Planning Commission Minutes

CITY OF GRANDVILLE
PLANNING COMMISSION MINUTES
October 1, 2003

The meeting was called to order by Chairman Poll, in the Council Chambers at 7:00 p.m.

PRESENT: Jodie Sherman, Dave Zondervan, Craig Nicely, Bob Poll, Virgil Leatherman and Steve Maas.

ABSENT: William Timmer

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

Chairman Poll noted that Spancrete pulled their coverall building request off the agenda.

Motion by Nicely, seconded by Zondervan to approve the agenda with Spancrete being deleted. The motion passed unanimously.

Motion by Maas, seconded by Leatherman, to approve the minutes of the September 3, 2003 meeting as presented. The motion passed unanimously.

PUBLIC HEARING

1. Chairman Poll opened the public hearing at 7:02 p.m. to receive public comment on Zoning Ordinance Amendments. Dan reviewed changes being proposed to the sections pertaining to medical office parking, trash containers, temporary permits and signs, noting that changes would be present throughout the zoning ordinance.

Chairman Poll asked if there was anyone in the audience who would like to speak to the issues of Zoning Ordinance Amendments. There was no public comment to be made.

Motion by Maas, supported by Leatherman to close the public hearing at 7:10 p.m. The motion passed unanimously.

Chairman Poll asked if there were any questions or comments to be made by Planning Commissioners.

Virgil Leatherman, speaking to the medical office parking, recommended that Planning Commissioners take into consideration any changes of use that may take place in the future and may require more parking.

Ken Krombeen noted that with the medical parking language it was more an issue of having two different standards in the Zoning Ordinance; one noting one space per every 160 square feet and the other noting one space per every 200 square feet. How would staff justify the two to the public?

Steve Maas noted that he was reluctant to changing the language and suggested the Planning Commission exercise the deferred parking rule when deemed necessary.

Craig Nicely agrees with the deferred parking suggestion, using the rule on a case by case basis.

Motion by Leatherman, supported by Sherman to recommend to City Council the amended Ordinance language for trash containers, temporary permits and signs as presented. The motion passed unanimously.

OLD BUSINESS

1. Site Plan Review – 3367 28th Street – Storage Building

Dan Johnson reviewed the site plan comments. He mentioned that the front yard parking setback was not met and that the Planning Commission had the right to reduce the setback if sufficient landscaping was put into place to compensate for the reduction. Two other areas of major concern were mentioned in Bob Bruggink’s memo and referred to drainage and driveway standards.

John Bratt of 858 Penelton, Comstock Park, Michigan, came before the Planning Commission to inform them that a permit from MDOT for performing grading work within the 28th Street road right-of-way has been issued. He also noted that adding more landscaping to keep the front yard set back at five feet was his preference.

Chairman Poll reminded John Bratt that any future resale of this property would be difficult because of the possibility of a change in use and required parking.

John Bratt concurred that he had no intentions of selling the property.

Virgil Leatherman had concerns with Bob Bruggink’s comments regarding ingress and egress to the site. He is in support of the applicant providing evidence that a vehicle can adequately maneuver on site and avoid any backing into traffic. This evidence should be provided using a turning template data.

John Bratt stated that he would have his engineer provide the turning template data.

Steve Maas noted that he was not as concerned with the safety issue surrounding the driveway. Dan Johnson did note that the ordinance requires all maneuvering space be off street.

Chairman Poll and Craig Nicely stated they would like to witness the turning template data.

Craig Nicely stated he would like to see the landscaping increased to offset the setbacks.

Motion by Zondervan, supported by Nicely to table the Site Plan Review for 3367 28th Street until all site plan requirements are met. The motion passed unanimously.

NEW BUSINESS

1. Site Plan Review – 3055 44th Street – Parking Expansion

Dan Johnson reviewed the site plan comments for the proposed parking expansion on the applicant’s 2-acre site that would increase their parking spaces by eleven. One area of concern is that of the sidewalk. It is suggested that the sidewalk be extended to 44th Street on the applicant’s West side.

Exxel Engineering provided revised drawings with the proposed sidewalk included. They are proposing a five foot sidewalk that would set up against the curb along Macatawa Drive to avoid placing a retaining wall on the sit.

Denny Hendricks of BHS came before the Planning Commission to confirm that there were 72 shrubs and 34 trees on the lot, which meet the requirements. He also noted that any landscaping concerns could be worked out.

Steve Maas would like to avoid retaining wall, as would Craig Nicely, who would like to see a five-foot sidewalk.

Craig Nicely asked about lighting for the proposed parking expansion. Currently there is no lighting on the north side of the lot, where the additional parking is proposed.

Denny Hendricks stated that a lighting designer could look at the current lighting to see if it provides sufficient lighting to the north of the lot.

Motion by Zondervan, supported by Maas to approve the parking lot expansion with the following conditions: 1) final utility connections subject to Department of Public Works and City Engineer approval, 2) sidewalk provided on the west side connecting to 44th Street as shown on the fax from Exxel Engineering dated September 29, 2003, 3) lighting levels for the parking expansion be evaluated for appropriate light levels by city staff. The motion passed unanimously.

2. Site Plan Review – 4215 Parkway Place – New Office Building

Dan Johnson reviewed the site plan comments for an 11,820 square foot office building on Lot 2 of the Parkway Place Planned Unit Development. The only area of concern is the proposed five-foot sidewalk adjacent to the parking lot, which should be six feet wide. He also mentioned that the first recommendation from the City Engineer and the Director of Public Works pertaining to fire service line is required and the second, pertaining to the fire hydrant location, is a recommendation.

Denny Cherette of IPA came before the Planning Commission to answer any questions.

Steve Maas noted that he was real pleased with the plan.

Motion by Zondervan, supported by Leatherman to approve the site plan with the following conditions: 1) separate sign permit required for site signage, 2) lighting and signage shall follow the PUD requirements and be consistent with the existing office building, 3) comments by City Engineer and Public Works Director shall be incorporated into site plan modifications, 4) final utility connections are subject to Department of Public Works and City Engineer approval and 5) East sidewalk extended to six feet. The motion passed unanimously.

3. Site Plan Review – 4180 44th Street – New Office Building

Dan Johnson reviewed the site plan comments for a 10,032 square foot building on Lot 5 of the Parkway Place Planned Unit Development. Dan suggested the Planning Commission consider pedestrian access to and from 44th Street. Also the proposed five-foot sidewalk adjacent to the parking lot should be six feet wide.

Mike Baker from Exxel Engineer came before the Planning Commission to state there would not be a problem with extending the sidewalk to six feet. As for the pedestrian walkway from 44th Street Mike stated that the existing berm is well established and cutting into that berm would disrupt the landscaping and prove difficult for developing a flat sidewalk.

Steve Maas asked if we could make a pedestrian walkway a condition when the property to the South is developed if the Planning Commission deems necessary. Dan concurred.

Chairman Poll suggests that if we are going to require pedestrian sidewalks that they should be on the West, South and East side of the internal road and include directional signs.

Craig Nicely had a concern that there did not appear to be any landscaping to conceal exterior equipment.

Mike Baker stated that landscape screening would be placed on the North and West sides.

Motion by Zondervan, supported by Maas to approve the site plan with the following conditions: 1) separate sign permit required for site signage, 2) lighting and signage shall follow the PUD requirements and be consistent with the existing office building, 3) final utility connections are subject to Department of Public Works and City Engineer approval, 4) six foot sidewalks on the East, South and West sides of the building and 5) landscape screening of utilities on the West and North. The motion passed unanimously.

PUBLIC COMMENT

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

Debby Descheneau
Recording Secretary

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