Minutes of the regular meeting of the Georgetown Township Planning Commission, held Wednesday, December 18, 1996

Meeting called to order by Chairman Hondred at 7:30 p.m.

Present: Honderd, Huizinga, Poskey, Jansma, Holtvluwer, DeGood, Noe

Absent: none

#961218-01 - Agenda for December 18, 1996

Moved by Jansma, seconded by DeGood, to approve the agenda for December 18, 1996, as presented.

MOTION CARRIED.

#961218-02 - Minutes of the regular November 20, 1996 meeting and December 4, 1996 work session meeting

Moved by Noe, seconded by Huizinga, to approve the minutes of the regular November 20, 1996 meeting, as submitted.

MOTION CARRIED.

Moved by Jansma, seconded by DeGood, to approve the minutes of the December 4, 1996 work session meeting, as submitted.

MOTION CARRIED.

#961218-03 - Unfinished Business (PRST9601) Cal Alderink-private street (5th

month-4th as old bus.) 9920 42nd Ave., is requesting permission to construct a private street, under Sect. 3.26(E), in an (AG) Agriculture District, on parcels described by P.P.# 70-10-32-100-002 and P.P.# 70-10-32-300-015, located at 9920 42nd Ave.

The request was left tabled because no new information was available

#961218-04 - Unfinished Business (ST9621) Georgetown Christian Reformed Church-site plan (4th mo.-3rd as old business)

Applicant asked to be tabled another month. The request was left tabled because no new information has been made available.

#961218-05 - Unfinished Business (PRST9602) Buckshot Dr.-Walt Veldheer (tabled Motion #960417-13)

Honderd opened the public hearing at 7:33 p.m..

Rick Polaski, from Nederveld Associates, represented that applicant. It was noted that dry sewer was not a requirement of the ordinance. Issues regarding the cul-de-sac radius, lot width, utility easements, association agreements and the street easement in relation to the proposed lots have all been addressed and comply with the ordinance requirements.

No one from the audience commented on the issue.

Moved by DeGood, seconded by Holtvluwer, to close the public hearing at 7:35.

MOTION CARRIED.

Moved by Noe, seconded by Holtvluwer, to recommend to the Township Board approval of the private street plan as submitted, with the condition that no permits be issued for any buildings until the street is constructed as shown on the revised plan dated received 11-22-96.

MOTION CARRIED.

#961218-06 - Rezoning (REZ9609) Jeff Brewer-7242 40th Ave.

To change from (AG/RR) Agricultural and Rural Residential to (LDR) Low Density Residential a parcel of land described as P.P.# 70-14-17-300-012, 7242 40th Ave.

Honderd opened the public hearing at 7:37 p.m.

Kevin Grifhorst, from Nederveld Associates, represented the applicant and explained that the request was to rezone a 112 acre parcel. Utilities are to be in the street. Neighbors have been contacted to see if they want to join in the rezoning request and no one has indicated that they want to. This request is consistent with the Future Land Use Plan.

No one in the audience was present to comment on this issue.

Moved by Noe, seconded by DeGood to close the public hearing at 7:45 p.m.

MOTION CARRIED.

Moved by DeGood, seconded by Huizinga, to recommend to the Township Board approval of the rezoning request (REZ9609) for Jeff Brewer, 7242 40th Ave., to change from (AG/RR) Agricultural and Rural Residential to (LDR) Low Density Residential a parcel of land described as P.P.# 70-14-17-300-012, 7242 40th Ave. for the following reasons:
    1. The proposed zoning is consistent with the Township Land Use Plan;
    2. The proposed Zoning would be an extension of the existing LDR District located south and southwest of the subject property;
    3. The proposed zoning would allow uses that would be compatible with the existing and intended character of the surrounding area;
    4. Public utilities are available to serve the anticipated increase in density as a result of the new zoning.

It was noted that sidewalks and/or bike paths should be included.

MOTION CARRIED.

#961218-07 - Special Use Permits (SUP9617) Sheldon Meadows Living Center LLC,

Park Place Center 950 Taylor, Grand Haven, is requesting permission to operate a convalescent home for the aged, under Sect. 8.3(D), on a parcel of land described as part of P.P.#70-14-30-100-024, in a (LDR) Low Density Residential District, located at 4482 Port Sheldon St.

Honderd opened the public hearing at 7:48 p.m.

Stan Jager represented the applicant and explained that the proposed plan was a home for the aged. A picture of a recently completed project was submitted. The sign will be moved to the left side of the parking area. The applicant preferrs that the dumpster remain where it is shown, but will have a landscaping screen. Lights will be pole mounted double lamp fixtures. A hedge will shield headlight glare.

Concerns were raised regarding fire and emergency protection and for those vehicles to reach the back of the building.

Scott Reenders described the project.

Al Ritsems described the care offered at the facility, which consists of assisted living and care for the elderly.

Some changes were discussed:
    1. Sign setback requirement is half the required building setback distance (37.5 ft.);
    2. Parking lot setback of 25 feet is required adjacent to or across the street from any residential district;
    3. A new, less visible dumpster location should be considered;
    4. Some landscaping should be provided within the parking lot to reduce the pavement mass and provide more residential character to the building;

In order to conform to the parking setback requirement, the applicant will purchase an additional ten feet of property across the rear and shift everything ten feet south. A letter has been submitted by the property owner to the south stating that the additional land will be sold to Sheldon Meadows contingent upon approval of the project.

