Planning
Commission Minutes
MINUTES
Cascade Charter Township Planning Commission
Monday, April 17, 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, McDonald, Richards,
Robinson.
Members Absent: MacAllister (excused), Postma (excused).
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
April 17th 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
April 3, 2006 Planning Commission Meeting Minutes.
Member Lewis motioned for approval of the minutes as presented,
supported by Member Richards. April 3, 2006 Minutes approved as
submitted. All in favor with none opposed, the motion carried.
ARTICLE 5. Case #06-2800: Jan Hollander
(PUBLIC HEARING)
The Applicant is requesting a Type I Special Use Permit to construct a
48' x 48' accessory building.
Planner Deem said the Applicant is requesting a Type 1 Special Use
Permit to build a forty-eight foot (48') by forty-eight foot (48'),
approximately 2,304-square foot accessory building at 8320 Grand River
Drive. An accessory building is allowed to be 832-square feet by
Township's standards without a special use permit.
The property is zoned ARC and the building is located on a parcel
that is 2.16 acres. A parcel this size is allowed one (1) accessory
building.
The proposed location of the accessory building is forty-feet (40)
from the rear yard and twenty-six feet (26) from the side yard. The
proposed height of the building is fourteen (14) feet to the midpoint.
Planner Deem noted there is an existing accessory building
currently located on the property that will be removed on completion
of the proposed building. In the past, the Planning Commission has
required a bond to cover the expenses for removing the accessory
building. Staff recommends this be applied to this case as well.
As per the Township's Ordinance, the building will not be involved,
directly or indirectly with any business, trade, occupation or
profession and any lighting on the building will be downcast.
Planner Deem provided the Findings of Fact and said the building's
intended use is for storage. The building will be placed in the side
yard and will have till exterior siding, also known as T-III.
The existing home is 1,822-square feet with a 528-square foot
attached garage. The neighboring lots have single-family homes with a
few accessory buildings in the area. The Planning Commission
previously approved a 1,200 square foot accessory building on the
neighboring parcel.
Planner Deem also said the accessory building will not affect the
light and air circulation of the adjoining properties. It is being
placed far enough from the property line to be away from the
surrounding homes. The proposed location will be approximately
275-feet from the neighbor to the west and 250-feet from the neighbor
to the east.
Planner Deem also noted that the building will not affect the views
of the adjoining buildings and there will be no new curb cut to access
this building.
Staff recommends that the Planning Commission approve the Special
Use request for the construction of the accessory building with the
following condition that a bond be provided for the removal of the
existing accessory building.
Chairman Goldberg opened the meeting for questions from the
Commission of Staff.
Member Koessel asked which plans is the Commission approving, there
seems to be the Applicant's first choice and second choice? Planner
Deem noted the second choice is the Applicant's actual request.
Member McDonald asked what the intended use is of the building, it
is larger as the Applicant's home. Planner Deem noted the Applicant
would store additional vehicles and other items within the building.
Member Lewis questioned how an accessory building twice the size of a
home would not affect the air and light on neighboring properties. It
seems the Commission may have reached a point where they need to
consider a point of stopping accessory building approvals of this
size; it is twice the size of the Applicant's home. Planner Deem
clarified that the accessory building is actually five hundred (500)
square feet larger than the Applicant's home. Planning Director
Peterson also noted that Cascade Township does not have a maximum size
limit, and our standards are written so you can make a decision on a
case-by-case basis providing more flexibility. Chairman Goldberg noted
that he understands Staff's point and the Commission needs to consider
the three (3) factors involved for consideration of approval: the
house size, lot size and zoning of the parcel; in conjunction with the
proposed building size to see if they work.
Member McDonald asked what till siding is and Planner Deem noted it
is really T-III that looks like wood.
Applicant Jan Hollander, 8320 Grand River Drive, noted the new
siding looks like wood and there is no attached garage to the house.
He also noted the old accessory building will be removed from the
parcel.
Member Robinson asked the Applicant his intended use of the
building and Applicant Hollander responded that he has four (4)
vehicles that will be stored in there along with other storage needs,
his personal wood-working shop and a trailer. He also noted he would
access the building off of the current driveway.
