Planning Commission Minutes
The
meeting was called to order by Acting Chairman Poll, in the Council
Chambers at 7:00 p.m.
PRESENT:
Steve Maas, Randy Hartgerink, Bob Poll, and Virgil Leatherman
ABSENT:
Jodie Sherman, Dave Zondervan, and Craig Nicely
ALSO PRESENT:
Ken Krombeen, City Manager
Dan
Johnson, Assistant City Manager
Dan
Johnson noted that the agenda had been amended to move all of the
new business items before the old business items since the old
business consisted of discussion only.
Motion
by Maas, seconded by Leatherman to approve the amended agenda,
moving all new business items before the old business items, as
presented. The motion
passed unanimously.
Motion
by Leatherman, seconded by Maas, to approve the minutes of the
September 3, 2005 meeting as presented.
The motion passed unanimously.
Motion
by Leatherman, seconded by Hartgerink, to approve the minutes of the
Special Meeting minutes of September 22, 2005 as presented.
The motion passed unanimously.
PUBLIC
HEARING:
1.
Zoning Ordinance Amendment
Acting Chairman Poll opened the public hearing for the zoning ordinance
amendment at 7:05 p.m.
Dan Johnson reviewed that the amendment to the Ordinance is regarding
Non-Conforming Residential Uses.
Section 15-5(d) will be added.
Acting Chairman Poll asked if anyone in the audience would like to speak
in regards to the zoning ordinance amendment.
Motion
by Maas, supported by Leatherman to close the public hearing.
The motion passed unanimously.
The public hearing closed at 7:08 p.m.
Motion
by Leatherman, supported by Maas to recommend the Zoning Ordinance
Amendment for Section 15-5(d), Non-Conforming Residential Uses, onto
the City Council for adoption.
The motion passed unanimously.
NEW
BUSINESS:
1.
Site Plan Review Trimline Tool 4621 Spartan
Industrial Drive
Dan
Johnson reviewed that Trimline Tool is proposing a 15,000 square
foot addition. Dan noted
two items for discussion; 1) the dumpsters should be enclosed on all
sides and 2) sidewalk installation by the applicant.
Acting
Chairman Poll asked if the applicant would like to address the
Planning Commission.
Ken
Watson, Architectural Concepts 6650 Crossing Drive, SE, Grand
Rapids, MI 49508, came before the Planning Commission to state that
the dumpster being enclosed on all sides has been addressed through
revised plans submitted to city staff.
Also, Trimline Tool understands and is willing to install, at
their expense, a sidewalk at a later date if deemed necessary by the
city.
Acting
Chairman Poll asked about the 6 7 feet tall retaining wall
having a fall protection.
Ken Watson stated the site as it extends to the west climbs
uphill fairly quickly and is heavily vegetated with trees.
The applicant would rather not place a fall protector, but
would be willing if the Planning Commission so desires.
Motion
by Leatherman, supported by Maas to approve the Site Plan Review for
Trimline Tool at 4621 Spartan Industrial Drive, 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) dumpsters shall be enclosed on all sides 4) sidewalks should be
installed by the owner at their expense when determined necessary by
the City. The motion
passed unanimously.
2.
Site Plan Review Great Lakes Sanford
Avenue Associates 2861 Sanford Ave.
Dan
Johnson reviewed that Great Lakes Development Company is proposing
construction of two commercial/industrial buildings that will
include contractor types of business, which is a permitted use in
the C-3 district. Areas
that should be discussed are the proposed driveway to Elwood and
additional landscaping on the west side of the lot, which faces
residential.
Acting
Chairman Poll asked if the applicant would like to address the
Planning Commission.
Bill
Bouma of Great Lakes Development Company 4107 82nd
Street, SW, Byron Center, MI., came before the Planning Commission
to give a brief history on the site and to state the purchase of the
property was for the intent of redevelopment and restructuring that
would bring something more aesthetically pleasing to the city.
Bill Bouma noted that the entrance to Elwood is the most
critical part of the plan. The
applicant feels this is vital to the flow through of the project.
Steve
Maas asked if the berm along Elwood would be saved.
Bill Bouma stated that the plans showed the berm being redone
with landscaping at approximately 8 feet high.
Steve
Maas asked what type of vehicle traffic will come in through Elwood.
