Planning
Commission Minutes
MINUTES
Cascade Charter Township Planning Commission
Monday, May 1, 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
May 1st agenda.
Member Lewis motioned for approval of the agenda, supported by
Member Robinson. All in favor with none opposed, the motion carried.
ARTICLE 4. Chairman Goldberg requested motion for approval of the
April 17, 2006 Planning Commission Meeting Minutes.
Member Lewis noted a correction on Page 7, in the second paragraph
and noted the Applicant agreed that phase 3 would not have any signage
on 28th St. and would like that clarified in the minutes.
Member Lewis motioned for approval of the minutes as corrected,
supported by Member McDonald. April 17, 2006 Minutes approved as
corrected. All in favor with none opposed, the motion carried.
ARTICLE 5. Case #06-2795: Shaun Burket
(PUBLIC HEARING)
The Applicant is requesting a Type II Special Use Permit to allow a
nursery.
Planner Deem said the Applicant is requesting a Type II Special Use
Permit to allow a nursery at 9500 Cascade Road. The Planning
Commission is hearing the case to possibly recommend approval to the
Township Board.
The property is zoned ARC and is on thirty-five (35) acres. All
properties adjacent to the parcel are zoned ARC.
The Township Engineer has reviewed and approved the plan and there
are no concerns regarding storm water run off.
Planner Deem noted Staff's comments regarding the project. The
property is thirty-five (35) acres and meets this requirement, as the
Township's minimum parcel is fifteen (15) acres.
All buildings shall be located a minimum of 100-feet from the front
property line and 50-feet from any side and rear property lines. The
proposed building will be more than 200-feet from any property line
and meets this requirement.
The proposed building will be for storage of equipment and the
Applicant understands this requirement. Planner Deem noted that
Township's condition is that all machinery and equipment, except for
motor vehicles and trailers used in the conduct of business, shall be
stored within a completely enclosed building.
The motor vehicles and trailers shall be stored indoors,
out-of-view when not in use for longer than a two (2) week period. The
Applicant has reviewed and agreed to this requirement.
The Applicant has stated that the stockpiled materials will be more
than 200-feet from the property line. Planner Deem said the Township
requires motor vehicles, trailers, and stockpiled materials, such as
topsoil, wood mulch, bark, stone, balled and bur-lapped plant
materials and "heeled-in" plant materials, shall be stored a
minimum of 100-feet from the property line.
Retail and wholesale sales on the premises to the general public
shall be limited to nursery and/or greenhouse stock raised on site.
The Applicant has reviewed and agreed to this requirement.
No freestanding light poles shall be erected or lights placed on
buildings unless deemed necessary in the special use permit review
process for safety reasons. There are no plans to install any free-
standing lights. Any building light will be downcast.
Activities on the premises shall be limited to those associated
with running a nursery or greenhouse, unless prior special approval is
granted by the Township. The Applicant has reviewed and agreed to this
requirement.
The storage of any fertilizer, chemical or loosely packed material
shall be maintained and contained so as to prevent adverse effects
upon adjacent properties. The Applicant has reviewed and agreed to
this requirement.
Staff recommends hat the Planning Commission recommends that the
Township Board approve the Type II Special Use request to allow a
nursery at 9500 Cascade Road.
Chairman Goldberg opened the meeting for questions from the
Commission of Staff.
Member MacAllister asked if the elevations and materials of the
building have been received and Planner Deem noted the materials have
been received but did not bring the information and the Applicant may
be able to answer those questions.
Member Lewis asked if the field plant and nursery stock would be
back towards Cascade Road, is it 200-feet from Cascade Road? Planner
Deem said, no, but this is not the stockpile being referred to.
Chairman Goldberg noted this area is growing live plant material.
Member Lewis asked how far from Cascade Road this would be and Planner
Deem said approximately it is approximately thirty (30) feet from
Cascade Road.
Member McDonald noted that the Township's Engineer has reviewed the
plans and he shows no concern with the storm water run off, is this
due to the drain swill shown on the plans? Planner Deem noted the
Township's Engineer required the drain swill and the Applicant have
agreed to install it.
