Minutes of the
regular meeting of the Georgetown Township Planning Commission, held Wednesday,
November 17, 2004
Meeting called to order by
Chairman Honderd at 7:30 p.m.
Present: Honderd, Huizinga, Poskey, South,
DeGood, Jansma
Absent: Stasiak
#041117-01 - Agenda for November 22, 2004
Moved by Jansma,
seconded by Huizinga, to approve the agenda for November 22, 2004, with the
order rearranged.
MOTION
CARRIED.
#041117-02 - Minutes of the October 20, 2004 regular
meeting and the November 3, 2004
work session meeting
Moved
by DeGood, seconded by South, to approve the minutes of the October 20, 2004
regular meeting, as submitted.
MOTION
CARRIED.
Moved
by South, seconded by DeGood, to approve the minutes of the November 3, 2004
work session meeting, as submitted.
MOTION
CARRIED.
#041117-03 - Preliminary Plat of Cedar Lake Estates
No. 11
The
plat was tabled pending a letter from the developer regarding assurances that
28th Ave. would be constructed.
An agreement was approved by the Board on September 27, 2004; however,
the applicant has not accepted the agreement.
No one was present to represent the applicant. The plat was left tabled.
#041117-04 - Preliminary Plat of Unity Timbers
Ron
VanSingel represented the applicant and presented the request. The plat is to be developed in two phases,
the first having 29 lots. The plan was
revised in accordance with comments made at the work session, including the
correct dimensions shown for lot 8 and a new location for the access drive to
the lift station.
The
planner presented a review.
The
chairman opened the public hearing. No
one was present to speak on this topic.
The chairman closed the public hearing.
Moved
by DeGood, seconded by Poskey, to recommend to the Township Board to grant
tentative preliminary plat approval of the overall layout and phase 1 of Unity
Timbers, as shown on the drawing dated November 5, 2004.
MOTION
CARRIED.
#041117-05 – (PUD0408) Final Development Plan - Unity
Timbers-5101 & 5131 40th
Ave.
Ron
VanSingel represented the applicant and presented the request. The 55 single family homes would be plated
and the 70 condo units (in 35 duplexes) would be developed on a public
street. The street has been named to
comply with Fire Department requirements.
The
chairman opened the floor to public comments.
Bill
Vandermolen, 4280 Barry, was concerned with the dewatering that would take
place for the second phase. He said that
he had a greenhouse and needed the water.
He asked about the time frame.
The
applicant said that it would take 2 to 3 years and they would be sensitive to
the neighbors.
Bill
Vandermolen asked how far and how long the dewatering would take.
The
applicant said that it would be determined.
The
chairman said that the applicant should work with him and that a holding pond
might help.
Jack
Monsma, 4160 Barry, asked who would be financially liable if his well goes dry
or is damaged.
The
applicant said that at the meetings for the preliminary development plan they
had said that the developer would have the financial obligation to the
surrounding parcels.
Tim
Timmer, 4064 Barry, asked about the meeting on Monday because he was unsure of
the procedures. He asked about the path
around the pond and was concerned that people would cut through his property to
get to the fairgrounds. He said that the
lots stayed the same as the last plan.
Ron
VanSingel said that there was a natural buffer that would remain and the trail
was offset from the edge. He said that
no fence was anticipated. He said that
this was the same as any other situation and if people cut through they would
be trespassing. He said that the path
was to be used to get to the open spaces rather than to be used as a short cut
to get to other spaces.
The
chairman closed the floor to public comments.
Moved
by DeGood, seconded by Jansma, to approve the final development plan for Unity
Timbers, as shown on the plan dated November 5, 2004.
There
was discussion regarding the dewatering and it was noted that the applicant has
the responsibility to return the area to its original shape or to run city
water to the area.
Yeas: Huizinga, Honderd, Jansma, DeGood, South
Nays: Poskey
Absent:
Stasiak
MOTION
CARRIED.
#041117-06 - (PUD0407) Arena Development-Final
Development Plan for Phase 1
Rick
Pulaski, Nederveld Associates, represented the applicant and presented the
request. The revised plan reflects the
preliminary plan that was approved by the Township Board, including the fact
that there was flexibility for the commercial footprints. The plan shows 11,000 square feet of
commercial area, fire hydrants, loading and unloading areas, and dumpsters.
The
planner presented a review and noted that the access drive should be kept clear
for free access to the condominium areas.
The
applicant said that there were two spots for loading and unloading away from
the parking areas.
The
planner said that these loading and unloading areas should not be in the access
drive and that it should be kept clear for free access.