Bill Bouma noted that the site does not have room for
commercial semi-trucks, so their will not be any traffic of that
sort. Bill Bouma also
noted that the address for the site is Sanford Ave. Anyone
coming down 28th Street looking for someone in this
complex is going to look for Sanford Ave. to get there, so the
applicant will direct traffic towards Sanford Ave.
Acting
Chairman Poll noted that traffic may come in via Sanford Ave. but
will exit the property using either the driveway on Elwood or
Sanford. Bill Bouma
agreed that the traffic exiting the site may use either driveway and
the applicant is willing to label the Elwood driveway with a no
trucks sign.
Randy
Hartgerink asked about the elevations of the site, there were no
elevation plans presented to the Planning Commission just examples
of the applicants other locations.
Bill Bouma stated that the architectural drawings are not
done yet, but essentially they will fall into the sequence of the
other buildings they have constructed.
Acting
Chairman Poll asked if the applicant should take the plan to the
Downtown Development Authority (DDA) for their review since the plan
is within the DDA limits.
Dan
Johnson noted that in the past the Planning Commission has
recommended plans onto the DDA for review.
Randy
Hartgerink noted that this type of use can range a great deal in the
type of tenant they will get.
Randy asked if the applicant has any rules in place for
prohibiting outside storage. Bill
Bouma noted that the rental agreement states no outside storage is
allowed.
Virgil
Leatherman would like to see the sign on Elwood that would restrict
truck traffic.
Acting
Chairman Poll would like the DDA to review and comment on the plans.
Motion
by Leatherman, supported by Maas to approve to the Site Plan Review,
contingent upon the Downtown Development Authoritys review and
comments, for Great Lakes Development Company at 2861 Sanford Ave,
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) sidewalks should be installed by the owner at
their expense when determined necessary by the City 4) All lighting
shall be building mounted 5) Additional landscaping along the west
side of the property for additional buffering along the residential
borders and all landscaping shall be irrigated.
The motion passed unanimously.
3.
Site Plan Review Snowden Builders 2880 Wilson Ave
Parking Lot
Dan
Johnson reviewed that Snowden Builders is proposing the construction
of a new 7 space parking lot. The
Kent County Road Commission has approved the driveway.
The Planning Commission will want to discuss the reduced
front yard setback requirements for this project and the landscaping
plan.
Acting
Chairman Poll asked if the applicant would like to address the
Planning Commission.
Bob
Snowden of Snowden Builders, 5249 Palmer, Grandville, MI 49418, came
before the Planning Commission to state that he has someone
interested in leasing the building for a beauty salon business.
He is also open to any additional landscaping requirements.
Virgil
Leatherman asked if the setbacks would be similar to those at
Grandville Center. Dan
Johnson said yes and there would not be a radical change in the two
sites.
Steve
Maas is ok with the reduced setbacks.
For the landscaping he would like to see some grass and low
shrubs between the parking and right of way.
Acting
Chairman Poll recommended that all landscaping be irrigated as well
as the area all the way to Wilson Ave.
Steve
Maas questioned the need to irrigate such a small area.
Bob
Snowden said that he would keep the landscaping up and looking nice.
Virgil
Leatherman suggested the sprinkling be installed by the owner if the
property is not maintained.
Virgil
Leatherman asked if any improvements would be made to the exterior
to the building. Bob
Snowden said it will probably get a new paint job and a new roof.
Nothing structurally would be changed.
Motion
by Maas, supported by Hartgerink to approve the Site Plan Review for
Snowden Builders at 2880 Wilson Avenue, 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) underground sprinkling should be installed by the owner at their
expense if determined necessary by the City.
The motion passed unanimously.
OLD
BUSINESS:
1.
Rezoning 3460 Wilson Avenue
Dan
Johnson noted that the Zoning Board of Appeals granted a land use
variance for 3460 Wilson Avenue.
The only action that needs to be taken by the Planning
Commission is to remove the item from the table so the applicant can
officially withdraw the rezoning request.
Motion
by Leatherman, supported by Hartgerink to remove from the table the
rezoning request for 3460 Wilson Avenue.
The motion passed unanimously.
3.
Zoning Ordinance Discussion
Dan
Johnson reminded the Planning Commission that the discussion at hand
is regarding the recreational equipment language that the City
Council would like input on from the Planning Commission.
Acting
Chairman Poll allowed members of the audience to speak to the
discussion of recreational equipment language.
