Planning
Commission Minutes
MINUTES
Cascade Charter Township Planning Commission
Monday, March 3, 2008
7:00 p.m.
ARTICLE 1. Chairman McDonald called the meeting to order at 7:00
p.m.
Members Present: Koessel, Lewis, Logue, McDonald, Richards, Robinson,
Waalkes
Others Present: Planning Director Peterson, Recording Secretary Hern,
and Members of the Public.
ARTICLE 2. Chairman McDonald led the Pledge of Allegiance to the
Flag.
ARTICLE 3. Chairman McDonald requested a motion for the approval of
the March 3, 2008 agenda.
Member Robinson motioned to approve the March 3rd Agenda as
presented, supported by Member Richards. All in favor with none
opposed, the motion carried.
ARTICLE 4. Approve the Minutes of the February 19, 2008.
Chairman McDonald opened the meeting for revisions, corrections or
a motion for approval of the February 19th minutes.
Member Logue requested the following corrections to the February
19th Minutes:
Page 7
3rd Paragraph / 1st sentence correct to read: "Member Logue asked
for a copy of the Applicant's survey…"
4th Paragraph / 1st sentence should read: "Member Logue asked
Mr. Dionne where he measured his right-of-way line from and what if
the road paving does not fall exactly in the middle of the
right-of-way."
5th Paragraph / 1st sentence correct to read: "Member Logue
asked again about the right-of-way measurements …"
Page 11
2nd Paragraph / 1st sentence to read: "Member Logue asked
Planning Director Peterson if the KCRC were …"
Member Koessel motioned for approval of the February 19, 2008
minutes as corrected, supported by Member Waalkes. All in favor with
none opposed: February 19, 2008 Planning Commission Meeting Minutes
were approved as corrected.
ARTICLE 5. Case # 07-2916: Rick Brunson
Address of Property: 7293 Thorncrest Drive
(PUBLIC HEARING)
Requested Action: The Applicant is requesting a Special Use Permit to
construct a fence 8-feet high in the rear and side yards.
Chairman McDonald asked if the Applicant or a representative on
behalf of the Applicant were present tonight. The Applicant was not
present.
Chairman McDonald asked the Public Members in attendance if they
were here for this case. There were no members from the public present
for this case.
Chairman McDonald stated that the applicant and neighbor have
requested to hold off on this case until June.
Planning Director Peterson noted that this case is slated for
Public Hearing and suggested the Planning Commission table the Public
Hearing so when the case is brought back in June, the Public Hearing
is still open.
Chairman McDonald asked Staff if any letters or phone calls were
received regarding the case and Planning Director Peterson said one
letter was received that is included within the Commissions' packets.
Chairman McDonald requested a motion to open the Public Hearing.
Member Lewis motioned to open the Public Hearing supported by Member
Logue.
Chairman McDonald formally invited any members of the public to
present their comments to the Planning Commission. There were no
public attendees for this case.
Member Lewis motioned to table, all in favor with none opposed.
ARTICLE 6. Case # 08-2921: Cascade Fellowship CRC
Address of Property: 6655 Cascade Road
(PUBLIC HEARING)
Requested Action: The Applicant is requesting a Special Use Permit to
construct an accessory building larger than 832-sf.
This request is for a 1,536-sf accessory building located to the
rear of the site. The proposed building does meet the Township's
setback requirements of 25-feet from the Applicant's east property
line, the rear.
The building is approximately 13 ˝-feet tall to the midpoint and
14-feet is the Township's maximum for these types of setbacks.
The building is on approximately 8.5 acres. This size building
would not be inconsistent with other parcels of similar size. In
addition to the church, there is also a home on the property.
The property does slope from north to south and down the hill. The
building is almost at the bottom of the hill and would not appear as a
large building from the surrounding properties.
Staff did have one member from the public come into the Township
Offices asking about the project. Staff did not receive any other
comments from the public.
Staff recommends approval of the accessory building request.
Member Lewis asked if there is a picture of the building available
and Planning Director Peterson referred to the pictures within the
Commissions' packets. Planning Director Peterson said the building
would have asphalt shingles with siding to match the church.
Member Lewis noted that the church is brick on the outside but
according to the drawings, the building is not and does not match the
church. Chairman McDonald believes some of the Church has siding in
the rear.
There were no other questions of Staff and Chairman McDonald
invited the Applicant to add any comments.
Applicant Michael Ozer from Cascade Fellowship said that the
building would be used for storage of materials and equipment.
