Planning Commission Minutes
The
meeting was called to order by Chairman Nicely, in the Council
Chambers at 7:00 p.m.
PRESENT:
Steve Maas, Virgil Leatherman, Bob Poll, Craig Nicely, Dave
Zondervan, Randy Hartgerink and Jack Bengtson
ABSENT:
Bob Poll
ALSO PRESENT:
Dan Johnson, Assistant City Manager
Debby
Descheneau, Personnel Assistant
Motion
by Zondervan, seconded by Maas to approve the agenda as presented.
The motion passed unanimously.
Motion
by Bengtson, seconded by Maas, to approve the minutes of the March
1, 2006 meeting and the minutes of the Special Meeting March 22,
2006 as presented. The
motion passed unanimously.
OLD
BUSINESS:
1.
Land Use Variance – 4041 44th Street SW
Dan
Johnson reminded the Planning Commission that John Najar asked to
come before them to provide information requested by the Commission
at the February meeting in order for the Commission to provide a
report to the Zoning Board of Appeals.
Dan informed the Commission that the information they
received from John was not turned in on time to go with the packet
and staff did not have adequate time to review.
John
Najar came before the Commission to note Tom Stranz of Hope Network,
Chris Beckering of Grubb and Ellis, and Ross Pope of Redstone
Development were here to answer specific questions on their
involvement in the property and proposed project.
Tom
Stranz, 3389 Shoshone, stated that he is in support of the project
put together by John Najar. Hope
Network purchased the property August 13, 1990 and operated as an
adult living facility until 2000.
The property has been for sale since 1998.
Many reasonable offers that fit within the Master Plan Use
for the property have been brought before the Planning Commission
and City Council. All
have failed due to approval at one level of the city approval
process and as a result Hope Network, a 100% non-profit corporation,
is paying taxes at the commercial improved rate with a 2006 SEV rate
of $242,000, along with paying insurance and utility cost.
Hope Network does not have a use for the property in its
current zoning.
Chris
Beckering, Grubb and Ellis, 300 Ottawa Ave NW, Suite 400, Grand
Rapids, MI 49503, noted there has been a lot of interest in the
property all of which has been in office and/or retail use for
development. There has
been no interest in residential development for this piece since
Grubb and Ellis has had the property listed.
The property has been under contract at least three times in
the last two years with no successful closing.
Prospective buyer’s initial interest has been discouraged
by the City Council’s “not in compliance with the adopted Master
Plan” which has really devalued this property.
The development patterns in this area have ultimately
resulted in increased average speeds and increased traffic counts
rendering the property not desirable under the existing zoning.
Chris feels this proposed use is a very community friendly
mixed use, infill buffer that the neighborhood can be proud of.
Rose
Pope, Redstone Development, 105 West Exchange Street, came before
the Planning Commission to answer any questions regarding the
development of the proposed bank.
Ross noted the property was marketed to Bank One as office
because of the Master Plan.
Steve
Maas asked if GW DeHaan had the listing before Grubb and Ellis and
how long did they have the property listed.
GW DeHaan had it from 1998, Grubb and Ellis took over the
listing in 2001 or 2002.
Jack
Bengtson asked that he remained abstained from discussion and vote
on this request.
Virgil
Leatherman asked John Najar what exactly he wanted them to review in
the packet provided by him. John
noted the main point of reference was the studies that reflected
this piece of property would be zoned office in the future.
Randy
Hartgerink noted the Planning Commission has voted 7-0 on the PUD
before.
Dave
Zondervan asked if the Planning Commission should take into
consideration that the Master Plan is being revisited.
Dan informed the Commission that they should measure this
request against the current zoning.
Dave
Zondervan said he doesn’t see a reason why this project
shouldn’t go forward.
Virgil
Leatherman feels we should make a recommendation to the Zoning Board
to move forward with the request.
Randy
Hartgerink stated the property has been marketed for an extended
period of time, if an institutional use wanted to be there it would
have already happened. He
also noted the proposed project is still ¾ residential.
Chairman
Nicely allowed Bruce Poeder to address the Commission.
Bruce
Porter, 4103 44th Street, stated he was against the
development of this project. He
is upset the project keeps coming before the Planning Commission
after being defeated by the elected officials.
Bruce referenced comments made by Councilman Gates and
Councilwoman Pettijohn at the December 2005 meeting regarding
citizen opposition for this project.
