Planning Commission Minutes

October 6, 2004

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

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

ABSENT: None

ALSO PRESENT: Ken Krombeen, City Manager

Dan Johnson, Assistant City Manager

Debby Descheneau, Personnel Assistant

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

Motion by Sherman, seconded by Zondervan, to approve the minutes of the July 7, 2004 meeting as presented. The motion passed unanimously.

NEW BUSINESS

1. Land Use Variance – Former Southtown Jeep – 3070 28^th Street

Dan Johnson reviewed the Land Use Variance request and provided Commissioners with language from Section 18-7 of the Zoning Ordinance. Dan informed the Commissioners that this request started with the Zoning Board of Appeals (ZBA), but because it is a land use variance it needs to go before Planning Commission for review and to provide a report back to the ZBA. The current ordinance allows used vehicle sales only as an accessory use to new vehicles; the applicant is requesting a stand-alone, used vehicle dealership.

Chairman Poll asked if there was anyone in the audience who would like to speak to the issues of the Land Use Variance.

Gerald Dieterman, President Southtown Jeep, Inc. – 3951 Wedgewood Drive, Wyoming MI 49519 – came before the Planning Commission to give an overview of the facility and to answer any questions. Mr. Dieterman stated that the current facility has a showroom, body shop and a garage that are currently operating. He also noted that Southtown Jeep has been a long time supporter of Grandville’s community.

Chairman Poll asked if there were any questions or comments from Planning Commissioners.

Craig Nicely asked Dan Johnson what the difference was between a Special Land Use (SLU) and a Land Use Variance (LUV). Dan Johnson replied that with a SLU there are certain standards that have to be met within a certain zoning district, whereas a LUV the ZBA needs to be able to say that a property cannot be used in the manner in which it is zoned. In this case the property is zoned C-3 and the ZBA would have to conclude that it could not be used in a C-3 manner.

There was general discussion on setting precedence along with discussion on the history of the property and its current C-3 zoning. It was suggested by the commissioners that staff and the Planning Commission look at the SLU language and consider very specific language for the requirements of used car sales.

Steve Maas asked about the acreage and frontage of the lot. Mr. Dieterman indicated the acreage was 3.7 and the frontage was 223 feet.

Chairman Poll asked if the Planning Commission tables the request can Mr. Dieterman continue to operate his business. Dan Johnson replied that Mr. Dieterman has a valid application filed with the ZBA and therefore can continue to operate while his application is being reviewed.

Motion by Zondervan, supported by Hartgerink to pass report onto the Zoning Board of Appeals to approve the request for 3070 28^th Street and to commission city staff to put together new ordinance language to review for Land Use Variances. The motion failed unanimously (0-No; 7-yes)

Motion by Leatherman, supported by Nicely to ask the Zoning Board of Appeals to not act on the Land Use Variance request until the Planning Commission brings forward a proposed ordinance revision. The motion passed unanimously.

2. Shared Parking – 4445 Wilson Avenue

Dan Johnson reviewed the request to increase the usable area of the office building located at 4445 Wilson Avenue. The applicant is requesting to transform the basement into office space and double the floor area of their building. The suggested additional office space would require the applicant to have a total of 30 parking spaces, they currently have 19. Therefore they are requesting approval of shared parking with the church to their west for the additional 11 spaces needed. Dan Johnson also stated that there is no conflict in operating times for the two lots. It was also noted that the church has yet to make a final decision on the request, as they await the return of some board members.

Chairman Poll asked if there was anyone in the audience who would like to speak to the issues of the shared parking request.

Richard Williams of Wilson Street Management, LLC – 3025 Barry Street, Hudsonville, MI 49426 – came before the Planning Commission to explain that the expansion is mainly to accommodate training classes.

Chairman Poll asked if there were any questions or comments from Planning Commissioners.

Virgil Leatherman asked does the shared parking stand forever or can limitation be placed on it, and who has title to the spaces. Dan Johnson replied that it is subject to the Planning Commission’s language and approval. It is not like a variance request where the variance goes with the property and not the owner, in this case it is not a variance so the conditions can be set by what the Planning Commission deems necessary.

Commissioners were concerned about the property having a change of use in the future and what would happen to the 11 spaces shared with the church.

Ken Krombeen reminded commissioners that a change of use triggers a Site Plan Review and ultimately an opportunity for the Planning Commission to review that request.

Chairman Poll asked if there would be some sort of paved walkway from the church lot to the Wilson Street Management building so the spaces can indeed be used. Mr. Williams stated there is an SBT easement and a yard between the 11 parking spaces and the Wilson Street Management building. It was also stated that there is a city side walk that goes from the parking spaces to the Williams Street Management building. Mr. Williams went into some history of the church property to elevate some fears of a change of use. He stated that the church was given the property by a private owner who stipulated that the only use of that property could be for ecclesiastical purposes.

