PLAINFIELD CHARTER TOWNSHIP

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1 1. Approve Agenda PLAINFIELD CHARTER TOWNSHIP 6161 BELMONT AVENUE N.E. BELMONT, MI PHONE FAX: AGENDA PLANNING COMMISSION SEPTEMBER 26, :00 P.M. 2. Approval of Meeting Minutes Meeting minutes from: April 17, 2017 Joint Township Board/Planning Commission Workshop August 7, 2017 Joint Township Board/Planning Commission Workshop August 22, 2017 Planning Commission Meeting Zoning Ordinance Amendments Public Hearing 4. Rezone Request Public Hearing Amend Chapter 25, Planned Unit Development Repeal Chapter 26, Open Space Preservation Planned Unit Development 4579 East Beltline Avenue O-Office to R-1, Residential Melinda and Dennis Budzynski 5. Site Plan Approval 6840 Northway Drive 1,560 sq. ft. Building Addition Williams Orthodontics Tom Williams & Doug Stalsonburg, Exxel Engineering 6. Citizens' Comments 7. Community Development Comments 8. Planning Commission Comments 9. Adjournment Please see other side of this sheet for public hearing/citizens' comment participation rules Page 1 of 53

2 2. PLAINFIELD CHARTER TOWNSHIP COMMUNITY DEVELOPMENT DEPARTMENT PLANNING, ZONING & BUILDING SERVICES 6161 BELMONT AVENUE N.E. BELMONT, MI PHONE FAX: MINUTES OF THE PLANNING COMMISSION DRAFT The regular meeting of the Plainfield Charter Township Planning Commission was held at Township Hall on August 22, 2017 at 7:00 PM. Members present: Chair Marie Kessler, Vice Chair Kerwin Keen, Secretary Charles Jylha, Commissioners Karl Koster, Jack Hagedorn and Thomas Coleman. Absent was Commissioner Cathy Bottema. Also present was Tricia Anderson, Assistant Planner and Peter Elam, Senior Planner. Approve Agenda Chair Kessler asked for a motion to approve the agenda, subject to adding the words Public Hearing to agenda item number 5 and change the order of items number 9 and 10. Commissioner Hagedorn moved, with support from Commissioner Coleman, to approve the agenda, subject to the changes noted above. Motion carried unanimously. Consent Agenda Meeting Minutes from July Final Preliminary Plat Approval Boulder View Estates, Phase 2 Commissioner Coleman moved, with support from Commissioner Hagedorn, to approve the items on the consent agenda. Motion carried unanimously. Site Plan Approval West River Drive - Game Room Guys - 6,000 Square Foot Addition - Doug Wildey and Kyle Visker Secretary Jylha read the applicant information. The planning commission is being asked to grant site plan approval for a 6,000 square foot expansion to the existing building for Game Room Guys. Chair Kessler recognized Kyle Visker of Land & Resource Engineering, and Doug Wildey, Page 2 of 53

3 Planning Commission Minutes of August 22, owner of Gameroom Guys. Mr. Wildey described the project from the business standpoint, and Mr. Visker gave spoke briefly about the changes to the stormwater detention facility to accommodate the expansion. Ms. Anderson presented the staff report. The planning commission had some brief comments, and thanked Mr. Wildey for having his business in the township. Chair Kessler asked for a motion to grant site plan approval for a 6,000 square foot addition to the existing building for Game Room Guys, subject to the condition listed below: 1. The applicant shall provide a photometric lighting plan to any new lighting proposed for approval by the community development department, prior to the issuance of occupancy Vice Chair Keen moved, with support from Commissioner Coleman, to approve the above request subject to the one condition noted above. Motion carried unanimously. Site Plan Approval Childsdale Avenue - NapTags - New 25,050 Square Foot Building - Paul Henderson, Roosien & Associates Secretary Jylha read the applicant information. The planning commission is being asked to grant site plan approval for a new 25,050 square foot building for NapTags. Chair Kessler recognized Mr. Kevin Vreugdenhil, First Companies, the project construction manager. Mr. Vreugdenhil provided a summary of the project. Ms. Anderson presented the staff report, and noted that a sidewalk postponement agreement is required for the property. She also noted that the applicant has submitted both photometric lighting and landscaping plans. Members of the planning commission commented on the stormwater management plan, as well as thanking the applicants for having their business in the township. Chair Kessler asked for a motion to grant site plan approval for the 25,050 square foot light industrial building for NapTags, subject to one condition as noted below: 1. The applicant shall enter into a sidewalk postponement agreement with the township, prior to receiving occupancy for the building. Commissioner Koster moved, with support from Secretary Jylha, to approve the above request, subject to the one condition listed above. Motion carried unanimously. Page 3 of 53

4 Planning Commission Minutes of August 22, Tentative Preliminary Plat Approval - Public Hearing and 6728 Kuttshill Drive - 27 Single Family Lots Phase One of Ravines at Inwood Residential Subdivision - Kelly Kuiper and Dale Kraker Secretary Jylha read the application information. The planning commission is being asked to provide a favorable recommendation for tentative preliminary plat approval to the township board, for the first phase of the Ravines at Inwood plat. Chair Kessler recognized Ms. Kelly Kuiper, of Nederveld & Associates, who was representing the developer, Dale Kraker. Ms. Kuiper gave a description of the first phase of the Ravines at Inwood. She noted that they are working with the required agencies to obtain their development approvals. Ms. Kuiper reviewed which improvements would be completed, as part of the first phase, including the landscaping, sidewalks and trails. She also noted that the stormwater detention facility will be constructed as part of phase one, to properly accommodate for the first, and future phases of the development. Chair Kessler opened the public hearing. Mr. Tom Kuiper 6721 Riga Avenue asked the planning commission to not provide a favorable recommendation to the township board. Cheryl Valachovics, of 4039 Ziverts Street, asked what the status was for the sale of the property, and about when the right turn lane from Kuttshill Drive onto Rogue River Drive would be built. Steve Vanderkamp, of 6737 Riga Avenue requested that the planning commission to table the request until pending litigation was resolved. Brian DeVries, of 3347 Rogue River Drive, requested that street improvements be made sooner rather than later. Al McAvoy, of 3565 Rogue River Drive, asked why the condominiums were not in this application. Miriam McAvoy, of 3565 Rogue River Drive, asked about the price points for the homes. Chair Kessler closed the public hearing and requested that Ms. Kuiper to answer the questions asked by the members of the public. Ms. Kuiper noted that $250,000-$400,000 is the price point for the homes, on lots that average 15,000 square feet. She noted that the status of the property sale is still pending and subject to a purchase agreement. She also added that the road improvements at Kuttshill and Rogue River will be completed no later than phase 2 of the project. Chair Kessler asked Mr. Elam if the pending litigation prohibited the planning commission from making a recommendation on the application. Mr. Elam stated that, based upon the advice of the township attorney, the planning commission must consider the application as the township has not been ordered by a court to do otherwise. Page 4 of 53

5 Planning Commission Minutes of August 22, Members of the planning commission discussed the project. Mr. Elam noted that a sidewalk master plan was approved as part of the PUD. As part of that agreement, sidewalks on lots in the cul-de-sacs were waived in lieu of the trail system improvements. However, every other lot will have a sidewalk in front of it, or directly across from it. He also noted that staff had been in contact with the Blythefield Baptist Church to address their stormwater management issues as part of the stormwater system that will be installed as part of the Ravines at Inwood project. Chair Kessler asked for a motion to forward a favorable recommendation to the township board for the tentative preliminary plat approval of the first phase of the Ravines at Inwood, subject to the condition listed below: 1. The applicant shall update the plan with the development name and street names prior to step 3 (final preliminary plat approval). Commissioner Jylha moved, with support from Vice Chair Keen, to forward a favorable recommendation to the township board for the above request, subject to the one condition listed above. Ayes: Koster, Kessler, Jylha, Keen, Coleman Nays: Hagedorn Motion carried. Site Plan Approval and 6728 Kuttshill Drive Condominium Phase One - 30 Condominium Units - Ravines at Inwood Residential Subdivision - Kelly Kuiper and Dale Kraker Secretary Jylha read the applicant information. The planning commission is being asked to grant site plan approval for the first phase of the condominiums at the Ravines at Inwood, with a total of 30 attached condominium units. Ms. Kuiper noted that the plat approval must come first, because the road improvements in the plat are required to provide access to the condo phase 1. Mr. Elam noted that during the last steps of the previously discussed plat, the condos can begin site work, through either bonding or completion of plat infrastructure. He also discussed the Master Deed requirement for this development. He also reviewed the differences between the platting, site condominium and condominium processes. Members of the planning commission commented on the plan. A question was asked about the stormwater detention area. Ms. Kuiper noted that this must be constructed to per the Kent County Drain Commission's office to accommodate the stormwater from the first and subsequent phases. Chair Kessler asked for a motion to grant site plan approval for the 30 unit detached condominium phase of the Ravines at Inwood, subject to the following one condition: Page 5 of 53

6 Planning Commission Minutes of August 22, Approval by the KCRC for the public road serving this phase is required prior to the issuance of any building permits. Commissioner Koster moved, with support from Commissioner Coleman, to grant site plan approval for the above request, subject to the one condition listed above. Ayes: Koster, Kessler, Jylha, Keen, Coleman Nays: Hagedorn Motion carried. Designate ZBA Representative from Planning Commission Commissioner Coleman moved, with support from Commissioner Hagedorn, to designate Commissioner Koster as the zoning board of appeals representative from the planning commission. Motion carried unanimously. Citizens' Comments Cliff Adams, of 3551 Northedge Drive, asked about who pays for the stormwater detention for the Ravines at Inwood subdivision. George Hanson, of 6069 Archer, asked if there was a design drawing of what is proposed for the right hand turn lane for Rogue River Drive on Kuttshill Drive. Anita Knox, of Mile Road, thanked the planning commission for representing all the people in the township. Al McAvoy questioned why there was not a public hearing for the condominiums and expressed his concern over condominium style of housing. Brian DeVries commented about and the traffic in the area. Community Development Comments Mr. Elam noted that planning commission will be considering the new PUD chapter at the September 26 th meeting. Ms. Anderson explained the typo on the agenda was only relevant to the hard copy versions available at the meeting, however, the agenda published for public view on the township s web portal was accurate. Planning Commission Comments Commissioners Coleman and Keen thanked staff for the comprehensive review they put into the agenda items. Chair Kessler thanked the public for coming out and thanked Commissioner Hagedorn for stating to the public that the planning commission is not here to do anything underhanded. Page 6 of 53

