Planning Commission Minutes
The
meeting was called to order by Chairman Nicely, in the Council
Chambers at 7:03 p.m.
PRESENT:
Steve Maas, Jodie Sherman, Dave Zondervan, Craig Nicely, Bob
Poll, and Virgil Leatherman
ABSENT:
Randy Hartgerink
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
after public comment since the old business consisted of discussion
only.
Motion
by Poll, seconded by Zondervan to approve the amended agenda, moving
old business after public comment, as presented.
The motion passed unanimously.
Motion
by Maas, seconded by Poll, to approve the minutes of the October 5,
2005 meeting as presented. The
motion passed unanimously.
PUBLIC
HEARING:
1.
Zoning Ordinance Amendment – Mixed Use Planned Unit
Development (MPUD)
Dan Johnson reviewed that the amendment to the Ordinance is regarding the
new Mixed Use Planned Unit Development (MPUD) language.
Chairman Nicely opened the public hearing for the zoning ordinance
amendment at 7:07 p.m. No
comments were made.
Motion
by Maas, supported by Sherman to close the public hearing.
The motion passed unanimously. The
public hearing closed at 7:07 p.m.
Motion
by Leatherman, supported by Maas to recommend the Zoning Ordinance
Amendment for the Mixed Use Planned Unit Development (MPUD), onto
the City Council for adoption.
The motion passed unanimously.
NEW
BUSINESS:
1.
Site Plan Review – Grand Valley Marine – 3711 28th
Street - Addition
Dan
Johnson reviewed that Grand Valley Marine is proposing the
construction of a 2,810 square foot addition to the north end of
their building.
Chairman
Nicely asked if there were any comments to be made.
Motion
by Poll, supported by Leatherman to approve the Site Plan Review for
Grand Valley Marine at 3711 28th Street, with the
following conditions: Conditions: 1) Final utility connections are subject to Department of
Public Works and City Engineer approval 2) One more parking space
shall be provided 3) Applicant shall install sidewalk along 28th
Street at their cost when determined necessary by the City 4)
Applicant shall combine the two lots into one as shown on the plan.
The
motion passed unanimously.
2.
Use Consideration –
Cosmetology School – 2900 Wilson, Suite 7
Dan
Johnson reviewed that the applicant is looking for comments and
approval from the Planning Commission on this use at this location.
The site is currently zoned I-2, Industrial and the proposed
cosmetology school is not a permitted use, however the Planning
Commission has the ability to determine whether a proposed use is
substantially similar to permitted uses.
Chairman
Nicely asked if the applicant would like to address the Planning
Commission.
Rachelle
Hufnagel – Nuvo College of Cosmetology – 4236 Grand Haven Road,
Norton Shores, MI 49441 – came before the Planning Commission to
state she liked this particular site because of the square footage
offered and the parking that is available.
Dave
Zondervan asked what area of the parking lot would belong to the
cosmetology school. Dan
responded that all the tenants at 2900 Wilson share the parking lot,
unless the landlord decided to divide it up.
Steve
Maas asked why Grandville. Rachelle
Hufnagel replied not only does she live here, but a large percentage
of her students who travel to the Muskegon location come from
Hudsonville and Jenison. She
feels there is a need for this type of operation in the area.
Steve
Maas asked how long the Nuvo College of Cosmetology had been in
operation. Rachelle
Hufnagel stated four years.
Steve
Maas likes the use and feels it will bring people into Grandville.
Motion
by Poll, supported by Maas to approve the use of a cosmetology
school at 2900 Wilson Avenue, Suite 7.
The motion passed unanimously.
PUBLIC
COMMENT
1.
Presentation – AIG Properties – X-Rite Property
Redevelopment
Dan
Johnson informed the Planning Commission that AIG Properties would
like to give a presentation of their proposal for the X-Rite
property on Rivertown and Ivanrest.
It was noted that this proposal could potentially be a
conditional rezoning.
David McCombs of AIG Properties and Jeff
Smolinski of X-Rite came before the Planning Commission to present
their proposal to build a Super Wal-Mart on the X-Rite property at
Rivertown and Ivanrest. The
proposal also included the acquisition of the Corona site and two
parcels to the east of X-Rite. AIG’s
plan is to take the mature trees from the back of the X-Rite
property and place them along the proposed front parking lot of 44th
and Ivanrest. The west
portion of the property will remain open for recreation space.
Bob
Poll would like to see transparencies of the new plans overlaying
the existing site. Bob
also questioned how big of a tree can be moved.
David McCombs stated he felt they could be moved up to
30” in diameter.
Jeff
Smolinski said he just moved 20” (+) trees to property on 76th
Street.
Dave
Zondervan asked if the driveways matched up on Ivanrest.
David McCombs stated the driveways line up with the mall
entrance on Century Center.
Jodie
Sherman would like to see a more zoomed out plan that would show
what is around the proposed site.
