Planning Commission Minutes
The
meeting was called to order by Vice Chairman Zondervan, in the
Council Chambers at 7:00 p.m.
PRESENT:
Jodie Sherman, Steve Maas, Dave Zondervan, Randy Hartgerink,
Bob Poll, and Virgil Leatherman
ABSENT:
Craig Nicely
ALSO PRESENT:
Ken Krombeen, City Manager
Dan Johnson, Assistant City Manager
Debby Descheneau, Personnel Assistant
Dan
Johnson noted that the agenda had been amended.
Under the section Other Business – Appointments and
July quorum was added.
Motion
by Poll, seconded by Maas to approve the amended agenda, adding
appointments and July quorum to the section of Other Business, as
presented. The motion
passed unanimously.
Motion
by Poll, seconded by Sherman, to approve the minutes of the May 4,
2005 meeting as presented. The
motion passed unanimously.
OLD
BUSINESS:
1.
Use Determination – 2950 Prairie Street –
Mobile Pallet Service
Dan
Johnson reviewed the applicants request for use consideration.
It was noted that it is the Planning Commission’s job to
determine if this use is compatible with the zoning district.
Vice Chairman Zondervan asked if the Planning Commissioners had any
comments.
Bob Poll noted that he could not support this use in this zone district.
Randy Hartgerink stated that he went to the Zeeland operation and thought
it was nicely presented, but he does not think this operation is a
good fit for this zone district.
Vice Chairman Zondervan noted he was not in favor of the site because of
potential semi-traffic.
Steve Maas noted he was not in favor of the use in this zone district
because of the machine noise, truck traffic, and mulch piles.
Motion
by Poll, supported by Hartgerink to deny the use for
Mobile Pallet Service – 2950 Prairie Street as it is not
compatible with the I1 – Restricted Industrial District.
The
motion passed unanimously.
Don Erdmonds, 3161 Broadway, came before the Planning Commission to
announce his interest in the JL French site.
He also noted that a pallet operation would not look good on
the already nice Prairie Street.
2.
Rezoning Requests - Discussion
Dan Johnson noted
that the rezoning request for 3895
Oakes Street and 3847 28th Street have been with
the Planning Commission for the maximum allowed 90 day.
The Planning Commission was informed that they could either
request an extension from the City Council or recommend action to
the City Council.
Dan mentioned that the rezoning request for
3899 Oakes Street could be included in the motion for 3895 Oakes
Street and 3847 28th Street since the three properties
are essentially a single rezoning function by Land & Company.
Dan suggested that the Planning Commission
appoint members to form a sub-committee to work on the Mixed Use
Planned Unit Development (MPUD) ordinance.
Dave Zondervan noted that he is not ready to
make a decision on any of the rezoning request and would like to
have an extension.
Virgil Leatherman stated he would like to have
an extension of at least 90 days so the Planning Commission can form
a sub-committee and continue discussions on the MPUD ordinance.
Paul Land – part owner Land & Company –
came before the Planning Commission to thank them for the work that
has already gone into the MPUD, however the properties in question
have been master planned for ten years.
He feels that C-5 is the best fit for this area and stated
that no one would want to live there.
He doesn’t think it’s right that the Planning Commission
is waiting for the MPUD in order to vote on his rezoning requests.
The MPUD came about because of the DDA’s new Master Plan
but noted that the DDA is not in the planning business.
Paul noted he is very unhappy with the process by the
Planning Commission and will take legal action if need be.
He also noted that he is willing to work with commercial or
mixed use if the land was promoted to someone who wanted mixed use.
Dave Dishaw - Representative for Land &
Company – 1701 Porter SW Suite 6, Wyoming, MI., came before the
Planning Commission to state his support for the mixed use and
supports many areas of the DDA’s conceptual plan, but there needs
to be an underlay zoning when you work with PUD’s.
Because of this he is unclear as to why there would be a
delay in making a recommendation on the underlying zoning and why
that couldn’t be done this evening while at the same time Land
& Company could work hand and hand with the sub-committee,
Planning Commission, and whomever else necessary on the MPUD while
they were before the City Council.
Virgil Leatherman noted that the Planning
Commission has the right to take the necessary time on rezoning
request and to request an extension if need be.
He mentioned to the applicants that six months may seem like
a long time to them but it is not unusual, the I3 district took 6
– 10 months to complete.
Randy Hartgerink noted that he empathizes with
the applicant on the timeframe for this request.
