Planning
Commission Minutes
MINUTES
Cascade Charter Township Planning Commission
Monday, April 16, 2007
7:00 p.m.
ARTICLE 1. Chairman McDonald called the meeting to order at 7:00
p.m.
Members Present: Koessel, Lewis, Logue, MacAllister, McDonald, Postma,
Richards, Robinson
Members Absent: None
Others Present: Planning Director Peterson, Admin. Assistant Hern, and
Members of the Public.
ARTICLE 2. Chairman McDonald led the Pledge of Allegiance to the
Flag.
ARTICLE 3. Chairman McDonald requested motion for approval of the
April 16th agenda.
Member Lewis motioned for approval of the agenda as presented,
supported by Member Robinson. All in favor with none opposed, the
motion carried.
ARTICLE 4. Chairman McDonald requested motion for approval or if
there were any corrections to the April 2, 2007 Planning Commission
Meeting Minutes.
Member Koessel noted in Article 4, Chairman McDonald's position on
the Planning Commission needs to be changed to "Chairman"
and remove the title of "Vice-Chairman".
Member Koessel also referred to Article 6, page 6 in the last
paragraph, second sentence: George Wante is the owner of the building
next door, not the storeowner.
Member MacAllister asked that the word "excused" be added
to those who were absent from the meeting, she believes they were
excused from the meeting.
Member Lewis motioned for approval of the April 2, 2007 minutes as
corrected, supported by Member MacAllister. Chairman McDonald called
to question. All in favor with none opposed, the motion carried. April
2, 2007 Minutes approved as corrected.
ARTICLE 5. Case #07-2867: Michiana Metronet
Address of Property: 5212 52nd Street SE
(PUBLIC HEARING)
Requested Action: The Applicant is requesting a Type 1 Special Use
Permit to co-locate a communication antenna with a small equipment
structure at the existing cellular tower site a 5212 52nd Street SE.
Planning Director Peterson said the property is located on 52nd
Street on the south side of the road. Inside the packet is the site
plan showing the tower with the new antenna on it. The unique aspect
of this co-location is that all of the equipment is stored in one of
the storage units.
Staff recommends the approval of the Type I Special Use Permit to
allow the co-location of the antenna at the tower at 5212 52nd Street
as requested.
Chairman McDonald invited the Applicant to add any comments and
Applicant, Patrick Welsh, with WLC Company the agent for Michiana
Metronet, said that per the Township's Zoning Ordinance, they do abide
by all of the requirements of Section 17.03(i). In place are fully
executed leases with AT&T and 52nd Street Storage LLC and noted
that Michiana Metronet is doing business as Centennial Wireless.
The visual impact is already at a lower level than the existing
tower, therefore there will be no visual impact and, as mentioned,
they are leasing one of the areas inside the storage facility for the
equipment and therefore, do request a Type I Special Use Permit from
the Planning Commission.
Chairman McDonald opened the meeting for questions or comments of
the Applicant from the Planning Commission. Being no questions,
Chairman McDonald requested a motion to open the Public Hearing.
Member Lewis motioned to open the Public Hearing, supported by
Member MacAllister. Chairman McDonald called the motion to question;
all in favor with none opposed, Public Hearing opened.
Chairman McDonald invited the public members to express their
comments regarding this case to the Planning Commission. There were no
public comments.
Chairman McDonald asked Staff if any letters or phone calls were
received and Planning Director Peterson stated none.
Being there no public comments regarding this case, Member Robinson
motioned to close the Public Hearing with support from Member
MacAllister. All in favor with none opposed, the Public Hearing was
closed.
Chairman McDonald opened the meeting for discussion or a motion by
the Commission.
Member Robinson motioned for approval of the Applicant's request
for a Type I Special Use Permit to co-locate a communication antenna
with a small equipment structure at the existing cellular tower at
5212 52nd Street, supported by Member MacAllister.
Chairman McDonald called the motion to question and Member Koessel
asked if the address is 5210 52nd Street or 5212 52nd Street as the
agenda reflects one address and the packets reflect the other?
