Planning
Commission Minutes
MINUTES
Cascade Charter Township Planning Commission
Tuesday, February 17, 2004
7:00 pm
ARTICLE 1. Chairman Richards called the meeting to order.
Members Present: Goldberg, Jones, Koessel, Logue, McDonald, Richards,
Robinson,
Members Absent: Lewis and MacAllister (both excused).
Others Present: Planning Director Peterson, Planner Deem, Admin.
Assistant Thompson, and those listed on Supplement #1.
ARTICLE 2. Chairman Richards led the Pledge of Allegiance to the
Flag.
ARTICLE 3. The agenda was approved on motion by Member Goldberg and
supported by Member Robinson. The motion carried.
ARTICLE 4. The Minutes of the February 2, 2004 meeting were
approved on motion by Member Goldberg and supported by Member Koessel.
The motion carried.
ARTICLE 5. The Township Board Minutes of January 14, 2004 and
January 28, 2004 were received and filed.
ARTICLE 6. Case #04-2609: Cascade Engineering
The applicant requested Basic Plan Review in order to rezone
approximately 4.5 acres to PUD for an office use in the I, Industrial
zoning district. The property is located at 3400 Innovation Court,
(formerly Raleigh West Court).
Planning Director Peterson related this is a little different kind
of request. The building is already there. He did attempt to contact
the applicant and combine tonight's Basic Plan Review with the public
hearing at the next meeting. Planning Director Peterson related he
believes he has enough information to introduce this project. The
building was connected to a large industrial building and was
previously used as office space. It is currently vacant. No additional
information is needed from the applicant. Staff will provide some
additional history of the site, building, and variances at the next
meeting. Planning Director Peterson recommended proceeding to public
hearing on March 1, 2004.
The applicant was represented by Joe Maier, corporate controller of
Cascade Engineering. Mr. Maier related he is present to answer
questions.
Member Goldberg asked the applicant why is it necessary to seek PUD
approval for the use requested. Mr. Maier responded it is due to the
office use.
Member Goldberg asked is it because an office use is not permitted
by right in the Industrial zoning district. Planning Director Peterson
responded yes.
Member Goldberg asked if changes will be made to the exterior of
the building. Planning Director Peterson responded he does not believe
so.
Planning Director Peterson related he will schedule the public
hearing for March 1, 2004.
ARTICLE 7. Case #04-2610: Maas Johnson Group/Turnberry
The applicant requested Basic Plan Review for a proposed Planned Unit
Development rezoning of 18 acres to allow the development of 123
residential units. The property is located at 5500 Burton Street, SE.
Planner Deem related the applicant is looking to develop 123 living
units on 18 acres. The density would be 6.7 units per acre. The
property is currently zoned R1, Residential. The Master Plan
identifies the area as medium density residential, which would allow
for 4-6 units per acre. At six units per acre, the site would
accommodate 108 units. The project will be served by sewer and water
and need to be coordinated by the Township Engineer. The roads within
the development will be private. There is currently planned one access
out to Burton Street and one out to Kraft. The Kraft ingress/egress is
currently located south of the Burton/Kraft intersection. The
applicant spoke with the Road Commission and they are not in favor of
having the driveway connection at the Kraft/Burton intersection.
Chairman Richards asked what was the Road Commission's reasoning?
Planner Deem responded the applicant will address that before the
public hearing.
Planner Deem related another issue is access to adjoining
properties. If those properties are to develop in the future, there
should be easements in place to promote connectivity between the
projects. The applicant is willing to sign an easement to the
adjoining property owners of the recreational vehicle storage and golf
driving range. The Fire Department has reviewed the plans due to the
number of units and their height. The Fire Department has informed the
applicant of what is necessary to support and allow for maximum fire
safety. Some of the suggestions exceed what our Fire Department
requires and what they are allowed to require by ordinance. The
applicant is willing to go above and beyond the standard requirements.
The property is located within the outer zone of the airport where
permits need to be granted for height. Permits are not needed for the
actual buildings but for construction cranes. The pedestrian pathway
goes along this property and the applicant is looking to change the
pathway from its current location and sign a new easement agreement.
From Staff's standpoint there is a density issue. With the improved
fire safety standards that the applicant is willing to adhere to,
Staff feels that the additional density is consistent with the Master
Plan and that the additional 27 units per acre would not be too
stressful on the land use. Staff will require the Township Engineer to
review and approve the engineering plans prior to a public hearing
being scheduled.
Member Koessel asked do we know why the Road Commission is opposed
to the driveway being located at the traffic light. Planner Deem
related no. The applicant has not contacted the Road Commission about
the drive location since the traffic light was installed. Staff will
contact them before the next meeting and get their reason for the
drive location.
Member Koessel asked about signage. Planner Deem related there will
be a sign at the main entrance off Burton Street.
Member Koessel asked about the interior lighting in the project.
Planner Deem related he does not yet have a lighting plan.
