PC minutes of 7-7-2004

2. Rezonings

a. (REZ0404) To change from (RR) Rural Residential to (LDR) Low Density Residential parcels of land described as P.P.# 70-14-16-100-032, located at 3023 Baldwin

The applicant was not present at the meeting. The planner said that the requested zoning of LDR was consistent with the Master Plan and compatible with the surrounding area.

3. Plats

a. Preliminary Plat of Hickory Grove No. 4

Todd Stuive, Exxel Engineering, represented the applicant and presented the request.

It was noted that Brett Laughlin, Ottawa County Road Commission, called the Township to stated that the Road Commission would not permit a street named Arcadia Drive to go in different directions and it should have a different name when is makes a turn. This is consistent with a review from the Fire Department due to addressing and possible confusion. Also, Brett said that the Road Commission would require a stub to the south for future development. He sent a letter that was distributed at the meeting.

4. PUD’s

a. (PUD0401) Plaza Partners LLC (Cottonwood Center), is

requesting a Planned Unit Development for commercial uses, under Chapter 22, on parcels of land described as P.P.# 70-14-13-300-074 and part of -071, located at 7517 (7493) Cottonwood

Roger Lamer, W.L. Perry Associates, represented the applicant and presented the request.

The applicant has indicated that they plan to redo the site currently called Jenison Plaza. The proposal includes re-facing the existing building, adding an office addition to the southwest corner of the existing building and constructing a new building at the northeast corner of the property, which is the old Checkers site. They are pursuing the project by applying for a planned unit development because the application includes requests to have the new proposed building located on the existing concrete foundation from the former Checkers building, which would be 69 feet from the centerline of Cottonwood and would encroach upon the required front yard setback of 90 feet from the center line of Cottonwood. In addition, footnote l requires that the front yard be landscaped and not used for parking or drives. The second issue was to have a sign larger than the 100 square feet maximum and to include an architectural feature on top that would match the architectural features on the re-faced existing building.

The zoning administrator clarified that the proposed sign could have time and temperature that would change, but the remaining part of the sign could be an electronic message center that would not change more than once a day.

The planner stated that the identification towers should be added to all corners of the building.

There was discussion regarding landscaping. The applicant did not want to obscure visibility of the businesses; however, the Township would want a minimum as required by the ordinance to mitigate the large asphalt parking lot.

It was noted that the applicant has demonstrated that the proposal meets the intent of the ordinance and has been acting in good faith; however, more landscaping should be added.

There was discussion regarding the number of driveway accesses to Cottonwood and a suggestion was made to eliminate one driveway. The applicant indicated that the driveway to the north would only be a one-way in and one-way out. It was noted that the dumpsters should be noted and screened.

The applicant stated that the west side was owned by Meijer and they were working with people there to upgrade the landscaping.

Bill Busey, property owner, stated that an agreement had been reached with Meijer to have uniform landscaping in front of this site and the Meijer site.

Roger Lamer stated that the dumpster would be screened and remain in the indentation area. He said that the loading and refuse pick-up would be early in the morning and would not interfere with parking. He said that the west side would have a business-type look.

The applicant asked to have two less trees than shown on the plan. The Planning Commission directed that the number of trees be consistent with the ordinance, but other types of trees could be used such as ornamental, rather than canopy, for better visibility for the shops.

It was clarified that the proposal could include a sign other than one that meets the ordinance requirements if it was approved as part of the planned unit development due to the fact that PUD’s provided a tool for flexible zoning.

DeGood stated that the northern most driveway would relieve some traffic congestion from the other drives.

Jansma stated that good access management practices could require the one drive across from Church St. and not permit more. He said that an access driveway to the former Checkers property was permitted because it was a separate parcel and had to have its own entrance. He said that having the northern drive with a right turn in and a right turn out was better than both ways in and out.

Honderd said that it was good that the site would be cleaned up and the plan for offices on the west side was also a good idea. He was not in favor of cutting back on the landscape requirements because the landscaping would soften the big sea of asphalt.

The applicant said that using shrubs instead of trees would avoid blocking the businesses.

The planner said that there were opportunities for different trees with different heights to be used to meet the requirements without blocking the businesses. He said that the Township was permitting flexibility with setback requirements, but should not relax landscaping requirements. He asked if the mature trees would be relocated. He said that landscaping should be staggered on the island.

Direction was given by the Planning Commission to advertise for the public hearing on August 18, 2004, and that revisions were necessary and would be discussed at the next meeting.

b. (PUD0402) Koetje Builders and Developers LLC, 547 Baldwin, is

requesting a Planned Unit Development for Unity Timbers for residential uses, under Chapter 22, on parcels of land described as P.P.# 70-14-31-400-030 and 70-14-31-200-060, located at 5101 and 5131 40^th Ave.

Ron VanSingel, Nederveld Associates, represented the applicant and presented the request. He stated that full utilities would be provided and the opportunity existed to connect to either the City of Hudsonville or with the Township. He stated that the plan is consistent with the Master Plan. He said that 20% open space was proposed, mostly as a pond which would be accessible to all in the development. He said that there would be walking trails with a gazebo.

He said that the proposal shows 55 lots for single family homes that meet minimum requirements and 33 duplexes (total of 66 units) on a site condo development area. He said that the plan shows a public street adjacent to the single family lots and a private street, which still would have to be constructed according to Ottawa County Road Commission standards, adjacent to the duplexes. He said that they were sensitive to the buffer on the side adjacent to the industrial zone and Hardwood trees existed throughout the property. He said that sidewalks would be provided by the single family homes and along 40^th Ave.

It was noted that the proposal would be subject to the plat approval process and that plat review could be conducted simultaneously with the final development plan.