Bruce stated he knows this piece of property can be developed
as a senior living center and mentioned the applicant has had
interest.
Steve
Maas noted the purpose of tonight’s meeting is for the Planning
Commission to report back to the ZBA if they feel the property can
not reasonably be used in a manner consistent with the existing
zoning. Steve is
not convinced that the property can not be used consistent with the
current zoning and feels there are opportunities for institutional
uses.
Dan
Johnson reminded the Commission the applicant is within his rights.
A denial at the City Council level does not mean the request
is done, the City of Grandville’s Zoning Ordinance allows him to
pursue this at the ZBA.
Jack
Bengtson questioned Bruce Poeder’s comment that the applicant has
had assisted living interest. John
Najar noted it could be put on the property, or any property for
that matter, but he is not familiar with that type of program.
Chris
Beckering noted changing the zoning would have a profound impact on
the existing property owner’s value.
As for the need or demand of institutional use, Hope Network
is one of the largest institutional type users in the State of
Michigan with a wide array of different applications.
The reason the property is no longer being used for
institutional purposes is because they lost their funding like many
other institutional uses have over the past decade.
In regard to calls on the property, Grubb and Ellis fields a
lot of calls on the property. There
is no doubt there is interest in the property for a variety of uses,
but when you look at the uses as it relates to zoning, even uses by
right, there is a very low demand.
Chris also asked about the mention of contract zoning and
attaching conditions to a use.
Dan
Johnson noted he was not referring to contract zoning rather he was
referring to a Planned Unit Development, which can have conditions
attached to it. This
request is for a rezoning through a PUD ordinance.
Dan Johnson asked Chris Beckering what the Master Plan designation was when Hope
Network purchased the property.
Chris is not sure, but will get an answer back.
Dan asked about the former institutional use on the property.
Tom Stranz noted it was a church with a special use variance
to use it for the day program service which expired.
Dan asked what the asking price of the property was.
Chris replied $650,000.
Randy
Hartgerink feels the applicant should provide substantial evidence
that the property does not have a lot of interest in the area of
institutional uses.
Chris
said he could provide examples of institutional uses that have
expressed interest but have chosen not to proceed.
Steve
Maas would like to also know why the applicants choose not to
proceed. For example
were they given reasonable time.
Dave
Zondervan suggested staff put a report together and bring it back to
the Planning Commission next month.
Tom
Stranz noted Hope Network is the largest institutional use in the
state with a huge range of settings none of which meet the best
criteria. Many assisted
living facilities on the market.
If there was a reasonable project that could meet a
reasonable price Hope would pursue it.
Steve
Maas mentioned that Grand Heritage Manor has a waiting list for
senior residents.
Chairman
Nicely directed staff to create a draft report to the ZBA for the
Planning Commission to review at the next meeting.
The report should include facts on the real estate, project
presented as in the PUD, the Commission feels this is a good project
and the majority of the Commission feels this property can not be
used under its current zoning.
2.
Master Site Plan Review – 4375 Canal Avenue – Amson Dembs
Dan Johnson reviewed the Master Site Plan
comments and noted Amson Dembs is ready for Master Site Plan
approval and Site Plan Reviews.
Jeffery Pitt – Amson Dembs Development,
26105 Lannys Road, Suite A, Novi, Michigan 48375 – came before the
Planning Commission to answer any questions.
Chairman Nicely asked if all the conditions
on the review could be met. Jeff
stated there is no issue with engineering or development agreements
and has directed the lighting have shields.
Jack Bengtson suggested evergreens instead of
leafy trees, as well as more landscaping, along the back side of the
property to provide a nicer visual effect for the businesses to the
north.
Jeff Pitt reviewed materials for the
building, they include split face block for the bottom, windows,
brick, stone and painted brick in the back with awnings on the
windows.
Jack Bengtson suggested the light poles on
Canal be a lower height.
Jeff Pitt mentioned he could accommodate what
the Planning Commission felt was most appropriate.
Chairman Nicely allowed Kim Hain, member, Canal Pointe Ventures LLC, representing property to the
north of the project, to speak.
Kim Hain mentioned he is concerned about the
appearance of the north side and would like to see the building
relocated.
Chairman Nicely suggested the painted brick
be changed to match the rest of the building therefore giving the
building four sides.
