Ada Township Planning Commission

Narrative Statement

The Fase St Project is a development consisting of 16 single family home sites at the end of Fase St in the Village of Ada. The site is located in the vicinity of several residential neighborhoods but has been home to the Kent County Road Commission structure since the 1930’s, primarily used as vehicle storage, maintenance, road salt storage, and various other activities. It is the intent of the applicant to create a niche neighborhood of moderate sized houses, on lots sized consistently with the required widths of the remainder of Fase St., which is compatible with the aesthetic of Fase St and with the goals of the Ada Master Plan.

Due to the very limited supply of housing, this project responds to a need of Greater Grand Rapids and Kent County to create attractive residential communities. According to the Bowen Research report in summer 2020, the single family for sale home availability rate in Kent County is <1%. A typical, healthy, availability rate is roughly 3%. The Fase St Development is also is consistent with the Ada Township Master Plan, specifically creating walkable neighborhoods and taking advantage of compact development design. This site is serviced by public water and sewer infrastructure, further justifying “a new residential zoning classification which allows single-family residential lots smaller and narrower than current standards allow” as noted in IV. Residential Land Use Supporting Policies (2) within the Ada Master Plan. An approval of the PUD will allow for a residential development which is of “size, scale, form, and placement that conforms with the planning and designing principles expressed in the Ada Village Design Charrette Final Report” as noted in the V. Ada Village Area Supporting Policies (4) within the Ada Master Plan. Building a neighborhood under the current zoning would require larger, more “estate sized” lots of 90’ in width, which would not be compatible with the rest of Fase St or the intent of the Ada Master Plan.

The project is intended to be a site condominium with one single phase of construction. Homes are to be a variety of single-story ranch, or ‘cape cod’ style 2 story with optional finished basements. Home width is proposed to be 40’ and length roughly 75’. Exterior materials to be regulated by developer’s architectural review, with only quality materials acceptable. 2 (or potentially 3 on select lots) stall garages are to be front-load, but a covered front porch will be required to be set forward so as to minimize impact of garage façade. Side yard setbacks to be 7’ and front porches will be set back 15’ from the road. The homes will be similar in aesthetics and scale to the RiverPoint of Ada project, which has very similar dimensions’ architectural details will vary slightly from RiverPoint, however.

The neighborhood will be serviced by a public road, the dimensions of which have been reviewed and deemed acceptable by the Kent County Road Commission. There are 2 areas of greenspace. One located on the ‘island’ created by the road and the other separating lots 8 & 9 shown on the site plan. It is the intent of the latter greenspace to create a visual buffer for the neighboring property owner at Ada Moorings as discussed in the pre-application conference. There are no known wetland or DEQ issues on the site, however a Due Care Plan was necessary to address contaminated soils on the site due to previous uses. Finally, a traffic analysis is enclosed documenting the minimal impact which this project will have on traffic through Fase St.

The applicant requests a PUD specifically for a 55’ lot width minimum. The current zoning for the entirety of Fase St. (V-R) allows for such lot widths. The applicant argues that it is more appropriate to consider the site a part of Fase St. rather than and entirely different zone district.

Experience . . . the Difference OH

Storm Manhole #1420 www.nederveld.com Rim Elev. = 637.49 12" RCP Inv SW = 631.19 THORNAPPLE CLUB DRIVE OH PETTIS AVE 800.222.1868 12" RCP Inv NW = 631.16 12" RCP Inv E = 631.09 LEGEND GRAND RAPIDS FULTON STREET 217 Grandville Ave., Suite 302 Storm Manhole #1232 THORNAPPLE Benchmark Grand Rapids, MI 49503 Rim Elev. = 636.97 BRONSON

