Planning Commission Minutes

The meeting was called to order by Chairman Nicely, in the Council Chambers at 7:02 p.m.

PRESENT: Steve Maas, Virgil Leatherman, Dave Zondervan, Craig Nicely, Bob Poll, Jack Bengtson, and Randy Hartgerink

ABSENT: None

ALSO PRESENT: Ken Krombeen, City Manager

Dan Johnson, Assistant City Manager

Debby Descheneau, Personnel Assistant

Motion by Poll, seconded by Maas to approve the agenda as presented. The motion passed unanimously.

Motion by Maas, seconded by Poll, to approve the minutes of the January 4, 2006 meeting as presented. The motion passed unanimously.

NEW BUSINESS:

1. Preliminary Master Site Plan Review – 4375 Canal Avenue – Amson Dembs

Dan Johnson reviewed this is a Preliminary Master Site Plan Review and the Council has not decided what they are going to do with the zoning for this property. In the time being applications can be made for review.

Jeffery Pitt – Amson Dembs Development, 26105 Lannys Road, Suite A, Novi, Michigan 48375 – came before the Planning Commission to explain there are three proposed buildings on the site; Building A – retail/restaurant, Building B – restaurant, and Building C – restaurant with a drive-thru. Jeff noted if building C does not meet the standards the applicant will need to request variances from the Zoning Board of Appeals.

Steve Maas voiced concern about the amount of traffic expected for this type of development. Steve also mentioned that traffic is a concern for some of the Council.

Virgil Leatherman recalled a Council meeting where it was noted Canal Avenue would provide a commuter parking lot. Virgil asked staff to look into this.

Jack Bengtson commented on accessibility of the two north bound Canal lanes between Rivertown and Canal.

Bob Poll is also concerned about traffic, stating Old 44^th and Canal is one of the worst intersections in the City.

Chairman Nicely noted building A’s retail operation will let up on some of the night traffic for the restaurant and the drive-thru could increase traffic numbers. Chairman Nicely also suggested a main drive into the development with sub-driveways into the individual building sites for better circulation of traffic.

Mike Baker – Exxel Engineering, 5252 Clyde Park, Grand Rapids MI 49509 – noted Canal is more of a collector street.

Bob Poll asked how much green space would be lost with this plan. Mike Baker noted the plan has more islands than what is currently in place. Overall the site would lose about 5% of its green space.

Jeff Pitt stated the traffic study is forthcoming and would like to submit an application to the Zoning Board of Appeals (ZBA) for variances. Dan Johnson noted an application to the ZBA could be made, but suggested the applicant know exactly what they are requesting.

Mike Baker asked if the Planning Commission could make a recommendation to the ZBA. Dan Johnson noted variance issues are typically handled by the ZBA before the Planning Commission reviews the plans.

Mike Baker asked what the Planning Commission’s position would be if the ZBA asked their opinion on variances.

Chairman Nicely noted it would be impossible to speculate as it would depend on the traffic study, appearance, noise, smells, etc.

Virgil Leatherman feels there should be a decel lane on the southbound lanes for the southern driveway.

2. Land Use Variance Request – 4041 44^th Street – John Najar

Dan Johnson reviewed that John Najar has made an application to the ZBA for a Land Use Variance on this property. The request is for relief of the R-2 Zoning requirements to build 19 residential condominiums and a bank. The ZBA’s first step with this request is to ask the Planning Commission to provide a report that would address the following 1) can the property reasonably be used by uses permitted by right. Keeping in mind the property can also be used by Institutional Uses. 2) what is the historical information on why the Master Plan designation is office.

John Najar came before the Planning Commission to state he believes in this project and is looking for any comment from the Commission.

Chairman Nicely noted that this process is different from a PUD as far as the standards go.

Steve Maas asked about the history of the listing agents, prices, offers, and uses proposed. John Najar noted he did not have the complete history of the property but does know that a ½ dozen potential buyers have inquired about the property. Single Family Homes were not well received because it is a busy intersection.

Steve Maas asked how many requests for R-2 use, such as senior housing. John Najar noted according to Grubb & Ellis senior housing would not work because of traffic demands. Senior housing would need to be set back on the property with a large buffer.

