Planning
Commission Minutes
MINUTES
Cascade Charter Township Planning Commission
Monday, March 6, 2006
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: Planning Director Peterson, Planner Deem, Admin.
Assistant Hern and 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
March 6th agenda.
Member Robinson motioned for approval of the agenda, supported by
Member McDonald. All in favor with none opposed, the motion carried.
ARTICLE 4. Chairman Goldberg requested motion for approval of the
February 6, 2006 Minutes.
Member Lewis requested correction under Article 3, first paragraph
second word - change "Robinson" to "Goldberg".
Member Lewis motioned for approval of the minutes as corrected,
supported by Member MacAllister. February 6, 2006 Minutes approved as
corrected. All in favor with none opposed, the motion carried.
ARTICLE 5. Case #06-2791: Kraft Street Partners, LLC
Basic Plan Review for a PUD amendment/addition to the Kraft St.
Partners PUD (#8 of 2005).
Planning Director Peterson noted the property is located behind
Gordon Food Service, Design One, and directly south of the Chadwick
Hills Condominiums and reviewed the site plan with the Commission.
The first building the Commission saw in this project was the Tanaz
Hair Salon. At the time of this request, the Commission set this
project up if the Applicant was able to acquire additional property
along Kraft Avenue, a third building would be allowed on the site. The
Applicant is moving to Phase Three before Phase Two. Planning Director
Peterson noted the P.U.D. document was set-up to require a formal
amendment to the P.U.D. for any new building or for the addition of
the 3rd phase to the project.
The Applicant would add approximately 40,000 square-foot of
property to the project. The property being added is a small insurance
building; the old white refurbished home, along Kraft Avenue and the
schedule reflects the demolishing of the building and build the new
building and the insurance office would re-locate into the new
building.
The new retail center would be approximately 27,000 square-feet and
is planned as a multi-tenant building. A Dentist, as well as the
insurance office has already expressed some interest in this new
facility.
With the addition of this phase would also include the connection
of the service drive from Wal-Mart to Kraft Avenue as well as the
connection to Gordon Food Service. This would provide the completion
of the service drive from Kraft to Charlevoix Drive.
Currently, Betten is utilizing part of the service drive right now,
and Betten is aware that the must now restore the service drive as
originally planned. Betten would essentially have to move the cars and
fence on the North property line to south of the service drive.
Planning Director Peterson has written Mr. Betten a letter telling him
that this amendment would implement this change and he is aware this
would happen. The Applicant also has a separate written agreement with
Betten that allows him to restore the service at bill the charges to
Mr. Betten.
Planning Director Peterson noted the residential use is to the
north of Phase 3. The Planning Commission will want to pay special
attention to the detail of the buffer from the residential use. Things
that Planning Director Peterson noted are lighting of the project and
dumpsters, making sure they are located in spots that not cause
problems with adjacent properties.
Planning Director Peterson noted he detention would have to be
reviewed by the engineer.
The proposed signage is consistent with the approved PUD Ordinance.
This would allow for an identification sign along Kraft Avenue and
there is also allowance for small ground-mounted directional signs for
those who have access to the service drive. Again, this was
anticipated and put into the original PUD agreement.
Planning Director Peterson also noted the curb cuts, as well as the
closing of the others will need to be permitted by the Kent County
Road Commission (KCRC). This is the anticipated location and the
preferred location, all along, has been to align the service drive
with the Meijer entrance across the street. This still needs to be
approved by KCRC.
One of the items to discuss tonight is the Applicant shows a
95-foot setback from Kraft Avenue. The setback in the required B-2
zone is 100-feet. The Applicant should respond why this is needed and
the Planning Commission should consider whether the reduced setback is
needed. The Township did allow for the consideration of reduced
setbacks if the Planning Commission believed it provided for better
site design.
Planning Director Peterson referred to the elevations provided
within the Commissions' packets. The Township does not have any
special requirements for building elevations in this area, and the
developer should provide a detail of the type of materials proposed
for the building to ensure that it would appear consistent with the
materials on other building in the area.
Planning Director Peterson has indicated to the Applicant a
sidewalk of 7-foot wide sidewalk along Kraft Avenue would eventually
connect to 28th Street and then, also, the Applicant needs to
re-design their entryway in some fashion to be able to fit a
pedestrian connection into the site as well.