Chairman Goldberg asked the Applicant if he will install utilities
in the accessory building and the Applicant said he would only install
electric, no heat nor plumbing.
Member Robinson motioned to open the Public Hearing, supported by
Member McDonald. All in favor with none opposed. The Public Hearing
was opened.
Chairman Goldberg invited members of the public to address the
Commission. Being no public members requested to speak to the
Commission, Chairman Goldberg asked Staff if any letters or phone
calls were received regarding this case. Planner Deem stated they have
not received any letters or phone calls.
Member Koessel motioned to close the Public Hearing, supported by
Member McDonald. All in favor with none opposed. The Public Hearing
was closed.
Chairman Goldberg asked Applicant Hollander if he has spoken with
his neighbors regarding the accessory building. Applicant Hollander
noted he has spoken with the neighbors and they have not expressed any
negative comments or concerns and added that the new building will
actually provide privacy from one (1) of his neighbors who recently
moved their patio.
Member Lewis motioned for approval of the Type I Special Use Permit
to construct a 48' x 48' accessory building with the condition that
the building would not be involved, directly or indirectly with any
business, trade, occupation or profession. Member McDonald supported
the motion with the condition. All in favor with none opposed. Motion
carried.
ARTICLE 6. Case #06-2791: Kraft Street Partners/Mark Harmsen
(PUBLIC HEARING)
Preliminary Plan Review for a PUD amendment/addition to the Kraft St.
Partners P.U.D. (#8 of 2005).
The Applicant is requesting Preliminary Plan Review in order to add
approximately .92 acres (40,000 square feet) to the Kraft St. Partners
Planned Unit Development. This area was anticipated that it might be
included in the Kraft St. P.U.D., however, in order to ensure that all
the neighbors and especially the Chatwick Hills/Chatham Woods condo
residents were notified we required that any new phase be processed as
a formal amendment to the P.U.D.
The property being added is actually the home of a small insurance
office. The insurance office would then be removed and be housed in
the new retail center. The new retail center would be approximately
27,000 square-feet and is planned as a multi-tenant building. There is
a dentist that has already been expressing interest as a tenant and
the insurance office as another tenant. The retail center is allowed
under the B-2 Zoning District Ordinance.
With the addition of this phase, it would also include the
connection to Kraft Avenue with the service drive as well as the
connection to Gordon Food Service. This would complete the service
drive from Kraft to Charlevoix Drive. Planning Director Peterson noted
the drive shown on the plans is the preferred location of the drive
and will line up with the Meijer drive across from Kraft Ave.
Planning Director Peterson said he has spoken with the architect
for Mr. Betten and they should have the revised drawings for review
this week, for re-establishing the service drive behind his property.
Once the plans are approved, Mr. Betten will be re-installing the
service drive as required in their P.U.D. approval.
Although the residential use is not immediately adjacent to the
entire portion of this project, Staff has tried to pay special
attention to this boundary to ensure adequate screening/buffer is
installed. A landscaped berm will be installed along the north
property line adjacent to the residential use.
Planning Director Peterson showed the Applicant's lighting plan and
location of the dumpsters. The lighting plan meets Township standards
and the dumpsters have been located to limit the conflict with the
residual land use to the northeast.
Planning Director Peterson said the Township Engineer has reviewed
the detention plans and his comments have been distributed to the
Commission; there is nothing out of the ordinary regarding his
comments. The detention pond would be located to the east of the
proposed shopping center. He also said the Township Fire Department
has reviewed and approved the plans and included normal comments and
requests included within the current plan.
The proposed signage is consistent with the approved P.U.D.
Ordinance.
The Kent Country Road Commission (KCRC) has said that they will
approve the curb cut on Kraft where it is shown on the site plan and
the Applicant will need to obtain a Drive-way Permit.
The building is shown with a setback of 95-feet from Kraft Avenue.
The setback in the B-2 Zone is 100-feet. Planning Director Peterson
said the Commission discussed this issue when the plan was introduced
and the Commission does have the flexibility to reduce this setback if
they believe it provides a better design. Staff believes that this
reduction of five (5) feet is reasonable since it moves the site
building, parking, lighting and dumpsters further away from the
residential use and also provides for more space for the stormwater
system around the north side of the building. Other
surrounding/existing buildings are closer to Kraft and this building
is further back on the site than those.