Steve Maas suggested John Najar contact Tom Stranz at Hope Network for additional history on the property and to present that information to the Planning Commission.

Virgil Leatherman noted that 3-4 years ago Birchler-Arroyo did a study on the property. Virgil recalls their Master Plan Designation suggestion for the property was office and feels this carries weight as to why the property is zoned the way it is. Virgil suggested staff revisit that study.

Jack Bengtson wishes to abstain from further discussion on the property because of his location to the property.

Randy Hartgerink feels the Planning Commission should look at the study from Birchler-Arroyo and meet with the City Council to discuss.

Bob Poll also recalled the Birchler-Arroyo study and stated the Planning Commission was split on the decision, not a unanimous vote. Bob also feels John Najar is running around the Council. He feels the bank will be built but thinks we’ll be lucky to see the condos built.

John Najar said he already has four condos sold and he hasn’t started marketing them yet.

Bob Poll noted the condos are a key buffer for the neighboring houses.

John Najar stated he’d go on record to state the condos would go in first or simultaneously with the bank.

Dave Zondervan stated he would have a hard time saying R-2 cannot go on this property. He feels R-2 is legitimate based on what he knows of the property.

Randy Hartgerink feels that we need to do whatever it takes to get this project on this property. He feels it is the best fit.

Chairman Nicely requested John Najar gather the information requested from the Planning Commission regarding the history of the property and provide it for the March meeting.

3. Sign Request – Ball Fields – Grandville Little League

Dan Johnson informed the Planning Commission that the Grandville Little League is proposing to install some seasonal sponsorship signage at the West Complex near West Elementary. Dan reminded the Planning Commission that their role is to annually review the number of signs, location, visibility, material, and appearance of any signs.

Virgil Leatherman recalled that the ordinance called for the signs to be inward facing.

Bob Poll suggested the Planning Commission let the Little League put the signs up and see what happens this year as far as them complying with the ordinance.

Jack Bengtson asked if there were any safety concerns. No.

Motion by Poll, supported by Bengtson to approve the Grandville Little League’s request to install seasonal sponsorship signage at the West Complex near West Elementary with the following conditions: 1) staff will review the signage 2) all signs must be removed no later than September 20, 2006. The motion passed unanimously.

OLD BUSINESS:

1. Zoning Ordinance - Discussion

Dan Johnson reviewed the revised draft language to the Recreational Equipment ordinance. Dan informed the Planning Commission that the language for effectively screened needs to be addressed. Community Policing Officer Ken Rosher said in a letter to the Planning Commission this is his number one complaint.

Bob Poll feels that 32 feet is too short for today’s recreational vehicles. He would like to see the length increased to 40 feet.

Steve Maas feels if the recreational equipment is taller than six feet then the owner needs to use allowed screening material that will screen the height of their recreational vehicle, like trees or shrubs.

All Commissioners agreed three days for parking and storage was adequate.

Staff was directed to set a public hearing for March regarding the Recreational Equipment ordinance.

2. Master Plan - Discussion

Dan Johnson reviewed the draft Request for Proposal (RFP) for selecting a firm to assist in the Master Plan.

Chairman Nicely asked staff to see if Beckett & Raeder did this type of work, if so he would like a RFP to go to them.

Motion by Leatherman, supported by Poll to approve the Request for Proposal as presented and for staff to send them out. The motion passed unanimously.

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.

Motion by Poll, seconded by Maas to accept into record the January 13, 2006 letter from David & Linda Looney of 4428 Bremer Street SW; and the undated letter from Officer Ken Rosher, Grandville Police Department regarding the Recreational Equipment ordinance. The motion passed unanimously.

Bob Poll brought up the discussion of enforcement for approved site plans and noted that some dwellings have an excessive amount of retail sales in their homes even though that is not what was approved.

Randy Hartgerink noted that the property on the SW corner of 44^th and Wilson has expanded their business and has a sign posted for leasing space there.

Motion by Maas, supported by Poll to adjourn. The motion passed unanimously. The meeting adjourned at 8:52 p.m.

Debby Descheneau

Recording Secretary

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