TO:                    Georgetown Township Planning Commission

 

FROM:              LSL Planning, Inc.

 

DATE:               June 14, 2005

 

SUBJECT:      Agenda Comments for June 15, 2005 Planning Commission Meeting
 

 

 

 

 

 

 

 


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

 

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.  The revised application dated May 19, 2004 contains 11 additional lots within phase one.  The revised plan meets the site plan requirements set forth in Section 19.4.

 

A signed agreement with the Township regarding the timing of completion of 28th Avenue was submitted by the applicant on June 15, 2005.  While the plan indicates who will maintain the land adjacent to the edge of water but outside the property boundaries in areas for Lot 176, a note indicating responsibility should be added to the General Notes list or in some other narrative statement regarding who will maintain the land adjacent to the edge of water but outside the property boundary areas for Lots 170 to 173. 

 

Recommendation:

Recommend the Georgetown Township Planning Commission Table the preliminary plat dated June 2, 2005 until the applicant states in narrative form who will maintain the land adjacent to the edge of water but outside the property boundary areas for Lots 170 to 173.

B.  Site Plan (ST0508) Campus View Townhomes – 10081 42nd Ave.

A variance applied by the applicant to allow no attached enclosed garages for individual units of a two or multiple family dwelling units of a minimum of 200 square feet (GFA) on the main level for any dwelling unit receiving building permit approval for construction after July 2, 2001 (Chapter 24 (w)) was denied by the Zoning Board of Appeals (ZBA) at their May 25 meeting.  No revised application has been received to date.

 

Recommendation

LSL recommends the Georgetown Township Planning Commission recommends Tabling this application to allow the applicant sufficient opportunity to submit a revised site plan based on the ZBA decision on May 25 to require enclosed garages, and to address comments provided by the Planning Commission at the May work session.

 

 

IV. New Business

A.  Site Plans

1.   (ST0510) Randy Rottschafer – 610 Baldwin

The applicant submitted a letter dated June 4, 2005 that states the proposed accessory building’s architectural character shall be compatible with and similar to the principal building with respect to materials, scale, design and aesthetic quality.  Height and material details have been provided.  The applicant has not stated the total proposed square footage of the accessory structure to ensure Section 3.4(E)(6) is being met.

 

Recommendation

LSL recommends the Georgetown Township Planning Commission Approves this application since the applicant has addressed all comments made at the June 2005 Planning Commission work session.

 

B.  Public Hearings

1.   Special Use Permits

a.   (SUP0504) Wizard Wash Ventures, LLC, 4346 Leonard NW, Grand Rapids, is requesting to have a vehicle wash establishment under Section 15.3(C), on a parcel of land described as P.P. #70-14-13-300-075, located at 550 Baldwin Street, in a (CS) Community Service Commercial district.

 

Revised plans have been submitted by the applicant to address comments from the June, 2005 Planning Commission work session.  Exterior elevation details show signage on each side of the building.  Per Chapter 25 of the Township zoning ordinance, a maximum two wall signs are permitted.  The applicant has not submitted a narrative statement regarding compliance with the State’s NPDES program for the disposal of surface water.  A screening detail for the dumpster enclosure has not been provided, although the site plan shows screening of the enclosure by six (6) Norway Spruce Trees.

 

A sidewalk needs to be extended along the entire east boundary of the development to Chicago Drive.  The applicant needs to explain the plans to construct the sidewalk in cooperation with the property owner and state the timing of installation with this project.  It appears this item has not been addressed by the applicant.

 

Per Chapter 24 (l), except for necessary drives and walks the required front yard shall be landscaped and shall not be used for parking, loading or accessory structures.  Landscaping must meet the streetscape requirements listed in Section 3.11 (B).  The required setback is ninety (90) feet from the centerline of Cottonwood Avenue.  Providing landscape within this area beginning from the back of sidewalk into the site would allow a twenty (20) foot-wide drive as measured from the east leased area property line.  In an effort to provide an access drive that meets the standards of Section 26.3, a driveway width of twenty-four (24) feet should be provided, as measured from the east leased area line.  The remainder of the front setback area would need to be landscaped.  It is encouraged to utilize the landscape requirement as a method to guide traffic on the site.

 

According to Chapter 24 (t), all yards abutting a private street easement shall be considered front yards for setback purposes.  As a result, the building must be set back a minimum thirty (30) feet from the south private street.  The applicant needs to show the limits of the private street and provide a setback measurement on the plan that shows compliance with this Ordinance section.