OH Phone: 616.575.5190 12" RCP Inv SW = 632.32 Catch Basin #1230 Storm Manhole #1223 12"RCP Inv NW = 631.55 Catch Basin - Round Catch Basin #1216 Rim Elev. = 636.65 BENCHMARK "B" Rim Elev. = 637.45 12" RCP Inv NE = 632.37 Catch Basin #1398 RIVER DR 12" RCP Inv NE = 633.50 GRAND RIVER ANN ARBOR ELEV. = 639.70 Rim Elev. = 635.16 12" RCP Inv SW = 631.84 12" RCP Inv SE = 631.37 Rim Elev. = 635.04 Catch Basin - Square 12" RCP Inv NE = 632.01 12" RCP Inv SE = 631.75 ST 12" RCP Inv NE = 631.54 CHICAGO ADA DRIVE OH FASE ST Cable Riser COLUMBUS ST SITE SS Guy Anchor

W W W W W W W ST ST HOLLAND

SS 638 Fence corner BUTTRICK AVE Hydrant ST THORNAPPLE RIVER W 0.2'W SE and 0.6' SW W W W W W PLAY AREA INDIANAPOLIS W of property corner OH SS RIVER DR ST Iron - Found ST ST 637 ST. LOUIS

ST ST 637 THORNAPPLE SS ST W W 637 GRAND RIVER DR 638 Fence corner Light Pole 637 1.0' NW and 0.1' SW MOORINGS DRIVE SS of property corner Fence corner 638 2.2' SE and 3.0' NE PREPARED FOR: OH 638 ST Private Park Electric of property corner Mailbox 637 panel SS SS SS SS SS SS SS Utility LOCATION MAP Mensa Capital 637 637 vault Fence ends 2.6' NE Manhole Wood 636 NOT TO SCALE Chuck Hoyt of property line fence M=S49°00'00"E 435.00' D=Southeasterly 636 W OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH 636 636 W Post

OH 660 Ada Drive SE 638 636 Sign Suite 301

SS 636

OH Chain link OH fence Ada, MI 49301 W Sanitary Sewer Manhole W SS

OH Stormwater Manhole 66.0' REVISIONS: SS

OH Utility Pole W Title: Prelim. PUD Review OH

W Drawn: JM Checked: KK Date: 06.18.20 S Underground Telephone SS Marker Title: Prelim. PUD Submittal

OH PHONE Drawn: JM Checked: KK Date: 12.14.20 Water Valve SS W

OH OH

W Concrete pad Water Well SS

OH Yard Drain 637 W SS OH W OH G Gas Wood fence

Chain link SS OH Overhead Utility fence 0' 15' 30' 60' OH

W SS Sanitary SS W SCALE: 1" = 30' OH OH

Existing ST Storm

house #7690 house 636 SS 636 637

638

639 640 OH

W 640 34.3' W Watermain

639 638 W SS Fence General Common Element Emergency Access Drive SS Railroad W

OH BENCHMARKS G

OH 636 6" SAN FM W BENCHMARK "A" ELEV. = 638.38 (NGVD 29) Asphalt SS Flange bolt on Hydrant under "East", located 31'± NE of centerline of 8" SAN 12" WAT Catch Basin #1199 637 Fase Street and 18'± SE of centerline of Emergency Access Drive. Concrete 8" WAT

SS Rim Elev. = 635.53 W G

12" RCP Inv SW = 632.71 OH W OH Fence corner 0.5' SE Gravel of property line 12" Clay Inv NW = 631.83 BENCHMARK "B" ELEV. = 639.70 (NGVD 29)

SS 4" Clay Inv NE = 632.78 Flange bolt on Hydrant under "East", located 13'± Easterly of Edge of 3" GAS Existing Building 8" Clay Inv SE = 632.73 asphalt at curve in Moorings Drive W G SS W

OH OH D=Northeasterly 400'

M=N41°04'53"E 399.88' 149.9'

SS 12.0' 2.5' 13.5' 2.5' 13.5' 2.5' 13.5' 2.5' 13.5' 2.5' 13.5' 2.5' 12.0' 0.7' 0.7' 0.7' 0.7' 0.7' 0.7' 0.7' 0.7' 0.7' 0.7' 0.7' 0.7' Concrete pad W

