TO:                    Georgetown Township Planning Commission

FROM:              LSL Planning, Inc.

DATE:               July 18, 2005

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

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

III. UNFINISHED BUSINESS

A. Site Plan (ST0508) Campus View Townhomes-10081 42nd Ave.

Revised plans have been provided to address comments made at the July 2005 Planning Commission work session. Per comments provided at the May and June Planning Commission meetings, the application is still deficient in the following areas:

Building setbacks measured from the centerline of 42nd Ave (80 feet); and

Clarification that the property is not located in a floodplain.

The applicant has submitted a streetscape plan and traffic study for review. The streetscape plan meets the requirements of Section 3.11. The traffic study states that the roadway will operate at Level “C” or better, and appears not to degrade the traffic conditions on 42nd Avenue or Pierce Drive. The Ottawa County Road Commission requires a passing flare or center-for-left-turn lane and limits the phase to one access along 42nd Avenue. Both comments have been satisfactorily addressed on the site plan. The application has received conceptual plan approval by the Road Commission.

Recommendation

LSL recommends the Georgetown Township Planning Commission recommends Tabling this application to allow the applicant to address comments provided by the Planning Commission at the May, June and July Planning Commission meetings.

Recommend the Georgetown Township Planning Commission recommends Approval of this application if the applicant provides written clarification at the Planning Commission meeting that the site meets setback requirements along 42nd Avenue, and that the site is not located in a floodplain.

B. Special Use Permit (SUP0504) Wizard Wash Ventures, LLC, 4346 Leonard NW, Grand Rapids, is requesting to have a vehicle wash establishment under Sec. 15.3(C), on a parcel of land described as P.P. # 70-14-13-300-075, located at 550 Baldwin St., 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. As a result, the application now shows compliance with the following:

· Chapter 25, Signage (two wall signs are shown).

· Compliance with the State’s NPDES program for the disposal of surface water (narrative statement provided).

· The dumpster is adequately screened by a combination of an enclosure and six (6) Norway Spruce Trees.

· Sidewalks have been extended along the entire east boundary of the development, and provided a complete off-street path between the main east side entrance drive to Chicago Drive. Cross-hatching has been provided along entry drives to promote safe pedestrian crossing.

· The required front yard is landscaped except for necessary drives and is not be used for parking, loading or accessory structures.

· Landscaping meets the streetscape requirements listed in Section 3.11 (B).

· Required setbacks are met along from the centerline of Cottonwood Avenue (90 feet) and from the south private street (30 feet).

Directional and informational signage has been included to facilitate site circulation. Concerns still exist 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. An overall site plan does not exist from the property owner for traffic flow management. Per a letter from the applicant dated July 6, 2005, conclusions from a traffic study will be provided at the July 20 Planning Commission meeting.

If the proposed traffic management and site circulation proposal is deemed satisfactory, LSL recommends the Georgetown Township Planning Commission schedule this application for public hearing for the August Planning Commission work session.

IV. New Business

B. Public Hearings

1. Special Use Permits

a. (SUP0505) Daybreak Church (Owen-Ames-Kimbal Co.), 300 Ionia Ave. NW, Grand Rapids, is requesting to have a church (addition to existing church) under Sec. 6.3(Q), on parcels of land described as P.P. # 70-14-17-200-022 and -016, located at 3501 Baldwin St., in (AG) Agriculture and (RR) Rural Residential districts

Revised plans have been submitted by the applicant to address comments from the July, 2005 Planning Commission work session. As a result, the application now shows compliance with the following special land use review standards set forth in Section 19.10.

(A) Landscape Preservation.

Comment: The type, quantity and size of all existing and proposed landscaping complies with streetscape requirements along Baldwin Street and 36th Avenue. LSL staff agrees with the applicant to maintain the remainder of vacant land on the property in an undisturbed state.

(B) Relation of Buildings to Environment.

