Planning
Commission Minutes
MINUTES
Cascade Charter Township Planning Commission
Monday, October 19, 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, Assistant to the
Township Manager Otey 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 October 19, 2009 Planning
Commission Meeting.
Chairman Robinson requested a motion for the approval of the October
19, 2009 Agenda.
Motion was made by Member Waalkes and supported by Member Sperla to
approve the Agenda as presented. Motion carried unanimously.
ARTICLE 4. Approval of the Minutes from the September 14, 2009
Meeting.
Chairman Robinson asked if there were any corrections to the September
14th Minutes or requested a motion for approval.
Member Lewis noted on Pages 6 and 7 he does not believe the minutes
capture his observations regarding his concerns for parking at the
Watermark Country Club project. Parking is already a challenge and
parking in the far back of the lot can be a challenge for some of the
customers.
Member McCarthy noted on Page 5, in the second full paragraph in
the third sentence put quotes around the word "green".
Member Hammond noted on Page 8 under Any Other Business, third
paragraph, he does not recall asking if there was any progress
regarding Tassell Park and Member Sperla said he had asked for the
update.
Motion was made by Member Lewis and supported by Member McDonald to
approve the September 14, 2009 Minutes as corrected. Motion carried
unanimously.
ARTICLE 5. Consider Approval and Resolution for the Capital
Improvement Plan
Chairman Robinson noted that the Commission is being asked to
consider approving the Capital Improvement Plan this evening. A roll
call vote will be taken.
Planning Director Peterson noted that this year's process has been
a little different than prior years due to having Planning
Commissioners who worked on a committee to help prioritize the
projects.
Assistant to the Manager Sandra Otey is the one who pulled the
packet of information together. The documentation is useful in
developing budgets and in coordinating the projects.
In general, the language and priorities do not change a lot. Some
projects have been shifted in priority and some have been in the Plan
for over six (6) years. The document is a planning document utilized
by the Township Board for budgeting purposes.
Planning Director Peterson noted that the Board has not always
adopted the Plan though they do utilize it. The Plan is also utilized
for planning purposes with the State or the Kent County Road
Commission (KCRC) or for grant applications. It is a very useful
document to the Township.
Chairman Robinson thanked Assistant to the Township Manager Otey
for pulling the information together and developing its contents. He
opened the meeting for the Commissions' questions or comments.
Member Logue noticed the budgeted amount for the roundabout at
Cascade Road and 28th Street. As far as he knew, there was a committee
reviewing its feasibility and is not sure if a budgeted amount should
be allocated at this time since it is in its feasibility study.
Planning Director Peterson said that the feasibility study has been
completed and the DDA will be reviewing the project to determine if
the Township wants to proceed. The amount that is shown in the
document is what the project will cost if it would be done. The
document does not state the project will be done but the monies have
been allocated so we can plan and coordinate for such a large project.
The Downtown Development Authority (DDA) is working on the roundabout
study and will be evaluating if the roundabout project moves forward.
Member Logue asked if the KCRC has been contacted regarding the
feasibility of the roundabout and Planning Director Peterson said they
have been involved with evaluating the project.
Member Sperla asked if the feasibility study has been completed and
Planning Director Peterson said it has. KCRC has been involved in the
study and are evaluating it along with the DDA.
Member Sperla asked if this is a project that should consume 50%
(fifty-percent) of the expenditures over the next six (6) to eight (8)
years and if the Township wants to commit to that? Assistant to the
Township Manager Otey noted that the roundabout would be paid for out
of the DDA fund.
Member McDonald thought the budget for Hall Street looked low and
Planning Director Peterson noted it is broken up a couple of ways: the
budget for the path and the budget for the road. The hope is that the
we would share costs with KCRC and Ada Township.
Member Waalkes questioned the 28th Street interchange that is
projected for next year in the installation of sidewalks from Kraft
under the I-96 overpass to Waterfall Shoppes, is this in coalition
with any MDOT (Michigan Department of Transportation)? Assistant to
the Township Manager Otey said there is enough room to install a
sidewalk and the Township is working with MDOT regarding the project.
She noted that the DDA has been developing this project and has slated
it for 2010. The sidewalks will only be installed on the south side of
28th Street as MDOT will not allow them on the north side.
Member Lewis asked about the 30th Street Cemetery Irrigation
Project and Assistant to the Township Manager Otey said this is the
project that was reviewing the potential of tapping into public water.
Member Lewis also commented that he believes last year the Township
had $150,000 in the budget for the soccer field at the park. It seemed
to him that $150,000 was extremely expensive. He sees this item is in
the budget with a desirable ranking and noted that "…some of
the users have indicated that they would be willing to contribute to
the costs of improvements…" that is noted under the
justification of the project, does this mean that the Township has
received offers from the users to help defray some of the costs?
Planning Director Peterson said that nobody has made a monetary offer
but some in the past have commented that they would be willing to
help. He also believes that the engineers projected the costs closer
to $90,000 for the project but this document has carried the numbers
into this year from the prior.
