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

 

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

 

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

Absent: none

 

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

 

I.                    Approval of agenda

 

II.                 Approval of minutes of the June 18, 2003 regular meeting and the July 2, 2003 work session meeting and the special meeting (seminar) of June 11, 2003

 

#030702-01 – Unfinished Business Site Plan (ST0306) RDI Development Co.-2950 Port

Sheldon

 

Moved by Jansma, seconded by DeGood, to remove the item from the table.

 

MOTION CARRIED.

 

Ron VanSingel, Nederveld Associates, represented the applicant and presented the request.  He said that the plan had been revised to address earlier concerns.  He said that an addition access point had been added to the east.  The emergency entrance to the private drive has been removed and replaced with additional visitor parking spaces.  The original entrance has been reworked to provide for more stacking.  Deceleration lanes would be added if the numbers showed that the requirement would have to be met.  The radius has been addressed.

 

It was noted that the Fire Department approved the plan.

 

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 DeGood, seconded by South, to approve the site plan dated 6-25-03, as presented.

 

MOTION CARRIED.

 

A.                 Unfinished Business-Special Use Permit (SUP0304) Auto Vision

 

The applicant has stated that he wants to withdraw, but has not provided anything in writing.

 

IV.       New Business

A.                 Site Plans

1.         (ST0307) Ottawa County Health Department-6711 Roger Dr.

Darwin Baas, Waste Management Supervisor with Ottawa County Health Department, represented the applicant and presented the request.  He said that the county was partnering with Sunset Waste to provide recycling for items such as motor oil and hazardous waste.  It will be a full-service facility and staffed twenty hours a week.

 

It was noted that the site plan shows pavement heading to the parcel on the west edge of the driveway.  Also, if the lot is split, both lots must meet the requirements in the ordinance for the Industrial district.

 

There was discussion regarding whether the use should be classified as a municipal building, public service building under Sec. 17.2(H) or as a waste disposal facility, including incinerators and sanitary landfills.  The zoning administrator had determined that the use was a municipal building because it was operated by a governmental unit.  The analogy was given that the owner or occupant with the use should be considered in the determination because, for instance, the Township Office was actually an office building and would not be permitted in the LDR district except for the fact that it was a municipal building owned by a governmental unit.  In addition, a special use permit had been approved for the site for outdoor storage.  The consensus of the Planning Commission was that the use was a municipal building rather than a waste disposal facility and that only site plan approval would be required.

 

The applicant stated that waste materials were actually only being stored at the site and would be removed for disposal.  He said that the facility would be open to the public and would make recycling accessible for the public.  He said that paint and other such items could be brought to the site during the 20 hours a week it would be open and staffed.  He said that there would be gates with a key pad and the station would be manned.  He said that Sunset Waste owns the property and that the county would be leasing with the option to buy.  He said that the county would be manning the site.

 

It was noted that there could be issues if the land were to be split.

 

The applicant stated that the land was provided to the county for a ten year period at no cost.

 

It was noted that this is a win/win situation because Sunset would not want items such as motor oil in regular waste pickup.

 

The applicant stated that the fence would encompass the whole piece of property.  He stated that there would be no disposal at the site, only short term storage and there was a contract to pull the containers.

 

The chairman asked the zoning administrator for a determination of the use.  She stated that she determined it to be a municipal building since it would be owned by a governmental unit.  It was also noted that a special use had already been approved for the site for storage and the use was basically storage.  The applicant was informed that a building permit would be required, even though the structure was not permanent.

 

The applicant indicated that the lighting would mainly be for security purposes.

 

Cross access was discussed and the determination was made that it would not be necessary.  There was discussion regarding streetscape.  The applicant indicated that a screen berm with mowed grass was in place.  He stated that there was no underground sprinkling and no water and sewer connections.  He said there would be a portable lavatory available and they could use the facilities at Sunset Waste.  He said that plantings would not survive without water.

 

The determination was made that the use would be reviewed as a temporary use and that if it became permanent with a land split, streetscape would be required.

 

#030702-02 – Site Plan (ST0308) RV Tech (Dave Stevens)-2000 Chicago Dr.

 

Dave Stevens presented the request.  He said that an open air business special use permit had been approved for his site.  He was requesting to pave additional area for storage and to have a curb cut on Port Sheldon.

 

In the beginning of 2001, a special use permit for open air business was approved for the site.  Since that time the business has expanded and they have been storing vehicles in the gravel areas.  At this time they are requesting a site plan amendment to pave the area.  However, they are waiting for DEQ approval.  In addition, the applicant is asking for approval for an access drive to Port Sheldon.  Road construction is currently taking place on Port Sheldon/44th St.  The applicant would like to receive approval for the curb cut at this time so that the Road Commission could put the curb cut in during the construction.

 

It was noted that the special use permit does not extend onto the Industrial zoned portion of the property because open air business is not allowed in the I district.  The planner stated that the applicant would have to apply for a special use permit for outdoor storage in connection with any permitted use, under Sec. 17.3(K).  Some items are missing from the site plan including parcel description, streetscape, trash receptacle, sign, and lighting.  A DEQ permit would be required to fill in the flood plain. 

 

The applicant was directed to work with the Road Commission for the location of the driveway curb cut on Port Sheldon. 

 

Moved by Poskey, seconded by Stasiak, to give approval for a curb cut on Port Sheldon, the location to be worked out with the Road Commission.

 

Yeas:    DeGood, Huizinga, Stasiak

Nays:   South, Jansma, Honderd, Poskey

 

MOTION DEFEATED.

 

3.         (ST0309) West Michigan Office Products-6548 Center Industrial Dr.

