Minutes of the regular meeting of the Georgetown Township Planning Commission, held Wednesday, April 16, 2003
Meeting
called to order by Chairman Honderd at
Present: Jansma, South, Huizinga, DeGood,
Stasiak, Poskey, Honderd
Absent: none
#030416-01 - Agenda for
April 16, 2003
Moved by Jansma, seconded by DeGood, to approve the agenda for April 16, 2003, as presented.
MOTION CARRIED.
#030416-02 - Minutes of the March
19, 2003 regular meeting and the April 2,
2003 work
session meeting
Moved by Huizinga, seconded by South, to approve the
minutes of the March 19, 2003 regular meeting, as submitted.
MOTION CARRIED.
Moved by South, seconded by DeGood, to approve the
minutes of the April 2, 2003 work session meeting, as submitted, with the
correction to the first page to change 12,000 and 48,000 to 1,200 and 4,800
under the VanSpronsen site plan.
MOTION CARRIED.
#030416-03 – Site Plan (ST0304) Mike VanSpronsen (greenhouse)-9651 42nd Ave.
The property is located in the AG districts and
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. If anything other than agriculture products
grown on the premises is sold, such as landscaping materials, he would have to
obtain a temporary use permit for the sale of seasonal products.
Mike VanSpronsen presented the request and stated
that the building had been moved to the south due to the electrical lines
because it was cheaper to move the building than to move the lines. The proposed future greenhouse in front was
moved to the rear.
It was noted that only one sign would be allowed and
the applicant indicated that he would like to have the freestanding sign.
The chairman opened the floor to public
comments. No one was present to make
comments on this topic. The chairman
closed the floor to public comments.
A concern was noted that since the roadside stand
was 4,800 square feet and 28 parking spaces are available, the applicant would
try to sell other items and turn the operation into a commercial building. It was clarified that only products grown on
the premises could be sold on the property and that the building could not be
converted to a commercial use.
Moved by Jansma, seconded by Stasiak, to approve the
site plan dated 4-17-03, on the basis that it meets all applicable site plan
review and general zoning ordinance requirements, and with the condition that
the roadside stand, as defined in the Zoning Ordinance, should be limited to
the display or sale of agricultural products on this site and not allow the
sale of general retail within this structure as prohibited under the provisions
of the district.
The applicant stated that it was cheaper to build
the bigger building now, than to add on in the future. He also stated that if he were to sell
seasonal products, such as V & V Nursery and Potters on Chicago Dr., he
would obtain a Temporary Use Permit.
MOTION CARRIED.
#030416-04 - Special Use
Permit (SUP0302) Panera Bread, MGDF Architects (for Penera
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
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.
The applicant had been directed to submit a revised
plan that provides a streetscape and a clear listing of parking
requirements. He also provided a sheet
with parking calculations.
Phil O’Connel and Greg Mulhert represented the
applicant and presented the request. The
updated plans show the landscaping and provide a streetscape. In addition, the parking allocations are
clearly noted.
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 Jansma, to recommend to
the Township Board approval of special use permit (SUP0302) Panera Bread, MGDF
Architects (for Penera Bread), 104 South Michigan Ave., Chicago, 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, on the basis that the request meets the applicable
standards of the ordinance.
MOTION CARRIED.
Moved by DeGood, seconded by Huizinga, to approve
the site plan dated 4/9/03, on the basis that all the applicable standards of
the ordinance are met.
MOTION CARRIED.
#030416-05 - Preliminary
Plat of Schepers Farm-8100 42nd Ave.
Jason VanderKodde, Nederveld Associates, represented
the applicant and presented the request.
He stated that the proposed 40 acre plat was in the LDR zone and was
surrounded by AG and LDR. He said that
the plat would be served by public utilities and would be developed in three
phases, 48 lots in the first phase, 20 lots in the second, and 22 lots in the
third. He said that the plans had been
submitted to the Ottawa County Road and Drain Commissions.
The plans have been revised to show correct building
envelopes.
The chairman opened the public hearing.
Chad Jaski, 4033 Hallside, asked about street
access.
Scott Westra, 4025 Hallside, asked where the north
access point for water was located. He
asked about water pressure.
Jeff Brewer, 7242 40th Ave., developer,
stated that the Township would be closing and opening some valves to increase
the water pressure.
Scott Westra asked about the easement in phase 2.
Chad Jaski asked about storm water.
Bob Doornbos, 8295 42nd Ave., asked about
the surveying being done on 42nd Ave.
Jeff Brewer stated that the Township was installing
a forced water main for the ice arena.
Bob Doornbos asked about the surveying of the
street.
Jeff Brewer stated that the high pressure water
would improve 42nd Ave. to Bauer Rd.
Scott Westra asked about property elevation and the
storm sewer because he was concerned about the storm sewer.
The applicant stated that they would be happy to
work with the neighbors to establish the grade and to help with storm
water. He stated that the storm water
would not be increased onto the neighbor’s property.
Ward DeWent, 3950 Bauer Rd., said that he owns the
farm on the east side and that there is a natural drain on the northern
boundary.
The applicant stated that they were not allowed to
reduce without the Drain Commissioner’s approval and that they will not cut off
the drain. He said that they could
remove or redirect on the Schepers property.
Ward DeWent stated that he has problems with
construction trash on his property and was told that a property owner is
responsible for his property.
Scott Westra asked about the square footage of the
houses and the applicant stated that they would be the same as the current
Brewer Farms.
The chairman stated that they had to meet the
minimum requirements of the ordinance.
The chairman closed the public hearing.
Moved by Jansma, seconded by DeGood, to recommend to
the Township Board approval of phase 1 with the condition that the exception
parcels only have access from the proposed Paddock Drive, not 42nd
Ave., as they are developed, based on the drawing dated 4/9/03.
MOTION CARRIED.
Moved by Jansma, seconded by DeGood, to recommend to
the Township Board approval of the overall layout of Schepers Farm.
MOTION CARRIED.
#030416-06 - Other Business-Request
to extend site plan ST0202 approval for 6 months
under Sec.
19.5(E)
Sec. 19.5(E) allows the Planning Commission to
extend site plan approval for 6 months from the one year from the date of
approval. ST0202 was approved April 17,
2002 and must be under construction by April 17, 2003, unless the PC extends
the time. In their letter, the
applicants state that the person doing their plans has been in the hospital and
they are asking for a time extension.
Moved by Poskey, seconded by South, to approve the
extension of six months for ST0202 for Den and Doug VanKoevering.
MOTION CARRIED.
#030416-07 - Discuss
ordinances relating to Adult Uses
The Planning Commission directed the planner to
review the Zoning Ordinance in regards to adult uses, as requested by the
supervisor.
#030416-08 - Discuss
ordinances for signs for special events
There was discussion regarding of the current sign
ordinance, as requested by the supervisor.
Members of the Planning Commission stated that they believe the current
ordinance addresses signs in the way they want it to and that there should be
no revisions.
Moved by Poskey, seconded by Huizinga, to state that
the Planning Commission is not unhappy with the current sign ordinance.
MOTION CARRIED.
#030416-09 - Adjournment
The chairman adjourned the meeting at 8:20 p.m.