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Map of Grand Haven Township reconsiders Stonewater subdivision's Location



Grand Haven Township reconsiders Stonewater subdivision

Alex Doty • Aug 24, 2016 at 12:00 PM

GRAND HAVEN TWP. — A dormant housing development may soon be brought back to life.

The Grand Haven Township Board on Monday hosted a public hearing and first reading of a request by developers for the proposed Stonewater residential development to rezone land from agriculture to planned unit development.

The land is located on the south side of Lincoln Street, east of U.S. 31, between 152nd and 160th avenues.

“It was originally planned for a PUD in 2005, but it never came to fruition,” Township Planner Stacey Fedewa said. “(The developers) are requesting a six-phase PUD for residential mixed use on 68 acres.”

Housing types would consist of 107 single-family dwellings in a platted subdivision, 48 two-unit attached condos and 27 three-unit attached condos for a total of 182 units.

“In total, they’re requesting seven departures (from the zoning ordinance),” Fedewa said.

The requested departures are:

Single family

— Lot area: 10,000 square feet instead of the standard 13,000 square feet.

— Lot width: 75 feet instead of the standard 80 feet.

— Rear yard: 25 feet for lots 72 and 73, and 35 feet for all other lots, instead of the standard 50 feet.

— Side yard: 8-foot minimum/16-foot total, instead of the standard 10-foot minimum/25-foot total.

Condos

— Minimum lot size per unit — 4,697 square feet on the sidewalk side and 4,280 square feet for the non-sidewalk side, instead of the standard 13,000 square feet.

— Building separation: 16 feet instead of the standard 20 feet.

Fedewa noted that a minimum of 20 percent open space must be preserved at the development, and the project calls for nearly 22 percent, or 15 acres.

During the public hearing, Lincoln Street resident Charles Schmidt questioned whether or not Lincoln could support the additional traffic the development would create. He noted that he thought Lincoln was already busier — especially with heavy truck traffic — since M-231 opened last fall.

 

“That traffic is bad news on Lincoln Street,” Schmidt said.

Despite these concerns, township officials say the road is designed for current volumes.

“The developer has provided some traffic projections, but Lincoln is nowhere near capacity,” Fedewa said. 

According to Fedewa, the Ottawa County Road Commission says that Lincoln will need to reach 10,000 vehicles per day before it warrants additional improvements. A Road Commission traffic count of Lincoln Street east of U.S. 31, dated May 18, 2015, shows 3,827 vehicles use the road daily.

A projection provided by developers of the traffic impact on Lincoln once their project is fully built out shows the addition of 1,718 vehicles per day.

The next traffic count scheduled by the Road Commission is not until 2018.

The Township Board tabled the discussion until its next meeting, scheduled to take place Sept. 12.

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