TO: FROM: LSL Planning, Inc. DATE: January 16, 2006 SUBJECT: Agenda Comments for January 18, 2006 Planning Commission
Meeting
The following are comments,
findings, and recommendations from LSL regarding the following item before the January
Planning Commission Meeting:
IV. New Business
B. Public Hearings
4. PUD’s
a. (PUD0601) Riverview Trails Development Group (Tara Westhouse), 3133 Beechcrest Dr., is requesting a Planned Unit Development for condominium housing (housing for the elderly) and office commercial related services for seniors (elderly) under Chapter 22, on parcels of described as and located at: P.P. # 70-14-13-100-026, 7784 Cottonwood, P.P. # 70-14-13-100-032, 7804 Cottonwood, P.P. # 70-14-13-100-033, 7802 Cottonwood, P.P. # 70-14-13-100-043, 7746 Cottonwood Georgetown Township, Ottawa County, Michigan.
Revised plans and written
statement has been submitted based on the comments provided at the January work
session. The applicant has reduced the
number of units from 106 to 94 units and building height from 39’8” to 36 feet
4 ¼ inches. This review was performed at
the request of the Zoning Administrator and focuses specifically on compliance
with the intent, qualifying conditions, and standards for approval for the PUD
District and the applicant’s ability to address the following comments made in
the January 3 Planning Commission work session report:
Density:
A
total of 71 units are permitted according to the density requirements of the
LDR District. The revised application
proposes a total of 94 units, or 23 units above that permitted in the LDR
District (32 percent above LDR density requirements). LSL’s original comments recommended that the
density on the subject property not exceed twenty (20) percent of the density
(18 units above), or 85 total units, than permitted in the LDR District. LSL proposes that the density be reduced an
additional 9 units to meet the density allowance proposed given the density and
distance of the building to adjacent properties. As an alternative, LSL recommends the
Planning Commission consider the proposed density of 94 units for approval
subject to a phased implementation of units to gauge the impact of
increased density to the surrounding area.
Based on this approach, the applicant should not exceed an initial
density above twenty (20) percent of the allowed density within the LDR
District. The density can gradually be increased
to 94 total units, or (32 percent above permitted) upon justification and
written agreement by neighboring property owners that the intensity of the site
does not exceed the activity level generated within the immediate area.
Site Design:
The
applicant has not provided a sidewalk from the walk surrounding the office
building to the sidewalk along
The
applicant has also not taken any measures to break the building massing with additional
window treatments and a combination of roof pitches to obtain a more
residential feel. LSL staff still
proposes multiple buildings with varying heights not to exceed 35 feet, with the
square footage of each building dictated by the LDR District setback
requirements and use parking needs, as well as landscaping and open space
requirements.
Uses:
The operation of
horse training is considered a riding stable or breeding stable under current
Ordinance definitions and is not a permitted or special land use in the LDR or
OS District, and is therefore not a permitted activity. The pasture area still needs to be deleted
from the site plan.
Site Plan
Review:
The site plan should include both the number of
required and provided parking spaces, maintenance building and office building
elevation details, and sign details.
This information has not yet been provided on the site plan.
Recommendation:
Recommend the Planning Commission request the
following changes to the PUD development prior to further consideration:
1.
Reduce density by
an additional 9 units to meet the density allowance proposed given the density
and distance of the building to adjacent properties; or
Provide a written agreement and plan of a phased
implementation of units to gauge the impact of increased density to the
surrounding area. The initial density
should not exceed more than twenty (20) percent of the permitted density within
the LDR District. The density can be
gradually increased to 94 total units, or (32 percent above permitted) upon
justification and written agreement from neighboring property owners to the
Planning Commission that the intensity of the site does not exceed the activity
level within the immediate area.
2.
Provide a sidewalk from the walk surrounding the
office building to the sidewalk along
3.
Provide
rationale of the purpose of the entry gate since cross access between
properties will be provided and the gate will not restrict access to the
property.
4.
Incorporate
additional window treatments and a combination of roof pitches to break the
building massing in an effort to obtain a more residential feel. LSL staff proposes multiple buildings with
varying heights not to exceed 35 feet, with the square footage of each building
dictated by the LDR District setback requirements and use parking needs, as
well as landscaping and open space requirements.
5.
Delete
the pasture area from the site plan since the operation of horse training is
not a permitted or special land use in the LDR or OS District.
6.
Include both the number of required and
provided parking spaces, maintenance building and office building elevation
details, and sign details on the site plan.
Thank you for the opportunity to review this
project. Please contact me at (616)
336-7750 if you have any questions or request additional information regarding
this application.