Planning Commission Minutes

The meeting was called to order by Chairman Nicely, in the Council Chambers at 7:03 p.m.

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

ABSENT: Randy Hartgerink

ALSO PRESENT: Ken Krombeen, City Manager

Debby Descheneau, Personnel Assistant

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

Motion by Sherman, seconded by Maas, to approve the minutes of the February 2, 2005 meeting as presented. The motion passed unanimously.

PUBLIC HEARINGS:

1. Zoning Ordinance Amendments – Article 8-7(D)(11) – Article 11-3(K)

Ken Krombeen noted that this public hearing addresses a potential change to the Zoning Ordinance to allow new automobile sales as a special land use in the C-5 district. Ken reviewed the proposed standards that would have to be met to approve this type of use.

Chairman Nicely opened the public hearing for Zoning Ordinance Amendments – Article 8-7(D)(11) – Article 11-3(K) at 7:08 p.m.

Pat Parker – Serra Group – 5206 Gateway Center, Flint, MI., – came before the Planning Commission to confirm that the Serra Group can comply with the new and used automobile sales language that has been presented and would like to continue onto the council level for final approval.

Chairman Nicely asked if anyone in the audience would like to speak to the issue of the proposed Zoning Ordinance Amendments. No public comment was received.

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

Chairman Nicely asked if the Planning Commissioners had any questions or comments regarding the Zoning Ordinance Amendments.

Bob Poll expressed concern about the clarity of the pervious surface language and feels it should read “no more than 70% of the total acreage shall be impervious”.

Motion by Zondervan, supported by Leatherman to recommend the City Council approve the proposed amendment Article 8-7(D)(11) and Article 11-3(K) of Zoning Ordinance No. 204 regarding new and used automobile sales in the C-5 Commercial Freeway-Interchange district with item #8 amended to read, “no more than 70% of the total acreage shall be impervious to water”. The motion passed unanimously.

2. Rezoning – 3895 Oakes Street

Ken Krombeen reviewed the request by Land & Company on behalf of Mark DeVries to rezone 3895 Oakes Street from RM-2, Two-Family Residential to C-3, Commercial Highway. Ken noted that while there is not a site plan prepared for this property the applicant has expressed an interest in combining this lot with adjacent parcels to develop them commercially. This request is consistent with the current Master Plan, however the new Downtown Master Plan adopted by the DDA recommends this area be zoned to a Mixed Use category (such language is in the process of being constructed).

Chairman Nicely opened the public hearing for the rezoning of 3895 Oakes Street at 7:18 p.m.

Dave Dishaw – Representative for Land & Company – 1701 Porter SW Suite 6, Wyoming MI., – stated the request is consistent with the current Master Plan and he feels residential is not the best use for an area that is close to 28^th Street. Mr. Dishaw also confirmed Ken’s comment that this is the first step in a multi-step process to acquire, rezone, and combine surrounding properties.

Chairman Nicely asked if anyone in the audience would like to speak to the issue of rezoning 3895 Oakes Street. No public comment was received.

Motion by Maas, supported by Zondervan to close the public hearing. The motion passed unanimously. The public hearing closed at 7:21 p.m.

Chairman Nicely asked if there were any questions or comments to be made by Planning Commissioners in regard to the rezoning request for 3895 Oakes Street.

Bob Poll expressed that he is not against changing the zoning for this property but strongly suggested that the applicant go before the Downtown Development Authority so both parties are aware of each other’s ideas for the area. Bob feels this is an important first step.

Virgil Leatherman asked if the DDA had any visions of what the mixed use zoning would entail.

Ken Krombeen stated that the concept of mixed use is to change the exiting strip mall character of 28^th Street (between approximately Wilson and Sanford Avenues) to a potential mixed land use including residential, office and commercial uses. For example: detached and/or attached townhouse or higher density assisted living along with restaurants and/or office space. The concept also considers a landscaped 28^th Street boulevard.

Ken also mentioned that at the January Leadership Retreat the DDA, Planning Commission, and Council discussed several changes to the zoning ordinance including adding the mixed use district and how to implement the changes. The two rezoning requests by Land & Company come right after the DDA adopted the Master Plan but before the Planning Commission, and other bodies involved, have had the chance to implement the changes.

Chairman Nicely stated that the changes involved in the new DDA Master Plan will take time.

Virgil Leatherman asked the applicant their time frame for completing the rezoning. Mr. Dishaw said they are looking at months versus years. However, there is still property to be purchased.

There was discussion relative to the combining the subject and adjacent properties and applying for a Planned Unit Development (PUD) although they would not meet the 5 acre requirement. Staff informed the Commission that the Council could approve a PUD under 5 acres. The applicant came forward to state that the consideration of a PUD is appreciated; however the purchase of additional lots is contingent upon this rezoning.

Planning Commissioners discussed making sure this rezoning fits with city planning and the surrounding area while moving forward as expeditiously as possible and with forethought.

Motion by Poll, supported by Zondervan to table the rezoning request for 3895 Oakes Street. The motion passed unanimously.

3. Rezoning – 3847 28^th Street

Ken Krombeen reviewed the request by Land & Company to rezone 3847 28^th Street from RM-5, Mobile Home Park Residential to C-5, Commercial Freeway Interchange. Ken noted that this request is similar to the previous request in that the DDA Plan calls for a designation of Mixed Use. The applicant has not stated a proposed use for this site and is currently going through the process of vacating the existing trailer park.