Comment: Building elevations have been provided for the proposed building, and is similar in materials and design as the existing building. The maximum height of the building from the finished floor elevation is 24 feet 4 includes. In addition, required setbacks along any of the following streets are provided and the building meets all setback requirements. New lighting will consist of can lights to reduce the extent of illumination, and all pole lights are a maximum 25 feet in height. As a result, the application conforms to Section 26.3 (G).

Comment: Parking spaces have been provided and show a total of 334 parking spaces, which meet site parking requirements. In addition, the required front yard is landscaped and is not used for parking, loading, or accessory structures. An agreement needs to be established between the Township and applicant that reserves contribution for a sidewalk along 36th once the street is expanded.

(D) Surface Water Drainage.

Comment: An application has been submitted to the Ottawa County Drain Commission to ensure all surface water drainage requirements have been met.

(E) Utility Service.

Comment: Any new or relocated utilities shall be installed per Georgetown Township requirements.

(F) Special Features.

Comment: No additional signage is planned with this application. The dumpster is provided behind the existing building and is fully screened.

Based on the information provided in the revised plans and the written statement dated July 11, 2005 the application meets Section 20.3 (A), Special Land Use General Standards.

Recommendation

LSL recommends the Georgetown Township Planning Commission recommends Approval of this application to the Georgetown Township Board on the basis that the application meets all standards listed in Section 20.3 (A), Special Land Use General Standards.

b. (SUP0506) Macatawa Bank (GMB Architects/Engineers), 85 East Eighth St., Holland, is requesting to have a drive-in bank under Sec. 15.3 (A), on a parcel of land described as P.P. # 70-14-13-300-076, located at 520 Baldwin St., in a (CS) Community Service Commercial district.

Revised plans have been submitted to address comments made at the July 2005 Planning Commission work session. The plans now comply with Section 19.4, “Site Plan Requirements”. LSL staff has the following comments based on the review standards set forth in Section 19.10 and in accordance with Section 20.3 (A), Special Land Use General Standards.

No native landscape exists but a landscape plan has been provided that meets Ordinance requirements. The maximum building height in the CS zone is 35 feet; the maximum height of the building is 22 feet.

The site complies with illumination standards per Section 26.3(C) based on the lighting plan provided. Parking spaces and requirements have been provided and 21 spaces are provided where 11 spaces are required.

Section 26.3(E) requires limiting and clearly defining access to the site. A traffic study should be conducted to determine which entry drive from Baldwin Street receives the most ingress/egress traffic volume. A deceleration lane should be provided at the location that receives the most traffic. Regardless whether a deceleration lane is provided to the service drive at this location, the entry drive from the service drive closest to Baldwin Street should be limited to one-way travel and continue for the interior of the site. A sign should be placed to indicate such traffic flow. A two-way aisle width could still be maintained to provide internal site maneuvering.

Cross access to the property to the west is provided at two locations. One access is provided adjacent to a strip of parking spaces on the subject property. Such a location could cause vehicular conflicts. Since excess parking is provided on the subject property, it is suggested that the five (5) parking spaces be eliminated within the north and west portion of the property. Concern still exists regarding the potential of five (5) vehicles proceeding out of the drive-thru area at one time to the main drive. The applicant should provide a method to manage such potential conflicts. LSL staff contends that improvements in directional signage, reducing cross access/parking conflicts, and managing vehicular movement existing in the drive-thru lanes would assist in providing an overall safe circulation system.

The application will be submitted to the Ottawa County Drain Commission once approval has been recommended by the Planning Commission. Any new or relocated utilities shall be installed per Georgetown Township requirements.

Recommendation

1. Provide directional signage for internal traffic management that limits the northern entry drive to one-way interior traffic and site circulation flow to one-way, and regulates the flow of vehicles upon exiting the drive-thru lane.

