Planning
Commission Minutes
MINUTES
Cascade Charter Township Planning Commission
Monday, September 8, 2008
7:00 p.m.
ARTICLE 1. Chairman McDonald called the meeting to order at 7:00
p.m.
Members Present: Koessel, Lewis, Logue, McDonald, Pennington,
Robinson, Sperla, Waalkes
Members Absent: Hammond
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 September 8, 2008 agenda.
Member Lewis motioned to approve the September 8th Agenda as
presented, supported by Member Robinson. All in favor with none
opposed, the motion carried.
ARTICLE 4. Approve the Minutes of the August 18, 2008.
Chairman McDonald opened the meeting for revisions, corrections or a
motion for approval of the August 18th minutes.
Member Logue motioned for approval of the August 18, 2008 minutes
as presented, supported by Member Koessel. All in favor with none
opposed: August 18, 2008 Planning Commission Meeting Minutes were
approved as submitted.
ARTICLE 5. Case # 08-2952: The Design Forum
Address of Property: 6000 28th Street
(PUBLIC HEARING)
Requested Action: The Applicant is requesting a Special Use Permit to
construct an addition to an accessory building larger than 832-square
feet.
Planning Director Peterson noted that the plan within the
commission's packets is not the same one that is being shown on the
screen overhead during tonight's meeting. The Applicant has amended
the plan to meet some of the comments within the report and this plan
is a bit more detailed.
The Applicant is requesting a Special Use Permit to construct an
addition to an accessory building larger than 832-square feet. This
request is a bit unusual since this property is within the Commercial
District and Staff could not find any other accessory buildings larger
than 832-s.f.
The Applicant has mentioned to Staff that they are seeking to build
a garage structure to house their vehicles for some of their employees
who travel for an extended period of time. They are experiencing a few
issues with vandalism and would like to house the vehicles inside the
secured building.
The building itself is approximately 3,388-square feet with
dimensions of 154' x 22' and it is in the parking lot. The current
parking lot is close to the property line and the Applicant will be
moving the building further away from the property line and bringing
the building more within compliance to the Township's setback
requirements.
The building's exterior is now brick and the Applicant does show
additional landscaping along the east side of the building. As noted
in Staff's report, a large concern is the metal barn that the
Applicant had before and did not fit in with the neighborhood. There
are not many commercial buildings to compare this request to but the
closest Staff could find is the building at Fleis & Vandenbrink at
Lucerne and Tahoe. Their building is approximately 800-s.f. and is
built out of the same materials as the main building and fits in with
the neighborhood nicely. There are a couple of other small sheds
within the park that are less than 200-s.f. and store tools. Golfridge
Apartments also has a carport structure that is also built out of the
same matching materials as the main building.
Staff's report also notes that the Township has recently completed
a land use plan for Centennial Park that provides several
recommendations for changes to the regulations for the park. The plan
does not suggest that this type of building be prohibited. Planning
Director Peterson believes the plan provides flexibility.
Chairman McDonald asked if Staff is comfortable approving the plans
without the association's comments and Planning Director Peterson said
he is and noted the Applicant has broken up the building, which was a
concern, they have addressed the additional landscaping and the
building's exterior. Staff also has the standard condition regarding
exterior lighting be reviewed by Staff prior to its installation to
ensure that it meets the Township's requirements.
Member Koessel asked if there was brick between the doors and
Planning Director Peterson said there is brick and it is darker
colored and referred to the plan. Member Koessel asked if there are
two (2) types of brick and Planning Director Peterson confirmed there
is and it will wrap around the entire building now.
Member Koessel referred to the thick row of trees on the property
line and Planning Director Peterson said there was nothing on the
original plan and this was a concern of his. The Applicant submitted
an updated landscaping plan that indicates several additional
plantings closer to the building in addition to what is currently on
the property.
Member Sperla asked how high the current berm is and the Applicant
said approximately four to five feet tall. The contractor is reviewing
the site. Member Sperla asked what type of new plantings would be
going in and the Applicant said deciduous. They are following the
ordinance in regards to the types of canopy trees, under-story trees
and shrubberies allowed.
Member Sperla noted that the building seems long and asked how many
parking spaces will the building hold. Planning Director Peterson
noted twelve (12) parking spaces. Member Sperla commented that the
idea of employees parking for an extended time does not seem to be
reasonable as other companies drop off their employees at airports,
etc. and asked the Applicant to elaborate on his business for a better
understanding.
Neale Bauman, representative of Design Forum, said they provide
training for credit unions. The process to convert a system is a two
to three week process that involves the actual conversion, training
and support and could take employees away for one to three weeks at a
time. Four company vehicles are also housed on site along with a
utility trailer. The corporation has a total of eleven company
vehicles, some are housed in Kentwood and some in Cascade.
The site has recently been victimized by vandalism and this is a
proactive measure in protecting not only corporate assets but the
assets of their employees as well.
Member Sperla asked if they anticipate storing any other vehicles
in the building other than employee's vehicles and the Applicant
Bauman they would not be.