Planning Director Peterson clarified the correct as 5212 52nd Street
SE. There was no further discussion. All were in favor with none
opposed. Motion carried.
ARTICLE 6. Case # 07-2864: Thornhills Properties LLC - Mike Gantos
Address of Property: 2465 Cascade Springs
Requested Action: The Applicant is requesting site plan approval to
redevelop an existing building for a new 36,750-square foot strip mall
at 2845 Thornhills SE.
Planning Director Peterson said the Planning Commission might
recall they have approved the site plan for this project in each of
the past two (2) years. The approvals that are granted by the Planning
Commission are for one (1) year and this project has expired. The
Applicant has not been able to complete either of those projects and
is asking for approval of the site plan submitted and within the
Commissions' packets.
The new plan is slightly different from the previous two (2) plans
and shows a smaller building with a little different shape.
The new site plan complies with all of the Township's required
height, area and setback regulations of the B2 Zoning District. The
site was also awarded a couple of variances for the curb cut location
and buffer yard setbacks along the north property line. The setback is
at 17-feet instead of the 25-foot requirement and these variances were
re-authorized at the April 10, 2007 Zoning Board of Appeals (ZBA)
Meeting.
The ZBA also required clean up of the debris on the site as well as
clean up of the debris that had blown into the gulley along Thornhills.
Planning Director Peterson said he visited the site and as of 6:00
p.m., it was not cleaned up yet. The ZBA did specify the request for
clean up, however, it was not a condition.
The parking is being calculated based upon an 8,000-square foot
restaurant in the building. This will require a minimum of 195 spaces
and the Applicant has provided 196 parking spaces.
The south curb cut on this site is shared with the property to the
south; this is the main access drive to the Township Hall. This
driveway would be widened to meet KCRC standards.
The site will have cross access to the property to the North and
West. The Township 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 Township has received the
agreement between the bank and the Applicant for their shared parking
arrangement and is included within the Planning Commissions' packets.
The signage along Thornhills would have to be revised. This will
require a new sign permit and require that the existing sign pole be
removed and be relocated further away from the road. The site plan
does show the relocated sign to be brought into compliance with the
sign code.
The site plan has also been reviewed by the Township's Fire
Department and their comments are included within the Commissions'
packets.
The Township Engineer has reviewed their plans and provided his
review comments. The Engineer's comments need to be addressed prior to
issuing a building permit. The developer has some detail issues to
follow through regarding the porous asphalt being used as part of
their detention; the Engineer would like a concrete pad for the
dumpster. The Applicant needs to obtain an agreement from the
neighboring property, Reibel's, for the grading onto the property
along with the sidewalk grade that comes onto the site from Thornhills
and that the slope is not too steep.
Staff is recommending the site plan be approved with the following
conditions:
a. The Applicant applies for, and receive, a soil erosion control
permit from the Township prior to the issuance of any building permit.
b. The Applicant provides a landscape bond of $27,000.00.
c. Widen the south curb cut at the Applicant's expense to the
standards set forth by the Kent County Road Commission (KCRC).
d. Revise the site plan to show the cross section of the required
seven-foot sidewalk along the entire Thornhills frontage. The sidewalk
would then be completed before any occupancy is awarded for the
project.
e. Provide a written agreement that the access roads to the property
to the north and west shall remain open and maintained at all times.
The Applicant shall record this document with the Township prior to a
building permit being issued.
f. Address the comments of the Township Engineer letter dated April
11, 2007.
g. Remove the existing pole sign before a building permit is issued.
h. Comply with the Fire Department's letter dated April 4, 2007.
Chairman McDonald opened the meeting for questions of Staff from
the Planning Commission.
Member MacAllister asked if she is seeing a drive thru on the site
plan and Planning Director Peterson said the Applicant does indicate a
drive thru on the west side of the building. Member MacAllister asked
if the drive thru was on the original site plan and Planning Director
said it was not. She asked if the developer has a tenant for the drive
thru and Planning Director Peterson has not heard if the developer
does; the drive thru is allowed in a B-2 Zone. Member Lewis asked if a
fast food drive thru is allowed. Planning Director Peterson noted a
developer could have a fast food drive thru if they were granted a
Special Use Permit.