Planning Director Peterson noted this is a basic plan
review/introduction and if the Commission has any other items, other
than what he has noted, for the Applicant to address prior to Public
Hearing, once those items have been completed, the Public Hearing date
would be set and Staff will advertise the project's hearing for the
amendment.
Member Lewis noted that he is assuming what is before the
Commission tonight is the original PUD and Planning Director Peterson
confirmed, yes. Member Lewis noted the addition, and the way it was
originally set, there would be a sign on 28th Street for the people in
the original area because they have a 28th Street mailing address.
Planning Director Peterson confirmed that to be true, they would be
allowed a small sign ground-sign out in the middle of the boulevard
area. Member Lewis noted they have a 28th Street mailing address,
Planning Director Peterson agreed. Member Lewis questioned if the new
building would have a Kraft Avenue mailing address and has a strong
feeling regarding businesses that would want 28th Street advertising
without a 28th Street mailing address. Member Lewis noted that one of
the things the Commission is proud of in Cascade is not to be overrun
with signs along 28th Street. His question is would this be included
in the 28th Street sign or wouldn't it. He prefers that its not. His
question is in this building the Commission would be approving, are
they allowed to advertise on 28th Street even though they will not be
facing 28th Street. Planning Director Peterson noted their sign is
located on Kraft Avenue and the other sign consists of three (3)
addresses. Member Lewis noted that because this is added to it, does
this automatically become possible to add this to the sign along 28th
Street. Planning Director Peterson does not believe the Applicant
wants 28th Street advertising for this building or phase and the
Township can make sure that Phase 3 uses only Kraft Avenue signage.
Member Lewis noted that would be fine and worthwhile to ensure that.
Member MacAllister noted the plans show private easement for water,
does this easement flow the water into the neighboring properties?
Planning Director Peterson responded the easement is shared with the
other commercial properties and does not flow north into Chadwick. He
reminded the Commission that there is a three (3) to four (4) foot
tall berm separating the residential from the commercial.
Being no other Commission comments or questions of Planning
Director Peterson, Chairman Goldberg invited the Applicant to approach
the Commission.
Applicant Harmsen noted they have no intention of the new building
using 28th Street signage. He noted the current sign already has an
agreement in place to allow the three (3) current businesses to
advertise on the sign. He noted the Kraft Street Retail with have a
Kraft Street address and if 28th Street signage were used, it would be
confusing. Kraft Street Partners will have Kraft Street
identification.
Applicant Harmsen noted that the plan before the Commission is
about the seventh revision and they have had several meetings and
conversations with Chadwick Hills Association and a board
representative is also present at tonight's meeting. The plans have
been revised based on comments from residents within the association
and from Staff. One of the things that have come from the meetings is
the reason for the 95-foot setback from Kraft Avenue is so none of
their building is directly south of the condominiums. A berm will be
put in and landscaped as well as a six-foot fence and pushed the
building to the left by five (5) feet so essentially those people will
not be looking out and seeing the tops of our building; this is the
reason for the 95-foot setback.
Applicant Harmsen noted the rear setback is 68-feet for the same
reason as the 95-foot setback, providing more buffer for the condo
residents.
Parking lot landscaping has been calculated by their engineer as a
little over 200-square feet and there are some items that are
considered optional, such as future parking, the only reason this is
shown in the plans to is leave open for a possible site for a
restaurant. The plan indicates the potential for a 10,000-square foot
restaurant and meets the required parking regulations.
Applicant Harmsen also noted the detention pond is calculated to
accept storm water detention from Design One and the Esplanade Center.
Originally, those two (2) businesses have no on-site detention
whatsoever and do have an agreement with the two (2) property owners
and has been engineered and sized to handle their detention water as
well.
The major issue the developer has been working on for the past five
(5) years is to build the access road and align across from the Meijer
driveway. They have recently closed on the Allstate building after
working on it for three (3) years. This will help develop a favorable
traffic plan.
Chairman Goldberg asked if they have addressed the sidewalk issue
and Applicant Harmsen said they do have the ability to put a sidewalk
in. They can install a 7-foot wide sidewalk along Kraft Street,
typically, there is a right-of-way, there is room. As far as running
the sidewalk from the west, at Kraft, going to the east, they
recommend installing it on the south edge of the road, between the
road and the property line. Chairman Goldberg asked if there is room
to have the sidewalk separate from the service drive. Applicant
Harmsen said there is room, yes, and the engineers have done the plans
for him as this came out of Staff discussion as well. They will
install curb and gutter and the sidewalk will be separate from the
street. He believes there is ten (10) to twelve (12) feet between the
road and the property line and it would go in that area. The engineer
figured the sidewalk would be five-foot wide since on private property
within the interior of the project. He will provide updated plans
prior to the Public Hearing.