Member Goldberg asked if to the north and east the land uses are
residential? Planner Deem responded yes, they are zoned R-1 single
family. The immediate property to the north is vacant. The project
layout was designed with that in consideration. The residential
looking homes will be in view of the existing single family homes to
the east.
Member Goldberg asked what does the Master Plan show for the
property to the north? Planner Deem responded it shows 4-6 units per
acre. Planning Director Peterson clarified the zoning designation does
not change from medium density residential until you get to a little
further to the west, more toward Quail Crest.
Member Goldberg asked how the vacant property that is immediately
adjacent to this property to the north is zoned. Planning Director
Peterson responded low density residential. The cut off is the street.
Member Goldberg asked how did it grow up that way as low density
residential? Planning Director Peterson related the area reflects the
existing land uses and forms a transition between residential and
commercial.
Member Jones questioned the parking for the flats. He asked is that
on the lower level? Planner Deem responded yes.
The applicant was represented by Dennis Johnson of 2751 Shadlow
Trail in Cascade Township. He is the architect representing the Maas
Johnson Group. Mr. Johnson handed out color pictures of the project.
He related they are developing the basic design and have not given
Staff all the information yet. He related they are still dealing with
the basic concept. The project was started two years ago. Some land
trades took place with the Kent County Road Commission in the
realignment of Burton Street. Before the traffic light was installed,
we thought that would be the most logical place for the driveway to
the development. The Road Commission told us for westbound Burton
traffic a drive at the intersection was not a good place to enter the
development. They felt it would confuse drivers. They said some day
there would be a traffic light at that intersection. The light was
installed way before anyone thought it would be. The Road Commission
said if we had over 100 units they would want another means of egress
and ingress. We are trying to create a secure, safe neighborhood
although the project will not be gated. The Kraft Avenue drive will be
right out only and the Fire Department could use it for egress. Mr.
Johnson related we haven't fully developed that and are still working
through it, though we prefer not to have two entrances to the
development.
Chairman Richards related he would like to see two entrances.
Generally if a development is more than 20 units we want a second
entrance/exit. Chairman Richards further related it seems to him the
entrance should be placed at the traffic light. The applicant's
discussions with the Road Commission were prior to the traffic light
being installed. He asked the applicant if he has discussed it with
the Road Commission since the light was installed? Mr. Johnson
responded no. The Road Commission thought the westbound traffic would
be confused and drive into the development.
Mr. Johnson related 90 acres on the north is the Fryling land which
is largely undeveloped. The recreational vehicle storage is to the
west. The woods are on our property as well as the tree line. There is
a forty foot of fence on the property line to the golf center with a
deposit of range balls. A newer single family development is to the
east (Candlewick) with two homes which have their rears facing our
project. We are Cascade Township residents and the majority of the
people who worked on this project live here. The team is made up of
people who have been educated in the Forest Hills Schools and live in
the community. Some of the people working on this project do intend on
living in the project. Our concept for the project is a mixed housing
project - new urbanism - mixing different types of people: young
professionals, empty nesters, seniors, professional people. We are
trying to mix different types of people into a neighborhood. We want
to provide safety and security. We have underground parking for the
luxury flats. That opens up the site. We have rear loaded townhouses
with drive courts. They look over an open space, some units are
walkouts. We choose English traditional architecture using lots of
brick. The property has some beautiful park-like spaces. The flats
will be rentals ranging from $1,200 - $1,600 per month. They are
designed with some seniors in mind with double master bedrooms. We are
finding in the marketplace that two sisters could live together, or a
senior with a care giver. Executives with children in school will rent
the luxury units. Those units will have formal dining rooms. The
townhomes will churn the people. We want children there and playing in
the open spaces. We will be pushing the residents of the condos and
apartments to interact. We will have walking paths throughout the
development.
Chairman Richards asked the applicant to point out on the site
where the different residential units are located and to explain their
differences.
Mr. Johnson related The Cottages will be walkouts with front loaded
garages. There will be three units per building and will sell for
around $230,000. They have two bedrooms with finished lower levels.
Mr. Johnson related The Brownstones will be three story, with
underground parking. Residents will enter from the back side.
Residents will walk up a flight to the main level and the next level
will have two bedrooms. There will be three of those buildings with
seven units per building. They will have two stall garages and sell in
the $190,000 - $200,000 range. The target market for these units is
young professionals.
Mr. Johnson related The Flats (luxury apartments) have a barrier
free entry at ground level. Forty parking spaces are provided with
some visitor parking at the main entrances. Elevators are in the
units. Eight units per floor, three levels. The target market for
these units is empty nesters. They are similar to the apartments at
Reeds Lake and Towers Plaza downtown. We are hoping to bring those
people back to Cascade Township. There will be ten units per building.
There is also a community building.
Chairman Richards asked about lighting. Mr. Johnson related the
lighting plan is not complete at this time.
Mr. Johnson related they are using red brick because it is English.
They are also using limestone for the entry and cast stone. He will be
happy to bring a sample of those materials in.
Member Koessel asked how did you arrive at 96 rental units and 27
condo units for purchase. He asked if there is a shortage of rental
units. Mr. Johnson responded there is not much rental in the township.
