November 14, Mr. Peter Elam Senior Planner Plainfield Township 6161 Belmont Avenue NE Belmont, MI 49306

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1 November, Mr. Peter lam Senior Planner Plainfield Township Belmont venue Belmont, MI : iverlands Planned Unit evelopment Plainfield Township, Kent County, Michigan ear Mr. lam: Included with this cover letter, please find a revised narrative for the proposed iverlands Planned Unit evelopment, a parallel plan for the underlying ural Preserve zoning district, and a density exhibit for adjacent development. These items are being submitted for Planning Commissioner review at the November, regular meeting. Per the motion made at the July, Planning Commission meeting to table the rezone request from P, ural Preserve, to PU, Planned Unit evelopment, a comparison plan has been submitted for staff and Commissioner review. In regard to the included parallel plan; by utilizing the underlying P zone requirements, a total of lots can be created. These lots are primarily situated on rand iver rive, therefore, the plan includes curb cuts onto rand iver rive. Proposed lots, and - would require compensatory wetland mitigation which has been shown at the rear of lots -, and to create suitable building envelopes. This process would require an MQ permit as a regulated activity, however, we would anticipate little difficulty so long as the wetland mitigation met or exceeded required amounts. It is important to point out that the wetland mitigation would be completed primarily to create building envelopes for the construction of single family homes. However, significant wetland areas would still exist within the newly created ural Preserve detached single family lots and would not be placed in a private conservation easement. These wetland areas would be at risk of being damaged or destroyed by future homeowners. Consequently, these actions may have significant negative impacts on the overall rand iver corridor. Through this exercise, it can be realized that this unique piece of property is best suited for a cluster style Planned Unit evelopment for several reasons. First, over % of the property will be maintained in a permanent, private conservation easement. This area will be left in its natural, emergent wetland state and will therefore provide critical benefits to the area. Second, without the preservation of wetlands through a Planned Unit evelopment, not only does water quality decrease, but areas are more prone to flooding and habitat for specialized plants and animals can be reduced. Third, without the PU, the wetland area is at risk of being destroyed by uninformed property owners. Finally, the proposed PU limits curb cuts for improved traffic safety, and guarantees the construction of an elite residential product. randville ve. SW, Suite rand apids, MI P... F... nn rbor Chicago Columbus rand apids Holland Indianapolis St. ouis w w w. n e d e r v e l d. c o m

2 Should you have any questions or need additional information, please do not hesitate to contact me at () -. Sincerely, Michael Baker, P Senior Project ngineer

3 POJCT NTIV IVNS Introduction The proposed iverlands Planned Unit evelopment (PU) will consist of single family detached homesites and attached single family dwellings for a total of total units. The project will also include. total acres of open spaces on a development area of. acres for a total of. percent open space.. Overall objectives of the PU The proposed iverlands PU has been designed to fulfill the goals of the Plainfield Township Zoning Ordinance and Master Plan through a low density development pattern and conservation of the natural wetland buffer along the rand iver. The proposed development will result in a recognizable and substantial benefit to the ultimate users of the project and to the community through the in demand housing and recreational opportunities, which include significant pedestrian infrastructure and large amounts of usable open space for viewing and recreation. In addition, the development includes two () distinct housing styles which provide greater diversity in housing opportunities for Plainfield Township.. Number of acres allocated to each proposed use Total acres: cres allocated to detached single family residential: cres allocated to attached single family residential: cres allocated to right-of-way: cres allocated to pond: cres allocated to wetland area: (ross) cres allocated to open space: (Net) cres allocated to open space: *Calculated with % wetland and pond area. acres. acres. acres. acres. acres acres. acres. acres*. ross and net densities Per Section. eneral Provisions of a Planned Unit evelopment, maximum residential density is to be calculated on the basis of the gross area of the proposed PU district devoted to residential use, therefore: Total acres devoted to residential use: Total units: ross (and net) density:. acres units. units per acre Utilizing a similar definition of density, calculated density for adjacent developments has been included as an exhibit within the submittal package. ast of the proposed iverlands PU, Waterford Condominiums contains a density of approximately. units per acre, Waterford Woods contains a density of approximately. units per acre and Thousand Oaks and ables on the reen contains a density of approximately. units per acre. However, moving towards the southwest, the development densities decrease significantly. arger lot single family parcels along the rand iver decrease to a density of about. units per acre. Therefore, at.

