal means after consideration by and approval of the City Council.

A commissioner asked what the Co-Op plans to do with the gravel road on the subject property connecting to Mulder Street . Mr. Zeldenrust indicated that the public could continue to use it. Another commissioner indicated that they would like to have some kind of assurance from the Co-Op that the public will have access to Mulder Street to ensure that the business located on Mulder Street are not land-locked. Mr. Rought displayed a layout of the site.

The Commission discussed whether other parcels to the east of the subject parcel should also be rezoned to commercial at the same time. The Commission was apprised that the Fremont Area Joint Comprehensive Development and Growth Management Plan calls for the future land use in the area, from the subject property eastward to Gerber Avenue , to be commercial. If this entire area was to be rezoned to “ Business Highway ”, the following properties would be affected: Tire Wholesalers, Auto Value and Crown Glass as well as the Co-Op property.

After much discussion, Commissioner Byrne moved to set a public hearing for next month’s Planning Commission meeting for the proposed re-zoning of the easterly portion of the subject property and all the properties located easterly to Gerber Avenue so that the entire area would then be zoned “ Business Highway ”. Motion was supported by Commissioner Goscicki and passed.

Commissioner Goscicki moved to recommend to the City Council that it grant a variance for the subject property from the frontage requirement stated in Section 19-11(d) of the Subdivision Ordinance so that the minimum frontage requirement on this parcel be reduced from 110 feet to 40 feet and to recommend that the City obtain the City Attorney’s advice as to the best way (e.g., public easement) to allow public access to Mulder Street on the westerly portion of the subject property. Commissioner Frens supported the motion, and it was passed.

5. Zoning Ordinance Re-write: Richard Rought informed the Commission that the City has received four responses to the Request for Proposals for the Zoning Ordinance re-write project. He explained that the Planning Consultant Selection Committee would interview all four firms on March 15, 2005. He informed the Committee that the time of the Selection Committee meeting has changed from 12:00 PM – 5:00 PM to 4:00 PM - 9:00 PM.

Mr. Rought reminded the Commission that the representatives from the Planning Commission on the Selection Committee are Dale Hansen, Chuck Whitman and Lon Vredeveld. He also explained that, as was recommended by the Planning Commission, a representative from the Fremont Area Joint Planning Committee, Chuck Witteveen, its Chair, would serve on the Selection Committee as well as Sheridan Township Supervisor Dave Lue.

6. Adjournment: The meeting adjourned at 4:25 PM.

Respectfully submitted,

Richard Rought

Zoning Administrator