Member McDonald noted the Laraway Lake Extension Project and how
this project keeps getting pushed further out and questioned if a
project is ever removed from the Plan? Assistant to the Township
Manager Otey said that the project still has some potential so it has
been left in the Plan.
Member McCarthy noted the projects are all great projects and hard
to choose one above another. As the parent of a student who attends
Forest Hills Central, she cannot stress enough the importance of
completing the Hall Street improvements. She would love to see this
project moved up on the rankings. Planning Director Peterson does not
believe that this project could be moved up prior to 2011 due to the
KCRC processes for improvements.
Member Logue noted that the school has reconfigured their traffic
patterns on campus that creates a greater back up on Hall Street. He
hopes that these new problems could be conveyed to the KCRC.
As a member of the Township Board, Member Lewis thanked the
Planning Commission for their comments regarding the Capital
Improvement Plan.
Member Lewis said he is comfortable with the Capital Improvement
Plan that has been presented to the Planning Commission and motioned
to send a recommendation of approval to the Township Board, supported
by Member McDonald.
Chairman Robinson asked if there was any further discussion.
Member Louge is concerned if showing the budget for this project
and if the government contributes, would the project have the
community's support versus the Township's need for the project.
.
Assistant to the Township Manager Otey noted that just because a
project is listed in the Plan does not mean it will actually develop
or the project could be pushed back.
Member McDonald said the projects are budgeted in the Plan but it
does not mean that any specific date for development has been planned
and the project is not being approved. It is just earmarked for
budgeted funds as a potential project of the Township. Planning
Director Peterson noted that the roundabout project is not being
approved in this document it is simply setting aside funds for the
potential improvement.
Chairman Robinson requested Planning Director to take a Roll Call
vote:
Member McCarthy - yes.
Member Hammond - yes.
Member Sperla - yes.
Member Lewis - yes.
Chairman Robinson - yes.
Member Waalkes - yes.
Member McDonald - yes.
Member Logue - yes.
Member Pennington - yes.
ARTICLE 6. Discussion: Proposed Centennial Park Overlay Zone
Planning Director Peterson referred to the map within the Commissions'
packets and said the Township has been working with the business end
of Centennial Park The Township, business owners and DDA have done
some work in developing the plan to re-energize Centennial Park.
From the Township's perspective, this is one of the older
developments in the Township and one of the first P.U.D.'s developed.
Unfortunately, there is not good documentation of the setbacks and
rules of the P.U.D. and the township has had to rely on variances,
minutes and interpretations dating back to the 1970's. One of the
results of the Centennial Park study was to develop a set of
recommendations with how the Township would regulate Centennial Park.
The recommendations were developed with the business owners.
Before the Planning Commission this evening is the development of
the new overlay zone within Centennial Park.
The current zoning for the business portion of Centennial Park has
three (3) different zoning districts, which include a couple of
different P.U.D.s . The other half of Centennial Park consists of
residential and the golf course. Staff felt it best to apply this
overlay zoning in just the business end of Centennial Park for
regulating the Park.
One of the biggest changes would be to allow for additional
building height up to 48-feet in this area. In addition to this,
allowing buildings up to 75-feet tall along the highway if they meet
certain criteria. The lots along Orchard Vista drop down significantly
and the concept is that the buildings really would not show above the
other buildings and would appear to be at 48-feet since they are in a
hole. This is only a couple of lots.
One of the recommendations is to develop a review committee of made
up of the business owners in Centennial Park. The committee would
review the projects prior to coming before the Planning Commission.
Once the project comes before the Commission, the committee would
either recommend their support or denial of the project.
In terms of the Township's zoning standards, Staff has followed the
standards in use today regarding setbacks, etc. and is what the
Township has been using for Centennial Park with the exception of the
lots along 28th Street and have been using the Commercial Zoning
restrictions.
Although the Township is allowing for some business identification
signs at their entrances, the Township will be limiting their signage
along 28th Street to the low-profile signs.
Planning Director Peterson said there has been a committee of four
(4) that have been working with Staff in the development of the
overlay zone. The Township Attorney and Business Association comments
have been incorporated into the document. He is seeking the
Commissions' input before proceeding forward.
Chairman Robinson noted that Member Lewis, Member Logue, Chairman
Robinson and Member Hammond have been working on this overlay zone as
a subcommittee of the Planing Commission.
Member McDonald noted that this plan has been in development for a
long time now. The Business Association has really stepped up the
process along with the residents.
Member Lewis noted the one concern he has is that this is
precedence setting and he hopes that once the final zoning has been
written it will not allow precedence to be set for allowing signs and
other things.
Member McDonald noted that the Master Plan notes consistency
throughout the Township and this is consistent.