Catch Basin #1244 G

Rim Elev. = 635.80 SS OH 26.7'

12" RCP Inv NW = 629.80 26.7'

12" RCP Inv SE = 629.90 ST ST ST ST ST OH D=Southwesterly 400' M=S41°04'53"W 400.10'

73.0' 0.3' 0.3'

G SS SS 2.8' 2.8' ST 0.3' 0.3' TITLE DESCRIPTION

640 OH

640 Part of the Southeast 1/4, Section 34, Town 7 North, Range 10 West, described as Commencing on the Southerly line of Block 2 of the 639 638 FASE STREET 636 637 17.0'

636 17.0' 637 636 1 STORY BRICK OH Village of South Ada extended 1 00 feet Southeasterly from the Southeasterly corner of Lot 12 of said Block; thence Northeasterly at FASE ST. EXTENSION ESMT Sanitary Manhole #1245 0.3' BUILDING #7699 0.3' right angles 400 feet; thence Southeasterly at right angles 435 feet; thence Southwesterly at right angles 400 feet to Grand Rapids G 2.8' Rim Elev. = 635.98 2.8' 0.3' 0.3' Eastern (formerly Central Michigan, formerly GT) Railroad right of way; thence Northwesterly along right of way 435 feet to the place of Inv S = 627.68 ST OH OH

12.8' beginning. Inv NW = 627.48 Typ. corner Inv NE = 627.73 OH 636 0.3' detail 1.4' OH G G 26.7' Fence 0.3' SE Inv SE = 627.48 0.3' 4.3' 3.5'

0.7' of property line OH 3.5' 1.4' Fence ends 0.5' SE of property line OH 9.5'

0.7' 13.5' 0.7' 13.5' 12.0' 0.7' 13.5' 0.7' 13.5'

13.5' 0.7' 0.7' 0.7'

12.0' 0.7' 0.7' 0.7' 150.0' 2.5' 2.5'0.7' 2.5' 2.5' 2.5' 2.5'0.7' OH OH

15.3'

BENCHMARK "A" OH

5.0' 15.3' Catch Basin #1045

ELEV. = 638.38 13.0' 636 Rim Elev. = 635.43

12" RCP Inv NE = 632.63 31.1' #7690

26.3'

Existing house Existing Car port OH

28.3' 636

15.2' 7699 Fase Street SE, Ada, MI 49301 86.0'

636 635 ADA TOWNSHIP, KENT COUNTY, MICHIGAN OH

636 636 PART OF THE SOUTHEAST 1/4 OF SECTION 34, T7N, R10W, 126.9' 7699 FASE ST. PUD Existing Site Conditions Plan OH

79.8'

635 100.0' 36.3'

636 Fence ends 3.4' SE

Ex. garage Ex. EXISTING STEEL BARN of property line

OH 20.1'

635 OH 79.7'

Fence corner 0.4' SE and 0.9' SW of property corner STAMP: Fence on

Fence corner 21.0' Southeasterly corner property line ± 20.9'

6.1' OH of Lot 12, Block 2, 0.3' SE and 0.3' NE OH Shed of property corner OH Village of South Ada 10' 9.5' 90' 636 636 100' M=N48°58'14"W 435.00' 635 D=Northwesterly

Fence corner 5.0' SW 634 635 OH 635 of property line 634 636 633 637 633 634 638 634 635 635 636 OH 636 637 637 638 638

639 639 639 OH Grand Rapids Eastern Railroad (100' wide) PROJECT NO: (Former Central Michigan Railroad ROW) 18400482 OH SHEET NO: C-101

Land Planning Landscape Architecture Civil Engineering Land Surveying High Definition Scanning Forensic Engineering Fire Investigation 18400482-PREL1.dwg JC 12/14/202013:53 © 2020 Nederveld, Inc. Southeasterly corner of Lot 12, Block 2, Land Planning Village of South Ada

