Planning Commission Minutes

CITY OF GRANDVILLE
PLANNING COMMISSION MINUTES
JANUARY 5, 2000

The meeting was called to order by Chairman Nicely in the Council Chambers at 7:00 p.m.

PRESENT: Cheri Antozak, Virgil Leatherman, Steve Maas, Craig Nicely, Bob Poll (arrived at 7:16 p.m.), William Timmer and David Zondervan.

ABSENT: None

ALSO PRESENT: Ken Krombeen, City Manager

Motion by Virgil Leatherman, supported by Steve Maas, carried unanimously, to approve the agenda.

Motion by David Zondervan, supported by Cheri Antozak, CARRIED unanimously, to approve the minutes from the December 1, 1999 meeting.

PUBLIC HEARING

1. Chairman Nicely opened the public hearing at 7:01 p.m. to receive comments on the request from GGP L.L.C. Grandville to rezone approximately 18 acres located at 3650 44th Street, which is north of Rivertown Parkway and west of Potomac Avenue, from R-2, One-family Residential, to OS-2, Office Service District. Mr. Krombeen indicated the request is in line with the newly adopted master plan for the site. He reviewed the adjacent zone districts and uses.

Jeff Ammon, from Miller, Johnson, Snell & Cummiskey, spoke on behalf of the applicant and indicated the request is to bring the use in conformity with the master plan and to serve as a transition area between the residential uses to the north and commercial uses to the south.

Jim Alkema, 4361 Redstone Ct., asked the Planning Commission to have consideration of the residents to the north and leave the property as an office "park". He was under the impression that restaurants and gas stations are allowed in the OS-2 district.

Mr. Krombeen responded to him by indicating that gas stations are not allowed and that restaurants are allowed only as a special land use.

Mr. Nicely indicated in the past the Planning Commission has been sensitive to where restaurants are located in relation to residential neighborhoods.

Motion by William Timmer, supported by Cheri Antozak, CARRIED unanimously, to close the public hearing at 7:12 p.m.

Motion by Virgil Leatherman, supported by Steve Maas, CARRIED unanimously, to accept into the public record a letter dated January 3, 2000 from Carrie Lyzenga.

Mr. Maas stated that he is committed to maintaining the property as an appropriate buffer area for the residential to the north and that the Planning Commission can control where restaurants are located because they are allowed as a special land use only. Nicely, Leatherman, and Antozak were in agreement.

Motion by Cheri Antozak, supported by David Zondervan, CARRIED unanimously; to recommend City Council approve the rezoning request from GGP for property located at 3650 44th St.

GENERAL BUSINESS

1. Request for site plan approval for a 10,348 square foot Belle Tire store to be located on a 1.87 acre site at 2950 28th St. Mr. Krombeen indicated the site is zoned C-3, Commercial Highway District, and the use is permitted. He reviewed the request including adjacent uses, zone districts, and master plan designations; parking exceeds the ordinance requirements; building and parking setbacks have been met; existing curb cuts will be utilized; landscaping exceeds requirements. Comments from the Department of Public Works after reviewing the utilities included (1) the existing service lines, both water and sanitary sewer, should be used for the new building if possible; and (2) if existing water service is abandoned, it must be disconnected at the main.

Chris Enright, architect for the project, was in attendance to answer questions.

Motion by Bob Poll, supported by Steve Maas, CARRIED unanimously, to approve the site plan for 2950 28th Street as presented including the comments from the Department of Public Works.

2. Request for site plan approval from Contractor’s Steel, 2768 Dormax. Mr. Krombeen indicated the proposal is to extend the existing crane to the west and to enclose it and that the property is located within the City of Grandville as well as the City of Wyoming and will need approval from both municipalities. His review of the request included adjacent uses, zone districts and Master Plan designations; building setbacks conform; parking is located within the City of Wyoming and no additional parking is required. Comments from the Department of Public Works regarding utilities include (1) the existing approach to Remico must be removed and replaced with standard curb; and (2) the sewer tap requires the use of a Romac Saddle or equal.

Mr. Simon, Contractor’s Steel, and Ken VanTine, PDA Architects, were in attendance and had no additional comments.

Motion by Virgil Leatherman, supported by Steve Maas, CARRIED unanimously, to approve the site plan for 2768 Dormax as presented including the Department of Public Works comments.

3. Request from Rivertown Center Associates for approval of a revised site plan for a 55,078 square foot neighborhood convenience retail center to be located at 3845 Rivertown Parkway. Mr. Krombeen indicated special land use was granted in April 1999 with site plan approval in June 1999. His review included the adjacent zone districts, adjacent uses, Master Plan designations, required parking has been provided, no direct access to 44th Street from the site, building and parking lot setback conform, and landscaping meets Ordinance requirements. Comments from DPW include: (1) the proposed 8-inch water main be extended beyond the future restaurant site to form a looping of the system; and (2) a tee fitting shall be placed in the watermain at the southeastern corner of the lot to allow for future development to the east. They have revised their site plan to change the configuration and reduce slightly the square footage of the convenience retail center.