Member Lewis asked about the siding of the accessory building. Jeff
Visser, Architect, said the church does have some vinyl siding and is
not all brick.
Chairman McDonald noted the one (1) light on the building and asked
if this is the only light on the building. Applicant Ozer said that is
correct. Chairman McDonald asked if the light would be on a timer and
the Applicant said they do not have it planned to be on a timer but
could do that if requested.
Member Koessel noted the plan shows the lighting to be downcast. He
referred back to the Applicant's comment regarding a youth group using
the building and the Applicant clarified the building would be used
for activities such as woodworking. Member Koessel asked if the
building would be heated and have water and sewer. The Applicant said
the building would not.
Chairman McDonald asked if Staff received any letters or phone
calls from the public regarding this project. Planning Director
Peterson said Staff only had the one visitor who inquired about the
building at the Township Offices.
Member Lewis motioned to open the Public Hearing, supported by
Member Robinson. All in favor with none opposed. The Public Hearing
for Case # 08-2921: Cascade Fellowship CRC was opened.
Eric Gatchalian of 6729 Cascade Road said he had spoken with one of
the parishioners who had mentioned that the retention pond might have
a capacity issue and he wants to know if this building would have
impact on the retention pond? The parishioner also mentioned that the
Church might be drilling into the retention pond and he would like to
know what is being planned.
Cascade Fellowship's representative said the retention pond's
capacity base was reviewed when the parking lot was built. There is
access capacity that was created in the pond when the lot was
constructed and the building would create an extra 1200-s.f. runoff
from the building's roof and this will not be a problem for the
retention pond. They are also not planning to do any drilling in the
retention pond.
Richard Schaafsma of 2471 Burton Woods owns the property behind
where the structure will be, asked the Applicant to put a timer on the
exterior light.
Wayne Meulendyk of 2468 Burton Woods Court said he is approximately
one lot away from the building. Mr. Meulendyk said that he
acknowledges that sometime buildings are constructed for one purpose
and then the building ends up being utilized for another purpose. He
would hate for this accessory building to turn into a youth center
that is heated and have utilities. This would not be a good location
for such a building as it is close to the neighbors and he is
concerned about noise.
Chairman McDonald noted that the Special Use Permit is for a
specific purpose and that is for storage of equipment and materials,
it cannot be changed into a youth center or daycare or anything else
without coming before the Planning Commission.
Melissa Engel asked if the Applicant would be excavating into the
berm that is in the rear and the Applicant said they would dig 5-10
feet into the berm but nothing more. Ms. Engel asked if the Applicant
would be planting any trees to block the view of the building from the
neighbors and the Applicant said they would be willing to plant pine
trees along the east side of the building.
Jim Johnson of 6718 Burton asked if more lights would be added to
the building. The Applicant said they are only planning on the one
light shown on the plan and no additional lighting would be added.
Member Lewis motioned to close the Public Hearing supported by
Member Koessel. All in favor with none opposed. The Public Hearing for
Case # 08-2921: Cascade Fellowship CRC was closed.
Member Lewis motioned to approve the request for a Special Use
Permit be granted to construct an accessory building at 6655 Cascade
Road with the following conditions:
1) The light on the building be put on a timer to turn off at 11 p.m.
2) Pine trees are planted on the east side of the building to shield
it from the neighbors.
Member Robinson supported the motion. All in favor of the approval
with none opposed. Motion carried.
ARTICLE 8. Case # 08-2919: Oak Park/John Halland
Address of Property: 6803 & 6805 Burton Street
Requested Action: The Applicant is requesting to rezone approximately
80-acres to P.U.D. to allow for a Site Condominium development.
Chairman McDonald noted that this case is not slated for Public
Hearing but the Planning Commission may allow a few public comments
after hearing from Staff and the Applicant.
Planning Director Peterson referred to the picture of the property
that his known as the Tassell Estate. Planning Director Peterson
showed the 80-acre parcel for the proposed development and the 15-acre
parcel that contains a home. The 15-acre parcel is not included in
this project's proposal.
Planning Director Peterson said this is a Basic Plan Review and the
developer is looking for our feedback on items that will need to be
addressed before proceeding.
The plan shows approximately 80-acres for a Site Condominium
Planned Unit Development (P.U.D.) called Oak Park. The plans show 97
single-family homes and the Applicant's write-up noted 103 homes. At
this time, the Developer has not provided enough information to even
calculate the buildable portion of the site; this will be needed to
determine the number of homes allowed.