4 units per acre, and with the proposed development of the site clustered at the northeast end of the site (adjacent to existing development), the proposed density of the iverlands Planned Unit evelopment is consistent and compatible with existing development to the east while maintaining significant amounts of open space towards the southeast, providing a buffer between the very low density development.. Proposed method of providing sewer and water service as well as other public and private utilities Both inch sanitary sewer and inch watermain are directly available to the property on the north side of rand iver rive. In addition, private utilities are available to the property. ll utility extensions will be approved and permitted by the appropriate governing agencies and will be constructed underground.. Proposed method of providing storm drainage The proposed pond will serve to manage stormwater runoff from the site. The detention of stormwater within the pond will restrict runoff to its pre-development rate (or less) in accordance with the requirements of the Kent County rain Commissioner s standards. Surface runoff from developed areas will be directed to the pond via overland flow, catch basin inlets and storm sewers whenever possible. Catch basins in the road will be equipped with sediment sumps to prevent contaminants from being discharged into the proposed pond. In addition, the proposed pond banks will also serve as an infiltration surface area, allowing stormwater runoff to recharge the groundwater table.. escribe ingress and egress to the property and proposed structures for both motor vehicles and pedestrians, with particular reference to safety and convenience, traffic flow and control, and access in case of fire, catastrophe, or emergency. The proposed PU site has been designed with a safe and efficient vehicular circulation system and includes two () points of ingress and egress onto rand iver rive for the main portion of the development in order to enhance emergency access. In addition, the second pocket of single family homes also has two () points of ingress and egress for efficient circulation and emergency access. The westerly access drive serving the second pocket of six () single family homes has been moved east away from the future drive to be constructed with the Crystal andings development. These points of entry will be reviewed by the Kent County oad Commission. In addition, a significant pedestrian network has been provided throughout the development, including safe and convenient crossings to provide users with access to not only both parts of the proposed residential development, but also to a large trail system throughout the rear of the overall property.. escribe off-street parking areas and their effect on adjoining properties. ach proposed single family residence, detached or attached, has been designed with a two () car garage (and corresponding driveway) to meet the primary parking needs of the future owners. The proposed development has also been designed with a total of additional offstreet parking to meet the needs of any potential guests. of these spaces are located near the main development area in two () sections of nine () spaces each, and five () additional parking spaces have been provided for the second pocket of single family homes. These offstreet parking areas have been designed to be located within the internal areas of the proposed

5 development and most of the spaces directly face the proposed berm along rand iver rive in order to avoid any effect on adjoining properties.. escribe refuse and service areas with particular reference to vehicle and pedestrian access and effects on adjoining properties. ach single family residence, detached and attached, will be provided with an individual trash receptacle that will be stored inside the individual unit s attached garage and brought to the street (outside of the garage) only for pick-up. This method of refuse service eliminates any potential negative effects on residents of the proposed project and adjoining properties.. escribe buffering with reference to type, dimensions, and character. The proposed iverlands PU includes a large setback (a minimum of feet at all points) from rand iver rive which will preserve views from the road. This setback will be maintained as greenspace with a berm and evergreens as a buffer. dditional landscaping is also planned near the proposed entrances to the development. long the west side property line, not only is a foot setback maintained between the proposed units and the existing Waterford Condominiums property line, but the closest building was moved to be feet from the property line. total of trees are proposed to be planted in approximately feet of space along the property line, equivalent to one () tree per each four and a half feet. The amount of berm created and trees planted is significant. The view of this development will be almost buffered from rand iver rive and the Waterford Condominium development. long the rear (north) and east (southeast) side property line, a large open space area has been preserved along the rand iver. This area totals. acres and is over feet wide by over, feet long and will be maintained in a permanent, private conservation easement. This area will be left in its natural, emergent wetland state and will therefore provide critical benefits to the area while fulfilling vital goals of the Township s Master Plan including bringing key riverbank and floodplain areas into conservation status and preserving wetlands through consolidated/cluster development that is an overall low intensity use of the land. Without the preservation of wetlands through a Planned Unit evelopment like iverlands, water quality decreases, areas are prone to flooding and habitat for specialized plants and animals is reduced.. escribe signs and proposed exterior lighting with reference to traffic safety and compatibility and harmony with adjoining properties. Proposed signage and exterior lighting within the iverlands PU will conform to all applicable requirements of the Plainfield Township Zoning Ordinance. reater details for both will be provided at the time of site plan review.. escribe required yard and other open space. The proposed iverlands PU preserves a large open space area along the rand iver. Set aside in a permanent, private conservation easement, this area totals. acres and is over feet wide by over, feet long and maintains a picturesque view of the rand iver. This area will be left in its natural state and will contain walking paths for future residents to enjoy.

