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Arvon Township Planning Commission Quarterly Meeting Minutes

Thursday, July 10, 2025 at 6 PM

Call to Order:

Roll Call:       All present

Nancy Strohschein (Chair)

Joe Bollech

Bob Janda (Township Board Rep)

Jay Loman (Zoning Board of Appeals Chair)

Donna Preston

John Salisbury

Recognition of visitors:  Jay Fish, Kathy Salisbury, Whitey Soli

Pledge of Allegiance: Done

Comments on agenda: None

Approval of agenda: Motion:  Bob, Second:  Jay.  Agenda approved.

Approval of minutes from Special meeting on May 8, 2025:  Motion: Bob, Second: Jay.  Minutes approved.

Public comments:  Whitey Soli expressed his concern that our Zoning Ordinance has many unnecessary things in it that are not related to health, welfare and safety. 

Chairman Comments:

1. Nancy reviewed the notes from the Monday 7/7 Board Meeting.
2. PC Member terms:
   1. Joe Bollech – 1 Year, expires June 2025.  Willing to serve another year but prefers a replacement.  Joe will get with Lisa Marinch, Township Clerk, to renew his term.
   1. Bob Janda – per term on township board
   1. Jay Loman – 10/2024, 3 years, expires 10/2027
   1. Donna Preston – 10/03/2022, 3 years, expires /10/03/2025.  Donna is willing to serve an additional term.
   1. John Salsbury – October 2024, 3 years, expires October 2027
   1. Nancy Strohschein – August 2024, 3 years, expires August 2027

Old Business:

1. Planning commission comments/concerns:  None stated.
2. Bob Janda:  Report from Township Board Rep:  Nothing to report.
3. Jay Loman:  Report from Zoning Board of Appeals – Jay reported that Lee Probst modified his build plans after the ZBA upheld the denied zoning application. 
4. Buddy Sweeney:  Report from Zoning Administrator.  A report of recent applications was presented via email.  They are listed on page 3 of this document.  Suggested changes to our Ordinance will be discussed in New Business.
5. Review of accomplishments with 2025 Quarterly Meetings:
   1. Review Master Plan – April 2025.  No changes are significant to need an update to the plan.
   1. Review Recreation Plan – July 2025.  We should update the plan with accomplishments in 2024 and 2025.  This information needs to come from the Recreation Committee.
6. Tracking Zoning Ordinance APPROVED Changes (PC has discussed and agrees)
   1. Change 1:  Use of campers on property for occasional use
   1. Change 2:  Minimum acreage for Forest Resource.  Should be 10, not 40

New Business:

1. Review possible ZO changes.  See information attached to this document.
   1. Add “from high water mark” in section 404?  YES, this should be changed in the ZO as Change 3.  We need a definition of “high water mark”. It was suggested to use “ordinary high water mark” for clarification.  This needs more study at the October meeting.
   1. Consider changing water setbacks – Move to October agenda
   1. Page 38 “Section 602” typo – Approved to fix this typo.  Make Change 4.
   1. Page 85/86.  Should we have height min and max for residential? – Revisit this at the October meeting.  More discussion is needed.
2. Review process for Special Meeting and approval of Liimatainen Rd dome resort.  Nancy reviewed the process we used to complete this request.  We agreed that it went smoothly, everyone who wished to speak was heard, and the outcome was fair.  We did follow the correct process as far as notification, documentation and communication.  Nancy discussed the option to set a performance bond for the applicant, as this was suggested by our Township attorney.
3. Review of Recreation Plan for updates.   The plan is very good as it is and no major changes are needed.
   1. Change 1:  Donna suggested that we remove the proposed plan for a kayak launch at the property on Witz Rd since it is a non-viable project.  Everyone agreed.
   1. Change 2:  The Recreation Committee needs to write up what was done in 2024 and 2025 so it can be included in the plan.  Jay Fish is going to talk with Scott Lloyd about this and will get back to us.
4. Plan PC education for October meeting.  It was decided that each member will read Part 7 of the green book in preparation for the October meeting.  This includes pages 201 through 249.

