Planning
Commission Minutes
MINUTES
Cascade Charter Township Planning Commission
Monday, June 15, 2009
7:00 p.m.
ARTICLE 1. Chairman Robinson called the meeting to order at 7:00
p.m.
Members Present: Hammond, Lewis, Logue, McCarthy, McDonald,
Pennington, Robinson, Sperla, Waalkes.
Members Absent: None.
Others Present: Township Planning Director Peterson and Members of the
Public.
ARTICLE 2. Chairman Robinson led the Pledge of Allegiance to the
Flag.
ARTICLE 3. Approval of the Agenda for the June 15, 2009 Planning
Commission Meeting.
Chairman Robinson requested a motion for the approval of the June 15,
2009 Agenda.
Motion was made by Member Lewis and supported by Member Waalkes to
approve the Agenda as presented. Motion carried unanimously.
ARTICLE 4. Approval of the Minutes from the June 1, 2009 Meeting.
Chairman Robinson asked if there were any corrections to the June 1st
Minutes or requested a motion for approval.
Member McCarthy said she had a few grammatical corrections.
Planning Director Peterson confirmed receipt of the email earlier in
the day.
Member Logue noted on Page 5 in the second paragraph, the second
reference to Member Logue should be corrected to Member Sperla.
Also on Page 10 towards the bottom beginning with "Member
Logue", he asked that it read as "Member Logue did not want
this to be a stumbling block that prevented a sale."
Motion was made by Member Sperla and supported by Member Hammond to
approve the June 1, 2009 Minutes as corrected. Motion carried
unanimously.
ARTICLE 5. Case # 09-2969: Tony Angelo Cement Construction
(PUBLIC HEARING)
Address of Property: 4949 South Complex Drive
Requested Action: The Applicant is requesting a Type II Special Use
Permit for a temporary concrete plant located at 4949 South Complex
Drive.
Chairman Robinson noted in this case, the Planning Commission is to
provide a recommendation to the Township Board.
Planning Director Peterson noted that the Township does not see
these requests frequently; the last one was requested when the 36th
Street interchange was constructed and the Township approved a similar
set-up on the south side of 36th Street and Kraft Avenue.
Planning Director Peterson said the operation would only be
operational for approximately seven (7) days during this two (2) month
period and is needed for the work being done on Patterson Ave. between
Burton and 28th Street.
The location for this project is by the Kent County Road Commission
(KCRC) South Complex Facility by Patterson Ave. and Burton St.
The access to the site is right off the KCRC's drive that connects
to Patterson Ave. and Planning Director Peterson does not believe this
project would cause any disruption to the adjacent properties or be an
unusual activity for the site.
The Township Fire Department and Engineers have reviewed the site
plan along with the Gerald R. Ford International Airport staff.
Planning Director Peterson referred to the comment in Staff's report
noting that the Airport should review and approve the plan prior to
its operating. The Airport has essentially approved the plan, however
there is more paperwork that needs to be completed to the FAA.
Staff recommends that the Planning Commission provide a favorable
recommendation to the Township Board for a Type II Special Use Permit
for a temporary concrete plant located at 4949 South Complex Drive
with the condition that the Applicant receives final approval from the
Airport prior to its operating.
Member Lewis asked if the County owns the property and Planning
Director Peterson said it is not right-of-way and this is a piece of
property where their office is located. The County did contact the
Township's office to make them aware of the project and to ensure that
the Applicant's properly applied for the Type II Special Use Permit.
Applicant Andrew DeFinis, representative of Tony Angelo Cement
Construction, was available for questions from the Planning
Commission.
Member Sperla asked if the raw materials being used for the
concrete would be trucked in or if they would be utilizing existing
raw materials on the site. The Applicant said there would be
approximately ten (10) loads a day brought in during the seven (7)
operational days.
Chairman Robinson clarified that the temporary concrete plant would
be on the site for approximately two (2) months and only in operation
for seven (7) days out of those two (2) months and the Applicant said
that is correct.
Member Sperla asked if the portable equipment is used for crushing
or if the stone would be crushed off site and the Applicant said it
would be all crushed off site.
Member Hammond asked the Applicant that when they pour the section
of Patterson, he would anticipate a moderate flow of traffic in/out on
South Complex Drive and asked if that is correct and the Applicant
agreed. Member Hammond asked the Applicant if they have reviewed
traffic flow and patterns on this section of Patterson as it is
typically busy and the Applicant said the section would be marked with
truck crossing signs and other visuals to alert drivers of the
construction in the area.
Member Sperla asked what the hours of operation would be for the
plant and the Applicant said he anticipates from 7 a.m. until 7 p.m.
or whatever the Township ordinances are. Planning Director Peterson
noted that the Township does not have any ordinances regarding hours
of operation in the industrial zoning district.
Member Pennington asked if this is solely for the purpose of the
construction on Patterson Avenue and not any other projects in the
area and the Applicant said that was correct.
