Planning Commission Minutes
The meeting was called to order by
Chairman Nicely, in the Council Chambers at 7:00 p.m.
PRESENT:
Jodie Sherman, Dave Zondervan, Steve Maas, Craig Nicely,
Randy Hartgerink (left at 8:15 p.m.), Bob Poll, and Virgil
Leatherman
ABSENT:
None
ALSO PRESENT:
Ken Krombeen, City Manager (arrived at 8:00 p.m.)
Dan
Johnson, Assistant City Manager
Debby Descheneau, Personnel Assistant
Motion
by Zondervan, seconded by Poll to approve the agenda as presented.
The motion passed unanimously.
Motion
by Sherman, seconded by Poll, to approve the minutes of the November
3, 2004 meeting as presented. The
motion passed unanimously.
PUBLIC
HEARINGS:
1.
Rezoning – 4095, 4145, 4151, 4165, and 4144 Chicago Drive
Chairman Nicely opened the public hearing for 4095, 4145, 4151, 4165, and
4144 Chicago Drive at 7:02 p.m.
Dan Johnson reviewed the rezoning request.
It was noted that the applicant is requesting to rezone the
above properties from C-3, Commercial Highway District, to C-2
Commercial Central Business District.
Dan noted that the current zoning is consistent with the
Master Plan, however the Downtown Development Authority (DDA) is in
the process of updating their Master Plan.
One of the recommendations of the new Master Plan is to
extend the Central Business District (C-2 zoning) along Chicago
Drive to Division Avenue, which would include 4095, 4145, 4151,
4165, and 4144 Chicago Drive, and therefore making this rezoning
request consistent with the DDA’s new Master Plan.
Chairman Nicely asked if the applicant would like to speak to the
Commission.
Calvin Matthysse, 3729 Iris Drive, came before the Planning Commission to
answer any questions.
Chairman Nicely asked if anyone in the audience would like to speak to the
issues of the rezoning for 4095, 4145, 4151, 4165, and 4144 Chicago
Drive.
There was no public comment to be made.
Motion
by Maas, supported by Poll to close the public hearing.
The motion passed unanimously.
The public hearing closed at 7:08 p.m.
Motion
by Poll, supported by Hartgerink to recommend the rezoning request
for 4095, 4145, 4151, 4165, and 4144 Chicago Drive
onto the City
Council. The motion
passed unanimously.
2.
Rezoning – 2861 Sanford Avenue
Dan Johnson reviewed the rezoning request.
It was noted that the applicant is requesting to rezone the
above property from RM-2, Two-Family Residential to C-3, Commercial
Highway District. Dan
noted that the west portion of this lot is currently zoned RM-2
Two-Family Residential and the east portion of the lot is currently
zoned C-3, Commercial Highway District.
The request is consistent with the Master Plan Designation.
Chairman Nicely asked if the applicant would like to address the
Commission.
Travis
Underhill, of Latitude Engineering Survey came before
the Planning Commission on behalf of the applicant, William Bouma.
Mr. Underhill noted he would be happy to answer any questions
the Commission may have.
Chairman Nicely if there were any questions or comments from the
Commissioners.
Virgil Leatherman asked if there have been any discussion of opening the
railroad tracks along Sanford. Dan
noted there has not been any discussion of opening the railroad
tracks.
Chairman Nicely opened the public hearing for 2861 Sanford Ave at 7:17
p.m.
Chairman Nicely asked if anyone in the audience would like to speak to the
issues of the rezoning for 2861 Sanford Ave.
There was no public comment to be made.
Motion
by Sherman, supported by Maas to close the public hearing.
The motion passed unanimously.
The public hearing closed at 7:18 p.m.
Maas
noted that he is in favor of this rezoning and the redevelopment
opportunities it presents.
Leatherman asked the applicant what type of development he had in mind for
the site.
William Bouma, 4107 82nd Street, stated he was hoping to pursue
multi-tenant spaces of 1,500 square feet to 4,000 square feet that
will appeal to small commercial operations.
Motion
by Maas, supported by Poll to recommend the rezoning request for
2861 Sanford Ave
onto the City Council. The
motion passed unanimously.
Time: 7:20 p.m. The third public hearing is scheduled for 7:30 p.m.,
Chairman Nicely ask for approval from the Commissioners to move to
Old Business – Zoning Ordinance Review.