 

Steve Witte, Nederveld Associates, represented the applicant and presented the request.  He said that Morris Hovinga, property owner, was also present in the audience.  He said that a 2916 square foot addition was proposed for the existing 2400 square foot building, which was located on 1.4 acres in the OS district.  He said that the use of the building is for office equipment.  The site is served by water and sanitary sewer.  The stormwater drainage plan will be sent to the Ottawa County Drain Commission for review. 

 

It was noted that the two parcels should be combined, streetscape should be shown, sidewalks provided, and trash receptacle shown.

 

B.         Public Hearings

1.                  Special Use Permits

a.         (SUP0305) Grace Bible Fellowship Church, 1260 Chicago Dr., is requesting to have a church, under section 9.3(A), on parcels of land described as P.P.# 70-14-23-100-065 and 70-14-23-100-036, located at 1260 Chicago Dr. and 6885 12th Ave., in a (HS) Highway Service Commercial and (MDR) Medium Density Residential districts

 

Steve Witte, Nederveld Associates, represented the applicant and presented the request.  The church currently exists on an HS parcel on Chicago Dr. and is permitted by right under Sec. 16.2(A) and 15.2(D).  The church would like to extend the parking lot to the parcel to the south, which is located in the MDR district.  A residence is also located on this additional parcel.  The house would be used by the church either as a parsonage or as a place to house missionaries.  Since churches are permitted only with a special use permit in the MDR district under Sec. 9.3(A), the request is for a special use permit.  Since the combination of the additional parcel plus the existing parcel does not total enough acreage to meet the special use standard, and the width of the frontage is a few inches short of the requirement, a variance was sought and granted.  

 

The applicant stated that the ordinance requires 92 parking spaces for the 275 seats in the church and 98 are proposed.  The site is serviced by water and sewer.  He said that for the landscaping for the greenbelt, the entire area is covered by a wooded tree line and they would like to save an many trees as possible. 

 

A streetscape is to be provided along Chicago Dr. and 12th Ave.  The applicant was directed to eliminate six parking spaces to funnel traffic and to have a bulb-out in the parking lot.

 

It was noted that this is a very unusual situation because the church is actually permitted by right where it is located and would not, therefore, be required to meet the special use standards.  However, the decision was made to proceed in this fashion because the parking lot would be located in a district that does require a special use permit. 

 

It was noted that a condition of approval could stipulate that should the existing trees no longer exist, they would be replaced by a greenbelt as required in the ordinance.  Also, the parcels should be combined.

 

                                 2.         Rezonings-none

             

3.          PUDs

a.         (PUD0302) Meijer Inc., 2929 Walker, is requesting a Planned Unit Development for a drive-in restaurant, under Chapter 22, on a parcel of land described as P.P.# 70-14-13-300-058, located at 460 Chicago Dr.

 

Cheryl Scales, Progressive, and Greg Heath, Meijer Inc., represented the applicant and presented the request.  Cheryl Scales stated that the site of the proposed PUD was a 3.341 acre piece that has no frontage on a street and no lot splits could be approved.  They are proposing two lots with a Culvers Restaurant proposed for one site.  She said that there would be a dedicated easement across the Meijer property with a maintenance agreement.  The site is zoned HS and this is a permitted use. 

 

It was noted that the Planning Commission should take into consideration the fact that the site has less acreage than the ten acres required in Chapter 22, but the requirement could be reduced if the Planning Commission so desired.  There could be a reduction in the number of parking spaces because 16 more are provided than required.  The private road easement is through the existing parking lot and should be re-striped or some other means used to clearly identify the drive lane.  The 20% requirement for open spaces should be considered.  Landscaping should be added to the traffic islands.

 

The applicant stated that a by-pass lane would be provided around the drive-through lane.

 

A sign is shown on the plan and must meet ordinance requirements.

 

Poskey abstained from all discussion.

 

There was discussion regarding the access road and traffic concerns were noted.  The applicant was directed to provide stop signs.

 

The Fire Department memo was presented.

 

The Planning Commission directed that the request be advertised for a public hearing in August.

 

4.         Plats

a.         Preliminary Plat of Hager Park West No. 4

 

Ron VanSingel, Nederveld Associates, represented the applicant and presented the request.  He stated that 55 lots were proposed on the 24.5 acres and that 130 lots were proposed for the entire plan.  He said that the grading was done and a majority of the utilities were run.  He said that all lots meet the LDR requirements and utilities are in the plat.  He stated that sidewalks would be provided along all interior streets, as well as along Bauer Rd.  It was noted that lots 120-130 would have no access to Bauer Rd.  The one existing house would front on an interior street, have the barn removed, and would have sidewalks on all frontages.

 

It was noted that if the applicant wanted to pursue bike paths, it would have to be approved by the Township Board.

 

                              5.         Ordinance Amendments

a.         Sec. 22.2         QUALIFYING CONDITIONS.. 

Any development that fails to meet the following qualifying conditions, at a minimum, shall not be considered for the PUD District:

 

 

D.        Master Plan: The proposed uses of the PUD must be substantially consistent with Georgetown Township’s Master Plan for the subject property, except for developments larger than 75 acres.

 

The Township Board initiated this ordinance amendment to deal mainly with large developments with mixed uses because it was uncertain how a development could be consistent with the Master Plan if there were multiple uses.

 

The consensus of the Planning Commission was that they were not in favor of the amendment.

 

V.                 Other Business

 

VI.       Commissioner Comments

VII.      Staff Comments

VIII.         Adjourn

 

The meeting was adjourned at 9:10 p.m.