Minutes of the work session of the Georgetown Township Planning Commission held Wednesday, April 2, 2003

 

The meeting was called to order by Chairman Honderd at 7:30 p.m.

 

Present:            South, DeGood, Stasiak, Poskey, Honderd, Huizinga, Jansma

Absent: none

 

The work session, which formulated the agenda for April 16, 2002, included the following items to be placed on the agenda, discussion, and action:

 

1.                (ST0304) Mike VanSpronsen (greenhouse)-9651 42nd Ave.

 

Steve Witte, Nederveld Associates, represented the applicant and presented the request.  He said that the property is located at the northwest corner of Fillmore and 42nd Ave.  He said the site is five acres in the AG district and the proposed 6,000 square foot greenhouse and roadside stand might store equipment.  He said that if the applicant decides to sell other seasonal items, such as landscaping materials, he would obtain a temporary use permit like V&V Nursery and Potters next to the Post Office.  He said that detention would be handled by a storm water detention basin. 

 

It was noted that in the AG district greenhouses are permitted by right.  Greenhouses are defined as an agricultural use in Sec. 2.3 and are permitted by right under Sec. 6.2(A) and 6.2(F).  In addition, the applicant is asking for a roadside stand, which is defined under Sec. 2.84 as a farm building or structure used for the display or sale of agriculture products grown on the premises upon which the stand is located.  The building is also permitted by right under Sec. 6.2(A).  The applicant has stated that he could possibly sell landscaping materials at the roadside stand.  He understands that if he sells anything other than agriculture products grown on the premises he would have to obtain a temporary use permit for the sale of seasonal products, the same as V&V Nursery and Potters next to the Post Office on Chicago Dr.

 

The planner stated that with the 12,000 square foot greenhouse and the 48,000 square foot roadside stand, the stand was not accessory, but rather the site had two principal uses.  He said that while a roadside stand was common, 28 parking spaces were uncommon.  He said that the ratio of the size of the roadside stand to the greenhouses should be compared.  He said that the roadside stand could only house what is grown on the site.  He said that the site plan met ordinance requirements.

 

The applicant stated that the site plan shows future greenhouses.  He said that he would rather build a large building than build a smaller one and add on in the future.  He said that he would like to store equipment in the building, too.  He said that the ordinance did not address this use for parking requirements, so he chose to show 28 spaces.  He said that if the Planning Commission wanted less, he could take some out.  He said that the storm water detention was designed according to the standards of the Ottawa County Drain Commission because the Zoning Administrator said that a building permit and storm water permit would be required.

 

The Zoning Administrator stated that the building code exempts greenhouses from building permits unless retails sales would be conducted.  Therefore, a building permit would be required, along with a storm water permit from the county.

 

A concern was noted regarding the large roadside stand and the fact that the future greenhouse might not be built.  It was stipulated that the applicant could only sell items grown on the property.

 

Mike VanSpronsen, applicant, stated that he plans to build all six greenhouses.

 

B.         Public Hearings

1.                  Special Use Permits

a.                   (SUP0302) Panara Bread, MGDF Architects (for Panera Bread), 104 South Michigan Ave., Chicago, is requesting to have a restaurant, under Sec. 14.3(A), on a parcel of land described as P.P.# 70-14-25-200-018, located at 42 44th St., in a (NS) Neighborhood Service Commercial district

 

Craig Collins, district manager for Panera Bread, represented the applicant.

 

The site is in the strip mall on the corner of Kenowa and 44th St. and is the NS district, which requires a special use permit for a restaurant.  The building is existing.  The applicant was informed that consideration would be given to the number of parking spaces required for the restaurant, along with the existing businesses in the mall.  The site plan provides the number of parking spaces required for each business, as well as the number of parking spaces provided.

 

It was noted that a streetscape was required along Kenowa and 44th St., and that the parking calculations provided on the plan were not readable.  The applicant was directed to submit a revise plan showing streetscapes and readable parking calculations.

 

The Planning Commission directed that the request be advertised for a public hearing at the next meeting.

 

                              2.         Rezonings-none

             

5.                  PUD’s

a.                   (PUD0301) Sunset Manor, 725 Baldwin St., is requesting a Planned Unit Development for an independent and assisted living community with associated commons, service area, parking and open space, under Chapter 22, on a parcel of land described as part of P.P.# 70-14-22-400-006, located at 1751 Port Sheldon

 

A pre-application conference has already been conducted with the applicant, Township Supervisor, planner, zoning administrator, DPW director, Fire Chief, and member of the Planning Commission.  The determination was made that the proposal meets the intention of Chapter 22. 