Topics for Next Meeting:

1. PC Education discussion on Part 7
2. Review Zoning Ordinance
3. Set 2026 meeting dates

Upcoming meetings:

• October 9, 2025

Adjourn:    7:15 PM

Information from Zoning Administrator July 7, 2025:

Zoning Report

A25-001  Lee Luft   Off St.Cyr rd.      22X30 cabin

A25-002  Mark Buzenski   Lakewood Dr.    32 X84 Home

A25-003  Sue Hoban Pt. Abbaye Rd.   16 X 14 cabin

A25-004  Ted Bocek   Liimatainen Rd.  20 X 20 cabin

A25-005  Lee Prost   Witz rd.  34X 49 garage   ( ZBA Ruling)

A25-006  Dave Goodreau   Bayview Dr.   16 X24  Sauna/ storage

A25-007  Brian Rule   Pine Beach Dr.     14 X50 cabin  ( EGLE Flood Plain ruling) 

Water Setbacks

Portage Twp:

Chassell Twp:

Eagle Harbor Township:

Powell Township:

Roll Call: All members present
Nancy Strohschein (Chair)
Joe Bollech
Bob Janda (Township Board Rep)

Jay Loman (Zoning Board of Appeals Chair)
Donna Preston
John Salisbury

This is a Special Meeting of the Arvon Township Planning Commission, which includes a Public Hearing, organized to consider the application for a special use permit for Four Winds Property and Rodrigo and Beth Oyarzun to erect geodesic domes on their properties on Point Abbaye to be used as short-term rentals.
Recognition of visitors: 21 community members signed in on the attendance log. Of these, 2 indicated they wanted to address the Commission and/or Applicant.
Pledge of Allegiance: Done
Comments on agenda: Nancy Strohschein described the activities for each item on the agenda. No comments were made on agenda business.
Approval of agenda: Motion: Bob Janda, Second: John Salisbury. All approved. Agenda approved.
Approval of minutes from April 10, 2025 Planning Commission Quarterly meeting: Motion: Bob Janda,
Second: John Salisbury. All approved. Minutes approved.
Public comments: None at this time.

1. Purpose of special meeting and public hearing
   Nancy Strohschein reviewed the purpose of the meeting and public hearing. The Planning Commission (PC) is considering an application for a special use on two lots on Liimatainen Road, which are owned by Rodrigo and Beth Oyarzun or Four Winds Properties, LLC. Because there are 2 separate lots with different owners, and the status of some of the documentation differs between the lots, each lot will be considered separately
   for purposes of this hearing.

• Lot 11R is noted as Unit 1 by the owners. This lot will be tracked as application 2025-01.
• Lot 10R is noted as Unit 2 by the owners. This lot will be tracked as application 2025-02.
  Action on the applications is not guaranteed at this meeting. The PC may approve one or both applications as presented, may reject one or both applications as presented, may ask for further information and delay a decision tonight, or may approve one or both applications with conditions. Any decision made will be made based on Arvon Township’s Zoning Ordinance, which was adopted in December, 2024. Of note in this ordinance for decision making are these specific articles:
• Article 2 Definitions.
  o Short Term Rental
  o Geodesic Dome
  o RR District
  o Resort
• Article 5 Recreational Residential (RR) District

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• Article 10 Schedule of Regulations
• Article 11 Uses Subject to Special Considerations
  o 1102 Basis of Determinations

The Chairperson stated that the application is for building a geodesic dome on each of 2 lots, each to be used as a short-term rental (STR). The decision will be made on criteria for the dome and STR. Any future plans the owners may have are not part of this application and determination.

2. Review of application by property owners Rodrigo Oyarzun was present with copies of his applications, survey, geodesic dome specifics and correspondence with the Western UP Health Department (WUPHD) from 2022. This information was received by the PC Chairperson on May 7, 2025 at 10:36 PM and send to the PC members on May 8, the
   day of this hearing, at noon. Rodrigo was advised that the PC did not have enough time to thoroughly review the new applications prior to the meeting. The PC used applications submitted on April 21 to prepare for the hearing. Rodrigo reviewed the changes in the application since the meeting he attended on April 10, 2025 for his first presentation. The main changes are:

• Both lots will now be set up with a septic field instead of a vaulted privy. Permission for this on lot 10R was granted by WUPHD in 2022 and needs to be updated this year before construction. Lot 11R has not been evaluated by WUPHD and this will need to be done.
• Rodrigo has decided to go with a different manufacturer for the geodesic domes. The new company is Pacific Domes from Ashland, Oregon.
• Rodrigo read his written comments on the Basis of Determinations, General Standards, in section 1102 of the Zoning Ordinance, which was included in the updated application.