Member McDonald asked if the property south of Cascade Road backs
up to the highway and Planner Deem noted it does.
Member Robinson asked if the Planning Commission is also approving
the ability to sell nursery items at this time since it is mentioned
within the application. Planner Deem noted the Applicant is not
selling anything from the premises and would have to approach the
Commission should he decide to do so in the future.
Applicant Shaun Burket, 9500 Cascade Road, said he is not planning
to sell any items at this time and maybe plans to do so within the
next three (3) to five (5) years and when the time comes, will go
through the proper process for approval.
He also noted that the field stock will be located at least fifty
(50) feet from the road to avoid the winter salt spray that could
affect the plants from the street plows.
Applicant Burket noted he has agreed to the drainage swill as
recommended by the Township's Attorney. He will be using little
fertilizer and the run-off will not be contaminated.
The pole barn will be steel with an asphalt shingle roof.
Member Lewis asked if a well will be built on the property and
Applicant Burket said no and also noted the remainder of the property
will be farmed.
Member McDonald asked for clarification of the building's location
on the site plan and Applicant Burket defined the location.
Member McDonald asked if there is another house across from Snow
Avenue and Applicant Burket responded by saying there is a house but
it appears to be vacant. He plans to make the nursery have a nice
roadside presentation to those who drive by; he wants to make it as
nice as possible.
Member MacAllister asked if there would be lots of trucks with
deliveries and heavy equipment moving in and out of the property.
Applicant Burket noted some trucks would be moving in and out of the
property.
Member Lewis motioned to open the Public Hearing, supported by
Member Robinson. 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 Staff has
received two (2) phone calls regarding the project but no objections;
no letters were received by Staff.
Member McDonald motioned to close the Public Hearing, supported by
Member Lewis. All in favor with none opposed. The Public Hearing was
closed.
Member Robinson motioned for recommendation to the Township Board
for approval of the Type II Special Use request to allow a nursery at
9500 Cascade Road with the condition:
1) The building will be forty-feet by seventy-feet (40' x 70'). Member
McDonald supported the motion with the following Staff comments:
1) The proposed building will be more than 200-feet from any property
line.
2) The proposed building will be for storage of equipment.
3) Motor vehicles and trailers shall be stored indoors, out-of-view
when not in use for longer than a two-week period.
4) Stockpiled materials will be more than 200-feet from the property
line.
5) Retail and wholesale sales on the premises to the general public
shall be limited to nursery and/or greenhouse stock raised on site.
6) No freestanding light and any building light will be downcast.
7) Activities on the premises shall be limited to those associated
with running a nursery or greenhouse unless prior special approval is
granted by the Township. All in favor with none opposed. Motion
carried.
8) The storage of any fertilizer, chemical or loosely packed material
shall be maintained and contained so as to present adverse effects
upon adjacent properties.
All in favor with none opposed. Motion carried.
ARTICLE 6. Case #06-2798: Zoning Ordinance Amendment, Similar Use
(PUBLIC HEARING)
Proposed Amendments to the Special Use Sections of the Zoning
Ordinance
Planning Director Peterson said Staff is recommending some
semi-procedural amendments that would impact several different
chapters of the Zoning Ordinance. The idea of this amendment would be
to include "catch all" for other uses not listed but similar
to others already listed to be processed as a Special Use.
Staff has already made these changes to the B1 Zoning District and
the Township Attorney has recommended we make these changes to other
zoning districts as well. Our original thought was to wait until we
are working on a particular chapter and fold these changes into the
amendments we are currently working on. However, it seems that the
other amendments may take some time and Staff would like to take care
of the rest of the zoning districts now.
Planning Director Peterson said Staff is recommending the Planning
Commission recommend approval of these amendments to the Township
Board for their consideration. He also noted that Staff has not
received any written public comments.
He said after holding the Public Hearing, the Commission can make a
recommendation to the Township Board where they will consider the
recommendation for adoption.
Member Robinson, with support from Member MacAllister, motioned to
open the Public Hearing. All in favor with none opposed. The Public
Hearing was opened.