Randy Hartgerink suggested landscaping
buffers between doors on north side along with some storage.
Randy also feels it is important to look at the traffic
studies again.
Virgil Leatherman feels a decel lane should
be added now not later when deemed necessary.
Jack Bengtson suggested a sidewalk into the
site from Canal.
Dan noted the elevations presented tonight
are for the main building. The
remainder buildings are also four sided buildings and the Planning
Commission may want to reserve the right to approve the appearance
of those buildings in the future or state now there should be a
consistent theme throughout the site.
Motion
by Maas, seconded by Hartgerink to approve the Master Site Plan for
4375 Canal Avenue with the following conditions:
1) comments from City Engineers and the Department of Public
Works addressed 2) a decel lane for southbound traffic installed
based on city standards 3) shields placed on all lighting around the
site 4) building materials should be consistent on all four sides of
all the buildings 5) future approval by the Planning Commission of
any future stand alone buildings 6) incorporation of the City
Council development agreement for the lift station on Canal,
installation of a traffic signal at 44th and Canal, and
landscaping improvements on 44th Street west of Canal 7)
additional landscaping along the north side of the building.
The motion passed unanimously.
Virgil Leatherman strongly suggests the
tenants do not use the back side of the building as storage.
NEW
BUSINESS:
1.
Site Plan Review – 4375 Canal Avenue – Amson Dembs
Dan Johnson reviewed the Site Plan comments for 4375 Canal Avenue.
It was mentioned the Planning Commission can reduce the front
yard set back along 44th Street if they feel significant
landscaping is in place.
Steve
Maas feels reducing the front yard setbacks along 44th
Street from 20 feet to 10 feet is appropriate.
Virgil
Leatherman questioned the height maximum for the freeway sign.
Dan replied 75 feet.
Chairman
Nicely suggested all landscaping areas be irrigated.
Chairman
Nicely suggested the applicant work with staff on pedestrian access
to the interior of the site coming from the sidewalk along Canal.
Motion
by Bengtson, seconded by Zondervan to approve the Site Plan Review
for 4375 Canal Avenue with the following conditions 1) Utility
connections subject to Department of Public Works and City Engineer
approval 2) separate sign permit required for site signage 3) Knox
boxes shall be installed in all buildings per Fire Department
requirements 4) all conditions from the Master Site Plan approval
shall be incorporated 5) all landscaping shall be fully irrigated 6)
reduced front yard set back from 20 feet to 10 feet along 44th
Street 7) installation of sidewalks to interior of site.
The motion passed unanimously.
OLD
BUSINESS:
3.
Master Plan Consultant – Discussion
Dan
Johnson reviewed the revised proposal from LSL which is now within
the $35,000 budget. LSL
eliminated some meetings, maps, and documents, none of which are
critical.
Motion
by Leatherman, supported by Zondervan to recommend onto the City
Council the approval of LSL as the Master Plan consultant.
The motion passed unanimously.
Dan
Johnson mentioned the recommendation will go before the City Council
at the April 24, 2006 meeting.
NEW
BUSINESS:
2.
Use Consideration – 2605 Sanford Avenue – Recreation Use
Dan Johnson reviewed this is a different recreation use than what was approved by
the Commission over six years ago, therefore requires a separate
approval by the Commission.
John
Demester of Battlefront Gaming and R/C came before the Planning
Commission to state for their use they need a lot of space and
reasonable rent, Industrial districts are the best places to find
this combination. John
noted some activity will take place outside on a track.
Steve
Maas asked if they would be taking over current space from the
roller hockey. John
stated the hockey area would remain the same.
Steve
Maas feels the hours are late.
Jack
Bengtson asked what type of cars would be used.
John replied gas (outdoors only) and electric.
Jack
Bengtson asked if there is a similar use in Grand Rapids now.
John replied no.
Jack
Bengtson asked how money is made.
John noted they will collect monthly fees, fees for
individual races, fees for day passes, etc.
Motion
by Zondervan, supported by Maas to approve the recreational use of
Battlefront Gaming and R/C at 2605 Sanford Avenue with the
conditions outlined in the letter from Battlefront Gaming and R/C.
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.
There was none.
Motion by Zondervan, supported by Leatherman to adjourn.
The motion passed unanimously.
The meeting adjourned at 8:55 p.m.
Debby Descheneau
Recording
Secretary
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