2016

Annual Report Of the

Kochville Township Planning Commission Kochville Township, Saginaw, Michigan

Planning Commission

Joel Kiss, Chairperson

Tony Leuenberger, Vice Chair Rhonda Ferrell, Secretary

Ron Robishaw Don Jackson

Russ Herlache Joanne Cammin

Bruce Palmer, Zoning Administrator, Building Official

Sarah Traxler, AICP, Planning Consultant

Prepared December, 2016

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About our Cover…

The Kochville Veterans Hall is featured on this year’s report cover. Kochville Township purchased the VFW Banquet Hall, Post 9809, at 3265 Kochville Road Hall in 2014 and the hall is now available for the public to rent for parties, weddings, and other events. The hall is 6,000 square feet with full kitchen and has a capacity for up to 300 people. The VFW Post also resides and uses the hall for their meetings and functions and the cover photo was taken after the vets added a beautiful flag display in preparation for the Veteran’s Day Holiday on November 11th. A testament to those that gave all, resides in a center landscaped area on a monument bearing the words…”Lest We Forget”.

Message from the Chair….

On behalf of the Kochville Township Planning Commission, I am pleased to present the Commission’s annual report for fiscal year 2016, as required by Public Act 33 of 2008, the Michigan Planning Enabling Act and Public Act 110 of 2006, The Michigan Zoning Enabling Act.

This report not only provides information regarding the operations of the Planning Commission during 2016, it provides a current look at development, completed during 2016, in progress development, and proposed development, with a little background of those businesses that are locating in Kochville Township. Economic development continues to show positive growth in Kochville increasing over the last couple years in both commercial and the residential areas. Kochville will soon be the home of the Great Lakes Rehabilitation Center, a 56,000 square foot nursing home facility, being phase 1 of a 4 phase project that will include an assisted living facility, a central office complex, and a pharmacy, as part of the Planned Unit Development that was approved in 2016. The Fashion Square Boulevard Expansion project was also completed in 2016 and is expected to open up more opportunity for quality development in the commercial district, to which it serves.

Joel Kiss Chair

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ECONOMIC DEVELOPMENT

DaVITA DIALYSIS, 5641 BAY RD. - DaVita Dialysis, a Fortune 500 company, completed their renovation of the old H-care building located on Ashley Lane just off Bay Rd. for a new dialysis center. The dialysis center opened for business in July of 2016. The development cost was listed at $875,000.00. DaVita has 2,251 outpatient dialysis centers located in the United States serving approximately 180,000 patients.

The new center was built to accept up to 12 patients at a time, although that number is expected to be less than that number.

MID-MICHIGAN HEART & VASCULAR, 5225 HAMPTON PL. – Mid-Michigan Heart and Vascular relocated from Hampton Place to a newly renovated building on the same street. The renovation of the building provides both a separate administration section and a patient procedure area. The $70,000.00 project was completed in 2016 and is now occupied.

ORAL SURGERY CENTER, 5150 FASHION SQUARE BLVD. – The long vacant State Farm Office building was purchased and entirely renovated inside for a new oral surgery center. They operate 8 different locations in Michigan and provide dental implants, and other dental procedures. The $400,000 project was completed in September of 2016 as is now open for business.

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JD BYRIDER, 6011 BAY RD. - JD ByRider opened its Kochville Township location in August 2016, at the corner of Kochville and Bay Roads. JD ByRider has 169 locations in 34 states and is the largest dealership network of its kind in the United States. It reports its sales volume exceeds 1.1 million cars annually. Graham Construction was the contractor on the job and broke ground in March and completed the $765,000.00 dealership in August.

GREAT LAKES REHAB CENTER, 4180 TITTABAWASSEE – What began as early discussions with Township officials in early April, evolved into a Planned Unit Development proposal that would develop 15.74 acres of land in the 4100 block of Tittabawassee road, and result in a multi-phased project that would bring a Nursing Home, an Assisted Living Care facility, a Central Office complex, and a Pharmacy to the area just west of Mackinaw Road. Comfort Care, as it was known, submitted initial site plans in early May. Final site drawings, after review by McKenna Associates (Township Planning Consultants), went to the full Planning Commission on August 8th, 2016. The Planning Commission approved to recommend the site plan and planned unit development proposal to the Township Board, as a special use. On August 15th, 2016, the Township Board considered and moved to approve Phase 1 of the project, which is now known as the Great Lakes Rehab Center. Mr. Hamza Sikander, principal of the new PUD described the nursing home as a “state of the art” facility. The 56,000 square foot structure is currently under construction and is expected to be completed in the summer of 2017.

