Planning Commission Minutes
CITY OF GRANDVILLE
PLANNING COMMISSION MINUTES
September 3, 2003
The meeting was called to order by Chairman Poll, in the Council
Chambers at 7:01 p.m.
PRESENT: Jodie Sherman, William Timmer, Craig Nicely, Bob Poll,
Dave Zondervan, Virgil Leatherman and Steve Maas.
ABSENT: None
ALSO PRESENT: Ken Krombeen, City Manager
Dan Johnson, Assistant City Manager
Debby Descheneau, Personnel Assistant
Motion by Maas, seconded by Nicely to approve the agenda as
presented. The motion passed unanimously.
Motion by Nicely, seconded by Sherman, to approve the minutes of
the August 6, 2003 meeting as presented. The motion passed
unanimously.
NEW BUSINESS
- Site Plan Review – 3367 28th Street – Storage Building
Dan Johnson reviewed the site plan comments for the proposal of a
warehouse building that would be used for a sign business. Dan
informed the Planning Commission that this type of use is the only
fit for this property because of the lot size. A warehouse use is
the least intensive; anything else would not be able to meet parking
requirements.
Jon Bratt, applicant for 3367 28th Street, came before the
Planning Commission to clarify that city staff would inform him if
and when sidewalks will need to be put into place. He also wanted to
clarify that the sidewalks would be his responsibility. Dan Johnson
confirmed both to be true.
Chairman Poll asked Jon Bratt if he understood that if he were to
sell the property that any potential owners would need to come
before the Planning Commission for any change of use because of
parking issues. Jon Bratt stated that he did understand.
Virgil Leatherman asked if the 125’ shown on the plans were from
building to building or does it include the width of Wallace Drive
from the right of way. Dan Johnson noted that the right of way was
staggered and wider at Wallace.
Virgil Leatherman asked how the applicant planed to have traffic
maneuver around the site. Virgil is concerned about the danger of
28th Street traffic interfering with the driveway to the proposed
building. Jon Bratt stated that traffic would flow around the back
of the property at the overhead service door and then pull forward
through the front of the building.
Dan Johnson informed the Planning Commission that staff is
recommending the site plan be tabled due to the fact that there are
a number of conditions that should be addressed before approval.
Motion by Zondervan, supported by Sherman to table until the
staff comments are incorporated into the plan. The motion passed
unanimously.
2. Site Plan Consideration – Bob Evans Restaurant
Dan informed the Planning Commissioners that the Bob Evans site
is moving along nicely and that they will soon be ready to apply for
an occupancy permit. The applicant is asking for the Planning
Commissions help to get the cross access agreement signed between
General Growth Properties and Rivertown Center. This agreement will
allow for construction of the road to start, and allow Bob Evans to
meet the remaining three conditions placed on their site plan; 1)
cross access agreement; 2) stop signs and 3) directional signs.
Dan also informed the Planning Commissioners that they could
approve the occupancy permit before the stop signs and directional
signs are put up, and then set a required timeframe for completing
that requirement. Dan’s main concern is getting the cross access
agreement in place.
Rick McKinney from Bob Evans came before the Planning Commission
to give an update on the three remaining conditions. He noted that
he has been in contact with General Growth since the day after the
February 19, 2003 meeting with no progress. As for the stop signs
and the directional signs, Bob Evans is waiting for the last cover
of asphalt and lines to be painted.
Chairman Poll asked Rick McKinney if he anticipated that General
Growth Properties would sign the cross access agreement. He also
asked when Bob Evans anticipated occupancy and to start training
staff.
Rick McKinney is fairly confident that the agreement would be
signed. For the occupancy permit, Bob Evans is hoping to apply for
that within the next couple of weeks.
Chairman Poll expressed some concern on going back on conditions
that the Commissioners initially made. He feels that there is still
enough time to have the conditions met.
Dan Johnson reaffirmed that the biggest concern was the cross
access agreement and that stop signs are stop signs and look the
same, the directional signs have been reviewed and look good. Dan
also stated that when the signs are ready to be put up that they
would be reviewed again at their permanent location.
Motion by Zondervan, supported by Leatherman to give city staff
the authority to approve the signs as needed and the cross access
agreement will need to be signed before occupancy. The motion passed
unanimously.
3. Zoning Ordinance Review – Annual Review
Planning Commissioners were given a preliminary list of zoning
ordinance items to review. Some items are expected to take more time
to consider than others do, and have been separated accordingly. Dan
recommends holding only two public hearings and making only two
recommendations onto the City Council; one for the items that will
require more time and one for items that can quickly be discussed.
It was agreed by all Commissioners to review one item at a time.
Dan Johnson reviewed each item individually as the Commissioner
moved down the list.
A. Restaurant Parking Comments:
Chairman Poll would like to see more parking spaces required.
Virgil Leatherman and Dave Zondervan feel as though the current
parking requirements are adequate.
Jodie Sherman asked if there was a restaurant in Grandville that
would be a good example of using the current parking requirements of
1.5 spaces for every three seats. Dan Johnson used Oriental Forest
Palace as an example of the old requirement; they are an 8,000
square foot building and they hold 80 parking spaces.
Chairman Poll asked why we would not set our parking requirements
to those of the National Standard, which requires more parking
spaces than our current ordinance.
