Planning Commission Minutes
The
meeting was called to order by Chairman Nicely, in the Council
Chambers at 7:00 p.m.
PRESENT:
Jodie Sherman, Steve Maas, Randy Hartgerink, Craig Nicely,
and Virgil Leatherman
ABSENT:
Bob Poll, Dave Zondervan
ALSO
PRESENT: Ken
Krombeen, City Manager
Dan Johnson, Assistant City Manager
Debby Descheneau, Personnel Assistant
Dan
Johnson noted that the agenda had been amended to move old business
item 2, rezoning request discussion, after the first public hearing.
Motion
by Maas, seconded by Sherman to approve the amended agenda, moving
the rezoning request discussion after the first public hearing, as
presented. The motion
passed unanimously.
Motion
by Sherman, seconded by Maas, to approve the minutes of the June 1,
2005 meeting as presented. The
motion passed unanimously.
PUBLIC
HEARING:
1.
Rezoning – 2918 Sanford Avenue –
Jodi Porter
Dan
Johnson reviewed the applicant’s request to rezone the property at
2918 Sanford Avenue from C-3, Commercial Highway District to R-1,
One Family Residential. Dan
provided the Commission with the long history of this site and
others surrounding it, noting they may have been part of a
comprehensive update to the Zoning Ordinance many years ago, in
which the property owners were not aware of the rezone.
Dan suggested the property be rezoned to RM-2, Two Family
Residential, rather than the proposed R-1, One Family Residential as
RM-2 would be consistent with the other residential zoning in the
area and would result in a conforming lot in regards to lot size
requirements.
Chairman Nicely asked if the applicant would
like to address the Planning Commissioners.
Jodi Porter, 2918 Sanford Avenue, came before
the Commission to state she is hoping to rezone the property for the
purpose of refinancing her home.
She is open to either the R-1 or RM-2 rezone.
Chairman Nicely opened the public hearing for
the rezoning of 2918 Sanford Avenue at 7:11 p.m.
Chairman Nicely asked if anyone in the
audience would like to speak to the issue of rezoning 2918 Sanford
Avenue.
There
were no comments to be made.
Motion
by Leatherman, supported by Maas to close the public hearing.
The motion passed unanimously.
The public hearing closed at 7:11 p.m.
Chairman Nicely asked if the Planning
Commissioners had any questions or comments.
Steve Maas said he was in favor of the
rezoning. Jodi Sherman
concurred.
Virgil Leatherman asked about the possibility
of a variance being granted by the ZBA.
He recalled a residential property on Ivanrest that had
structural fire damage to the pole barn and the ZBA granted a
variance to reconstruct the pole barn in the same location.
He noted that a residential lot in that neighborhood was not
allowed to construct a pole barn.
Motion
by Maas, supported by Leatherman to recommend onto City Council the
rezoning of 2918 Sanford Avenue from C-3, Commercial Highway
District to RM-2, Two Family Residential.
The motion passed unanimously.
OLD
BUSINESS:
2.
Rezoning Request – 3899 Oakes Street, 3895
Oakes Street, and 3847 28th Street – Discussion
Dan
Johnson reviewed that the Planning Commission has asked the City
Council for an extension on the rezoning of 3899
Oakes Street, 3895 Oakes Street, and 3847 28th Street.
Chairman Nicely asked if the applicant would
like to address the Planning Commission.
Dave Dishaw came before the Commission to
state Land & Company would like to postpone their rezoning
applications for 3899 Oakes Street, 3895 Oakes Street, and 3847 28th
Street until the August meeting giving Land & Company 30 days to
work with city staff to come up with a Conditional Rezoning request.
Land & Company feels there is some benefit to the
Conditional Rezoning and they’d like to use those guidelines to
construct a plan.
PUBLIC
HEARING:
2.
Planned Unit Development – 4041 44th Street –
Grand Village Square
Dan Johnson reviewed the site plan comments,
paying particular attention to the following Final Plan Review and
PUD requirements:
·
Calculations submitted for site density are not based
on a 3.45 acre site. Staff
requests revised calculations.
·
Kent County Road Commission will allow a right in
right out only drive on Wilson Avenue.
·
The
percentage of open space needs to be clarified.
·
Driveway alignment may be necessary for the south
side of 44th Street.
·
The
number of residential units has increased from 17 to 20 from
previous plans; however the daycare use has been eliminated.
·
Te
minimum parcel size for all PUD’s is 5 acres.
This lot is 3.45 acres, however there is a request to amend
Section 10A-3 of the Zoning Ordinance to allow consideration for
PUD’s with less than 5 acres.
·
The
plans show reduced parking setbacks along the east and south
property lines, some locations as low as a zero foot setback.
Staff recommends sufficient landscaping if the reduced
setbacks are granted.
·
Elevations for the bank need to be provided.
·
The
proposed 20 foot light pole height may be too high for this
residential area.
·
More signage information such as height and materials
should be provided to staff.
·
All permitted uses shall be as determined by the City
Council upon recommendation from the Planning Commission.
·
The
concept of increased density residential and a bank in this area is
compatible with the lower density residential to the north and west
and the office and commercial to the south.
Dan also provided the Planning Commission
with a list of items not met under the normal Site Plan Review.
Chairman Nicely asked if the applicant would
like to address the Planning Commissioner.
John Najar came before the Planning
Commission to state he wants to work with the Planning Commission
and that the suggestions made in the PUD comments are all workable.
Chairman Nicely opened the public hearing for
the Planned Unit Development, Grand Village Square at 4041 44th
Street at 7:35 p.m.