No public members wished to speak and Chairman Goldberg asked Staff
if any letters or phone calls were received. Planning Director
Peterson said Staff did not receive any letters or phone calls
regarding the amendments.
Member Lewis, with support from Member Richards, motioned to close
the Public Hearing. All in favor with none opposed. The Public Hearing
was closed.
Member McDonald motioned for recommendation to the Township Board
for approval of the proposed amendments to the Special Use Sections of
the Zoning Ordinance, supported by Member Robinson. All in favor with
none opposed. Motion carried.
ARTICLE 7. Case #06-2802: AJV Ventures, LLC
The Applicant is seeking tentative preliminary approval to create a
site condominium with 10-lots in the R-1 Zone.
Planner Deem said the Applicant is seeking tentative preliminary
approval to create a site condominium with ten (10) lots in the R-1
Zone located at 6155 Cascade Road. The property is located at the
Northwest corner of Cascade Road and Beard.
The Applicant is looking to develop this site into a 10-unit site
condominium named Haven Hills. The minimum lot width will be 90-feet
with an average lot width of 117-feet. The minimum setbacks for the
site condominium will meet the R-1 Zoning requirements of 35-feet for
the front year, 25-feet for the rear yard and a minimum of 10-feet for
the side yard with both sides combining to be at least 25-feet.
Planner Deem noted on this property, there is .57 acres of wetlands
the Applicant will be preserving. .90 acres is road right of way and
the total developable acreage for this property is 8.53 acres.
Twenty-five percent (25%) open space of the developable acreage is
2.13 acres; the Applicant is providing 2.95 acres for open space. The
open space is accessed by Cascade Road.
The subdivision requires a minimum of four trees per lot; this
needs to be identified on the site plan.
The lot will be accessed off a private drive, Haven Hill Drive,
which connects to Beard Drive; the drive meets the private road
standards.
The Master Plan has identified this area as Residential low
density. The suggested density is one (1) to three (3) units per acre.
This project has a proposed density of 1.0 unit per acre.
Utilities will be extended from Cascade Road, along Beard Drive to
the north property line for this project. The Township Board Utility
Subcommittee has reviewed this plan. The Township Board Utility
Subcommittee has reviewed this plan. It is their recommendation that
the developer be responsible to extend utilities along Beard as
opposed to the Township being in charge of the project.
Planner Deem noted the Fire Department has reviewed the plans. They
require that if a gate entrance is to be installed that it gains
approval from the Fire Department.
The Township Engineer has reviewed the plan and has requested some
minor clarifications on the site plan. His final comments need to be
addressed prior to Township Board approval.
It is the Township's policy to require development along Cascade
Road to install a center lane on Cascade Road. The Township is asking
the developer to extend the center turn lane for access to Beard
Drive. The Township would then extend the center turn lane past Mont
Rue Drive; this will need to be indicated on the site plan. A letter
from the Applicant's attorney has been received and they are
questioning why the developer is responsible for the center turn lane.
Planner Deem noted this is the first step in the platting process.
The Planning Commission is to make a recommendation to the Township
Board for tentative preliminary plat approval. After the Township
Board has granted tentative preliminary plat approval, the Applicant
will submit their plan to other public agencies including the Road
Commission, Drain Commission, and Health Department. After their
review, the Applicant will bring the plan back in front of the
Planning Commission for final preliminary review. The Planning
Commission then makes a recommendation to the Township Board for their
final decision.
Staff recommends that the Planning Commission recommend tentative
preliminary approval to the Township Board with the following
conditions:
1) The Engineer's comments are to be addressed prior to the plan taken
to the Township Board.
2) The four (4) trees per lot need to be indicated on the site plan.
Existing trees that the Applicant wishes to count towards these trees
need to be indicated on the site plan and are not to be cut down.
3) The Center Turn Lane needs to be indicated on the site plan.
Chairman Goldberg asked Staff the type of public notice that was
released regarding the case and Planner Deem said notices have been
distributed to the neighbors and Staff has received letters and phone
calls. Neighbors on Mont Rue seem concerned over trees being cut down.
Applicant Dave VanderSchot noted most of the homesites are located
back from Cascade Road and they will extend the utilities to the
Northeast edge of the property.