Planning Director Peterson distributed elevations plans to the
public members saying the Applicant has proposed a set of elevations
for the new building. The Township does not have any special standards
for building elevations in this area and believes this building would
fit with the other buildings in the area.
Staff has discussed with the Applicant the idea of providing a
sidewalk system coming in from Kraft Avenue. The plans include a seven
(7) foot wide sidewalk along Kraft Avenue plus a five (5) foot wide
sidewalk going into the project. This is consistent with what the
Township has had done on other sites. Staff would like to see the
sidewalk continue further east to provide a good connection to the
Tanaz site. It appears, right now, that the sidewalk just ends at the
Tanaz property line. Staff would suggest either continuing east or
turning north and connect through the landscape island. Staff and the
Applicant prefer continuing the sidewalk north in Phase II as it
provides an easy connection and Staff will discuss the timing with the
Applicant.
Planning Director Peterson said Staff believes this project meets
the requirements for rezoning to P.U.D. since the property is already
zoned and Master Planned commercial and the use is consistent with
those designations. The Plan also includes the appropriate buffers to
the residential properties to the north and provides for the access
drive connections to Kraft to be continued.
Staff recommends approval of the plan with the following
conditions:
1) Approval of the final stormwater plans by the Township Engineer.
2) Revise the sidewalk to connect it with the Tanaz site in a more
pedestrian friendly way. This could include extending it east to line
up with the walk at Tanaz or extending it north through Phase II to
get to the sidewalk in the landscape island.
3) Apply for and receive a Soil Erosion Control Permit prior to the
site work; this has already been done.
4) Compliance with the Fire Department report.
Planning Director Peterson further noted that if the Commission
approves the plan, the development would come back to the Commission
with the language to amend the current P.U.D. Ordinance for a
recommendation to the Township Board.
Chairman Goldberg opened the meeting for the Commission's questions
for Staff.
Member McDonald asked if the lighting meets Township standards and
if the Planning Commission should be more sensitive to the Chadwick
residents? Planning Director Peterson said that has already been the
case by limiting the light pole height to 20 feet, instead of 35 feet,
and they are not using any poles around the back of the site.
Member Lewis asked for clarification of his remembering if the
original approved P.U.D. included the signage along 28th Street for
this project and if a condition could be added noting the signage
allowed for the project. Applicant Harmson acknowledged that phase 3
would not have any signage on 28th St. Planning Director Peterson said
the language would be included within the P.U.D. text.
Chairman Goldberg noted that the Engineer's letter dated April 14th
regarding the storm sewer, erosion control and the eight (8) points
listed within the letter and asked if the Applicant is familiar with
the content of the Engineer's letter and no concerns with his
comments. Planning Director Peterson said he has already followed
through on a couple of the items listed and Staff will ensure the
Engineer's comments are addressed.
Applicant Mark Harmsen, Kraft Street Partners, clarified that the
signage for Phase I of the project has been approved and will consist
of three (3) businesses that have a 28th Street address. This phase of
the project for is for an address of 2700 Kraft Avenue and the signage
will be located on Kraft.
Applicant Harmsen also noted that he has discussed the sidewalk
extension with Staff and said that Tanza owns part of the sidewalk
easement and the developer does not have control over that portion of
the sidewalk. They prefer to run the sidewalk North in Phase II since
they do own this property.
Member Koessel asked if the Applicant is comfortable with the
letter received from the Township's Engineer and the Applicant said he
just saw the letter today and faxed the information to the project's
engineer for his review concerning any issues. He has not heard from
his engineer regarding any issues. Chairman Goldberg noted that any
motion of approval for the P.U.D. would include adherence to the
Engineer's comments; Applicant Harmsen agreed to adhere to the
Engineer's comments.
