Planning Commission Minutes
The
meeting was called to order by Chairman Nicely, in the Council
Chambers at 7:00 p.m.
PRESENT:
Jodie Sherman, Craig Nicely, Steve Maas, Dave Zondervan,
Randy Hartgerink, and Virgil Leatherman
ABSENT:
Bob Poll
ALSO PRESENT:
Ken Krombeen, City Manager
Dan Johnson, Assistant City Manager
Debby Descheneau, Personnel Assistant
Dan
Johnson noted that the agenda has been amended.
Under the section New Business – Use Consideration,
Inflatable Party has withdrawn their request to come before the
Planning Commission.
Motion
by Maas, seconded by Leatherman to approve the amended agenda,
dismissing Inflatable Party, as presented.
The motion passed unanimously.
Motion
by Sherman, seconded by Leatherman, to approve the minutes of the
April 13, 2005 meeting as presented.
The motion passed unanimously.
PUBLIC
HEARINGS:
1.
Rezoning – 3899 Oakes Street – Land & Company
Dan Johnson reviewed the request by Land & Company to rezone 3899
Oakes Street from RM-2, Two-Family Residential to C-3, Commercial
Highway. Dan noted that
the request was consistent with the Master Plan designation, but is
in conflict with the DDA plan.
Chairman Nicely asked if the applicant would like to speak in regards to
the rezoning request.
Dave Dishaw – Representative for Land & Company – 1701 Porter SW
Suite 6, Wyoming, MI., – stated that this request should have been
part of the previous two rezoning request from Land & Company as
all three parcels are contingent upon the other’s rezoning.
Dave noted that he believes this rezoning is necessary due to
the fact that the front properties along 28th Street are
zoned C-3 and are non-conforming in terms of it’s size for a
typical C-3 lot for an automotive business.
He continued to note that what is in front of 3899 Oakes will
not forever be a car lot and at some point when an application is
made the applicant will either have to seek a variance or they will
be prohibited to make money due to the fact that 3899 Oakes Street
is not zoned C-3. Dave
noted that the pieces on 28th Street need the pieces
behind them to be zoned C-3 in order to be functionable.
Chairman Nicely opened the public hearing for the rezoning of 3899 Oakes
Street at 7:07 p.m.
Chairman Nicely asked if anyone in the audience would like to speak to the
issue of rezoning 3899 Oakes Street.
Polly
Underhill, 3890 Oakes, came before the Planning
Commission to state her disagreement with the rezoning request.
She feels there is enough commercial property surrounding her
residential neighborhood.
Mark DeVries, 3044 Bliss Ct., came before the Planning Commission to state
he feels rezoning this property to C-3 is the best fit for the
property.
John Smith, 3970 Oakes, came before the Planning Commission to state he is
against this rezoning request. He
talked of the historic value of the neighborhood.
He would like to keep his neighborhood in tact.
Motion by Zondervan, supported by Maas to close the public
hearing. The motion
passed unanimously. The
public hearing closed at 7:12 p.m.
Chairman Nicely asked if there were any questions or comments to be made
by Planning Commissioners in regard to the rezoning request.
Dan Johnson clarified that the C-3 zoning district does not have minimum
lot size requirements. As
long as the set back and other ordinance requirements are met an
applicant can build on the property.
Motion by Zondervan, supported by Leatherman to table the
Rezoning request for 3899 Oakes Street – Land & Company.
The motion passed unanimously.
OLD
BUSINESS:
1.
Use Consideration – 2950 Prairie Street –
Mobile Pallet Service
Dan
Johnson reviewed the applicants request for use consideration.
It was noted that Bob and Shirley Godfrey submitted a letter
of disagreement for this type of use at the location of 2950
Prairie.
Chairman Nicely asked if the Planning Commissioners had any comments.
Jodi Sherman noted that she went to the Zeeland operation and thought the
site was nicely presented, however she feels the use does not fit
the 2950 Prairie location.
Randy Hartgerink concurred that the use does not fit the 2950 Prairie
location. He feels
the only way it could be considered is if the machines were located
inside. It has already
been noted by the applicant that this would be a huge cost.
Virgil Leatherman stated he was comfortable with the end unit being used
for the sale of mulch, but he feels the overall operation is not a
good fit for the 2950 Prairie location.