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LOOKING FORWARD – COMING IN 2017

2017 looks like it is shaping up for some quality development in Kochville. The existing Frankenmuth Brewery building at 5417 Bay Rd. is going to become the new home for AT HOME DÉCOR, a home decorating superstore. The $1.75 million dollar superstore will occupy the 99,000 square foot building and is projected to open in the spring of 2017. In addition to the new retail store, site work will enhance the streetscape with brick pillars, wrought iron fencing and landscaping consistent with the Cardinal Square streetscape guidelines.

At Home allows customers to express their personal style with any budget by choosing from an expansive selection of more than 50,000 items— including seasonal and holiday décor, wall art and decorative accents, rugs, housewares, patio furniture and home furnishings. Employing an everyday low pricing model, At Home is dedicated to allowing customers to affordably decorate their home to their lifestyle.

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FUTURE HOME TO YEO & YEO…

5300 BAY ROAD – Construction permits were issued on November 7th, 2016 for a planned 2.5 Million dollar redevelopment to the former Davenport University. William Bronner & Son is the general contractor on the project, which is being completed in 2 phases. Administrative offices were relocated to the building after phase 1 was completed in October and phase 2, which includes a 12,000 square foot addition, is currently under construction. Anticipated completion of the entire project is projected for mid 2017. It is projected that up to 150 employees will be working out of the building when fully occupied. PROPOSED RETAIL AND RESTAURANT – 3300 TITTABAWASSEE RD. The Township has received conceptual site plans for a new Restaurant and Retail development that may occupy a vacant parcel in the 3300 block of Tittabawassee Road. The project is being engineered by Spicer Engineering and was reviewed during a pre-development meeting in December. Solid plans have yet to be presented and will require Planning Commission review before moving forward. TARGET STORES – 2772 TITTABAWASSEE RD. Target stores has submitted plans for developing a solar array that will be installed on the roof of the building and supply up to 300 Kw of energy for the store. The $480,000 project has been reviewed and is awaiting revisions before permits are issued. Target is also planning on installing new ground mounted signage which conforms to the sign ordinance, and making parking lot improvements in the spring of 2017.

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OTHER COMMERCIAL PROJECTS COMPLETED OR UNDER CONSTRUCTION NxSTAGE HOME DIALYSIS TRAINING CENTER, 5375 HAMPTON PL. – NxStage received their Certificate of Occupancy in October, 2016. The $205,000.00 renovation is a new home training center that will provide training for those wishing to have portable dialysis equipment located in their homes. COMFORT SUITES, 5180 FASHION SQUARE – Interior remodel - $50,000.00 LOCK TIGHT STORAGE, 6425 BAY RD. – New 6,000 square ft. storage building – $120,000.00 FAIRFIELD INN, 5200 FASHION SQUARE – Interior remodel - $250,000.00 BUILDING ACTIVITY IN 2016

Kochville Township experienced, what will become a major planned unit development (PUD) with multiple phases which will span several years to completion. This is a positive outlook for future economic development activity on the Tittabawassee corridor. 2016 ended a remarkable year in development, and 2017 will see those projects completed and new development which is yet being planned coming in front of the planning commission. The expansion of Fashion Square Blvd., provides opportunities for future growth north of the Walmart/Sam’s Club properties. The summary below provides a look at month to month values of commercial and residential activity during 2016. BUILDING ACTIVITY REPORT SUMMARY – 2016 (values based on computed cost)

January February March April May June

2,000.00 2,500.00 1,347,584.00 0.00 652,000.00 223,971.00

Total Commercial – $13,418,824.00

January February March April May June

0.00 553,296.00 0.00 15,000.00 9,080.00 235,625.00

Total Residential - $1,690,738.00 TOTAL ECONOMIC DEVELOPMENT ACTIVITY: $15,109,562.00

