Planning
Commission Minutes
MINUTES
Cascade Charter Township Planning Commission
Monday, July 21, 2008
7:00 p.m.
ARTICLE 1. Chairman McDonald called the meeting to order at 7:00
p.m.
Members Present: Hammond, Koessel, Lewis, McDonald, Pennington,
Robinson, Sperla, Waalkes
Members Absent: Logue (excused)
Others Present: Planning Director Peterson, Recording Secretary Hern,
and Members of the Public.
ARTICLE 2. Chairman McDonald led the Pledge of Allegiance to the
Flag.
ARTICLE 3. Chairman McDonald requested a motion for the approval of
the July 21, 2008 agenda.
Member Robinson motioned to approve the July 21st Agenda as
presented, supported by Member Waalkes. All in favor with none
opposed, the motion carried.
ARTICLE 4. Approve the Minutes of the July 7, 2008.
Chairman McDonald opened the meeting for revisions, corrections or a
motion for approval of the July 7th minutes.
Member Lewis motioned for approval of the July 7, 2008 minutes as
presented, supported by Member Robinson. All in favor with none
opposed: July 7, 2008 Planning Commission Meeting Minutes were
approved as presented.
ARTICLE 5. Case # 08-2944: IPCS
Address of Property: 8306 28th Street
(PUBLIC HEARING)
Requested Action: The Applicant is requesting a Type I Special Use
Permit to collocate an antenna to the existing Consumers Energy
lattice tower.
Planning Director Peterson referred to the location map and the
property is located on the south side of 28th Street just east of
Buttrick Avenue just behind the Buttrick Fire Station.
The Applicant has provided documentation form the tower owner
indicating approval to allow the placement of the additional antenna.
The Township Engineer, Andy Felde, has reviewed the application and
has found that the structure is adequate for this antenna.
Staff is recommending approval of the Type I Special Use Permit to
allow the co-location of the antenna at the tower at 8306 28th Street.
The Applicant should have the plan updated as indicated in the
Engineer's report.
Member Koessel asked what Staff is referring to regarding the
Engineer's report and updating the plan. Planning Director Peterson
stated that he will have the applicant update the items on the site
plan as indicated in the Engineer's report.
Chairman McDonald referred to Staff's report under Item C.
"Landscape screening may be required by the Planning Commission
to accomplish screening of ancillary equipment buildings" and
asked if additional landscaping is needed on the site. Planning
Director Peterson said that he is not proposing any additional
screening.
Chairman McDonald invited the Applicant to provide their report and
Tom Holiman, a representative of IPS, said they did not have any
additional comments.
Member Lewis asked if the antenna was to improve telephone service
and Representative Holiman said it is for improved coverage for Sprint
customers.
Member Lewis motioned to open the Public Hearing, supported by
Member Hammond. All in favor with none opposed. The Public Hearing was
opened.
Chairman McDonald asked if any phone calls or letters were received
at the Township regarding the case and Planning Director Peterson said
no.
Member Koessel motioned to close the Public Hearing, supported by
Member Robinson. All in favor with none opposed. The Public Hearing
was closed.
Being no further discussion by the Planning Commission, Member
Koessel motioned to approve the Applicant's request for a Type I
Special Use Permit to collocate an antenna on the existing tower
located at 8306 28th Street subject to Staff's recommendations,
supported by Member Robinson. All in favor with none opposed. Motion
carried.
ARTICLE 6. Case # 08-2941: Faulk and Foster
Address of Property: 5231 Burton Street
(PUBLIC HEARING)
Requested Action: The Applicant is requesting a Type I Special Use
Permit to collocate an antenna to the existing Consumers Energy
lattice tower.
Some of the Planning Commission may remember a similar request for
a collocation of an antenna on a tower just north of the one being
proposed tonight. When the Public Hearing was held for the original
north tower, many of the residents attended the meeting and expressed
their concerns. After further review, the Applicant is seeking to
place the antenna at this location.
Township Engineer Felde has reviewed the case and has provided his
comments.
The Applicant will be housing the equipment just north of the base
of the tower. The Applicant has indicated that they will access the
site from Burton Street. The Kent County Road Commission (KCRC) has
indicated that this is acceptable and a permit from the KCRC will be
required.
