Minutes of the regular meeting of the
Meeting
called to order by Chairman Honderd at
Present: Jansma, South, Huizinga, DeGood,
Stasiak
Absent: Poskey, Honderd
#030219-01 - Agenda for
Moved by Huizinga, seconded by Stasiak, to approve the agenda for February 19, 2003, as presented.
MOTION CARRIED.
#030219-02 - Minutes of the January
22, 2003 regular meeting and the February 5,
2003 work
session meeting
Moved by South, seconded by Huizinga, to approve the
minutes of the January 22, 2003 regular meeting, as submitted.
MOTION CARRIED.
Moved by South, seconded by Stasiak, to approve the
minutes of the February 5, 2003 work session meeting, as submitted.
MOTION CARRIED.
#030219-03 - Unfinished
Business-Special Use Permit (SUP0208) Unity Motors (Vander
Kodde Construction Co.), 828 Chicago Dr. is
requesting permission to have an open air business (for vehicles sales) under
Sec. 16.3(H) and to have vehicle repair under Sec. 16.3(B), on a parcel of land
described as P.P.# 70-14-23-250-027, located at 828 Chicago Dr., in (HS)
Highway Service Commercial
The item is on the ZBA agenda for February 2003;
therefore, it was left tabled.
#030219-04 – Unfinished
Business-Special Use Permit (SUP0213) Harbor House
Ministries, 7683 Cottonwood Dr., is
requesting permission to have a convalescent home, under Sec. 8.3(D), on a
parcel of land described as P.P.# 70-14-26-200-066, located at
Todd Stuive, Exxel Engineering, represented the
applicant and presented the request. He
stated that Chuck Skipper was also present for the request. He stated that comments made at the last
meeting had been addressed. Parking lot
lights and one-way marking had been added.
He stated that the drive had been widened according to the Fire
Inspector’s comments.
The chairman opened the public hearing. No one was present to speak on this
topic. The chairman closed the public
hearing.
Moved by DeGood, seconded by South, to recommend to
the Township Board approval of Special Use Permit (SUP0213) Harbor House Ministries,
7683 Cottonwood Dr., to have a convalescent home, under Sec. 8.3(D), on a
parcel of land described as P.P.# 70-14-26-200-066, located at
MOTION CARRIED.
Moved by DeGood, seconded by South, to approve the
site plan dated 2-12-03 based on compliance with all applicable ordinance
requirements.
MOTION CARRIED.
#030219-05 – Unfinished
Business-Preliminary Plat of Alward Estates West overall layout
Steve Witte, Nederveld
Associates, represented the applicant and presented the request. He said that the Township Board approved
phases one and two, and tabled the overall layout because the cul-de-sac is
1007 feet, which is longer than the 600 feet maximum in the ordinance. He stated that they were asking for a
variance, which the Board could grant, to permit the length of the cul-de-sac
because of the elevation difference between the two proposed roadways and due
to topographical issues. He stated that
the Road Commission has granted a variance and approved the length of the
cul-de-sac. A letter was submitted from
the Road Commission.
Sec. 50-51 states the maximum required length of a
cul-de-sac is 600 feet.. Sec. 50-52 of
the Code of Ordinances gives the Township Board the authority to waive the
maximum length of the cul-de-sac.
Sec. 50-52. Variances.
When the subdivider
can show that a literal enforcement of the standards of this chapter would
cause unnecessary hardship if strictly enforced or where, because of
topographical or other conditions peculiar to the site the standards require
adjustments, departure may be made without destroying the intent of such
provisions. The planning commission may recommend a variance, or the township
board on its own initiative may approve a variance; provided, however, that
such variance from the terms of this chapter may not change or amend the
requirements of the township zoning ordinance.
The chairman opened the floor to public comments. No one was present to speak on this
topic. The chairman closed the floor to
public comments.
Moved by Huizinga, seconded by Stasiak, to recommend
to the Board tentative preliminary plat approval of the overall layout of
Alward Estates West as shown on the drawing dated 2-12-03, with the condition
that the Township Board grant a variance for the design standards of the length
of the proposed cul-de-sac of 1007 feet due to natural features, including
topography and the different elevations of the proposed roads, and with the
condition that the street names be changed, based on compliance with all
applicable ordinance requirements.
MOTION CARRIED.
