Planning Commission Minutes
The
meeting was called to order by Chairman Nicely, in the Council
Chambers at 7:03 p.m.
PRESENT:
Jodie Sherman, Craig Nicely, Bob Poll, Dave Zondervan, Randy
Hartgerink, and Virgil Leatherman
ABSENT:
Steve Maas
ALSO PRESENT:
Ken Krombeen, City Manager
Dan Johnson, Assistant City Manager
Debby Descheneau, Personnel Assistant
Motion
by Sherman, seconded by Poll to approve the agenda as presented.
The motion passed unanimously.
Motion
by Poll, seconded by Sherman, to approve the minutes of the March 2,
2005 meeting as presented. The
motion passed unanimously.
PUBLIC
HEARINGS:
1.
Special Land Use – 4260 Kenowa Avenue – Rivertown Honda
Dan Johnson
reviewed the special land use comments for a proposed new car
dealership on a 13.9 acre site.
It was stated that the applicant should clarify what type of
non audible paging system they would use.
Georgetown Township supplies all utilities to this location,
and the plans must be constructed in compliance with their standard
specifications. The City
of Grandville will review final utility connections.
Chairman Nicely asked if the applicant would like to address the Planning
Commission.
Pat Parker of Serra Automotive, 5206 Gateway Center, Flint MI, came before
the Planning Commission to state that the site will have a silent
paging system and it can either be included as a condition to the
motion to approve the special land use or as a note on the final
plans.
Chairman Nicely opened the public hearing for the Special Land Use –
4260 Kenowa Avenue – Rivertown Honda at 7:10 p.m.
Chairman Nicely asked if anyone in the audience would like to speak to
issue of the Special Land Use. There
was no public comment to be made.
Motion
by Poll, supported by Leatherman to close the public hearing.
The motion passed unanimously.
The public hearing closed at 7:10 p.m.
Chairman Nicely asked if there were any questions or comments to be made
by Planning Commissioners in regard to the Special Land Use.
There was none.
Motion
by Zondervan, supported by Hartgerink
to approve the Special Land Use request for 4260 Kenowa Avenue –
Rivertown Honda – New Car Dealership.
The motion passed unanimously.
NEW
BUSINESS:
1.
Site Plan Review – 4260
Kenowa Avenue – Rivertown Honda
Dan
informed the Planning Commission that the first step in this request
for the C-5 district is to review and approve the master site plan
in conjunction with the site plan.
Concerns with the master site plan are:
·
The
required circulation and roadway network.
Mike Baker of Exxel Engineering confirmed that the site can
accommodate trucks delivering vehicles to the site.
·
The
northern driveway along Kenowa Avenue should be addressed.
Pete LaMourie recommends it be moved and Bob Bruggink feels
it is acceptable; staff is comfortable with either
recommendation.
·
Landscaping
appears to be short four trees when compared to requirements of the
past on similar request. The
Planning Commission has previously required that landscaping
requirements be based on the number of required spaces and also the
number of spaces for vehicle sales.
·
Utilities are
available through Georgetown Township and the applicant will need to
meet their requirements.
·
Typically
there is a master sign plan as part of the master site plan.
The site signage is not asking for anything different from
what the ordinance allows.
Dan
also noted that he would need a formal motion to approve the master
site plan. That motion
can come in conjunction with the site plan review.
Chairman
Nicely directed Dan to continue on with the Site Plan Review.
Dan
reviewed the site plan comments noting that the average light level
may be too high. An
irrigation system was not noted on the site plans; however Mike
Baker from Exxel Engineering confirmed that the site would be
irrigated. It is
suggested that the Planning Commission get clarification on the west
and north elevations, the west faces Kenowa Avenue; however the
north looks more like the front.
Chairman Nicely asked if the applicant would like to address the Planning
Commission.
Pat Parker of Serra Automotive, 5206 Gateway Center, Flint MI, came before
the Planning Commission to state that four additional trees for
landscaping would not be a problem.