Member MacAllister asked what the exterior finish material would
consist of and Applicant Harmsen noted the exterior would have a mix
of stone and brick with towers on the corners of the building.
Member MacAllister asked if the A/C equipment would be on the roof
or housed by the building. Applicant Harmsen noted by the building
would have a four foot parapet wall to help screen these units on the
roof.
Member Lewis questioned if a clock was being placed in the tower
and Applicant Harmsen said he does not believe so.
Chairman Goldberg noted the plan looks good and move forward. He
thanked the Applicant for working with the neighborhood association in
the development of this project.
ARTICLE 6. Case #06-2792: Mike Gantos/Thornhills Properties LLC
Site plan approval to redevelop existing building for a new 39,190
square-foot strip mall at 2845 Thornhills.
Planning Director Peterson noted the Commission first saw this
project about a year ago and approved a similar project that was to be
a teardown and rebuild for this site. He noted that the applicant is
now seeking approval of a new plan that would essentially keep the
main buiding and have a couple of small additions. The building
proposed in this plan is a bit smaller than the previous one approved
last year.
This project is being considered to have lost its legal
non-conforming status since it has been vacant for more than 180 days.
He further noted that anything that happens to this building is going
to have to come before the Planning Commission or Zoning Board.
The plan seen here is consistent with the zoning restrictions in
terms of setbacks and building height. The plan is in compliance with
building height and other regulations.
Planning Director Peterson also noted the site was awarded a couple
of variances, regarding curb cut location and setbacks along the north
property line; that were approved last year. The site plan was
developed within accordance with those and Staff considers the new
application as acting on those variances and is not required to go
back through the Zoning Board of Appeals process since they are not
asking to change any of the conditions of the variances. If this were
approved tonight, the site plan would be approved for one (1).
Chairman Goldberg questioned if the Commission has ever granted an
extension with amendments and Planning Director Peterson does not
believe so, they are normally seen by the Board to extend the existing
site plan approval. Any changes would require new site plan approval.
Chairman Goldberg noted that this is really an extension with
amendments Planning Director Peterson agreed.
Planning Director Peterson noted the building is being designed for
a retail center with approximately 8,000 square-feet set up for a
possible restaurant.
The site will have cross access to the property to the North and
the West. Staff will need to have a signed agreement with the
Applicant that this access will remain open and maintained at all
times of the year and in perpetuity.
The landscaping plan is within compliance of Township landscaping
requirements. The Township would require a landscaping bond of over
$27,000.00.
Planning Director Peterson also noted they are no longer showing
the large building identification sign on the east elevation. Signage
for this site would be done within accordance of the B-2 Zoning
District.
Planning Director Peterson did request the sidewalk shown on the
plan to extend to the north property line.
The plan has been reviewed by the Fire Department and the Township
Engineer. Both of them have provided written comments for the
Commission's review.
Staff recommends the site plan be approved with the conditions:
a. The Applicant apply for, and receive, a soil erosion control permit
from the Township prior to the issuance of any building permit.
b. The Applicant provide a landscape bond of $27,860.00.
c. Submit a lighting plan in compliance that was actually received
today with a photometric plan. The plan is within compliance with
light level requirements.
d. Widen the south curb cut at the applicant's expense to the
standards set forth by the KCRC.
e. Revise the site plan to show the seven-foot sidewalk along the
entire Thornhills frontage.
f. Provide a written agreement that the access roads to the property
to the north and west remain open and maintained at all times. The
Applicant shall record this document prior to a building permit is
issued.
g. Address the comments of the Township Engineer.
h. Comply with the Fire Department letter dated February 14, 2006.
Member MacAllister asked if the Township has any regulations
regarding the size of the strip malls and the units. Planning Director
Peterson said the Township does not have any regulations as long as
the building and parking codes have been met.
Member McDonald noted there is a lot of pavement going in and the
storm water run-off will be large, that is a lot of water. Fishbeck
seems pretty comfortable with the storm water plan, are there any
water issues now? Planning Director Peterson noted that one of the
unique things is under ground storage and Fishbeck is comfortable with
the design. Member McDonald asked where the water drains to and
Planning Director Peterson noted it drains by the Township drive and
there is a catch basin near there.