Though this project does not include the 15-acre home site, the
Developer has indicated that he would like to purchase that property
and perhaps develop the 15-acres as Phase II of this project.
The property is zoned R1, single-family residential as is much of
the surrounding property. Planning Director Peterson also noted the
residential P.U.D.'s in and around this project.
The Developer proposes to connect to the public sewer and water but
will need to get approval from the City of Grand Rapids as well as the
MDEQ. Staff is concerned with how the extension of these utilities may
disrupt the neighborhoods.
The Developer is also proposing to use the 50% open space with a
minimum of 14,500-sf per lot. This is allowed provided the entire
project has public sewer and water. The open space that is being
provided is mainly located in the middle of the project. The open
space does also provide for some of the storm water system for the
project.
The development will be utilizing private streets and the Developer
will need to comply with the Township's Private Street Ordinance.
Planning Director Peterson said the Developer proposes to connect
to both Burton Street and Windcrest Street for this project. The plans
indicates a gated access to Windcrest for emergency vehicles only. Any
gate will need approval from the Cascade Fire Department.
There are traffic flow issues listed in Staff's report. A traffic
study should be provided. Staff suggests that because of the current
design all the traffic from the site would be using Burton Street.
Staff suggests that the traffic study include an analysis of traffic
open to both Windcrest and Burton, as well as how the developer has
proposed, and one with access for only those in the development off
from Windcrest. The study should include analysis of the following
locations:
" Cascade/Burton
" Cascade and Thornapple River Dr.
" Thornapple River Dr. and Laraway Lake
" Cascade and Laraway Lake.
" Thornapple River Dr and Windcrest
The study should also consider the development of Phase II. Staff
suggests that the Township contract a consultant for this project,
with the Developer paying the Township through the escrow policy.
Staff also suggests a plan showing the total impact to Burton
Street in order for residents to understand what the development will
look like and show the cross-sections at Burton, Cascade Farms and
Windcrest.
The Kent County Road Commission (KCRC) indicated some concern of
access to Windcrest because of the Thornapple River Drive and
Windcrest intersection.
The Township Engineer will need to approve the storm water plan
prior to Public Hearing. As done with other subdivisions, the
Developer will have to enter into an agreement for maintenance of the
storm water system.
The Applicant has not indicated the location of any light poles or
street trees in the development. The Township's Subdivision Ordinance
requires both in every subdivision.
The Developer has indicated he would like to connect a pedestrian
path on Burton to Cascade Rd on the North side of Burton. This will
also need to be shown on the Burton Street plans. The Developer has
also indicated plans for a sidewalk within the development; this will
also need to be shown on the site plans.
The Township should also discuss this plan with the sewer and water
advisory committee to see how to handle the infrastructure
improvements for the offsite improvements.
Given the current housing market, Staff wanted to note that the
Township could require an economic feasibility study. Staff suggests
that the Developer provide a report on his finances for the needed
public improvements to ensure that he has the resources and a plan to
address these off-site improvements.
Staff recommends that prior to proceeding to the Preliminary
Development Plan Review (Public Hearing) that the Applicant submits
the thirteen (13) items listed in Staff's report and hold another
Review Session.
Chairman McDonald added the condition:
14) That the DEQ conduct their survey of the property for wetlands.
Chairman McDonald invited the Applicant to add his comments to
Staff's report.
Applicant Holland apologized for the typo regarding number of lots,
the development will have 97-lots, not 103.
He met with the residents on River Wood Lane regarding access and
they will not allow him to do so as it is a private street. He has now
developed taking the main road and looping it towards the back,
eliminating the cul-d-sac. This would eliminate connecting to River
Wood Lane and the emergency road and leave the northeast corner of the
property as open space.
Chairman McDonald asked if the road were looped around, would the
number of homes decrease in the development. Applicant Holland said
they would reconfigure the retention pond and reconfigure the lots but
still plan on 97-homes.
Applicant Holland said this is his biggest concern regarding the
project and is asking for the Commissions' feedback, as he would like
to move further with the development.
Planning Director Peterson noted that the Township's position is
that the Developer needs to meet the private street ordinance and he
has been advised as to how many units are allowed on a dead-end
street. If the Developer chooses to eliminate the dead-end street and
loop the road around and connect, that would be acceptable. Staff has
suggested the Applicant reconfigure the site plan meeting the
Township's requirements.
