LOWING WOODS TOWNHOME CONDOMINIUMS NO. 1 PUD Final Development Submitted by West Michigan Development Nederveld, Inc. August 25, 2017
August 25, 2017 Ms. Mannette Minier Zoning Administrator Georgetown Township 1515 Baldwin Street P.O. Box 769 Jenison, MI 49429-0769 RE: PUD Final Development Georgetown Township, Ottawa County, Michigan Dear Ms. Minier: Included with this cover letter, please find ten (10) sets of the PUD Final Development Plan for Lowing Woods Townhome Condominiums No. 1. Included with each submittal is the following: 1. PUD Final Development Application 2. Sidewalk Compliance Letter 3. Streetlight Petition 4. Parcel Descriptions 5. Project Narrative 6. Site Plan, 24x36 The above mentioned items are being submitted for PUD Final Development review and approval. It is our desire to be placed on the October 4, 2017 Planning Commission agenda. Should you have any questions or need any additional information, please do not hesitate to contact me at (616) 575-5190 or via email at rpulaski@nederveld.com. Sincerely, Rick Pulaski, P.E. Director of Planning 217 Grandville Ave. SW, Suite 302 Grand Rapids, MI 49503 P. 616.575.5190 F. 616.575.6644 Ann Arbor Chicago Columbus Grand Rapids Holland Indianapolis St. Louis w w w. n e d e r v e l d. c o m
West Michigan Development, Ottawa Land Investments LLC (616)455-0200 Michael R McGraw Owner 1188 East Paris Avenue SE, Suite 100 Grand Rapids, MI 49546 Ottawa Land Investments LLC (616)455-0200 Michael R McGraw Owner Unaddressed Taylor Street Jenison, MI 49428 70-14-05-400-032 PUD Attached 4.73 acres 52 Single-Family Units -- PUD Final Development Approval See narrative
West Michigan Development, Ottawa Land Investments LLC 1188 East Paris Avenue SE, Suite 100 Grand Rapids, Michigan 49546 (616)455-0200
See attached legal description West Michigan Development, Ottawa Land Investments LLC 1188 East Paris Avenue SE, Suite 100 Grand Rapids, Michigan 49546 (616)455-0200
LEGAL DESCRIPTION UNADDRESSED TAYLOR STREET, JENISON, MICHIGAN 49428 70-14-05-400-032 PART OF SE 1/4 COM N 89D 53M 47S W 837.55 FT & N 0D 38M 03S W 435.64 FT FROM SE SEC COR, TH N 89D 53M 47S W 500 FT, N 0D 38M 03S W 414.92 FT, N 74D 17M 15S E 248.11 FT, SE'LY 110.92 FT ALG A 533 FT RAD CURVE TO LEFT (CHD BEARS S 42D 11M 11S E 110.72 FT), SE'LY 217.13 FT ALG A 565.23 FT RAD CURVE TO LEFT (CHD BEARS S 62D 12M 20S E 215.8 FT), TH S 0D 05M 43S E 300.32 FT TO BEG. SEC 5 T6N R13W
NARRATIVE Overview: The Final Development Plan for Lowing Woods Townhome Condominiums as submitted in August 2017 is shown with minor revisions from the original Overall Preliminary PUD Plan. The changes to the layout are minor in nature and remain consistent with the overall development. Below is a summary of the changes to Lowing Woods Townhome Condominiums: The original Overall Preliminary PUD Plan showed 56 townhome units in 8 buildings. The August 2017 Final Development Plan shows 52 condos units in 10 buildings. The original Overall Preliminary PUD Plan depicted long, 8-unit buildings. Eastbrook has found that these long buildings are not as attractive in the long term as smaller buildings with better spacing, so these new buildings now contain no more than six units per building. This is also a result of shifting market conditions, where buyers today wish to see a bit of extra space both green space and additional living area. This helps break up the streetscape and provides opportunities for more landscaping and green space between buildings (as opposed to seeing long 8-unit buildings). A few units were lost to accomplish this, but the overall feel of the plan is greatly improved. The original Overall Preliminary PUD Plan depicted two connection points onto the public roadway. With over 50 units proposed in this phase, it was determined that meeting the same general principle of two access points was important -- both for convenience in daily life (refuse disposal, moving trucks, delivery trucks, etc) and for emergency services. Decks and/or three-season rooms have been added to the townhomes, again an acknowledgment of market conditions where buyers desire the extra space. The ratio of double-stall to single-stall garages in the original plans was 16 double-stall garages to 40 single-stall garages. This new proposal is 20 double-stall garages to 32 single-stall garages. While the above minor changes are nice step forward and greatly improve the overall plan, it remains generally consistent with both the original Overall Preliminary PUD Plan and subsequent updates. The August 2017 plan still depict townhome condominiums with several units per building, which was the original plan s intent. There were 50+ townhomes originally, and there are 50+ townhomes proposed today. Roads were initially proposed as private roads maintained by the owners association, and remain proposed as private roads maintained by the association. General building architecture/elevations will be consistent with the original submittal.