Staff is recommending Approval of the Type I Special Use Permit to
allow the co-location of the antenna on the Consumers Power tower at
5231 Burton Street as requested.
Chairman McDonald asked if the Applicant has received the permit
from KCRC and Planning Director Peterson said not yet. Member Waalkes
asked if the permit is to grant the Applicant to the site off of
Burton and Planning Director Peterson said that is correct.
Member Koessel asked if there would be fencing around the equipment
that is on site and Planning Director Peterson said there would be.
Tom Forshee of Faulk & Foster representing Clearwire, said
after further review of the towers, they are seeking to collocate the
antenna on the Burton Street tower to provide better coverage to their
customers. The equipment would be housed within a 7-foot by 7-foot
steel structure/frame with access doors.
Member Lewis asked that if another company wished to collocate on
this antenna would that company seeks approval through Clearwire and
Representative Forshee said they would have to seek approval through
Consumers Energy.
Member Lewis noted that the site plan did not indicate the height
of the fencing around the equipment and asked the Applicant if they
would consider installing 6-foot high fencing as a condition to the
request and the Applicant agreed.
Member Pennington asked how frequently the site would be accessed
and Representative Forshee said approximately bi-weekly or probably
more infrequent.
Member Robinson asked if the steel platform for the equipment would
be raised and Representative Forshee said it is approximately 1
½-feet off the ground. Member Robinson questioned if a 6-foot high
fence would be adequate. Planning Director Peterson believes 6-foot
high fence would be adequate.
Member Lewis motioned to open the Public Hearing, supported by
Member Robinson. All in favor with none opposed. The Public Hearing
was opened.
Chairman McDonald asked Staff if any letters or phone calls were
received regarding the case. Planning Director Peterson said the
Township did not receive any letters, just a couple of phone calls but
once the public was aware of the antennas location, no objections were
received.
Member Robinson motioned to close the Public Hearing, supported by
Member Waalkes. All in favor with none opposed. The Public Hearing was
closed.
There were no further comments or questions regarding the case.
Member Robinson motioned to approve the Applicant's request for a
Type I Special Use Permit to collocate an antenna to the existing
Consumers Energy lattice located at 5231 Burton Street on the
conditions:
1) A 6-foot high fence is installed around the equipment structure.
2) The Applicant receives written approval from KCRC for access to the
site from Burton Street.
Member Lewis supported the motion.
Chairman McDonald called the motion to question. All in favor with
none opposed. Motion carried.
ARTICLE 7. Case # 08-2940: Metro PCS
Address of Property: 2865 Thornhills Avenue
(PUBLIC HEARING)
Requested Action: The Applicant is requesting a Type I Special Use
Permit to collocate an antenna on the existing tower.
Planning Director Peterson noted the property is located on the
west side of Thornhills just south of 28th Street behind the Township
Offices.
Engineer Felde has also reviewed the site and he did comment that
after this antenna is installed, this tower is full. If the Planning
Commission approves this tower, there will need to be some additional
analysis for any other additional antennas.
Planning Director Peterson noted that the Applicant would be
housing the equipment inside the existing fenced off area. It also
appears that this will fill the existing equipment area.
Staff is recommending approval of the Type I Special Use Permit to
allow the co-location of the antenna at the tower at 2865 Thornhills
as requested.
Member Hammond asked if the additional equipment within the housing
unit would add additional clutter and would service personnel be able
to access their equipment? Planning Director Peterson said the
equipment would be accessible by all parties and it is serviced by
hand and not heavy equipment. The Township has not received any
complaints regarding the servicing of the equipment on the property.
Applicant Jay Spencer of 4700 Countryside Drive NE, Grand Rapids,
did not have any additional comments to Staff's report.
Member Koessel asked if Metro PCS is affiliated with another
telephone provider and Applicant Spencer said they are new in the
market place. Member Koessel asked if there is a demand for another
service provider and Applicant Spencer noted there is competition for
service providers and the competition helps generate costs to
customers.
Member Hammond motioned to open the Public Hearing, supported by
Member Lewis. All in favor with none opposed. The Public Hearing was
opened.
Chairman McDonald asked Staff if any letters or phone calls were
received at the Township and Planning Director Peterson said there
were none.
Member Koessel motioned to close the Public Hearing, supported by
Member Robinson. All in favor with none opposed. The Public Hearing
was opened.
Member Hammond motioned to approve the Applicant's request for a
Type I Special Use Permit to collocate an antenna on the existing
tower located at 2865 Thornhills Avenue with the conditions:
1) The Applicant complies with the Township Engineer's comments within
his report.