Member McDonald noted the lighting on the back of the building and
its height and if this would affect the condo residents. Applicant
Harmsen said they have added additional distance from the building to
the asphalt regarding the light posts to help keep the lighting on the
site and not the residential homes. Chairman Goldberg also pointed out
to Member McDonald the differences between the light posts and the
ones he is currently questioning, those in question are mounted to the
building with downcast lighting.
Member Robinson motioned to open the Public Hearing, supported by
Member Richards. All in favor with none opposed. The Public Hearing
was opened.
Kathleen Stall, 2642 Knightsbridge and member of the Chatwick Condo
Association, said the members of the association are in general
agreement of the plan and the developer has been good to work with.
The association does have a couple of concerns regarding the project.
One of their concerns is with the retention pond since residents have
had ground water issues in the past. If they understand the proposal
of the new retention pond correctly, this will help alleviate future
ground water run-off into their homes. The association's other concern
is the increase in traffic on Kraft Avenue along with the pedestrian
traffic that may try to cross Kraft from this site to Meijer. The
association believes this project will increase pedestrian traffic and
cars travel quickly down Kraft Avenue and it will be a matter of time
before someone is hurt trying to cross Kraft Avenue. The association
acknowledges that this is a Road Commission issue but wondered if the
Township Staff can communicate this concern to the county for their
consideration. Planning Director Peterson acknowledged that when the
sidewalks along 28th St are completed a crosswalk on 28th St will be
provided.
Member Robinson, with support from Member Lewis, motioned to close
the Public Hearing. All in favor with none opposed. The Public Hearing
was closed.
Member Robinson motioned for approval of the Preliminary Plan
Review for a P.U.D. amendment/addition to the Kraft St. Partners P.U.D.
(#8 of 2005) based on the four (4) items listed by Staff and added:
5) No signage for phase III on 28th Street.
6) The Applicant must comply with comments from the Township Engineer.
Member Koessel asked to add one (1) condition regarding the
sidewalk and Member Robinson added:
7) The sidewalk extension will proceed North in Phase II.
Member Lewis supported the motion with the seven (7) conditions.
All in favor with none opposed. Motion carried.
ARTICLE 7. Case #06-2790: John Halland
(PUBLIC HEARING)
The Applicant is requesting rezoning to P.U.D., Planned Unit
Development, in order to develop a twenty-eight (28) unit
single-family home project.
Planner Deem said the Applicant is requesting Basic Plan Review for
a proposed Planned Unit Development rezoning of 59.13 acres to allow
the development a total of 28-units for single-family homes. This
parcel is directly south of the Anderson Woods P.U.D. and would
connect directly to the adjacent subdivision. He also reviewed the
location on the map and the previous Phase I of the project.
The property is currently zoned ARC and R-1 and is identified in
the Master Plan as suitable for the Township's Rural Residential
category. The recommended unit per acre is .5 units per acre and the
proposed plan shows .47 units per acre.
Planner Deem also said the Subdivision Ordinance requirements for a
parcel in the ARC and the R-1 Zoning classification are included
within the Commission's packets. There are no projects in the Capital
Improvement Plan that are associated with a project at this location.
Test Plan calculations have been provided by the Developer showing how
this property can be developed while meeting the Township Subdivision
Ordinance and Land Division Ordinance requirements for density. These
calculations are also included within the Staff report.
The Proposed Plan provides 33.8% of developable acreage as open
space; this percentage does not include wetlands or road right-of-way.
The design of the Proposed Plan fits within the neighborhood
characteristics. The location of open space connects with the existing
open space in Anderson Woods. The majority of the open space is
located in the center of the project and lines up with the open space
in the rear of the existing Anderson Woods P.U.D. The open space
provided at the front of the property also lines up with the existing
open space in the existing Anderson Woods P.U.D.
Planner Deem further stated that the Applicant would like to use
some of the open space for a soccer field and details have been
provided for the fields. The soccer field is proposed to be located on
the south side of Kirkwood Trail between lots thirty-one (31) and
twenty-two (22). Playground space and tennis/basketball courts have
been identified in the open space between lots eighteen (18) and
nineteen (19). The Applicant has not provided information regarding
when the soccer field and tennis court will be installed. Should the
Planning Commission grant approval for this project, the installation
date should be included within the P.U.D.
