2013
Annual Report
Of the
Kochville Township Planning Commission
Kochville Township, Saginaw, Michigan
Planning Commission
Joel Kiss, Chairperson
Don Jackson, Vice Chair
Rhonda Ferrell, Secretary
Ron Robishaw
Tony Leuenberger
Russ Herlache
Joanne Cammin
Sarah Traxler, AICP, Director of Community Development
Tony Dier, Planning Assistant, Deputy Zoning Administrator
Bruce Palmer, Zoning & Codes Administrator
Prepared January 7, 2014
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 2013, as required by Public Act 33 of 2008, the Michigan Planning
Enabling Act and Public Act 110 of 2006, The Michigan Zoning Enabling Act.
The purpose of the annual report is to disseminate information of the operations of the Planning
Commission and department staff, which has occurred over the past year, to the Township Board and
the citizens of the Township. On that premise, this report provides a snap shot of development, and
other information for the Township Board and the community, to keep them apprised of economic
activity and other improvements that further the overall goals of the Township.
Kochville Township has experienced a continued increase in new development and business activity
in 2013 and it is ongoing to this date. New businesses have located in Kochville and the resulting
improvements and quality of development is propelling the township forward and creating an attractive
environment for even more substantial development. The DDA’s Cardinal Square beautification
efforts have stood out and have enhanced the entire commercial district which is shared with Saginaw
Charter Township.
Some outstanding commercial developments have added substantial appeal to the visual esthetics of
our Township including the unique façade of Cabela’s Outpost; Panera Bread; Cardinal View on
Pierce Rd; and the new Quality 10 GDX Theater complex which is nearing completion. There are
also several other projects which are currently in progress or in the design and approval stages which
and will be moving forward in the months ahead.
Each member of the Planning Commission is a member of this community; they are dedicated to their
task and are focused on bringing quality development to our township with the end goal of enhancing
the quality of life for all.
Joel Kiss
Chair
2
ECONOMIC DEVELOPMENT
CABELA’S OUTPOST – Cardinal Square got an attractive new business with the location of Cabela’s
latest new “outpost” in 2013, which, although had received approval and began development of the
new store in August of 2012,
held its grand opening on
February 14th, 2013.
The
building sports a very attractive
and unique façade which stands
out from other storefronts in the
area.
The
$4,000,000
development added 125 new
jobs in our township and is sure
to result in a positive spinoff of
associated economic activity
from visitors now shopping in
the Kochville and Saginaw
Township area. Cabela’s retails
sporting goods, hunting supplies
and equipment, among many
other products and is a
welcome development in Kochville Township.
WILDFIRE CREDIT UNION COMPLEX
A
large
addition
was
constructed in 2013 on the
Wildfire Credit Union complex
on Bay Rd.
The project
added 27,900 square feet to
the structure and is their
corporate headquarters for
the credit union. The 3-story
addition was a $7,900,000
development
and
was
completed in the fall of 2013.
It provided a very attractive
clean new look for the
building and added a new
drive-thru and associated site
improvements with additional
parking. A new 2,160 square foot cold storage building is also being built this year at the rear of the
property adding another $86,000.00 in commercial development to the property.
CARDINAL VIEW COMPLEX
The new Cardinal View strip mall is completed and is now leasing space. The project was envisioned
as a catalyst for new development along Pierce Rd., taking advantage of its prominent location to
attract and provide services to the student population who live on campus at Saginaw Valley State
University as well as for the residents of Kochville Township. The small strip mall offers food and other
services. It provides easy access and is within short walking distance of the living quarters on
campus. The new development is 15,500 square feet and is a $1,275,000 project.
3
Cardinal View – 2903 Pierce Rd.
QUALITY 10 GDX THEATERS – 3250 KABOBEL DR.