7 Planning Commission Minutes of August 22, Adjournment Adjourned 8:10 pm. Tricia Anderson, Recording Secretary Charles Jylha, Planning Commission Secretary Page 7 of 53

8 2. CHARTER TOWNSHIP OF PLAINFIELD 6161 BELMONT AVENUE NE, BELMONT, MI SPECIAL BOARD/PLANNING COMMISSION JOINT WORKSHOP MEETING MINUTES April 17, 2017 PRESENT: ABSENT: STAFF: ALSO PRESENT: Supervisor Robert Homan, Clerk Ruth Ann Karnes, Treasurer Bill Brinkman, and Trustees Ben Greene, Jack Hagedorn, Susan Morrow, and Frank Pfaff Planning Commission Chairwoman Marie Kessler, and Commissioners Cathy Bottema, Charles E. Jylha, Jack Hagedorn, Kerwin Keen, and Tom Coleman Planning Commissioner Karl Koster Superintendent Cameron Van Wyngarden, Community Development Director Bill Fischer, and Senior Planner Peter Elam Planning Consultant Andy Moore of Williams and Works 1. Call to Order The Plainfield Charter Township Special Board/Planning Commission Joint Workshop was called to order at 6:31 p.m. by Supervisor Robert Homan and Planning Commission Chairwoman Marie Kessler. 2. Public comments There were no citizens wishing to comment. Discussion a. Planned Unit Development Chapters of the Plainfield Charter Township Zoning Ordinance This was the Board and Planning Commission's second joint workshop to discuss a rewrite of the Planned Unit Development (PUD) ordinance. Planning Consultant Andy Moore of Williams and Works lead the group through a number of items and approaches and listened to feedback on how Board members and Planning Commissioners would like this ordinance to work for the Township. Mr. Moore will take this feedback and draft ordinance language for the group to review and provide their feedback at a future meeting. No date was set for the next meeting. 4. Adjournment Homan and Kessler adjourned the meeting at 8:10 p.m. Charles Jylha Planning Commission Secretary Date Page 8 of 53

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10 2. CHARTER TOWNSHIP OF PLAINFIELD 6161 BELMONT AVENUE NE, BELMONT, MI SPECIAL BOARD MEETING MINUTES TOWNSHIP BOARD AND PLANNING COMMISSION WORKSHOP August 7, 2017 DRAFT PRESENT: ABSENT: STAFF: ALSO PRESENT: Supervisor Robert Homan, Clerk Ruth Ann Karnes, Treasurer Bill Brinkman and Trustees Ben Greene, Jack Hagedorn, Susan Morrow, Frank Pfaff, and Planning Commissioners Kerwin Keen, Karl Koster, Cathy Bottema, Jack Hagedorn, and Charles Jylha Planning Commissioners Marie Kessler and Tom Coleman Superintendent Cameron Van Wyngarden, Community Development Director Bill Fischer, and Senior Planner Peter Elam Williams & Works Planning Consultant Andy Moore 1. Call to Order Supervisor Robert Homan called the meeting to order at 6:01 p.m. 2. Public comments Mr. Art Spalding contributed suggestions for changes to the PUD ordinance. Discussion Planned Unit Development Chapters of the Plainfield Charter Township Zoning Ordinance a. Planned Unit Development Chapters of the Plainfield Charter Township Zoning Ordinance Mr. Andy Moore led the discussion regarding proposed changes to the Planned Unit Development Chapters of the Plainfield Charter Township Zoning Ordinance. Revisions based on tonight's comments will be incorporated into the draft PUD Ordinance. Mr. Moore will send the updated draft to Board members and Planning Commissioners for their comments, after which time the finalized PUD Ordinance will be placed on the agenda for consideration at the September 26th Planning Commission meeting. If a recommendation for approval is forwarded to the Board, the PUD Ordinance will be placed on a regular Board meeting agenda for consideration in November. 4. Adjournment Homan adjourned the meeting at 8:03 p.m. Charles Jylha Planning Commission Secretary Date Page 10 of 53

11 MEMORANDUM To: Plainfield Charter Township Planning Commission Date: September 19, 2017 From: Andy Moore, AICP RE: Draft of New Chapter 25 (PUDs) for Public Hearing Enclosed with this memorandum please find a complete draft of Chapter 25 of the Zoning Ordinance related to Planned Unit Developments (PUDs) for the public hearing. As you know, this draft Ordinance represents a significant update to the existing PUD provisions (Chapter 25) and contains language related to the purpose and intent, eligibility and zoning requirements, density bonus options, open space requirements, and the review process for PUDs within Plainfield Township. The purpose of this memorandum is to review each section and highlight key provisions for your review for the public hearing. 1. Section describes the overall purpose of PUDs and what they are intended to enable, while section specifies qualifying conditions for a PUD. It is important to note that if these qualifying conditions are not met, an applicant cannot apply for PUD rezoning. 2. Section specifies what land uses are permitted in a PUD. In this draft (and in the existing zoning ordinance), any land use is permitted in a PUD, which allows for land use flexibility and mixed-use developments that would not otherwise be permitted. Please note that while we have proposed to retain the provision that permits the Township to allow any land use in a PUD, uses will need to be generally consistent with the Master Plan and meet all other review standards in order to be approved. This allows the Township the flexibility to rely upon the Master Plan is making a decision on a PUD, without being so specific or restrictive that the Township is forced to turn down otherwise viable and desirable projects. Section contains standards for non-residential PUDs. The purpose of this section is to enable commercial or industrial development or redevelopment as a PUD to enable creative projects in areas where it makes sense to do so. Note that we have proposed that non-residential PUDs be exempt from open space requirements, and that all nonresidential PUDs would be required to be served by public water and sewer utilities. 4. Section contains zoning requirements and allows for deviations from typical minimum requirements of the underlying zoning district (lot width, lot area, setbacks, etc.). This section also contains the density bonus provision that was the consensus of the Board and Planning Commission. Page 11 of 53

12 Plainfield Charter Township Planning Commission September 19, 2017 Page 2 This section also contains requirements for open space, clarifies what can be counted as open space, and contains general regulations to ensure that open space provided serves the purpose for which it is intended. It also requires that residential PUDs be served with public water and sanitary sewer services. 5. Sections specifies the review process for PUDs. The process is unchanged from how it is presently practiced, with the Planning Commission making a recommendation to the Township Board on a proposed PUD rezoning. Note that the Planning Commission is not required to hold a public hearing on a proposed PUD, but they may opt to do so. Following recommendation from the Planning Commission, the Township Board must hold a public hearing on a proposed PUD (even if the Planning Commission held a public hearing, too). During the review of a PUD, the Planning Commission and Township Board must find that all standards of Section are met in order to approve a proposed PUD. 6. Section states that within 12 months after PUD approval by the Township Board, other approvals related to site plans, private roads, plats, site condominiums, etc. would still need to be obtained by the applicant. 7. Section contains various provisions to address situations normally encountered with PUDs, such as project phasing, amendments, and expiration. This section also does not allow appeals to the ZBA and authorizes the Township to require performance guarantees as a condition of approval, if desired. I look forward to reviewing this proposed amendment with you at the public hearing. If there are any questions, please feel free to contact me at any time. Page 12 of 53

13 Draft for public hearing Chapter 25 Planned Unit Development District (PUD) Intent and Purpose 1. Intent. The intent of this chapter is to offer an alternative to conventional development and traditional zoning standards by permitting flexibility in the regulations for development through the authorization of Planned Unit Development (PUD) Districts. The standards in this article are intended to promote and encourage development on parcels of land that are suitable in size, location, and character for the uses proposed while ensuring compatibility with adjacent land uses and preserving the existing natural features of the area. 2. Purpose. The PUD rezoning process is provided as a design option to enable one (1) or more of the following: A. Innovative land development in terms of variety, design, layout, and type of structures constructed; B. Efficient use of land to facilitate a more economic arrangement of buildings, circulation systems, land use, and utilities; C. Adaptive re-use of significant or historic buildings; D. Mix of uses or residential types; E. Preservation and protection of significant natural features, open space, and cultural/historic resources; F. Promotion of efficient provision of public services; G. Reduction of adverse traffic impacts and accommodation of safe and efficient pedestrian access and circulation; H. Redevelopment of sites and/or buildings that are under-developed or have fallen into disrepair; and I. Use and improvement of land where site conditions make development under conventional zoning difficult or less desirable. Design Flexibility. The PUD process and standards provide for flexibility in design and permit variation of the specific bulk, area, setback, and other provisions of the Zoning Ordinance on the basis of a parallel plan and subject to the approval of the PUD by the Planning Commission and Township Board Qualifying Conditions In order to be eligible for PUD rezoning, all of the following conditions shall be met: 1 Page 13 of 53

