Minutes of the work session of the Georgetown Township Planning Commission held Wednesday, July 7, 1999
The meeting was called to order by Chairman Honderd at 7:30 p.m.
Present: Honderd, Jansma, DeGood, Poskey, Huizinga, Noe
Absent: Holtvluwer
The work session, which formulated the agenda for July 21, 1999, included the following items to be placed on the agenda, discussion, and action:
II. Approval of minutes of the June 16, 1999 regular meeting and the July 3, 1999
work session meeting
A. Site plan (ST9910) Visions Auto Glass-852 Chicago Dr.
The applicant asked to be tabled because he is considering moving the building to a different location. The item was left on the table.
#990707-01 - Preliminary Plat of Rock Point Estates
Kevin Grifhorst, Nederveld Assoc., represented the applicant. There was discussion regarding the length of the cul-de-sac and the fact that it was approximately 900 feet, 300 more than the 600 feet permitted in Sec. 50-51 (3), c. of the General Ordinance. It was noted that the Township Board could approve the extra length by granting a variance. The applicant stated that he has an approval letter from the Ottawa County Road Commission. It was noted that topography is the reason for the extended length. The applicant submitted a map showing that the plat does not land lock the property to the north. It was noted that the lake elevation is 590 and the cul-de-sac is 614. The width of lots 23 and 26 were corrected to meet the ordinance.
Moved by Jansma, seconded by DeGood, to remove the item from the table.
MOTION CARRIED.
Comments from the Planning Commission included the fact that there appears to be no legitimate reason for the cul-de-sac to be longer than permitted. It appears that there is an opportunity to put a road to the north or west. It appears that the difference with the elevations from 590 to 614 feet is excessive and the request is not consistent with the master plan for the area. Members of the Planning Commission said that they would prefer to see the layout after the master plan for the area is developed.
The proposed plat for 32 lots is located in the LDR district. The applicant has provided shared drives on Taylor St. at the request of the Planning Commission. It was noted that the plat configuration is not conducive to any connections or expansions, except along Taylor St. It was noted that it is contrary to past actions by the Planning Commission not to consider future street layout and access points with this subdivision. It was noted that the plat is not designed with the best interest of the Township in mind. Any future development in this area is shut off due to the poor layout of the lots. The street only serves the 26 lots on the interior of the site.
The chairman opened the floor to public comments. No one was present to speak on the topic. The chairman closed the floor to pubic comments.
The applicant stated that the John Scholtz from the Ottawa County Parks Department did not have a problem with the plat.
Moved by Poskey, seconded by Huizinga, to recommend to the Township Board denial of the preliminary plat for Rock Point Estates based on the fact that the street serving the plat is nearly 900 feet long, that the general layout of the plat will not be conduce to future development in the area, and that the general layout of the plat will only continue the development of home sites along Taylor St.
MOTION CARRIED.
#990707-02 - Preliminary Plat of Sheldon Oaks Estates No. 1
Moved by Jansma, seconded by Poskey, to remove the item from the table.
MOTION CARRIED.
Randy Feenstra, Feenstra & Assoc., represented the applicant and stated that Ottawa County Road and Drain Commission approvals have been obtained subject to conditions.
The chairman opened the floor to public comments.
Dean DeVries, 6261 Walton Heath, said that he had bought a house in a nice area and was concerned with traffic because of the additional 23 homes proposed.
The consultant explained that when plats were developed it was common practice to connect to existing streets and to extend street stubs. He said that it was not desirable to have streets be long and straight because they end up being drag strips. He said that it was preferable to have winding streets interconnected with T-stops, and curves and topography to slow traffic. He said that the second phase would connect to 48th Ave.
Terry Meyer, 6147 Sunningdale, said that many lots were being developed in the area and he was concerned with traffic.
A member of the Planning Commission said that the overall layout of the entire area had been approved and showed the development in a certain manner.
Terry Meyer said that the area had been designed for three exits and one had been eliminated by the nursing home.
Rodney Campbell, 6144 Sunningdale Dr., asked for the applicant to orient him to the area on the map.
Julie Wynalda, 6183 Heathcross, said that she was concerned with more traffic and the development of additional homes with only two exits. She asked about emergency issues and asked that additional exists be considered now. She asked about clean-up issues and if there would be modular homes.
Kevin McKenna, 6177 Heathcross, said that he is nervous about what is going on and said that his quality of life was being threatened. He was concerned about traffic levels and asked when there would be another exit.
The chairman said that developers need to tie into utilities and that directed what area would be developed first.
The consultant explained the procedures for plat approvals and that the reason for public hearings was for the public to let the Planning Commission know about issues such as traffic problems. It was also noted that plats had to meet the ordinance requirement to be approved.
Rodney Campbell said that the development of the nursing home eliminated one of the proposed exits.
The chairman closed the floor to public comments.
The applicant said that it would be hard to determine when other phases with the through-streets would be developed.
Moved by Poskey, seconded by Jansma, to recommend to the Township Board tentative approval of the preliminary plat for Sheldon Oaks Estates No. 1, between Sunningdale Dr. and 48th Ave., as shown on the drawing dated May 13, 1999, as submitted, with the condition that a construction drive be provided to 48th Ave. from the development, and that the developer investigate the possibility of making a permanent connection to 48th Ave. from the layout from phase I to phase II.