Member Lewis referred to the roofline and how it steps up and
Applicant Bauman said that is correct. Member Lewis noted that this is
an architectural change from the previous plan. Applicant Bauman noted
that surveyors provided grade information the grading is significant
enough that the building needed to be done at three different levels.
Member Lewis noted the building does look better this way and
complimented the Applicant in doing so.
Member Logue asked the Applicant if they envision installing
concrete filled pipes up to protect the building. Applicant Bouman
said they would be installing these but they would be painted to match
the building's exterior, they would not be painted yellow as often
seen.
Member Sperla asked if their business is the only one within the
park that has experienced vandalism. Kurt Ojala, representing the
building owner, said that there was also an instance at Centennial
Plaza.
Mr. Ojala also noted that he is a member of the Centennial Park
Association as Vice President and he has spoken to George Wanty who is
acting as President. Mr. Wantye did send an email saying that he does
not see a reason to oppose the project it looks like it is blending
in. Mr. Wantye is out of town this week and the Association is not
meeting until October. The direct neighbors are in favor of the
project and he is happy to provide his support as well.
Chairman McDonald asked Planning Director Peterson if Mr. Wante and
Dan Wiersma were involved in the master planning of Centennial Park
and Planning Director Peterson said they were along with Mr. Ojala.
Chairman McDonald asked Mr. Ojala if he had spoken with Mr. Wiersma
since he was opposed to this project. Mr. Ojala said he did speak with
him three different times. The first time he expressed his concern
that others within the park would want to build a similar structure
and Mr. Ojala noted the Association could regulate the structures and
this project is not a carport style building. Mr. Ojala addressed the
vandalism issues on the site and noted Mr. Wiersma's opposition to Mr.
Wanty. Mr. Wanty spoke with Mr. Dan and emailed Mr. Ojala that Mr.
Wiersma is starting to support the building. Mr. Wanty noted that Mr.
Wiersma is concerned of setting precedence within the park and Mr.
Ojala noted that the Centennial Park Association could review the
requests on a case-by-case basis. Mr. Ojala has not spoken with Mr.
Wiersma directly regarding his support or comments regarding this
request.
Chairman McDonald asked Mr. Ojala if allowing this building would
create precedence within the park that might not fit within the land
use plans developed. Mr. Ojala said that he is not in support of
putting up sheds or to build structures just to build them. If the
structure is done correctly and a genuine need is established, he
supports the buildings with guidance from the association.
Chairman McDonald asked Mr. Ojala if he believes this project fits
within the spirit of the park and Mr. Ojala noted that since the
Applicant has made amendments to the plan, it does.
Member Koessel asked the Applicant if he plans to have utilities in
the building and the Applicant said electricity.
Member Sperla asked if the Applicant would be doing any vehicle
maintenance inside the building and the Applicant said no.
Member Lewis asked if each of the individual parking spaces would
be sealed with walls from the one next door and the Applicant said the
building would be open inside and would have a security system.
Member Lewis expressed his concerns with the building and what if
the Applicant decided to relocate and now there is this empty parking
garage. New tenants come into the building and decide they want to
rent the parking spaces within the garage. He is opposed to having a
garage rental facility on the site. Member Lewis said he would like
the garage to be tied with the building and asked Applicant Bauman if
he had any opposition to that request. Applicant Bauman does not.
Member Koessel noted that the Planner said he could not find any
other buildings of this size and asked how the association plans to
control the size of the buildings within the park? He noted that
driving on the site, this building would be fairly well shielded from
sight. Member Koessel asked if the association would be developing
criteria for these types of buildings and how they would fit within
the neighborhood?
Mr. Ojala said that he did not drive around the park to review
other sites but believes this request will fit within the park nicely.
He believes the association will need to review the future requests on
a case-by-case basis.
Member Koessel asked Staff how large the parcel is and it is
approximately 5-acres.
Member Koessel asked if the standards for a special use permit are
the same in a commercial district as a residential and Planning
Director Peterson said they are.
Member Sperla noted that this building would be storing a trailer
and company vehicles as well and it's not solely intended for the
employee's parking when they are traveling. He is concerned over the
storage of vehicles and trailers. Member Sperla also noted that the
need from a future tenant to have parking like this would be remote.
He is concerned with the project. This project does appear to fit in
nicely with the site, but is also concerned with precedence, as the
next request might not fit in with the park.
Member Lewis asked if Member Sperla's concerns could be lightened
if conditions were made if the project were approved? Member Sperla
noted what if the next tenant does not utilize the building and it
deteriorates and no one wants to tear it down.
Mr. Ojala noted that the building's owner, Mr. Hineman, would not
letting the building become an eye sore. His first concern was the
look of the building, he is very proud of his property. Mr. Ojala also
noted that if the tenants do leave, the parking would be rented to
tenants within the building; indoor parking is in demand.
Chairman McDonald asked how many employees are in the building and
Applicant Bauman said 144.
Member Robinson asked how many of the staff travel and Applicant
Bauman said approximately 12 and out of the 144 employees, 100 are in
the Centennial Park building.
Applicant Bauman also noted that the trailer he referenced earlier
is an enclosed trailer that transports computer equipment to the sites
and does not expect the employees to bring their personal trailers,
etc.