It was unanimously agreed to move to Zoning Ordinance Review.
OLD
BUSINESS
2.
Discussion – Zoning Ordinance Review
Dan reviewed the zoning ordinance language for Open Unoccupied Space
(section 3-12). The new language would eliminate the term bay
window.
Dan reviewed the zoning ordinance language for Ground Signs (section
14-14(b)(2)(b)(vi). It
was noted that this ordinance would currently affect roughly a dozen
locations. The new
language would reference that at least one street would have to be a
major or minor arterial street, instead of at least two streets as
the current language reads. This
new language would pertain to the OS-1, Office/Service
District.
Dan reviewed the zoning ordinance language for Used Vehicle Dealership –
Special Land Use – (section 8.5).
It was noted that there are two sections to this ordinance
language 1) add section for Special Land Use, used automobile sales
2) add specific criteria of the standards that would need to be met
for used automobile sales. It
was also noted that section 8.5 is part of the C-3 zoning and
therefore this language would only qualify for C-3 zoned districts.
Chairman Nicely asked if there were any questions or comments to be made
by Commissioners. There
were none.
Chairman Nicely asked Commissioners if they unamiously agreed to set a
public hearing for January on the issue of Open Unoccupied Spaces,
Ground Signs, and Used Vehicle Delearship – Special Land Use
zoning ordinance language. It
was unamiously agreed.
Time 7:30 p.m. Chairman Nicely
directed the meeting back to Public Hearings.
PUBLIC
HEARINGS:
3.
Parkway Place PUD Amendment
Dan reviewed the PUD Comments. It
was noted that the applicant is proposing development of a 5.8 acre
parcel within the Parkway Place PUD into a new car dealership and
also the associated ground signage for the C-3, Commercial Highway
District. The property
would not get rezoned to C-3, rather the ground signage would follow
C-3 guidelines.
Chairman Nicely asked if the applicant would like to address the
Commission.
Denny Cherette, Investment Properties Associates, 16930 Robbins Road,
Suite 120, Grand Haven, came before the Commission to state that the
proposal has been updated according to comments made by
Commissioners at the November meeting.
A letter from Dr. Jack Dekkinga was provided to the
Commission showing his support of this project.
Mr. Cherette noted that the car trailers would transport new
cars 8 times a month with 8-12 cars per trailer.
It is estimated that 100 cars a month would be sold.
Mr. Cherette also noted that he would give consideration to
turning off the luminated ground signs at night.
He’d like to talk to Dr. Dekkinga before committing to do
this.
Chairman Nicely opened the public hearing for the Parkway Place PUD
Amendment at 7:45 p.m.
Chairman Nicely asked if anyone in the audience would like to speak to the
issues of the Amendment for the Parkway Place PUD.
John Kirk, 4372 Wilfred Street, came before the Commission to state his
concerns for increased traffic and the already difficult left hand
turn from 44th to Canal.
Mr. Kirk was also concerned with Saturday traffic, noise from
outside paging system, light pollution and what type of ground sign
would be placed on the site and where.
Mr. Cherette replied that when compared to what type of use could go on
this site, the traffic would be cut by two-thirds.
The site would have limited hours Monday – Saturday with no
Sunday hours. There
would be no outdoor paging system, employees will carry silent
pagers. Light poles
would be 20 feet in height. As
part of the original Site Plan Approval, IPA would contribute to a
traffic signal at 44th and Canal when deemed necessary by
the city.
Ted Perez, 4354 Cherway Court, came before the Commission to state that
this is the wrong location for this use, and that it is out of
character with the neighborhood.
Motion
by Zondervan, supported by Poll to close the public hearing.
The motion passed unanimously.
The public hearing closed at 7:58 p.m.
Mr. Cherette reminded the audience and the Commission of the significant
traffic reduction with type of use.
He also noted the orderly transition in zoning, from
Residential to OS-1 to C-1, which was considered at the time of the
original PUD request.
Chairman Nicely asked if there were any more comments or questions from
the Commissioners.
Maas
asked how the traffic counts of 1,000 cars per day was calculated.
Ed Swanson, traffic engineer, responded that counts are
gathered from various dealerships as comparables.
He noted that when a customer enters the lot that is one
trip, when the customer leaves that is considered another trip, and
this is why the number seems high.
Hartgerink asked if this 5.8 acres site was going to be a C-1 zoned
establishment such as a strip mall how many square feet would that
building be? Mr.
