Planning
Commission Minutes
MINUTES
Cascade Charter Township Planning Commission
Monday, July
18, 2005
7:00 p.m.
ARTICLE 1. Chairman Goldberg called the meeting to order at 7:00
p.m. Members Present: Goldberg, Koessel, Lewis, Logue, MacAllister,
McDonald, Postma, Richards, Robinson. Members Absent: None Others
Present: Planner Deem, Township Engineer Vilmont, Admin. Assistant
Hern and approximately twelve (12) members of the public.
ARTICLE 2. Chairman Goldberg led the Pledge of Allegiance to the
Flag.
ARTICLE 3. Chairman Goldberg requested motion for approval of the
July 18th agenda. Member Robinson motioned for approval of the agenda,
supported by Member MacAllister. The motion carried.
ARTICLE 4. Member McDonald requested on page 5 (five) of the July
5, 2005 minutes in the fifth (5th line down) change "she
believes" to "we believe".
Member Koessel noted corrections on the last page of the minutes of
July 5th the first sentence should state: "the Township Board
held a meeting at Pineridge regarding the Burton Sewer Project and
three (3) people showed up."
On the same page and paragraph correct typo in the third sentence
correct "tres" to "trees". Member Koessel also
requested the last sentence to read: "The project will tear up
Burton and water will connect all down Burton Street."
Member Lewis moved to accept the Minutes of July 5, 2005 with noted
corrections, supported by Member Robinson. The motion carried.
ARTICLE 5. Receive and File: Chairman Goldberg stated the Township
Board Minutes of June 22, 2005 and the Zoning Board of Appeals Minutes
for June 14, 2005 have been received and filed.
ARTICLE 6. Case #04-2610 Turnberry (PUBLIC HEARING) The applicant
is requesting a rezoning to the PUD to develop a 106-unit
town-home/cottage-home project. The project is located at the
southwest corner of Kraft Ave. and Burton St.
Planner Deem related this is this is a request for rezoning the
parcel that is currently zoned R-1 Residential to a PUD for the
development of 18-acres on the southwest corner of Burton and Kraft.
Adjoining parcels are currently zoned to the West and North as R-1
Residential, East as R-2 Residential and the South is the Cascade Golf
Course zoned PUD-24. He also noted this project was brought before the
Planning Commission for a 123-unit development with a mixture of
town-homes, cottage-homes and apartments and the Township Board denied
the original project. The applicant has re-designed the project to
include two (2) different types of condominium products, townhomes and
cottage-homes, eliminating the rentals (apartments).
Planner Deem noted the revised plans have a total of eighteen (18)
units as cottage-homes and eighty-eight (88) units as town-homes on
the 18.23-acres and has a density of 5.8-units per acre. He noted the
cottage-homes are duplexes that are a single-story tall and the
town-homes are attached condos ranging from three (3) to eight (8)
units and are 2 and a half story tall buildings.
The property is currently zoned R-1 Residential and the property is
identified in the Master Plan as suitable for medium density
residential and allows for up to 4-6 units per acres. At 6-units per
acre the property would accommodate 108-units and the proposed number
of units is 106.
Planner Deem also noted the project would be served by Water and
Sewer and the Township Board has passed a resolution stating that any
development along Burton Street would require the extension of the
public sewer along the full-length of Burton Street, into the project
location. The Applicant has agreed to this and the Township is
currently working on the details for the sewer extension. Planner deem
also noted Staff has reviewed the plans along with the Kent County
Road Commission and all have approved.
Planner Deem noted the Fire Department has reviewed the plans and
made comments that the current site plan does address but the Fire
Department will need to approve the final plans prior to the Township
Board Hearing. He further noted the Fire Department is requesting the
names of the streets of the brownstones on the west be forward to them
prior to submission with the Kent County Road Commission. The Fire
Department also noted for the brownstones to the east the names of the
streets be submitted to them, prior to the Kent County Road Commission
and the placement of three (3) fire hydrants that are shown must be
relocated and one (1) hydrant also needs to be added. The Township's
Civil Engineer is to work with the final location of the hydrants with
the Fire Department.
Planner Deem also noted that the Fire Department has concerns
regarding emergency vehicles arriving to the correct home and
accessing the residence in an emergency. The Fire Department is
concerned regarding one (1) access door on the front of the building
and noted the rear has access through the garage door but would like a
rear-service door installed and addresses in the rear of the
buildings. He also said the sidewalks were recommended, by the Fire
Department, to be nine (9) feet wide to allow emergency vehicles, such
as an ambulance, to drive onto the walkway so the paramedics don't
have to park and run with equipment down to the home. The Applicant
hasn't decided if the sidewalks will be widened.