Member MacAllister asked if the drive thru is being approved
tonight and Planning Director Peterson said the Planning Commission is
reviewing the site plan submitted that does include a drive thru but
not a drive thru restaurant or anything else that would require a
Special Use Permit. Member Lewis asked if a McDonald's could go into
the site and Planning Director Peterson said it is possible.
Member Lewis asked if the site plan has enough parking for the
drive thru and Planning Director Peterson said it is showing enough
parking for a restaurant on the site. Member Lewis asked if a drive
thru has different parking requirements and number of spaces needed.
Planning Director Peterson said that parking is based on fast food not
whether or not it has a drive through. Member Lewis commented that if
the Planning Commission were to approve the site plan with the drive
thru, they may want to consider approving the site with fifteen (15)
spaces per 1,000 square feet to allow for fast food. Planning Director
Peterson noted the Applicant will need to be careful when leasing the
building to not cause a problem with the parking then it is at a risk
because he would not have enough parking.
Member Koessel clarified that the parking requirements for fast
food are fifteen (15) spaces per every 1,000 and Planning Director
Peterson said that is correct. Member Koessel asked for clarification
as to how. Member Koessel noted that if fast food goes into the
building, then it would require another forty-spaces and Planning
Director Peterson said that is correct and if it is for a fast food
operation, the Applicant does have to come before the Planning
Commission again for a Special Use Permit.
Member Robinson asked that if the Planning Commission were to
approve the site plan with the lane and drive thru would the Applicant
have to come back to the Planning Commission? Planning Director
Peterson said it is possible depending on what the use is.
Chairman McDonald asked for clarification that if the Planning
Commission approves this site plan, then the drive thru would be
allowed but if fast food wanted to lease the building out, it would
have to come back before the Planning Commission for approval of for a
Special Use Permit. If the Special Use Permit were not granted, then
fast food would not be allowed to go in, correct? Planning Director
Peterson said that is possible.
Member Koessel also said that if a fast food establishment were to
come in, chances are they would not require the 8,000 square feet
allotted and the developer would have to be careful how to lease the
remaining portion of the building with what is left and remaining in
compliance with the Township's Ordinance.
Member Postma noted that the drive thru could be for a bank or a
pharmacy, fast foods are not the only things that utilize a drive
thru.
Member Koessel noted the new shape of the building and how it is
tilted on the property as compared to the other site plan. Planning
Director Peterson said the elevation plan within the packets show the
north side of the elevation, facing 28th Street.
No further questions of Staff. Chairman McDonald invited Applicant
Mike Gantos to add any comments he may have.
Applicant Mike Gantos, of Thornhills Properties LLC, 2465 Cascade
Springs, said they are looking for additional approval and wanted to
point out that the contractor left the site this evening and the
debris that was discussed earlier has been cleaned up. The contractor
will also be returning tomorrow to bring a dumpster to the site for
the remaining deconstruction.
Member Lewis asked if the clean up was completed in one hour and
Applicant Gantos said there were three (3) trucks there and they
cleaned up the gulley area and other loose debris that was found.
Applicant Gantos requested that a covered dumpster be brought on site
tomorrow so the remaining debris can be cleaned up. They will also
meet with Planning Director Peterson to ensure the site and loose
debris has been cleaned up appropriately.
Applicant Gantos said that Member Postma's comments regarding the
drive thru service are correct; they are seeking to lease the space to
a pharmacy or ice cream shop. He understands that he may need a
Special Use Permit for this feature. He is fully aware that if there
is a shift in who leases the space, he will meet the necessary
requirements for parking spaces, etc.
Applicant Gantos also said that he also understands that the
agreements must be signed and submitted to the Township Offices prior
to receiving a building permit. The agreements will be submitted as
part of the deeds.
