TO:                    Georgetown Township Planning Commission

 

FROM:              LSL Planning, Inc.

 

DATE:               April 19, 2005

 

SUBJECT:      Agenda Comments for April 20, 2005 Planning Commission Meeting
 

 

 

 

 

 

 

 


The following are comments, findings, and recommendations from LSL regarding the matters before the April 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.   (ST0505) Reformed Free Publishing Association (Tasmanian Construction LLC) – 1894 Georgetown Center Dr.

 

LSL Planning has reviewed the revised site plan submittal dated April 1, 2005 based on the comments provided at the March 30, 2005 Planning Commission work session.  The plan has been revised to add the square footage of office space and retail space and parking requirements for each.  Based on the amount of square footage proposed, a total of thirteen (13) parking spaces for the office use has been provided, and two (2) spaces have been provided for the retail use.  A total of seventeen (17) parking spaces have been provided where a total of fifteen (15) are required.  As a result, the parking requirements have been met.  No other changes were required based on the comments provided at the work session.

 

Recommendation

Recommend the Georgetown Township Planning Commission Approve the site plan dated April 1, 2005 for Case (ST0505) on the basis that the applicant has made or addressed comments from the April 2005 work session.

2.   (ST0506) Noble Concrete Inc. – 1777 DeWent Dr.

 

LSL Planning has reviewed the revised site plan dated April 13, 2005 based on the comments provided at the March 30, 2005 Planning Commission work session.  The plans address the following deficiencies noted during the work session:

 

1.      Building dimensions: Show correct size on both site and architectural plans.

Comment:  The building size is consistent on both plan sheets.

2.      Signage:  Full sign details are required for Planning Commission review.

Comment:  The sign detail meets the requirements of Section 25.6(C), and a note on the site plan states that the sign will comply with Section 25 of the Georgetown Ordinance.

3.      Lighting:  Exterior lighting details are required to insure compliance with 26.3(C) and 23(D).

Comment:  The lighting details comply with Section 26.3(C).

4.      Parking/Circulation:

•            Indicate 30 foot parking setback along DeWent.

•            Minimize access to parking areas according to Section 26.3(E).

•            Provide wheel chocks in accordance with 26.3(F).

•            Provide vehicle loading space dimensions per chapter 26.

•            Revise parking calculations accordingly.

•            Revise sidewalk location.

Comment:  Parking/circulation requirements have been met.

5.      Refuse:  Details need to be provided for the dumpster screens

Comment:  A detail has been provided and meets Ordinance requirements.

6.      Buffering:  Provide buffering from abutting residential property per section 3.11.

Comment:  A total of six (6) additional trees have been provided within the greenbelt (buffering) area, where a minimum of ten (10) trees are required.  Seven mature trees and sassafras and scattered brush are located within the greenbelt area and along the property line.  Based on field observations, the combination of additional trees, existing trees and existing grade meet the Ordinance intent of providing adequate screening via the use of mature landscaping.

 

Recommendation

Recommend the Georgetown Township Planning Commission Approve the site plan dated April 13, 2005 for Case (ST0506) on the basis that the applicant has made or addressed comments from the April 2005 work session. The Commission may wish to consider requiring the following condition of approval for this application:

 

1.   A Maintenance Agreement be submitted to ensure proper function of the storm water control system prior to issuance of a building permit.

B.  Public Hearings

1.   Special Use Permits

a.   (SUP0503) Michelle Bowne, 916 Fairwood Ct., is requesting to have a group day care home under Sec. 8.3(E), on a parcel of land described as P.P.# 70-14-11-436-010, located at 916 Fairwood Ct., in a (LDR) Low Density Residential district.

 

LSL Planning has reviewed the revised information submitted by the applicant based on the comments provided at the March 30, 2005 Planning Commission work session.  The plans address the following comments made during the work session:

 

1.      Provide a site plan in accordance with Chapter XIX, unless otherwise waived by the Planning Commission.  At minimum, the following needs to be indicated:

a.       Play area that provides 150 square feet per child for the 12 licensed children.

Comment:  A total of 180 square feet of play area has been provided.  This area will be enclosed with a vinyl fence of four (4) feet in height.

b.      Driveway and parking space dimensions and unloading and turn around areas need to be shown on the site plan per Section 20.4(N) (2) and 3.24.