A project with 100 units of rental is a very small project. Most
rental projects today are 300 - 400 units. Developers want that much
critical mass. We are on the light side of a practical rental
community. Because we are upscale our rents will be higher and our
units bigger. We did not want to overload the site with density. When
we designed the project, we were happy with the mix of condo and
rental. We wanted enough management clout to do a good project and
sustain it. Our feeling is if we do a nice job on this project, we
will start a ripple effect for the adjacent lands.
Member Koessel related it is unique. You have taken care of a
parking issue by putting a lot of it underground. He further related
he would like to have an ingress and egress point at the Burton/Kraft
intersection. It seems something such as an entrance arch could be
done there to designate the project. The drive shown on the site plan
is not a good location for ingress and egress.
Mr. Johnson related he agrees. It is designed for egress as a right
only. The Fire Department could access it also.
Member Jones asked if the photo is an actual building. Mr. Johnson
responded no, it is just an image.
Member Logue asked what is the capacity of the community room? Mr.
Johnson responded about 3,000 s.f. It is not fully designed.
Member Logue asked would the parking spaces accommodate the events
there. Mr. Johnson related we want to accommodate the condo
association meetings and haven't really studied that in terms of
parking. We thought of the building being used for maintenance, sales
office, and party room.
Member Goldberg related the parking looks like it meets the
ordinance for the cottages and brownstones. The luxury flats appear to
be about 80 spaces short. He related that comes out to 1.6 spots per
unit. He asked what is the thinking there. Mr. Johnson responded we
will have one, one bedroom unit per building. No three bedrooms.
Member Goldberg related most couples have two cars. Mr. Johnson
responded there is enough parking on the site over-all. In the senior
market there won't be such a need for parking. There will be some one
car families. We think 2.5 spaces per unit is a little heavy. Two is
good. Based on what we have seen in other projects we feel the 1.6
ratio is correct. Mr. Johnson offered to study that prior to the next
meeting.
Member McDonald related he agrees this is a very creative,
forward-thinking plan. He asked if the applicant would do a lot of
clear cutting. Mr. Johnson responded the areas shown in the light
green on the plan is what will be kept. It is a phased project. We
have tried to design these building footprints smaller so that we are
not clearing everything.
Pat Cornelisse of Cornelisse Design in Ada Township related the
site has heavy trees and older woods. The applicant has consulted a
tree service. On the western half of the site is an older tree area
which has been selectively cut over the last couple of months. The
largest trees are no longer there. There are lots of white oak there
worth saving. The stuff on the eastern side of the site up by the
intersection is a planted plantation of red pine. That is not worth
saving. There are also some honey locust and open grass areas.
Chairman Richards related he would like more information about the
landscaping and existing trees and what is going to be cut. He would
like that information before the public hearing.
Member McDonald related our school district is called Forest Hills.
After removing 250 trees from Thornapple River Drive and countless
trees from 48th Street and with developments going in at Burton and
Cascade who are going to clear cut everything, and it goes on and on.
Someday we may have to call it something hills instead of Forest
Hills.
Member Logue inquired about the fate of the 36" diameter
walnut tree. Ms. Cornelisse related that is staying.
Member Goldberg complimented the applicant for a fine product.
Mr. Johnson related we will have a better package for the next
meeting. We have started meetings with the neighbors.
ARTICLE 8. Any Other Business
Planning Director Peterson related East Imports is asking to make a
small amendment to their project for signage. We will skip basic plan
review and go right to the public hearing on March 1. They want to
take 20 s.f. off the pole sign and put it on the wall signage.
Member Goldberg asked about Dykema residential development.
Planning Director Peterson related it is happening. They have their
easements and are waiting for the weather to break.
Member Jones asked where is their ingress and egress? Planning
Director Peterson responded on Orange Street.
Member McDonald related last week Tuesday we met for the CIP
program. Most items are for vehicles, and other things such as parks
and pedestrian paths. He asked if the Commissioners have other items
for consideration, bring it up within the next couple of weeks.
Member McDonald related the Land Conservancy and Ada Township just
drafted an ordinance for preservation of open space. He asked Staff to
take a look at their language. They came up with some pretty creative
things for preserving land and green space in the their community.
Planning Director Peterson related Ada Township has a millage for
preservation of open space.
Member Robinson asked do you anticipate some problems with density
on the Turnberry project? Planning Director Peterson responded he has
not heard of any at this point.
Chairman Richards related there may be some traffic concerns on
that project also.
Member Goldberg related they are over the maximum density
requirements by 15-18 units. However, the trade off is underground
parking and the absence of asphalt. They are using high end building
materials.
Member Koessel asked if there would be sidewalks in the
development. Planner Deem related we have not talked about that.
ARTICLE 9. Adjournment
Member Goldberg supported by Member Koessel moved to adjourn. The
motion carried and the meeting was adjourned at 8:10 pm.
Respectfully submitted,
Fred Goldberg, Secretary
FG:MJT
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