Chairman Nicely asked if the applicant would like to address the Planning
Commission.
Marvin Kamps came before the Planning
Commission to answer any questions and to state that his main
concern is whether or not the Planning Commission feels the back
side of the property could be used to store the 60,000 yard stock
piles of mulch.
Steve Maas asked how many employees the
operation employs. Mr.
Kamps stated the current Grand Rapids operation employ 50.
Mr. Kamps noted that 1/3 of the property was in
the flood plain and that he’d like to excavate this area in the
future.
Dan informed the Planning Commission that
excavating properties is a matter that the Zoning Board of Appeals
would hear.
Dave Zondervan suggested that the Planning
Commissioners and staff hear the operation of the JL French
machinery in order to gage the noise of the pallet operation.
Ken Krombeen noted that noise ordinances are
separate from use consideration.
It is up to the applicant to adhere to the ordinances set
forth for noise.
Chairman Nicely is concerned about the noise
and visual impact for this type of use.
Mr. Kamps stated he feels bad that staff and
the Planning Commission did not get the chance to hear the mulching
machine in operation. Mr.
Kamps would like to arrange a time for this meeting to take place.
He does want the Planning Commission to hear the machine.
Mr. Kamps stated that one of his boys was supposed to send
staff a letter outlining a schedule to hear the mulching machine.
Dan Johnson replied that he did receive a phone call on
Monday, May 2nd from Steve Kamps.
Dan suggested Mobile Pallet wait to see what comes from the
May 4th Planning Commission meeting.
Dave Zondervan stated he did not like the
amount of semi trucks that could potentially be coming and going
from this type of operation.
Dave noted he would like to table the request until the
Planning Commission and/or staff can obtain decibel readings and
discuss further. He
suggested the applicant contact staff to set up a meeting for
Commissioner’s to hear the mulching machine in operation.
Motion by Zondervan,
supported by Maas to table
the Use Consideration for Mobile Pallet Service – 2950
Prairie Street – upon further review and discussion of the
operation. The
motion passed unanimously.
2.
Mixed Use Ordinance
Dan Johnson informed the Planning
Commissioner that the direction staff and city attorney, Randy
Kraker, would like to take on the mixed use ordinance is a Mixed Use
Planned Unit Development (MPUD).
This would be a separate ordinance from the Planned Unit
Development (PUD) but using the same concept.
Dan presented some areas of the PUD ordinance that
Commissioner may want to address in creating a MPUD, they are:
Ø
Whether
all residential, office and commercial districts be included.
Ø
Allow
residential and non-residential in the same building.
Ø
Increase
the amount of open space from 10%.
Ø
Decrease
the minimum overall PUD size.
Ø
Noise
reduction and visual screening requirements for residential
components and/or neighboring properties.
Ø
Require
residential construction first if the underlying zoning is
residential.
Ø
Place
limitations as to how much non-residential can be on a PUD.
For example, non-residential can be no more than double the
amount of residential. This
may only apply where residential is the underlying zoning.
Chairman Nicely asked if the Planning Commissioners had any comments.
Steve Maas asked if the residential
component of a PUD allows for retail use.
Dan responded that residential is limited to residential.
Steve Maas feels that the new MPUD
should offer flexibility in the interest of developers and the city.
Chairman Nicely feels that the MPUD
can work on the trailer park site.
He stressed a need for open space.
He also feels that the Planning Commission should construct
the MPUD cautiously so commercial does not take over the residential
component of the ordinance.
Virgil Leatherman suggested that
the MPUD ordinance address the idea of developers being charged to
improve roads. Virgil
also suggested that staff talk with the City of Walker as they are
going through a similar process of charging developers for road
improvements and maintenance.
Randy Hartgerink suggested staff
set up a meeting with Land & Company representatives and members
of the DDA. Dan
responded that staff would attempt to schedule the meeting for the
following week.
The Planning Commission suggested
staff rework the MPUD language and bring updates to the June
meeting.
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 was none.
Motion by Maas, supported by Zondervan to adjourn.
The motion passed unanimously.
The meeting adjourned at 8:17 p.m.
Debby Descheneau
Recording
Secretary
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