14 Draft for public hearing 1. Unified Control. The PUD shall be under the control of one (1) owner or group of owners and shall be capable of being planned and developed as an integral unit. 2. Minimum Acreage. The gross area of a tract of land to be developed as a PUD shall be a minimum of five (5) acres, unless waived by the Planning Commission. Site Design Elements. The applicant shall demonstrate that the PUD provides at least one (1) of the following site design elements, which could not reasonably be attained through a project designed under conventional zoning: A. Mixed-use development with residential and non-residential uses or a variety of building types; B. Pedestrian/transit-oriented design with buildings oriented to the sidewalk and parking to the side or rear of the site; C. Preservation, enhancement, or restoration of natural resources (trees, slopes, wetland areas, water views, etc.); D. Preservation or restoration of significant or historic resources; E. Provision of open space, public plazas, or community features; F. Efficient consolidation and/or site planning of poorly dimensioned parcels or property with challenging topography; G. Effective transition between higher and lower density uses, and/or between nonresidential and residential uses; or allowing incompatible adjacent land uses to be developed in a manner that is not possible using a conventional approach; H. Redevelopment of under-utilized or blighted commercial or industrial properties. I. Mitigation of adverse impacts on public facilities (such as street improvements); or J. Significant use of sustainable building and site design features such as: stormwater filtration landscaping, low impact stormwater management, optimized energy performance, on-site renewable energy, passive solar heating, use of reused/recycled/renewable materials, indoor air quality mechanisms or other elements identified as sustainable by established groups such as the US Green Building Council (LEED) or ANSI National Green Building Standards. 4. Master Plan. The applicant shall demonstrate that the proposed PUD is generally consistent with the adopted Plainfield Charter Township Master Plan Permitted Uses Any use permitted by right or by special land use allowed in any district may be permitted in a PUD, provided all the objectives, standards and procedures of this chapter are met and all proposed uses are consistent with the adopted Plainfield Charter Township Master Plan. Compatible residential, commercial, and public uses may be combined within a PUD district. 2 Page 14 of 53

15 Draft for public hearing 1. Public Use. The actual amount of land devoted to nonresidential and/or public use in a PUD shall be subject to review by the Planning Commission and approved by the Township Board. 2. Mixed Use. Residential and non-residential uses may be permitted in combination to create an integrated, mixed-use development. Approval of Uses. Approval of a PUD shall include the identification of the specific uses permitted within the PUD, and only those uses approved through this process shall be permitted. Land uses shall be generally consistent with the policies of the Plainfield Charter Township Master Plan in all cases Non-Residential PUDs 1. The Township may approve a non-residential PUD in the C1, VC, C2, C3, C4, C5, O, LI or I districts in accordance with the standards of this Chapter. In approving a nonresidential PUD, the applicant shall demonstrate that the proposed PUD achieves one (1) or more of the following objectives that would not be possible under conventional zoning: A. Market-driven development or redevelopment in places that are most conducive to accommodating additional activity. B. Economic development through the creation of a mix of uses. C. Walkable developments with pedestrian-oriented buildings and open space that connects to nearby destinations or neighborhoods. D. Adaptive reuse of existing underutilized or obsolete industrial or commercial property or historic buildings. E. Innovative land development in terms of variety, design, architecture, layout, and type of structures constructed; F. Efficient use of land to facilitate a more economic arrangement of buildings, circulation systems, land use, and utilities; 2. Exceptions and Regulations. Non-residential PUDs shall comply with the standards of this Chapter, with the following exceptions and additional regulations: A. Non-residential PUDs shall be connected to public water and public sanitary sewer service. B. Non-residential PUDs shall be exempt from the open space requirements of Section 25.05(4-5) and of this Ordinance. C. Non-residential PUDs shall not be required to develop a parallel plan per Section 25.05(1). 3 Page 15 of 53

16 Draft for public hearing Zoning Requirements 1. Parallel Plan Required. For residential PUDs, the applicant shall develop a parallel plan to demonstrate the maximum number of lots that could be developed on the property in the underlying zoning district. The number of dwelling units within a residential PUD shall not exceed the number of lots and/or dwelling units on the parallel plan, unless a density bonus is granted pursuant to Section 25.05(3). 2. Deviations from Minimum Requirements. In approving a PUD, the Township may permit deviations from the lot area and width requirements, required buffers, open space areas, building setback requirements, height limitations, and other requirements of this Ordinance provided that such deviations are consistent with all other requirements of this Chapter and the following regulations: A. The applicant shall identify, in writing, all proposed deviations from the underlying zoning district. Deviations may be approved during the PUD Concept Plan review by the Township Board after the Planning Commission recommendation. These adjustments may be permitted if they will result in a higher quality of development or better integration of the proposed use(s) with surrounding uses. B. Deviations from the minimum requirements shall also satisfy at least one (1) of the following criteria: 1) The proposed deviations shall preserve the best natural features of the site; 2) The proposed deviations shall create, maintain or improve habitat for wildlife; 3) The proposed deviations shall create, improve or maintain open space for the residents; 4) The proposed deviations shall enhance the views into the site as well as the view from dwellings to be built on site; 5) The proposed deviations shall constitute an adaptive re-use or redevelopment of buildings and/or property, and/or; 6) The proposed deviations shall result in a better development, consistent with the purposes of PUD expressed in Section and the vision of the Plainfield Charter Township Master Plan. 4 Page 16 of 53

17 Draft for public hearing Density Bonus. For a residential PUD, a density bonus of up to ten percent (10%) over what is allowed by Section 25.05(1) may be granted at the discretion of the Planning Commission and Township Board if the development provides additional amenities or preserves additional open space which would result in significant recognizable benefit to the Township and residents of the PUD. A density bonus shall be considered if two or more of the following eligibility standards can be met: A. Provision of recreational facilities, such as playground areas with play equipment, ball fields, bike path, walking path, man-made lake, community building or similar recreation facility. For the purposes of this section, stormwater facilities shall not be considered man-made lakes or recreation facilities. B. Additional landscaping and screening to preserve or enhance the rural view along the adjacent public roadway(s). C. Provision of additional unique open space or preservation of mature stands of trees which would be of recognizable benefit to Township residents. D. Provision of additional open space beyond the minimum required amount; E. Off-site traffic improvements. 4. Open Space Required. Residential PUDs within the RP, RE or R1 zoning districts shall contain open space equivalent to a minimum of 40% of the gross area of the site. The following land areas shall not be considered open space for the purposes of this Section: A. Lakes, streams, rivers, creeks or other natural bodies of water. B. Any area within a public or private road right of way or easement. C. Detention or retention ponds D. Golf courses. E. Parking and loading areas and access drives. F. Areas within platted lots or site condominium units, and areas within the building envelope for condominiums. G. Land with slopes exceeding 15%. H. Areas within a floodway I. 50% of wetlands J. 50% of areas within a 100-year floodplain, except as set forth in item (H) above. 5. Requirements for Open Space. Open space proposed as part of a residential PUD shall meet the following requirements: A. Open space shall be designated for use by all residents of the PUD, subject to reasonable rules and regulations. In the case of a golf course, stable or similar facility, membership shall be available to all residents of the PUD, subject to charges, fees or assessments for use. Open space shall be configured so it is reasonably accessible and usable by residents of the PUD. 5 Page 17 of 53

18 Draft for public hearing B. Where any portion of the PUD site is located within an area zoned RP or RE, the Planning Commission or Township Board may require that a portion of the required open space be located along the public road frontage abutting the site to help reduce the view of buildings on site from the adjacent street and preserve the rural view. C. Open space shall protect the rural character by establishing buffer zones along scenic corridors and improve public safety and vehicular carrying capacity by avoiding development that fronts directly on to existing roadways. D. The minimum size of a required open space area shall be 3,000 square feet. The required open space abutting a public street may be reduced if those areas are designed and established as pedestrian or bicycle paths or are otherwise determined to be reasonably usable by residents of the PUD, as determined by the Planning Commission. E. Open space shall be designed in such a way as to achieve the applicable purposes of this chapter and enhance the quality of the development. F. To the extent practical, open space areas shall be linked with adjacent open spaces, public parks, bicycle paths or pedestrian paths. G. Open space shall be located so as to be reasonably accessible to all residents of the PUD. Pedestrian access points to the required open space areas from the interior of the PUD shall be provided and shall be clearly identified by signs or a visible improved path for safe and convenient access; H. Within undeveloped open space, grading shall be minimal, with the intent to preserve existing topography, landscaping, and other natural features, where practical. I. Open space may contain ball fields, tennis courts, swimming pools and related buildings, community buildings, and similar recreational facilities. However, no more than 50% of the required open space shall be occupied by these amenities. 6. Residential PUDs shall be connected to public water and public sanitary sewer service Procedures, Generally An application for PUD, whether residential or non-residential rezoning shall consist of the following steps, which are detailed in Sections herein: 1. Pre-application Conference and Optional Planning Commission Review. The Community Development Department shall review and discuss the proposed PUD concept with the applicant. The applicant may also request a pre-application review of the proposed PUD by the Planning Commission. 2. PUD Concept Plan and PUD Rezoning. A. Planning Commission shall review of PUD Concept Plan and PUD Rezoning and make a recommendation to the Township Board. 6 Page 18 of 53