2. Eliminate or relocate parking spaces that are adjacent to cross-access drive.

3. Any new signage meets Township requirements.

2. Plats

a. Preliminary Plat of Lowing Woods No. 3

Revised plans have been provided based on the comments made at the July 2005 work session. This revised application has been reviewed in accordance with the Site Plan Requirements listed in Section 19.4 and Section 19.6, Plat Requirements and the following comments are provided:

No signage is proposed as part of Phase 3. The location of preserved and/or relocated mature trees is shown on the plan. The applicant needs to address the method of preservation for trees that are indicated to be preserved but are located within the building envelopes on lots 57-61. An open space area is planned between Twin Lakes Drive and lots 85-88. An open space table has been provided that lists the proposed and actual open space area per phase. Based on this table, the overall development will exceed the amount of open space required. Also, the limits of detention and wetlands have been provided and do not appear to be impacted by the development of lots within Phase 3. The site is not located in a floodplain, and the applicant should state whether the site have obtained approval from the Ottawa County Drain Commission which addresses the issues listed in their letter dated June 13, 2005.

Recommendation

LSL recommends the Georgetown Township Planning Commission recommends Approval of the preliminary plat for Lowing Woods Phase 3 to the Township Board on the basis that this application meets the requirements listed in Section 19.4 and Section 19.6.

b. Preliminary Plat of Lowing Woods Phase No. 4

No signage is proposed as part of Phase 4. The location of preserved and/or relocated mature trees is shown on the plan. The applicant needs to address the method of preservation for trees that are indicated to be preserved but are located within the building envelopes on lots 97-105. An existing tree line has been identified along the rear portion of lots 95-97. The applicant should whether preservation of this tree line will occur and the method that will be used. The limits of detention and wetlands have been provided and do not appear to be impacted by the development of lots within Phase 4. The site is not located in a floodplain, and the applicant should state whether the site have obtained approval from the Ottawa County Drain Commission which addresses the issues listed in their letter dated June 13, 2005.

Recommendation

LSL recommends the Georgetown Township Planning Commission recommends Approval of the preliminary plat for Lowing Woods Phase 4 to the Township Board on the basis that this application meets the requirements listed in Section 19.4 and Section 19.6.

3. PUDs

a. (PUD0406-2) Final Development Plan- Phase 2 Eastbrook Development (Lowing Woods No. 3)

A detailed landscape plan has been provided and appears to meet the requirements for streetscape listed in Section 3.11 that shows all proposed landscaping. Fence and wall details have been provided and show the entry feature details for the development, although no new signage is proposed as part of this phase. The combination of streetscaping and landscape berm will provide and adequate buffer from adjacent roadways.

The placement of homes will occur within respective building envelopes and will be related harmoniously to the terrain and to the existing buildings in the vicinity that have a visual relationship to the proposed buildings. The type of homes indicated for each phase has been previously approved on the overall development plan for Lowing Woods.

Recommendation

LSL recommends the Georgetown Township Planning Commission recommends Approval of the final development plan for Lowing Woods Phase 3 to the Township Board on the basis that this application meets the requirements listed in the Georgetown Township Zoning Ordinance.

b. (PUD0406-3) Final Development Plan- Phase 3 Eastbrook Development (Lowing Woods No. 4)

The location of preserved and/or relocated mature trees is shown on the plan. The applicant needs to address the method of preservation for trees that are indicated to be preserved but are located within the building envelopes on lots 97-105. An existing tree line has been identified along the rear portion of lots 95-97. The applicant should whether preservation of this tree line will occur and the method that will be used. The limits of detention and wetlands have been provided and do not appear to be impacted by the development of lots within Phase 4. The site is not located in a floodplain, and the applicant should state whether the site have obtained approval from the Ottawa County Drain Commission which addresses the issues listed in their letter dated June 13, 2005.

A detailed landscape plan has been provided and does not appear to include plantings within internal cul-de-sacs. The applicant should clarify the extent of internal landscaping planned with this development.

Recommendation

LSL recommends the Georgetown Township Planning Commission recommends Approval of the final development plan for Lowing Woods Phase 4 to the Township Board on the basis that this application meets the requirements listed in the Georgetown Township Zoning Ordinance.

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.