PC 9-21-05 Review

I D number	SUP0507	Date	9/15/2005
Name	Georgetown Office Center
Address	1778 DeWent Dr.
Use	office/warehouse	SUP not required

REQUIREMENT				PROVIDED	Needs or Comments
Date, north arrow, scale				X
Name, address of preparer				X
Name, address of property owner or petitioner				X
Location sketch				X
Legal description				X
Size in acres of the property				X
Property lines and required setbacks shown and dimensioned				X
Location of existing structures, drives, parking areas within 100 ft of boundary				X
Location and dimensions of existing and proposed structures				X
Location of existing and proposed drives (dimensions and radii), circulation				X
Sidewalks, accel, decel lanes				X
Signs, exterior lighting				X
Curbing, parking areas, dimensions of typical space, number of parking spaces				X
Calculations of parking spaces, unloading areas				X
Location, pavement width, ROW of all abutting roads, easements				X
Existing zoning, and zoning and use of abutting property				X
Location of existing vegetation				X
Location, type, size of proposed landscaping, streetscape, greenbelt				X
Location, height, type of existing and proposed fences and walls				X
Size, location of proposed, existing utilities, connections to water/sewer				X
Location, size of surface water drainage facilities				X
Existing, proposed topo contours, max 5 ft intervals				X
Rec/common areas, floodplain areas				X
Special Use Standards, general and specific
Residential development extra requirements-attached garages

Additional Comments:

Notes:

Fire Dept. approved.

Landscape Preservation.

A note on the plan indicates that the trees can not be saved

Relation of Buildings to Environment.

Elevations have been provided in a pdf format and will be shown at the meeting. Lighting details have been provided. Landscaping meets the ordinance requirements.

Drives, Parking, and Circulation.

The Road Commission approved the driveway. More details were requested for the two-way circulating pattern in the rear, but were not provided.

Parking calculations have been revised for the uses of office and warehouse. In addition, calculations have been corrected in compliance with Sec. 26.9 which requires that each use be calculated individually and that each fraction be counted as one.

Surface Water Drainage

The Drain Commission will review the plans and an approval is required from them at the time of building permit submittal.

Utility Service

Shown and will be reviewed by the appropriate agencies.

Special Features

Nothing applicable.

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2. (SUP0508) Unity Leasing (Advanced Machine and Miedema Metal Buildings), 3620 Highland Dr., is requesting to have metal working under Sec. 17.3(J), on a parcel of land described as P.P. # 70-14-22-345-001, located at 6726 Roger Dr., in an (I) Industrial district, documents

The proposal shows an approximate 21,440 square foot building with the northern unit to be used for metal working and the other spaces to be used for warehousing. The building has been moved 5 feet to the east to provide for a 5 foot access sidewalk along the west side of the building. The eastern dimension is now 93 instead of 98. The east area encompasses parking along the building and along the eastern property line, in addition to a 53 foot drive aisle.

The applicant has submitted a letter addressing issues raised at the work session. A letter was submitted from the Ottawa County Road Commission (and provided to you in your packet); however, there is no mention of approval for the three drives. The applicant has indicated that documentation for approval of the three drives would be submitted at the meeting. The applicant has also supplied the rational for the three drives in the letter he submitted. A letter was submitted from the engineer regarding drainage approval. Again, an approved Storm Water Drain Permit is required at the time of building permit submittal. The application does not even get reviewed unless the permit is submitted with the application.

The public hearing was published to be held at the September 21, 2005 meeting.

SUMMARY:

All ordinance requirements have been met and documentation showing compliance has been provided after the summary. Only the following issue remains:

1. Is the circulation pattern with the three access drives acceptable?

The applicant has indicated that documentation from the Road Commission would be provided at the meeting. Has it been provided? The Planning Commission should determine if the traffic circulation patter with the three access drives is acceptable.

Options for motions:

Special Use Permit-(if the Planning Commission determines that the issues have satisfactorily been addressed)

To recommend to the Township Board approval of the special use permit because the ordinance requirements have been met, including the general standards in Sec. 20.3(A).

Site Plan-(if the Planning Commission determines that the issues have satisfactorily been addressed).

To approve the site plan dated revision #2-09/07/05

If the Planning Commission determines that the issues have NOT been satisfactorily addressed, the application could be tabled for revisions.