Comment:  A vehicle turnaround area has been indicated on a revised improvement location certificate that measures 143 square feet.  Cost estimates for the cement area has been provided with the revised application.

c.       Pavement and right-of-way width of all abutting roads, streets, alleys or easements need to be shown.  Parking/drop off areas cannot be located in the travel lane.

Comment:  A vehicle turnaround area has been provided on the subject property.  It appears that this area will provide adequate maneuvering for vehicles on site.

2.      Provide a copy of a valid State license for the daycare at this location.

Comment:  A copy of the valid state license and inspection report has been provided with the revised application.

3.      Provide evidence the facility is not located closer than one thousand five hundred (1,500) feet to another group day care home, an adult foster care group home, etc.

Comment:  Evidence has been provided with the revised application that confirms the facility is not located closer than one thousand five hundred (1,500) feet to another group day care home.

 

      The proposed application meets the General Standards and Site Design Standards for Special Land Uses according to Section 20.3 and Section 20.4.

 

Recommendation

Recommend the Georgetown Township Planning Commission recommend Approval of the special use permit for a group day care home for Case (SUP0503) to the Township Board on the basis that the applicant has made or addressed comments from the April 2005 work session.  The Commission may wish to consider requiring the following condition of approval for this application:

 

1.   Vehicle pick-up and drop-off areas to occur completely on site with no conflict between employee parking and client parking/maneuvering.

Recommend the Planning Commission Approve the revised application, for Case (SUP0503), conditioned on receiving special land use approval by the Township Board.

2.   Rezonings

a.   (REZ0501) To change from (HDR) High Density Residential to (MDR) Medium Density Residential and from (MDR) Medium Density Residential to (HDR) High Density Residential parts of a parcel of land described as P.P.# 70-10-31-200-017, located at 10081 42nd Ave., Georgetown Township, Ottawa County, Michigan.

 

The application is unchanged from the information that was reviewed and discussed by the Commission at the March 30, 2005 work session. The applicant is proposing to rezone the southeast triangle to MDR and rezone the northeast triangle to HDR.

 

The subject property is already zoned for residential development. The site has public utilities readily available, as well as direct access onto a major road.  Physically, the site could support a higher density.

 

Line Callout 4: To MDR From HDR Line Callout 4: To HDR From MDR

The proposed rezoning is inconsistent with the Future Land Use Map of the Georgetown Township Master Plan, which maintains the parcels as Medium Density Residential (MDR) and High Density Residential (HDR), respectively.  The proposed rezoning supports the development trend in the area of higher density residential to the north and lower density residential to the south, and locates HDR and MDR adjacent to parcels that contain similar zoning designations.  As a result, LSL staff supports the proposed rezoning subject to equal distribution of land to HDR and MDR.

 

Recommendation:

Recommend the Planning Commission recommend Approval to rezone a parcel of land located at 10081 42nd Ave., Georgetown Township to the Township Board on the basis that the use meets all applicable rezoning review criteria.  The Commission may wish to consider requiring the following condition of approval for this application:

 

1.   Equal amounts of land be provided in each zoning district as a result of the rezoning.

3.   Plats

a.   Preliminary Plat of Hunter’s Meadows No. 2

The application is unchanged from the information that was reviewed and discussed by the Commission at the March 30, 2005 work session.  A written statement dated April 5, 2005 has been submitted by the applicant to address the comments made at the work session.

 

The applicant is proposing to obtain preliminary plat approval for a 31 lot subdivision located on 36th Avenue, between Port Sheldon Road and Baldwin Road. Uses to the north, south and east include detached single-family residential (LDR zoning). The property borders 36th Avenue to the west. The existing zoning district is Low Density Residential (LDR). The site is located in a total of 14.83 acres.  This plat is part of an overall development for Hunters Meadows, which was approved by the Planning Commission at the July 2004 Planning Commission meeting.  The proposed plat is consistent with the preliminary plat of Hunters Meadows dated June 16, 2004.  The Ottawa County Road Commission approved the plat layout on July 8, 2004.

 

Recommendation:

Recommend the Georgetown Township Planning Commission recommend Approval of the preliminary plat dated March 18, 2005 for Hunters Meadows No. 2 to the Township Board.  The Commission may wish to consider requiring the following conditions of approval for this application:

 

1.   Record of a conservation easement shall be submitted prior to the issuance of building permits.

2.   Record of approval from the Ottawa County Drain Commission shall be submitted prior to the issuance of building permits.

 

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.