2. Questions on applications and plans from members of the public
   The Public Hearing portion of the meeting was opened at 6:25 PM. Pat Janik and Nancy Kurkowski signed in indicating they would like to address the PC and applicant. Other community members also asked questions and made comments. The Public Hearing portion of the meeting was concluded at 7:10 PM. Pat Janik, Resident of Vicks Rd:
3. Why does the marketing done on the website and Facebook not match the current request?
   RO: He worked with a marketing/website developer and it just went a little bigger than he planned. This was not his intent.
4. Residents of Vicks Rd do not want to connect to Liimatainen Rd.
   RO: Agrees. He does not want traffic on his road either.
5. Will there be ATV trails?
   RO: No plans for ATV trails so the parcels are kept peaceful and quiet.
6. Are there limits on the number of people allowed in each rental?
   RO: Yes, per number of beds.
7. Will there be curfews for quiet times?
   RO: No. He does not plan to enforce curfews but expects noise from fireworks and music to be to a minimum.
8. Are there any restrictions on the deed and land contract for the property purchased from Faulks as to clear cutting, campgrounds and cabin rentals?
   RO: Not aware of any restrictions but he does not plan to clearcut. Other community members present state there are no restrictions on other parcels sold by Faulks.

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7. Are there currently investor partners?
   RO: Not at this time but it is possible in the future.
8. The marketing asks for membership fees and deposits. How are these being used? Will they be refunded if the reservations cannot be kept due to delays in building?
   RO: Yes, there will be full refunds for reservations if reservations cannot be met. The membership fees were part of the marketing to see if there would be interest. The “pre-sale” membership fees help finance the work and were used to gauge interest in the idea.
9. Will there be a host on site 24/7 when there are guests?
   RO: Yes
10. Concerns about insurance and fire/rescue services
    RO: Acknowledged
11. Concerns about success of a floating dock
    RO: Acknowledged
12. Concerns about helipad.
    RO: There will be no helipad
    Nancy Kurkowski, Resident of Vicks Rd:
13. Nancy has a copy of the land contract and asked to clarify who is on it. Stated it’s jointly owned with wife Beth.
    RO: LLC formed in 2022 with himself and wife
14. Has Rod done a business like this before?
    RO: No experience with STR, hospitality or land development of this kind. Has been a business owner for many years.
15. If the project is unsuccessful, will you stay here in the area?
    RO: Yes
    Other community members present asked questions and made statements.
16. Looking for honestly in this process.
    RO: Absolutely yes.
17. Concerns about emergency access via the private road
18. Will this start small and controlled then grow into condos like Mount Bohemia?
    RO: No plans to add condos
19. Cautions about starting with grand ideas then stopping without completion.
20. Is Rod living on the property now?
    RO: No
21. When will you break even on investment?
    RO: 1 year
22. Are there wells installed yet?
    RO: No
23. There are about 15 property owners between Point Abbaye Rd and Rod’s property. Does Rod have easements to improve the road?
    RO: No
24. What company are you using for the domes?
    RO: Pacific Domes
25. Will pets be permitted?
    RO: Not sure. Working individually with visitors on this.

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4. Questions on application and plans from Planning Commission members
   Donna Preston: Be aware of winter load restrictions and access for EMS. Guests may need to have a waiver for some items due to the remote location. Rod stated he has Starlink. Will domes need to have snow removed in the winter? If so, how will this be done. Rod stated he does not yet have a plan for this.
   Bob Janda: Asked Zoning Administrator, Buddy Sweeney, if he was OK with this proposal. Buddy said yes, he is.
   Jay Loman: Be sure the observation tower is under the tree line. Rod stated he does not have firm plans for this yet.
   Joe Bollech: Suggest Rod see about having one septic mound system for both lots. This will be up to WUPHD.
   John Salisbury: Confirmed that Rod will be living at the property 24/7 when there are guests. Suggested having one shared well instead of 2.
   Nancy Strohschein:

• How will laundry be done? RO: In town at the laundry mat.
• Do you have a project manager to organize all the moving parts? RO: No
• The lots are being purchased on land contract. Are you up to date on your property taxes?
  RO: No. He is behind on taxes and land contract payments.
• Do you have a contractor for land clearing and building the decks needed for the domes?
  RO: No. He will be using Debbie Haataja for excavation and septic field and Emblad for
  wood material. He does not have a contractor for the decks.
• Reminder that there are guidelines for signs in the Zoning Ordinance