It was agreed that no changes would be made to the restaurant
parking ordinance.
B. Medical Office Parking Comments:
Dan Johnson’s biggest concern with the Medical Office Parking
requirements is the intensity of the use. Low intensity facilities
such as a psychiatric office may not need as many parking
requirements as a high intensity facility such as a laboratory.
Craig Nicely suggested changing the requirement to 1 space per
200 square foot of gross floor area.
It was agreed that the Medical Office Parking language be changed
to read 1 space per 200 square foot of gross floor area and that
General Office Parking language read 1 space per 160 square foot of
gross floor area.
C. Dumpster Comments:
One part of the ordinance reads that three sides be enclosed and
other sections read that all sides be enclosed.
It was agreed that the Dumpster language should read that all
sides be enclosed.
D. Seasonal Uses Comments:
Steve Maas asked if the definition of outdoors meant outside of
any permanent structure. Dan replied yes.
Chairman Poll feels that any outside sales only bring on trash.
Virgil Leatherman asked about the proximity to residential areas.
Chairman Poll suggested different language for different zone
districts.
Jodie Sherman suggested going from seasonal agricultural uses to
outdoor sales, with stipulations such as the sales not infringing on
parking spaces.
Commissioners suggested that Dan re-write the language and bring
something back to review at the October meeting.
E. Temporary Outdoor Sales Comments:
Staff’s biggest concern with this item is the language of a
twelve-month period. For the purpose of tracking and permitting this
use, it would be easier for staff to work off a calendar year.
It was agreed that the Temporary Outdoor Sales language should
read calendar year instead of twelve-month period.
F. Mansard Signs Comments:
The Zoning Board of Appeals suggested the Planning Commission
look at this language. It appears to have been written for a single
user in a building, but more and more buildings are holding multiple
tenants.
Staff is suggesting to continue using the wall space percentages,
but to also limit one sign per side of the building per tenant.
Ken Krombeen noted that the language is too confusing and leaves
room for applicants to manipulate the language by creating multiple
signs on one mansard sign with a lot of empty space, which
esthetically looks bad.
Commissioners suggested that Dan re-write the language based on a
percentage and bring something back to review at the October
meeting.
G. Building Height Comments:
Chairman Poll suggested setting a maximum height at the highest
point instead of a maximum height based on the average height of the
roof.
Steve Maas suggested removing the building height restrictions
from certain parts of the city, such as the area along 28th Street
and I-196.
Ken Krombeen suggested using a trade off scenario. Applicants can
have more height in exchange for things such as greater building
setbacks or more green space.
Commissioners suggested that Dan re-write the language and bring
something back to review at the October meeting.
H. Special Land Use Comments:
Staff is hoping to clean this language up in order to be more
consistent. Certain districts only allow a special land use if
specially mentioned where other districts allow any use as long as
it meets the special land use standards.
It was agreed that staff can move forward to clean up the
language for consistency across all districts.
I. Commercial Uses Comments:
Staff is wondering if there are other types of commercial
classifications that the Commissioners want to consider in order to
get a handle on the variety of uses under one classification, such
as the C-3 district.
Dan informed the Planning Commissioners that city staff plans to
contact other cities to see what other classifications they may have
used or considered. Those findings will be shared with the
Commissions when it becomes available.
J. Accessory Building Sizes Comments:
City staff is suggesting Commissioners consider changing the
language to include allowing garages based on lot size. Currently
there are no restrictions on the size of the lot, there are only
restrictions on the garage size based on it being attached or
detached.
Commissioners suggested that Dan re-write the language and bring
something back to review at the October meeting.
K. Outdoor Businesses Comments:
Virgil Leatherman suggested only allowing outdoor sales that
could be tied to a permanent structure or foundation.
Jodie Sherman asked how outdoor sales, such as the window repair
business seen around the Rivertown Crossings parking lot, can
continue to get temporary activity permit over and over.
Dan Johnson commented that that is one reason why staff was
hoping to change the temporary activity permit language to read
"calendar year" instead of "twelve month period".
Virgil Leatherman and Chairman Poll suggested throwing out the
entire section of outdoor businesses. Dan Johnson informed them that
by doing so this would also disallow businesses such as D&W to have
special event sales or disallow the Girl Scouts to sell their
cookies outside of businesses.
Virgil Leatherman suggested naming those businesses or
organizations that could still hold outdoor sales.
Commissioners suggested that Dan re-write the language and bring
something back to review at the October meeting.
L. Fences Comments:
Staff is looking to change the language around in order to make
it more understandable; they are not looking to change any of the
requirements.
Commissioners suggested that Dan re-write the language and bring
something back to review at the October meeting.
Dan Johnson asked if the Commissioner were comfortable setting a
public hearing for the October meeting on Medical Office Parking,
Mansard Signs and Dumpster language. All Commissioners were in
agreement.
PUBLIC COMMENT
- Chairman Poll asked if there were any public comments to be
made. There were none.
OTHER BUSINESS
Chairman Poll asked if there was any other business to discuss.
There was none.
Motion by Maas, supported by Nicely to adjourn. The motion passed
unanimously. The meeting adjourned at 8:49 p.m.
Debby Descheneau
Recording Secretary
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