TO:                      Georgetown Township

                           Planning Commission

 

FROM:                 Scott M. Weeks, Senior Planner

                           Georgetown Township Planning Consultant

 

DATE:                  May 3, 2005

 

SUBJECT:           Agenda Comments for May 4, 2005 Planning Commission Work Session
 
 

 

 

 

 

 

 

 

 

 

 


The following are LSL’s comments, findings, and recommendations regarding the matters before the May 4, 2005 Planning Commission Work Session:

 

III.       UNFINISHED BUSINESS

 

A.     Preliminary Plat of Cedar Lake Estates No. 11

This item was tabled at the February, 2005, March, 2005 and April 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.

 

LSL staff recommends that that the applicant be notified to attend the May 18 Planning Commission meeting to update the Commission regarding the status of the agreement.  If the applicant fails to attend the May 18 meeting, it is recommended that the Planning Commission render a decision of approval or denial of the application.

B.  Special Use Permit (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.

 

The applicant was advised to provide additional information regarding traffic and parking issues and potential fence installation at the April regular meeting.  This analysis is based on a revised application and updated information dated April 25, 2005.  Specifically, staff received two written statements, a revised site plan and six letters of public input.

 

The property is zoned (LDR) Low Density Residential district, which permits a Group Day Care Home (minimum seven and maximum 12 minor children or adults) subject to Special Land Use review and approval, and shall be reviewed according to the standards listed in Chapter 20, subsections 20.1 through 20.3 and 20.4(N).  A Family Day Care Home (more than one but less than seven minor children or adults) is permitted by right in the LDR district.  The revised application states that the facility will care for a maximum nine (9) unrelated children at one time, ranging in age levels from six weeks to 11 years of age.  Note that the applicant’s State license permits a maximum 12 children.  Other proposed operational changes to the application include:

 

•         Hours of Operation from 6:30 a.m. to 6:30 p.m.;

•         Six unrelated children allowed outdoors at any one time;

•         Run the outdoor operation of the daycare as a family home, with a maximum six unrelated children;

•         Operate the inside of the home as a group home with nine (9) unrelated children.

 

The application as currently proposed contains the following issues that warrant discussion:

 

Traffic Management

The application as proposed could provide care for nine unrelated children.  If this number is established by the Planning Commission as the permitted number of children under care at any one time, it would generate a potential of 18 separate trips to the residence for drop-off and pick-up.  Although the applicant has proposed a driveway turnaround area on the subject property, such additional traffic could negatively impact the neighborhood given the site’s location on a cul-de-sac.  The cul-de-sac limits the options for circulation, and requires one-way travel in and out of the neighborhood street.  In addition, maneuvering issues could exist with the location of owner and employee parking.  Note that under a family day care designation, a maximum number of six children/adults could be provided care, which would generate 12 separate trips to the home.

 

 

Noise

Additional traffic between the hours of 6:30 a.m. and 6:30 p.m. could negatively impact the neighborhood in terms of additional noise and safety.  The applicant has attempted to reduce the level of noise that a group day care home could generate by limiting the number of children outside to six unrelated children allowed outdoors at any one time.  This is a good faith effort but difficult for the Township to enforce.  Under a family day care designation, a maximum number of seven children/adults could be outdoors at any one time.

 

Intensity of Use/Neighborhood Compatibility

The proposed group day care home could operate a maximum 12 unrelated children and/or adults under the state license, although the Planning Commission could stipulate a maximum number of children that is less than the state license allowance.  The applicant is proposing care for up to nine children.  LSL staff feels that this number still generates a significant number of trips to the neighborhood and increases the level of noise to the immediate area.  Such a use as a group day care home has the potential to operate at a level of intensity that is above other types of home occupations and activities typical to a single-family residential area.  A total of nine children would also require enclosed fencing at a ratio of one hundred fifty (150) square feet for each client served, or 1350 square feet.  The neighborhood currently contains fencing only for dog runs (typically 400 square feet) and for pool security.  Fencing for the care facility would require separate neighborhood approval.  As a result, the use as proposed is not compatible with the neighborhood.

 

As a result, the application does not meet the following general standards as listed in Section 20.3:

 

Section 20.3    General Standards

(A) Each application shall be reviewed for the purpose of determining that the proposed use meets the following standards and, in addition, that each use of the proposed site will:

(1)  Be designed, constructed, operated and maintained so as to be harmonious and appropriate in appearance, with the existing or intended character of the general vicinity and that such a use will not change the essential character of the area in which it is proposed.