The Applicant has also mentioned the possibility of placing a gate
at the entrance of the project. The Applicant has identified pillars
for a future gate on the site plan. This would have to be approved by
the Fire Department.
Water and Sewer will not serve the project and the Kent County
Health Department will need to approve the septic and wells.
The Applicant will also have to enter into a Storm Water
Maintenance Agreement similar to that of Phase I, Anderson Woods.
Planner Deem stated there are wetlands on the property. An
application to the DEQ has been submitted and final review is expected
to occur in late May.
Private roads will access the site and there is one (1) entrance
off of Buttrick Avenue named Kirkwood Trail and this project connects
to South Gracemore Court at the end of the existing cul-de-sac. KCRC
has reviewed and approved the drive location on Buttrick Avenue. A
connection to Anderson Woods is included on the site plan. The
Planning Commission previously discussed a possible connection to the
north property along the west end of the proposed project during basic
plan review. The proposed plan does not indicate any easement in this
area for connection to the north property. If the Planning Commission
should approve this plan, the easement should be indicated on the site
plan and noted in the P.U.D. Ordinance.
Staff suggests that streetlights should not be required for this
subdivision. This would fit within the characteristics of the
neighborhood and neighbors have requested that no streetlights be
added to this project.
The Fire Department has reviewed the plans and their comments are
included within the report. The Fire Department has granted
preliminary approval on the condition that the Applicant provides the
road grades for Kirkwood Trail.
The names of the streets have been approved by the Fire Department
and the KCRC.
The Township Engineer has reviewed the plans and his comments are
included. The letter provided identifies a number of items they would
like to see indicated on the site plan. The Township Engineer feels
that the plan provided will meet Township requirements when these
items are addressed and the Applicant has spoken with the engineer and
feels these requests are doable.
Planner Deem also said the neighbors have been working with the
developer and noted the letter received from the neighbors addressing
their concerns. The letter was distributed to the Planning Commission
prior to the meeting.
Planner Deem noted the P.U.D. Use Regulations by saying the
granting of the P.U.D. rezoning will allow this site to develop while
preserving the existing wetlands and providing 33.8% of the
developable land as open space. A test plan shows the possibility to
create a subdivision with the same number of lots without excluding
wetlands and only providing approximately twenty-five (25) percent
open space.
The proposed project is consistent with the Subdivision Ordinance
and will not result in a material increase in the need for public
services; city water or sewer will not serve the project.
The area has been identified as Low Density Residential by the
Master Plan. This recommends a density of 0.5 units per acre and the
proposed project shows a density of 0.47 units per acre.
Planner Deem also said the project will not create an unreasonable
negative economic impact on the surrounding properties. This project
is a proposed 28-unit single-family home subdivision and similar to
existing homes in the area.
This project will provide more usable land as open space than the
provided test plan. This project will also be preserving the existing
wetlands by not making them part of the proposed single-family home
lots and the proposed open space connects to existing open space in
the Phase I of Anderson Woods.
Planner Deem said the next Finding of Fact is the proposed
development shall be under single ownership or control such that there
is a single person or entity having responsibility for completing the
project in conformity with the Township's Ordinance. This provision
shall not prohibit a transfer of ownership or control, upon due notice
to the Township's Planning Director and this development is currently
under one (1) ownership.
Staff recommends that the Planning Commission recommend approval to
the Township Board for the P.U.D. rezoning to allow a 28-unit
single-family home subdivision at 5375 Buttrick Ave. as shown on the
site plan dated March 24, 2006 with the following amendments:
1) The Township Engineer's comments will have to be addressed on the
site plan.
2) Easement to the property to the North will have to be identified.
3) The road grade for Kirkwood Trail will have to be indicated on the
site plan.
The Planning Commission should also direct Staff to write a new
P.U.D. Ordinance for this project to be reviewed by the Planning
Commission before a public hearing date a the Township Board is set.
Chairman Goldberg opened the meeting for Commission's questions of
Staff.