Applicant Gantos said he would obtain a copy of the Engineer's
letter regarding his comments and will follow-up with him, making sure
the requirements are met. He has not seen the Engineer's letter yet
but will have the items addressed.
Applicant Gantos said he is seeking the Planning Commission's
approval of the site plan as they would like to begin construction on
this project immediately.
Chairman McDonald opened the meeting for any questions of the
Applicant from the Planning Commission.
Member Lewis asked if he understood correctly that Applicant Gantos
has not seen the Township Engineer's letter? Applicant Gantos said
that is correct, he has not seen the April 11th letter.
Member Lewis noted that this is not the first time that the
Planning Commission has asked for the written agreements from the two
(2) properties. Applicant Gantos said two (2) years ago, they never
approached the owners of the properties to the north and west because
they were not sure if the easements would be moved. They have held off
in recording the easements until the construction was ready to begin
and are pursuing the agreements with the property owners.
Member MacAllister asked if the back parking on the south side of
the site plan is for staff. Applicant Gantos said it is his intention
to have that area for staff parking and deliveries. They have been
encouraging with those who may lease to have their employees utilize
the back parking. The sidewalks have been increased to provide more of
a village-feel. Member MacAllister noted that there are not any
pathways connecting from the back parking lot to the front and it
appears people would have to go through the building. Applicant Gantos
said the rear parking is not designed for public use.
Member Lewis asked if the property is zoned B-2 and Planning
Director Peterson said it is.
Chairman McDonald asked where the trash reciprocals would be
located on site and Applicant Gantos said the dumpster location is in
the southwest corner of the site.
Member MacAllister asked what the exterior materials will be of the
building and Applicant Gantos said he is working on the final plans
with a contractor but will probably be glass, brick and drivet is what
they are currently considering. Member MacAllister questioned the
canopies and Applicant Gantos said some are awnings that come out from
the building; some are a decorative metal-channel with mesh roofing.
Member MacAllister questioned if there will be roof-top mechanical
systems and Applicant Gantos said they are still reviewing two
options: one being rooftop and the other being ground mounted in the
rear. Member MacAllister asked if the rooftops would be screened and
the Applicant said that there is a parapet wall that is along the
outside of the building and they are setback. The building is 18-feet
minimum ceiling height and will be a long way up.
Member Lewis asked for clarification for the direction from which
the Planning Commission is reviewing the site, is this from the north,
south, east? Planning Director Peterson said the elevation plan show
the building from 28th Street and from Thornhills.
Member MacAllister asked what the Applicant's plans are for signage
and Applicant Gantos said he will follow the sign ordinance of the
Township and does not have signage on 28th Street.
Member Lewis said he has a question regarding the porous asphalt
pavement that the Township Engineer has questions on as well, but
since the Applicant has not seen the letter he cannot ask any
questions regarding the asphalt. Applicant Gantos said he did meet
with the engineer on March 11th and the Engineer said it was great
that he was proposing the porous asphalt as it is LEED friendly and
should eliminate flow onto the Riebel property. The water will be held
on site and is a very natural system. He acknowledged past concerns
with the water draining onto other sites and with this system that
should be virtually eliminated.
Applicant Gantos also noted that they are reviewing the entire
project under LEED and looking for the entire project to become LEED
certified. Applicant Gantos said the project is recycling the
materials already on site such as the concrete, existing asphalt, and
are being environmentally conscious as they develop the site.
Member Lewis noted the Applicant spoke of a vacuum truck to keep
the entire parking lot clear and Applicant Gantos said that is typical
and they have spoken of bringing a truck out there at least once a
year.
Chairman McDonald asked if the Applicant has seen all of Staff's
recommendations and Applicant Gantos said he has. He believes there
are some comments that were leftover from before and believes the
engineer had the sidewalks extended north on his plans. Applicant
Gantos said he understands that the Township needs to see that the
Applicant is meeting the standards with the sidewalks and will add
them to the site plan.
Applicant Gantos said the curb cuts are the forty-two feet meeting
the Road Commissions' standards.