FASE STREET 10' Landscape Architecture

13 73.0'

Ex. garage Shed 36.3' 6.1' 100' 9.5' EX. BUILDING SERVICE LINE CONSUMERS ENERGY TO BE MODIFIED PER 90' OH General Common Element 31.1'

15.3' 66.0'

28.3' Civil Engineering Existing house 5.0' #7690 Emergency Access Drive

13.0'

26.3' 15.3' 15.2' D=Northeasterly 400' Car port M=N41°04'53"E 399.88' OHOH OH OH OH OH OH OH OH OH OH OH OH OH OH

143.15' 31.0' 175.76'

Land Surveying OH 10,073.84 s.f. 7,703.63 s.f. (0.2 ac) (0.2 ac)

16 54.45' 54.37' 54.37' 54.37' 54.37' 1 11.0' 28.0' 59.72' GREENSPACE 1,571 SQ.FT.

10.0' OH MAIL CBU

4.0' 42.1' 32.00' 130.09' High Definition Scanning

140.20'

MOORINGS DRIVE OH

R25.0' 27 .0 8' OH 7,551.63 s.f. 7,812.98 s.f. (0.2 ac) (0.2 ac) 15

54.37' 54.37' 54.37' 54.37' 5

2 4

. R16.0'

4 49.8' 2

' 3 R50.5' 6

. OH 9 7 '

0.5'

OH 14.0' R25.5' 14.0' Grand Rapids Eastern Railroad (100' wide) 139.29'

138.09' OH Forensic Engineering 25.0'

(Former Central Michigan Railroad ROW) BARRIER CURB - INSIDE ROLLED CURB - OUTSIDE OH 7,507.51 s.f. 7,552.80 s.f. (0.2 ac) (0.2 ac) 14 54.37' 54.37' 54.37' 54.37' 54.37' 54.39' 3 OH OH 138.92' 138.04' Fire Investigation

M=S49°00'00"E 435.00'

15.0' GREENSPACE 9,718 SQ.FT.

20.0' OH 7,504.82 s.f. 7,555.89 s.f. (0.2 ac) (0.2 ac) 13 54.37' 54.37' 54.37' 50.0' REAR SETBACK 54.37' 54.37' 54.37' 4

15.0'

M=N48°58'14"W 435.00' OH

D=Northwesterly 20.0'

41.0' 139.00'

138.00' 11.0' 25.0' 11.0' D=Southeasterly OH 7,502.13 s.f. 7,560.09 s.f. (0.2 ac) (0.2 ac) 12 54.37' 54.37' 54.37' 54.37' 54.37' 54.37' 0.5' OFFSET FROM ROW 5 123.0'

50.0' REAR SETBACK OH

139.07'

137.95' OH

Private Park 7,500.32 s.f. 7,565.16 s.f. 54.39' 54.39' (0.2 ac) (0.2 ac) 11 54.37' 54.37' 54.37' 54.37'

6 OH OH

14.0' 14.0' 139.53' 138.28'

PLAY AREA

3 3 7 OH

7 .

. 0

7,819.33 s.f. 7,747.59 s.f. 0 4 49.7' 49.7'

R25.5' DRIVE CLUB THORNAPPLE 4 ' (0.2 ac) (0.2 ac)

' 10 54.37' 54.37' 54.37'

54.37'

7 R50.5'

32.00'

32.00' OH

6 Utility

2 9 vault

6 6 .9 ' 6' Electric

EX. FENCING TO BE RELOCATED

ON PROPERTY LINE 130.06' panel 42.1' 42.1' 128.67' GREENSPACE

OH 2,791 SQ.FT. 10,063.56 s.f. 9,984.89 s.f. 59.40' 59.40' 60.0' (0.2 ac) (0.2 ac) 54.37' 54.38' 54.37' 54.38' 8 12 9 50.0'