Chairman Nicely asked if anyone in the
audience would like to speak to the issue of the Planned Unit
Development, Grand Village Square.
Bruce Poeder, 4103 44th Street, is
against the PUD. Mr.
Poeder stated when he moved into his house the city promised him
that the zoning north of 44th Street would not change.
He also noted that the city promised him that this particular
piece of property would not change zoning.
He mentioned he is ok with the residential component but does
not want a bank next to him. He
has put a lot of work into his property and does not want to see
commercial next to his home.
Before Mr. Poeder sat down Virgil Leatherman
wanted to clarify if Mr. Poeder was against the residential
component, commercial component, or both.
Mr. Poeder then announced both.
Jack Bangston, 4305 Wilson, is not opposed to
the PUD. Mr. Bangston
mentioned that one of the good things about the project is it will
block 44th Street and Rivertown traffic.
Motion
by Maas, supported by Sherman to close the public hearing.
The motion passed unanimously.
The public hearing closed at 7:42 p.m.
Chairman Nicely asked if the Planning
Commissioners had any questions or comments.
Virgil
Leatherman asked if the proposed driveway was 175’ from 44th
Street. Dan responded
yes. Virgil also asked
if there would be a deceleration lane.
Dan responded it is not on the plans.
Staff will review the plans to see if a deceleration lane is
necessary.
Chairman
Nicely questioned how northbound traffic will maneuver through site
with a right in right out only drive.
John Najar said the driveway could be adjusted to provide a
straighter shot out of the site.
Randy
Hartgerink likes the idea of condominiums on the site but does not
like the bank. He also
noted that this mixed used idea is what he has envisioned for
Chicago Drive and the MPUD that is being constructed.
John
Najar noted that the condominiums will take up 2.60 acres with
approximately 7.7 units per acre and the bank will sit on .85 acre.
Jodi
Sherman would like to table the request and have the applicant come
back for the August meeting with revised plans.
She feels there are too many areas that need addressing
before she’d be comfortable moving forward.
Steve
Maas likes the residential component and feels it has been
constructed in a way that it diminishes the effect of the bank.
Chairman
Nicely likes the mixed use concept; his only concern is with traffic
flow.
Virgil
Leatherman suggested using the deferred parking to the west of the
bank to create a driveway that is tunneled with trees and
landscaping.
Motion
by Leatherman, supported by Maas to table the Planned Unit
Development, Grand Village Square at 4041 44th Street.
The motion passed unanimously.
OLD
BUSINESS:
1.
Site Plan Review – Rivertown Car Wash – 2959 44th
Street
Dan Johnson reviewed the Site Plan Comments
for Stay Clean Inc. He
reminded the Commission that the use has been approved and the
applicant has received some necessary variances from the ZBA.
He noted the biggest issues for the site plan are utilities
and landscaping for a reduced front yard setback.
Steve
Maas asked to abstain from the discussion and vote on this request
as the applicant and owner of Stay Clean is a cousin and his parents
have a financial interest in the property as well.
Motion
by Leatherman, supported by Sherman for Steve Maas to abstain from
discussion and vote in the matter of Rivertown Car Wash – 2959 44th
Street. The motion
passed unanimously.
Chairman Nicely asked if the applicant would
like to address the Planning Commissioner.
Dale Veldhouse of Richard Postema &
Associates presented the Planning Commission with elevations for the
site.
Virgil Leatherman asked the applicant how
they envision traffic flow. Mr.
Veldhouse replied that he anticipates most of the traffic will use
Spartan Industrial Drive to enter and exit the property.
Virgil is concerned about the width of the parking lot that
will host the vacuum center and traffic flow, he questions if there
will be enough room for both functions.
Jodi Sherman voiced her concerns about the
reduced setbacks.
Motion
by Sherman, supported by Hartgerink to approve the site plan review
for Stay Clean Inc. located at 2959 44th Street with the
following conditions 1) building elevations provided for file 2)
sign plans shall be approved by city staff 3) trees should be 2.5
inches in diameter 4) copy of the ingress/egress easement shall be
provided to the city 5) comments from DPW and City Engineer shall be
incorporated in revised plans 6) separate sign permit required for
site signage 7) Final utility connections are subject to Department
of Public Works and City Engineer approval 8) a reduced front yard
setback of 8 feet from 20 feet is permitted.
The motion passed unanimously.
3.
Mixed Use - Discussion
Dan reviewed the modified MPUD language which
incorporated some suggestions and comments made at the sub-committee
meeting. Areas of
discussion were:
·
Mixed use developments focusing more on an urban
design that emphasizes pedestrian-based traffic.
·
The
City Council public hearing that is held for PUD’s would be
eliminated, thus leaving MPUD’s to only conduct one public hearing
at the Planning Commission level.
However, the City Council still has the right to request a
public hearing when they feel it may be necessary.
·
Minimum parcel size of 5 acres may be reduced for
individual proposals in sensitive areas.
Virgil Leatherman asked if the conditional
rezoning should be addressed in our zoning ordinance.
Dan will check with Randy Kraker and get back to the Planning
Commission.
Virgil Leatherman asked if the trailer park
site can have limited traffic access for the service drives.
Staff will have Pete LaMourie draw up a plan for the overall
vision of 28th Street.
Virgil Leatherman asked that staff get
comparables from other cities regarding the maximum percentages of
net area that can be used for district uses not permitted in
underlying zoning. More
specifically the concern is with multistory buildings and how high
one may go.
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 Sherman, supported by Maas to adjourn.
The motion passed unanimously.
The meeting adjourned at 8:45 p.m.
Debby
Descheneau
Recording
Secretary
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