19 Draft for public hearing B. The Township Board shall review the PUD Concept Plan and PUD Rezoning, and the recommendation from the Planning Commission, hold a public hearing, and make a final decision. PUD Final Site Plan Review. Planning Commission review of PUD Final Site Plan in accordance with Chapter 32 of this Ordinance Pre-application Conference and Optional Planning Commission Review A pre-application conference shall be held between the applicant, the Community Development Department and other staff and/or consultants as deemed necessary by the Township. 1. A request for a pre-application conference shall be made to the Community Development Department. As part of the pre-application conference, the applicant shall submit a copy of a parallel plan (if required), a sketch plan for the proposed PUD that shows the property location, boundaries, significant natural features, vehicular and pedestrian circulation, the proposed number and arrangement of lots with building envelopes, and proposed land use(s) for the entire site. 2. The Community Development Department shall advise the applicant on whether the proposed PUD concept complies with the purpose and intent of this Chapter and if it qualifies for PUD rezoning pursuant to the requirements of Section of this Ordinance. The Community Development Department shall also advise the applicant relating to the information required for Planning Commission s review and may withhold the submitted application from the Planning Commission until all required materials are submitted. Preliminary sketches of proposed PUD may be submitted for review to the Planning Commission prior to submission of an application for a PUD. The purpose of the meeting is to allow discussion between an applicant and the Planning Commission, to better inform the applicant of the acceptability of proposed plans prior to incurring extensive engineering and other costs which will be necessary for PUD review. Such sketch plans shall include as a minimum the information specified in Section 25.07(1). 4. Formal action shall not be taken at a pre-application conference or review. Statements made at the pre-application conference or review by the Community Development Department or Planning Commission shall not be considered binding commitments or an approval of the concept PUD Concept Plan and PUD Rezoning Planning Commission Review 1. Required Information. Following the pre-application conference, the applicant shall submit an application for PUD rezoning and four (4) copies and a PDF of the PUD Concept Plan to the Community Development Department at least thirty (30) days prior the next Planning Commission meeting. The PUD Concept Plan shall be professionally prepared by a licensed engineer, architect, and/or landscape architect and shall be drawn to a scale of not less than one 7 Page 19 of 53

20 Draft for public hearing (1) inch = 100 feet. The PUD Concept Plan shall, at a minimum, contain the following information: A. General Information. 1) Name and firm address of the professional individual responsible for preparing site plan and his/her professional seal. 2) Name and address of the property owner or petitioner. 3) Scale, north arrow and date. 4) Acreage, gross and net. 5) Zoning of adjacent properties. 6) Legal property description. B. Existing Site Conditions. 1) Boundary survey lines and setbacks. 2) Location sketch showing site, adjacent streets and properties within 200 feet or as directed by the Community Development Department. 3) Location, width and purpose of all existing easements and lease areas, including cross-access. 4) Abutting street right(s)-of-way and width. 5) Topography with contour intervals of no more than two (2) feet. 6) Natural features such as wooded areas, surface water feature, floodplains or floodways, wetlands, slopes exceeding 15 percent, lakes, rivers, creeks, County drains, and other significant site features, including the area of such features. 7) Existing buildings, structures, paved surfaces and areas, installed landscaping, and other significant physical infrastructure. 8) Size and location of existing utilities and status, where applicable. C. Proposed Development. 1) Conceptual layout of proposed buildings, structures, driveways, parking lots, landscaped areas, and other physical infrastructure, as applicable, including the area of these improvements. 2) Recreation areas, common use areas, dedicated open space, and areas to be conveyed for public use. 3) Layout of sidewalks and/or pathways, both internal to the development and along the main road frontage. 4) Layout and typical dimensions of building envelopes, proposed parcels and lots. 5) Parking, stacking and loading calculations, if applicable. D. Site Development. 8 Page 20 of 53

21 Draft for public hearing 1) Phasing plan, if applicable. 2) Conceptual plan for provision of public water and public sanitary sewer services. 3) Preliminary grading plan. 4) Stormwater concept plan. 5) Building type concepts, including building elevations and footprints. E. Additional Information. 1) A narrative, which shall describe the proposed PUD, the proposed timeframe of development, the zoning district(s) in which it will be located, the overall residential density of the project, and documentation indicating how the qualifying conditions in Section and the standards of Section are met. 2) A table detailing all requested deviations identified in the PUD concept plan compared to the requirements of the underlying zoning district. This table shall clearly identify the requirement in comparison to the requested deviation. 3) The Community Development Department and/or the Planning Commission may require additional information from the applicant to better assist in the determination of PUD qualification such as, but not limited to, market studies, fiscal impact analysis, traffic impact studies, and environmental impact assessments. 2. Planning Commission Review. A. The Planning Commission shall review the PUD concept plan at a regular or special meeting. Upon determination by the Planning Commission that the application meets the requirements of this Chapter, the Planning Commission may schedule a public hearing or public workshop, though it is not required. If the Planning Commission opts to hold a public hearing or public workshop, notice shall be provided for the hearing in accordance with the Section 103 of the State of Michigan Zoning Enabling Act, as amended. B. Following the public hearing (if held) the Planning Commission shall review the PUD concept plan in consideration of public hearing comments, technical reviews from township staff and consultants, correspondence from applicable review agencies, and compliance with the standards of this Chapter, and other applicable standards and requirements. Within a reasonable timeframe after the public hearing, the Planning Commission shall recommend approval, approval with conditions, or denial of the PUD Concept plan and PUD rezoning ordinance to the Township Board. The Planning Commission s recommendation shall be documented with findings to justify its recommendation. C. In order to recommend approval of the PUD Concept Plan and PUD Rezoning, the Planning Commission shall find that the standards of Section are satisfied. Township Board Review. 9 Page 21 of 53

22 Draft for public hearing A. Following receipt of a recommendation from the Planning Commission on the PUD Concept Plan and PUD Rezoning, a public hearing of the Township Board shall be scheduled in accordance with the Section 103 of the State of Michigan Zoning Enabling Act, as amended. B. After the public hearing, the Township Board shall review the application in consideration of the Planning Commission s recommendation, public hearing comments, technical reviews from township staff and consultants, correspondence from applicable review agencies, and compliance with the standards of this Chapter, and other applicable standards and requirements, and shall approve, deny, or approve with conditions the PUD Concept Plan and PUD Rezoning. The Township Board s decision shall be documented with findings to justify its decision. C. In accordance with the Michigan Zoning Enabling Act, the Township Board may place reasonable conditions on the approval of a PUD for the purpose of ensuring that public services and facilities affected by a proposed land use or activity will be capable of accommodating increased service and facility loads caused by the land use or activity; protecting the natural environment and conserving natural resources; ensuring compatibility with adjacent uses of land; promoting the use of land in a socially and economically desirable manner; and furthering the policies and vision of the Plainfield Charter Township Master Plan. Conditions attached to the approval shall be incorporated into the PUD adoption ordinance. D. Approval of the PUD Concept Plan and PUD rezoning by the Township Board shall be incorporated into a rezoning amendment to the Plainfield Charter Township Zoning Ordinance and Map. Such rezoning shall be shall become effective after notification and publication as required by the Michigan Zoning Enabling Act, as amended PUD Concept Plan and Rezoning Standards for Approval In order to approve a PUD Concept Plan and Rezoning, the Planning Commission and Township Board shall find that all of the following standards are met: 1. The proposed PUD complies with the Intent and Purpose and all Qualifying Conditions of Sections and of this Chapter, respectively. 2. The uses conducted within the proposed PUD, the PUD's impact on the community, and other aspects of the PUD are consistent with, and generally further the policies of, the adopted Plainfield Charter Township Master Plan. The proposed PUD shall be designed, constructed, operated, and maintained in a manner harmonious with the character of adjacent property, the surrounding uses of land, the natural environment, and the capacity of public services and facilities affected by the development. 4. The PUD shall not be hazardous to adjacent property or involve uses, activities, materials, or equipment that will be detrimental to the health, safety, or welfare of 10 Page 22 of 53

23 Draft for public hearing persons or property through the excessive production of traffic, noise, smoke, fumes, or glare. 5. The PUD shall not place demands on public services and facilities more than current or anticipated future capacity PUD Final Site Plan Review by the Planning Commission 1. Within 12 months of PUD Concept Plan and PUD rezoning approval, a minimum of four (4) copies and a PDF the PUD Final Site Plan for the entire PUD (or at least one phase of the PUD) shall be submitted by the applicant in accordance with Chapter 32 of this Ordinance to the Community Development Department. 2. All PUD Final Site Plans subsequently submitted shall conform to the approved PUD Concept Plan subject to minor revisions and all conditions attached to its approval, the PUD adoption ordinance, and the requirements of this Chapter. For land uses within the PUD that require special conditions, such uses shall comply with all such required conditions unless deviations were approved pursuant to Section 25.04(2) of this Chapter. 4. For land uses within the PUD that require special land use approval, or for PUDs that contain private roads, subdivisions, and/or site condominiums, such uses shall be reviewed and approved in accordance with all other applicable sections of this Ordinance and other Township Ordinances as they may apply Approved PUDs 1. Phased Projects. Where a project is proposed for construction in phases, the project shall be designed so that each phase, when completed, shall be capable of standing on its own in terms of the presence of services, facilities, and open space, and shall contain the necessary components to ensure protection of natural resources and the health, safety and welfare of the users of the PUD and residents of the community. Each phase of a PUD project requires submittal of a site plan and review under the procedures and requirements of this chapter and other applicable Township Ordinances. 2. Amendments to an Approved PUD. An amendment to an approved PUD shall be processed in the same manner as the original application, except that the Community Development Department may review and approve minor amendments to the PUD or refer minor amendments to the Planning Commission for a determination without a public hearing. Minor amendments include, but are not limited to, the following: A. Reduction of the size of any building, building envelope, or sign. B. Movement of buildings or signs by no more than ten feet. C. Changes requested by the Township for safety reasons. D. Changes which will preserve natural features of the land without changing the basic site layout. 11 Page 23 of 53