174.30' 175.81' M=S41°04'53"W 400.10' D=Southwesterly 400' OH OH OH OH OH OH OH OHOH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH

Existing 34.3' house #7690 GENERAL NOTES LEGEND 1) EXISTING ZONING OF PROPERTY: R-3, MEDIUM DENSITY SINGLE-FAMILY RESIDENTIAL EXISTING ZONING OF PROPERTY: 1) )THIS PROJECT WILL BE SERVED BY PUBLIC UTILITIES: SANITARY SEWER, STORM WATERMAIN, AND BURIED 7) SUMMARY OF LAND USE: 3) )ALL LIGHTING WILL BE SHIELDED FROM ADJACENT PROPERTIES. PROPOSED SHALL MEET ADA TOWNSHIP 8) BEST MANAGEMENT PRACTICES WILL BE UTILIZED DURING AND AFTER CONSTRUCTION OF THE PROJECT. MEASURES 5) 2) PROPOSED ZONING OF PROPERTY: PUD, PLANNED UNIT DEVELOPMENT PROPOSED ZONING OF PROPERTY: 2) )UTILITIES SHOWN ARE APPROXIMATE LOCATIONS DERIVED FROM ACTUAL MEASUREMENTS OR AVAILABLE RECORDS. 6) )THIS PROJECT IS LOCATED OUTSIDE OF THE 100 YEAR FLOOD PLAIN, BASED ON NATIONAL INSURANCE RATE 4) INCLUDE THE USE OF SEEDING AND MULCHING, SEDIMENT INLET FILTERS, COMPACTION, PAVING. DEVELOPER R-3 ZONING REQUIREMENTS R-3 PUD ZONING REQUIREMENTS ELECTRICAL, TELEPHONE, CABLE TV, AND NATURAL GAS. MEASURES. MAPS. SETBACKS SETBACKS ORDINANCE REQUIREMENTS AND WILL BE INSTALLED MAINTAINED THROUGH THE APPROPRIATE LIGHTING AGENCY. THE SUBJECT PARCEL SHALL HAVE RESPONSIBILITY TO MAINTAIN PERMANENT SOIL EROSION PROTECTION B) MINIMUM LOT WIDTH = 90 FT. MINIMUM LOT WIDTH = B) )SD AD= 10 FT. SIDE YARD B) B) MINIMUM LOT WIDTH = 40 FT. MINIMUM LOT WIDTH = B) B) SIDE YARD = 7 FT. = 7 SIDE YARD B) E) ZONING OF PARCELS TO NORTH = R-3 PUD & ZONING OF PARCELS TO NORTH = E) TOTAL R.O.W. = 30,910 SQ.FT. D) TOTAL UNITS = 16 UNITS (SITE CONDOMINIUM) B) C) MAXIMUM BUILDING HEIGHT = 35 FT MAXIMUM BUILDING HEIGHT = C) )RA AD= 50 FT. REAR YARD C) C) MAXIMUM BUILDING HEIGHT = 35 FT MAXIMUM BUILDING HEIGHT = C) )RA AD= 50 FT. REAR YARD C) C) TOTAL GREEN SPACE = 14,080 SQ.FT. OR 8% TOTAL GREEN SPACE = C) A) MINIMUM LOT AREA = 13,500 SQ.FT. MINIMUM LOT AREA = A) )FOTYR = 30 FT. FRONT YARD A) A) MINIMUM LOT AREA = 7,500 SQ.FT. MINIMUM LOT AREA = A) )FOTYR = 15 FT. (GARAGE MUST BE 20 FT.) FRONT YARD A) )TOTAL ACREAGE = 3.99 ACRES (173,997 SQ.FT.) A) ZONING OF PARCELS TO WEST AND EAST = VR ZONING OF PARCELS TO WEST AND EAST = PROPOSED CONCRETE PROPOSED BITUMINOUS EXISTING CONCRETE EXISTING BITUMINOUS (STANDARD DUTY) (STANDARD DUTY) Experience . the Difference '1'3'60' 30' 15' 0'