Chairman McDonald asked Applicant Gantos if he has any issues with
Staff's recommendations and he said he does not, and has been
consistent with what has been discussed in the past.
Member MacAllister commented that the west sidewalk in front of the
drive area, is Riebel developing a sidewalk at that point with his
roadway? Planning Director Peterson said that is correct. Member
MacAllister then questioned if that sidewalk should connect to that
sidewalk? Planning Director Peterson said it is shown on the site plan
connecting to the Riebel project..
Member Lewis said that on behalf of the Zoning Board of Appeals, he
thanked Applicant Gantos for cleaning up the debris that was blown off
the site.
Chairman McDonald noted that Staff has outlined very well the
recommendations and conditions for site plan approval. The Applicant
has agreed to the outstanding conditions and the outstanding items
listed by the Township Engineer. Chairman McDonald opened the meeting
for discussion or a motion.
Member MacAllister motioned for site plan approval to redevelop the
existing building for a new 36,750-square foot strip mall at 2845
Thornhills with the conditions listed by Staff; Member Koessel
supported the motion.
Member Lewis asked if there was any way to eliminate the drive thru
or restrict its use to banks or pharmacies as pointed out. He is very
fearful that a fast food establishment will go in and understands that
fast food is permitted in B-2 zoning. He hopes the developer will
pursue the thoughts of leasing to a bank or a pharmacy and hopes he
will make the project look like a village and contribute to Cascade.
Member Lewis prefers to keep the fast food restaurants on 28th Street
and not in a B-2 area next to the Township's Office.
Member Koessel hopes that Mr. Gantos will consider Member Lewis'
request for not allowing fast food in the building.
Chairman McDonald asked for any further comments, there were none.
There is a motion and support, Chairman McDonald requested a vote with
six (6) in favor and two (2) opposed.
Member Lewis requested a Roll Call vote, Administrative Assistant
Hern called for the Planning Commissions' vote:
Member Koessel, yes.
Member Richards, yes
Member Postma, yes
Member Robinson, no
Chairman McDonald, yes
Member Lewis, no
Member MacAllister, yes
Member Logue, yes
Chairman McDonald stated the motion has passed.
ARTICLE 7. Case # 06-2820 James Russell Co.
Address of Property: 6010 28th Street SE
Requested Action: Planning Commission recommendation to Township Board
for P.U.D. rezoning.
Planning Director Peterson said that at the Public Hearing on April
2, 2007, the Planning Commission awarded preliminary approval of the
P.U.D. rezoning subject to the following conditions:
1. Final plans to be revised to address comments by the Twonship
Engineer.
2. Provide a landscape bond in the amount of $13,000.
3. Limit the pole sign to what is allowed by the Sign Ordinance.
4. Revise the site plan to provide a taper for the entrance on 28th
Street.
5. Incorporate the installation of the 28th Street sidewalk in the
P.U.D. Ordinance.
The signage calculation presented at the last meeting was off, it
should have been 114-square feet.
Planning Director Peterson said the Applicant has already addressed
the above conditions or has revised the plans in order to do so.
Staff has drafted a P.U.D. Ordinance that incorporates the
Commissions' approval and has shared this with the Applicant who has
agreed on the language in the document.
Staff recommends that the Planning Commission forward a positive
recommendation to the Township Board for approval of the P.U.D.
rezoning with the P.U.D. Ordinance.
Member Koessel motioned for a positive recommendation to the
Township Board for approval of the P.U.D. rezoning with the P.U.D.
Ordinance at 6010 28th Street, supported by Member Richards.
Chairman McDonald opened the meeting for discussion of the motion
and Member Lewis said he would like to commend the Applicant for
presenting a clean project and site plan. This plan did not receive
any conditions for approval since the Applicant was well prepared and
had met Township's requirements.
Chairman McDonald called the motion to question: all in favor with
none opposed. Motion carried.