Planner Deem noted the Township Engineer, Brian Vilmont, has
reviewed the preliminary plans and the Applicant needs to submit final
utilities and storm water management plans to the engineer prior to
the Township Board public hearing.
He also noted a permit from the airport needs to be obtained for
the construction phase of the project for any cranes used. The
buildings meet the Airport's height requirements and do not need
permits; the permit is for the construction cranes.
Planner Deem also state the pedestrian pathway will have to be
moved from its current location. The plan shows the pathway through
the site but the final easement language and Pathway Cutting Plan will
need to be submitted prior to the Township Board Public Hearing.
Planner Deem said the benefit of this project is the extension of
sewer along Burton Street allowing homes along Burton to hook into the
sewer if they choose or if their septic fails. He also noted the
Burton Sewer Extension also allow the possibility of sewer being
extended into the Caravel Village for service to those residents if
they choose to set up a special assessment district. This extension is
unlikely to occur without a development of this size constructing it.
Planner Deem also noted these units will not have a negative impact
on the utility infrastructure for water or sewer and the extension
would be a positive improvement of the surrounding community.
This parcel of the project has been identified as Medium Density
Residential and allows up to six (6) units per acre. The Applicant
meets the Master Plan's description and is also designed as a
walk-able neighborhood with pedestrian connections tied directly to
the pathway. Planner Deem noted most of the land in this project is
being used as open space while having an increased density.
Planner Deem stated the project does not have a negative economic
affect on the surrounding properties and the town-homes and
cottage-homes will not have a negative impact with surrounding
residents.
He also noted the proposed PUD is under single ownership and meets
the Township's standard.
Planner Deem noted Staff recommends that the Planning Commission
approve the Applicant's request to rezone the 18.23 acres from R-1
Residential to PUD to develop a 106-unit residential development.
Staff also recommends that the Planning Commission direct Staff to
work with the Applicant to create the text for the PUD Ordinance. Once
the PUD text is complete it will be brought back to the Planning
Commission so that a recommendation can be made to the Township Board.
Prior to appearing before the Township Board, the Applicant should
have the following finalized: 1) Final Approval from the Township
Engineer regarding the utilities and storm water management. 2) Final
Approval from the Township Fire Department. 3) Pathway Cutting Plan
along with the easement language for the relocated pathway.
Member McDonald asked for clarification of the Fire Department's
request for the 9-foot sidewalks, where would they be installed?
Planner Deem noted the interior sidewalks of the project are those
being requested to be 9-feet wide. If the sidewalks are 9-feet, this
would allow for emergency vehicles to pull-in and just drive up to the
resident's front door. He also said the Fire Department would prefer a
door in the rear of the homes but would accept either or. Planner Deem
noted the proposed plans meet the fire codes, the 9-foot sidewalks or
rear entry door are something they are recommending for easier
emergency access.
Member Koessel questioned if the plans have changed since the
Planning Commission has last reviewed and Planner Deem noted the
Commission has seen the front elevations and the Fire Department has
seen the rear elevations, thus making their recommendations for rear
entry for emergency access.
Member Lewis asked if the walking path would be extended along
Kraft. Planner Deem said that Staff is not sure if it can be, the
front yards are small and wrap around and noted the developer should
install the walk if the property along Kraft were to become available
for purchase.
Member MacAllister questioned the 10-foot buffer on the South and
if encroaching with the parking and sidewalk. Planner Deem said the
sidewalk is not encroaching.
Member MacAllister also asked if the greenery and buffer were
smaller and Planner Deem noted the greenscape hasn't changed from the
original plans.
Dennis Johnson, representing the Applicant, explained the specific
units needing emergency response and fully acknowledged the Fire
Department's concern and will take recommendations, but has not
designed an answer yet.
Johnson also noted they are maintaining the 25-foot setback and
don't intend encroachment and noted some of the buildings will shift
back to maintain the setback.
He also said the project integrates a family atmosphere with the
condos and cottages and brings something unique to Cascade. The teams
working on this project are all residents of the Township and they
care and have compassion for the project. He also said he brought
floor plans of each of the units for the Commission's review and said
they want to incubate families, this is a community for families with
younger children. Johnson noted the project is convenient to the
airport and shopping and over sixty (60) percent density of the
parcel, the plan shows 5.8-units per acre.