24 Draft for public hearing E. Changes in the boundary lines of lots or condominium units which do not change the overall density of the development, do not reduce the width of the lot by more than 10 percent or which do not change the average lot or unit width throughout the development. F. Additions or modifications of the landscape plan or landscape materials, or replacement of plantings approved in the landscaping plan G. Alterations to the internal parking layout of a parking lot, provided that the total number of spaces or means of ingress and egress do not change. H. Relocation of a trash receptacle. I. Other non-substantive changes proposed to be made to the configuration, design, layout or topography of the site plan which are deemed by the Community Development Department to be not material or significant in relation to the entire site and which the Department determines would not have any significant adverse effect on the development on adjacent or nearby lands or the public health, safety and welfare. J. Any changes or items delegated to the Community Development Department by the Planning Commission and/or Township Board as a condition of approval. Expiration. Approval of the PUD Concept Plan and rezoning by the Township Board shall confer upon the owner the right to proceed through the subsequent final planning phase for a period not to exceed two (2) years from date of approval, subject to the following: A. Each development shall be under meaningful construction within one (1) year after the date of approval of the Final PUD Site Plan, which shall proceed diligently to completion. B. Upon expiration of either the (1) PUD Concept Plan and rezoning, or (2) the PUD Final Site Plan, such approvals shall automatically become null and void and all rights of development based on the plan shall terminate. C. The Township Board may, for good cause, approve extensions of up to two (2) years at a time, if requested in writing by the applicant prior to the expiration date of the original PUD Concept Plan approval or PUD Final Site Plan approval. In requesting an extension, the applicant shall provide reasonable justification for the proposed extension to the Township Board. D. Upon expiration of a PUD Concept Plan or PUD Final Site Plan, the Planning Commission may conduct a public hearing and make a recommendation to revoke the PUD zoning and rezone the property to its original designation or other district as deemed appropriate. 4. Appeals and Variances. The Zoning Board of Appeals shall not have jurisdiction to consider variances from the requirements of this Chapter, nor shall decisions related to a Planned Unit Development be appealed to the Zoning Board of Appeals. 12 Page 24 of 53

25 Draft for public hearing 5. Performance Guarantees. The Township Board may require that a performance guarantee, in accordance with Section of this Ordinance to ensure completion of the site work in accordance with the approved plans. 13 Page 25 of 53

26 PLAINFIELD CHARTER TOWNSHIP KENT COUNTY MICHIGAN ORDINANCE NO AN ORDINANCE TO AMEND THE PLAINFIELD CHARTER TOWNSHIP ZONING ORDINANCE, ORDINANCE NO , AS AMENDED, TO AMEND CHAPTER 25, PLANNED UNIT DEVELOPMENT DISTRICT (PUD) IN ITS ENTIRETY AND TO REPEAL CHAPTER 26, OPEN SPACE PRESERVATION PLANNED UNIT DEVELOPMENT, IN ITS ENTIRETY. PLAINFIELD CHARTER TOWNSHIP ORDAINS: Section 1. Amendment of Chapter 25. That Chapter 25 of the Plainfield Charter Township Zoning Ordinance, entitled Planned Unit Development District (PUD), is amended in its entirety to read in full as follows: Intent and Purpose 1. Intent. The intent of this chapter is to offer an alternative to conventional development and traditional zoning standards by permitting flexibility in the regulations for development through the authorization of Planned Unit Development (PUD) Districts. The standards in this article are intended to promote and encourage development on parcels of land that are suitable in size, location, and character for the uses proposed while ensuring compatibility with adjacent land uses and preserving the existing natural features of the area. 2. Purpose. The PUD rezoning process is provided as a design option to enable one (1) or more of the following: A. Innovative land development in terms of variety, design, layout, and type of structures constructed; B. Efficient use of land to facilitate a more economic arrangement of buildings, circulation systems, land use, and utilities; C. Adaptive re-use of significant or historic buildings; D. Mix of uses or residential types; E. Preservation and protection of significant natural features, open space, and cultural/historic resources; F. Promotion of efficient provision of public services; G. Reduction of adverse traffic impacts and accommodation of safe and efficient pedestrian access and circulation; H. Redevelopment of sites and/or buildings that are under-developed or have fallen into disrepair; and Page 1 of 14 Page 26 of 53

27 I. Use and improvement of land where site conditions make development under conventional zoning difficult or less desirable. Design Flexibility. The PUD process and standards provide for flexibility in design and permit variation of the specific bulk, area, setback, and other provisions of the Zoning Ordinance on the basis of a parallel plan and subject to the approval of the PUD by the Planning Commission and Township Board Qualifying Conditions In order to be eligible for PUD rezoning, all of the following conditions shall be met: 1. Unified Control. The PUD shall be under the control of one (1) owner or group of owners and shall be capable of being planned and developed as an integral unit. 2. Minimum Acreage. The gross area of a tract of land to be developed as a PUD shall be a minimum of five (5) acres, unless waived by the Planning Commission. Site Design Elements. The applicant shall demonstrate that the PUD provides at least one (1) of the following site design elements, which could not reasonably be attained through a project designed under conventional zoning: A. Mixed-use development with residential and non-residential uses or a variety of building types; B. Pedestrian/transit-oriented design with buildings oriented to the sidewalk and parking to the side or rear of the site; C. Preservation, enhancement, or restoration of natural resources (trees, slopes, wetland areas, water views, etc.); D. Preservation or restoration of significant or historic resources; E. Provision of open space, public plazas, or community features; F. Efficient consolidation and/or site planning of poorly dimensioned parcels or property with challenging topography; G. Effective transition between higher and lower density uses, and/or between non-residential and residential uses; or allowing incompatible adjacent land uses to be developed in a manner that is not possible using a conventional approach; H. Redevelopment of under-utilized or blighted commercial or industrial properties. I. Mitigation of adverse impacts on public facilities (such as street improvements); or J. Significant use of sustainable building and site design features such as: stormwater filtration landscaping, low impact stormwater management, Page 2 of 14 Page 27 of 53

28 optimized energy performance, on-site renewable energy, passive solar heating, use of reused/recycled/renewable materials, indoor air quality mechanisms or other elements identified as sustainable by established groups such as the US Green Building Council (LEED) or ANSI National Green Building Standards. 4. Master Plan. The applicant shall demonstrate that the proposed PUD is generally consistent with the adopted Plainfield Charter Township Master Plan Permitted Uses Any use permitted by right or by special land use allowed in any district may be permitted in a PUD, provided all the objectives, standards and procedures of this chapter are met and all proposed uses are consistent with the adopted Plainfield Charter Township Master Plan. Compatible residential, commercial, and public uses may be combined within a PUD district. 1. Public Use. The actual amount of land devoted to nonresidential and/or public use in a PUD shall be subject to review by the Planning Commission and approved by the Township Board. 2. Mixed Use. Residential and non-residential uses may be permitted in combination to create an integrated, mixed-use development. Approval of Uses. Approval of a PUD shall include the identification of the specific uses permitted within the PUD, and only those uses approved through this process shall be permitted. Land uses shall be generally consistent with the policies of the Plainfield Charter Township Master Plan in all cases Non-Residential PUDs 1. The Township may approve a non-residential PUD in the C1, VC, C2, C3, C4, C5, O, LI or I districts in accordance with the standards of this Chapter. In approving a non-residential PUD, the applicant shall demonstrate that the proposed PUD achieves one (1) or more of the following objectives that would not be possible under conventional zoning: A. Market-driven development or redevelopment in places that are most conducive to accommodating additional activity. B. Economic development through the creation of a mix of uses. C. Walkable developments with pedestrian-oriented buildings and open space that connects to nearby destinations or neighborhoods. D. Adaptive reuse of existing underutilized or obsolete industrial or commercial property or historic buildings. E. Innovative land development in terms of variety, design, architecture, layout, and type of structures constructed; Page 3 of 14 Page 28 of 53

29 F. Efficient use of land to facilitate a more economic arrangement of buildings, circulation systems, land use, and utilities; 2. Exceptions and Regulations. Non-residential PUDs shall comply with the standards of this Chapter, with the following exceptions and additional regulations: A. Non-residential PUDs shall be connected to public water and public sanitary sewer service. B. Non-residential PUDs shall be exempt from the open space requirements of Section 25.05(4-5) and of this Ordinance. C. Non-residential PUDs shall not be required to develop a parallel plan per Section 25.05(1) Zoning Requirements 1. Parallel Plan Required. For residential PUDs, the applicant shall develop a parallel plan to demonstrate the maximum number of lots that could be developed on the property in the underlying zoning district. The number of dwelling units within a residential PUD shall not exceed the number of lots and/or dwelling units on the parallel plan, unless a density bonus is granted pursuant to Section 25.05(3). 2. Deviations from Minimum Requirements. In approving a PUD, the Township may permit deviations from the lot area and width requirements, required buffers, open space areas, building setback requirements, height limitations, and other requirements of this Ordinance provided that such deviations are consistent with all other requirements of this Chapter and the following regulations: A. The applicant shall identify, in writing, all proposed deviations from the underlying zoning district. Deviations may be approved during the PUD Concept Plan review by the Township Board after the Planning Commission recommendation. These adjustments may be permitted if they will result in a higher quality of development or better integration of the proposed use(s) with surrounding uses. B. Deviations from the minimum requirements shall also satisfy at least one (1) of the following criteria: 1) The proposed deviations shall preserve the best natural features of the site; 2) The proposed deviations shall create, maintain or improve habitat for wildlife; 3) The proposed deviations shall create, improve or maintain open space for the residents; Page 4 of 14 Page 29 of 53