Member Koessel asked if the tower would hold the signage. Planning
Director Peterson noted they have eliminated the tower.
Member Lewis requested clarification on the loss of its legal
non-conforming status. Planning Director Peterson noted that what has
been lost is the "grandfathered"status of the uses in the
building. You can no longer say it is grand fathered in because it
used to be an ice arena with 2,000 attendees so that use or some other
similar use could continue without going through some sort of approval
process. Whether it is a setback for parking or other legal
non-conforming issue, it comes to the Planning Commission for
approval. Planning Director Peterson noted that when you approved the
site plan last year that it had already lost its legal non-conforming
status.
Applicant Mike Gantos noted they are basically coming in to
reutilize the existing structure. They have engineered and designed
the site around meeting and complying with the variances of the
Township. They are looking to develop a unique approach with the units
so that if someone wants to purchase a larger one, they may do so.
They are hoping to have approval right away so they may start the
project this spring. Applicant Gantos noted some of the elevations
they would begin working on and other areas.
Member Koessel asked if the south curb cut being widened is
acceptable to the Applicant, there was some resistance before.
Applicant Gantos said he is fine with this and is engineered to meet
KCRC standards of 42-feet wide.
Member Lewis motioned for approval of the site plan for
redevelopment of the existing building for a new 39,190 square-foot
strip mall at 2845 Thornhills with the conditions set forth by Staff
as presented, supported by Member Robinson. All in favor with none
opposed. Motion carried.
ARTICLE 7. Case #03-2566: Meijer
One-year review of Special Use Permit to allow a garden center in the
parking lot of Meijer.
Planner Deem noted in 2003 the Planning Commission approved the use
of the parking lot for a Garden Center.
At that time the location of the Garden Center has been moved,
originally it was in front of the old drive through that was in the
parking lot adjacent to it. After that first year, Meijer agreed with
the Planning Commission to move the Garden Center to their parking
lot.
There were a series of conditions that were placed on the Type II
Special Use Permit last year and the requested conditions for this
year:
1) 10 week sale period allowing for one (1) additional week for set up
and one week break down for a total of twelve (12) weeks.
2) All material in the parking lot garden center be limited to peat
moss, sand, garden soil, mulch and other similar garden supplies.
3) The set up and take down of the parking lot garden center be
limited to one week before it is open and one week after it is closed.
Before and after that it shall be available for parking as approved on
the original site plan.
4) The outdoor sales area is limited to the parking lot north of the
middle driveway along Kraft Avenue, east of the former pharmacy drive
thru as shown on the provided site plan.
5) Meijer asks that a review in front of the Planning Commission is no
longer required.
Since 2003, Staff has received no complaints regarding the garden
center, they have been in compliance with the regulations set forth
with the exception of occasionally having some material outside the
garden center and as soon as they are notified they are in violation,
they immediately correct the issue.
Meijer has asked to have the same conditions as last year; there is
no change on location of the garden center and the same conditions.
One thing that is different is that Staff requests the one-year review
be done at Staff level so Meijer does not have to come before the
Planning Commission. Planner Deem noted Wal-Mart approached the
Commission with a similar request that was approved.
Staff recommends that the Planning Commission approve the Special
Use request for a temporary Garden Center with the six (6) conditions
listed within the report.
Member Robinson asked if there were complaints regarding materials
or equipment with Meijer's Garden Center. Planner Deem noted that was
Wal-Mart who received the complaints that have been corrected.
Chairman Goldberg asked if someone was in attendance at tonight's
meeting from Meijer and Planner Deem noted they were not in
attendance.
Member McDonald asked what type of conditions would kick this back
to the Planning Commission and Planner Deem noted the review would
come back before the Commission if Meijer changed their number of
weeks or the size of the center and other similar things.
Chairman Goldberg asked Planner Deem if someone from Meijer noted
they would not be here this evening and Planner Deem said he has not
heard from them. Staff mailed the agenda with the report on Friday and
Meijer does have a different contact person than from previous years
and is not sure if this is the reason for miscommunication or not.
Planning Director Peterson noted Meijer does have a new manager and
there is some transition at the store.
Chairman Goldberg noted the policy of the Planning Commission is
not to act upon applications when the Applicant is not present to
answer questions.