Johnson said they are also waiting to hear from the county
regarding a bike path and the storm sewer. He also reviewed areas
where emergency vehicles can pull in.
Johnson also noted that new lighting for the project now has a cap
on the lights to reflect lighting downward.
Member Koessel noted the brownstones are attractive from the front
and asked the applicant if there was a rear plan to review. Applicant
noted they didn't bring the rear plan with them and the materials to
be used on the exterior of the buildings would be brick on the first
level and cedar up.
Member Koessel questioned if the Fire Department stated they didn't
want to access through the garage door in an emergency? Planner Deem
said they will crash through a garage door if necessary but it's
easier to replace a rear entry door than a garage door.
Johnson also stated that the developer is fine with adding numbers
to the rear of the houses and they're looking into plans for rear
service doors.
Member Richards asked what the approximate cost of a brownstone is
and Johnson said the middle-units are approximately 1800-sq. feet with
a two (2) stall garage will be priced at $200,000 and the cottages
would be priced at $250,000. Member Richards also noted the Applicant
has chosen a timeless architecture with an English theme; this will
appreciate in value.
Member Robinson asked how large the end-units are and Johnson
stated approximately 2,200 sq. feet and noted how they were
bumped-out. Chairman Robinson also noted that he couldn't see the
reason why emergency vehicles couldn't access the residence through
the garage door since most electric doors have an over-ride.
Member MacAllister noted the bus pullout and questioned if they're
planning for buses to enter the project. Johnson noted that with
families in residence, they intend to bring school buses in to pick up
and drop off children from school and showed the area planned for bus
service.
Member MacAllister also questioned if car lights would shine into
the current neighbor's home and Johnson said they can design what
works with that particular neighbor.
Member Robison supported by Member MacAllister moved to open the
public hearing. The motion carried and the public hearing was opened.
Chairman Goldberg asked if any public members would like to
approach the Commission. No public members spoke.
Chairman Goldberg asked Planner Deem if any letters or phone calls
were received at the Township's Offices. Planner Deem stated no
correspondences were received.
Member MacAllister supported by Member Lewis moved to close the
public hearing. The motion carried and the public hearing was closed.
Member McDonald noted that he believes the Applicant has submitted
an excellent plan with the change of no rentals. He also supported
having addresses on the front and back of the units and referred to a
similar project on Grand River, the Commission approved, even though
it didn't meet criteria. Member McDonald said it is a good plan and is
very favorable towards the project.
Chairman Goldberg said he agrees with Member McDonald and they're
wonderful projects.
Member Robinson said he too supports Member McDonald's and Chairman
Goldberg's statements and the plan is well laid-out. He supports
approval of the project but would like the sidewalk extension along
Kraft added as one of the conditions if the Commission approves the
plan.
Member Lewis said there have been some changes and likes the
project. He also doesn't believe it is necessary to discuss the width
of the sidewalks from 9-foot vs. 5-foot.
Member Koessel motioned approval for Staff to develop a PUD in
order to develop a 106-unit town-home/cottage-home project on the
Southwest corner of Burton Street and Kraft as in Section 7 including
the three (3) conditions established by Staff.
The motion was supported by Member McDonald and added the
condition: 4) The developer is to extend the pedestrian path on the
South if the property becomes available. Member MacAllister also added
conditions: 5) The final plans show the 25-foot buffer and the bus
pullout.
Member MacAllister also requested the condition the Developer is to
work with the neighbor regarding an appropriate buffer to deflect
headlights from vehicles. Chairman Goldberg noted that the Developer
working with the adjacent neighbor should not be a condition for
approval because that would leave the resident to make decisions and
recommended the Developer consider the residence and oncoming
headlights from the 106-unit traffic.
All were in favor, none opposed. The motion carried.
ARTICLE 7. Case #05-2743: Progressive Affiliated Lumbermen The
applicant is requesting site plan approval for a new building
approximately 15,000 square feet. The proposed building is located at
the southwest corner of Corporate Grove and Corporate Exchange in the
Meadowbrooke Business Park.
Planner Deem noted that Meadowbrooke has reviewed the site plan to
construct a new 15,000 sq. foot building on the lot of 20W of
Meadowbrooke Business Park and the building would be used as
Lumbermen's Headquarters tat would be re-located from the current
location on 44th Street.
Planner Deem said the building conforms to the setback, building
height and parking regulations of the Meadowbrooke PUD zoning district
and the Applicant has submitted a landscape plan in accordance with
the PUD. He noted they are attempting to save several areas of
landscaping on the site and should be required to submit a $4,000
landscape bond for this project.
