Planning Commission Minutes
CITY OF GRANDVILLE
PLANNING COMMISSION MINUTES
December 4, 2002
The meeting was called to order by Chairman Poll, in the Council
Chambers at 7:00 p.m.
PRESENT: Dave Zondervan, Virgil Leatherman, Craig Nicely, Bob
Poll, William Timmer, and Steve Maas.
ABSENT: Jodi Sherman
ALSO PRESENT: Dan Johnson, Assistant City Manager
Ken Krombeen, City Manager
Debby Descheneau, Personnel Assistant
Motion by Zondervan, seconded by Maas, to approve the agenda as
presented. The motion passed unanimously.
Motion by Maas, seconded by Timmer, to approve the minutes of the
November 6, 2002 meeting as presented. The motion passed
unanimously.
PUBLIC HEARING
1. Special Land Use – Bob Evans Restaurant
Chairman Poll opened the public hearing at 7:01 p.m. to receive
public comment on Special Land Use – Bob Evans Restaurant.
Dan Johnson reviewed the special land use comments for Bob Evans
Restaurant.
Rick McKinney from Bob Evans Restaurant came before the Planning
Commission to answer any questions.
Mark Harmsen, part owner of the Rivertown Center, came before the
Planning Commission to state that they are very much in favor of the
proposed restaurant use and would welcome Bob Evans Restaurant as a
neighbor. However, Mark did state he was concerned about the grading
configuration and the access drive entering his property.
Motion by Timmer, supported by Zondervan to close the public
hearing at 7:09 p.m. The motion passed unanimously.
Motion by Timmer, supported by Maas to approve the Special Land
Use. The motion passed unanimously.
NEW BUSINESS
- Site Plan Review – Bob Evans Restaurant
Dan Johnson reviewed the site plan comments for Bob Evans
Restaurant. He addressed the issue of grading and stated that Bob
Evans was willing to correct the issue during construction if made a
condition by the Planning Commission. Dan also made note that the
utilities should be a condition relative to the Bob Bruggink’s memo.
Dan introduced three letters from Classic Stereo and Video, Pak Mail
Area Developer and de Reuze Gourmet Market and Peters Imports, Inc.
all of which are concerned with current traffic flow into Rivertown
Center.
Motion by Zondervan, supported by Mass to accept letters from
Classic Stereo and Video, Pak Mail Area Developer and de Reuze
Gourmet Market and Peters Imports, Inc. The motion passed
unanimously.
Rick McKinney spoke briefly to site plan and commented on the
connection to Rivertown Center, stating the way the plan is
currently drawn up works best for Bob Evans Restaurant and the
development. Mr. McKinney feels Bob Evans has met what was required
of them.
Due to traffic flow concerns with the current plan, the planning
commissioners discussed a separate access drive from the parking lot
that would possibly follow the east/west watermain easement. It was
also mentioned that the access drive should be done at the time of
Bob Evans going into the site.
Marco Capellupo with General Growth Properties came before the
Planning Commission to state that General Growth Properties is in
favor of the Bob Evans site and is willing to cooperate with all
parties pertaining to the matter of access as long as it is
beneficial to all parties.
Motion by Nicely, supported by Leatherman to table Bob Evans
Restaurant site plan until Pete LaMourie can draw up new plans with
different access routes with support from City staff and cooperation
from all parties involved. The motion passed unanimously.
PUBLIC HEARING CONTINUED
- Special Land Use – Qdoba Restaurant
Chairman Poll opened the public hearing at 7:45 p.m. to receive
public comment on Special Land Use – Qdoba Restaurant.
Dan Johnson reviewed the special land use comments for Qdoba
Restaurant. All of the special land use requirements appear to have
been met.
Chad from Qdoba came before the Planning Commission to answer any
questions and mentioned that Qdoba would like to be considered for
the casual restaurant zoning instead of the standard restaurant
zoning that is currently be proposed.
Mary Huizen, resident located at 4310 Crest Creek Ct., came
before the planning commission to stress her concerns with the
increase traffic flow along 44th Street that will present itself
with the development of Qdoba. Ms. Huizen also stated her
frustration with the notice of public hearing that went out to
residents and businesses within 300 feet of the development stating
it would have been helpful to have gotten a site plan as well.
Jeff Jirinec, resident located at 3845 44th Street, came before
the planning commission to stress his concerns with the build up of
traffic along 44th Street. He asked that the Planning Commission be
considerate of the 44th Street residents and the Condominiums that
are there when planning the access drive for this development.
Chairman Poll clarified to the audience that the driveways and
access routes being discussed earlier were not for the Qdoba site.
Ken Krombeen took the conversation one step further and informed
the audience that the proposal of Qdoba Restaurant does not involve
any new driveways and that the restaurant would utilize the
buildings and parking that are already on site.
Mark Harmsen, part owner of the Rivertown Center, spoke to the
Planning Commission about the history of the out building.
Craig Nicely asked if there had been any recent traffic counts
along 44th Street and Potomac that would validate the concerns being
raised about increase traffic.
Ken Krombeen stated there had been a recent study done and that
city staff could provide the Commissioners with the old figures vs.
new figures given a little time to put the information together.
Motion by Maas, supported by Nicely to close the public hearing
at 8:01 p.m. The motion passed unanimously.
Motion by Zondervan, supported by Leatherman to approve the
Special Land Use. The motion passed unanimously.
NEW BUSINESS CONTINUED
2. Site Plan Review – Smith Parking Lot – Transitional Parking
Dan Johnson reviewed the site plan comments for the Smith Parking
Lot stating that the ordinance does allow a transitional parking lot
for the site as long as certain conditions are met. Dan suggested
that the proposed fence be extended to the west to better block the
view of the neighbors to the south.