4. Planning Commission discussion
   Nancy led the discussion of the Planning Commission to summarize what was learned and make sure all questions were answered.
   Nancy stated that per a conversation with the township attorney, and based on our Zoning
   Ordinance, we can ask for a performance guarantee bond from the applicant. This would provide money for the township to recover damages or clean up the site if the owner does not appropriately complete the project. Nancy suggested that an appropriate amount for each site would be $30,000 to $40,000.
   The conditions for such bond would be:

• Project completion within 12 months of application approval. Project competition determined by final Certificate of Occupancy.
• Proper construction of septic fields and placements of wells per WUPHD permits. Conforming to all heath department requirements.
• Property taxes are paid in full, including for the year of completion.
• Geodesic dome manufacturer warrants that the structures have snow load and wind ratings appropriate for the area.
• Properties conform to all relevant requirements for Short Term Rentals in Arvon Township,
  which are detailed in the Ordinance.
  There were no further questions.

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6. Action item: Planning Commission to determine next steps, which could be approval,
   denial or postpone decision. The options for action are:
   a. Approve the application as presented with no conditions. The motion must state why it is
   being approved, referencing any pertinent items in the ZO.
   b. Deny the application as presented. Appeal from property owners would be to the Zoning
   Board of Appeals (ZBA).
   c. Approve one application, for one lot only, but not the other. Motion and vote needed.
   d. Approve one or both applications with conditions. Motion and vote needed.
   e. Postpone the decision to gather more info. No motion is needed since no action is being
   taken. Ask property owners for specific info to provide. Must be very specific with what is
   being asked. This option can/should be combined with the performance guarantee option.
   f. Require a performance guarantee per ZO Article 11. See below – No motion is needed. The list of items to be included in the guarantee must be specific. The amount of bond will be stated at this meeting. This option can/should be combined with the postpone option.
   Motion: Approve both applications with condition of full compliance with Health Department requirements. Motion made: Jay Loman Motion seconded: Nancy Strohschein
   Discussion: Nancy suggested we add the performance guarantee bond per the above requirements. The motion was not amended and stands for vote as made.
   Voice Vote:

• Joe Bollech: Yes
• Bob Janda: Yes
• Jay Loman: Yes
• Donna Preston: Yes
• John Salisburuy: Yes
• Nancy Strohschein: No
  Motion approved

6. Next steps
   This matter is resolved and the applicant may begin his project.
7. Adjourn
   Meeting adjourned at 7:30 PM

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Thursday, April 10, 2025 at 6 PM

Call to Order:
Roll Call:
✓ Nancy Strohschein (Chair)
✓ Joe Bollech
✓ Bob Janda (Township Board Rep)
✓ John Salisbury
o Jay Loman (Zoning Board of Appeals Chair) – Absent with notice
o Donna Preston – Absent with notice
Recognition of visitors: 30 individuals signed in for the meeting. Buddy Sweeney, Zoning Administrator was present.
Pledge of Allegiance: Recited
Comments on agenda: None
Approval of agenda: Motion: Bob Janda, Second: Joe Bollech. Approved
Approval of minutes from January 9, 2025 quarterly meeting: Motion: Bob Janda, Second: John Salisbury. Approved
Public comments: Chairman Nancy Strohschein explained that this is the regular quarterly meeting of the Arvon Township Planning Commission (PC) and regular business would be performed. Rodrigo and Beth Oyarzun are present to provide information to the Planning Commission and the public on their plans for developing a resort on Point Abbaye. At this meeting, there will be questions asked by the PC but not from the public. A future public hearing will be scheduled to allow the public to ask questions. No public comments at this time.
Presentation:
Rodrigo and Beth Oyarzun from Four Winds Lodge presented their proposed plans for a resort on Pointe Abbaye. The PC members received printed materials

1. Introductory letter with information on the Phase 1 (Immediate Plan) and Phase 2 (Long-Term Plan)
2. Certificate of Survey of the property from 2000
3. A site plan listing 6 lots and proposed placement of geodesic dome, well, privy, sauna and hot tub
4. Schematics from FDOMES for a proposed 22+ ft dome with square footage of 397.5. This document included cross-sections showing a bathroom and kitchen in the dome, multiple elevations and deck structural design.
5. Satellite images of the properties with adjacent property owner names included
6. Seven pages of correspondence and site evaluations from Western UP Health Department from 2022.
7. A soil map image from USDA Natural Resources Conservation Service from 2022.
   Rodrigo showed images of the lots currently and a video if how it could look in the future. He fielded several questions on the current state of the project, the marketing website currently in use, the public interest in this type of resort and his dedication to conservation.
   After the presentation, Rodrigo and Beth took time outside the Fire Hall location to talk with the public and answer further questions.