Mark Harmsen, applicant, and Dan Challa, attorney for the applicant, were in attendance to respond to questions and review the changes to the site plan. They requested that the site plan approval conditions attached to the June 1999 approval be removed. Mr. Harmsen indicated they have an agreement regarding the relocation of the driveway to 44th Street with Old Kent Bank and D & W will execute an agreement as soon as Marathon Oil signs the agreement. They have not been able to get a response from Marathon Ashland Oil Company and would like approval to move ahead with the project without the conditions requiring them to relocate the driveway at this time.

General consensus of the Planning Commission is that the driveway needs to be relocated at the time this project is developed.

Planning Commission directed the City Manager to arrange a meeting with as many affected parties as possible to try to resolve the issue of the relocation of the driveway.

Motion by Bob Poll, supported by Steve Maas, CARRIED unanimously, to table approval of a revised site plan for the Rivertown Center to allow the City to meet with the affected parties to discuss relocation of the driveway.

4. Request for change of use approval for 3501 Fairlanes by Mars Hill Bible Church. Mr. Krombeen reviewed the request and indicated Mars Hill has purchased the Grand Village Mall building and would like to convert a portion of the building to a church use. He stated that the property is in the C-3 zone district and that according to the Zoning Ordinance churches are to be located on a major street. Mr. Krombeen suggested if the change of use is approved at this time, the site plan should not be considered for approval because additional information is needed on it.

Mr. Nicely voiced concerns that sufficient parking be constructed for the church and the uses that remain in the mall.

Mr. Leatherman asked if a driveway other than the west drive to 36th Street is allowed.

Bill Kuiper, building team member from Mars Hill, was in attendance to respond to questions and review their plans for the building.

Motion by Steve Maas, supported by Bob Poll, CARRIED unanimously, to approve a change of use for 3501 Fairlanes.

5. Mr. Krombeen informed the Planning Commission of an addition to the J.L. French building, 2950 Prairie, which was approved by staff.

Mr. Krombeen excused at 9:25 p.m.

6. Discussion on the Planned Unit Development ordinance amendment language prepared for the Planning Commission by Birchler Arroyo.

Mr. Zondervan would like to see a minimum acreage requirement for a PUD.

Mr. Poll asked to look at parcels that could qualify for a PUD and what size they are. He also asked if, according to the chart under Section 20-7(A) 2, does a percentage of the underlying zone district site area under OS-1, OS-2, C-1, and C-2 have to be residential and shouldn’t a PUD with no residential be allowed. Under Section 20-5(C) 11 he asked if the initial approval should be valid for one year with two (1) year extensions to be allowed.

Mr. Nicely and Mr. Maas liked the flexibility a PUD provides for and yet the control of the projects.

Mr. Leatherman would like to see Birchler Arroyo look at the I-3 district requirements and if possible incorporate into Section 20-7.

Mr. Nicely asked to have discussion with Birchler Arroyo regarding what the implications of the percentages under Section 20-7(A) 1(i) are.

Leatherman is pleased that this PUD language allows for them to be an overlay to the zone districts rather than a district by itself. He asked for an explanation of "minor" plan adjustments under Section 20-6(C).

James Tellman, attorney representing Floyd Brower, reviewed the language and distributed comments to the Planning Commission. His comments included:

(1) page 1 under Section 20-3 reference is made to Section 20-8(1), there is not a Section 20-8;

(2) page 6 under Section 20-7(A)1(e) reference is made to "major or secondary thoroughfare" and "townships", should it be "regional, major, or minor arterial…city’s…";

(3) page 7 under Section 20-7(A)1(m) would like inserted after the first sentence "and Section 20-7(A)2 below.";

(4) page 7, Section 20-7(A)2 column 3

feels it should read: "Maximum percentage of net site area for uses not permitted in underlying zone district.", in the OS-1 through C-2 district there is no present mandatory residential requirement; a balance of office and commercial uses and permitting limited percentage of commercial usage purpose to allow flexibility of design and use in a planned setting requiring minimum residential use will result in under utilization of this planned area procedure

(5) page 7, Section 20-7(A)2, column 2

add OS-2 in the OS-1 underlying districtadd C-2 in the OS-2 underlying districtadd C-2 and OS-2 in the C-1 underlying district changes would allow for more flexibility

(6) would like to see a minimum parcel size of approximately 10 acres

Mr. Poll and Mr. Nicely feel adding additional designations to the underlying districts would be more intensive and are not sure it is appropriate.

Motion by Bob Poll, supported by Cheri Antozak, CARRIED unanimously, to adjourn the meeting at 9:46 p.m.

Mary Meines

Recording Secretary

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