SCALE: 1" = 30' 15 ft 15 REVISIONS: PROJECT NO: SHEET NO: STAMP: rw:J hce:K Date: 12.14.20 Checked: KK Date: 06.18.20 Checked: KK Drawn: JM Drawn: JM Title: Prelim. PUD Submittal Title: Prelim. PUD Review PREPARED FOR: C-102 GRAND RAPIDS INDIANAPOLIS 217 Grandville Ave., Suite 302 www.nederveld.com ANN ARBOR COLUMBUS 660 Ada Drive SE Grand Rapids, MI 49503 ST. LOUIS HOLLAND CHICAGO Mensa Capital Phone: 616.575.5190 Ada, MI 49301 800.222.1868 18400482

7699 FASE ST. PUD Chuck Hoyt Suite 301 © 2020 Nederveld, Inc. 2020 Site Layout Plan 7699 Fase Street SE, Ada, MI 49301 PART OF THE SOUTHEAST 1/4 OF SECTION 34, T7N, R10W, ADA TOWNSHIP, KENT COUNTY, MICHIGAN

18400482-PREL1.dwg JC 12/14/2020 13:53 Experience . . . the Difference OH

PETTIS AVE

FULTON STREET THORNAPPLE

THORNAPPLE CLUB DRIVE OH BRONSON www.nederveld.com RIVER DR GRAND RIVER 800.222.1868

OH ADA DRIVE GRAND RAPIDS FASE ST 217 Grandville Ave., Suite 302 SITE Grand Rapids, MI 49503 Phone: 616.575.5190 ST

BUTTRICK AVE CONNECT TO EXISTING THORNAPPLE RIVER OH ANN ARBOR WATERMAIN. RIVER DR EASEMENT TO BE ST SS CHICAGO

OBTAINED OVER THORNAPPLE W W W W W W W ST ST GRAND RIVER DR ADJACENT PROPERTY. SS 638 COLUMBUS ST W W W W W W W W PLAY AREA OH ST SS HOLLAND ST ST 637 ST ST 637 LOCATION MAP

SS ST INDIANAPOLIS W W 637 NOT TO SCALE 638 637 MOORINGS DRIVE SS ST. LOUIS 638 638 ST Private Park Electric OH 637 panel SS SS SS SS SS SS SS Utility 637 637 vault C.B. #202 636 C.B. #201 M=S49°00'00"E 435.00' D=Southeasterly 636 PREPARED FOR: W OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH 636 636 W Mensa Capital 54.38' 54.37' 54.37' 54.37' 54.37' 54.37' 54.37' 54.37' OH Chuck Hoyt 638 636

SS 636 24" STM. 24" STM.

OH OH

W 24" STM. 660 Ada Drive SE C.B. #204 C.B. #205 W 635 635 Suite 301 SS

635 OH Ada, MI 49301 SS

OH W OH 636 W REVISIONS: SS 636 OH Title: Prelim. PUD Review 636 Drawn: JM Checked: KK Date: 06.18.20 SS W OH

OH Title: Prelim. PUD Submittal W Drawn: JM Checked: KK Date: 12.14.20 SS 130.06' 130.09' OH 139.07' 139.00' 138.92' 139.53' 15 139.29' 14 13 12 11 10 7,812.98 s.f. 7,552.80 s.f. 7,555.89 s.f. 7,560.09 s.f. 7,565.16 s.f. 637 7,819.33 s.f. 0' 15' 30' 60' W

SS (0.2 ac) (0.2 ac) (0.2 ac) (0.2 ac) (0.2 ac) (0.2 ac) OH

W OH SCALE: 1" = 30' 6" SANITARY SS 175.81' 175.76' 16 9

10,073.84 s.f. LATERAL (TYP.) 637 637 10,063.56 s.f. OH (0.2 ac) W (0.2 ac) SS W 640 OH 640 OH SANITARY Existing

2" DOMESTIC #7690 house 636 SS CLEANOUT(TYP.) 636 637

12" STM.