Member Robinson motioned to table Case #03-2566: Meijer, supported
by Member Lewis. All in favor with none opposed. Case #03-2566: Meijer
tabled until the March 20, 2006 Planning Commission Meeting.
ARTICLE 8. Case #06-2794: Gary & Pamela Sage/Wolverine Building
Site Plan Review for a 14,083 square-foot addition to the existing
building.
Planning Director Peterson showed the location of the site of
Raleigh Drive and Kraft Avenue with the addition being planned for the
east side of the site.
The addition is for approximately 14,083 square-feet and is located
in the Industrial Zoning District, west of Kraft. The current building
is utilized for office and warehousing for a billing process center.
The existing building is 11,500 square-feet and the addition will more
than double the size of the building. Site Plan approval is required
since the addition is over 5,000 square-feet. Since this proposal
would double the size of the existing building, the landscaping must
meet current requirements on the site.
The plan does show one parking lot light is being removed but does
not show any additional lights being installed. They do plan on moving
a couple of wall lights onto the addition. The existing lighting at
the facility is cut off type lighting.
The site is removing some of the existing parking and also adding
some new. The site requires a total of thirty-three (33) spaces and
allows thirty-nine (39) with the possibility to add some in the future
if needed. The truck docks have been relocated with the removal of
some of the spaces and noted the additional spaces. He also stated the
Applicant is well within compliance for this project.
Planning Director Peterson noted no new access is planned as part
of this project and the addition is being utilized for warehouse.
The Township Fire Department has reviewed and approved the plan
along with the Township Engineer, who has also reviewed and approved
the plan.
Staff recommends Site Plan Approval for the proposed addition under
the following conditions:
a. Apply for and receive a soil erosion permit.
b. Revise the plan to meet the Township Engineer comments.
c. Provide a landscape bond in the amount of $5,000.00
Chairman Goldberg questioned when a parking lot light is removed; do
they then have to submit a photometric plan to the Township since the
lighting will be changed? Planning Director Peterson noted they are
not removing any parking lot lights just the wall packs that were on
the backside of a wall that will come down and placed on a new wall.
Chairman Goldberg referred to Item #5 in Planning Director's report
says one (1) parking lot light is being removed but no additional
lights installed. Planning Director Peterson believes this is in
reference to a ground-mounted lighting fixture.
Member Robinson asked for clarification if the Township Engineer
will provide a report, has he? Planning Director Peterson said he has
received the Engineer's report and received after the Commission
packets were put together.
Chairman Goldberg invited the Applicant to come before the Planning
Commission.
Mike Kelly, President of Wolverine Building representing Pamela and
Gary Sage in this project. This is the old Foremost Building and the
Sage's are mailers. Currently the Applicant is storing paper products
and other materials off-site and additional space would allow for
everything to be kept on-site. Chairman Goldberg asked if this project
would provide more jobs in the community and Kelly noted they are
buying additional equipment to put in the building but Gary Sage never
indicated. Kelly is assuming employees would be added to operate the
new equipment that is being purchased and installed.
Chairman Goldberg asked the Applicant if there is anything in the
Engineer's report that was a problem and Kelly said he has reviewed
the concerns and is comfortable with the items that need to be met.
Member Lewis remembers seeing an area for the semi-trucks and
Planning Director Peterson noted the new location of the loading docks
and the removal of some parking spots to accommodate the docks.
Member Robinson motioned for approval of the Site Plan Review as
proposed for a 14,083 square foot addition to the existing building
with the following conditions stipulated by Staff. Member McDonald
supported the motion. All were in favor with none opposed. Site Plan
Review approved.
ARTICLE 9. Case #06-2790: Anderson Woods Phase II and III
Basic Plan Review for rezoning to P.U.D., Planned Unit Development, in
order to develop a 28 unit single-family home project.
Anderson Woods is on the west side of Buttrick Avenue and south of
52nd Street. The subject parcel is unique as it is zoned R-1 along the
river and ARC, Agriculture Rural Conservation, along Buttrick.
The site is on fifty-nine (59) acres to allow for the development
of a total of 28-units for single-family housing.
Planner Deem noted the property is dual zoned ARC and R-1 and
referred to the calculations used on Page 7 of his report included
within the packets. He reviewed how the calculations were formulated
to obtain the number of condos for the dual zoning.