The planner stated that no architectural information had been provided. He said that the plan does not have a high degree of innovation and that it did not meet the intention of the PUD ordinance. He said that the Hardwood trees did have to be taken into consideration. He said that the number of units allowed in the Master Plan is 124 and 125 were provide. He said that a separate landscaping plan should be shown for the greenbelt. He said that no sidewalks were shown along the private street. He said that the open space was not provided in a centrally located spot.

There was discussion regarding sidewalks along the condos and the zoning administrator was directed to research the issue.

South asked if the plat would continue to Barry Street and was told that the property owner had no desire to connect to the plat.

Jansma said that lot 44 was required to have 110 feet of width because it was a corner lot.

Honderd stated that the street was very long and that elevations were needed because they should be designed toward homeownership rather than duplexes. He said that the plan lacks imagination and the road was long and narrow, although he did understand that this was not an easy piece of property to work with.

The applicant stated that this was the only place to locate the stub street.

Jansma said that the state legislates that water could not be considered as open space. He said that the plan shows 85% of the 20% of open space as water, which is contrary to the Township ordinance and to state legislation. He said that the required 85 feet of width should be shown to demonstrate compliance with the ordinance.

DeGood said that the lots should meet LDR requirements.

There was discussion regarding open spaces and the determination was that the open spaces shown on the plan were acceptable.

Honderd stated that the intention of the PUD ordinance was not to just get the density that the applicant wants. He said that this plan shows no creativity and he would like to see the design changed. He said that elevations are needed and landscaping should be shown.

The Planning Commission directed that the application not be advertised for a public hearing and that revisions were necessary.

c. (PUD0403) Sunset Manor, 725 Baldwin St., is requesting a

Planned Unit Development for an independent and assisted living community with associated commons, service area, parking and open space, under Chapter 22, on a parcel of land described as part of P.P.# 70-14-22-400-006 and 70-14-22-450-001 located at 1751 Port Sheldon

On June 9, 2003, the Board approved the preliminary development plan for the PUD for Sunset Manor to construct housing for the elderly on 18^th Ave. and Port Sheldon. The applicants had one year to return with the final development plan. The applicant returned to the Township with changes to the approved preliminary plan that not been determined to be minor. Therefore, the determination was made that the application must go through the whole process again for the preliminary development plan.

The proposed changes include a different footprint for the structures and a different configuration for parking. Also, additional property was acquired and the number of units has increased.

The previous plan proposed 282 total units for housing for the elderly, including 234 independent living and 48 assisted living units. The new plan proposes 333 total units for housing for the elderly, including 285 independent living and 48 assisted living units.

Todd Stuive, Exxel Engineering, represented the applicant and presented the request. He stated that the site has increased by 6.4 acres and the number of units has increase by 51 units, which results in eight units per acre. He said that they were working with the DEQ for the wetlands and there are 26.5 acres of open spaces without the lake. He said that there was 32% of usable open space. He said that the independent living wing would be four stories, the wing along Port Sheldon would be three stories, the back area would be four stories, and the central core area would be one story. He said that the assisted living wing would be two stories with a court yard. He said that garages had changed from being located under the individual units to a covered two-level parking garage. He said that the main access would be from 18^th Ave. and a loop to Port Sheldon would provide the service access. He said that sidewalks would be provided along all frontage roads and a waiver is being requested for the area along Chicago Dr.

There was discussion regarding the Fire Department comments.

The planner stated that sidewalks were required within the development, as well as adjacent to the streets.

The applicant stated that sidewalks were provided for interior pathways.

The planner said that phases and time frames had to be provided. He said that there were 33 total units, including 285 individual units and 48 assisted living units. He said that the plan meet acreage requirement and utilities would be provided. He said that the proposed use was consistent with the Master Plan. He said that parking space dimensions and calculations were needed, and one parking space was required per bed.

South asked about the water run-off.

The applicant stated that the pond would help with the whole drainage system and permits are in place with the DEQ.

John Thorhour, Sunset Association, stated that the parking study would be the same as for the last submission. He submitted a copy to be distributed. He said that a parking plan was in place for holidays, such as Mother’s Day, and other special events, which includes an arrangement with Meijer for their parking lot. He said that people would then be bussed in, including staff, and this helped to avoid building unnecessary parking areas that would result in a sea of asphalt. He said that future parking would be shown and would not be added unless necessary.

The Planning Commission directed that revisions were necessary and to advertise for a public hearing for August 18, 2004. The determination was made that the request would not be added to the July 21, 2004 agenda, but would be added to the August work session.

d. (PUD0404) Final Development Plan (for PUD0302)-Pages in

Time-7359 Cottonwood

The Meijer (Culver’s) PUD was approved by the Board on 10-13-03. The applicant has returned within the required 12 month period to apply for a final development phase for the addition part of the PUD (next to the Culver’s restaurant).

Mark Tomasik, Innovative Design PC, represented the applicant and presented the request. He said that the retail store would be for cropping pictures and selling stamps. He said that the site work had been provided by Meijer and the site box was not shown.

The planner stated that he applauded the applicant for a good site design. He said that 72 parking spaces were proposed and only 70 were required. He said that the plan meets the qualifying conditions. He said that there were limited pedestrian connections to other area, but safe connections could be located elsewhere. He said that the architecture was adequate and traffic access was existing. He said that there was an opportunity for additional landscaping along the eastern area.

Honderd said that it was too late for a pedestrian bike path along the railroad tracks.

Jansma asked for an overall PUD plan showing the whole PUD.

The site plan should be revised to list Georgetown Township instead of the City of Jenison.

5. Ordinance Amendments-none

V. Other Business

VI. Commissioner Comments

VII. Staff Comments

VIII. Adjourn

The meeting was adjourned at 9:30 p.m.