#030219-06 – Rezoning
(REZ0301) To change from (RR) Rural
Residential to (LDR) Low
Density
Residential parcels of land described as P.P.# 70-14-17-400-026;
70-14-17-499-001, -002, -003, -004, and part of 70-14-20-237-001, located at
7090 36th Ave., and 3267, 3263, 3259, 3255, 3251 Primrose Dr.
The chairman opened the public hearing. No one was present to speak on this
topic. The chairman closed the public
hearing.
Moved by South, seconded by DeGood, to recommend to
the Board approval of
Rezoning
(REZ0301) To change from (RR) Rural Residential to (LDR) Low Density Residential
parcels of land described as P.P.# 70-14-17-400-026; 70-14-17-499-001, -002,
-003, -004, and part of 70-14-20-237-001, located at 7090 36th Ave.,
and 3267, 3263, 3259, 3255, 3251 Primrose Dr., to insure compliance with the
requirements of the Zoning Ordinance.
MOTION
CARRIED.
#030219-07 - Ordinance
Amendments
Sec. 20.4(E) Church (in residential districts only)
(1)
Minimum lot
width shall be two hundred (200) feet
(2)(1) Minimum lot area shall be two (2) acres;
plus an additional fifteen
thousand
(15,000) square feet for each one hundred (100) seating capacity or fraction
thereof in excess of one hundred (100).
(3)(2) The property location shall be such that at
least one (1) property line with
a
minimum lot width of two hundred (200) feet abuts and has access to a collector, major arterial, or minor arterial
street.
Chapter
24 bi McClelland
Chapter
24 bii 48th Ave.
Chapter
24
biii In all districts, required setbacks
along any of the following streets shall be measured from a point 70 feet from
the centerline of the street, if the public right-of-way measures 70 feet or
less from such centerline. Streets upon
which this requirement applies include the following:
Sec. 26.3 DRIVEWAY AND PARKING
(I)
In all
districts, the Planning Commission shall determine driveway access to streets
listed in Chapter 24, bi, bii, and biii.
The Township Board initiated the Zoning Ordinance
amendment to Sec. 20.4(E) as a clarification because they believed in the past
that it had been adopted with this intention and this is the way they thought
it read. The new language reflects the intent that was always meant to be in
the ordinance, not a new set of regulations for this particular special land
use.
The Planning Commission initiated the Zoning
Ordinance amendments to Sec. 26.3 and Chapter 24 at the meeting on January 8,
2003. The first is to eliminate
McClelland from the list of streets where setbacks are measured from a point 50
feet from the centerline of the street because McClelland is a winding street
and likely will not be improved to be used as a collector, major arterial or
minor arterial street.
The next two delete 48th Ave. from the
list that requires that setbacks be measured from a point 60 feet from the
centerline of the road and creates a third list, consisting at this time of 48th
Ave., that requires that setbacks be measured from a point 70 feet from the
centerline of the road.
After reviewing the plans to widen
The
chairman opened the public hearing. No
one was present to speak on this topic.
The chairman closed the public hearing.
Moved
by Huizinga, seconded by Stasiak, to recommend to the Township Board approval
of the Zoning Ordinance amendments as follows:
Sec. 20.4(E) Church (in residential districts only)
(2)
Minimum lot
width shall be two hundred (200) feet
(2)(1) Minimum lot area shall be two (2) acres;
plus an additional fifteen
thousand
(15,000) square feet for each one hundred (100) seating capacity or fraction
thereof in excess of one hundred (100).
(3)(2) The property location shall be such that at
least one (1) property line with
a
minimum lot width of two hundred (200) feet abuts and has access to a collector, major arterial, or minor arterial
street.
Chapter
24 bi McClelland
Chapter
24 bii 48th Ave.
Chapter
24
biii In all districts, required setbacks along
any of the following streets shall be measured from a point 70 feet from the
centerline of the street, if the public right-of-way measures 70 feet or less
from such centerline. Streets upon which
this requirement applies include the following:
Sec. 26.3 DRIVEWAY AND PARKING
In all districts, the
Planning Commission shall determine driveway access to streets listed in
Chapter 24, bi, bii, and biii.
MOTION CARRIED.
#030219-08 – Other Business
The Supervisor had submitted a letter to the members
of the Planning Commission asking that the Planning Commission update the
Master Plan.
Moved by Jansma, seconded by Stasiak, to instruct
the Planner and Zoning Administrator to start the process needed to update the
Master Plan.
MOTION CARRIED.
#030219-09 - Adjournment
The chairman adjourned the meeting at 8:05 p.m.