The revised site plan shows the additional information required regarding surrounding structures and land use. Landscaping detail has also been provided for the front yard. No landscape islands have been added to the parking area, as requested. Additional evergreen planting should screen the dumpster. Drainage issues have been addressed. There appears to be no access for fire equipment to reach the rear of the building.

No one in the audience was present for comments on the issue.

Moved by Jansma, seconded by Noe, to close the public hearing at 8:12 p.m.

MOTION CARRIED.

Moved by Jansma, seconded by Huizinga, to recommend to the Township Board approval for the Special Use Permit (SUP9617) for Sheldon Meadows Living Center LLC, Park Place Center 950 Taylor, Grand Haven, for permission to operate a convalescent home for the aged, under Sect. 8.3(D), on a parcel of land described as part of P.P.#70-14-30-100-024, in a (LDR) Low Density Residential District, located at 4482 Port Sheldon St., for the following reasons:
    1. The request meets the special use requirements of Sec. 20.4(J) of the ordinance;
    2. The request meets the general standards of Sec. 20.3(A)(1)-(4).

MOTION CARRIED.

Moved by Jansma, seconded by Holtvluwer, to approve the site plan dated 12-13-96 with the following conditions:
    1. Landscape islands be provided in the parking lot in place of the two large striped areas shown on the plan and that a minimum of two deciduous trees of at least two inch caliper be planted within the islands to minimize the extent of paved area and reduce the potential incompatibility of the large parking area with surrounding areas;
    2. An additional 10 feet of property to the south be acquired and everything moved 10 feet south;
    3. The Fire Chief approve the site plan;
    4. A completed final updated site plan be provided to the Planning Commission.

It was noted that no berm was required, only screening of the parking areas. The applicant was directed to return to the Planning Commission with a revised site plan to have it signed.

MOTION CARRIED.

#961218-08 - Special Use Permits (SUP9618) Nelson Victory, 5790 22nd Ave.,

Ottawa Aggregates Inc., 3398 Lake Michigan Dr., is requesting permission to have commercial soil removal, under Sect. 6.3(L) and 8.3(L), on parcels of land described as P.P.# 70-14-27-300-018, P.P.#70-14-27-400-011, -016, -024, -027, -028, -029, in a (AG) Agricultural and (RR) Rural Residential District, located north of VanBuren between 14 and 22nd Ave.

Honderd opened the public hearing at 8:17 p.m.

Doug Stalsonberg, Exxel Engineering, represented the applicant and explained that the project was for soil extraction. The northerly portion of this project currently has a special use permit for a ready-mix batch plant and for soil extraction that will expire the summer of 1997.

This public hearing will be continued in January to discuss this application again (because some property owners were not notified within the required time frame) and will be combined with the public hearing for SUP9620, which is the renewal for the northerly portion. Additional parcels have been added.

A concern was raised regarding the paving of 300 feet on 18th Ave. to the intersection at Edson Dr. The applicant stated that he did not show contours because he did not think that it serves a meaningful benefit. Instead, a typical cross section was shown.

Moved by Poskey, seconded by Jansma, to recess the public hearing at 8:30 p.m. until January.

MOTION CARRIED.

Moved by Jansma, seconded by DeGood, to table the request until next month.

MOTION CARRIED.

#961218-09 - (SUP9619) Jerry Hop, 2696 Chicago Dr., is requesting permission to

operate a vehicle service station, under Sect.. 14.3(C), on a parcel of land described as P.P.# 70-14-15-200-009, in a (NS) Neighborhood Service Commercial District, located at 7616 20th Ave.

Honderd opened the public hearing at 8:32 p.m.

Don Smalligan, from M.C. Smith & Associates, represented the applicant and explained the request. The current building will be torn down and replaced by 3120 sq. ft. building. The four pumps and canopy will remain. There will be a convenience store in the new building. Currently, there are 4 curb cuts, two on Baldwin St. and two on 20th Ave. The proposal is to remove one from each street and place a retaining wall and opening a different access to the drive to D&W. There will be a new dumpster on the north side of the site. The existing lighting will stay as it is, other than that affected by the building. Parking requirements are 13 spaces. The plan is to remove the spots on the west side of the building and to have 8 spaces at the pumps and 5 on the east side. Traffic circulation and a green belt in the front yard, which faces 20th Ave., were discussed. No diesel fuel will be dispensed.

Some items are still not addressed on the site plan include: signs and canopy signs; abutting roadway width; structures and equipment. In the NS District no parking or aisles are permitted within the required front setback and a 50 ft. setback for all structures and equipment is required, but because the canopy and pumps are there now and will not be moved, it can be treated as a nonconforming situation. The size of the enclosed dumpster or storage is limited to 200 sq. ft., but 255 sq. ft. is shown.

The chairman declared the public hearing closed at 8:30 p.m.

Moved by Huizinga, seconded by Poskey, to table the request.

MOTION CARRIED.

#961218-10 - Unfinished Business (ST9622) Paul’s Floor Covering-site plan (3rd month-2nd as old bus.)

No new site plan was submitted. Cross access was discussed.

Moved by Poskey, seconded by Huizinga, to table the site plan and to direct the applicant to work with the Township planner in regards to cross access.

MOTION CARRIED.

#961218-11 - Adjournment

The meeting was adjourned by Chairman Honderd at 9:30 p.m.