The total amount of open space being preserved in the parallel plan
included a total of 698,945-square feet total space. He referred to
the proposed plan that shows a total of 760,539-square feet and the
proposed plan has more open space. Planner Deem also noted the
majority of open space is located towards the rear of the property and
a buffer along Buttrick. He also noted open space in the center of the
project. The proposed plan provides 40.5% of developable acreage as
open space. This percentage does not include wetlands or road right of
way.
Planner Deem said the proposed plan fits in with the neighborhood
characteristics. The location of the Open Space connects with the
existing Open Space in Phase I of Anderson Woods.
The Applicant has been talking about installing soccer fields in
some of the open space. Details for this would be needed prior to
Public Hearing.
The Applicant has mentioned the possibility of placing a gate at
the entrance of the project. This would have to be approved by the
Fire Department. Staff also recommends these details be provided prior
to the Public Hearing.
This project will not be served by Water and Sewer. The Kent County
Health Department will need to approve the septic and wells.
The Applicant will have to enter into a Storm Water Maintenance
Agreement similar to that of Anderson Woods. The Township is no longer
requiring 423 agreements with the Kent County Drain Commission.
Instead, the Township is now the governing body.
Planner Deem noted there are wetlands on the property and noted the
shaded areas on the plan. The DEQ will have to review this plan and is
process now.
Private roads provide access to the site. There is one (1) entrance
off of Buttrick Avenue and this project connects to Anders Trail South
at the end of the existing cul-de-sac. The KCRC is currently reviewing
the drive location on Buttrick Avenue and the neighboring properties.
Access to the property to the North and South. A connection to
Anderson Woods is included on the site plan. The Planning Commission
should discuss a possible connection to the north property along the
west end of the proposed project.
The neighbor across from the original Anderson Woods opening had
concerns about automobile lights shining into his home. These concerns
were dealt with at the Township Board. Staff has asked for the
locations of the driveways for the neighbors on the east side of
Buttrick to avoid this problem. KCRC will also investigate this during
their review process for the Buttrick Avenue access.
Planner Deem noted streetlights are not shown on the plan and the
Applicant believes the development does not need the lighting. Phase I
of Anderson Woods was approved without streetlights. This would be
consistent with the characteristics of the neighborhood.
The Fire Department has reviewed the plans and made comments. One
of the main things they would like to see is the grading for the
street and that it meets Township regulations. He noted any change in
the plan would have to be approved by the Planning Commission.
The Township Engineer will have to review the plans.
Planner Deem also noted the connection to the properties with one
(1) from Phase II to Phase I at the end of the cul-de-sac and does
meet the minimum requirement for a private road and number of units on
a dead end street requirement.
Staff would also recommend seeing easement agreements along portion
of the road for connections to the property to the north. Planner Deem
also noted the location of one (1) drive way and future development of
other property and the Planning Commission may want to provide
direction to the Applicant on how to access the sites along the river.
Planner Deem noted the eight (8) items listed in his report that
will be needed prior to Public Hearing and consideration for a
preliminary development plan.
The Planning Commission should provide direction to the Applicant
regarding the following items:
1. Connections to the property to the north.
The following information will be needed for the Public Hearing:
1. The proposed names for the private streets will have to be approved
by the Fire Department.
2. The Township Engineer needs to approve the plans.
3. The Township fire Department needs to approve the plan.
4. The Kent County Health Department will have to review this plan.
5. The Kent County Road Commission will need put their comments in
writing since they have already reviewed this plan.
6. The DEQ will have to review this plan.
7. Details for the proposed soccer field will be needed.
8. Details for an entrance gate will be needed.
Chairman Goldberg asked if on the Applicant's test plan if Staff
reviewed the plan to ensure it meets the requirement of lots on a
private road, Planner Deem said yes.
Chairman Goldberg also asked what the panhandle property is planned
for, Planner Deem noted it is an older lot and is not sure of the
easement. Planner Deem noted this is not a lot included within the
access of the road and those lots have their own access road.
Member MacAllister noted that based on the lower lots by the river,
it looks like the Applicant will be going over some of the wetlands.
Planner Deem noted DEQ will allow a percentage of fill and will have
to review. Member MacAllister questioned which lots have river access
and Planner Deem confirmed only the three (3) river lots, no
additional lots would have access to the river.
Member McDonald clarified who holds the Storm Water Maintenance
Agreement, is that the Township who holds the agreement? Planner Deem
noted that is correct and is with the Township now and is part of the
P.U.D. and is standard procedure now.