Member Pennington noted that he also has a unique business that
requires parking for survey trucks, etc. He believes a parking
structure like this is beneficial to this specific business.
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 if any phone calls or letters were received
at the Township regarding the case and Planning Director Peterson said
just the two letters received that are in the Commissions' packets,
nothing else.
Member Robinson motioned to close the Public Hearing, supported by
Member Waalkes. All in favor with none opposed. The Public Hearing was
closed.
Member Logue commented that in the extreme and the building changes
hands and the owner decides to rent the stalls out but the building is
maintained, does this create a new problem since it would be utilized
as a storage facility. Chairman McDonald believes there is concern
regarding precedence. Member Sperla clarified that the term
"accessory building" which means it is an accessory to the
principal use of the main building and cannot turn into a storage
facility.
Member Koessel asked Mr. Ojala if there is a board of Centennial
Park Association and Mr. Ojala said yes. Member Koessel asked if the
association's board has reviewed the plans and Mr. Ojala said they
have not formally reviewed the plans. Mr. Ojala noted there are
approximately eight to nine active participants. Member Koessel noted
the Township has an agenda and Staff has a recommendation that the
Centennial Park Association review the plan for comment.
Member Koessel noted Member Sperla's comments regarding this
building's size; it is a large building. He has visited the site and
it is well shielded. He believes it would be a good idea to run this
plan by the association's board so they are fully aware of the amended
plan and the building being proposed on this site. Chairman McDonald
supported having the association's board review the amended plans.
Member Lewis noted that the plan does meet the Township's
requirements noting that one of Staff's recommendations is that the
Centennial Park Association for comment reviews the plan.
Chairman McDonald asked the Applicant that if the plan were
approved, when would they start building and Applicant Bauman said
they would like to have it built prior to snow fall and would plan to
construct as soon as approved by the Planning Commission.
Chairman McDonald asked if it would be a hardship if the plan were
tabled while Mr. Ojala sought formal approval from the association
while the contractors proceeded with pricing costs, etc. for the
Applicant? The Applicant does not believe this would be a hardship.
Member Sperla said he would be more in favor of the project if the
board members of the association had reviewed the amended plan.
Member Sperla motioned to table the Applicant's request for a
Special Use Permit to construct an addition to an accessory building
larger than 832-square feet until the Centennial Park Association has
reviewed the amended plans, supported by Member Robinson.
Mr. Ojala said he would email the core association board members
for the comments regarding the revised plan to present to the Planning
Commission.
Member Lewis requested a roll call vote:
Member Koessel, yes
Member Sperla, yes
Member Robinson, yes
Chairman McDonald, yes
Member Lewis, no
Member Waalkes, yes
Member Logue, yes
Member Pennington, yes
The motion was supported seven to one. Motion carried.
ARTICLE 6. Any Other Business
Chairman McDonald opened the meeting for any other business.
Member Robinson addressed the cell towers and co-location of
antennas regarding the antenna behind the Township's offices. He
believes the engineer should review if the wind could pose problems
since the tower has reached maximum capacity. He also noted that the
Engineer did state that the last co-located antenna would put the
tower at capacity and any other requests would need to have further
studies conducted. Planning Director Peterson said the Township
Engineer provided a report regarding the capacity of the tower at that
meeting.
Chairman McDonald noted that the Township Board recently approved
ballot language for a millage that will come up on November 4th for
purchasing land areas that would be used for natural parks. This was
driven by the Township survey that was done and the number one
priority was to preserve open space. Chairman McDonald asked if the
Planning Commission is in agreement with the Township Board.
Member Sperla said he is in full support of the millage and would
support the Planning Commission providing their endorsement for
supporting the millage.
Chairman McDonald noted that the superintendent of Forest Hills
Schools is also supporting the millage as this provides wonderful
educational opportunities. Member Lewis said he also supports the
millage and believes endorsements to the Township Board would be
received favorably.
Member Sperla motioned that the Planning Commission endorse the
Township Board's Millage regarding preservation of green space and
developing natural parks, supported by Member Lewis. All in favor,
none opposed. Motion carried.
Planning Director Peterson noted the Master Planning Committee will
be reconvening, they took the months of July and August off and will
begin meeting the last Thursday of the month beginning in September.
Member Koessel noted there are still issues with the house on
Cascade Road and Laraway. The Township should consider refining the
ordinance or the property maintenance code.
Member Koessel also noted that Biggby's did get better for a little
while regarding their truck and there is adequate parking in the rear
for it. Planning Director Peterson noted that the ordinance patrol has
been keeping an eye on the truck.
Member Sperla asked if the Shagbark property is being dealt with.
The property has not been occupied in quite a long time and the
property is becoming overgrown. Planning Director Peterson said he
would follow up with the building department.
ARTICLE 8. Adjournment
Chairman McDonald requested a motion for adjournment.
Member Waalkes supported by Member Robinson moved to adjourn. The
motion carried and the meeting was adjourned at 8:25 p.m.
Respectfully submitted,
Jack Lewis, Secretary
Lisa Hern, Recording Secretary
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