July August September October November December

216,000.00 0.00 260,780.00 6,333,989.00 2,503,000.00 1, 877,000.00

July August September October November December

442,635.00 412,602.00 0.00 5,000.00 17,500.00 0.00

COMMERCIAL DEVELOPMENT – Month to Month

RESIDENTIAL DEVELOPMENT – Month to Month

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Four Year Comparisons – The following chart shows a 4-year comparison of all activity that has taken place in Kochville Township. Kochville experienced a significant increase in activity in 2016 during the last 4 years. The chart below shows activity from 2013, through present. Development fell by 65% in 2014, rebounding slightly in 2015, and setting up 2016 as a record year for development here in Kochville. The numbers for 2016 are nothing short of astounding with development values at $15.1 million dollars.

On the Residential side, development more than tripled from $511,391.00 in 2015 to $1,690,738.00 in residential construction activity in 2016, with 6 new residential homes and other residential projects. The following numbers show actual permits issued during 2016 and asssociated Township fees charged on those permits.

2016-Permits # Permits Issued Permit Fees

Commercial 31 $110,282.13

Residential 26 $15,283.50

Plumbing Permits 27 $12,025.00

Mechanical Permits 51 $17,368.50

Electrical Permits 72 $22,939.00

Utility Permits 10 $124,362.00

Totals: 216 $302,260.13

BUSINESS LICENSING

Township ordinance requires annual business registrations. In 2016, records show 289 businesses in Kochville. Revenues from business licensing in 2016 were $7,250.00 with 17 businesses that are in default, meaning the business license renewal was never received either by leaving the township or failing to submit their renewals.

0.00

2,000,000.00

4,000,000.00

6,000,000.00

8,000,000.00

10,000,000.00

12,000,000.00

14,000,000.00

16,000,000.00

11,761,319

4,139,867

5,567,469

15,109,562

4-YEAR COMPARISON

2013 2014 2015 2016

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THE PLANNING COMMISSION

The Planning Commission is one the Township’s most active official bodies. It is charged with considering, recommending and approving just about all commercial activity that occurs in Kochville Township. The Planning Commission was assisted by McKenna Associates in 2016 for site plan reviews, where substantial development may be proposed. Administrative reviews of smaller projects where the Planning Commission may not need to become involved are completed by the Community Development Department, such as interior remodels and minor site improvements. The following represents a snapshot of some of the activity that came before the commission in 2016.

January 11th Elections, presentations on Multi-family zoning amendments by Sarah Traxler,

Sign Review Board.

February 8th Rezoning for 2690 Kochville Rd. from R1-A to B-1. Ms. Sarah Traxler, McKenna Associates, passed out the draft of the Multi-family revisions, discussion and time line for adoption.

February 29rd Ms. Sarah Traxler, McKenna Associates ref the multi-family amendments. 2 sign appeals coming for March.

March 14th Sign Board of Appeals – Public Hearing - Sherwin Williams and Tractor Supply

Company. Tractor Supply postponed until April. Additional discussion on Multi-family revisions.

April 11th Bruce Palmer: Zoning Administrator, presented appeal of Tractor Supply Company ref. the front sign. Deliberations – denied. Public hearing – Multi- family revisions. Site plan approval for Prairie Farms, Multi-family was recommended for approval, moves to the Township Board.

May 23rd Sign Board of Appeals – Public Hearing - Costa Land Company on behalf of Bay Valley Shopping Center. A sign ordinance committee was approved to review the sign ordinance regarding shopping centers and court rulings. Annual Report review.

June 13th Sign Board of Appeals – Public Hearing - Meijer’s and Saginaw Square appeals. Yeo & Yeo site plan administrative review and report to the Planning Commission. Approved.

July 13th Cancelled.

August 8th Site Plan Review – Public Hearing for Special Land Use – 4100 Blk. Tittabawassee, for a Planned Unit Development. Great Lakes Rehab Center. Site Plan Approved. Disussion ref. sign ordinance review by the committee.