MOTION CARRIED.
#990707-03 - Private Street (PRST9901) Don Johnson Construction, Inc., 580 Ransom, is requesting
permission to have a private street, under section 3.26, on a parcel of land described as 70-14-36-400-019, in a (RR) Rural Residential District, located at 5101 Kenowa
Steve Smit, Focus Engineering, represented the applicant and said that the applicant was trying to minimize the impact to the property by locating the road over the existing gravel drive.
It was noted that although the applicant meets the ordinance standards and is working with the wooded area, it appears that the applicant is just trying to get around the subdivision act.
The chairman opened the floor to public comments.
Mike Ritsma, 5748 Christie, said that he is concerned with trees and if this is approved, he would like to propose the same thing for his piece of land.
Janice Tompkins, 154 Barry St., said that she lived there a long time and had to watch Rush Creek go to an open storm sewer. She was concerned with setting a precedent and traffic. She discussed planning issues and distributed literature regarding planning.
Roberta Stickland, 96 Barry St., asked about the ownership of the property.
Kelly Knight, 54 Barry St., asked if swing set and pools could be on the other side of the road, since the road would divide each parcel.
The chairman said that the Township has standards and accessory buildings are only permitted in the rear yard.
It was noted that the master plan designates the area as AG/RR and the lack of utilities limits development.
A letter was submitted in opposition to the proposal.
Janice Tompkins said that she would like asphalt-walking paths on Barry and Kenowa.
Lois Tompkins, 180 Barry St., said that traffic was never consider on 4th Ave. and they have to put up with traffic.
The chairman closed the floor to public comments.
The applicant said that the request meets the ordinance requirements.
Moved by Poskey, seconded by Noe, to remove the item from the table.
MOTION CARRIED.
It was noted that the intention of the private street ordinance was to provide for unique pieces of property and there was nothing unique with this piece other than trees. It was also noted that the request is not consistent with the intention of the private street ordinance, specifically Section 3.26(A)(2) which states that "the proposed private streets will not adversely affect the long term development policies of Georgetown Charter Township," and to approve it would set a precedent.
Moved by Poskey, seconded by Noe, to recommend to the Township Board denial of Private Street (PRST9901) Don Johnson Construction, Inc., 580 Ransom, for permission to have a private street, under section 3.26, on a parcel of land described as 70-14-36-400-019, in a (RR) Rural Residential District, located at 5101 Kenowa, Georgetown Township, Ottawa County, Michigan.
Jansma abstained from discussion and voting.
MOTION CARRIED.
Jansma noted that the request complies with the direction of the Township Engineer and Attorney, which was more than the ordinance required. He requested that the ordinance be reviewed.
IV. New Business
The applicant said that they wanted to separate the parcel between the senior building and youth building. Some information on the plan is incorrect including zoning information; it is located on 8th Ave., not 84th Ave.; a property line cannot go through a building; and setback lines for the existing building is missing. It was noted that the Planning Commission did not want to create an illegal situation. There does not appear to be access to parcel 3 and the ordinance requires one. More information is necessary for review. No easement agreements were provided. An illegal nonconforming lot can not be created.
Doug Stalsonberg, Exxel Engineering, represented the applicant and said that he would like to move the building to the west 20 feet. He said there would be a 700 square foot addition. Many items that are required are not shown; however, this is an existing site and some items may be waived. Missing items include: legal description, parcel size in acres, building setback lines, all street dimensions, dimensions of parking spaces, if the area is in the flood plain, land use of the parcel to the east, landscaping, fences and dimensions of drives and sidewalks. The applicant said that there would be no new signs.
The applicant said that a church was a tenant and would occupy the space only one more year. It was noted that the drive behind the building accessed building C for the church to load tables and chairs.
It was the consensus of the Planning Commission to waive missing items except for setback line.
The proposed 7100 square foot building is for Steven Hall, a dentist, who would occupy the west end of the building. There will be three tenants and a basement. Some items missing from the site plan include structures within 100 feet; if the area is in a flood plain; adjacent land uses, including vacant land; more trees are needed to conform to the ordinance requirements; more evergreens should be added to the buffer area. It was noted that the shared drive was a good idea. A cross access easement is required. Wheel stops or curbs are necessary in the front parking area.
B. Public Hearings
Russel Brower, 2871 Barry St., said that the lot was impossible to work because a tractor cannot go up the hill. He said that the area to the west and south was all residential, and to the north and east was agricultural. He said that a half mile from 32nd to 24th was all residential.
It was noted that the Future Land Use Plan designates the area as AG and RR. Land uses to the north and east are AG and RR. Property to the west and south is in Hudsonville and is residential. It was noted that by rezoning the three acre piece of property a benefit might be provided to the applicant that is not enjoyed by others in the area and this might be spot zoning. It was noted that sewer and water is in.
VI. Commissioner Comments
VII. Staff Comments
The chairman adjourned the meeting at 9:40 p.m.