Planning Commission Minutes
CITY OF GRANDVILLE
PLANNING COMMISSION MINUTES
July 2, 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, Virgil Leatherman and Steve Maas.
ABSENT: None
ALSO PRESENT: Dan Johnson, Assistant City Manager
Ken Krombeen, City Manager
Debby Descheneau, Personnel Assistant
Motion by Maas, seconded by Nicely to approve the agenda as
presented. The motion passed unanimously.
Motion by Sherman, seconded by Zondervan, to approve the minutes
of the June 4, 2003 meeting as presented. The motion passed
unanimously.
PUBLIC HEARING
1. 3040 Prairie Street SW – Rezoning from R-3 to OS-1
Chairman Poll opened the public hearing at 7:05 p.m. to receive
public comment on the rezoning of the property located at 3040
Prairie.
Dan Johnson reviewed the rezoning notes and the definitions of
the existing zone districts; OS-1 and R-3. Dan advised the Planning
Commissioners to consider the Master Plan designation when reviewing
the rezoning request. Planning Commissioners were informed that they
would be making a recommendation to the City Council.
Brad Rosely of S.J. Wisinski & Company, representative for Mr.
Northway, came before the planning commission to express Mr.
Northway’s desire to keep the property in a natural state. Mr.
Rosely also noted that a wetland determination was made on the south
four acres of the site and it is in a floodplain, therefore Mr.
Northway does not anticipate anything ever being built on that
portion of the property.
Fred Sobczak of 3060 Prairie came before the planning commission
to express his disinterest in seeing 3040 Prairie being rezoned to
OS-1. Mr. Sobczak does not feel 30 foot set backs are significant
enough when considering Mr. Northway’s current clientele. Mr.
Sobczak made mention that he would like to meet with Mr. Northway to
review the plans he has drawn up for the site. Mr. Sobczak is not
against the use, rather against the use being built too close to his
property line. He is concerned that being 30 feet from an OS-1 zoned
parcel will decrease his property value.
Motion by Timmer, supported by Zondervan to close the public
hearing at 7:20 p.m. The motion passed unanimously.
Chairman Poll asked if there were any comments from the Planning
Commissioners.
Steve Maas asked the applicant why they were looking to rezone
the property to South of Buck Creek if it was indeed in the
floodplain instead of simply rezoning the property to the North of
the creek, as per the Master Plan?
Mr. Rosely stated that was the way Mr. Northway wanted to submit
the request, and reiterated that they are aware of the flood plain
and that nothing can be built there.
Chairman Poll stated he has a hard time changing something they
have master planed residential to office. One of his concerns is the
property owned by Mr. Dill to the south and how that will get
developed and tie into this parcel.
Craig Nicely stated he was perplexed on the rezoning and is not
ready to act on this issue at this meeting.
The Commissioners discussed the idea of the property being
developed as a PUD if indeed it was rezoned and future development
was an option.
Motion by Zondervan, supported by Maas to table the rezoning
request for 3040 Prairie. The motion passed unanimously.
2. 4657-4767 Wilson Avenue – Grand Pointe PUD Amendment
Chairman Poll opened the public hearing at 7:35 p.m. to receive
public comment on an addition to the Grand Pointe PUD located at
4657-4767 Wilson Avenue.
Dan Johnson reviewed the PUD comments and noted that the
applicant is proposing a one-acre addition to their 12.93-acre PUD.
It was also noted that the Planning Commission would be making a
recommendation to the City Council.
Jeff Smith of SE Spohn came before the Planning Commission to
answer any questions they may have.
Motion by Maas, supported by Leatherman to close the public
hearing at 7:40 p.m. The motion passed unanimously.
Motion by Zondervan, supported by Sherman to approve the final
PUD plan, dependent upon successful rezoning, to the City Council.
The motion passed unanimously.
3. 4791 Wilson Avenue SW – Rezoning from RR to OS-2
Chairman Poll opened the public hearing at 7:45 p.m. to receive
public comment on the rezoning of the property located at 4791
Wilson Avenue from RR to OS-2.
Dan reviewed the rezoning notes and clarified that the Planning
Commission is making a recommendation to the City Council. He also
noted that the request was consistent with the Master Plan.
Chairman Poll asked if there was anyone in the audience who would
like to speak on this topic. There was no one.
Motion by Maas, supported by Leatherman to close the public
hearing at 7:47 p.m. The motion passed unanimously.
Motion by Nicely, supported by Maas to recommend rezoning, as
presented, to the City Council based on the fact that the request is
consistent with the Master Plan. The motion passed unanimously.
4. Grand Pointe PUD – Atlanta Bread Company – Special Land Use –
Standard Restaurant
Chairman Poll opened the public hearing at 7:48 p.m. to receive
public comment on a special land use to standard restaurant for
Atlanta Bread Company.
Dan reviewed the special land use comments and noted that
everything is in order and the applicant meets the requirements of a
standard restaurant, except for the area of "usually" ordering food
from an individual menu…. Dan recommended the Planning Commission
either approve the SLU with the term "usually" or to grant SLU on
the condition that the City Council grant a waiver of this
requirement when the PUD addition goes before them.
Chairman Poll asked if there was anyone in the audience who would
like to speak to this topic. There was no one.
Motion by Timmer, supported by Maas to close the public hearing
at 7:56 p.m. The motion passed unanimously.
Jeff Smith of SE Spohn outlined how the operation of getting food
takes place. The customer places an order, receives a beeper, seats
themselves and retrieves their order when the beeper goes off.
Chairman Poll asked who would bus tables? Jeff Smith was unsure
of that part of the operation.
Ken Krombeen reviewed section 5 of the standard restaurant
language for the Planning Commissioners.
