Planning Commission Minutes

CITY OF GRANDVILLE
PLANNING COMMISSION MINUTES
June 4, 2003

The meeting was called to order by Chairman Poll, in the Council Chambers at 7:02 p.m.

PRESENT: Jodie Sherman, William Timmer, Craig Nicely, Bob Poll, Dave Zondervan and Steve Maas.

ABSENT: Virgil Leatherman

ALSO PRESENT: Dan Johnson, Assistant City Manager
Ken Krombeen, City Manager
Debby Descheneau, Personnel Assistant

Motion by Nicely, seconded by Maas, to amend the agenda as follows: new item number one under new business – Cora Plat, buffering and lighting. The motion passed unanimously.

Motion by Sherman, seconded by Nicely to approve the amended agenda as presented. The motion passed unanimously.

Motion by Zondervan, seconded by Maas, to approve the minutes of the May 7, 2003 meeting as presented. The motion passed unanimously.

PUBLIC HEARING

Special Land Use – Hoop City Basketball Indoor Recreation/Health Fitness Center

Public Hearing cancelled due to applicant’s withdrawal.

NEW BUSINESS

1. Cora Plat – Buffer Yards and Lighting

Dan explained that the buffer yards and lighting were relative to two of the items being presented this evening; West Michigan Rehabilitation and Dr. James Kessel. Dan reviewed the zoning ordinance language for landscaping and buffer yards and explained that buffer yards come into play when Residential and Non-residential property meets. Dan reviewed options available to the commissioners and recommended that the buffer yard be consistent throughout the Cora Plat. Dan also recommended that the commissioners take into consideration lighting and that the higher the light the more visible it will be to neighboring properties.

Discussion was held amongst the commissioners on what would be a reasonable space for the buffer yard. Timmer thought that a ten foot buffer yard would be sufficient while other commissioners were considering fifteen to twenty feet to allow for more variety. All of the commissioners agreed that the lighting and landscaping should be consistent throughout the site. Fencing across the back of the property was also an option for the buffer yard.

Poll is concerned with lights shining into the residential district and suggested that less than twenty feet for the buffer yard would be acceptable if the building was placed in such a position that parking was not facing the residential properties.

Poll confirmed that all commissioners were in agreement with natural buffering and consistent lighting throughout the whole property. Poll asked Dan Johnson if there should be a motion for their discussion or if it was for their general knowledge. Dan informed the commissioners that it was for their general knowledge as they move forward with the individual lots.

2. Site Plan Review – Gary Armbrecht, Dental Office

Dan Johnson reviewed site plan comments for the proposed 10,224 square foot dental building located on lot seven of the Cora Plat. Dan informed the Commissioners that they may reduce the parking setbacks along Macatawa Drive to five feet if there is sufficient landscaping to offset the reduced front yard parking setback. This property essentially has two front yards as the building fronts on Macatawa Drive and 44th Street. Dan informed the Commissioners that they had a letter from BHS Properties, L.L.C., owners of the undeveloped parcel directly East of Lot 7, that states they are in agreement with a shared driveway and shows a new curb cut that allows this. Should the shared driveway be required then a cross-access agreement should be provided to the City.

Timmer asked why the right of way was moved over towards the south. Dan informed him that driveway widens as you go west on 44th Street as the intersection widens and the southeast corner has been deeded over to the City for right of way purposes for a highway use.

Maas complimented the applicant on the looks of the building. He also asked about the timeline for construction. The applicant is hopeful that it will start yet this year.

Nicely asked if there was a suggestion for how much the sidewalk could increase? Dan informed the Commissioners that he was leaving that up to their discretion.

Nicely stated he would like to see consistent pole heights and lighting levels.

Motion by Nicely, supported by Maas to approve the site plan with the following conditions 1) final utility connections subject to Department of Public Works and City Engineer approval 2) sidewalk between front of building and parking spaces should be widened to six feet to accommodate vehicle overhang 3) sidewalk along 44th Street shall be relocated so it is within the property 4) sidewalk along Macatawa Drive is required as was shown on the approved Plat 5) separate sign permit required for signage 6) curbcut to Macatawa Drive shall be moved to the east per the revised sketch from Exxel Engineering dated June 3, 2003 and that a shared access agreement shall be provided to the City of Grandville for these two lots 7) light poles to be consistent at a height of 20 feet and light levels to also be consistent. The motion passed unanimously.