Member McDonald referred to the Staff's Analysis and item
"F" regarding the 33.8% of developable acreage being open
space, does this percentage include the wetlands? Planner Deem
clarified that the wetlands are not counted as part of the opens
space. The percentage of open space is determined by the total amount
of developable land. Member McDonald noted that the Applicant is still
waiting to hear from the DEQ and Planner Deemed said that is correct.
Member McDonald clarified for the public attendees that the swimming
pool, soccer field and other amenities are included within the open
space.
Member McDonald also referred to page four (4) of Staff's report
and the "development is under one (1) ownership" and noted
the letter received has a different corporation listed, this is under
one (1) ownership, correct? Planner Deem confirmed the sole owner is
John Halland of Halland Homes.
Chairman Goldberg invited the Applicant to approach the Commission.
Applicant, John Halland, clarified for the Commissioners that the
wetlands on the property have been flagged and the DEQ is expected to
confirm the wetlands within the next couple of weeks.
He has also spoken with homeowner, Mark Gilbert, regarding a ten
(10) foot easement for the future houses and Mr. Gilbert does not have
any problems with the easement.
Applicant Halland also noted a ten foot buffer along a part of the
road to help shield headlights from traffic into the homes and will be
adding six (6) blue spruce trees on the corner to help buffer the
home. He also noted on the site plan he could also provide a fifteen
(15) foot "no tree cut" zone on Lot 32, keeping the existing
trees.
Applicant Halland asked when the Planning Commission would need to
know the phases of the project and Planner Deem indicated they would
need to know soon to incorporate the information into the P.U.D.
amendment. Applicant Halland also asked if he was under a project
building time constraint once the amendment is approved. Planner Deem
clarified that the building permits would trigger the time to complete
phases of the project. Applicant Halland noted there are two (2)
houses on the property and an old barn that will be removed but that
removal would not trigger the time he has and Planner Deem noted the
building permits would.
Member Robinson noted the Applicant may make this a gated community
in the future and asked if consideration has been given to the traffic
flow turning into the community. He would hate to see cars waiting to
turn into the property or backing up as residents key into the
community. Applicant Halland said they have been asked to keep the
gate eighty (80) feet back from the road.
Member McDonald questioned the jump from Lot 39 to make the road to
Lot 40 and if destroying any of the wetlands there. Applicant Halland
said he needs to obtain two (2) permits, one being the road permit and
the other from DEQ for a Wetland Crossing Permit. The crossing permit
will allow for a 6' x 9' foot road to cross the wetlands and the
asphalt for the main road will miss the other wetlands.
He also noted that he will not be installing streetlights and would
like each house to have their own exterior lighting.
Member Lewis, supported by Member Robinson, moved to open the
Public Hearing. All in favor with none opposed, the Public Hearing was
opened.
Karen Parent, 7400 Trillium Woods, noted she is a member of the
Historical Society and it is sad to hear that the old red barn will be
removed and would have been nice to have saved the building. She noted
her question regarding the open space has been answered but questioned
where the road water runoff will be going? Applicant Halland said
there would be catch basins installed in the road and will discharge
into the river after treatment. He explained there would be filters
that will pre-treat the runoff prior to it going into the river.
Jeff Belmonte, 5399 Buttrick Ave SE, said he discovered last week
the new plans submitted on this project. Some of the neighborhood has
met last Friday and the project seems to be moving rather quickly from
their standpoint. He said their concerns lie with the existing
wetlands and water flow. He also said the neighbors are concerned over
the view of the roads and subdivision, they bought their houses and
property to be removed from subdivisions and this will bring more
people into the area. The area is also served by a couple of wells for
water and there is concern by existing neighbors that this many homes
may deplete their water source.
Carl Taplin, 5405 Buttrick Ave. SE, noted the location of his four
(4) acre lot in relation to the wells on the site plan. He lived in
Lake Orion prior to this residence and experienced a well drying up
and becoming contaminated. The residents are looking for assurance
they will have water and not the possible expense of having to connect
to public water and sewer because this project could run the wells
dry.
Mr. Belmonte also noted their concern over the current condos in
the Township and not being sold and now the Township is considering
more condos. He further supported the fact that this project seems to
be moving rather quickly in its development and is concerned with the
hill erosion his house sits on. He also said he is looking for
consistencies in land use; the soccer field is not consistent with the
current land use as he hunts there. He is also looking for a guarantee
they will continue to have well water.