One of the more outstanding projects in Kochville Township is nearing completion. The Grand
Rapids-based Goodrich Quality Theaters corporation is planning a grand opening of its new Quality
10 GDX theater complex sometime in January or early February of 2014. The theater is unique to the
Saginaw area and will feature three “state of the art” GDX (giant digital experience) auditoriums, one
with 400 seats and a 70-foot-wide screen that's nearly four stories tall and provide its audience with a
unique viewing and entertainment experience with not only the large screen but an added touch with
motion-effects seats. Goodrich claims the screen is the largest north of Flint. The other two Giant
Digital Experience auditoriums at the Kochville complex are to have 56-foot-wide screens. All 10 of
the new theater's auditoriums are to feature wall-to-wall screens, stadium seating and high-back
seating with increased leg room, according to a Goodrich news release. The development will
replace the existing theaters, which will be torn down to make room for additional parking and site
landscaping improvements. The 48,347 square foot complex is a $12,000,000 investment in
Kochville Township and welcome addition to Cardinal Square.
4
Panera Bread – 2710 Tittabawassee
Panera Bread opened its doors in the
late fall of 2013, located on the
property of the prior Goodyear Tire
Company on the corner of Fashion
Square
Boulevard
and
Tittabawassee.
The structure is
almost 4,500 square feet and added
$1,100,000.00
in
commercial
development in Kochville Township.
Panera Bread operates 1,736
bakery-cafes locations in 45 states
and provides a variety of healthy
menu items. The building sports an
attractive façade and provides a
visual enhancement to the Cardinal
Square Tittabawassee corridor.
Up and coming developments…
2424 Tittabawassee – Taco Bell.
A new Taco Bell restaurant is in the planning stages and construction will begin sometime in the
spring of 2014. The existing building at 2424 Tittabawassee is slated for demolition and the new
store, as pictured below, will replace it. The new 2,635 square foot restaurant will provide seating for
66 people. Site improvements will add the traditional Cardinal Square elements and new
landscaping, including a new parking lot and drive-thru.
4300 Tittabawassee – Reimold Printing is currently under construction and will be opening its door
sometime in 2014. It is located to the rear of Andersen Eye Center off Cardinal Park Dr. Reimold
printing has served the Great Lakes Bay Region since 1972. They are a full service commercial
printing company. Services include digital and offset printing, direct mail, variable data printing,
imprinted promotional items, and more.
5
3311 Temple Court – Infrastructure improvements have been approved and have started for the new
Tri-City Hindu Temple complex that will be built on the site. Plans are currently in the review and
approval process although the developer was authorized to start infrastructure improvements to have
the site ready for the build sometime in 2014. The project will consist of 2 phases with the 1st phase
construction totaling 7,209 square feet and a second phase adding an additional 4,340 square feet for
a total of 11,549 square feet when completed.
Many commercial projects have taken place in Kochville over the course of the year resulting in a total
of $11,761,319 in development. While much of this activity was in brand new projects, many were
improvements and enhancements to existing businesses. This is positive for Kochville Township as it
shows that there is strong investment activity and existing businesses are improving and not
relocating elsewhere. While activity is down from 2012, when major expansion and development
projects broke ground, activity could be looked at over the 2 year time period as many projects were
approved and started but construction activity occurred well into 2013 to completion or near
completion. In this regard a total of $32,356,651.00 in commercial activity occurred in Kochville
Township during the last 2 year period.
BUILDING ACTIVITY REPORT SUMMARY - 2013
Values based on Computed Cost
COMMERCIAL DEVELOPMENT – Month to Month
January
156,000.00
February
75,000.00
March
68,750.00
April
750,000.00
May
8,608,224.00
June
1,196,500.00
July
211,680.00
August
142,265.00
September
10,000.00
October
12,000.00
November
90,900.00
December
440,000.00
Total Commercial – $11,761,319.00
RESIDENTIAL DEVELOPMENT – Month to Month
January
0.00
February
0.00
March
0.00
April
0.00
May
4,500.00
June
0.00
July
0.00
August
9,000.00
September
98,000.00
October
7,500.00
November
0.00
December
20,500.00
Total Residential – $139,500.00
TOTAL ECONOMIC DEVELOPMENT ACTIVITY: $11,900,819.00
6
Two Year Comparisons – Commercial development in Kochville Township was down from 2012, but,
as stated previously, many projects were ongoing and carried over into 2013. This comparison
accurately shows development activity based on the date a project was permitted, not necessarily
when construction began. Overall, the change in economic development activity is down by
$8,694,513.00 or 42% from 2012. Kochville is still experiencing rapid commercial growth which is
shared, in part, with Saginaw Township, as Saginaw County’s main commercial hub. Activity is on the
rise and the Township is well-suited for additional growth with plenty of available land for
development.