6 . escribe general compatibility with adjacent properties and other property in the proposed PU. The proposed iverlands PU is consistent and compatible with development style and densities of adjacent properties. The development is single family in nature, consistent with development in the area. While the iverlands PU does propose to contain attached single family residences (one duplex building, one six unit internal courtyard style building and one five unit rowhouse style building), these units retain individual garages and entrances to be consistent with condominium style development. The most immediate neighbor, the Waterford Planned Unit evelopment to the west, contains approximately acres and units for an overall density of. units per acre. With a proposed density of. units per acre in the iverlands PU, the compatibility between the two developments is not only confirmed through style, but also through density. Plan revisions have been implemented to address the items of concern to the Waterford community (namely the multi-unit building, refuse storage, and buffering along the property line). Issues including decreasing the proposed three () unit building to a two () unit building, eliminating the outdoor storage of individual trash containers, and moving Unit and the proposed cul-de-sac further away from the side property line to provide a greater buffer and trees. The multi-unit building is situated so that from the Waterford property, it appears as only a two () unit building, harmonious with those duplex buidlings, and is significantly buffered by the addition of the trees mentioned above.. escribe how the proposed PU meets the general purposes and spirit of the Ordinance and Comprehensive Plan. The proposed use of this site is consistent with the goals and objectives of the Plainfield Township Zoning Ordinance, the Master Plan and with existing development patterns. The iverlands Planned Unit evelopment site plans have been prepared to meet the standards outlined in Chapter of the Plainfield Township Zoning Ordinance. The prepared plan set shows the proposed density of the site is calculated to be. units per acre which is consistent and compatible with existing adjacent development. Waterford Condominiums contains a density of approximately. units per acre, Waterford Woods contains a density of approximately. units per acre and Thousand Oaks and ables on the reen contains a density of approximately. units per acre. In addition, the proposed development is clustered. This fulfills vital goals of the Township s Master Plan including bringing key riverbank and floodplain areas into conservation status and preserving wetlands through a consolidated development area, while still providing an overall low intensity use of the land. Without the preservation of wetlands through a Planned Unit evelopment like iverlands, water quality decreases, areas are more prone to flooding and habitats for specialized plants and animals is reduced. However, the Master Plan makes clear that pockets of higher density are likely within the ural Preserve district, depending on local conditions. primary consideration when reviewing development proposals should be the degree to which such proposals advance and support the objectives of the Master Plan. With over acres of permanently protected wetlands, it cannot be denied that the proposed iverlands development significantly furthers these objectives confirming that measures to protect and enhance wildlife habitat, natural features, ecological corridors and rural character are more important than simple residential densities as stated in the Master Plan (Chapter Future and Use Plan, p. ).