Applicant Halland said he is proposing the loop around and will
have the plans drawn accordingly, eliminating the cul-d-sac, access
road and connection into River Wood Lane.
Member Koessel asked if the Applicant was proposing just one
ingress and egress off of Burton and Applicant Halland clarified there
is still a connection at Windcrest that will be gated. He spoke with
the Fire Chief regarding the gate and he has indicated it needs to be
fully operable and maintained.
Chairman McDonald asked Applicant Halland if he owned the property
yet and Applicant Halland said he does not. Chairman McDonald noted
that the Applicant's report indicates there is a purchase agreement
and the Applicant needs the development's plans approved in order to
finalize the agreement and the Applicant said that is correct.
Applicant Halland said the site will have two ways to get in and
out of the development and they will remove the cul-d-sac to the north
and submit detailed plans.
Member Logue noted that Cascade Farms butts the property and asked
if he has thought of connecting to that. Applicant Halland said it
does not connect as the right-of-way does not abut his property and
stops short approximately 20-feet of the right-of-way. Member Logue
asked if he has spoken with any of the neighbors to see if he could
connect and he did not speak with the neighbors to see if he could
connect to the private street.
Planning Director Peterson suggested that the Applicant meet with
these neighbors since it appears public watermain may need to be
looped through this area as well. Applicant Halland said that the
utility work would be done within the public right-of-way. Planning
Director Peterson has indicated to the Applicant that he should go
speak with the neighbors regarding the development but he has not done
so. Applicant Halland said that if Staff believes it is beneficial to
speak with the Cascade Farms residents then he would. Planning
Director Peterson said it would be beneficial for the Applicant to
speak with all the neighbors surrounding the area.
Applicant Halland said that he did not indicate streetlights in the
development because he would like the Commissions' feedback regarding
each house being required to install a yard light in each front yard
instead of a traditional streetlight. What he has experienced in his
other developments is that no one wants to be near a streetlight. The
lights tend to be very bright and cause glare. In Anderson Woods he
required the yard lights that disburse the light more evenly. He asked
the Commission if they would consider the yard lights instead.
Planning Director Peterson believes the Township has allowed for
the yard lights in lieu of the streetlights in the past and said the
Developer would need to pay for the yard lights instead of each
individual homeowner. If the Developer does propose the yard lights,
this item would also need to be included in the finance plan for the
development.
Member Waalkes asked if the yard lights all turn on at the same
time or if they are individually controlled and Applicant Halland said
they are all activated with a photo-eye and not individually
controlled.
Applicant Halland asked what the Township would like included in
the finance plan. Planning Director Peterson said that he would like
to see the financial backing for the project, the bid specifications
for the project along with a timeline for construction.
Member Koessel noted that the Township would control any
installation of water and sewer if the project goes. The Applicant
will be asked for a letter of credit.
Member Koessel asked the Applicant that considering the absorption
rate of the current housing market, what is the average sales price of
the units going in the development?
Applicant Halland said that high-quality homes would be built in
two (2) phases, half at one time then the other half. The development
will be similar to West Village regarding price range ($400,000 to
$550,000) and architecture. Currently the market in Forest Hills is
doing very well if the development does not have any issues such as
being in the airport flight path, etc.
Member Koessel asked about the issue of water run off and School
House Creek. Applicant Halland said this would be addressed in the
project's storm water management plan.
Applicant Halland also said that a wetland assessment has been
done. At the time, of the assessment, the contractor did not have a
map big enough to scale to see if the wetlands were within 500-feet of
a creek or stream. If they're not within 500-feet of a creek or stream
then the wetlands are not regulated and these are not. Applicant
Halland said he is not sure if the DEQ still needs to survey the
property. Planning Director Peterson said the Township would need
something from the DEQ.
Applicant Halland said he would update the site plans and continue
to work with the Fire Chief regarding Windcrest and the gate.
Member Lewis recalls Mr. Tassell offering to pave that portion of
Burton and the residents were against paving it. Member Lewis said
that at the time, the people did not want the road paved so it was not
paved. This project states the road will be paved to service the
97-homes. Planning Director Peterson said that what the residets were
opposed to was the design of the road by the road commission, as a
result, Mr. Tassell withdrew it and improved the cul-d-sac at
Windcrest. Member Lewis is correct that this project would trigger the
paving of Burton Street. Member Lewis asked who would be paying for
the paving and Planning Director Peterson said the Developer.