30 4) The proposed deviations shall enhance the views into the site as well as the view from dwellings to be built on site; 5) The proposed deviations shall constitute an adaptive re-use or redevelopment of buildings and/or property, and/or; 6) The proposed deviations shall result in a better development, consistent with the purposes of PUD expressed in Section and the vision of the Plainfield Charter Township Master Plan. Density Bonus. For a residential PUD, a density bonus of up to ten percent (10%) over what is allowed by Section 25.05(1) may be granted at the discretion of the Planning Commission and Township Board if the development provides additional amenities or preserves additional open space which would result in significant recognizable benefit to the Township and residents of the PUD. A density bonus shall be considered if two or more of the following eligibility standards can be met: A. Provision of recreational facilities, such as playground areas with play equipment, ball fields, bike path, walking path, man-made lake, community building or similar recreation facility. For the purposes of this section, stormwater facilities shall not be considered man-made lakes or recreation facilities. B. Additional landscaping and screening to preserve or enhance the rural view along the adjacent public roadway(s). C. Provision of additional unique open space or preservation of mature stands of trees which would be of recognizable benefit to Township residents. D. Provision of additional open space beyond the minimum required amount; E. Off-site traffic improvements. 4. Open Space Required. Residential PUDs within the RP, RE or R1 zoning districts shall contain open space equivalent to a minimum of 40% of the gross area of the site. The following land areas shall not be considered open space for the purposes of this Section: A. Lakes, streams, rivers, creeks or other natural bodies of water. B. Any area within a public or private road right of way or easement. C. Detention or retention ponds D. Golf courses. E. Parking and loading areas and access drives. F. Areas within platted lots or site condominium units, and areas within the building envelope for condominiums. Page 5 of 14 Page 30 of 53

31 G. Land with slopes exceeding 15%. H. Areas within a floodway I. 50% of wetlands J. 50% of areas within a 100-year floodplain, except as set forth in item (H) above. 5. Requirements for Open Space. Open space proposed as part of a residential PUD shall meet the following requirements: A. Open space shall be designated for use by all residents of the PUD, subject to reasonable rules and regulations. In the case of a golf course, stable or similar facility, membership shall be available to all residents of the PUD, subject to charges, fees or assessments for use. Open space shall be configured so it is reasonably accessible and usable by residents of the PUD. B. Where any portion of the PUD site is located within an area zoned RP or RE, the Planning Commission or Township Board may require that a portion of the required open space be located along the public road frontage abutting the site to help reduce the view of buildings on site from the adjacent street and preserve the rural view. C. Open space shall protect the rural character by establishing buffer zones along scenic corridors and improve public safety and vehicular carrying capacity by avoiding development that fronts directly on to existing roadways. D. The minimum size of a required open space area shall be 3,000 square feet. The required open space abutting a public street may be reduced if those areas are designed and established as pedestrian or bicycle paths or are otherwise determined to be reasonably usable by residents of the PUD, as determined by the Planning Commission. E. Open space shall be designed in such a way as to achieve the applicable purposes of this chapter and enhance the quality of the development. F. To the extent practical, open space areas shall be linked with adjacent open spaces, public parks, bicycle paths or pedestrian paths. G. Open space shall be located so as to be reasonably accessible to all residents of the PUD. Pedestrian access points to the required open space areas from the interior of the PUD shall be provided and shall be clearly identified by signs or a visible improved path for safe and convenient access; H. Within undeveloped open space, grading shall be minimal, with the intent to preserve existing topography, landscaping, and other natural features, where practical. Page 6 of 14 Page 31 of 53

32 I. Open space may contain ball fields, tennis courts, swimming pools and related buildings, community buildings, and similar recreational facilities. However, no more than 50% of the required open space shall be occupied by these amenities. 6. Residential PUDs shall be connected to public water and public sanitary sewer service Procedures, Generally An application for PUD, whether residential or non-residential rezoning shall consist of the following steps, which are detailed in Sections herein: 1. Pre-application Conference and Optional Planning Commission Review. The Community Development Department shall review and discuss the proposed PUD concept with the applicant. The applicant may also request a pre-application review of the proposed PUD by the Planning Commission. 2. PUD Concept Plan and PUD Rezoning. A. Planning Commission shall review of PUD Concept Plan and PUD Rezoning and make a recommendation to the Township Board. B. The Township Board shall review the PUD Concept Plan and PUD Rezoning, and the recommendation from the Planning Commission, hold a public hearing, and make a final decision. PUD Final Site Plan Review. Planning Commission review of PUD Final Site Plan in accordance with Chapter 32 of this Ordinance Pre-application Conference and Optional Planning Commission Review A pre-application conference shall be held between the applicant, the Community Development Department and other staff and/or consultants as deemed necessary by the Township. 1. A request for a pre-application conference shall be made to the Community Development Department. As part of the pre-application conference, the applicant shall submit a copy of a parallel plan (if required), a sketch plan for the proposed PUD that shows the property location, boundaries, significant natural features, vehicular and pedestrian circulation, the proposed number and arrangement of lots with building envelopes, and proposed land use(s) for the entire site. 2. The Community Development Department shall advise the applicant on whether the proposed PUD concept complies with the purpose and intent of this Chapter and if it qualifies for PUD rezoning pursuant to the requirements of Section of this Ordinance. The Community Development Department shall also advise the applicant relating to the information required for Planning Commission s review and may withhold Page 7 of 14 Page 32 of 53

33 the submitted application from the Planning Commission until all required materials are submitted. Preliminary sketches of proposed PUD may be submitted for review to the Planning Commission prior to submission of an application for a PUD. The purpose of the meeting is to allow discussion between an applicant and the Planning Commission, to better inform the applicant of the acceptability of proposed plans prior to incurring extensive engineering and other costs which will be necessary for PUD review. Such sketch plans shall include as a minimum the information specified in Section 25.07(1). 4. Formal action shall not be taken at a pre-application conference or review. Statements made at the pre-application conference or review by the Community Development Department or Planning Commission shall not be considered binding commitments or an approval of the concept PUD Concept Plan and PUD Rezoning Planning Commission Review 1. Required Information. Following the pre-application conference, the applicant shall submit an application for PUD rezoning and four (4) copies and a PDF of the PUD Concept Plan to the Community Development Department at least thirty (30) days prior the next Planning Commission meeting. The PUD Concept Plan shall be professionally prepared by a licensed engineer, architect, and/or landscape architect and shall be drawn to a scale of not less than one (1) inch = 100 feet. The PUD Concept Plan shall, at a minimum, contain the following information: A. General Information. 1) Name and firm address of the professional individual responsible for preparing site plan and his/her professional seal. 2) Name and address of the property owner or petitioner. 3) Scale, north arrow and date. 4) Acreage, gross and net. 5) Zoning of adjacent properties. 6) Legal property description. B. Existing Site Conditions. 1) Boundary survey lines and setbacks. 2) Location sketch showing site, adjacent streets and properties within 200 feet or as directed by the Community Development Department. Page 8 of 14 Page 33 of 53

34 3) Location, width and purpose of all existing easements and lease areas, including cross-access. 4) Abutting street right(s)-of-way and width. 5) Topography with contour intervals of no more than two (2) feet. 6) Natural features such as wooded areas, surface water feature, floodplains or floodways, wetlands, slopes exceeding 15 percent, lakes, rivers, creeks, County drains, and other significant site features, including the area of such features. 7) Existing buildings, structures, paved surfaces and areas, installed landscaping, and other significant physical infrastructure. 8) Size and location of existing utilities and status, where applicable. C. Proposed Development. 1) Conceptual layout of proposed buildings, structures, driveways, parking lots, landscaped areas, and other physical infrastructure, as applicable, including the area of these improvements. 2) Recreation areas, common use areas, dedicated open space, and areas to be conveyed for public use. 3) Layout of sidewalks and/or pathways, both internal to the development and along the main road frontage. 4) Layout and typical dimensions of building envelopes, proposed parcels and lots. 5) Parking, stacking and loading calculations, if applicable. D. Site Development. 1) Phasing plan, if applicable. 2) Conceptual plan for provision of public water and public sanitary sewer services. 3) Preliminary grading plan. 4) Stormwater concept plan. 5) Building type concepts, including building elevations and footprints. E. Additional Information. 1) A narrative, which shall describe the proposed PUD, the proposed timeframe of development, the zoning district(s) in which it will be located, the overall residential density of the project, and documentation Page 9 of 14 Page 34 of 53

35 indicating how the qualifying conditions in Section and the standards of Section are met. 2) A table detailing all requested deviations identified in the PUD concept plan compared to the requirements of the underlying zoning district. This table shall clearly identify the requirement in comparison to the requested deviation. 3) The Community Development Department and/or the Planning Commission may require additional information from the applicant to better assist in the determination of PUD qualification such as, but not limited to, market studies, fiscal impact analysis, traffic impact studies, and environmental impact assessments. 2. Planning Commission Review. A. The Planning Commission shall review the PUD concept plan at a regular or special meeting. Upon determination by the Planning Commission that the application meets the requirements of this Chapter, the Planning Commission may schedule a public hearing or public workshop, though it is not required. If the Planning Commission opts to hold a public hearing or public workshop, notice shall be provided for the hearing in accordance with the Section 103 of the State of Michigan Zoning Enabling Act, as amended. B. Following the public hearing (if held) the Planning Commission shall review the PUD concept plan in consideration of public hearing comments, technical reviews from township staff and consultants, correspondence from applicable review agencies, and compliance with the standards of this Chapter, and other applicable standards and requirements. Within a reasonable timeframe after the public hearing, the Planning Commission shall recommend approval, approval with conditions, or denial of the PUD Concept plan and PUD rezoning ordinance to the Township Board. The Planning Commission s recommendation shall be documented with findings to justify its recommendation. C. In order to recommend approval of the PUD Concept Plan and PUD Rezoning, the Planning Commission shall find that the standards of Section are satisfied. Township Board Review. A. Following receipt of a recommendation from the Planning Commission on the PUD Concept Plan and PUD Rezoning, a public hearing of the Township Board shall be scheduled in accordance with the Section 103 of the State of Michigan Zoning Enabling Act, as amended. Page 10 of 14 Page 35 of 53

