Planning Commission Minutes
CITY OF GRANDVILLE
PLANNING COMMISSION MINUTES
NOVEMBER 7, 2001
The meeting was called to order by Chairman Zondervan in the
Council Chambers at 7:02 p.m.
PRESENT: Virgil Leatherman, Steve Maas, Bob Poll (arrived at 8:32
p.m.), William Timmer, Joe Valicevic, and David Zondervan.
ABSENT: Craig Nicely
ALSO PRESENT: Kenneth Krombeen, City Manager
Dan Johnson, Assistant City Manager
Motion by Maas, seconded by Valicevic, to approve the agenda as
presented. The motion passed.
Motion by Maas, seconded by Valicevic, to approve the minutes of
the October 3, 2001 meeting as presented. The motion passed
unanimously.
Motion by Timmer, seconded by Valicevic, to approve the minutes
of the October 15, 2001 special meeting as presented. The motion
passed unanimously.
PUBLIC HEARING
1. Chairman Zondervan opened the public hearing at 7:06 p.m. to
receive public comment on the proposed amendment to the sign
ordinance regarding language on flags.
Motion by Leatherman, seconded by Valicevic, to close the public
hearing at 7:09 p.m. The motion passed.
Motion by Maas, seconded by Valicevic, to recommend City Council
approve the proposed amendment. The motion passed.
2. Chairman Zondervan opened the public hearing at 7:15 p.m. to
receive public comment on the request to rezone 4041 44th Street
from R-2, One-Family Residential, to OS-1, Office/Service District.
The Assistant City Manager reviewed the request indicating a request
to change the designation to OS-1 had been denied by City Council in
April 2001.
On behalf of the applicant, Eric Trierweiler from Prime
Development distributed and discussed a document supporting the
rezoning request. He pointed out the 1995 Master Plan did not
designate office use for the property but the current Master Plan
does.
Susan Borgman indicated she might be a potential residential user
of the property.
Timothy Huizenga, 4042 Osage, does not want a development behind
his property.
Judy Bengston, 4305 Wilson, asked how often a request of this
type could be considered. She is opposed to the rezoning due to
traffic, lighting, noise, and the additional storm water going into
the Huizinga Drain.
Don Oppenhuizen, GW De Haan Real Estate, indicated there has not
been any residential interest shown for the property.
Jeff Stout, 4336 Wilson, would like some type of development on
the property instead of a vacant building.
Jack Bengston, 4305 Wilson, stated he always understood the
property north of 44th Street would be protected from commercial
development.
Bruce Poeder, 4103 44th Street, asked what uses are allowed under
the current zoning of R-2.
Mike Moelker, 4280 Wilson, is opposed to the rezoning.
Motion by Timmer, seconded by Maas, to close the public hearing
at 7:51 p.m. The motion passed.
Discussion by the Planning Commission on possibly amending the
Master Plan to change the designation of this property to
residential.
Motion by Maas, seconded by Valicevic, to recommend City Council
deny the rezoning request for 4041 44th St. The motion passed by a
4-1 vote with Leatherman opposed.
3. Chairman Zondervan opened the public hearing at 8:05 p.m. to
receive public comments on the special land use request for 4491
Ivanrest. Mr. Johnson indicated City Council has not acted on the
rezoning request for the property. Because some of the buildings
proposed are larger than 25,000 square feet it was necessary to
apply for a special land use. His review included the general
standards for special land use according to the Zoning Ordinance.
Motion by Leatherman, seconded by Valicevic, to close the public
hearing at 8:10 p.m. The motion passed.
Motion by Leatherman, seconded by Timmer, to approve the special
land use request for 4491 Ivanrest on the condition that the
property is successfully rezoned to C-1. The motion passed
unanimously.
NEW BUSINESS
1. Request from David Daane for site plan approval of six
buildings on a 16.4-acre site located at 4491 Ivanrest with rezoning
to C-1, Neighborhood Business District, to be acted on by the City
Council. The Assistant City Manager’s review included adjacent
zones, uses, Master Plan designations, parking, utilities,
landscaping, master sign plan, elevations, lighting, and pedestrian
circulation. He indicated a variance needs to be granted to allow
30-foot setbacks on the west side of the property. Mr. Johnson
discussed comments from City Engineer Bob Bruggink and Traffic
Engineer Pete LaMourie.
Jeff Hundley, Colburn Hundley, was in attendance representing the
applicant. He indicated they have received a commitment from
Walgreen’s to locate in the development; they will be bringing
revised plans for the west side of Walgreen’s to City staff; he
agreed to bring individual building site plans back to the Planning
Commission. The only comment from the City engineer that they do not
agree with is to provide vehicular circulation between the two
buildings that abut each other.
Mr. Krombeen voiced concerned with the number of trees along the
south side of the detention pond. Mr. Hundley agreed to bring a
revised landscape plan for City staff to review.
Bob Poll arrived at 8:32 p.m.
Motion by Leatherman, seconded by Valicevic, to approve the site
plan as presented including: (1) separate sign permit required for
site signage; (2) final utility connections are subject to
Department of Public Works and City Engineer approval; (3) property
is rezoned to C-1, Neighborhood Business District; (4) variance for
a 30-foot setback on west side of property must be granted by ZBA;
(5) incorporate comments provided by City Engineer Bob Bruggink,
Moore and Bruggink dated November 1, 2001; (6) allow City Engineer
final approval on the location of the southern Ivanrest Avenue and
eastern Century Center driveways as referenced in memo from Pete
LaMourie, Progressive AE, dated November 2, 2001; (7) additional
aesthetic improvements on the west side of Walgreen’s are to be
approved by City Staff; (8) pedestrian walkways in the large
landscape island north of buildings 2 and 3; (9) additional
landscaping in the northeast corner of the site; (10) landscape berm
along Century Center Street on the south side of buildings 1-3; (11)
building elevations for buildings 1-5 to be brought back to Planning
Commission for approval; and (12) additional landscaping on the west
side of the Walgreen’s building to be approved by City Staff. The
motion passed by a 5-0 vote with Bob Poll refraining from voting due
to his late arrival.