Chairman McDonald asked if the suggestion of a bike path is
mandatory and Planning Director Peterson said the Developer is trying
to do it as an amenity. As done in past project reviews, extensions to
the bike path and sidewalk system are done on a case-by-case review.
The connection in this project is a short connection.
Chairman McDonald asked the Applicant if he has a copy of the items
listed in Staff's report that need to be addressed prior to coming
back before the Planning Commission and Applicant Halland said he
does.
Chairman McDonald asked the Applicant how long he believes it will
take him to complete the development and Applicant Halland said
approximately four (4) years from start to finish, two (2) years for
each phase.
Member Logue asked the Applicant if he knows the route the sewer
line would take and Applicant Halland said it would go down Burton to
the lift station.
Member Lewis said he is in favor of the Planning Director's
suggestion in holding another Preliminary Review Session with the
Applicant prior to moving to Public Hearing. Member Lewis said the
more items Applicant Halland can address at the next meeting would be
helpful along with a detailed site plan. Chairman McDonald suggested
the Applicant include the yard lights he mentioned at tonight's
meeting.
Applicant Halland asked if the traffic would be completed prior to
the Public Hearing and Planning Director Peterson said it would.
Chairman McDonald noted to the members of the public that this
meeting is a Basic Plan Review; the Planning Commission is not
approving anything at this time. The Applicant is just introducing
this project and we are trying to give him some feedback in order to
proceed with the development and what would be the best way.
Chairman McDonald noted there were quite a few public members
present and asked the Planning Commission if they would like to hear
suggestions from the public. The Planning Commission was in favor.
Chairman McDonald opened the meeting for the public's suggestions.
David Hopp of 6760 Burton asked if there is currently water/sewer
on Windcrest said there is sewer on Windcrest and the road is paved.
Mr. Hopp asked why the entrance into the development cannot be on
Windcrest. Mr. Halland said there is a steep grade on Windcrest and
there is no traffic light.
Mr. Hopp asked if the bike path would connect to Thornapple River
Drive and the Applicant indicated the bike path would go down Burton
to Cascade Road.
Mr. Hopp asked if there would be a water flow study done to see if
the runoff would affect the houses to the south and Applicant Halland
said one would be conducted.
Mr. Hopp asked if he would be forced to hook up to the public
utilities and Planning Director Peterson said that the Township does
not require residents to hook up to utilities unless there is a
connection within 300-feet of the home and the system fails.
Mr. Hopp asked if there would be a disruption in their water
service and Mr. Halland said that this project would not require
dewatering.
Jim Johnson of 6718 Burton asked when Burton would be paved and
Planning Director Peterson said it would most likely happen when the
developer is building the project. It will have to be approved by the
KCRC.
Julie Johnson of 6718 Burton asked why the property is being
rezoned and Planning Director Peterson said that it is being requested
for P.U.D. rezoning but the property could remain as R1. It is an
advantage to the neighbors if the property is rezoned P.U.D. as it
would require the Public Hearings, but the development could be done
without a rezoning.
Rich Schaafsma of 2471 Burton Woods asked if more lights would be
installed on Burton Street and Planning Director Peterson stated that
the KCRC has not indicated this would need to be done.
Mr. Johnson asked what the purpose is of having access on Windcrest
and Chairman McDonald noted that the access is for emergency vehicles
only and the Township requires two (2) entrances into a development.
Member Koessel noted that the Planning Commission would review the
traffic study that will be conducted to determine the best
entrances/exits into the development.
Chairman McDonald thanked the public members for their comments and
Applicant Halland said he would answer more questions after the
meeting.
ARTICLE 8. Any Other Business
Chairman McDonald opened the meeting for any other business.
Planning Director Peterson said he has spoken with Ada Township's
Planner regarding a joint meeting between the two (2) Planning
Commissions. They have been discussing joint issues. The two possible
meeting dates are April 22nd or April 29th at 4:00 p.m. The Planning
Commission also suggested holding the meeting the first Monday in May
at 5:30 p.m. or 6:00 p.m. Planning Director Peterson will notify the
Commission when they have worked out a date/time.
Member Robinson asked if copies of the Annual Report would be
distributed and Planning Director Peterson said he would distribute
the reports.
ARTICLE 9. Adjournment
Chairman McDonald requested a motion for adjournment.
Member Waalkes supported by Member Robinson moved to adjourn. The
motion carried and the meeting was adjourned at 8:32 p.m.
Respectfully submitted,
Jack Lewis, Secretary
Lisa Hern, Recording Secretary
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