On the Residential side, 2012 showed $718,222.00 in construction activity, while dropping off
significantly in 2013, with $139,500.00 in construction. New home construction is fairly anemic but
residential improvements are occurring, although on a smaller scale.
7
The following numbers show actual permits issued during 2013 and asssociated Township fees
charged on those permits.
2013-Permits
# Permits Issued
Permit Fees
Commercial
20
$53,710.50
Residential
6
$1,054.00
Utility Permits
13
$276,994.00
Temp. Signs
76
$2,000.00
Mechanical Permits
36
$10,488.66
Electrical Permits
53
$8,971.56
Totals:
204
$353,218.72
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 is assisted by McKenna Associates for site plan reviews, where
substantial development may be proposed. They also recommend revisions when necessary to meet
the Township’s zoning ordinance and any overlay district requirements that may be in place. In
addition, Township staff may assist in additional review and administrative approvals where they may
be allowed. The following represents a snapshot of some of the activity that came before the
commission in 2013.
January 14th
Elections, received report on the new cold storage DPW building, comments on
PC Training.
February 11th
Text Amendment – water and Sanitary Sewer connection requirement for
commercial development, CIP recommendation to Township Board as
presented by committee.
March 11th
Site Plan review – Goodrich Quality Theatres, rescinded text amendments that
were passed in February due to confusing text.
April 8th
Referred appeal from Panera Bread to ZBA, reviewed revised text on
commercial sewer connections.
April 29th
(Special Meeting) Panera bread plan review.
May 13th
Discussion on Fast Finance site plan issues and upcoming training dates.
June 10th
Fast finance site plan waived in favor of administrative review and approval by
the zoning administrator. Discussion on Hamilton RV, Phase 2 of Cardinal
View and special by Hooters for outdoor entertainment.
July 8th
Discussion on a request from Hamilton Electric, zoning text amendments in
overlay districts, public hearing set, and presentation by Steve King creating a
University District with mixed use. Discussion on Hookah Lounge regarding late
night parties.
8
July 29th
(Special Meeting) Public hearing on text amendments and approval including
Outdoor sales, Standards for Overlay Districts and connections to public
utilities.
August 12th
Discussion reference the request by Hamilton Electric and Conditional rezoning
options. Discussion on Dubay’s Body Shop proposed site improvements.
September 9th
Public Hearing and discussion to rezone reference a proposal to construct a
new printing business behind Andersen Eye. Updates on Hamilton Electric
and Conditional Rezoning. Proposal to amend B-1 zoning to include print
shops and related uses and discussion to remove the 3000 sq. ft. limitation.
September 30th
Special meeting and Public Hearing. Approval to recommend text amendment
to B-1 District, uses by right, recommendation to Board to issue Special Use
Permit to Hamilton RV.
October 14th
Further review and recommendation on site plan revisions for Hamilton RV.
Reconsideration of changes and recommendation back to the Board for a
special use permit for Hamilton RV.
October 28th
Special Meeting and Public Hearing on Hamilton RV. Considered and
approved request for rezoning of a split zoned parcel belonging to Wildfire
Credit Union. Hamilton Electric site plan referred to Zoning Board of Appeals.
November 11th
Public Hearing – Conditional rezoning. Recommended approval to Board.
Discussion ref. a 144 unit apartment complex adjacent to Krossroad’s park.
December 9th
Site Plan review and approval of the new Taco Bell Restaurant at 2424
Tittabawassee Rd., Site Plan review and approval (with revisions) of the TriCity Hindu Temple on Temple Court.
Planning Commission Attendance
Representative
Meetings Attended
Chair – Joel Kiss
Vice Chair – Don Jackson
Secretary – Rhonda Ferrell
15 of 16
15 of 16
15 of 16 (Twp. Board Representative)
Ron Robishaw
Tony Leuenberger
Russ Herlache
Joanne Cammin
12 of 16
16 of 16
14 of 16
15 of 16
Ron Robishaw also serves as Zoning Board of Appeals Chair.