David Smith, President of Northern Mortgage, came before the
Planning Commission to state that his company purchased the lot to
accommodate their growth and provide more parking for their
customers and staff.
Jeff VanDorp, resident located at 2844-46 Vermont, came before
the Planning Commission to express his concerns of a commercial area
encroaching on their residential area. Jeff has had discussion with
Dave Smith relative to moving the proposed fence to the South and
states it would not provide much relief of their visibility to the
parking lot. Jeff also asked for clarification on the issue of a
parking lot in a residential area.
Dan Johnson reviewed the language for parking ordinance, which is
part of the zoning ordinance. In reviewing the language it clear
that transitional parking is allowed for the area in question.
Peggy Nelson, resident located at 2835 Vermont, came before the
Planning Commission to express her concerns of the commercial
development and what type of traffic and activity it will bring to
the area.
Jan Heft, resident located at 2855 Vermont, came before the
Planning Commission to express her concerns of decreased property
values due to the commercial development around them.
Amy VanDorp, resident located at 2844-46 Vermont, came before the
Planning Commission to express the impact this commercial
development would have on their neighborhood. Amy suggested a taller
fence or some other type of buffer that would better block their
view of the proposed parking lot.
Robert Avink, resident located at 2873 Vermont, came before the
Planning Commission to express his concerns of increased traffic
that may be associated with the proposed parking lot.
The Planning Commission discussed different options for the
buffer to the residential area, such as putting the fence directly
on the residential lot line and/or using more trees and shrubs.
Dave Smith spoke to the Planning Commission again stating his
willing to work with the VanDorp’s to create a fair compromise for
the buffer area.
Motion by Leatherman, supported by Zondervan to approve the Site
Plan of transitional parking with the following condition 1) a fence
or proper landscaping that is compatible with the ordinance as
defined by the Assistant City Manager. The motion carried 4-2
(Nicely and Poll opposed).
3. Site Plan Review – Store Fronts
Dan Johnson reviewed the site plan comments for Store Fronts. He
mentioned that the Department of Public Works request that the
applicant clean out the drain catch basin along Sanford Avenue and
they will inspect it upon completion.
Jim Cullen, General Manager of Store Fronts, came before the
Planning Commission to answer any questions they may have.
Ken Krombeen asked what the storm drainage provision was for the
existing gravel lot to be paved in the spring. His concern is that
the plan provides for a paved parking lot without a catch basin,
thus shedding the water elsewhere for a long distance.
Dan Johnson mentioned that the drainage would go through the
gravel area to the west and into the catch basin along Sanford
Avenue.
Motion by Nicely, supported by Maas to approve the site plan with
the following conditions 1) Catch basin on Sanford Avenue shall be
cleaned out by applicant with inspection by DPW 2) Drain connection
to be approved by City staff. The motion passed unanimously.
Craig Nicely excused himself from the Planning Commission meeting
at 8:55 p.m.
4. Preliminary Plat – Johnson Estates No. 12
Dan reviewed the memorandum for Johnson Estates No. 12. He
mentioned that Moore and Bruggink reviewed the plan and their
comments included storm water drainage, grading, watermain and
sanitary sewer. Public Works comments were that an 8" valve west of
the tee in Redkey Drive and an 8" valve south of the tee in Redkey
Court need to be installed. Dan mentioned that all comments, if not
already met, would be addressed prior to construction.
Motion by Zondervan, supported by Leatherman to approve the
sketch and preliminary plat. The motion passed unanimously.
5. Preliminary Plat – Cora Office Complex
Dan reviewed the memorandum for the Cora Office Complex. He
mention that Moore and Bruggink reviewed the plan and their comments
will be addressed prior to construction. One notable comment was
that of the fire hydrant which is located in the middle of lot 2.
The tenant for lot 2 is ok with the placement of the hydrant as they
anticipate their driveway being located on the lot line of lots 1
and 2.
Dan also reviewed the variance request stating that the Planning
Commission shall consider the variance and make any recommendations
to the City Council.
Motion by Zondervan, supported by Maas to approve the sketch and
preliminary plat. The motion passed unanimously.
Motion by Leatherman, supported by Maas to approve the
recommendation to City Council on the variance of planting trees.
The motion passed unanimously.
PUBLIC COMMENT
- Chairman Poll asked if there were any public comments to be
made. There were none.
OTHER BUSINESS
- Office Parking Requirements
Dan informed the Planning Commission that the Zoning Board of
Appeals had received a variance application from St. Mary’s for
their proposed office building near 44th Street and Rivertown
Parkway. St. Mary’s is proposing 206 parking spaces for a 45,000
square foot building. Dan reviewed the City’s parking requirements.
The Zoning Board of Appeals tabled the request in order to gather
further information from comparable communities and to ask the
Planning Commissions opinion on updating parking requirements in the
future.
All Planning Commissioners present were in favor of the idea of
gathering comparable information from other communities.
Dan will present the findings to the Planning Commission at the
January meeting.
Motion by Zondervan, supported by Maas to adjourn. The motion
passed unanimously. The meeting adjourned at 9:08 p.m.
Debby Descheneau
Recording Secretary
Contact the webmaster by clicking here.
Comments regarding website technical problems can be sent here.
An online community since 2000.
City of Grandville
3195 Wilson Avenue SW
Grandville, MI 49418
(616) 531-3030
This page last modified
07/01/11 .
All information © 2004 Grandville, Michigan
Site Use Policy
Site Design/
Development by
 |
|
