Planning Commission Minutes
CITY OF GRANDVILLE
PLANNING COMMISSION MINUTES
February 5, 2003
The meeting was called to order by Chairman Poll, in the Council
Chambers at 7:00 p.m.
PRESENT: Jodie Sherman, Virgil Leatherman, Craig Nicely, Bob
Poll, William Timmer, and Steve Maas.
ABSENT: Dave Zondervan
ALSO PRESENT: Dan Johnson, Assistant City Manager
Ken Krombeen, City Manager
Debby Descheneau, Personnel Assistant
Motion by Timmer, seconded by Maas, to approve the agenda as
presented. The motion passed unanimously.
Motion by Maas, seconded by Leatherman, to approve the minutes of
the December 4, 2002 meeting as presented. The motion passed
unanimously.
Chairman Poll noted that there was no Planning Commission meeting
in January of 2003.
OLD BUSINESS
- Site Plan Review – Bob Evans Restaurant
Dan Johnson reviewed Planning Commissioners concerns from the
December 4, 2002 meeting regarding Bob Evans and their proposed
traffic lay out. It was the direction of the Planning Commissioners,
after Special Land Use approval, to have the city’s traffic
engineer, Pete LaMourie, develop some alternate plans. Pete provided
the Planning Commission with three plans for review. A fourth plan
was presented to Dan Johnson just before the start of the meeting.
The main concern from staff is the interaction of traffic between
Rivertown Center and Bob Evans customers.
Marco Capellupo from General Growth Properties, Inc. (GGP) spoke
before the Planning Commission in regards to the agreement between
GGP and Mark Harmson from Rivertown Center Associates LLC. The
verbal agreement made between the two parties is contingent upon Mr.
Harmson’s acceptance to pay for construction and maintenance of the
service road while GGP will provide the access.
Mark Harmson from Rivertown Center Associates LLC spoke before
the Planning Commission to validate the agreement mentioned above.
Mr. Harmson did make mention that the details still needed to be
worked out on paper.
There was ample discussion from the Planning Commissioners
regarding the four plans submitted for review. Chairman Poll asked
if the parking was adequate; Dan stated it was. The Commissioners
liked parts of each plan submitted before them but not one as a
whole. Some suggestions made were to move the 2nd drive to the south
and adding double parking, stop signs, directional signs for traffic
going to the mall and the possibility of combining the plans
submitted to create one that will meet everyone’s needs.
Rick McKinney of Bob Evans Farms, Inc. came before the Planning
Commission with concern to the number of parking spaces. The
original plan had 91 spaces, the new plans are taking away anywhere
from 10 – 20 spaces.
Randy Zimmerman of Rivertown Crossings came before the Planning
Commission to inform them that it is Rivertown’s intention to
install some directional signage between the two drives that will
lead traffic to the center or Bob Evans, which ever they are
visiting.
Rick McKinney of Bob Evans Farms, Inc. spoke again to the
Planning Commission looking for clarification to the question of
whether the access road should come off Bob Evans entrance. Because
the access road will be more for Mr. Harmson’s use Mr. McKinney did
not have a preference.
Ken gave the history of the Bob Evans site from a staff level and
indicated that this has been in the works for a couple of months. He
further stated that while he recognizes the access drive is a
fragile compromise, the Planning Commission is encouraged to be very
specific in their requirements for the access road so there are no
surprises at the next meeting.
Chairman Poll, in agreement with all Commissioners, recommended
that Bob Evans develop new plans to present to the Planning
Commission at either the Special Meeting on February 19, 2003 or the
next regularly scheduled meeting in March 2003.
NEW BUSINESS
- Site Plan Review – St. Mary’s Health Building
Dan reviewed the site plan comments, memos from Fleis &
Vandenbrink Engineering, Moore & Bruggink, Inc. and the history of
the St. Mary’s site. For this meeting the applicant is proposing to
build the first phase of a 42,500 square foot facility. This first
phase is 18,000 square feet in size.
Bob Miller from Trinity Design came before the Planning
Commission to state he agrees with Dan’s comments. He also presented
elevation plans to the Commissioners and outlined the building
structure.
Chairman Poll asked if the facility would be a 24-hour care
center. Mr. Miller stated it would not be, the hours will be Monday
– Friday from 8:00 a.m. to 6:00 p.m. Chairman Poll also stated his
concerns on the deferred parking as this area of town is parking
starved.
Craig Nicely asked for clarification on the extent of the curbing
around perimeter of the Phase I parking. Aaron Catlin from Fleis &
Vandenbrink stated that the parking lot facing 44th Street will all
be curbed as well as the entry, all islands and the face of the
building. The area open to Phase II parking will not be curbed due
to the fact that it would have to be ripped out when Phase II
starts. The site has been design and grated for easy continuation of
Phase II.