Chairman
Nicely asked if a traffic study had been done.
David McCombs presented the Planning Commission with
preliminary traffic counts that compared Super Wal-Mart traffic to
X-Rite traffic. According
to the information presented the peak AM hours would see 15 less
cars per day, the peak PM hours would see 900 more cars per day, and
Saturday peak hours would see 1800 more cars for the entire day.
Steve
Maas asked if part of the property was zoned RR, Rural Residential.
Dan responded yes.
Steve
Maas asked how many parking spaces were being proposed.
David McCombs stated 5 parking spaces per 1,000 square feet
or approximately 1,650 spaces.
Bob
Poll is concerned with what will happen to the SE corner of 44th
and Ivanrest at the Wyoming city limits where traffic reduces to two
lanes.
Virgil
Leatherman is not in favor of a conditional rezoning.
He feels the Planning Commission needs to look at the whole
area and not just this application.
Chairman
Nicely is also concerned with the west end of Wyoming and suggests
the Planning Commission, or staff, talk with the City of Wyoming.
Virgil
Leatherman noted that this project would be 1/3 the size of the mall
and suggests the Planning Commission and City Council hold a joint
meeting.
Bob
Poll questioned the Planning Commission’s responsibility to
dictate the specific commercial uses and not have all the same uses.
Steve
Maas asked about the deadline for sale based on SEC filing.
Jeff Smolinski stated that they had 12 applicants and they
were all retail. There
is a 60 day window to begin the rezoning process with the city and
get approved. That will
end on 12/15/05, at which point the buyer can close on the property,
walk away from the deal or get an extension.
Bob
Poll would like to see the traffic study extend beyond this site,
preferably 44th through Byron Center.
Craig followed up that the study should extend from 28th
to 52nd.
Bob
Poll suggested Birchler-Arroyo be consulted on this project, as they
were when the mall was being developed.
Chairman
Nicely welcomed any other public comment.
Lowell
Otter – 4264 Arbortown – asked what is the intent of the X-Rite
property and the area according to the Master Plan.
Disagrees that only retail applicants will be interested in
this property. He is
also worried about the traffic count and questions when the
preliminary numbers presented were taken.
Were they taken during the holiday season or the summer?
Jack
Bangston agrees with the gentleman before him and is also worried
about the existing grocery stores that have been good members of the
community.
Barb
Brown – 4262 40th – came to speak in reference to the
recreational equipment ordinance.
She would like to see the time extended for loading and
unloading a camper, as well as increasing the height for campers. She
would like to see Grandville construct an ordinance that would serve
all of Grandville.
Kelly
& Bob Hermann – 3134 Gable SW – also came to speak on behalf
of the recreational equipment. They
stated they would like see the language for effectively screened be
more specific as well as a better definition of what is considered
the rear yard. The
Hermann’s received a ticket two weeks ago because their camper was
not effectively screened but could not get an answer as to what was
considered effectively screened.
They too would like to see an extension of the loading and
unloading time.
Carie
Otter – 4264 Arbortown – came before the Planning Commission to
express her concerns on the impact Wal-Mart will have on her
property. She feels the
site will be a cement parking lot.
She does not believe the applicant when they say they will
put mature trees along the front edge of the parking because they
will want the store to be seen not hidden by tall trees.
Dave
McCombs stated that it is AIG’s intent to transplant the existing
trees and reminded the audience that the city can control the
appearance of the site.
OLD
BUSINESS:
1.
Zoning Ordinance – Discussion
Dan
Johnson reminded the Planning Commission that the discussion tonight
is for recreational equipment.
It was also noted that included in the
Commissions packets are letters from the community on the topic.
Dan suggested the Planning Commission conduct a formal public
comment and use those comments to start working on a revised
recreational equipment ordinance.
Virgil
Leatherman suggested we talk with the Police Department to see how
this ordinance effects their time and demand.
He also suggested we have Community Policing present at the
formal public comment.
Bob
Poll suggested we include parking only on paved surfaces.
Staff
was directed to place Zoning Ordinance Discussion – Recreational
Equipment on the December 7, 2005 agenda under Public Comment.
OTHER
BUSINESS
1.
Planning Commission Vacancy
Dan
mentioned that Jodie Sherman will be moving to Las Vegas for
professional reasons and that this will be her last meeting.
Therefore the Planning Commission will need to appoint
another Commissioner to fill the vacancy.
Bob
Poll noted he would like to see Jack Bangston on the Commission.
Steve
Maas noted that Barb Brown has submitted an application.
Chairman
Nicely suggested staff contact current applicants to assure they
still have an interest in serving on the Planning Commission.
Motion by Maas, supported by Poll to adjourn.
The motion passed unanimously.
The meeting adjourned at 9:10 p.m.
Debby Descheneau
Recording
Secretary
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