After hearing section 5 of the standard restaurant read aloud,
Steve Maas is in agreement that Atlanta Bread Company does fall
under this definition.
Motion by Nicely, supported by Zondervan to grant approval of the
special land use based on the general standards outlined in the
ordinance. The motion passed unanimously.
NEW BUSINESS
1. Atlanta Bread Company – Grand Pointe PUD
Dan Johnson reviewed the site plan comments for the proposal of a
5,000 square foot standard restaurant on a PUD site. Dan noted that
the building elevation may be opposite of what the site plan shows.
The elevations show the entrance on the south side, but the site
plan shows the entrance on the north side.
Jeff Smith of SE Spohn verified that Dan’s comments regarding the
discrepancy in the entrance on the elevation plan and the site plan
is different and would be clarified.
Motion by Leatherman, supported by Maas to approve the site plan
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 3) applicant verifying to
City staff that the correct entry way is on the final plan submittal
4) decorative lights fixtures to be placed on the North, South and
East elevations. The motion passed unanimously.
2. Spancrete Storage Site – SE corner of Busch Drive, E of
Ivanrest
Dan reviewed the site plan comments for an additional storage lot
for trucks and materials for Spancrete. It was noted that the
Department of Public Works is recommending the catch basins be
cleaned at least once a month or as necessary, whichever is sooner.
Mike Baker of Exxel Engineering came before the Planning
Commission to present new plans that added buffering on the South
elevation and partly on the East elevation. The buffer did not
extend across all of the East elevation because there is currently
vegetation and trees on the property line.
Jodi Sherman asked what type of material would be stored on the
site.
Mr. Baker answered; pre-cast concrete and beams, etc.
Craig Nicely wanted to go on record stating he is disappointed
with the last similar development they approved and how the
landscaping buffer along I-196 has not been maintained and hopes the
same does not happen because it is an eyesore for those traveling
into Grandville.
Dan confirmed with Craig that City staff would pull the old site
plan and talk to the property owner.
Bob Poll noted that this is not the best looking plan and/or use,
but is appropriate for the I-2 Industrial District.
Motion by Leatherman, supported by Sherman to approve the site
plan with the following condition: 1) Spancrete must maintain
setbacks free of storage 2) appropriate screening shall be
maintained along all property lines 3) catch basins be cleaned at
least once a month or as necessary, whichever is sooner.
3. Site Plan Review – Stampers Federal Credit Union – 3121
Macatawa Drive
Dan reviewed the site plan comments for the proposed construction
of a two-story, 8,000 square foot credit union with drive-throughs
on lot 3 of the Cora Office Plat. The comments reviewed were a
revision as the applicant submitted new plans after the deadline,
creating adjustments to the original site plan comments. Dan also
presented a memo dated July 2, 2003 from Bob Bruggink that was sent
over just prior to the meeting.
Dan Maxam of Reckley Associates came before the Planning
Commission to answer any questions they may have.
Craig Nicely made note of the dental office to the East, which
was approved last month, and reminded the applicant that a
coordinated effort was agreed upon for the berm on the adjacent
property to the East. However, directly over in the corner from the
approved plan from last month there is a dumpster pad and is unclear
how the berm will work with the dumpster.
Mr. Maxam noted that this was addressed in Bob Bruggink’s memo
and that coordination would take place to assure water run off will
go to their respective lots.
Craig Nicely feels this use will be a bit more intense as far as
traffic is concerned and understands the need for the berm, but at
the same time the Planning Commission talked about consistency and
natural looking developments, which this site does not provide with
the high berm. He would rather see an undulating berm.
Motion by Nicely, supported by Maas to approve the site plan with
the following conditions: 1) Utility connections subject to
Department of Public Works and City Engineer approval 2) Separate
sign permit required for site signage 3) Cross-access agreement for
shared driveway with Lot 4 shall be provided to City 4) incorporate
Bob Bruggink’s memo’s dated June 24, 2003 and July 2, 2003 5)
Maximum berm height of five feet to be approved by Bob Bruggink and
City staff and should be consistent with the rest development to the
East.
4. Site Plan Amendment – 4454 Heritage Court – Office Building –
Site Plan Change
Dan reviewed that the property had received site plan approval
last year. The new owner is requesting a site plan change to remove
one landscape island in the center of the parking lot. Dan mentioned
that City staff has the ability to make certain changes to an
approved site plan, but not the removal of one of the conditions.
Kim Hain of Canal Pointe Ventures LLC came before Planning
Commission to comment that the light fixture would stay and the
elimination of the landscaped island would be less maintenance and
provided a more straight shot through the lot.
Motion by Leatherman, supported by Sherman to approve the request
for the revision as presented. The motion passed unanimously.
5. Zoning Ordinance – Annual Review
Dan presented a list of zoning ordinances for the Planning
Commissioners to review. He reviewed that the Planning Commission
reviews the list, creates a rough draft of those items to be
considered for changes, holds a public hearing and finally
recommends the changes to the City Council.
Chairman Poll feels that the language of restaurant parking and
medical office parking needs to be addressed.
Dan will survey other communities and their language on the items
presented on the list. The Planning Commission will revisit the
items at the August or September meeting.
PUBLIC COMMENT
1. Chairman Poll asked if there were any public comments to be
made. There were none.
OTHER BUSINESS
1. Election of Officers 2003 – 2004 year
Motion by Leatherman, supported by Zondervan to elect Bob Poll as
Chair, Craig Nicely as Vice-Chair and William Timmer as Secretary.
The motion passed unanimously.
Motion by Nicely, supported by Sherman to adjourn. The motion
passed unanimously. The meeting adjourned at 8:50 p.m.
Debby Descheneau
Recording Secretary
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