7 final important note is the growing percentage of Baby Boomers within Plainfield Township and a call to address an increase of demands for opportunities, especially housing opportunities, for this population within the Master Plan. The census revealed % of the Plainfield Township population was over, indicating empty nesters and retirees likely are seeking condominium style living with passive recreational opportunities. Therefore, the proposed iverlands Planned Unit evelopment provides a housing style in significant demand within the Township and will help prevent current Plainfield residents from move elsewhere.. escribe the proposed phasing. The proposed iverlands PU infrastructure will be completed in full upon approval of the planned unit development. The housing will be constructed based on market demand with an anticipated final completion within five () years.. Parallel Plan s previously mentioned, the project site is located within the ural Preserve zoning district, and per Planning Commissioner comments a parallel plan was prepared to aid in determining appropriate density for the site. Utilizing the underlying P zone requirements, a total of lots can be created. Subsequently, due to the economics associated with a reduced number of units, the creation of infrastructure, specifically roads with public utility extensions, become unfeasible. Therefore, the plan includes a minimum of curb cuts onto rand iver rive. Proposed lots, and - would require compensatory wetland mitigation which has been shown at the rear of lots -, and to create suitable building envelopes. This process would require an MQ permit as a regulated activity, however, we would anticipate little difficulty so long as the wetland mitigation met or exceeded required amounts. It is important to point out that the wetland mitigation would be completed primarily to create building envelopes for the construction of single family homes. However, significant wetland areas would still exist within the newly created ural Preserve lots and would not be placed in a private conservation easement. These wetland areas would be at risk of being damaged or destroyed by future homeowners. Consequently, these actions may have significant negative impacts on the overall rand iver corridor. Through this exercise, it can be realized that this unique piece of property is best suited for a cluster style Planned Unit evelopment for several reasons. First, over % of the property will be maintained in a permanent, private conservation easement. This area will be left in its natural, emergent wetland state and will therefore provide critical benefits to the area. Second, without the preservation of wetlands through a Planned Unit evelopment, not only does water quality decrease, areas are more prone to flooding and habitat for specialized plants and animals can be reduced. Third, without the PU, the wetland area is at risk of being destroyed by uninformed property owners. Finally, the proposed PU limits curb cuts for improved traffic safety, and guarantees the construction of an elite residential product.. MQ Permit Process n MQ permit will be acquired for the following activities which are regulated under the Natural esources and nvironmental Protection ct of as amended: Impacts to existing wetlands as allowed by Part governing Wetlands Protection will be included in the permit. Compensatory wetland mitigation will be provided as well as financial

8 assurance to guarantee the establishment of the required mitigation. We anticipate that activities will fall under the minor permit category being less than one () acre of wetland impact. Creation of a new water body (pond) as allowed by Part governing Inland akes and Streams will be included in the permit. We anticipate that activities will fall under the minor permit category for a water body with surface area of less than five () acres and with no direct connection to an existing inland lake or stream. Impacts to established floodplain as allowed by Part governing Flood Hazard Management will be included in the permit due to impact of the existing year floodplain of the rand iver. xcavation to create compensatory floodplain storage volume equal to the volume of fill will be required. ll proposed activity will occur in the floodway fringe which is the area of very slow moving water (outside of the floodway). This is to assure that the flow carrying capacity of the watercourse is not harmfully obstructed. The standard for residential construction within the year floodplain is that all structures be elevated one () foot above the year floodplain. fter engineering design of the site is completed we anticipate a three () to four () month period for permit review by the MQ which includes an opportunity for public comment and possible public hearing.

9 xperience... the ifference SC: " = randville ve., Suite rand apids, MI Phone:.. NOTS ) ZONIN OF POPTY: P - U PSV P ZONIN QUIMNTS ) MINIMUM OT =, SQ.FT. B) MINIMUM OT WITH = FT. C) MXIMUM BUIIN HIHT = FT ) MXIMUM OT COV = % STBCKS ) FONT Y = FT. B) SI Y = FT. C) Y = FT. PP FO: Mosiac Properties ttn: Brad ottschafer Suite B - Celadon rive rand apids, MI Phone:.. MITITION VISIONS: Title: Submitted for eview V. ate:.. rawn: WS Checked: MJB S. ate:.. Title: evised Per pplicant V. ate:.. rawn: WS Checked: MJB S. ate:.. Title: evised Per Plainfield Twp. V. ate:.. rawn: WS Checked: MJB S. ate:.. Title: evised Per pplicant V. ate:.. rawn: WS Checked: MJB S. ate:.. PPOXIMT FOOWY (PNIN FM STUY) PPOXIMT FOOWY - P FM OM MP MITITION PPOXIMT FOOWY (PNIN FM STUY) OUTBUIIN (TYP.) IMPCT IMPCT OUTBUIIN (TYP.) PPOXIMT FOOWY - P FM OM MP OUTBUIIN (TYP.) FIFY IV FOOPIN - P FM OM MP FOOPIN BUIIN STBCK - P FM OM MP I (TYP.) IVNS - PU Parallel Plan N IV IV PT OF SCTION, TN, W, PINFI TOWNSHIP, KNT COUNTY, MICHIN STMP: STT OF MICHIN ICNS NI No. NI POFSSION and Planning andscape rchitecture Civil ngineering and Surveying nvironmental Consulting High efinition Scanning Forensic ngineering Fire Investigation POJCT NO: SHT NO: C- -CONCPT.dwg WS // :