OLD BUSINESS
1. Assistant City Manager Johnson reviewed the modifications to
the Grand Pointe PUD development plan as a result of the meeting
with the sub-committee consisting of Joe Valicevic and Craig Nicely.
The development is to be located on the west side of Wilson Avenue
across from the RiverTown Crossings Mall.
Jeff Smith, SE Spohn, discussed the modifications made to the
site plan including additional landscaping, planting walls around
the property corners and the detention pond, increased landscaping
calipers, undulating berm along Wilson Avenue, decorative walkways,
fountain for the detention pond, landscape boulders, brick dumpster
enclosures, building elevations, signage, lighting, and the design
of the boulevard entrance.
Larry Walt, will be developing the southwest area of the property
and requested the Planning Commission allow him to have 50 percent
C-1 and 50 percent OS-2 tenants.
Mr. Poll voiced concern with the buildings over 25,000 square
feet.
Motion by Valicevic, seconded by Leatherman, to recommend City
Council approve the Grand Pointe PUD including: (1) allow the
La-Z-Boy store to locate 35 feet from their south property line; (2)
allow relief of ten parking spaces for the DSW Shoe Warehouse; and
(3) allow 50 percent OS-2 and 50 percent C-1 in the building located
in the southwest corner of the project. The motion passed by a 5-1
vote with Poll opposed.
2. Request from Investment Property Associates (IPA) for
preliminary review of a planned unit development for property
located at 4180-4270 44th Street. The Assistant City Manager
indicated the site is 17 acres and is zoned OS-1. The applicant will
return to the Planning Commission with a plan indicating the uses.
Joe Valicevic informed the Planning Commission that his employer
(Irwin Union Bank) does business with IPA and asked that he be
allowed to participate in the discussion. Mr. Johnson pointed out
that Craig Nicely’s employee (Design Plus) also does work with IPA.
Motion by Maas, seconded by Poll, to allow Joe Valicevic and
Craig Nicely to participate in the discussions. The motion passed.
Denny Cherette, IPA, was in attendance to discuss the preliminary
PUD plans. He indicated they have held a meeting with the neighbors.
The plans are for a high-class office park on the northern portion
of the property and a high-class neighborhood service development
along the Rivertown Parkway side of the property.
Ed Swanson, Wade-Trim, responded to questions regarding traffic
issues.
Motion by Maas, seconded by Poll, to receive into public record
letters from Judy Buffum, 4115 44th St., and Branden & Darlene
Vanderhoof, 4215 44th St. the motion passed.
3. Request from Town Crossings, LLC for site plan approval of a
proposal to construct 49 one-family residential units on property
located at 4359 Ivanrest zoned RM-3, Moderate Density Residential.
The Assistant City Manager reviewed the proposal and indicated the
use is permitted. He also discussed the adjacent zones, uses, Master
Plan designations, parking, setbacks, utilities, and landscaping.
Mr. Johnson pointed out ownership of a 33-foot wide strip along
Rivertown Parkway is unresolved.
Doug Stalsonburg, Exxel Engineering, was in attendance
representing the applicant and responded to questions regarding
fencing, landscaping, and drainage.
The applicant Don Oppenhuizen discussed the fencing and
landscaping.
Motion by Poll, seconded by Valicevic, to approve the site plan
as presented including: (1) utility connections subject to
Department of Public Works and City Engineer approval; (2) storm
drainage on west parking lot must drain to the north; (3) the
existing 6" watermain should be increased to 8" line and be looped
in front of buildings 1 and 2; a fire hydrant can then be installed
in this location; the existing 2" that serves the soccer field
should be abandoned at the connection to the 12" in Ivanrest Avenue;
buildings 1 and 2 and the soccer field can all be tapped from the
looped 8"; all watermains in private property shall be in 20-foot
easements; (4) proper documentation to prove applicant ownership of
the southernmost portion of the property must be provided to City
staff; and (5) fencing along the southern end and the western side
of the church property be replaced with landscaping to be approved
by City staff; and (6) nine-stall garage not be included in project.
The motion failed by a 2-4 vote.
Motion by Timmer, seconded by Maas, to approve the site plan as
presented including: (1) utility connections subject to Department
of Public Works and City Engineer approval; (2) storm drainage on
west parking lot must drain to the north; (3) the existing 6"
watermain should be increased to 8" line and be looped in front of
buildings 1 and 2; a fire hydrant can then be installed in this
location; the existing 2" that serves the soccer field should be
abandoned at the connection to the 12" in Ivanrest Avenue; buildings
1 and 2 and the soccer field can all be tapped from the looped 8";
all watermains in private property shall be in 20-foot easements;
(4) proper documentation to prove applicant ownership of the
southernmost portion of the property must be provided to City staff;
and (5) fencing along the southern end and the western side of the
church property be replaced with landscaping to be approved by City
staff. The motion passed by a 4-2 vote with Poll and Valicevic
opposed.
Motion by Poll, seconded by Maas to adjourn. The motion passed.
The meeting adjourned at 11:00 p.m.
Mary Meines
Recording Secretary
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