TO:                    Georgetown Township Planning Commission

 

FROM:              LSL Planning, Inc.

 

DATE:               March 15, 2005

 

SUBJECT:      Agenda Comments for March 16, 2005 Planning Commission Meeting
 

 

 

 

 

 

 

 


The following are comments, findings, and recommendations from LSL regarding the matters before the March Planning Commission Regular Meeting:

 

III.       UNFINISHED BUSINESS

 

A.     Preliminary Plat of Cedar Lake Estates No. 11

This item was tabled at the February, 2005 Planning Commission meeting.

 

Recommendation:

Recommend the Georgetown Township Planning Commission recommend Tabling the preliminary plat dated August 10, 2004 for Cedar Lake Estates No. 11 based on inadequate representation by the applicant to provide a statement of approval to the Planning Commission of an agreement by the Township Board at the December 20, 2004 Board meeting to allow the property to be purchased prior to completion of 28th Avenue.  Recommend the Georgetown Township Planning Commission recommend Approval of the preliminary plat to the Township Board if the applicant appears at this meeting and states approval of the Township Board agreement.

IV. New Business

A.  Site Plans

1.   (ST0501) Mike Anderson (Kamps Construction) – 1728 DeWent Dr.

2.   (ST0502) Mike Snip (Kamps Construction) – 1752 DeWent Dr.

3.   (ST0503) Dennis Snip (Kamps Construction) – 1706 DeWent Dr.

 

Note: The three applications were reviewed together based on their relationship to each other and similar type of development.

 

LSL Planning has reviewed the above three revised site plan submittals based on the comments provided at the March 2, 2005 Planning Commission work session.  The plans appear to address the majority of deficiencies noted during the work session with the exception of the following:

 

•         Access to parking areas has not been minimized, according to 26.3(E); drives for parcels #5 and #6 should be combined.

•         Wheel chocking has not been provided in accordance with 26.3(F). 

•         All deciduous trees must be at least two (2) inches in caliber and indicated as such on the plan (no size indicated).

 

Based on the discussion at the work session, the applicant is hesitant to reduce any parking since the specific use of each building and suite is unknown.  Staff still supports combining drive entrances, but given the anticipated traffic volume along the street, the need to locate drives further from each other is not as critical.  The Planning Commission may require additional curbing along all paved areas, per 26.3(H), though it does not appear necessary.  The size of proposed Norway Maple trees and Red Maple trees should be noted on the final plans.

 

Recommendation

Recommend the Georgetown Township Planning Commission Approve the site plan dated March 5, 2005 for Cases (ST0501, ST0502 and ST0503) on the basis that the applicant has made or addressed comments from the March 2005 work session. The Commission may wish to consider requiring the following condition of approval for this application:

 

1.   Provide site landscaping in accordance with Georgetown Township regulations.

4.         (ST0504) Kuperious Trucking – 2220Center Industrial Ct.

 

LSL Planning has reviewed the revised site plan dated March 8, 2005 based on the comments provided at the March 2, 2005 Planning Commission work session.  The subject application is for an 8,560 square foot new trucking facility.  The plans appear to address the majority of deficiencies noted during the work session, with the exception of additional tree plantings to screen the large truck parking area.  The dumpster area has been relocated and properly screened.  Proposed signage meets setback requirements (15 feet minimum required, 23 feet provided).  Front and rear setback lines have been provided on the plan, and the building meets all building setback requirements.  General note #13 states that the site is not subject to a 100 year floodplain.  General note #4 states that all site lighting, signage and landscaping shall conform to ordinance requirements.

 

Recommendation

Recommend the Georgetown Township Planning Commission Approve the site plan dated March 8, 2005 for Case (ST0504) on the basis that the applicant has made or addressed comments from the March 2005 work session. The Commission may wish to consider requiring the following condition of approval for this application:

 

1.   Provide additional trees to screen the large truck parking area from adjacent properties.

B.  Public Hearings

1.   Special Use Permits

a.  (SUP0502) Visual Workplace LLC, 2668 Edward Street, is requesting to have a warehouse under Section 15.3(I) and a commercial enterprise producing merchandise on the premises under Section 15.3(G), on a parcel of land described as P.P.#70-14-21-472-004, located at 2668 Edward Street, in a (CS) Community Service Commercial district.

 

LSL Planning has reviewed the revised site plan dated March 3, 2005 based on the comments provided at the March 2, 2005 Planning Commission work session.  The subject application is for Special Land Use approval to allow two special uses: Commercial enterprises producing merchandise on the premises to be sold at retail and/or wholesale (Sec. 15.3.G); and Warehouses selling retail on the premises (Sec. 15.5.I).  The existing building is considered to be a legal non-conforming structure because the building does not meet side yard setback requirements (one foot exists where 20 feet is required) or the rear yard setback (30 feet exists where 40 feet is required) for the (I) Industrial District.  Since no exterior changes are proposed to the building, it can be maintained as a lawful structure.

 

      The proposed application meets the General Standards for Special Land Uses according to Section 20.3.  Per Chapter 15(I), warehouses selling retail on the premises is allowed provided there is no outside storage or stockpiling and the property does not lie within one hundred (100) feet of any Residential District.  While there will be no outside storage with the proposed use, the property is located within one-hundred (100) feet of a Residential District.  As a result, this type of operation is not permitted.  Per the applicant’s representation during the work session, the building will be used for material warehousing exclusively.  Sales will not be conducted from this site.  As a result, the operation could be permitted under a commercial enterprise producing merchandise.  The application meets the conditions for this use as listed in Section 20.4 (G).  In order to permit a warehousing use on the property, the applicant should submit a written statement that the operational activities will involve material warehousing exclusively, and no retail sales will be conducted.

 

      The revised application was reviewed to determine compliance with all site plan review standards.  The plans appear to address the deficiencies noted during the work session.  An additional two trees have been added to meet streetscape requirements, and one additional tree has been added to meet greenbelt requirements.  A sign detail has not been provided, but General Note #5 states that the proposed sign will meet the standards of Section 25.  The method of dumpster screening has been provided on the plan and noted to conform to Township standards.  Since the building will not be expanded or enlarged, the deficient parking design can be maintained until such time the lot is repaved.  At that time, the parking layout shall meet the requirements of Section 19.4(J).

 

Recommendation

Recommend the Georgetown Township Planning Commission recommend Approval of the special use permit for commercial enterprises producing merchandise for Case (SUP0502) to the Township Board on the basis that the applicant has made or addressed comments from the March 2005 work session. The Commission may wish to consider requiring the following condition of approval for this application to allow a warehousing use:

 

1.   In order to permit a warehousing use on the property, the applicant should submit a written statement that the operational activities will involve material warehousing exclusively, and no retail sales will be conducted.

Recommend the Planning Commission Approve the application, dated March 3, 2005, conditioned on receiving special land use approval by the Township Board.

 

 

Please contact me at 616.336.7750 if you would like to discuss any of the above agenda items prior to the March 16 Planning Commission meeting.  Thank you for the opportunity to review these projects.