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Ada Township Planning Commission

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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.
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