Mike Baker of Exxel Engineering came before the Planning Commission to
state that the Kent County Drain Commission had sent a preliminary
approval letter for the flood plain.
As for the alignment of the drive, Mike noted that the plans
have the drive lining up with the existing curb cut, which is offset
from Suncrest. The issue
is that there is a power pole next to the existing drive, in order
to align the driveways a power pole would need to be moved.
Chairman
Nicely asked if the Planning Commissioner’s had any questions or
comments.
Bob
Poll noted he would like to see dimmed lighting for the evening
hours. He also asked if
all the dumpsters were located in the same area and enclosed.
The applicant stated that all the dumpsters are in one
location and are enclosed.
As for the lighting the applicant stated they could be dimmed
on the west at 11:00 p.m.
Dave
Zondervan asked about the elevations.
The applicant indicated that there are actually two fronts,
the west and north.
Motion
by Poll, supported by Sherman to approve the site plan for Rivertown
Honda 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) Knox box
shall be installed per Fire Department requirements 4) Landscaping
on site shall be irrigated 5) sensitive lighting on the west for the
evening. The motion
passed unanimously.
2.
Use Determination – Mobile Pallet Service – 2950 Prairie
Street
Dan Johnson
reviewed a request from Mobile Pallet Service, a potential buyer of
the JL French property. Mobile
Pallet Service would like to relocate their Grand Rapids operation
to Grandville, in addition to leasing out a portion of the facility
to other undetermined users.
Chairman Nicely asked if the applicant would like to address the Planning
Commission.
Marvin Kamps and Steve Kamps from Mobile Pallet Service – 2228
Butterworth, Grand Rapids – gave an overview of the mobile pallet
industry. It was stated
that there would be high semi traffic with 20 – 25 trips made a
day. It is a first shift
operation, but could move to two shifts.
Salvaged pallets would be ground into mulch and stored on the
back side of the property in the woods in 60,000 yard stock piles. The
mulch would be part of the retail sales with bins from the stock
pile being stored on the northeast side of the site.
The noise level would be reduced considerably from the
operations held by JL French. It
was noted that the noise would probably not be heard from Prairie
Street. The mulching
machine would carry the most significant noise and that operation is
currently an outside operation, but could possibly be moved inside
and restricted to one shift. Any
Planning Commissioners interested in seeing the pallet or mulching
operation were encouraged to do so.
The pallet service is on Butterworth in Grand Rapids and the
mulching service is located in Zeeland.
Chairman
Nicely asked if the Planning Commissioner’s had any questions or
comments.
Bob Poll asked the hours of operation.
The applicant stated 7 a.m. – 6 p.m. with some exceptions
from time to time but definitely not a three shift operation.
Chairman Nicely asked how high the pallets would be stacked.
The applicant responded, 16 – 20 feet, but is willing to
work with the city on an appropriate height.
Virgil Leatherman and Randy Hartgerink stated they would like
to visit the Grand Rapids facility before making a decision on the
proposed use. They feel
they owe it to the neighbors.
Much of the discussion was focused on the mulching machine and the
potential noise it might carry.
Steve Kamps said he could arrange for the machine to be
viewed by the Commissioners.
Motion
by Zondervan, supported by Hartgerink to table the Use Consideration
for Mobile Pallet Service – 2950 Prairie Street – upon further review of
the existing operations in Grand Rapids, Zeeland, and the mulching
machine. The
motion passed unanimously.
OLD BUSINESS
It was approved by the Commission to combine
the review and discussion of 3895 Oakes Street and 3847 28th
Street because it is the same applicant for both properties.
1.
Rezoning – 3895 Oakes Street SW
Dan reviewed the request to rezone 3895 Oakes
Street from RM-2,
Two-Family Residential to C-3 Commercial Highway District. The
Downtown Development Authority’s Master Plan was also discussed as
this property falls within that plan.
2.