The
zoning administrator said that a memo had been submitted by the Fire Department
stating that the fire hydrant placement shall be approved by the Fire
Department.
The
chairman opened the floor to public comments.
No one was present to make comments on this item. The chairman closed the floor to public
comments.
Moved
by Huizinga, seconded by DeGood, to approve the final development plan for
phase 1 for Arena Development, as shown on the revised plan dated November 3,
2004 and the written statement dated November 10, 2004, and with the condition
that the access drive be kept free with no loading or unloading.
Yeas: Huizinga, Honderd, Jansma, DeGood, South
Nays: Poskey
Absent:
Stasiak
MOTION
CARRIED.
#041117-07 - Planned Unit Development (PUD0406)
Eastbrook Development Co., 2130
Enterprise,
Kentwood, is requesting to have a residential Planned Unit Development, under
Chapter 22, on parcels of land described as follows: P.P.# 70-14-04-300-013
(3030 Fillmore), 70-14-04-300-014 (3203 Taylor), 70-14-04-300-015 (3205
Taylor), 70-14-05-400-011 (now -017) (Taylor), 70-14-05-400-012 (Taylor),
70-14-09-100-018 (3210 Taylor), 70-14-09-100-019 (3208 Taylor),
70-14-09-100-022 (3131 Bauer), 70-14-09-100-024 (3034 Taylor), 70-14-09-100-029
(3244 Taylor), 70-14-09-100-030 (3205 Taylor), 70-14-09-100-004 (2999 Bauer)
Dale
Kraker, Eastbrook Development Co., represented the applicant and presented the
request. He said that he had met with
the Ottawa County Road Commission, as directed by the Planning Commission, regarding
abandoning Taylor St. as an access to the development at the time that the
access becomes available to 36th Ave. He submitted a letter detailing what was said
at the meeting, which is that the Road Commission would make no commitments
now, but would evaluate the situation at the time that the request is made and
access to 36th Ave. is provided.
Revised
plans have been submitted addressing the Planning Commission comments as
follows:
1.
Additional park
area was provided north of the clubhouse and the cul-de-sac in this area has
been revised;
2.
Some townhouses
have been eliminated near the northwest corner and 60 foot single family lots
have been added;
3.
The totals at the
lower left corner of the plans reflect the changes;
4.
Two soccer fields
have been added in the northwest area and the cul-de-sac near the soccer fields
has been reduced.
The
planner presented a review.
The
zoning administrator stated that she had spoken with Tom Palarz, Ottawa County
Road Commission regarding the possibility of closing access to Taylor from this
development when the development has access to 36th Ave. She reiterated that Tom Palarz had stated
that he could not make any decisions now, but would evaluate the situation in
the future when access to provided to 36th Ave., if requested by
Eastbrook Builders.
Honderd
said that the lower number of townhouses was okay, but the development is still
too dense. He said that the revisions
were good. He said that the development
needed the connection to Taylor, but he was opposed to the construction traffic
using Taylor because the residents should not have to put up with the
construction trucks. He said that the
construction traffic should use the accesses on Bauer Rd. and 36th
Ave. He said that the applicants would
do everything possible to minimize the impact on the residents of this
development because they would be Eastbrook’s customers.
Poskey
abstained from all discussion and voting.
DeGood
said that the density should be limited to 796 with no possibility of reaching
865. He said that they should not be
allowed to increase the number by another one hundred units.
Moved
by Jansma, seconded by South, to open the floor to public comments.
Yeas: Jansma, South, Huizinga
Nays: DeGood, Honderd
Abstain:
Poskey
Absent:
Stasiak
It
was noted that comments should only be made in regards to something different
than was already said.
MOTION
CARRIED.
Nick
Allen, 3545 Taylor, asked about the construction traffic using Taylor.
The
planner said that a construction management plan should be submitted to the
Township to have an agreement on file as a condition of approval, which would
include hours of operation, traffic access points, and noise and dust/debris
mitigation.
The
chairman said that the access to Taylor could be closed in three years.
The
zoning administrator said that the Road Commission would evaluate the situation
at that time and no commitments could be made for a situation that would occur
in the future. She recommended that the
condition of closing access to Taylor not be stated as a condition since it
would have to be evaluated in the future.
The
chairman noted that the condition could be added that the request be made by
Eastbrook Development to have access to Taylor St. closed.
Ruth
Bole, 3361 Taylor, submitted a drawing with the lots larger and redesigned by
the Taylor St. access because she did not want the lots to look disconnected in
the future if access to Taylor St. was closed.
She asked if the road would be built well or if it would deteriorate.