9
THE ZONING BOARD OF APPEALS
The Zoning Board of Appeals has 3 members and no alternate members. The ZBA meets a minimum
of 1 scheduled meeting each year and afterwards, only as needed. The ZBA handled several appeals
requests during 2013 and held 3 meetings, as follows.
April 29th
Election of Officers, Variance request, Panera bread, 2710 Tittabawassee Rd. for drive
access onto Tittabawassee Rd. Motion carried.
October 24th
Request for change in use (non-conforming) to less non-conforming by building a cold
storage barn on the property at Hamilton Electric, 3175 Pierce Rd. Motion carried.
Dec. 12th
Request for non-conforming land division by Gregory Lange at 4235 Kochville Rd.
Motion Carried.
ZBA Attendance
Representative
Meetings Attended
Chair – Ron Robishaw
Board Representative – Ed Thon
Secretary – Beverly Yanca
3 of 3
3 of 3
2 of 3
ZONING ADMINISTRATOR COMMENT
Over time, the State of Michigan Legislative body, as an ongoing process, adopts new laws and
makes revisions in existing laws that effect how a Township may enforce its zoning or regulate the
use of land. While the Zoning Enabling Act set a standard for communities to follow when adopting
zoning ordinance changes and carrying on the duties as allowed in the act, many times zoning has
lagged behind. Additionally, other State statutes, where the State law regulates, and local zoning and
local ordinance conflicts or contradicts, zoning and/or the ordinance becomes unenforceable, until
revisions are made. This is the case Kochville’s zoning and some general ordinances. The Planning
Commission and Township Board will need to address these issues to bring our ordinances in-line
with state law. It is the job of the zoning administrator and assisting planning staff to bring these
issues to light and present these to the Planning Commission and Board and make recommendations
for revisions when required when in the best interest of the Township. In the months ahead several
recommendations will be forthcoming to that end.
The Zoning Board of Appeals has no alternate members to serve which could pose a problem in
appeals where a 2 member panel is split on a decision. It is imperative that the Board should look at
and actively seek alternates in case of absences that could delay and add extra costs should an
appeal have to be cancelled and rescheduled.
COMMUNITY DEVELOPMENT – PLANNING STAFF COMMENT
In the past year, the Township has identified a few key planning-related issues that it wishes to
address. The most notable being the Future Land Use map and its relation to the Master Plan. While
Kochville’s Master Plan is still fairly new, having just recently been adopted in 2011, administration
and the Commission has found it necessary to revisit the document and revise portions of it. Working
with McKenna Associates, our planning consultant, the Township will update the Master Plan in
accordance with the Michigan Planning Enabling Act. In particular, there will be a focus on two
special planning areas; the area around Krossroads Park and the “University District” area located
adjacent to Saginaw Valley State University. This will tie in with the proposed update of the Future
Land Use map, which is intended to correct erroneous future zoning designations and instances of
split zoning. Kochville Township will also work with McKenna to update the Zoning Plan and develop
a complete Streets Plan, both of which are required by the MPEA.
10
PRESS RELEASE: UM-Dearborn’s iLabs’ eCities research recognizes Kochville
Township
for
developing
a
positive
entrepreneurial
climate
Kochville Township, Michigan, November 14, 2013 – Kochville Township has been
recognized for its work to foster entrepreneurial growth and economic development in the
annual eCities study conducted by researchers at iLabs, University of Michigan-Dearborn’s
Center for Innovation Research. Kochville Township was honored as a five star community
along with 51 other communities across the state listed as four- or five-star communities.
“We are a major commercial draw for the region. Tittabawassee Road, along the township’s
southern border, serves as one of Saginaw County’s major business arteries, carrying over
41,000 vehicles per day. Estimates find that customers may travel up to 100 miles and
come from as far north as Houghton Lake to shop in our community”.
Respectfully Submitted,
Bruce Palmer
Zoning & Codes Administrator
11