Member McDonald noted the access to the north and south and
mentioned a resident who was inquiring about a year ago and if he is
aware of what is happening to the property. Planner Deem noted he is
not sure if the neighbor is aware of the plan yet and Staff will be
notified of the Public Hearing.
Member MacAllister questioned if the project was being reviewed for
future development and connection with other adjacent properties.
Planner Deem believes the plan would allow for a loop and allow for
double-access and noted the other connecting parcels to allow for
flexibility for future developments. He noted he is requesting this
information in their plan and there is no possibility of connecting
the land to the south.
Member McDonald noted that running parallel with Buttrick, on the
property, are power lines with homes to the west of the power lines.
There is quite a bit of distance between Buttrick and where the first
home begins and Planner Deem confirmed there is 125-feet of open space
and the Applicant noted there is 16 ½-feet on either side of the
poles, thirty-three feet wide.
Member MacAllister questioned the soccer field located in the
playground area? Planner Deem noted she would have to ask the
Applicant about this, he is unsure, they are awaiting the Applicant's
details.
Applicant, John Halland, met with the engineer last week and they
walked the property. He made a few suggestions along with the soccer
field and the field would fit into an appropriate space that are
currently low spots. He also noted the area for a sports corridor
(tennis and basketball courts) along with the playground that consists
of almost two (2) acres.
Applicant Halland also noted they would be filling in less than 1/3
of an acre and there are no expected problems with DEQ. They have
applied for a permit for the filling.
Chairman Goldberg asked the Applicant's feeling on the connection
to the north and he responded by seeing the property owner planning
for homes to go in and noted a potential tie in to the properties. He
does not have a problem providing easement rights to the properties.
Chairman Goldberg noted the plan looks pretty straight forward and
the Planning Commission has completed a Basic Plan Review. The
Applicant will provide a conforming plan with details Staff has
required on aspects of the project they have requested.
Applicant Halland asked how the Phasing Plan is approved and his
necessary action. Chairman Goldberg noted the Applicant should include
the amenities in Phase I or early phases of the project. Planner Deem
noted they can work on a phasing plan and the proper language for the
phases.
Member Postma asked if the P.U.D. were approved, how long is it
good for or does it have an infinite life. Planner Deem noted if they
are to do a phasing plan, the language would dictate how long the
Applicant has. Planning Director Peterson noted there is no time limit
on a P.U.D. if it is acted upon. The Applicant could have this
approved and put half of the infrastructure in and the Planning
Commission could state specific provisions by specific dates.
ARTICLE 10. Case #05-2770: Burwood Condominiums
Consideration of P.U.D. Ordinance - recommendation to Township Board.
Planning Director Peterson noted the Commission has approved the
Site Plan and Staff has brought the text together that is now built
into the P.U.D.
He referred to the conditions listed for this project and noted
there are three (3) conditions of the project that would not happen
until permits are obtained.
The Applicant's attorney, as well as the Township's attorney, have
reviewed the P.U.D. and the document is ready to go. Planning Director
Peterson noted the most amount of time was spent on how many accessory
buildings each lot is allowed to have and that has been revised within
the Site Plan.
Staff is seeking a positive recommendation to the Township Board
for approval of the P.U.D. rezoning with the P.U.D. Ordinance.
Chairman Goldberg asked the Commission if they had any questions
regarding the language of the draft ordinance and noted it looks like
it meets the conditions, Member Robinson agreed.
Member McDonald motioned for a positive recommendation to the
Township Board for approval of the P.U.D. rezoning with this P.U.D.
Ordinance that was supported by Member Robinson. All in favor with
none opposed. Recommendation approved to Township Board.
ARTICLE 11. Any Other Business
Kent County Road Commission - 5 year plan.
Chairman Goldberg asked if there was any new business and Planning
Director Peterson noted included within the Commissions' packets is
the 5 year plan from the Kent County Road Commission.
Member Lewis noted the report states that Spaulding will not be
widened. Planning Director Peterson said Spaulding is not planned to
be widened but you can see they are providing some widening near
Cascade Road to provide extra left turn lane, but Spaulding will not
be widened.
ARTICLE 12. Adjournment
Member Lewis supported by Member McDonald moved to adjourn. The
motion carried and the meeting was adjourned at 8:45 p.m.
Respectfully submitted,
Claude Robinson, Secretary
Lisa Hern, Recording Secretary
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