10 JCNT NSITY XHIBIT IVNS project number: north

11 xperience... the ifference N PIS randville ve., Suite rand apids, MI Phone:.. SC: " = NN BO CHICO COUMBUS HON ININPOIS ST. OUIS NOTS ) ZONIN OF POPTY: P - U PSV P ZONIN QUIMNTS ) MINIMUM OT =, SQ.FT. B) MINIMUM OT WITH = FT. C) MXIMUM BUIIN HIHT = FT ) MXIMUM OT COV = % STBCKS ) FONT Y = FT. B) SI Y = FT. C) Y = FT. PP FO: Mosiac Properties ttn: Brad ottschafer N IV N IV.. Suite B - Celadon rive rand apids, MI Phone:... VISIONS: MITITION XISTIN WTNS XIST..O.W... W VI U T P I SU N I SU N I SU and Planning andscape rchitecture I SU I SU I SU Civil ngineering and Surveying.. N IV IV Y F FI N I SU N Y F FI Y F FI STMP: Y F FI I SU nvironmental Consulting IV N N I SU CY Y F FI Y F FI I SU IV N I SU MC I HJMS BK NI No. P OF SSIO N POJCT NO: T C V I OK I SU N I SU F MICH O I T N I SU N I SU N Y F FI Y F FI N Y F FI N I SU S N I U T N U F T S N I SU Y F FI I SU. Y F FI N Y F FI I SU IV N N I N SU I SU W VI U T P I SU. Y F FI I SU I SU I M SHT NO: C- High efinition Scanning Forensic ngineering Fire Investigation // : N I SU. I C NS CT I SU Y F FI Y F FI I SU. WS I SU. N T C I SU..O.W IV IV N Y F FI XIST Nederveld, Inc. -CONCPT.dwg I SU IV N CT I SU. N Y F FI I SU IV FOOPIN - P FM OM MP I I SU. N Y F FI Y F FI IV XISTIN WTNS N N I SU N Y F FI N Y F FI N Y F FI N I SU P Y F FI N Y F FI IV IV N IV N XISTIN " SNITY SW WITH WI SMNT (TYP.) IV N BUIIN STBCK I (TYP.) XISTIN TNTION BSIN Y F FI N I SU I N FOOPIN - P FM OM MP V Y F FI I SU.W. OM M ST XIST..O FM. N I SU WY - P OUTBUIIN (TYP.).. PPOXIM T FOO IV IV N FIFY IV N IV IV PT OF SCTION, TN, W, PINFI TOWNSHIP, KNT COUNTY, MICHIN.. OUTBUIIN (TYP.).. XIST..O.W. IV N IV. IMPCT N IV IV Parallel Plan.... IVNS - PU.... N. PO IST X BUXIS T. IN IMPCT. IN FM STUY). OUTBUIIN (TYP.) PPOXIMT FOOWY (PN. IV N.. P. O M M XISTIN WTNS MITITION XI BU ST. IN. FM. - P... XI BU ST. IN OO W Y. V. ate:.. S. ate:.. T. IS IN X BU XISTIN WTNS. IV Title: evised Per pplicant rawn: WS Checked: MJB. PP OXIM. T. IS IN X BU V. ate:.. S. ate:... T F Title: evised Per Plainfield Twp. rawn: WS Checked: MJB.. V. ate:.. S. ate:... Title: evised Per pplicant rawn: WS Checked: MJB IN FM STUY) I V N IV V. ate:.. S. ate:... PPOXIMT FOOWY (PN T. IS N X I BU Title: Submitted for eview rawn: WS Checked: MJB