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, Randy Hartgerink, Bob Poll, Dave
Zondervan, and Virgil Leatherman
ABSENT:
Craig Nicely
ALSO PRESENT:
Dan Johnson, Assistant City Manager
Debby Descheneau, Personnel Assistant
Dan
Johnson noted that the agenda had been amended to move new business
item 1, Site Plan Review for Ivanrest Christian Reformed Church,
after old business item 2, Grand Village Square PUD discussion.
Motion
by Poll, seconded by Maas to approve the amended agenda, moving
Ivanrest Christian Reformed Church after the Grand Village Square
PUD discussion, as presented. The
motion passed unanimously.
Motion
by Maas, seconded by Sherman, to approve the minutes of the July 6,
2005 meeting as presented. The
motion passed unanimously.
PUBLIC
HEARING:
1.
Rezoning – 3460 Wilson Avenue – Doug
Neinhuis
Dan
Johnson reviewed the applicant’s request to rezone the property at
3460 Wilson Avenue from RM-1, Two Family Residential to OS-1, Office
Service. Dan noted that
the property is currently non-conforming and it is staff’s
recommendation to recommend the request onto the Zoning Board of
Appeals (ZBA) for a land use variance.
Vice Chairman Zondervan opened the public hearing for the rezoning of 3460
Wilson Avenue at 7:06 p.m.
Doug Neinhuis, applicant, 3460 Wilson Avenue, came before the Planning
Commission to state he had the property appraised and the appraisal
gave a red flag on financing options and the valuation of the
property. Mr.
Neinhuis stated he is fine with a rezoning from the Planning
Commission or a land use variance from the ZBA as long as it helps
in the refinancing of his property.
Motion
by Sherman, supported by Leatherman to close the public hearing.
The motion passed unanimously.
The public hearing closed at 7:08 p.m.
Vice Chairman Zondervan asked if the Planning Commissioners had any
questions or comments.
Bob Poll suggested the Planning Commission table the request while it’s
at the ZBA.
Virgil Leatherman does not want to see office there if the property were
to sell in the future.
Motion
by Maas, supported by Hartgerink to recommend the rezoning of 3460
Wilson Avenue onto the Zoning Board of Appeals with the
recommendation that they grant a land use variance.
The motion passed unanimously.
Motion
by Poll, supported by Maas to table the rezoning request for 3460
Wilson Avenue dependent on action taken by the ZBA. The motion
passed unanimously.
OLD
BUSINESS:
1.
Rezoning Request – 3847 28th Street
– Discussion
Dan
Johnson reviewed he had met with Paul Land, Dave Dishaw, and Dan
Hibma, of Land & Company regarding their rezoning request and
their conditional rezoning concept for
3847 28th Street.
It was stated that Land & Company’s main focus for
tonight was the Mobile Home Park and the Planning Commission would
address 3899 Oakes Street, 3895
Oakes Street at another meeting.
Dan reviewed Land & Company’s voluntary conditions.
The overall concept will be similar to IPA’s PUD on 44th
Street, which essentially would bring the applicant before the
Planning Commission for site plan review before implementing any
conditions.
Vice Chairman Zondervan asked if the applicant would like to address the
Planning Commission.
Dave Dishaw came before the Commission to state Land & Company did
their best at creating some voluntary conditions considering they do
not have a buyer in mind. He
feels that Land & Company and city staff adequately addressed
concerns of the DDA Master Plan.
Vice Chairman Zondervan asked if the Planning Commission had any questions
or comments.
Bob Poll asked what the property lines were for the mobile home park.
Dave Dishaw stated that it is spans the entire 530 feet of
frontage that Lands Inn sits on and continues east for about 15 –
20 feet, to the west the property ends at Neinhuis Body Shop.
Steve Maas asked when all the details would be hammered out.
Dan Johnson noted that this is the first conditional rezoning
and the details would more than likely be worked on with Randy
Kraker and the City Council.
Virgil Leatherman suggested a traffic development agreement.
Dan Johnson noted that the conditions listed by Land & Company are
voluntary conditions that the Planning Commission can recommend onto
the City Council. The
Planning Commission can also request that the City Council consider
access management plans or development agreements.
Bob Poll asked if conditional rezoning is temporary.
Dan Johnson noted that the City Council can put a time frame
on conditional rezoning. If
that time frame is not met then the property goes back to its
original zoning.
Bob Poll suggested that the recommendation onto City Council include the
recommendation for a time frame for the rezoning.
Motion
by Leatherman, supported by Maas to recommend the conditional
rezoning for 3847 28th Street onto the City Council with
the recommendation that they include a time table as well as
consider a development agreement.
The motion passed unanimously.
2.