Comment:  This condition does not appear to be met.  The daycare is in a home in a newer residential neighborhood, therefore appearance is consistent and there is ample space for the number of children planned.  Parking for family members and employees must be off-street; the applicant has indicated there are seven (7) employees, including herself and two school children, though she did not indicate if there are other family members who drive.  A turnaround area on site is proposed, but it is unclear whether maneuvering areas could be restricted by the location of owner and employee parking.

 

(4)  Not involve uses, activities, processes, materials, and equipment or conditions of operation that will be detrimental to any persons, property, or the general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare, or odors.

Comment:  This condition does not appear to be met.  The daycare will produce additional traffic in the neighborhood beyond what is generated by typical residences, which is impacted by the one-way travel in and out of the entrance street due to the cul-de-sac.

 

(B) The Planning Commission may recommend and the Township Board may stipulate such additional conditions and safeguards deemed necessary to accomplish the following purposes.  Failure to comply with such conditions may result in the revocation of the special land use approval, pursuant to Section 20.2(D).

(1)  to meet the intent and purpose of the Zoning Ordinance,

(2)  to relate to the standards established in the Ordinance for the land use or activity under consideration,

(3)  to insure compliance with those standards,

(4)  to protect the general welfare,

(5)  to protect individual property rights, and

(6)  to ensure that the intent and objectives of this Ordinance will be observed.

Comment:  This condition does not appear to be met.  Parking and noise is a concern.  A group day care home at this location has the potential to operate at a level of intensity that is above other types of home occupations and activities typical to the single-family residential area.

 

The application does not meet the following site design standards:

 

Section 20.4:   Site Design Standards

(N) Group Day Care Homes

(1)  An outdoor recreation area shall be provided at a ratio of one hundred fifty (150) square feet for each client served and shall be enclosed with fencing having a minimum height of four (4) feet.

Comment:  Condition can be met but requires separate approval by the neighborhood.

 

(2)  Off-street parking shall be provided for family members and employees of the facility.  Client pickup and drop off areas shall be located in a manner that vehicles do not stop in the travel lane of the adjacent roadway and vehicles are not required to back into the roadway.

Comment:  This condition does not appear to be met.  There are seven (7) staff members and an undetermined number of driving family members.  Client drop off/pick up areas have been provided on-site with a turnaround area, but it is unclear whether owner an employee parking would conflict with on-site maneuvering and access to the turnaround area.

 

 

 

Recommendation

Based on further analysis of the subject application, LSL recommends the Georgetown Township Planning Commission recommends Denial of the special use permit for a group day care home for Case (SUP0503) to the Township Board on the basis that the use is of such intensity that causes it to be incompatible with the surrounding area.  Operation as a family day care home is more compatible with the neighborhood, and is a permitted use within the LDR District. 

Recommend the Planning Commission Deny the revised application, for Case (SUP0503), to the Township Board.

 

The Commission may wish to consider the following options for this application:

 

1.   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 with the following conditions of approval for this application:

 

      a.   Permit the facility to care for a number of children or adults that is less than twelve (maximum number permitted under a group day care home) but more than seven (maximum permitted under a family day care home facility);

 

      b.   Restrict the hours of operation of the facility to an established number of hours;

 

c.   Comply with all state, local and neighborhood requirements.

 

 

IV.       New Business

A.  Site Plans

1.         (ST0508) Campus View Townhomes – 10081 42nd Ave.

The subject application is to construct 164 apartment units as the sixth phase to an existing apartment complex.  A total of 308 units will result.

 

LSL Planning has reviewed the site plan and has determined that the plan does not contain all the submittal requirements as listed in Section 19.4 Site Plan Requirements.  The subject site does not meet streetscape requirements per Section 3.11(B).  LSL staff is unable to determine if the application meets off-street parking and loading requirements since the application does not contain attached garages per Chapter 24 (w) or square footage of units.  A method of internal cross access between the existing complex and proposed phase should be provided.  The applicant should submit additional information for review:

 

•         Square footage of the units;

•         Streetscape design;

•         Building setbacks measured from the centreline of 42nd Ave.

•         Sidewalk location along 42nd Ave.;

•         Floor Plans as required under Section 19.4(R)(2);

•         Building elevations per Section 19(R)(4);

•         Attached garages per Chapter 24 (w);

•         Any new signage and details to comply with Chapter 25;

•         Dumpster enclosure detail.

 

 

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