Cherette responded 60,000 square feet.
Poll noted that he did not initially like the concept of the Marriott
Residence Inn, but now he likes how it fits into the neighborhood.
It is a smaller scale building that provides a lot of green
space. He also stated
that he would like to see all dumpsters, including recyclable bins,
on the new car lot be enclosed with brick fixtures if it moves to
final approval.
Motion
by Zondervan, supported by Poll to recommend the Parkway Place PUD
Amendment, along with all supporting documents provided by IPA to
the Planning Commission as part of this application, onto the City
Council for approval. The
motion passed unanimously.
Time 8:15 p.m., Hartgerink had to excuse himself from the meeting.
NEW
BUSINESS
1.
Site Plan Review – Hope Church Accessory Building – 3154
Barrett Avenue
Dan
reviewed the site plan comments for the construction of a 1,512
square foot accessory building.
The applicant had prior approval from the Planning Commission
18 months ago, but never built the approved accessory building.
This new building is smaller in scale.
Dan stated that the Planning Commission will need to grant
the applicant a Special Land Use extension if it is deems ok to move
forward with this new request. The
church will need to combine their three lots into one so that
accessory use is permitted. It
was also noted that the plans presented are a draw over of the old
plans from 18 months ago and do not show building elevations.
Chairman
Nicely asked if the applicant would like to address the Commission.
Russ
Moelker, representative for Hope CRC 3110 Barrett Ave, came before
the Commission to the church would like to remove the existing
garage to add this accessory building.
He also noted that the accessory building would consist of
vinyl siding, and shingles to match the house.
Chairman
Nicely asked if there were any questions or comments from
Commissioners.
Sherman
stated she would be more comfortable seeing the building elevations
before construction began.
Steve
Maas asked staff who the church should contact to combine the three
lots. Dan replied the
applicant should go to the Assessors office.
Chairman
Nicely would also like to see the building elevations and more
refined and detailed plans. He
did not have a problem with the concept.
Poll
asked if the Commission was looking for full site plans or just
elevations. Poll noted
that if the applicant presents prints that would be required to
obtain a building permit that might solve the problem of building
elevations.
Motion
by Zondervan, supported by Poll to grant an extension of the Special
Land Use request. The
motion passed unanimously.
Motion
by Poll, supported by Zondervan to approve the Site Plan for an
accessory building for Hope Church, 3154 Barrett Avenue, with the
following conditions: 1) utility connections subject to Department
of Public Works and City Engineer approval 2) building elevations
and site plan shall be submitted to City staff and Planning
Commission sub-committee for review and approval 3) the three church
lots shall be combined into one parcel so that accessory use is
permitted. The
motion passed unanimously. The
motion passed unanimously.
OLD
BUSINESS
1.
Discussion – Wilson Residential and Professional
Dan
informed Commissioners that John Najar, applicant, is coming back
before the Planning Commission for more direction and discussion on
his proposal for the Wilson Residential and Professional site.
John
Najar, S.J. Wisinski & Company, came before the Planning
Commission for more direction on how to move ahead and to gather
more comments and suggestions from the Commissioners.
Zondervan
suggested that the back portion of the lot be residential and office
only on the corner.
Poll
agreed with Zondervan’s idea of only residential on the north and
west and only office on the corner.
He would like to see that in concept.
Leatherman
asked what the square footage of each condo would be.
Mr. Najar replied 1,800 square feet at a cost of $150,000 -
$175,000.
Chairman
Nicely noted if the plan is going to be residential with office that
it should all be moved forward to create more of a buffer for
surrounding developments.
Jack
Bengtson, 4305 Wilson, approached the Commission to state he is
willing to get together with neighbors to generate ideas of what
should be on this site. He
is also eager to work with the developer.
PUBLIC
COMMENT
1.
Chairman
Nicely asked if there were any public comments to be made.
There were none.
OTHER
BUSINESS
Chairman
Nicely asked if there was any other business to discuss.
The
Commissioners held a brief discussion on rain gardens and
sustainable developments, which was generated from an article
provided by staff.
Chairman
Nicely asked if there was any other business to discuss.
There were none.
Motion by Maas, supported by Poll to adjourn.
The motion passed unanimously.
The meeting adjourned at 8:55 p.m.
Debby
Descheneau
Recording Secretary
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