Ted Roezel 4113 W.
Omaha fined $95 because his motor home is 29 feet long and the
ordinance only allows up to 26 feet.
Mr. Roezel would like to see the ordinance allow for longer
motor homes. 26 foot
motor homes are not manufactured anymore, he had literature stating
that the shortest motor home manufactured is 27 feet 10 inches and
the next model up is 30 feet.
He would also like to see the ordinance allow for a taller
motor home.
Ken Krombeen noted that the ordinance speaks of recreational equipment, which
includes more than just motor homes.
Bob
Smit 4176 Chaminade -
stated a police officer came to his house and informed him that the
ordinance changed last year and the old rule of 48 hours to park on
the street had changed to two hours.
Dan Johnson and Ken Krombeen both noted the zoning ordinance
did not change; it is possible something changed on the State level.
Bob Smit would like to see the ordinance allow for temporary
parking up to 7 days. Rear
yard storage seems ok to him. In
his neighborhood the driveways are too steep to park the motor home
in the driveway in order to charge the refrigerator.
Would also like to see if a permit can be issued for anything
over 7 days while waiting for a storage facility to have vacancy.
Dave
Steinfort 4084 Singel Drive wants longer than a week to load
RV. When he goes away
for five months 48 hours is not enough time to prepare the RV.
He would also like to have the maximum length changed to
allow for longer RVs.
Doug
Kuipers 4560 Missaukee Ave SW would like the temporary
parking in driveway for loading, unloading and repairs to be longer.
Acting
Chairman Poll stated this is too big to resolve in one night.
Virgil
Leatherman asked if the owners could call into the Police Department
to inform them of a longer temporary parking time.
Dan Johnson noted he would talk to Community Policing.
Acting
Chairman Poll likes the idea of getting a permit, for a minimal fee,
to have a longer temporary parking time.
Steve
Maas would like to hear a lot of public comment on this topic.
Acting
Chairman Poll noted that some yards can not accommodate RV storage
in their side or rear yard because they do not meet the
requirements.
Dave
Steinfort asked if the ordinance is even necessary or legal.
He recommended the city look at case law in Ohio similar to
this ordinance.
Virgil
Leatherman asked if the city can send out a questionnaire for
opinions on the topic. Ken
Krombeen noted that the city welcomes input in a variety of ways.
2.
Mixed Use - Discussion
Dan
Johnson noted that nothing too significant had changed to the
language from last month. It
was noted that the mixed use language does not require the
non-residential development areas to have a residential component.
Randy
Hartgerink was under the impression that the Planning Commission was
not going to require residential because it would give the Planning
Commission more latitude in approval of projects.
Steve
Maas agrees.
Acting
Chairman Poll also agrees and suggested the extra area be filled
with green space.
Dan
Johnson noted that the extra space is not automatically reserved for
green space; maybe the underlying use makes up the difference.
Virgil
Leatherman suggested the language use an example at the end of any
section that it may be necessary.
Motion
by Hartgerink, supported by Maas to set a public hearing for
November 2, 2005 at 7:00pm to receive public comment on the Mixed
Use Planned Unit Development Ordinance.
The motion passed unanimously.
PUBLIC
COMMENT
Acting
Chairman Poll asked if there were any public comments to be made.
There were none.
OTHER
BUSINESS
Acting
Chairman Poll asked if there was any other business to discuss.
1.
Recreational Equipment Ordinance
Randy
Hartgerink thinks the recreational equipment ordinance is very
decisive issue and feels that a majority of the residents would not
like to see any storage of recreational equipment.
Suggested looking at language that would allow for seasonal
storage.
Acting
Chairman Poll suggested looking into private communities, such as a
homestead, and what language they may have.
2.
Jungle Bugs
Dan
Johnson informed the Planning Commission of a possible JungleBugs
Play Center that would like to come into Grandville.
The potential owner is looking for zoning approval from the
Planning Commission and whether they feel it would be a good use at
3845 Rivertown Parkway (C-1 zoning)
Virgil
Leatherman is ok with the suggested location.
Acting
Chairman Poll also likes the suggested location, though he did not
look at it as a C1, C2, or C3 location he looked at it as site
specific.
Motion by Maas, supported by Leatherman to adjourn.
The motion passed unanimously.
The meeting adjourned at 9:00 p.m.
Debby Descheneau
Recording
Secretary
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