Grand Village Square – 4041 44th Street SW -
Discussion
Dan
Johnson reviewed the PUD Comments paying particular attention to
landscaping around the bank, reduced parking setbacks, absent bank
elevations, and the access drive from 44th going onto the
neighboring property. Dan
also mentioned that the revised plans were not submitted in time for
staff and city engineers to give a thorough review.
It was noted that any drives for the PUD should be on
the PUD site unless approved by the neighboring property.
Vice Chairman Zondervan asked if the Planning Commissioners had any
questions or comments.
Steve Maas asked if the minimum PUD size is reduced for this property does
that amend the PUD ordinance for the entire city.
Dan explained that it depends on how and if the City Council
modifies the language. Part
of that modification would be based on the Planning Commission’s
recommendation; there are a variety of ways to construct the
language.
Vice Chairman Zondervan asked if the applicant would like to address the
Planning Commission.
John Najar came before the Planning Commission to state the bank will be
willing to work with the city on landscaping once approval has been
granted.
Vice Chairman Zondervan stated he is not comfortable sending this onto the
City Council until everything is in order.
Virgil Leatherman concurs.
Bob Poll feels that the trees along the west should be significantly
taller than what is normally required in order to block the 24 hour
operation of the drive thru banking.
Motion
by Poll, supported by Leatherman to table the Planned Unit
Development, Grand Village Square at 4041 44th Street.
The motion passed unanimously.
NEW
BUSINESS:
1.
Site Plan Review – 3777 Ivanrest Avenue – Ivanrest
Christian Reformed Church
Vice Chairman Zondervan noted that he is a member of Ivanrest
Christian Reformed Church but does not have a financial interest in
the property. He
wanted to inform the Planning Commission so they could have him
abstain from the discussion and vote if they felt it was necessary.
The Planning Commission did not feel it was necessary for Zondervan to
abstain from the discussion or vote.
Dan Johnson reviewed the site plan comments noting that Ivanrest
Christian Reformed Church is proposing construction of an 11,250
square foot addition with accompanying parking on a 4.6 acre site.
Dan noted that everything seems to be in order, though the
Planning Commission may want to consider additional landscaping
along the street frontages of Ivanrest and Arapaho.
Vice Chairman Zondervan asked if the applicant would like to address the
Planning Commissioner.
Dan Bode from The Architectural Group came before the Planning Commission
to state the applicant would like to keep the landscaping as
submitted because the church has been a victim of vandalism and they
would like to keep the property as visible as possible.
Vice Chairman Zondervan asked if the Planning Commissioners had any
questions or comments.
Bob Poll agrees that the Ivanrest side of the property should be open, but
the west side should be dressed up.
Dan Bode believes the church would be willing to improve the
landscaping on the west.
Motion
by Poll, supported by Hartgerink to approve the site plan review for
Ivanrest Christian Reformed Church, located at 3777 Ivanrest Avenue
with the following conditions 1) Final utility connections are
subject to Department of Public Works and City Engineer approval 2)
separate sign permit required for signage 3) improve landscaping
along the west with buffers at least the same height as a vehicle
headlights 4) the site shall be fully irrigated.
The motion passed unanimously.
OLD
BUSINESS:
3.
Mixed Use - Discussion
Dan
Johnson informed the Planning Commission that he found a comparable
for the MPUD percentages at the City of Kentwood and the figures
were included in the packet.
Overall
the Planning Commission feels the MPUD language is taking shape.
It was suggested that the percentage table be more specific.
The
Planning Commission directed staff to continue working on the
language and provide an update at the September meeting.
NEW
BUSINESS:
2.
Zoning Ordinance Amendments
Dan
reviewed that the City Council has asked the Planning Commission to
take a look at the Non-Conforming portion of the Zoning Ordinance as
it pertains to residential uses.
Also up for discussion are wall signs for multi-tenant
buildings and decks.
Non-Conforming
Residential:
After some discussion it was recommended that staff add a
subsection (d) to section 15-5 of the Zoning Ordinance.
Wall
Signs:
Bob Poll likes our current wall sign language and does not
want to see it change.
Jodie Sherman stated she would only be comfortable with
directional wall signs that listed all the tenants in that building.
Dan suggested the Planning Commission put some thought into
wall signs and discuss it further at the September meeting.
Decks: Dan gave an overview
that decks are being built unattached to a house which then makes
the deck its own structure and therefore could be considered an
accessory building. He
suggested the Planning Commission put some thought into the topic of
unattached decks and discuss it further at the September meeting.
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.
Virgil
Leatherman suggested that city staff talk to the City of Walker
about their plans for a “Village Center” that will utilize a
mixed use concept.
Dan
Johnson informed the Planning Commission that they had new Zoning
Ordinance Books.
Motion by Leatherman, supported by Maas to adjourn.
The motion passed unanimously.
The meeting adjourned at 9:05 p.m.
Debby Descheneau
Recording
Secretary
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