 

The applicant should explain via written statement and illustrate the circulation pattern for the project and its impact on the overall circulation of the development.  The plan should note pavement markings to assist in proper internal motorized and non-motorized circulation.  A pedestrian crossing needs to be shown across the access drives along Cottonwood Avenue.  The applicant should further explain the method of traffic management for ingress/egress from the car wash to the south private drive.  Per Planning Commission comments at the June 2005 work session, concerns were expressed regarding left-turn movements from the car wash to the south access drive.  The existing access drive on the south side of the leased property should be limited to right-in/right-out access only in order to manage overall traffic management and circulation.  A by-pass (escape lane) has been provided, and sufficient space would exist with a twenty-four (24) foot drive to for vehicle maneuvering.  An overall circulation plan has not been provided.  A revised plan should include the date that revisions were performed.

 

Recommendation

LSL recommends the Georgetown Township Planning Commission recommends Tabling this application to allow the applicant to address the following outstanding items:

 

•         Provide a narrative statement regarding compliance with the State’s NPDES program for the disposal of surface water.

•         Provide setback from private drive (30 feet required as measured from edge of drive.  Indicate limits of private drive and dimension accordingly).

•         Provide a landscaped setback from Cottonwood Drive that extends approximately forty-seven (47) feet from the back of sidewalk into the site; provide a drive that measures twenty-four (24) feet wide to provide two-way access.

•         Extend a sidewalk along the entire east boundary of the development to Chicago Drive.

•         Develop a circulation pattern for the project and note its impact on the overall circulation of the development (provide overall circulation plan), including on and off-site traffic management.

•         Comply with Chapter 25 to show a maximum two wall signs on the building (four signs currently proposed).

•         Provide the date of revisions on the plan (date of revised plan).

2.   Rezonings

a.   (REZ0502) To change from (I) Industrial to (LDR) Low Density Residential a parcel of land described as P.P.#70-14-31-200-067, located at 5565 40th Ave.

 

The application is unchanged from the information that was reviewed and discussed by the Commission at the June, 2005 work session. The applicant is proposing to rezone the existing property that is being utilized with a single family detached dwelling unit from (I) Industrial to (LDR) Low Density Residential.

 

The site has public utilities available, as well as direct access onto a major road.  Physically, the site could support a residential density consistent with the LDR classification.  Rezoning the property is consistent with the Land Use Plan and planned and existing surrounding development.  The desire of the applicant to rezone the subject property to LDR is to remedy an existing non-conforming situation, since the property was rezoned to Industrial in the past (pre-1950s) but has been maintained as a single-family home since.

 

Recommendation:

Recommend the Planning Commission recommend Approval to rezone a parcel of land located at 5565 40th Ave., Georgetown Township to the Township Board on the basis that the use meets all applicable rezoning review criteria.

3.   Plats

a.   Preliminary Plat of Georgetown Shores No. 6

The applicant is proposing to obtain preliminary plat approval for Lots 275 to 322 for Georgetown Shores No. 6.  A written statement dated June 8, 2005 has been submitted by the applicant to address the comments made at the work session.  The total area of the phase is described within the legal description, and no permanent signs are proposed.  The written statement indicates that the repair and overlay of the bike path along 14th and Van Buren has been completed.  This was verified on June 15, 2005 by the Township Code Enforcer.  The applicant should be advised that the developer will be required to install sidewalks in the turnaround area upon its removal.  The Ottawa County Road Commission has approved elimination of the existing driveway at Eastridge Drive and 18th Avenue and will not require a connection of 18th Avenue to North Cove Drive.  The developer is proposing to connect Eastridge Drive to 18th Avenue.  The Township appears to support an extension of 18th Avenue south to North Cove Drive.  Such a connection provides an alternative route for emergency access and improves the overall circulation system (traffic distribution, provide thru-traffic options) in this area.  It should be noted that this intersection will need to be controlled with proper signage, and speed management techniques (bump-outs, speed bumps, landscaping, etc.) may be needed to manage vehicle speeds along 18th Avenue.

 

Recommendation:

Recommend the Georgetown Township Planning Commission recommend Denial of the preliminary plat dated June 3, 2005 for Georgetown Shores No. 6 due to a design that creates an insufficient circulation and emergency access design.  If the Planning Commission agrees with the Ottawa County Road Commission’s approval for 18th Street and recommends Approval to the Township Board of the preliminary plat, the Commission may wish to consider requiring the following condition of approval for this application:

 

1.   Install sidewalks in the turnaround area upon its removal

 

 

Please contact me at 616.336.7750 if you would like to discuss any of the above agenda items prior to the June 15 Planning Commission meeting.  Thank you for the opportunity to review these projects.