He also noted that the mixed use would not close the door to
what Land & Company may wish to develop and that the MPUD was
not restricted only to the trailer park.
Randy asked if the applicant was missing out on
buyer opportunities because of the rezoning.
Dave Dishaw stated that Land & Company does have
individuals who are seriously interested but they won’t commit
until the zoning is worked out.
He noted that the current RM5 does not allow for any
underlying commercial development.
Dan Hibma – part owner of Land & Company
– came before the Planning Commission to note that the draft MPUD
language is still questionable with the residential component being
included – he questions who would want to live there.
Virgil Leatherman noted that there is too much
focus on the freeway interchange area when the MPUD language would
be for the entire city. He
referenced how past applicant input was taken into consideration
during ordinance development and discussion and he feels there would
be a similar happenings with the MPUD.
Bob Poll feels there needs to be a residential
component in the MPUD ordinance.
There is no sense in working on a MPUD if there is not a
residential component. He
thinks that Land & Company is a good owner for this type of
concept.
Vice Chair Zondervan suggested staff go forward
with forming a sub-committee to expedite the MPUD process.
He suggested the committee consist of DDA and Planning
Commission members.
Bob Poll suggested the sub-committee be open
for all DDA and Planning Commission members to attend with a set
group leading the discussion.
The
Planning Commission directed staff to form the subcommittee to
consist of Randy Hartgerink, Virgil Leatherman, Craig Nicely, and
Rick Bolhouse with the other DDA and Planning Commission members
welcome to join the discussion at their discretion.
Motion
by Leatherman, supported by Sherman to request from City Council a
90 day extension of the rezoning request for the properties at 3895
Oakes Street, 3847 28th Street, and 3899
Oakes Street. The motion
passed unanimously.
3.
Mixed Use Ordinance - Discussion
Dan Johnson directed the Planning Commission to
call him with any further thoughts, questions or concerns relative
to the MPUD language. In
the mean time the sub-committee will be formed and a first meeting
will be set.
NEW
BUSINESS
1.
Site Plan Amendment – Daane’s Development
Dan Johnson reviewed the applicants request to increase retail building
no. 3 from 29,900 square feet to 35,117 square feet.
All things are in order, however Dan did note that if the
deferred parking were ever required to be installed it would mean
relocating and reducing the size of some curb islands.
Motion
by Leatherman, supported by Maas to approve the site plan amendment
for Daane’s Development building no. 3 with the following
conditions: 1) Installation of deferred parking spaces shall occur
only upon the approval of the Planning Commission, 2) Separate sign
permit required for site signage, 3) Final utility connections are
subject to Department of Public Works and City Engineer approval.
Vice Chairman Zondervan opened the site plan amendment for discussion.
Jodie Sherman asked about the need for the chain link fence.
Chris Nye – Wolverine Building Group – noted that the chain link fence
is a safety feature for the delivery trucks.
Bob Poll recalled a decision by the Planning Commission to limit the size
of the Daane’s Development buildings to 30,000 square feet.
He questions the need for the increase and notes that the
Planning Commission was very specific in the beginning of this
project to limit big box from coming there.
Chris Nye noted that there is an applicant interested in the building but
needs the increased square footage.
Randy Hartgerink noted that he sees a big box operation in a 100,000+
square feet building not 35,000 square feet.
Vice Chairman Zondervan and Randy Hartgerink both stated they like what
the developer has done with the property and they would be
comfortable approving the size increase.
The motion
carried 4-2 (Poll and Sherman opposed).
PUBLIC
COMMENT
Vice
Chairman Zondervan asked if there were any public comments to be
made. There were none.
OTHER
BUSINESS
Vice
Chairman Zondervan asked if there was any other business to discuss.
Dan
Johnson mentioned that Bob Poll and Craig Nicely were up for
reappointment.
Motion
by Maas, supported by Zondervan to recommend onto City Council the
reappointment of Bob Poll and Craig Nicely to the Planning
Commission.
Dan
Johnson questioned if the Planning Commission would have a quorum
for the July 6, 2005 meeting and asked which Planning Commissioners
would be present. After
some discussion it was determined that staff would contact Craig
Nicely for his schedule and then set the meeting accordingly for
either July 6 or July 13 and then inform the Commission.
Motion by Maas, supported by Sherman to adjourn.
The motion passed unanimously.
The meeting adjourned at 8:19 p.m.
Debby Descheneau
Recording
Secretary
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