Tom Stevens, 5401 Buttrick Ave. SE, noted his concern over the R-1
Zoning designation and the wetlands and questions the way the lots
will be developed.
He also noted that the south properties may have trouble perking
and asked if each lot would be perked and tested for water
availability. Planner Deem noted each lot would be perked.
Mr. Stevens expressed his concern with the rural residential
classification and the density of this population if the condos are
built. He is not opposed to having neighbors but questions if this
subdivision is appropriate for the area.
Peter Renucci, 7106 Gladys SE, noted his home's location on the
site plan and stated his well is one hundred seventy-five (175) feet
deep. He also asked why this project is being referred to as Phase II
when Phase I hasn't been started. Planner Deem noted that the Anderson
Woods project is Phase I and Chairman Goldberg further explained that
connectivity between Anderson Woods and this project also define the
projects as Phase I and Phase II.
Mr. Renucci also pointed out the location of the wells near the
property and the current homes serviced by these wells and questioned
if the developer plans to install a community well to preserve the
current water supply? Planner Deem noted the Applicant has submitted
his application to the County Health Department and is waiting to hear
their recommendations concerning water.
Greg Miller, 5415 Buttrick Ave SE, said he has already had a
contractor out to his home two (2) times in the past three (3) years
regarding his well and water supply is a concern of his as well. He
asked that the project be slowed down and those involved do their due
diligence in the development of this project. He also noted the
traffic flow and the main thoroughfare being Buttrick and that is only
a two-lane road. He also noted there is a ten (10) foot high tressell
over Buttrick Avenue and questioned if the road would support
additional development.
Eric Bauer, 5407 Buttrick Ave SE noted that Mr. Belmonte's home
would be greatly affected by the new development. Mr. Bauer noted he
just purchased his property and is concerned with the development
one-acre lots to what is currently near the property, homes on four
(4) to six (6) acre lots.
Chairman Goldberg asked Staff if any letters or phone calls were
received regarding the project. Planner Deem said the Township
received a phone call from Mr. Alkema regarding his concern to street
lighting for the development and amenities. Planner Deem said he has
also spoken with Mark Gilbert regarding the project. Mr. Gilbert is
not enthused about or against the development and there was some good
soil for water found.
Planner Deem noted that the application to Kent County was
submitted on March 27th and the Township should be hearing from them
soon. Public notices were sent out to neighbors and placed in the
newspapers within the required time.
Member McDonald motioned to close the Public Hearing and Member
Robinson supported the motion. All in favor with none opposed, the
motion was carried and the Public Hearing closed.
Applicant Halland showed the test well on the site plan and said it
has been tested and the water supply is there. He noted the residents
would probably have to use a water softener, as the water is hard but
the well tested favorably. He also said the Health Department will
also pull the well logs on the surrounding homes and assess the water
supply and pressure.
Member Koessel asked what the Applicant plans to do with the area
that has standing murky water on it and the Applicant said the area
will remain and they will dredge some of it out to clean it up.
Member Robinson expressed his concerns over the water situation and
asked what the developer's fallback plan is; would the wells have to
be dug deeper? Applicant Halland said that is up to the Health
Department, currently the water is running at forty (40) gallons per
minute and that is acceptable. Planning Director Peterson noted the
report from the Health Department will be forthcoming soon and will be
reviewed.
Chairman Goldberg asked if the area labeled as "area four
pond" and "area three pond" if those would be built and
Applicant Halland said they will not be built.
Member McDonald appreciated the citizen's comments and noted that
Mr. Stevens presented an interesting point regarding density of the
site. He noted that if the Planning Commission is approving the
project and connecting roads, a rural subdivision would be created and
questioned if this is in conflict with Rural Residential Zoning.
Planner Deem noted on the Township map where the Rural Residential
Zoning is located and the property's location when the Master Plan was
done.
Member Koessel said the property can support the lots but is
twenty-eight the right number of lots for this development and
suggested waiting to hear the report from the Health Department prior
to approval.