 

Richard Freerksen, Sunset Manor, stated that the development was a Christian nonprofit organization, and has been in operation for 30 years.  He said that 650 people live on the current campus and meals are served at home for 125 people.  He said that three years ago an addition was built to address the 500 people on a waiting list.  But when the project was completed, the waiting list grew to over 600.  He said that more rooms are still needed.

 

Todd Stuive, Exxel Engineering, stated that the new development was proposed for the 35.3 acre site.  He said the area was master planned for MDR.  He said that 234 individual living units and 48 assisted living units were proposed, for a total of 282 units.  He said that a four story section was proposed toward 44th St. and other buildings will have three stories to lesson the visual impact.  He said the building elevation was six feet below the elevation of 44th St., so buildings will be set down.  He said that buffering and berming would be provided.  He said that parking presented a unique circumstance, in that 110 interior spaces were provided in individual garages and 178 surfaces spaces were provided.   He said that a service entrance is provided off Port Sheldon, and an 8.8 acre lake is needed for storm water managements since the site is located within the 100 year flood plain and would be an amenity for residents.  He said that ample walkways are provided, as well as sidewalks along street frontage and a bike path, which is part of the 44th St. widening project.  He said that 23.5 acres of open space is provided, which is more than required in the ordinance.  He said that the 8 units per acre allow 282 units, meeting density requirements.

 

CeeCee Hodgson, Dorsky Hodgson Architects, said that open spaces have been maximized and the buildings set back from 44th St. to provide a residential setting that respects the condos across 44th St.  She said that buildings were designed to minimize walking distance for the residents, with the center of the building as the community center for activities, dining, and social services.  She said that the wing was shortened to minimize traveling distances.  She said that the assisted living area was separate, with a separate common area.  She said that the maximum height would be four stories in some areas and that the building would be brick and designed with a style that architecturally blends a residential concept with a contemporary style.

 

The planner noted that the number of parking spaces was deficient because 516 spaces were required and only 288 were provided.  He said that the development is in the floodway.  He was concerned with sidewalks behind parking spaces.

 

The applicant stated that they do not need that many parking spaces and they do not want extra pavement.  He said that they preferred to have the green space and that they could provide documentation as to the number of parking spaces needed at the current facility.  He said that the PUD ordinance allows for certain requirements to be waived.  He said that they would obtain a DEQ permit when they were ready to proceed.

 

The applicant stated that the assisted living area was away from the front locations and that the number of units per floor could vary.  She stated again that more parking spaces could be added, but they were not needed and more green space was preferred.

 

Members of the Planning Commission stated that this was a good use of this property, that the use would not generate much traffic, that the garages were a nice amenity, that this was a nice small footprint, that a bank of parking spaces should be provided for special occasions, and that the development was compatible with the surrounding area.

 

The Planning Commission directed that the request be advertised for a public hearing and the date was set for May 21, 2003 to provide time to meet the advertising time requirements.

 

6.                  Plats

a.         Preliminary Plat of Schepers Farm-8100 42nd Ave.

 

Jason VanderKodde, Nederveld Associates, represented the applicant and presented the request.  He stated that the site was in the LDR district and was surrounded by AG and LDR.  He said that the site was not in the 100 year flood plain, and that the first phase would consist of 48 lots, the second 20 lots, and the third 22 lots.

 

There was discussion regarding lots 45 through 48, which are shown to front on 42nd Ave.  The planner noted that one of the new ordinances adopted by the Township limited accessibility to the streets listed in the footnotes of Chapter 24 and gives the authority to the Planning Commission to designate driveway access.  The zoning administrator stated that the developer has spoken with Township Officials and that since the lots have limited access ability due to drainage they would either be a part of the plat and front on 42nd Ave. or they would be split as metes and bounds parcels.  The favorable alternative would be for the four lots to be a part of the plat.

 

There was discussion regarding the requirement of a temporary cul-de-sac and the applicant stated that they would abide by the Ottawa County Road Commission standards.  The applicant was directed to show the required setbacks on lots 28, 34, and 37.

 

VI.       Commissioner Comments

VII.      Staff Comments

VIII.         Adjourn

 

The meeting was adjourned at 9:00 p.m.