COPPER WATERLINE (TYP.) 638

639 640 OH

W 640 34.3'

639 638 W SS LEGEND

C.B. #501 640 636 General Common Element 640 543 640

Emergency Access Drive 32.00' EX. GRADE CONTOUR SS 54.39' 54.37' 54.37' 54.39' W OH G

OH 636

6" SAN FM 3 7' 7 637 543 W .9 .0 36 4' PROP. GRADE CONTOUR

SS 32.00' 8" SAN

12" WAT 637 EX. BITUMINOUS 640

8" WAT CURB BREAK FOR 369 SS W 2 G ' PROPOSED 6

8 OH DRAINAGE TO BASIN (TYP.) .9 EX. CONCRETE W OH 0 12 . HYDRANT 6 7 ' 2 369 640 60.0'

SS PROPOSED BITUMINOUS 639 3" GAS 59.72' 59.40' (STANDARD DUTY)

640 639 12" STM. 639 PROPOSED CONCRETE W M.H. #100 G SS (STANDARD DUTY) W

OUTLET CONTROL STRUCTURE C.B. #301 638 OH OH D=Northeasterly 400' 638

M=N41°04'53"E 399.88' F.E.S. #500 637 D PROP. STORM SEWER

SS 636 C.B. #101

PROP. DETENTION BASIN S PROP. SANITARY SEWER 640 W G SS F.E.S. #300 636 PROP. WATERMAIN OH 12" STM. ST ST 24" STM. D OH

F.E.S. #800 D=Southwesterly 400' 13 M=S41°04'53"W 400.10'

G SS SS 640 639 640 SAN. M.H. 'B'

637 8" SAN.638 639 640 SAN. M.H. 'A' 640

S 59.40' OH

640 639 638 FASE STREET 636 369 637 636 640 637 12" STM. S

24" STM. 8" SAN. 636 ' OH 6 .9 6 G 369 C.B. #801 2 640 OH OH 32.00'

OH 636

G G 637 ' OH 0 4 54.45' OH 37. C.B. #102 5 4.42' 54.37' 640 54.37' 54.37' 54.39' OH 640 638 639 640 OH OH

15.3' OH

5.0' 15.3' 13.0' 636

31.1' 637 #7690

26.3'

Existing house Existing Car port OH

28.3' 636 15.2'

8 174.30' 9,984.89 s.f. 636

EX. BUILDING SERVICE LINE 12" STM. 636 636 (0.2 ac)

635 7699 Fase Street SE, Ada, MI 49301

TO BE MODIFIED PER OH CONSUMERS ENERGY

143.15' 1 140.20'

2 138.28' 137.95' 138.04' 138.00' 138.09'

7,703.63 s.f. 3 4 5 6 7 ADA TOWNSHIP, KENT COUNTY, MICHIGAN 7,551.63 s.f. 636 (0.2 ac) 7,507.51 s.f. 7,504.82 s.f. 7,502.13 s.f. 7,500.32 s.f. 636 7,747.59 s.f. (0.2 ac) (0.2 ac) (0.2 ac) (0.2 ac) (0.2 ac) (0.2 ac) 128.67' OH 636 PART OF THE SOUTHEAST 1/4 OF SECTION 34, T7N, R10W, 636

635 7699 FASE ST. PUD

635 36.3'

636 Ex. garage Ex.

636 OH 635 636 OH Preliminary Grading & Utilities Plan 635 C.B. #107 C.B. #103 635 C.B. #104 24" STM. 635 C.B. #106 24" STM. 24" STM.