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Chairman Comments:

1. Notes from Monday 4/7 Board Meeting – Nancy reviewed the information from the 4/7/2025 Township Board Meeting that is relevant to the PC.
2. PC Member terms
   a. Joe Bollech – 1 Year, expires June 2025
   b. Bob Janda – per term on township board
   c. Jay Loman – 10/2024, 3 years, expires 10/2027
   d. Donna Preston – 10/03/2022, 3 years, expires /10/03/2025
   e. John Salsbury – October 2024, 3 years, expires October 2027
   f. Nancy Strohschein – August, 2024, 3 years, expires August 2027

Old Business:

1. Planning commission comments/concerns – None
2. Bob Janda: Report from Township Board Rep – None
3. Jay Loman: Report from Zoning Board of Appeals – Jay was not present to give an update
4. Buddy Sweeney: Report from Zoning Administrator – Buddy stated there are a couple issues in the township that may need Zoning Board of Appeals (ZBA) involvement. We have non-confirming lots and a request to put up buildings without the required lot line setbacks. Buddy is working with the property owners on a resolution within the Zoning Ordinance. The ZBA will need to consider the issue of accessory structures too close to the lake shore on Skanee Rd. Nancy will contact Jay Loman and inform him that he needs to convene a meeting of the ZBA on this matter.
5. Plans for 2025 Quarterly Meetings:
   o Review Master Plan – April 2025
   o Review Recreation Plan – July 2025
   o Track any changes needed
6. Tracking Zoning Ordinance Changes – We have only one change to the ZO needed at this time. We will wait to see if other changes need to be made before making any updates.
   o Change 1: Use of campers on property for occasional use.

New Business:

1. Proposal from Four Winds Property LLC for resort on Pointe Abbaye – The PC set a date for the Public Hearing on Thursday, May 8, 2025 at 6 PM at the Fire Hall.
2. Minimum acreage for Forest Resource in Ordinance – Members reviewed the information
   provided on a possible discrepancy in the ZO regarding Forest Resource minimum acreage. The PC discussed this and looked back at the old ZO for background. This may become a second change to the ZO to track. Nancy will ask Jay Loman if he recalls why this change was made. See the attached document with fact finding on this matter.
3. Review of Master Plan for updates. Sections specifically reviewed for updates. – All sections of the Master Plan were reviewed by the PC. We find no need to make changes at this time. For the section on goals, we acknowledged that they are very lofty and we may want to make them more “down to earth” with the next revision. Some of the items in the goals have been accomplished or determined. For example, Goal 2 talks about dust control. The Township Board has determined that the Township will not manage or facilitate dust control procedures. In Section 5.5, the update should state that Beesley Rd is no longer partially paved as the asphalt was ground up last year to improve the surface.

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a. 1.0 Introduction
b. 2.0 Social Characteristics
c. 3.0 Economic Characteristics
i. 3.4 Economic Development Strategies
ii. 3.5 Future Development Considerations
d. 4.0 Natural Resources
e. 5.0 Existing Land Use
i. 5.1 Introduction
ii. 5.5 Transportation & Roads

1. Beesley is no longer partially paved
   f. 6.0 Community Services Recreation & Culture
   g. 7.0 Public Participation
   h. 8.0 Goals & Objectives – Make the G&O less lofty
   i. Goal 1: Natural Resources and Character
   ii. Goal 2: Transportation – Clarify Dust Control
   iii. Goal 3: Recreation
   iv. Goal 4: Housing
   v. Goal 5: Public Service, Government and Infrastructure
   vi. Goal 6: Environment
   i. 9.0 Future Land Use & Zoning Plan
   j. 10.0 Plan Implementation & Adoption
2. Handling of Emblad non-conformance/setback – Nancy and Buddy updated the PC on the
   current situation with the accessory structure being too close to the shoreline. Nancy will inform Jay Loman to review the necessary process and schedule a ZBA meeting to move the issue forward.
   Topics for Next Meeting:
3. PC Education – Understand the ZBA process
4. Review Recreation Plan
   Upcoming meetings:

• July 10, 2025
  Adjourn: – The meeting was adjourned at 7:35 PM