ARTICLE 8. Case # 07-2869 Anderson Woods, Phase II & III - John
Halland
Address of Property: 5375 Buttrick SE
Requested Action: Amendment of P.U.D. for new grading plan, island at
the entrance and a community pool.
Planning Director Peterson noted the property's location is at 52nd
Street and Buttrick Avenue, south of Anderson Woods.
The Applicant is requesting Basic Plan Review for some amendments
to their recently approved plan for three (3) things:
1. Amend the grading on units 28, 29 and 30
2. Add a community pool and drainage swale in the open spaces areas
west of unit 18.
3. Incorporate an island in the road at the entrance off from Buttrick
Avenue.
The Developer has asked Staff to approve these changes and it is
Staff's opinion that these changes are more than allowed to be changes
by administrative review. Therefore, a formal P.U.D. amendment must be
done.
The major change to the site plan is the inclusion of a community
pool. This not only changes the open space area but also incorporates
additional runoff and grading changes to this area.
Planning Director Peterson noted the pool is near the community
septic and the Health Department may have to review the plan.
The review by the Township Engineer for storm water purposes will
be very important for this project. Unless the Planning Commission has
other items that they feel need to be addressed, Staff would suggest
sending this plan to the Public Hearing stage of the process once they
have received approval from the Township Engineer. It will be at that
stage of the review process that the merits of the request will be
considered.
The Township Engineer's report shows major items that need to be
addressed and will be storm water related and its relation to the pool
and the regarding.
Member MacAllister said she would like to see the site plan
dimensions for the pool and septic areas for a better understanding of
the project. She asked if there are any buildings in the area, she
cannot tell by the site plan.
Applicant David Jablonski, 8172 92nd Street, said there is a
building on site as they are required to have bath and shower
facilities for both men and women but there is no clubhouse.
Member Lewis asked why the developer is adding the swimming pool
now, are they receiving requests from potential buyers? Applicant
Jablonski said that they felt the pool would significantly increase
the draw into the development.
Applicant Jablonski noted that the change to the front entrance is
due to having the island is an asset to the property. The island will
provide a turn around for someone who accidentally pulls into the
gated community and does not wish to enter it. Chairman McDonald asked
if the gate is before or after the island and the applicants said it
is after.
Planning Director Peterson also noted that the area that is now
showing the community pool is next to the area slated to be tennis
courts in the previous site plan.
Member Robinson asked Staff if the Township Engineer has reviewed
the distance from the pool to the septic and the elevation of the
pool? Planning Director Peterson said the engineer has looked at it.
Member Postma said the pool will need to go through the State of
Michigan for approval. Planning Director Peterson noted that we should
receive the State's input prior to scheduling the Public Hearing.
There were no other comments regarding the project. Chairman
McDonald asked if the next step for the project is to receive the
comments from the State of Michigan and Health Department and Planning
Director Peterson said that the plan will need to have the revised
distances from various structures on the property.
ARTICLE 9. Any Other Business: Chairman McDonald opened the meeting
for any other business.
Member Lewis asked to have large site plans available at the
Planning Commission Meetings. He understands that the large plans are
available prior to the meeting to be picked up but a large site plan
should be available at the meetings.
Member Lewis said he still would like to have the large plans
available at the Planning Commission Meetings.
Member Lewis also noted that Mr. Gantos was approved with eight
items to be done, that someone will have to track. He is concerned
that now there will need to be follow up to ensure the items have been
completed. Chairman McDonald asked Planning Director Peterson his
thoughts. Planning Director Peterson agreed that less conditions are
easier for Staff to track. Typically the site plan should be to a
point where any conditions that have to be met will not change the
site plan.
Chairman McDonald supported having Staff request more detail on the
site plans prior to coming to the Planning Commission.
There was no other business.
ARTICLE 8. Adjournment
Chairman McDonald requested a motion for adjournment.
Member Robinson supported by Member MacAllister moved to adjourn.
The motion carried and the meeting was adjourned at 8:27 p.m.
Respectfully submitted,
Jack Lewis, Secretary
Lisa Hern, Recording Secretary
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