I D number	SUP0508	Date	9/15/2005
Name	Unity Leasing
Address	6726 Roger Dr.
Use	metal working/warehouse	SUP required.		Sec. 17.3(J) metal working

REQUIREMENT				PROVIDED	Needs or Comments
Date, north arrow, scale				X
Name, address of preparer				X
Name, address of property owner or petitioner				X
Location sketch				X
Legal description				X
Size in acres of the property				X
Property lines and required setbacks shown and dimensioned				X
Location of existing structures, drives, parking areas within 100 ft of boundary				X
Location and dimensions of existing and proposed structures				X
Location of existing and proposed drives (dimensions and radii), circulation				X
Sidewalks, accel, decel lanes				X
Signs, exterior lighting				X
Curbing, parking areas, dimensions of typical space, number of parking spaces				X
Calculations of parking spaces, unloading areas				X
Location, pavement width, ROW of all abutting roads, easements				X
Existing zoning, and zoning and use of abutting property				X
Location of existing vegetation				X
Location, type, size of proposed landscaping, streetscape, greenbelt				X
Location, height, type of existing and proposed fences and walls				X
Size, location of proposed, existing utilities, connections to water/sewer				X
Location, size of surface water drainage facilities				X
Existing, proposed topo contours, max 5 ft intervals				X
Rec/common areas, floodplain areas				X
Special Use Standards, general and specific
Residential development extra requirements-attached garages

Additional Comments:

Notes:

Fire Dept. approved.

Landscape Preservation.

There is not much existing vegetation currently on the site.

Relation of Buildings to Environment.

Elevations have been provided and given to you in your packets. Lighting details have been provided. Landscaping meets the ordinance requirements. (10 trees for 245 feet on Pine Ridge, 14 trees for 347 feet on Roger)

Drives, Parking, and Circulation.

Documentation regarding Road Commission approval for the three driveways has not been submitted; however, the applicant has indicated that he plans to provide such documentation at the meeting. The Planning Commission can determine if the circulation pattern with the three access drives is acceptable.

Parking calculations are provided at a ratio MORE than required by the ordinance (in Sec. 26.8 industrial uses require 1 space for each 750 square feet of GFA, with a minimum of 5; however, the plan indicates 700 square feet).

Surface Water Drainage

The Drain Commission will review the plans and an approval is required from them at the time of building permit submittal.

Utility Service

Shown and will be reviewed by the appropriate agencies.

Special Features

Nothing applicable.

General Special Use Standards

A narrative was supplied in the first packet detailing compliance with the general standards. All general standards and ordinance requirements have been met and are provided on the attached sheet.

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3. Preliminary (PUD0502) Youth for Christ

The public hearing has been advertised for 10-19-05. No revised plans have been submitted. No discussion or action needs to take place at the meeting.

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4. Ordinance Amendments

Sec. 2.46 GAZABO.

A freestanding roofed open-sided structure providing a shady resting place.

Sec. 3.4 ACCESSORY BUILDING AND USES.

(N) One (1) freestanding gazebo of one hundred (100) square feet or less may be

permitted in addition to accessory building permitted in subsection 3.4(E), (I) and (K) and shall meet requirements in Chapter 3 for location on a parcel.

The public hearing was published to be held at the September 21, 2005 meeting.

Please note that this is item (N), under Section 3.4 which means that it is in addition to the other items in the section. If the Planning Commission so chose, the amendment could be changed to delete Sec. 2.46 (the definition) and then replace the word “gazebo” in Sec. 3.4(N) with the words used in the definition.

The Township Board initiated the ordinance amendment. They discussed the size of the gazebo and decided that it should be small (100 to 120 square feet) and should have open sides so as not to become enclosed and turn into an additional accessory building. The history of gazebos includes an interpretation by the ZBA that a gazebo is, in fact, a building because a building is defined as a roof supported by columns for support. Therefore in the past when enforcing the current ordinance, the Township has determined that a parcel could have one accessory building, either the traditional type OR a gazebo, but not both. The amendment would permit a parcel to have one small gazebo in addition to accessory buildings permitted in Chapter 3.

SUMMARY:

The Planning Commission should determine if the ordinance should be updated to include the permitted use of a gazebo in addition to other accessory buildings already permitted. In addition, is the size of 100 square feet acceptable or should it be changed to 120 square feet?

Option for motion:

To recommend to the Township Board (approval or denial) of the ordinance amendment as follows:

Sec. 2.46 GAZABO.

A freestanding roofed open-sided structure providing a shady resting place.

Sec. 3.4 ACCESSORY BUILDING AND USES.

(N) One (1) freestanding gazebo of one hundred (100) square feet or less may be

permitted in addition to accessory building permitted in subsection 3.4(E), (I) and (K) and shall meet requirements in Chapter 3 for location on a parcel.

or the text could be changed as discussed at the work session to read as follows:

Delete Sec. 2.46

Change Sec. 3.4 as follows:

Sec. 3.4 ACCESSORY BUILDING AND USES.

(N) One (1) freestanding roofed open-sided structure providing a shady resting place of one hundred

(100) square feet or less may be permitted in addition to accessory building permitted in subsection 3.4(E), (I) and (K) and shall meet requirements in Chapter 3 for location on a parcel.