Member Sperla has a concern with the legal and practical
applications of the under-lying zoning district being superimposed by
the overlay zone. He is concerned with the impact of the overlay
ordinances and the regulations governing the under-lying zoning
district. Such as if three businesses had signage at 30-feet tall but
the overlay would allow not allow for that, what types and conflicts
would arise? Planning Director Peterson said the overlay would
prevail. Planning Director Peterson noted that the overlay zoning
would make the lots legal as there is no formal documentation of their
original P.U.D. Member Sperla noted that the overlay zoning would only
apply to the new construction, which is approximately 20% of
Centennial Park making the other 80% non-conforming. Planning Director
Peterson does not believe that the 80% of the lots would become
non-conforming, they would be governed by recommendations and
documentation would be developed. He stated that it is possible that
something may become non-conforming as a result of the changes but
right now we have no regulations for the park so it is different from
the "normal" situation. Member Hammond noted that the PUD
ordinance documentation does not exist and Planning Director Peterson
said that is correct. What the committee has heard from the business
owners is that they do not mind the rules of the Township and they are
better off with some rules so investors, renters and owners can have
some certainty of what they can and cannot do and how much.
Planning Director Peterson said they could note what would become
non-conforming and he does not believe there is a lot that would
become non-conformingand everyone hopes to regenerate the park.
Member Sperla asked if there is consideration in tearing down some
of the older buildings and reconstructing. Member McDonald said the
committee has discussed installing sidewalks, improving the roads,
consistent signage throughout, street-lighting, and landscaping.
Planning Director Peterson noted there has been some interest in
redeveloping some of the sites out there.
Chairman Robinson noted some of the concern regarding the buildings
that could be 72-feet tall and asked for some of the thoughts of the
Commission.
Member Sperla said he is not in favor of a lot of height but in
this particular area where the topography drops it seems taller
buildings would be appropriate in this area as they would appear to be
the maximum height allowed since they are built lower than the
surrounding buildings.
Chairman Robinson asked if there is any way a developer could set
the building on one of those low lots and have the building be over
48-feet with the rest of the topography and surrounding buildings?
Planning Director Peterson said it is written with the intention that
the buildings are not taller than those around them that are
restricted to 48-feet. Planning Director Peterson said he could work
on making sure that that does not happen.
Chairman Robinson indicated that the overall strategy looks good
and instructed staff to continue with what they have put together
along with the comments and suggestions tonight.
Planning Director Peterson thanked the Commission for their
comments.
ARTICLE 7. Discussion: Farmland Preservation District
Staff has been working with Williams & Works regarding this items
since the adoption of the Master Plan.
Staff is looking for comments regarding what we have developed so
far before we continue any further.
The Farmland Preservation District is being developed to get the
Township certified so farm owners could take advantage of the PDR
program.
The new zoning district would be developed from the Master Plan and
referred to the GVMC map.
If the Farmland Preservation District were developed, changes to
the Township's ordinances would need to be done.
The district would be similar to the Agricultural Conservation
District which is rural zoning in Cascade Township and would keep this
district as close to the ARC Zoning as possible in terms of uses and
setbacks. The only changes were for uses, eliminating group daycare
homes as special use in this district. In the section regarding parks
the uses, such as: activity centers, libraries, etc. and eliminating
those portions of use in this district.
In regards to the subdivision ordinance, there is a requirement
that was developed that the open space must be utilized to ensure
their Farmland Preservation Use and density of the property. The
developer would have to protect at least 50% of the area.
Another significant change in the ordinance is the limiting of
private roads in the Farmland Preservation Area. A private road would
become a Special Land Use and therefore would be reviewed by the
Planning Commission.
The Standards have been developed and are included within the
Commissions' packets. The Standards were developed as an evaluation
tool.
Member Waalkes noted that on Article V - 5 # 2 under section 5.10
under item C and refers to Item Number 3 and this should be clarified.
He also noted Page 7A-1, Number 9 under 7.04A the entire sentence
should be changed due to the removal of swimming pools, park,
community centers, libraries, etc. Planning Director Peterson noted
that the government as well to allow for the program also governs the
land use.
On Page 18-1, Section 18.02 add "F P" to one of the
columns along with the following section below that.
Chairman Robinson idicated that the proposal looks good and
instructed staff to follow through with the idea and to clean up the
areas discussed tonight before proceeding.
ARTICLE 8. Any Other Business
Chairman Robinson opened the meeting for any other business.
Planning Director Peterson said the Industrial Zoning Committee
will be starting and is looking for committee members. Member Lewis,
Chairman Robinson, Member Logue and Member Waalkes volunteered to
serve on the committee.
Member Sperla asked if there is any new information regarding the
two (2) parks and Planning Director Peterson said the Board is going
to receive the report from the design consultant on October 28th. As
far as the Grand River Dr and Bolt properties, he just had some
communication from the State of Michigan and they needed more
information and is moving along. Member Sperla did not see any money
allocated and is this because the money would come from the millage
and grant? Planning Director Peterson said that is correct.
ARTICLE 9. Adjournment
Chairman Robinson requested a motion for adjournment.
Motion was made by Member Lewis and supported by Member Waalkes to
adjourn. Motion carried unanimously and the meeting was adjourned at
8:18 p.m.
Respectfully submitted,
John Sperla, Secretary
Lisa Hern, Recording Secretary
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