3. Site Plan Review – West Michigan Rehabilitation

Dan Johnson reviewed site plan comments for the proposed 12,000 square foot medical building located on the first lot on the north side of Macatawa Drive, lot 6. Dan reviewed a memo received by Exxel Engineering that came over earlier in the day and they address some of the site plan comments. The first one pertained to utilities, the applicant now has the 2" water service connected to the 8" watermain. Site grading has also been addressed on the revised site plans. In addition Bob Bruggink, Moore & Bruggink, Inc. will do a final review of the revised plans for final approval. A revised landscaping plan has also been submitted and provides the legend that explains the number and sizes of landscaping along with the types of trees and shrubs to be used on the site. Dan informed the Commissioners that they will want to discuss a possible shared driveway. Dan introduced a memo from Pete LaMourie that suggests a shared driveway between lots 5 and 6. It was also suggested that aside from the driveway the Commissioners will also want to discuss buffer yards and lighting.

Poll asked if an access agreement was placed upon the developer would new owners of the property have to accept that agreement? Dan confirmed, yes.

Mike Baker from Exxel Engineering – 5252 Clyde Park, Grand Rapids MI 49509, came before the Planning Commission to state the applicant is in agreement with all of Dan’s site plan comments, except for the shared access. Baker informed the Commissioners that they did try to design the driveway so it would benefit both lots 5 and 6. Excel has the driveway back from the property line to allow for flexibility since it is unsure how lot 5 will develop once it is sold. Baker stated he was happy to answer any questions from Commissioners.

Poll and Nicely stated they both like the driveway plans from Exxel Engineering rather than the suggested driveway plan from Pete LaMourie.

Nicely noted that the grading plan did have a bit of grade differential from lot 5. Baker informed the Commissioners that the applicant is bringing in fill to their site for building height.

Nicely asked if the building was going to be divided up into suites? Baker informed him that it would be divided up with the back corner being a weight room and employee entrance.

The Commissioners agree that at least six foot trees with no fencing should be adequate for protection of the residential district, however they are unsure of the types of trees to be planted on the site. The Commissioners are suggesting a faster growing tree. Ken Krombeen noted that the applicant is already prepared to purchase both Douglas Firs for the back of the property and Blue Spruces for the front of the property, and suggest a mixture of both along the back of the site.

Dan Johnson brought up the wood chip walkway that runs through the property and suggested the Commissioners discuss its purpose. The Commissioners were in agreement that they did not see a problem with the wood chip walkway since the property owner would maintain it.

Dan Johnson made note that City staff was in agreement with Pete LaMourie’s driveway plan.

Motion by Zondervan, supported by Nicely to approve the site plan with the following conditions 1) final utility connections subject to Department of Public Works and City Engineer approval, 2) separate sign permit required for signage, 3) an easement agreement shall be provided to the City of Grandville for lots 5 and 6, 4) driveway constructed under the June 2, 2003 revised plans submitted by Excel Engineering, 5) 8’ – 10’ Blue Spruce and Douglas Fir tree mix on the north (back) side of the property 6) light poles to be consistent at a height of 20 feet or less. The motion passed unanimously.

It was recommended that the Planning Commission hold off on item #4 – Dr. James Kessel – until Dr. Kessel arrived for the meeting. The Commissioners unanimously agreed and move to item #5 – Grand Point PUD Expansion.

4. Site Plan Review – Grande Pointe PUD – Expansion

Dan Johnson reviewed the PUD comments for the addition of a residential parcel to the south of the PUD. The applicant is proposing three curbcuts for the addition, Dan informed the Commissioners that City staff feels this is one curbcut too many and that a traffic review would be done at the next stage of planning. It was also noted that the addition would have to be rezoned from RR, Rural Residential to OS-2, Planned Office/Service District in order to be considered or final approval.