Ken Krombeen clarified deferred parking and stated if the
applicant determined, and could prove, they did not need the
required parking spaces they would still have to have the minimum
lot size for future growth.
Motion by Leatherman, supported by Timmer to approve the Site
Plan with the following condition 1) separate sign permit required
for site signage 2) irrigation shall be required 3) all parking
aisles shall be 24 feet wide. The aisle on the north side of the
first row of parking on the east side of the site measures at 22
feet 4) all curbing shall be raised 5) sign shall be moved back out
of the clear visibility triangle 6) average number of foot-candles
should not exceed two 7) required number of trees and shrubs shall
be provided 8) additional landscaping should be required around the
Phase II building and in future parking islands 9) final utility
connections are subject to Department of Public Works and City
Engineer approval 10) drainage plans to be submitted and approved by
city engineers and Kent County Drain Commission 11) storm water
outlets to be approved by city engineers 12) grading plans submitted
and approved by city engineers 13) existing sidewalk located within
the proposed drive opening must be removed and reconstructed at an
8" thickness in accordance with city standards 14) where the
existing drive opening has been constructed, standard city curb must
be replaced across the drive opening when it is removed. The motion
passed unanimously.
PUBLIC HEARING
Chairman Poll opened the public hearing at 8:05 p.m. to receive
public comment on Special Land Use – Fairfield Inn – Limited Service
Hotel.
Dan Johnson reviewed the general standards for approval of
special land uses as well as the standards for a limited service
hotel for Fairfield Inn. Dan reminded the Planning Commission that
typically under a special land use the approval process stays with
the Planning Commission and then they move onto site plan review.
However since this a Planned Unit Development the Planning
Commission is only making a recommendation to the City Council for
approval. He also added that with a PUD variances are not allowed.
Jeff Smith, developer of the entire PUD came before the Planning
Commission to discuss the history of the site and how Fairfield Inn
would fill the need of a limited service hotel in this area.
Phil Richardson of Aston Development Group came before the
Planning Commission to speak about the hotels outline, amenities and
rooms.
Jeff Schrader of Kinseth Hospitality Company came before the
Planning Commission to introduce Kinseth Hospitality as owner and
operator of the hotel.
Motion by Maas, supported by Leatherman to close the public
hearing at 8:20 p.m. The motion passed unanimously.
Motion by Maas, supported by Leatherman to accept the letter from
Design 1. The motion passed unanimously.
Bob Poll stated he is concerned with the idea of a limited
service hotel in this area for the purpose of staying consistent
with future applicants. Dan advised that the staff too was concerned
with issue of consistency and spoke with Attorney Randy Kraker.
Randy’s opinion is that the PUD is what gives the Council the
ability to grant the waiver and approve a special land use hotel
that does not meet all the special land use requirements.
Motion by Maas, supported by Leatherman to recommend special land
use approval to the City Council contingent upon the council
granting waivers on Section 8-2(D)(4)(f)(h)(I) and require that 1)
45% percent of all exterior building elevations (exclusive of glass,
door and roof gable areas) facing a residentially zoned district
shall be constructed of brick, decorative masonry units, or a
material of similar quality, appearance and durability 2) All suites
shall have a microwave oven and refrigerator 3) Not less than 10% of
the total number of units shall be "suites" with separate living and
sleeping. The motion carried 5-1 (Poll opposed).
NEW BUSINESS (Continued)
- Site Plan Review – Fairfield Inn Hotel
Dan Johnson reviewed the site plan comments for Fairfield Inn.
Motion by Nicely, supported by Sherman to approve the site plan
contingent on the special land use approval by the City Council with
the following conditions 1) separate sign permit required for site
signage 2) final utility connections are subject to Department of
Public Works and City Engineer approval. The motion passed
unanimously.
PUBLIC COMMENT
- Chairman Poll asked if there were any public comments to be
made. There were none.
OTHER BUSINESS
- Special Planning Commission Meeting
Dan informed the Planning Commission that there would be a
special meeting on Wednesday February 19, 2003 at 6:00 to discuss
rezoning of 3730 44th Street to OS-2 Planned Office Service. Bob
Evans will also be on the agenda if they are prepared to provide new
access road plans.
Dan also updated the Planning Commission on the research done on
parking requirements for medical office buildings. St. Mary’s has
complied with the requirements taking away from the urgency of the
request; therefore the information will be presented at the annual
review of the zoning ordinance.
Motion by Nicely, supported by Sherman to adjourn. The motion
passed unanimously. The meeting adjourned at 8:45 p.m.
Debby Descheneau
Recording Secretary
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