Motion was made by Member Lewis and supported by Member McDonald to
open the Public Hearing. Motion carried unanimously.
Staff reported there were no phone calls or letters received at the
Township Office.
Motion was made by Member McDonald and supported by Member Lewis to
close the Public Hearing. Motion carried unanimously.
Member Hammond noted he has a concern with the trucks crossing
Patterson Ave. He would like the Applicant to put up truck crossing
signs and any other visuals so people are aware of the construction
and trucks for their safety. The Applicant said that is acceptable and
he will have the appropriate signage that would warn drivers. Planning
Director Peterson noted that the KCRC would have to approve the
signage.
Motion was made by Member Sperla and supported by Member Lewis
motioned for a favorable recommendation to the Township Board to allow
a Type II Special Use Permit for a temporary concrete batch plant
located at 4949 South Complex Drive with the conditions:
1) Appropriate traffic control signage be installed on Patterson
Avenue subject to KCRC's approval.
2) The Applicant obtains Gerald R. Ford International Airport's
approval.
Chairman Robinson called for the Planning Commissions' vote with
all in favor and none opposed. Motion carried.
ARTICLE 6. Case # 09-2968: Karol Cooley
(TABLED June 1, 2009)
Address of Property: 3404 Glenstone Ct.
Requested Action: The Applicant is requesting a Special Use Permit to
allow the construction of a fence in the front yard taller than 4-feet
high. The Applicant has requested a 6-foot tall fence.
Chairman Robinson requested a motion to remove Case # 09-2968:
Karol Cooley from the table.
Motion was made by Member Waalkes and supported by Member McCarthy
to remove Case # 09-2968: Karol Cooley from the table. Motion carried
unanimously.
Planning Director Peterson noted that this case was tabled at the
June 1, 2009 meeting and had asked the Applicant at that time to
obtain more information and documentation for the project.
One item was for the Applicant to obtain formal approval from the
Association for the fence. Within the Commissions' packets is a copy
of a letter from the Association approving the fence.
The Applicant has also supplied a diagram of the fence; there are
varying areas where the fence will be four (4) to six (6) feet high.
Planning Director Peterson noted the fence is four (4) feet high by
the house and six (6) feet high along Thornapple River Drive and it is
a chain link fence.
Since six (6) foot tall fencing is appropriate along Thornapple
River Drive and the Applicant has also obtained the Association's
approval, Staff recommends approval.
Member McDonald asked the Applicant the color of the chain link
fence and Applicant Cooley said the potential homebuyer has not
indicated a specific color other than he has the desire to blend it in
with the landscaping there.
Motion was made by Member Waalkes and supported by Member Logue to
approve the Applicant's request for a Special Use Permit to allow the
construction of a fence in the front yard taller of 3404 Glenstone Ct.
taller than four (4), with a maximum of six (6) feet.
Chairman Robinson called for the Planning Commissions' vote with
all in favor and none opposed. Motion carried.
ARTICLE 7. Any Other Business.
Chairman Robinson opened the meeting for any other business. There was
no other business of the Planning Commission.
Member Sperla asked if the Tassell Street Park was going before the
Township Board on June 24th and Planning Director Peterson said it is.
Member Sperla asked what type of feedback the Township has been
receiving regarding the project and Planning Director Peterson said he
has received a few call ins. The plans are displayed in the lobby area
of the Township's office but he has not heard a lot.
Member Sperla said he has heard some comments from the Windcrest
residents regarding the parking area. Planning Director Peterson said
the Board would be taking people's comments at the meeting on the 24th
with a final vote on July 8th.
Member Sperla asked if they have a projected cost and if this would
be coming out of the general fund. Planning Director Peterson said
they have projected costs and when the Township bonded there were some
funds put aside, approximately $350,000.
Member Sperla asked if there were concrete paths and Planning
Director Peterson noted a planned paved path up Burton Street. Other
plans include using some of the buildings for restrooms, picnic tables
and moving some of the vinyl fencing to help establish the public from
private space. There have also been discussions in moving the large
caretaker's house.
Member Sperla asked how the other property was progressing and
Planning Director Peterson said it is tied up with the State grant. He
does not believe there will be a lot of study needed on this property
versus the Tassell Park property as much of the planning was developed
for the grant.
Member Sperla asked if the Tassell Park is fenced and Planning
Director Peterson said there is perimeter fencing and some interior
fencing already and the Township would install gates to control
access.
Member McCarthey asked what happened to the BP gas station.
Planning Director Peterson said the gas station was sold and will
reopen in two (2) weeks.
ARTICLE 8. Adjournment
Chairman Robinson requested a motion for adjournment.
Motion was made by Member Hammond and supported by Member McDonald
to adjourn. Motion carried unanimously and the meeting was adjourned
at 7:47 p.m.
Respectfully submitted,
John Sperla, Secretary
Lisa Hern, Recording Secretary
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