36 B. After the public hearing, the Township Board shall review the application in consideration of the Planning Commission s recommendation, public hearing comments, technical reviews from township staff and consultants, correspondence from applicable review agencies, and compliance with the standards of this Chapter, and other applicable standards and requirements, and shall approve, deny, or approve with conditions the PUD Concept Plan and PUD Rezoning. The Township Board s decision shall be documented with findings to justify its decision. C. In accordance with the Michigan Zoning Enabling Act, the Township Board may place reasonable conditions on the approval of a PUD for the purpose of ensuring that public services and facilities affected by a proposed land use or activity will be capable of accommodating increased service and facility loads caused by the land use or activity; protecting the natural environment and conserving natural resources; ensuring compatibility with adjacent uses of land; promoting the use of land in a socially and economically desirable manner; and furthering the policies and vision of the Plainfield Charter Township Master Plan. Conditions attached to the approval shall be incorporated into the PUD adoption ordinance. D. Approval of the PUD Concept Plan and PUD rezoning by the Township Board shall be incorporated into a rezoning amendment to the Plainfield Charter Township Zoning Ordinance and Map. Such rezoning shall be shall become effective after notification and publication as required by the Michigan Zoning Enabling Act, as amended PUD Concept Plan and Rezoning Standards for Approval In order to approve a PUD Concept Plan and Rezoning, the Planning Commission and Township Board shall find that all of the following standards are met: 1. The proposed PUD complies with the Intent and Purpose and all Qualifying Conditions of Sections and of this Chapter, respectively. 2. The uses conducted within the proposed PUD, the PUD's impact on the community, and other aspects of the PUD are consistent with, and generally further the policies of, the adopted Plainfield Charter Township Master Plan. The proposed PUD shall be designed, constructed, operated, and maintained in a manner harmonious with the character of adjacent property, the surrounding uses of land, the natural environment, and the capacity of public services and facilities affected by the development. 4. The PUD shall not be hazardous to adjacent property or involve uses, activities, materials, or equipment that will be detrimental to the health, safety, or welfare of Page 11 of 14 Page 36 of 53

37 persons or property through the excessive production of traffic, noise, smoke, fumes, or glare. 5. The PUD shall not place demands on public services and facilities more than current or anticipated future capacity PUD Final Site Plan Review by the Planning Commission 1. Within 12 months of PUD Concept Plan and PUD rezoning approval, a minimum of four (4) copies and a PDF the PUD Final Site Plan for the entire PUD (or at least one phase of the PUD) shall be submitted by the applicant in accordance with Chapter 32 of this Ordinance to the Community Development Department. 2. All PUD Final Site Plans subsequently submitted shall conform to the approved PUD Concept Plan subject to minor revisions and all conditions attached to its approval, the PUD adoption ordinance, and the requirements of this Chapter. For land uses within the PUD that require special conditions, such uses shall comply with all such required conditions unless deviations were approved pursuant to Section 25.04(2) of this Chapter. 4. For land uses within the PUD that require special land use approval, or for PUDs that contain private roads, subdivisions, and/or site condominiums, such uses shall be reviewed and approved in accordance with all other applicable sections of this Ordinance and other Township Ordinances as they may apply Approved PUDs 1. Phased Projects. Where a project is proposed for construction in phases, the project shall be designed so that each phase, when completed, shall be capable of standing on its own in terms of the presence of services, facilities, and open space, and shall contain the necessary components to ensure protection of natural resources and the health, safety and welfare of the users of the PUD and residents of the community. Each phase of a PUD project requires submittal of a site plan and review under the procedures and requirements of this chapter and other applicable Township Ordinances. 2. Amendments to an Approved PUD. An amendment to an approved PUD shall be processed in the same manner as the original application, except that the Community Development Department may review and approve minor amendments to the PUD or refer minor amendments to the Planning Commission for a determination without a public hearing. Minor amendments include, but are not limited to, the following: A. Reduction of the size of any building, building envelope, or sign. B. Movement of buildings or signs by no more than ten feet. Page 12 of 14 Page 37 of 53

38 C. Changes requested by the Township for safety reasons. D. Changes which will preserve natural features of the land without changing the basic site layout. E. Changes in the boundary lines of lots or condominium units which do not change the overall density of the development, do not reduce the width of the lot by more than 10 percent or which do not change the average lot or unit width throughout the development. F. Additions or modifications of the landscape plan or landscape materials, or replacement of plantings approved in the landscaping plan G. Alterations to the internal parking layout of a parking lot, provided that the total number of spaces or means of ingress and egress do not change. H. Relocation of a trash receptacle. I. Other non-substantive changes proposed to be made to the configuration, design, layout or topography of the site plan which are deemed by the Community Development Department to be not material or significant in relation to the entire site and which the Department determines would not have any significant adverse effect on the development on adjacent or nearby lands or the public health, safety and welfare. J. Any changes or items delegated to the Community Development Department by the Planning Commission and/or Township Board as a condition of approval. Expiration. Approval of the PUD Concept Plan and rezoning by the Township Board shall confer upon the owner the right to proceed through the subsequent final planning phase for a period not to exceed two (2) years from date of approval, subject to the following: A. Each development shall be under meaningful construction within one (1) year after the date of approval of the Final PUD Site Plan, which shall proceed diligently to completion. B. Upon expiration of either the (1) PUD Concept Plan and rezoning, or (2) the PUD Final Site Plan, such approvals shall automatically become null and void and all rights of development based on the plan shall terminate. C. The Township Board may, for good cause, approve extensions of up to two (2) years at a time, if requested in writing by the applicant prior to the expiration date of the original PUD Concept Plan approval or PUD Final Site Plan approval. In requesting an extension, the applicant shall provide reasonable justification for the proposed extension to the Township Board. Page 13 of 14 Page 38 of 53

39 D. Upon expiration of a PUD Concept Plan or PUD Final Site Plan, the Planning Commission may conduct a public hearing and make a recommendation to revoke the PUD zoning and rezone the property to its original designation or other district as deemed appropriate. 4. Appeals and Variances. The Zoning Board of Appeals shall not have jurisdiction to consider variances from the requirements of this Chapter, nor shall decisions related to a Planned Unit Development be appealed to the Zoning Board of Appeals. Performance Guarantees. The Township Board may require that a performance guarantee, in accordance with Section of this Ordinance to ensure completion of the site work in accordance. Section 2. Repeal of Chapter 26. That Chapter 26 of the Plainfield Charter Township Zoning Ordinance, entitled Open Space Preservation Planned Unit Development, is hereby repealed in its entirety. Section Effective Date. This Ordinance shall become effective thirty days after its publication or thirty days after the publication of a summary of its provisions in a local newspaper of general circulation as permitted by law. Yeas: Nays: Absent: Motion carried. Ordinance No adopted. Plainfield Charter Township Clerk CERTIFICATION The undersigned, as the duly elected and acting clerk of Plainfield Charter Township, hereby certifies that the foregoing is a true and accurate copy of Ordinance No as adopted by the Township Board of Plainfield Charter Township at a regular meeting held on, pursuant to the required statutory procedures., 2017 Plainfield Charter Township Clerk Page 14 of 14 Page 39 of 53

40 September 15, 2017 To: From: Re: Peter Elem, Andy Moore Vic Matthews Draft of New Chapter 25 (PUDs). The new version of Chapter 25 is a major improvement over the existing chapter and both of..you are to be commended for your hard work. I do have some comments which you may wish to consider in preparing the next draft. 1. Avoid using "glittering generalities" which do not have a common, shared, non-technical definition. For example, Item A states "lnnovative land development in terms ofvariety, design, layout, and types ofstructures constructed." I don't know what that means and would doubt that there is a shared definition among Planning Commission members; and I know that the term would be strange to the Township Trustees. in addition, the way it is written with an "and" would require a developer to meet ALL of the requirements, not just one or two which would be possible with an "or". A similar statement also occurs in E. Item F is another example which states "Promotion ofe?icientprovision ofpublic services." What does that mean? How does a developer promote efficient provision? What is the differences between efficient provision of public services and inefficient provision? Don't you really mean just "provision of public services?" And how does a developer provide public service which, according to the Cambridge English Dictionary, is defined as "a service provided by the government, such as hospitals, schools, or the police."? There are other examples and you may wish to read through looking for statements considered ambiguous or misinterpreted by the developers. which might be 2. While we are on the subject, you may wish to considered requiring sewer and water for all PUDs! For areas in the RP district, private system may be installedas Eastbrookdid with Saddle Ridge in Algoma. As with the sidewalk ordinance, the development could be granted a "delay" if recommended by the PCand approved by the Board. Item A states "Mixed-use development with residential and non-residential uses or a variety of housing types;" Instead, would suggest "Mixed-use development with residential and non-residential uses (except in the REor RP zoning districts) or a variety of housing types." The same comment applies to Item Item J states "50% ofareas within a 100-year floodplain, except as set forthin item (H) above." Item H excludes "Areas within afioodway." Please consider changing ltem (H) to read "Areas within a floodway and within the 50-year floodglain" or simply "Areas within the 50-year floodplain" since that would include the floodplain. As you know, reaching the 50-year?oodplain in Plain?eld Township sees to 'occurmore often that every 50 years. That would mean that 50 % of the area between the 50-year floodplain and the 100 yearflood could be counted as open space. 5. Better integration with Chapter 28 (PLANNINGAND DEVELOPMENT) of the Zoning Ordinance. For example, Section Sec C (Variances) describes the procedures that the Planning Commission has Page 40 of 53