The developer is also proposing landscape islands. He has read
Staff's comments and agreed with the conditions with the exception of
the installation of the Center Turn Lane and have calculated this part
of the project to cost over $100,000. Applicant VanderSchot noted more
than ten (10) lots would receive benefit from the lane and unfair to
solely burden this project with the cost.
Member Koessel asked how long the Applicant foresees Beard to be
torn up and the Applicant believes maybe two (2) or three (3) days the
road may be impassible. Member Koessel noted another ingress and
egress at Mont Rue and that should help alleviate the traffic burden
when Beard is tore up.
Member McDonald noted two buildings on the site and asked if they
would be coming down. The Applicant noted on lot nine (9) is a pole
barn and the other is an old building and both will be removed.
Member McDonald asked if the large spruce would be left and the
Applicant noted their intent is preserve as many of the trees as
possible. The spruce will remain along with maple and black walnut
trees. The developer's goal is to leave as many of the trees alone as
possible but they will know more as to which trees will remain once
they have been through the design process.
The Applicant was asked his plans regarding storm water runoff and
the Applicant said they would be constructing a swale to direct into
the basin, they do not anticipate disturbing trees.
Member Robinson noted he feels very strongly that the center lane
be installed with this project.
Chairman Goldberg said he does see the center lane being a benefit
to the other homes in the area and explained the turn movements of
traffic and traffic flow for a better understanding of the
recommendation of the center lane. He noted the clear relation of the
traffic burden and the ten (10) homes and requested a letter from the
Township Attorney with his considerations regarding the issue.
Member Robinson supports hearing from the Township's Attorney
regarding this project and suggested tabling the case until the
attorney has responded.
Member Postma asked if there is a plan to extend the center lane
with the Road Commission or Township? Planning Director Peterson does
not believe at this time either government has plans to extend the
center lane.
Member Koessel noted the Planning Commission could still recommend
approval to the Township Board as they will ask for the Township
Attorney's comments and does not feel it is necessary to table this
item.
Member Lewis noted that $100,000 for a center lane does seem high
and acknowledges the developer's concern but also noted the speed at
which the traffic travels down Cascade Road and in support of the
center lane being added during the phase of this project.
Member Richards agrees with everything that the other Commissioners
have stated and noted the Commission has requested other developments
to install center lanes. She favors the center lane for this project.
Member MacAllister supported the previous comments favoring the
installation of the center lane on Cascade Road. She also asked if a
pedestrian pathway would be installed into the development? Planner
Deem noted it will be a gated community and did not make sense to
dead-end the pathway into the ten (10) homes. There are also no long
range plans to extend connectivity to Beard or Mont Rue, therefore, a
pedestrian pathway, Staff felt, is not necessary.
Member Lewis suggested the Applicant might want to consider
foregoing the installation of the gate into the development in lieu of
the center turn lane; personally, he would like to see the center turn
lane instead of the gate.
Member Robinson motioned to table until the May 15th Planning
Commission Meeting, the request for tentative preliminary approval to
create a site condominium with 10-lots in the R-1 Zone located at 6155
Cascade Road pending Township Attorney's comments, supported by Member
Lewis. Eight in favor with one opposed. Motion carried. Case #06-2802:
AJV Ventures tabled until May 15th Commission Meeting with comments
received from the Township's Attorney.
ARTICLE 8. Case #06-2804: Thomas Metzdorf
The Applicant is seeking Site Plan Review for a new Office and
Laboratory building in Meadowbrooke.
Planner Deem began by saying the is seeking Site Plan Review for a
48,500 square foot two-story office building, with a 9,900 square foot
laboratory.
This project is in the Meadowbrooke Business Park. Meadowbrooke has
reviewed and approved the plans contingent on Township approval. The
Township's Engineer has reviewed the project and his comments are
within the Commissions' packets.
Planner Deem noted the setbacks for the project stating front yard
setback is forty (40) feet; the proposed setback is forty-five (45)
feet. The minimum rear and side yard setbacks are each twenty-five
(25) feet; the proposed rear yard setback is greater than 200-feet and
the proposed side yard setback is twenty-five (25) feet, meeting
Township requirements.