Southeasterly corner

6.1' OH of Lot 12, Block 2, Shed OH OH Village of South Ada 10' 9.5' 90' 54.37' 54.37' 54.37' 63654.37' 54.37' 54.37' 54.37' 636 54.37' STAMP: 100' M=N48°58'14"W 435.00' 635 D=Northwesterly EX. FENCING TO BE RELOCATED ON PROPERTY LINE

635 634 635 OH 634 636 633 637 633 634 638 634 635 635 636 OH 636 637 637 638 638

639 639 639 OH Grand Rapids Eastern Railroad (100' wide) (Former Central Michigan Railroad ROW)

OH PROJECT NO: 18400482

SHEET NO: C-103

Front-load garage, set back for Covered front porch, set minimal impact forward to be architectural focal point

40' wide house dimensions

15' setback to porch, 20' to garage

TRAFFIC ANALYSIS 7699 FASE STREET PROPOSED DEVELOPMENT

The following data was sourced from Trip Generation, 10th Edition (Institute of Transportation Engineers [ITE], 2017). This publication represents the industry standard for estimating trip generation and is based on a compilation of empirical trip generation surveys at locations throughout the country.

In the current 10th edition of Institute of Transportation Engineer’s (ITE) Trip Generation Manual, the categorization for the proposed project would be considered single family detached residential (land use #210). Trip generation per day for detached, single family homes is estimated to be 10 trips per day, therefore, the total anticipated trips per day in a 16 unit development would be approximately 160. However, it is important to note that the 10th edition ITE manual no longer differentiates detached, single family condominiums from detached, single family units within a plat or site condominium. The last ITE manual that differentiated these uses was the 8th edition. In it, residential condominium trips rates were as low as 5.81 per unit. Using this calculation, the proposed project would anticipate approximately 93 trips per day.

The lower trip generation rate would be appropriate to use in this situation since the ITE manual does not take into account unit size, number of proposed bedrooms, or even anticipated number of residents per home. With the understanding that the proposed units will be smaller than a traditional, detached, single family residential unit and pursue a different target demographic, a lower trip generation rate more accurately reflects the end project and users.

Regardless of the trip generation multiplier used, traffic will increase on Fase Street with the addition of a new residential project. According to trip generation information provided by the Township, the approximate number of vehicles per day on Fase Street currently is 320. With the addition of the proposed project, the number of vehicles per day will grow by approximately 93 vehicles. Therefore, the total number of vehicles per day on Fase Street is estimated to increase to 413. This anticipated total number of vehicles is still well below the engineered design threshold of 1,000 vehicles per day for residential streets.

However, without the approval of the requested rezone, the parcel is still located in a highly desirable area and it can be expected that this site will be developed. As a R-3 zoned parcel, the site could support approximately 8 detached, single family homes in a plat or site condo. Utilizing the ITE trip generation statistics for a traditional, detached, single family home this would equate to approximately 80 trips per day under this scenario. Therefore, it can be supposed that nearly an equivalent number of vehicles will be added to Fase Street through either the rezoned condominium development or a more traditional single family home development. However, it is important to note that a R-3 plat or site condo would likely yield larger homes with the option for three stall garages that would be out of context and out of character with the existing homes on Fase Street.

Proposed Traffic Counts

100

80 70 60 50 Rezoned Condominiums R-3 Plat or Site Condo

Last, it is also important to look at the greater traffic network to confirm that those roads have the appropriate engineering design and capacity to support an increase in traffic. The Grand Valley Metro Council (GVMC) maintains historic traffic count data in Kent County and the 2017 traffic volume count for Thornapple River Drive, north of Buttrick totaled 12,558. Therefore, assuming 93 additional trips per day are put onto Thornapple River Drive, the result is less than a one (1) percent increase in traffic in the greater road network.

Summary

Current Zoning: 80 Trips/Day

Proposed Zoning:PUD 93 Trips/Day

42' to Garage

52' to Living Space V-R Zone District

site Potential layout under current zoning. R-3 90' width minimum Sample architecture under current zoning

72' Wide House Sample architecture under current zoning

70 Wide House Sample architecture under current zoning

62' Wide House Sample architecture under current zoning

72' Wide House