Three Oaks Township Planning Commission
Public Hearing
Tuesday, January 2, 2007

The Three Oaks Township Planning Commission conducted a Public Hearing to hear public 
comment regarding a Special Land Use Permit for a company to be known as Three Oaks 
Manufacturing.  Three Oaks Manufacturing plans to manufacture several high quality 
products using byproducts of the construction and related industry.  The parcel being 
considered is identified as Property Tax I.D. No. 11-20-0134-0019-06-6 and No. 
11-20-0134-0019-05-8, located at 16860 Three Oaks Road, zoned Industrial.  The 
applicants are Vickers Real Estate, 16860 Three Oaks Road and David Workman, 11604 
Rivera, New Buffalo.
Acting Chair Snyder welcomed those in attendance and asked that they sign the attendance 
sheet. (see attached)  Acting Chair Snyder opened the Public Hearing at 7:00 pm.  
Acting Chair Snyder read the notice of Public Hearing and stated that all requirements 
to conduct a Public Hearing have been met.  Acting Chair Snyder introduced Fred 
Sellers, District Supervisor, State of Michigan, Department of Environmental Quality, 
Waste and Hazardous Materials Division as an invited guest.  
Jeff Vickers, of Vickers Real Estate and representing David Workman, Three Oaks 
Manufacturing, who was unable to attend, gave a presentation of the scope of activities 
that would take place at the facility.  Mr. Vickers stated that Three Oaks Manufacturing 
was requesting a Special Land Use Permit on advice of Three Oaks Township Zoning 
Administrator Ed Carpenter but was unsure if one is needed in this Industrial District.  
Mr. Vickers asked the Planning Commission for determination on the Special Land Use 
question or if it is and allowed use in an Industrial District.  Mr. Vickers went on 
to explain the operation of the business.  Wood byproducts would make 60 percent of 
incoming raw material, drywall 15 percent, cardboard 10 percent and metal 5 percent.  
These would be ground, dyed, bagged and made into mulch, bedding, fuel, soil additives 
or recycled offsite.  10 percent would be rejected material that's compacted and sent 
to the landfill.  Mr. Vickers stated that the projected noise level from the plant's 
grinder is 90 decibels inside the building, with less than 60 decibels reaching 
adjacent properties.  Initial startup of the operation would consist of four (4) 
employees, with one (1) day shift operation.  Projected growth could consist of twenty 
(20) employees.  Three Oaks Manufacturing would initially use about half of the 45,000 
sq. ft. building.  The Northeast side door would be used for unloading dumpsters which 
could amount to twenty (20) semi trucks each day.  The incoming material would be 
targeted from new construction job sites.
Mr. Vickers attempted to answer questions from local residents concerning; noise, 
traffic congestion, handling of possible hazardous materials (asbestos and treated 
lumber) and how much waste it would take in.  Some questions Mr. Vickers did not have 
the knowledge to answer without Mr. Workman being present.
Mr. Fred Sellers, District Supervisor of the DEQ Waste and Hazardous Material Division 
commented that the proposed concept of the facility is acceptable and the he will remain 
neutral as to the location.  Mr. Sellers stated that by definition he believes that the 
proposed business could be considered as a "transfer station" or "processing plant" 
which either would need to be approved by the county and have the necessary permits to 
be part of the Berrien County Solid Waste Management Plan.  This permit process could 
take from six (6) months to one (1) year since the Berrien County Solid Waste Plan 
would have to be amended and securing the required permits from the DEQ.  Mr. Sellers 
also stated that all operations should be done inside the building and cover for any 
outside operations.  Mr. Sellers also answered questions from concerned residents about 
the monitoring aspect of potentially hazardous material.
Zoning Administrator Ed Carpenter cautioned the Planning Commission in rendering their
decision without conditions because of possible dust, odor and noise issues.

With no further public comment, Acting Chair Snyder closed the Public Hearing at 7:35 pm.


Respectfully submitted,



George A. Mangold, Secretary