The ingress and egress for the site will be from the existing curb
cut located across from Corporate Grove Boulevard. This site meets the
parking requirements for the proposed uses.
The landscaping plan meets the Township regulations and the site
plan has been reviewed by the Township's Fire Department. The proposed
plans address the Fire Department's concerns.
The lighting plan for this project also meets Township regulations.
Staff recommends that the Planning Commission approve the
Applicant's request for site plan approval with the condition:
1) The Applicant is to receive a soil erosion permit before
construction begins.
Chairman Goldberg asked if the Meadowbrooke Review Board has met
and reviewed the plan? Planner Deem said they have.
Member Postma asked for clarification as to which site this project
is located and Planning Director Peterson said it is where the old
train site is located.
Applicant Tom Metzdorf and Tom Tooley, of BETA Design, were
available for comments. Applicant Metzdorf thanked Planner Deem for
his presentation and available for Commissioner's questions and
comments.
Chairman Goldberg asked if the project will bring new jobs to the
area and Applicant Metzdorf said they anticipate approximately one
hundred (100) new jobs.
Member Robinson motioned for approval to approve the Applicant's
request for site plan approval with the condition:
1) The Applicant is to receive a soil erosion permit prior to
construction.
Member Lewis supported the motion. All in favor with none opposed.
Motion carried.
ARTICLE 9. Case #06-2807: Zoning Ordinance Amendment, Antenna
Proposed Amendment to the Zoning Ordinance regarding antennas.
Planning Director Peterson noted Staff is introducing some
amendments dealing with Antennas in the Residential zones. The
Township does not allow cellular towers or antennas in the residential
zones. However, there are existing and may be others in the future,
taller structures that could accommodate a cellular antenna in the
Residential zones. These structures range from Consumers Power towers,
utility poles, church steeples, etc.
Staff is requesting that a public hearing be set to consider a set
of amendments that would allow only antennas to co-locate on any
existing structures. The Planning Commission would process these
requests as a special land use requiring a public hearing. Planning
Director Peterson said he has already spoken with the Township
Attorney who feels that it is a good idea from a legal perspective to
limit the Township's exposure by permitting an antenna and continuing
to prohibit towers.
Member Robinson agrees with Staff that the Commission needs to
consider the amendments.
Member Koessel asked if the height of the cell towers along
Thornapple Drive was an issue, he recalls some problems and Planning
Director Peterson noted the height was an issue with the airport and
those towers had to meet the airport's height requirements.
Member Koessel questioned the neighborhoods that have underground
utilities and there is nothing to co-locate an antenna to, would a
tower be built in these areas? Chairman Goldberg clarified that
communities such as these, would not be affected by this ordinance and
this amendment would simply point the service provider to utilize
co-locating an antenna versus erecting a tower.
Planning Director Peterson further noted that this ordinance
amendment would not allow for a tower and would only an antenna if it
was an existing structure.
Chairman Goldberg requested the Township Attorney's definition of
size, height of the antenna and refine the language and provide the
benefits of the adoption of the amendments to the Commission.
ARTICLE 10. Any Other Business
Chairman Goldberg opened the meeting for other business and Member
Robinson asked if anyone has heard anything regarding the Supreme
Courts' decision regarding the wetlands issue and Chairman Goldberg
thought a final decision should be released by June 30th.
Member Koessel asked if the Halland Development has received
anything from the Health Department regarding their project and
Planner Deem noted the Health Department still needs to review and has
not received any new information since the last meeting.
Member Lewis asked if the flag by the house on Cascade Road could
be removed.
Member Postma asked when Spaulding Ave. was scheduled for
construction and Planning Director Peterson said they will start
sometime in June and plan to complete the project prior to the start
of school in the fall.
ARTICLE 11. Adjournment
Member Lewis supported by Member MacAllister moved to adjourn. The
motion carried and the meeting was adjourned at 8:18 p.m.
Respectfully submitted,
Claude Robinson, Secretary
Lisa Hern, Recording Secretary
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