Member McDonald agreed with Member Koessel in waiting to hear from
the Health Department for their comments. He also asked if Staff could
add some of the conditions discussed this evening that are not listed
within the Staff reports (i.e. 15-foot No Tree Cut, etc.) as mentioned
this evening.
Applicant Halland said the Health Department is waiting for an
approved site plan before they can proceed any further. Chairman
Goldberg suggested the Applicant submit to the Health Department the
plan that has been submitted to the Planning Commission, it should be
acceptable to them.
Planner Deem read the Desired Uses and Density of the Rural
Residential land use from the Master Plan noting that conservation
clusters that result in the preservation of significant open lands and
overall densities of .5 units per acre are projects encouraged in this
area.
Chairman Goldberg summarized there are three (3) areas of concern
regarding this project:
1) Population density
2) Water supply
3) Wetlands in relation to the road.
Member Koessel motioned to table the request for rezoning to P.U.D.
in order to develop a 28-unit single-family home project until
comments are received from the Health Department, supported by Member
McDonald adding that Staff is to look at other conditions regarding
the project as discussed tonight. All in favor with none opposed.
Motion carried. Case #06-2790: John Halland tabled until information
received from Health Department.
ARTICLE 8. Case #05-2768: West Michigan Hindu Temple
The Applicants are seeking an amendment to their site plan to
construct a Hindu Temple.
Planner Deem began by saying the Applicants received a Type II
Special Use Permit from the township Board in December, 2005 to allow
a Hindu Temple at 4870 Whitneyville Ave. The Applicants are looking to
amend their site plan do to building codes and religious requirements.
The building floor plans have changed from a two-story building to
a one-story building. The proposed location of the building meets the
setback requirements.
The Applicants have increased the number of parking spaces and have
provided the appropriate amount of landscaping within the parking
area. These changes do not affect the Type II Special Use Permit
requirements.
Planner Deem also said the Applicants are proposing a 152-seat Hindu
Temple located on acres of land in the R-1 Zoning District. This is a
use allowed by a Type II Special Use Permit.
The conditions of this project are not changing and the Site Plan
requirements are:
1. Parking: 1 parking space per four (4) seats in the Temple is
required. The Temple is proposing 152 seats, this would require
thirty-eight (38) parking spaces and the Applicants have provided
fifty-six (56) parking spaces.
2. Landscaping: The added landscaping within the parking area and the
existing trees being saved meet the requirements for landscaping.
3. Building Info: The building will be 9,704 square feet.
4. Setbacks: The front yard setback is 100-feet and the plan meets
this requirement. The side yard setback is 50-feet and the proposed
building will be approximately 85-feet from the side yard. The rear
setback is also 50-feet and the building meets this requirement.
5. Minimum Lot Size: The minimum lot size for a 200-seat Temple would
be two (2) acres. The minimum lot size for a Temple with more than 200
seats would be 300-feet. This lot has 521-feet of frontage and would
allow for a future expansion to the Temple.
Staff recommends the Planning Commission approve the site plan
amendment.
Chairman Goldberg asked if the materials for the building would
remain the same and Applicant Jiten Shah confirmed they would.
Applicant Shah noted that due to cost and religious beliefs, the
basement will not work out as planned and the building will be on one
(1) level.
Member Robinson asked how much the footprint of the building has
changed and Applicant Shah said it has doubled now that it is on one
(1) floor. Planner Deem showed the Commission the new plans for a
one-story temple versus the previous request for two-stories.
Member McDonald motioned for approval to amend the site plan to
construct a Hindu Temple at 4870 Whitneyville Avenue, supported by
Member Lewis. All in favor with none opposed. Motion carried.
ARTICLE 9. Any Other Business
Chairman Goldberg opened the meeting for other business and Member
McDonald asked if the Southeast corner of Kraft and 36th Street is its
own P.U.D. Planning Director Peterson said it is.
ARTICLE 10. Adjournment
Member Robinson supported by Member McDonald moved to adjourn. The
motion carried and the meeting was adjourned at 9:54 p.m.
Respectfully submitted,
Claude Robinson, Secretary
Lisa Hern, Recording Secretary
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