41 to follow to approve including a Site Condominium within a PUD(a procedurenot followed with Autumn Trails or. A second example is Section which describes the length limitto cul-de-sac streets (KCRC places a length limit as well) and a third example if Section which requires stub streets. I am well aware that the latter two items apply to subdivisions, but often residential PUDs can be larger that many subdivisions. Perhaps a reference someplace in Chapter 25 that the PUD must conform to the requirements of Chapter 28 of the Zoning Ordinance would be sufficient. 6. Buffers, lot area and width requirements. Item states that ''In approving a PUD, the Township may permit deviations fromthe lot area and width requirements, required buffers, open space areas, building setback requirements, height limitations, and other requirements ofthis Ordinance..." The problem is that deviations are being permitted from something which is undefined! There are several references to buffers (25.0S.B and C) along roads but not along adjacent properties. There is no statement as to the REQUIREDlot areas and widths, buffers, building setbacks, etc. or, if there is, l have missed it completely. And to permit deviations from open space area requirements seems to contradict the various open space requirements in the Chapter. 7. Finally, I am very pleased that the Planning Commission and the Township Board has decided that the "parallel plan" is the determinant of the maximum number of dwelling units (with a possibility of a bonus). This brings the Ordinance into conformity with "industry standards", page 123 of the Master Plan and may resolve many future problems (including angry residents at public hearings). Page 41 of 53

42 4. Development Application for Consideration by the Planning Commission Project Name: 4759 East Beltline Rezone from O, Office to R-1, Residential Applicant: Melinda & Dennis Budzynski Project Address: 4759 East Beltline Perm. Parcel #: Size of Site: 1.58 Acres Zoning District: R-1 Residential Action requested of the PC: To forward a favorable recommendation to the township board to approve the Ordinance to Amend the Zoning Ordinance and Map for the proposed rezoning. Description of Project/Request: The applicant is requesting to rezone the above referenced property from O, Office to R-1, Residential. Page 42 of 53

43 4. From: To: Subject: Date: Mindy Budzynski Tricia Anderson 4759 East Beltline Friday, July 07, :41:01 AM Hi Tricia, I m Dennis s wife and he asked me to communicate with you. I will include the following in a separate document with the actual packet, but thought I would give you a brief synopsis of the situation. Dennis and I purchased the property located at 4759 East Beltline NE in March of At that time, we hoped to hold it for a few years then build a small bilevel office building on the land. Since the property had a nice residential home on it, we utilized the property as a residential rental waiting for the right time to begin commercial construction. The financial and real estate market crash in forced us to reevaluate our situation and we determined that we would use the property as a residential rental for the unforeseeable future. During that time there was a great deal of empty commercial space in the area, including across the street, and we decided that we would, at least, be able to cover our costs if we rented the home whereas, we had no confidence that we would be able to sell or rent commercial space. We have since moved to Florida, but still have family in the area, so we have watched as the economy has come back and growth has continued along the East Beltline corridor. Unfortunately, the property between 5 Mile and Plainfield still seems to struggle. We have noticed that many of the restaurants fail and there is a great deal of empty commercial space in this area. We have no trouble finding tenants, but it is difficult to be a longdistance landlord, especially when we have tenant changes. Due to the booming residential real estate market, we have had several requests from people who would like to purchase the home as a residence. Unfortunately, they cannot obtain a residential mortgage on the property. We, therefore, would like to apply for a rezoning of the property back to residential real estate. The home is in very nice condition and sits on a nice lot, which, although it is on the East Beltline, is sheltered from the road by trees. The home has many upgrades and has been renovated and we believe that it would sell easily. Please send me the necessary paperwork that needs to be filled out and I will get right on it. Thanks for your assistance. Mindy Budzynski, Esq. Summerfield Law Office, P.A Boyette Rd. Riverview, FL (813) phone (813) fax Page 43 of 53

44 4. Page 44 of 53

45 4. PLAINFIELD CHARTER TOWNSHIP KENT COUNTY MICHIGAN ORDINANCE # ORDINANCE TO AMEND THE ZONING ORDINANCE OF PLAINFIELD CHARTER TOWNSHIP EAST BELTLINE AVENUE PLAINFIELD CHARTER TOWNSHIP ORDAINS: Section 1. The Plainfield Charter Township Zoning Ordinance and Zoning Map are hereby amended to rezone the following described property from O, Office, being Chapter 18 of the Plainfield Charter Township Zoning Ordinance, to R-1, Residential, being Chapter 8 of the Plainfield Charter Township Zoning Ordinance. Permanent Parcel Number: ; Address: 4759 East Beltline Avenue NE Legal Description: PART OF E 1/2 NW 1/4 & PART OF E 1/2 SW 1/4 COM FT S 0D 04M 04S W ALONG N&S 1/4 LINE & FT N 89D 45M 38S W ALONG S LINE OF N 165 FT OF SW 1/4 FROM CEN OF SEC TH N 0D 03M 09S E FT TO N LINE OF S 46 FT OF NW 1/4 TH N 89D 45M 38S W ALONG SD N LINE TO ELY LINE OF RELOCATED EAST BELT LINE AVE HWY M TH SWLY ALONG SD ELY RELOCATED HWY LINE TO S LINE OF N 165 FT OF SW 1/4 TH S 89D 45M 38S E ALONG SD S LINE TO BEG * SEC 26 T8N R11W 1.58 A. Section 2. Effective Date. This Ordinance shall become effective thirty days after its publication or thirty days after the publication of a summary of its provisions in a local newspaper of general circulation. Yeas: Nays: Absent: Motion carried. Ordinance # declared adopted. Plainfield Charter Township Clerk CERTIFICATION The undersigned, as the duly elected and acting clerk of Plainfield Charter Township, hereby certifies that the foregoing is a true and accurate copy of Ordinance # as adopted by the Township Board of Plainfield Charter Township at a regular meeting held on, pursuant to the required statutory procedures. Plainfield Charter Township Clerk Date Planning/rezoningamendments/4759 East Beltline Page 45 of 53

46 5. Development Application for Consideration by the Planning Commission Project Name: Williams Orthodontics Office Expansion Applicant: Doug Stalsonburg, Exxel Engineering Project Address: 6840 Northway Drive NE Perm. Parcel #: Size of Site: 1.8 Acres Zoning District: PUD Action requested of the PC: Site plan approval. Description of Project/Request: The applicant is requesting site plan approval for a 1,566 square foot expansion to the existing office for Williams Orthodontics. Page 46 of 53

47 THOMAS P. WILLIAMS, DDS, MCLD SPECIALIST IN ORTHODONTICS AND DENTOFACIAL ORTHOPEDICS 5. Wednesday, July 12, 2017 Dear Plainfield township, My name is Tom Williams and I am the owner ofwilliams Orthodontics which is located at 6840 Northway Drive in Plainfield Township. 1have been in business at this location for twelve years, servicing the orthodontic needs of the people of Plainfield township and the surrounding areas. The core value of my office is to not only provide the best orthodontic treatment for each and every customer, but to serve them with care, compassion, and selflessness. It became evident two years ago that my office was in need of expansion. Our waiting room and treatment areas do not comfortably accommodate my staff and clients. We started our plan by considering expansion ofour existing space. We are also currently considering moving to another location in Cannon Township. However, I feel our best option would be to enhance our existing area. Due to the limitations ofthe PUD plan, it is not possible to make the changes that we require. It is important to me that we are a good neighbor. lfeel any building size increases could be done with no negative impact on the surrounding residential properties. I also would imagine placing some new landscaping that would further enhance our site to be pleasing to our customers and the adjacent properties. Thank you, /"yr, Tom Williams VVILLIAMS ORTHODONTICS '~w'=".= 6840 Normiwm DRIVE-:.RocKFoRD.M 4934i M Q '5' i'c', I'.L,,.,i $ l3e.?. c"2 E.; Page 47 of 53 (5 g 5) NFo@Vv LL AM5DRTHQ_NET H Orthodontists.= or ORTHODONTICS

48 5. Page 48 of 53

49 P:\Projects\2017\171389\Drawings\dwg\ dwg, SDP, 8/21/2017 8:52:32 AM, mknittle Page 49 of 53 BLACKTOP NOTES : -- ASPHALT BINDER PG58-28 FOR STANDARD DUTY PAVEMENT -- RAP LIMITED TO MDOT TIER 1 (0-17% BY WEIGHT) FOR WEARING COURSE AND MDOT TIER 2 (18-27% BY WEIGHT) FOR LEVELING COURSE -- 13A MIX TO HAVE 60% MINIMUM CRUSHED MATERIAL WITH 3% AIR VOIDS -- ASPHALT TO BE COMPACTED TO 94-97% OF THEORETICAL MAXIMUM DENSITY AS DETERMINED BY THE RICE METHOD -- A BOND COAT OF SS-1h EMULSION IS REQUIRED BETWEEN ASPHALT LAYERS AT A RATE OF 0.1 GALLONS/SYD STANDARD DUTY PAVING SECTION INTEGRAL WALK/CURB DETAIL LOCATION MAP SITE PLAN WILLIAMS ORTHODONTICS NORTHWAY DRIVE 5252 Clyde Park, S.W. Grand Rapids, MI Phone: (616)

50 5. Page 50 of 53

51 5. PLAINFIELD CHARTER TOWNSHIP PUBLIC SERVICES WATER SEWER STORMWATER ENGINEERING 5195 PLAINFIELD AVENUE N.E. GRAND RAPIDS, MI PHONE FAX: MEMORANDUM DATE: August 28, 2017 TO: FROM: Mr. Peter Elam, Planner Rick Solle, Director of Public Services SUBJECT: Williams Orthodontics Addition The proposed site plan dated August 21, 2017 for the above referenced project has been reviewed. Based on our review we offer the following comments: WATER & SANITARY No new connections are proposed for this addition. The existing water service and sewer lateral appear to be under the addition. If either or both are relocated, they will have to be inspected by the Township. STORMWATER The stormwater for this development is collected in an existing pond on the corner of Belding Road and Old Northland Dr. The small addition will not have a significant impact on the overall stormwater management or the existing storm sewer. There are no known issues with the existing system at this time. The proposed addition is acceptable. Rolling Plains and Beautiful Fields Page 51 of 53