2) A structural analysis of the tower is provided for reference for
future collocation requests on the tower.
Member Lewis supported the motion.
Chairman McDonald called the motion to question.
Member Waalkes referred to Staff's comments regarding additional
landscape screening and asked Staff if they would require additional
screening at the site. Planning Director Peterson said Staff does not
foresee any changes to the equipment housing structure.
All in favor of the motion with none opposed. Motion carried.
ARTICLE 8. Case # 08-2943: Midwest Truck Sales
Address of Property: 5210 52nd Street
Requested Action: Applicant is requesting to sell used semi-trucks
from the existing self-storage facility.
Planning Director Peterson noted the property is zoned Industrial
and is located south of 52nd Street between Kraft and Patterson.
The Applicant would like to add used truck sales at this location.
This is a use permitted by right in the Industrial Zoning District but
was not part of the original approval.
The current use approved for this site is for indoor self-storage
units and some outside equipment storage. The outside equipment would
be stored in the rear (south) of the site, the approval was granted in
2001.
This request will not change a great deal of the site as the
Applicant is only asking for the ability to house three (3) vehicles
at a time.
The site will not be allowed any additional signage the Applicant
will have to revise their current signage if they want to advertise
the new use.
Staff recommends the Planning Commission approve the additional use
of truck sales at 5201 52nd Street provided:
1) The trucks are limited to the area shown on the site plan
2) That no more than three (3) trucks fro sale will be on site at any
one (1) time.
Chairman McDonald asked for clarification that the Applicant is
only allowed three (3) trucks on site at a time and Planning Director
Peterson clarified that the Applicant would be allowed three (3)
trucks for sale at one.
Member Koessel asked if a truck and a trailer were considered as
one (1) unit and Planning Director Peterson said that is correct.
Chairman McDonald asked how visible the area would be and Planning
Director Peterson said the site is not very visible and is seen mostly
from the immediate west and east. There is lots of vegetation on the
site making it very difficult to view from the south.
Applicant Ned Bukvic of Midwest Truck Sales clarified their intent
is to sell three (e) trucks at a time.
Midwest considers one (1) unit to be one (1) truck or one (1)
trailer and therefore if a truck and trailer were to be for sale, they
would be considered two (2) units.
Member Koessel asked the Applicant if he would be brokering new
trucks or equipment for sale. Applicant Bukvic indicated that they
would only be selling their own trucks. He plans to market his
business on the web and in the papers and will not be changing the
signage.
Chairman McDonald asked if three (3) trucks is enough and Applicant
Bukvic said he cannot afford more than three (3). If he expands the
business later in the future he would relocate the business.
Member Waalkes motioned to approve the Applicant's request to sell
used semi-trucks from a self-storage facility located at 5210 52nd
Street with the conditions:
1) A maximum of three (3) units for sale at one (1) time is allowed.
2) Vehicles must be kept within the designated parking spaces as shown
in the site plan.
Member Hammond supported the motion with the conditions.
Chairman McDonald called the motion to question.
Member Koessel questioned if three (3) units are adequate for the
Applicant and the Commission might want to consider allowing more
based on what the site could accommodate to save the Applicant time in
coming back before the Planning Commission.
Planning Director Peterson noted that Staff supports the request
for up to three (3) vehicles for sale and an adjustment could be made
in the future if the Applicant desires.
All in favor with none opposed. Motion carried.
ARTICLE 9. Case # 08-2945: Russ Spees/Cascade Rapids LLC.
Address of Property: 6010 28th Street
Requested Action: Amend existing P.U.D. 88 (6010 28th Street) to
revise and expand to include 6080 28th Street.
Planning Director Peterson referred to the property located on the
south side of 28th Street just west of Lucerne the property now
encompasses Wendy's and the Panera Bread strip mall.
The property at 6010 28th Street is on approximately five (5) acres
and the 6080 28th Street property is approximately four (4) acres.
The Applicant is requesting Basic Plan Review in order to revise
their existing plan and to expand it to the east.
The Township originally approved the Spees P.U.D. plan in May of
2007. The Township Board has recently awarded the Applicant a one (1)
year extension of that plan. This would allow the original plan to be
developed for another year.
The Applicant would like to move forward with the plan and has
indicated some major changes to the approved plan. The major changes
include turning the proposed strip center at 6010 28th Street so it is
parallel with 28th Street and removing the lot line between the
strip-center at 6080 28th Street.