The
chairman said that all roads would be built to the Ottawa County Road
Commissions standards. He said that the
Road Commission has agreed to deviate from clearing the full 66 foot
right-of-way.
John
Kersaan, 2510 Cedar Lake Rd., asked about the impact on the creek in his back
yard. He asked about a 10 year flood and
said that the creek can’t handle more water.
The
applicant said that the pond sites would handle the storm water and would
release a normal flow into the creek. He
said that the berm would also help protect the area.
John
Kersaan asked if the creek would dry up and the applicant said no.
John
Bole, 3351 Taylor, thanked the applicant for meeting with the residents and the
Road Commission. He gave a presentation
as to why he did not think that the development met sections of the Master
Plan.
The
planner said that the development did meet the specific wording of the text for
this area, in addition to providing innovative design, diversity and use of
space. He said that the plan calls for
clustered development and for the maintenance and preservation of natural
areas. He said that the street design
and layout are the result of working with the natural environment.
John
Bole said that it violates the Master Plan because of preservation.
The
chairman said that the Master Plan is used as a tool or a guide.
Bill
Eling, 3284 Taylor, said that he has 20 acres and his son lives there,
too. He said that he could not build
another house because they did not meet zoning requirements and now they were
putting houses in that would back up to his gully. He said that they would be ghetto houses and
he did not want them imposing. He said
that they should have to live by the same law.
He said that he wanted it left as it is.
He said that the lady at the Township said that a petition was submitted
to the Township to pave the road and that was a few years ago and they did not
want it now.
Moved
by South, seconded by Jansma, to close the floor to public comments.
MOTION
CARRIED.
The
applicant said that he would work with the Township in regards to a construction
management plan and that they would be willing to reduce the overall density
from 865 to 820. He said that they
wanted the flexibility to change the plan if the market shifts.
The
planner said that he was still concerned with the northwest section, but it was
planned from a cluster standpoint.
Moved
by Jansma, seconded by Huizinga, to recommend to the Township Board approval of
Planned Unit Development (PUD0406) Eastbrook Development Co., 2130 Enterprise,
Kentwood, to have a residential Planned Unit Development, under Chapter 22, on
parcels of land described as follows: P.P.# 70-14-04-300-013 (3030 Fillmore),
70-14-04-300-014 (3203 Taylor), 70-14-04-300-015 (3205 Taylor),
70-14-05-400-011 (now -017) (Taylor), 70-14-05-400-012 (Taylor), 70-14-09-100-018
(3210 Taylor), 70-14-09-100-019 (3208 Taylor), 70-14-09-100-022 (3131 Bauer),
70-14-09-100-024 (3034 Taylor), 70-14-09-100-029 (3244 Taylor),
70-14-09-100-030 (3205 Taylor), 70-14-09-100-004 (2999 Bauer), Georgetown
Township, Ottawa County, Michigan, as shown on the plan dated November 10,
2004, and with the following conditions addressed:
1.
Provide
off-street pathways throughout the development to provide connections to the
open space areas. Include bridge
crossings and other physical improvement measures to provide usable open space
areas and create linkages between areas.
2.
Provide a
detailed landscape plan which shows perimeter landscaping and/or screening
methods along 36th Ave.
3.
Improve Taylor
Street according to the standards and requirements of the Ottawa County Road
Commission.
4.
Provide a method
of management for construction, including hours of operation, traffic access
points, noise and dust/debris mitigation, and limiting access to on Bauer Rd.
and 36th Ave.
5.
That Eastbrook
Development offered to revisit with the Ottawa County Road Commission the
option of closing the loop road access connection to Taylor, subject to the
support of the majority of the residents of Taylor St.
6.
That the density
be reduced to a potential maximum of 825 rather than 865.
7.
That Eastbrook
petition the close of the no-name street and change it to a private street.
Yeas: Huizinga, Honderd, Jansma, DeGood, South
Nays: none
Abstain:
Poskey
Absent:
Stasiak
Jansma
said that the conditions should cover the concerns of the residents of Taylor.
The
chairman said that the zoning administrator could approve the changes in the
office.
South
said that the Master Plan gives direction and that this is a beautiful
area. He said that this was a better
development than just subdivisions because there is more control with a PUD.
MOTION
CARRIED.
#041117-08 - Other Business
There
was discussion regarding the review of ordinance amendments for parking
requirements, accessory buildings, signs, and decks. Since no applications were submitted for
December, the consensus was to review and discuss possible ordinance amendments
at the work session in December and to cancel the regular meeting in December.
#041117-09 – Adjournment
The
chairman adjourned the meeting at 9:05 p.m.