September 12th Site Plan Approval – Garber Nisson for a Jeep demonstration track – Approved.

Review of the revised sign ordinance – approved to present to the board for

adoption.

October 10th Cancelled.

November 14th Tony Leuenberger announced his resignation from the Planning Commission due to his job. Sarah Traxler of McKenna and Associates presented Planning Commission training regarding changes in the Medical Marijuana law and driver-less vehicles.

December 12th Cancelled.

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Planning Commission Attendance

Representative Meetings Attended

Chair – Joel Kiss 11 of 11 Vice Chair – Tony Leuenberger 10 of 11 Secretary – Rhonda Ferrell 11 of 11 (Twp. Board Representative) Ron Robishaw 8 of 11 Don Jackson 9 of 11 Russ Herlache 8 of 11 Joanne Cammin 10 of 11 Ron Robishaw also serves as Zoning Board of Appeals Chair.

THE ZONING BOARD OF APPEALS

The Zoning Board of Appeals has 3 members and one new alternate member. Mr. Lynn Kauer being the alternate in 2016. The ZBA meets a minimum of 1 scheduled meeting each year and afterwards, only as needed. The ZBA handled 1 request on April 28th for an interpretation during 2016, as follows.

February 18th Election of Officers, no further business.

April 28th ZBA Meeting and Public Hearing – Request for Interpretation of the zoning district boundaries as a result of the new extension of Fashion Square Blvd. ZBA agreed that district boundaries should follow and be adjusted to follow the new road when it is constructed.

ZBA Attendance

Representative Meetings Attended

Chair – Ron Robishaw 2 of 2 Board Representative – Ed Thon 2 of 2 Secretary – Beverly Yanca 2 of 2

Lynn Kauer – Alternate 2 of 2

Fashion Square Boulevard – The new extension of Fashion Square Blvd. is finished and the Grand Opening of the new road was in December. The extension opened new road frontage to the 55 acre parcel which also fronts Bay Rd. and provide opportunity for additional development in what is considered Kochville’s prime commercial area and the B-3 General Intensive Commercial District. Fashion Square Blvd. is in the process of a name change as of the time of this report and hearings are scheduled.

COMMUNITY DEVELOPMENT In the past year, McKenna and Associates worked with the Planning Commission and recommended adoption of some notable changes to the Township’s Zoning Ordinance regarding Multi-Family developments. The Sign Ordinance was once again revised to adhere to a ruling by the United States Supreme Court which stated that ordinances that were “content specific” were in violation of the 1st Amendment. As a result, most communities are affected and ordinances must be brought into compliance. The sign review committee, comprised of Bruce Palmer, Community Development, Ed Thon, Board member, Don Jackson and Ron Robishaw, Planning Commission, reviewed

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recommended the changes and the revised ordinance then went to the Board for adoption on December 19th, and was subsequently adopted. The increase in economic development activity during 2016 is a significant indicator that is being looked at by the township in terms of the Township’s existing infrastructure and its ability to handle the increase in demand to its systems. A study of the system is currently ongoing. The area known as Cardinal Park, in the 4100 block of Tittabawassee road, is evolving into a senior care planned unit development area with possible additional phases to the existing proposed 4-phase project, as development progresses over the next 3 years. The need for traffic control at the corner of Kochville and Bay roads is becoming more and more of a pressing issue. Recent development and the new extension of Fashion Square Blvd. to Kochville road only adds to the traffic volumes and the township is attempting to alleviate the backups and waiting times at the intersection and the overall safety of motorists there. On the pedestrian side, the DDA has partnered with the Township and the business community to install connector sidewalks consistent with the existing sidewalks already in place along the Tittabawassee and Bay Rd corridors. The township wants to have a sidewalk plan in place that will eliminate the “dead-ends” of its existing sidewalks to provide an accessible sidewalk infrastructure. The Community Development Department is taking an active role to promote quality development and long lasting opportunities with our business partners and developers and maintain our township as a great place to live, shop and do business.

Respectfully Submitted,

Bruce Palmer Zoning & Codes Administrator Community Development Department Kochville Township