The expansion only includes the addition of the property and the
building to the east. No changes are being proposed to the existing
strip-center to the east at 6080 28th Street.
The Applicant is proposing to have the three building flush with
28th Street and would be in compliance with three (3) buildings per
three (3) acres. A lot of previous Planning Commission discussion was
held regarding the original plan regarding number of buildings per
acre. The current B2 Zoning allows for one (1) building per three (3)
acres and under that regulation, this revised plan could now
accommodate three (3) buildings on nine (9) acres.
The current P.U.D. allows for two (2) buildings: one is the office
site in the rear and has a maximum size of 10,000-s.f. the other is
the retail strip up front that was approved as a maximum of 22,00-s.f.
The new plan does not change the building in the rear but does
propose to slightly increase the size of the strip-center to just
under 24,000-s.f. The extra square footage is provided by the
elimination of the property lines between the buildings. The
Township's Engineer did review the 35-feet that separates the
buildings and he does not have any issues with building codes being
maintained. The Fire Department also reviewed the area and did not see
any issues.
At this point, the development is still speculative but the changes
being requested are the result of a response to the lack of interest
in the old plan.
The Applicant does not propose any changes to the signage for the
site. It would simply follow the current sign code although the
Township will need to recognize the existing retail strip-center sign
as a permitted sign.
The drive has already been reviewed by KCRC and is located
according to their review.
If the Planning Commission finds that all of the procedural
information has been provided, this application should proceed to a
Public Hearing and consideration of a Preliminary Development Plan. I
will be at that stage of the review process that the merits of the
request will be considered and the detailed site plans will be
required and reviewed.
Before proceeding to a Public Hearing, Staff recommends the
following items be addressed:
1. Have FTC&H review the storm water and utilities plan.
2. Have the developer provide a photometric lighting plan.
3. Provide a completed landscaping plan.
4. Have the architect review the retail building separation issue.
5. Revise the plan to include the pedestrian access into and through
the site.
6. provide some detail on the vehicle maneuvering between the
buildings.
Planning Director Peterson also requested that the language for the
revised P.U.D. be drafted so it could also be approved at the same
meeting as the Preliminary Development Plan, Staff does not have an
issue with preparing the written text at this time.
Representative Mike Houseman of Houseman Construction Company noted
that the purchase of the property will allow enhancements and they
will ensure the buffer areas and pedestrian pathways.
Representative Houseman said they are also reviewing the storm
water retention and are planning to even-out the topography of the
site for a smooth transition from the front to the rear of the
property and noted the sloping of the topography.
Member Lewis asked if cars would have an access lane in the rear of
the buildings and Representative Houseman said the service road would
be widened to accommodate 2-lanes of traffic.
Member Pennington expressed his concern regarding traffic flow and
asked the Applicant to do a traffic analysis that includes Wendy's.
Member Koessel believes the service drive being widened to 2-lanes
would help the traffic flow on the site.
Member Sperla noted the truck docking in relation to the site's
traffic flow and the Applicant will address the issue. He also noted
that the rear building is being planned for retail use so he would be
granted access by Mr. Wante to utilize the drive in the rear of the
site.
Representative Houseman said he does not have any issues with
Staff's five (5) recommendations in their report.
Member Sperla asked the Applicant to consider the location of the
site's dumpsters and the Applicant would review.
Member Koessel asked the Applicant if the rear building would be
100% retail, the first site plan indicated this building to be office.
Applicant John Spees said that the building would be retail so he may
access Mr. Wante's service drive to ensure smooth traffic flow on his
development. Mr. Wante has indicated to him that if the building were
to be office, he would not grant access.
Member Koessel asked the Applicant to review the location of the
garbage dumpsters in relation to the traffic flow and tenant
convenience.
Applicant Spees said he would address the five (5) issues Staff
listed in their report prior to holding a Public Hearing.
ARTICLE 10. Any Other Business
Chairman McDonald opened the meeting for any other business and
welcomed the new members of the Planning Commission.
Member Koessel requested an updated roster of the Planning
Commission Members and Planning Director Peterson said he would
distribute the roster.
ARTICLE 7. Adjournment
Chairman McDonald requested a motion for adjournment.
Member Hammond supported by Member Lewis moved to adjourn. The
motion carried and the meeting was adjourned at 8:36 p.m.
Respectfully submitted,
Jack Lewis, Secretary
Lisa Hern, Recording Secretary
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