Planning Commission Minutes
CITY OF GRANDVILLE
PLANNING COMMISSION MINUTES
DECEMBER 5, 2001
The meeting was called to order by Chairman Zondervan in the
Council Chambers at 7:00 p.m.
PRESENT: Steve Maas, Bob Poll, William Timmer, Joe Valicevic, and
David Zondervan.
ABSENT: Virgil Leatherman, Craig Nicely.
ALSO PRESENT: Kenneth Krombeen, City Manager
Dan Johnson, Assistant City Manager
Motion by Valicevic, seconded by Maas, to approve the agenda as
presented. The motion passed.
Motion by Valicevic, seconded by Poll, to approve the minutes of
the November 7, 2001 meeting as presented. The motion passed
unanimously.
PUBLIC HEARING
1. Chairman Zondervan opened the public hearing at 7:03 p.m. to
receive public comment on the proposed amendment to rezone 3570
Viaduct from C-3, Highway Commercial to I-2, Industrial. The
Assistant City Manager reviewed the request indicating the requested
zone designation was consistent with the Master Land Use Plan.
No public comment was received.
Motion by Poll, seconded by Valicevic, to close the public
hearing at 7:05 p.m. The motion passed.
Motion by Poll, seconded by Maas, to recommend City Council
approve the proposed rezoning amendment. The motion passed
unanimously.
2. Chairman Zondervan opened the public hearing at 7:36 p.m. to
receive public comment on the request by Investment Property
Associates (IPA) for recommendation of a Planned Unit Development on
a 17-acre parcel located at 4180 – 4270 44th Street. The site is
zoned OS-1. The Assistant City Manager reviewed the PUD Comment
Sheet noting adjacent zoning and uses. Up to 50% of the area may be
used for C-1 and RM-3 uses. He also noted the requirement that 10%
of the site be maintained as green space and that the applicant had
submitted a traffic study.
Denny Cherette of IPA addressed Planning Commission questions
from the previous discussions including the traffic analysis
provided by Wade-Trim, on-site circulation plans provided by
Wade-Trim, traffic capacity of 44th Street, landscaping plans
(provided), directional signage (plan provided) and green space
provisions (33% to 37% of site). Mr. Cherette indicated he
anticipated any commercial uses established would be complimentary
to the office uses such as a bookstore, candy shop, florist, travel
services, computer businesses, cellular phone companies and similar
uses. He plans a landscaped berm along the entire 44th Street
frontage and 100% brick exteriors for the buildings.
Steve Maas asked if IPA would be maintaining an ownership
interest in the development. Mr. Cherette answered that it is IPA’s
approach to buy the land, build the buildings and retain ownership
and management of them. Very few structures are sold. IPA has no
partners in this project and would prefer to own but it is possible
some of the C-1 structures could be sold.
John Kirk, 4372 Wilfred, is concerned about the potential traffic
increase on 44th Street. He feels traffic has increased in volume
and speed since the mall opened. Left turns are difficult from
westbound 44th Street at Canal. He is also concerned about light
pollution. He is okay with the OS-1 zoning but concerned about
retail traffic generation, especially if restaurants are established
that are open later hours.
Becky Christian, 4371 Wilfred, feels squeezed out by the
commercial development and is also concerned about the 44th/Canal
intersection. Office buildings don’t bother her but a "strip mall"
does.
Motion by Timmer, seconded by Poll, to close the public hearing
at 8:12 p.m. The motion passed.
Motion by Maas, seconded by Valicevic, to accept two letters
received on this proposal into the record. The motion passed.
Bob Poll asked about the expectation of a traffic signal at
44th/Canal and suggested the signal should be installed to coincide
with the opening of the first building in the development. While
recognizing IPA’s record of quality development, he is somewhat
uncomfortable that project tenants are unknown.
David Zondervan feels the city has much greater control with a
P.U.D. and that each building and use will require individual
approval. The Planning Commission will require a first class
development.
Steve Maas feels the developer is in the vulnerable position. He
supports keeping the commercial uses away from 44th Street.
Joe Valicevic stated the developer has all the risk and the city
retains the control.
Motion by Valicevic, seconded by Timmer, to recommend approval of
the PUD land use concept to the City Council with the additional
suggestion that the traffic signal at 44th/Canal and the landscaped
berm along 44th Street be installed by the developer in conjunction
with the initial development and that the brick entry ways as
presented by the developer be employed at project entrance points.
Further, that all individual proposed land uses and buildings return
to the Planning Commission for approval. The motion passed
unanimously.
NEW BUSINESS
- The Assistant City Manager stated the City Council has
requested the Planning Commission revisit the Master Land Use Plan
designation for the property located at the northwest corner of
Wilson Avenue and 44th Street. The current designation is Office,
however, two recent requests for OS-1 zoning at this location have
been denied by the City Council. Planning Commissioner comment
followed.
Bob Poll holds 44th Street as the dividing line between
residential and the more intense uses to the south and so would
support a residential designation. He is unsure of what the best
residential use would be; perhaps townhouse or condominium type
development.
Bill Timmer previously felt a bank was a good use on this
property but understands the Council has expressed a concern that
should be addressed.
Steve Maas is still uncomfortable rezoning areas north of 44th
for office or other non-residential uses and feels there is a viable
residential use for this property.
David Zondervan feels this corner has good potential for
residential development and that the Planning Commission has a good
record of protecting adjacent neighbors. He would like to see a
proposal for residential development.
Joe Valicevic is interested in seeing a creative residential plan
for this property.
No formal action was taken. The consensus of the Planning
Commission was to allow additional comment by the Commission in
January and to consider setting a public hearing to take comment on
any proposed amendment to the Master Land Use Plan for this property
in February.
- The Assistant City Manager informed the Planning Commission of
a pending variance request regarding potential residential
development on the south side of 44th Street adjacent to the
Parkway Place plat. Minor lot width variances are being requested
to permit development of duplexes and single family home on two
parcels. The Planning Commission was offered an opportunity to
comment on these requests with the consensus being positive on the
variance requests. The Commission is supportive of residential
in-fill on the south side of 44th Street and feels it will be good
for the neighborhood.
Motion by Timmer, seconded by Poll to adjourn. The motion passed.
The meeting adjourned at 8:47 p.m.
Ken Krombeen
Acting Recording Secretary
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