Rezoning – 3847 28th Street
Dan reviewed the request to rezone 3847 28th
Street from RM-5,
Mobile Home Park Residential to C-5, Commercial Freeway Interchange.
The Downtown Development
Authority’s Master Plan was also discussed as this property falls
within that plan.
Chairman Nicely asked if the applicant would like to address the Planning
Commission.
Dave Dishaw – Representative for Land & Company – 1701 Porter SW
Suite 6, Wyoming, MI., – stated the rezoning request is consistent
with the current Master Plan. He
also presented a conceptual plan of “strip mall” retail and
would like to move forward with the rezoning.
He noted that the DDA’s plan is just that a plan.
Chairman
Nicely asked if the Planning Commissioner’s had any questions or
comments.
Virgil Leatherman reminded the applicant that
the Master Plan that Land & Company is referencing for their
rezoning is also just a plan and that plans can change throughout
the years and should change to best suit new ideas and visions.
Virgil asked how long until the property is occupied.
Dave Dishaw said if the C-5 rezoning is
approved, it would be a matter of months not years before the
property would be occupied.
Dan Hibma, Co-owner for Land & Company, came before
the Planning Commission to state he did not feel his property should
be limited to the DDA’s experiment.
He is anxious to market the property and feels he would get
the most activity if it were zoned C-5.
He requested that the Planning Commission give him the C-5
zoning and let Land & Company find out what type of buyers will
come in.
Mr. Hibma also stated that Land & Company was not aware of the DDA’s
Master Plan. Dan Johnson
confirmed that Land & Company representatives had attended
public hearings for the DDA Master Plan as well as the individual
interviews and the workshops.
Mr. Hippma stated that Land & Company had clearly presaged their
interest for the property when they submitted a rezoning request
last year. Dan Johnson
confirmed that Land & Company never officially submitted a
rezoning request last year. The
paperwork was dropped off at the city offices, however Land &
Company did not provide a check which would have completed the
request. Mr. Hippma
stated that their was relief from the City Council level that Land
& Company did not go forward with the rezoning request from last
year. Dan confirmed that
the rezoning request had not gone before the City Council because
the rezoning request was never officially submitted.
Bob Poll suggested the applicant and Planning Commission consider
following the Planned Unit Development (PUD) ordinance language for
these two rezoning request. He
feels it would be a happy medium for all parties involved.
Randy Hartgerink
and Virgil Leatherman also like the idea of a PUD.
Chairman
Nicely noted that the DDA Master Plan should be given a chance to
work.
Dan Johnson noted he would like to talk to City Attorney Randy Kraker regarding the
PUD and any underline ordinances that may be involved in the
process.
Bob
Poll noted that everyone involved needs to be flexible in this
process for a happy medium to be reached.
He suggested that Land & Company be prepared to discuss
specifically why they are hoping to rezone the property, not just
that it’s more marketable.
Virgil
Leatherman asked the applicant if they were willing to sit down with
staff and the chair of the Planning Commission and Downtown
Development Authority to discuss the rezoning.
Virgil suggested the meeting take place before the next
Planning Commission meeting. Dave
Dishaw stated that Land & Company representatives would be in
touch with staff to set up that meeting.
Motion
by Poll, supported by Leatherman to table the rezoning request for
3895 Oakes Street and 3847 28th Street to provide staff
time to explore how the Planning Commission might be able to modify
and utilize the PUD ordinance for these two rezoning request.
The motion passed unanimously.
3.
Discussion – Mixed Use Ordinances
Dan Johnson informed the Planning Commissioners that his search for mixed use
ordinance language did not turn up much.
He suggests looking at modified PUD language and is waiting
to discuss the specifics with City Attorney Randy Kraker.
PUBLIC COMMENT
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.
There were none.
Motion by Poll, supported by Zondervan to adjourn.
The motion passed unanimously.
The meeting adjourned at 8:56 p.m.
Debby Descheneau
Recording
Secretary
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