Jeff Smith from SE Spohn Construction, 5084 Exchange Dr, Flint MI 48507, came before the Planning Commission to state that the band and sidewalk conditions from last months meeting have been meet. Jeff also noted that they have moved the building back slightly to accommodate for a driveway that the Planning Commission recommended.

Nicely asked if the decorative sidewalk did have curbs to permit cars from using it as an access. Jeff informed the Commissioners that there was indeed curbs along the walkway.

The Planning Commission conducted a preliminary plan review on the amended PUD and concurred the applicant may proceed with final plan review.

5. Site Plan Approval Extension – Elders Electric

Dan Johnson reviewed the history of Elders Electric and that they were given site plan approval last year. Their year is just about to expire and they are requesting an extension. Dan informed the Commissioners that the applicant is aware that the extension is good for sixty days. Should the extension expire and the applicant is aware that they will have to start the site plan review process over.

Motion by Zondervan, supported by Maas to approve the sixty-day site plan approval extension. The motion passed unanimously.

With Dr. Kessel still not present for his site plan review, Chairman Poll addressed the Commissioners with a letter he received from the Ottawa County Planning Commission who is trying to put a plan together for the entire county to see how it compares to Grandville. They are encouraging Grandville’s Commissioners to give input into the plan and get on their mailing list for updates.

PUBLIC COMMENT

1. Chairman Poll asked if there were any public comments to be made. There were none.

OTHER BUSINESS

1. Recommendation of Appointments – Two Commission Positions

Dan informed the Planning Commissioners that Jody Sherman’s, who is finishing out Joe Valicevic’s term, and David Zondervan’s terms were expiring. Both have agreed to serve another term.

Motion by Maas, supported by Timmer to recommend re-appointments of Jodie Sherman and David Zondervan onto the City Council. The motion passed unanimously.

2. July Meeting

Dan Johnson informed the Commissioners that the July meeting would take place on July 2nd and wanted to make sure there would be a quorum. All Planning Commissioners present plan on attending the July 2, 2003 meeting.

NEW BUSINESS CONTINUTED:

6. Site Plan Review – James Kessel, Dental Office

Dan Johnson reviewed the site plan comments for a 4,320 square foot dental office on lot 4 of the Cora Plat. Dan informed the Commissioners that the plans in front of them are revised plans that have been reviewed by the Bob Bruggink, City Engineer. Bob is however still reviewing the grading issue and the standard condition of final utility connections subject to Department of Public Works and City Engineer approval will assure the grading is in order before construction starts. Dan reminded the Commissioners that they are setting the buffer yard at 20 feet for the Cora Plat and he is unsure how that would work with this lot. He suggests reducing the front yard set back from 20 feet to 10 feet, basically shifting everything to the South. Lighting and landscaping should also be considered in order to keep the Cora Plat consistent. Dan mentioned that he did talk to the architect working on lot 3 to the west and they are comfortable with a shared access. Dan recommends a shared access agreement be provided to the City of Grandville for lots 3 and 4.

Mike Woodsack with TJA Architecture – 4040 Tallman Creek NW, Grand Rapids MI 49544 – came before the Commissioners to answer any questions.

Nicely noted that he liked the concept of the garage and that it is a great way to handle issues of storage of snowplows, to molds, to salt, etc.

Maas commented that he likes the design of the building.

Poll asked if the ten-foot buffer yard that is proposed has berms or is it flat with landscaping. Mike noted that it was flat with landscaping.

Mike also noted that this lot will sit lower than the neighbors to the north will and that the parking on the north is for employees who will typically work 8:00 am – 5:00 pm, Monday through Friday.

Motion by Nicely, supported by Maas to approve the site plan with the following conditions 1) final utility connections subject to Department of Public Works and City Engineer approval, 2) separate sign permit required for signage, 3) a shared access agreement shall be provided to the City of Grandville for lots 3 and 4, 4) 20 foot buffer yard on the north side with gentle undulating berms and no fence 5) reduce front yard setbacks from 20’ to 10’ 6) maximum light pole height is 20 feet. The motion passed unanimously.

Motion by Nicely, supported by Sherman to adjourn. The motion passed unanimously. The meeting adjourned at 8:25 p.m.

Debby Descheneau
Recording Secretary

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