Steve Maas asked how many days a month will the spaces really be used. Mr. Williams responded with one-half day every other month.

Motion by Maas, supported by Zondervan to allow the request for shared parking at 4445 Wilson Avenue contingent upon final approval from the church. The motion passed unanimously.

3. Curb Cut Review – Grand Pointe PUD – 4657– 4767 Wilson Avenue

Dan Johnson reviewed the request for additional access for the Grand Point Planned Unit Development (PUD). He noted that several plans were submitted but ultimately the one recommended by the Kent County Road Commission (KCRC) and Pete LaMourie, Traffic Engineer, is the version that shows a curb cut located between Atlanta Bread and the strip building to the south, with a small deceleration lane. Dan also noted that the request is for a right in, right out and is acceptable with KCRC and Pete LaMourie.

Chairman Poll asked if there was anyone in the audience who would like to speak to the issues of the additional access for the Grand Point PUD.

Jeff Smith – SE Spohn – 5084 Exchange, Flint MI 48507 – came before the Planning Commission to present other options for the curb cut. Mr. Smith stated that it would be preferred if the curb cut could be farther to the south. Jeff also noted that the business owners in the PUD are not getting the customer counts they had hoped for and that a traffic analysis suggested that it was partly due to accessibility and the way the traffic flows around that area.

Chairman Poll asked Virgil Leatherman if there was any confirmation that Costco will be attaching to Grandville High School driveway. Virgil stated that Costco owns the property and the school only has a 66 foot wide easement through there.

Dan verified that the new plans submitted by Mr. Smith at this meeting eliminated the option of a curb cut along the south property line and instead presents a curb cut on Wilson Ave.

Steve Maas stated that he supports another curb cut.

Motion by Nicely, supported by Hartgerink to recommend onto the City Council the approval of alternate option number six with a right in, right out for the Grand Point PUD located at 4657– 4767 Wilson Avenue. The motion passed unanimously.

4. Site Plan Amendment – Daane’s Development – 3313 & 3323 Century Center

Dan Johnson reviewed the Site Plan Amendment request for the Daane’s Development site. The request would amend the site plan to increase the size of the stand alone building (retail no. 4) on the SE corner of their site from 10,000 square feet to 13,587 square feet. It was also noted that the size of retail no. 1 has reduced by 4,000 square feet.

Chairman Poll asked if there was anyone in the audience who would like to speak to the issues of the site plan amendment.

Chris Nye – Wolverine Building Group, representing Daane’s Development – 818 Northpointe SW, Byron Center, MI 49315 – came before the Planning Commission to state that Daane’s Development is hoping to make retail no. 4 more viable.

Chairman Poll asked if the plan would have front on 4 sides or 3. Mr. Nye responded that it would have 3 fronts.

Motion by Nicely, supported by Sherman to approve the site plan amendment for building 4 of the Daane’s Development located at 3313 & 3323 Century Center with the following condition 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.

5. Zoning Ordinance Review – Ground Signs for Office Lots & Recreational Equipment

Ground Signs for Office Lots

Dan Johnson noted that the ZBA had a recent application to allow two ground signs on an office property with multiple frontages. The current ordinance permits two ground signs for office properties if they have frontage on two or more major streets. The application reviewed by the ZBA had frontage on one major street and one local street. The ZBA denied the application but asked the Planning Commission to review the language.

There was discussion as to how many properties are affected by this ordinance. City staff will do an analysis to determine the answer.

Virgil Leatherman stated that with the request coming from another board that the Planning Commission should at least look at it and that the starting point is for staff to determine how many properties are affected and to draft some language for commissioners to review. All commissioners were in agreement.

Recreational Equipment

Dan Johnson reviewed the request from a resident regarding the rules for storage of recreations equipment. The resident is asking for a change in the ordinance because her parents RV, which is at the property for 4 months out of the year, exceeds the size limitations currently in place.

After some discussion the commissioners agree that the current language for recreational equipment is fair and that no changes should be made at this time.

Motion by Zondervan, supported by Sherman that the Planning Commission will not review the recreational equipment ordinance. The motion passed unanimously.

6. Election of Officers

Dan Johnson noted that it was time to elect new officers.

Motion by Zondervan, supported by Maas, to award Chairman to Craig Nicely. The motion passed unanimously.

Motion by Leatherman, supported by Mass, to award Vice Chairman to Dave Zondervan. The motion passed unanimously.

Motion by Maas, supported by Nicely, to award Secretary to Jodie Sherman. 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 Maas, supported by Leatherman to adjourn. The motion passed unanimously. The meeting adjourned at 8:43 p.m.

Debby Descheneau

Recording Secretary

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