Chairman Nicely opened the public hearing at 7:46 p.m.

Paul Land – Land & Company – 1701 Porter SW Suite 6, Wyoming, MI – gave a brief history of the trailer park site.

Dave Dishaw – Representative for Land & Company – stated the request is consistent with the current Master Plan.

Chairman Nicely asked if anyone in the audience would like to speak to the issue of the rezoning request for 3847 28^th Street. No public comment was received.

Motion by Poll, supported by Leatherman to close the public hearing. The motion passed unanimously. The public hearing closed at 7:51 p.m.

The Planning Commission discussed the need to move as expeditiously as possible, but to take into consideration the DDA’s Master Plan. It was noted that there are still thirteen tenants at the trailer park and they have until July 1, 2005 to vacate the property.

Motion by Mass, supported by Poll to table the rezoning request for 3847 28^th Street. The motion passed unanimously.

NEW BUSINESS:

1. Site Plan Review – Harold Zeigler Automobile Dealership – Parkway Place PUD

Ken Krombeen reviewed the Site Plan Comments for the Harold Zeigler Automobile Dealership, which is proposing the construction of a new automobile dealership as part of the Parkway Place Planned Unit Development. The proposed 31,532 square foot building is situated on a 5.8 acre site, and all requirements have been met.

Chris Veneklasen – A.J. Veneklasen Incorporated – 5000 Kendrick SE – Grand Rapids, MI – stated the aesthetics of the building have not changed, however it has decreased in size by 2,000 square feet from earlier plans. Mr. Sholl also addressed the revised east vehicle entrance that has a dedicated aisle that directs traffic smoothly to the front of the property; which should eliminate any possible traffic backup.

Chairman Nicely asked if the Planning Commissioners had any questions or comments.

Steve Maas asked when the applicant was proposing to begin construction. Mr. Sholl stated late March or early April.

Chairman Nicely asked if the entire site was irrigated. Mr. Sholl stated yes. Chairman Nicely asked if the light fixtures were consistent with the rest of the site. Ken stated that Dan Johnson put in the notes that the lights need to comply with the PUD requirements.

Motion by Leatherman, supported by Poll to approve the site plan for Harold Zeigler Automobile Dealership - part of the Parkway Place PUD – 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) comments by City Engineer and Public Works Director shall be incorporated into site plan modifications 4) sidewalk shall be installed at owner’s expense when determined necessary by the City 5) Knox box shall be installed per Fire Department requirements 6) all parking drive aisle widths shall be at least 24 feet. The motion passed unanimously.

2. Site Plan Review – Bil-Mac Addition – 2995 44^th Street SW

Ken Krombeen reviewed the Site Plan Comments for the 10,000 square foot addition to the Bil-Mac facility. It was noted that the plan is in good order and the applicant meets all requirements.

Joe Grochowalski – Omega Design Service – 3790 28^th Street, Grandville, MI – noted that the staff storm water detention comment would be taken care of in conjunction with the application for building permit.

Chairman Nicely asked if the Planning Commissioners had any questions or comments.

Motion by Poll, supported by Maas to approve the site plan for the Bil-Mac Corporation addition located at 2995 44^th Street 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. The motion passed unanimously.

PUBLIC COMMENT

Chairman Nicely asked if there was any public comment.

John Najar presented and received comment on revised plans for the Hope Network Property at 4041 44^th Street. His current plan has been revised and includes condominiums, a daycare, and a bank.

Virgil Leatherman asked if there would be a decel lane at the Wilson Street entrance? Mr. Najar noted that once a concept could be agreed upon, then he would pursue engineer drawings.

Bob Poll suggested that the bank on the corner be replaced with office space. Mr. Najar noted that bank traffic, although sometimes a 24-hour operation given the use of ATMs, is much less during peak traffic hours than an office building would be.

Mr. and Mrs. Jack Bengtson, 4305 Wilson Avenue, noted that they and other neighbors to this site have reviewed Mr. Najar’s most recent plan and they feel they can live with it as proposed.

Mr. Najar noted he plans to bring site plans before the Planning Commission in April.

OTHER BUSINESS

Chairman Nicely asked if there was any other business to discuss.

Ken Krombeen referenced the Planning Commission Task List as part of the Downtown Plan. Items on the list stem from the Leadership Retreat and Planning Commissioner’s were asked to review and consider possible action on the items listed.

Bob Poll asked which item would be first; updating the Zoning Ordinance or the Master Plan.

Ken noted that the Master Plan identifies land use categories and the zoning ordinance identifies specific language for those categories. They can be worked on simultaneously.

Chairman Nicely suggested the April meeting be moved from the 6^th to the 13^th to accommodate any absences during spring break week.

Motion by Leatherman, supported by Maas to move the April 6, 2005 Planning Commission meeting to April 13, 2005. The motion passed unanimously.

Virgil Leatherman suggested that staff contact the City of Walker in regard to mixed use language they may have recently adopted.

Motion by Poll, supported by Sherman to adjourn. The motion passed unanimously. The meeting adjourned at 8:58 p.m.

Debby Descheneau

Recording Secretary

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