The site is served by a joint access drive to the east that has a
recorded easement and the Applicant is also requesting a separate
drive on the west side. He noted the Kent County Road Commission has
reviewed and approved the location of the drive and the drive does
meet Township standards for location.
Planner Deem further noted the Fire Department has reviewed the
plans and provided a letter dated July 11th the current site plan has
been revised to comply with the Fire Department's recommendations.
He also noted the site plan shows three parking lot lights and no
wall lights, the applicant has submitted a lighting plan showing the
overall lighting level and is compliance with Township standards.
Planner Deem stated the Meadowbrooke Review Board met to discuss
this project and the review board approved the plan contingent on the
Planning Commission's approval.
The Applicant will need to apply for a soil erosion permit prior to
construction.
Planner Deem said Staff recommends that the Planning Commission
approve the Site Plan for the new building under the following
conditions: 1) Submit landscape bond of $4,000. 2) Any landscaping not
save as indicated will have to be replaced one for one. 3) Comply with
the Township Engineer letter dated July 7, 2005. 4) Comply with the
Township Fire Department letter dated July 11, 2005. 5) Apply for and
receive a soil erosion permit prior to construction of the project.
Member MacAllister asked if there are any elevations to be reviewed
and Planner Deem showed one (1) elevation and the others have been
previously reviewed.
Thom VanHattuny from Design 1 and Bill Danzig from Lumbermen's were
present and stated they believe they have met all the requirements and
have been working with Meadowbrooke and Township Staff.
Member MacAllister asked for an explanation of the project's
elevations and Architect VanHattuny explained the elevations. He also
noted the building would have a brick exterior wall. He also said the
building's roof is yet to be decided; they are reviewing a pre-formed
metal roof or a 40-year asphalt shingle.
Member Postma asked how many jobs would be coming into the Township
from this project and Danzig said forty-five will move from the
current location to this one and the building is sized for fifty-four
(54) and the plans allow for future expansion.
Member Robinson motioned for approval of the site plan on the
Southwest corner of Corporate Grove and Corporate Exchange, subject to
the five (5) conditions listed, with support from Member MacAllister.
Member Lewis said anyone who goes through Meadowbrooke prior to
approaching the Planning Commission has done a great job in planning.
Chairman Goldberg welcomed Lumbermen's to the Township.
All in favor of approval, none opposed. Motion carried.
ARTICLE 8. Any Other Business
Member Logue asked if a timetable for the Burton Sewer extension
project was available and Township Engineer Vilmont said the earliest
construction could begin is in the Spring of '06. The Township is
currently working with Lacks and seeking their cooperation due to
permanent legalities with Lacks.
Member Logue questioned the height of the sewers and Engineer
Vilmont noted that deeper is best and allows more homes to have the
potential to hook up to this sewer.
Member McDonald asked if the elevation at Burton and Irene would be
flattened and Township Engineer Vilmont doesn't believe so, plans are
currently working out the horizontal lines for the project and haven't
seen any changes regarding the intersection.
Member Lewis questioned what Lacks' responsibilities are for the
sewer project.
Engineer Vilmont said there is a nickel plume Lacks is responsible
for and discussions are being held regarding what Lacks'
responsibility is for the dewatering necessary for the sewer project.
Member Lewis questioned what a plume is and Engineer Vilmont said
there is a contaminated area that is migrating towards Cascade and
moving southeasterly due to groundwater movement. Arbor Tree and
Cascade Point are de-watering and measures are being considered to
contain plume but need Lacks' buy-in.
Member Koessel questioned if this contamination could affect
residents and Engineer Vilmont stated it could.
Member Robinson asked if cofferdams would stop the movement and how
the contamination occurred. Engineer Vilmont said that Lacks capped
the plume but some of the contamination made it past the cap, not sure
how this occurred and if Lacks' fault. Township Engineer Vilmont noted
the dams wouldn't work because some movement is still needed to draw
the contamination into the well. No further discussion.
Member Robinson asked when the Township Board would be reviewing
the Term Limitations and Member Koessel noted it is on the agenda for
the 27th and encouraged the Commission to attend and state positions
regarding recommendation.
ARTICLE 11. Adjournment
Member Robinson supported by Member MacAllister moved to adjourn.
The motion carried and the meeting was adjourned at 8:05 p.m.
Respectfully submitted,
Tom McDonald, Secretary Lisa Hern, Recording Secretary
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