Minutes of the work session of the Georgetown Township Planning Commission held Wednesday, August 6, 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 August 20, 2002, included the following items to be placed on the agenda, discussion, and action:

 

I.                    Approval of agenda

 

II.                 Approval of minutes of the July 16, 2003 regular meeting and the August 6, 2003 work session meeting

 

III.       Unfinished Business-none

A.                 Special Use Permit (SUP0304) Auto Vision

 

The applicant has indicated that he wants to withdraw the request, but has not submitted anything in writing.  The Planning Commission could act on the request at the regular meeting because it is the policy to act on items that are on the agenda for three months.

 

IV.       New Business

B.         Public Hearings

 

1.      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.

 

Greg Heath represented the applicant and presented the request.

 

Val Lazdin, Planning Consultant, reviewed the application because the firm of Langworthy Strader LeBlanc, Inc. had a conflict of interest.  He submitted a memo with the review.  He noted that Meijer sites at other locations had newer and innovative designs and circulation patterns.  Even though this site was probably built in the 1970’s, an opportunity had presented itself to improve the site instead of allowing piecemeal development on the site causing more confusion and circulation problems.

 

Concerns were noted with the traffic flow, including interior traffic patterns, and ingress and egress.  Research had been done by the Township Sergeant with the Ottawa County Sheriff’s Department regarding traffic accidents.  Six pages of accidents were listed for the past five years, totaling approximately 600 accidents that occurred along the stretch of Baldwin from Thomas to the intersection of Baldwin and Cottonwood.  The sergeant analyzed the accidents listed and determined that about 191 of them were related to the area near the entrances of the Meijer property.  The 191 accidents include not only those that occurred when a car was hit from behind


when stopping to enter the property, but also those that could have occurred when vehicles were swerving to avoid a car slowing to enter the site.  A concern was noted that the interior area, as well as the street accesses to the site, were dangerous now and more development would compound the situation.

 

It was noted that the PUD ordinance emphasizes open space and the proposal does not provide ample open space.  Multiple conflict points were shown for the proposed plan.  A sample proposal was presented by the planner showing an option that reduced the conflict points, provided more open space, a better and safer circulation pattern, and the same number of parking spaces.

 

A member of the Planning Commission stated that at the pre-application conference, the additional outlot bordering Cottonwood had been included with the PUD, but now was not shown as part of the overall PUD.

 

There was discussion regarding incorporating the whole Meijer site into the PUD and addressing overall circulation issues, both interior and along the streets.

 

Poskey abstained from discussion.

 

1.                  Special Use Permits

                                    b.         (SUP0308) Fifth Third Bank, 111 Lyon Street, is requesting to

have a drive-in bank, under Sec. 15.3(A), on a parcel of land described as P.P. # 70-14-13-300-070, located at 522 Baldwin, in a (CS) Community Service Commercial district

 

Tom VanGessel, Fifth Third Bank, presented the request.  The existing bank was proposing to relocate to the parcel to the east and planned a 4,000 square foot building.

 

Val Lazdin, Planning Consultant, reviewed the application because access to the site would come from the Meijer property.  He explained that the applicants were requesting a special use permit, which required special considerations.  He said that the parking lot access drive was too close to Baldwin and could cause left-turn lockup with conflicting movements.  He said that the other access was too wide and should be narrower to minimize traffic conflicts.  He stated that the traffic concerns should be coordinated with the overall site since access came from the Meijer site.

 

The Planning Commission directed that the applicant should let the Zoning Administrator know to advertise the request the following morning if they would have plans ready for a public hearing at the next meeting.

 

A.                 Site Plans

a.         (ST0310) BBG Corp. (Mark Berg)-10235 42nd Ave. (apartments)

 

Doug Stalsonburg, Exxel Engineering, represented the applicant and presented the request.  The plan proposes two story townhouses with 56 units, with density below the permitted numbers.  The buildings are similar to the currently existing structures.  The easterly half would be constructed this year.  In excess of four parking spaces per unit are provided, while only three and a third are required.  The units have a four bed capacity.

 

The planner suggested switching the buildings because the ordinance has no screening requirements for a residential parking lot adjacent to a LDR district.  No landscaping plan was submitted and streetscape is required along Pierce St.  The location of trash receptacles should be shown on the plan.  Typical floor plans and elevations should be provided.  Sidewalks should be an important element for connectivity, especially since the users of this complex would likely be students at GVSU.  In addition, making sidewalks a priority is consistent with the 48th Ave. Corridor Study.  Pedestrian connections should be made to the commercial center and community center, as well as to the college.  The drainage ditch would be filled.

 

The applicant questioned flipping the location of the building because they believed that it would be more appropriate to have the parking lot with landscaping located adjacent to the LDR district instead of a two story building.

 

The planner stated that sidewalks should be provided in a university setting for students walking and using footpath patterns.  Walking on sidewalks would be safer than walking on streets.  Streetscape could be required along Pierce because this approval is included in a larger development and would not be considered off-site.  If the landscaping is in, it should be shown on the plan.

 

The Fire Department memo was presented and the applicant stated that they have been working to meet the Fire Code requirements. 

 

Mark Berg, president of BBQ Corp., stated that they have put in sidewalks and has only seen one person using them.  He said that there is bus service and very little foot traffic because school is in session mostly during inclement weather.  He said that there have been no accidents with pedestrians in the past thirty years and that it would be impractical to connect the sidewalks because of the berms.  He said that the bus stops at shelters and runs from 7:00 am until 10:00 pm.  He said that he has installed more sidewalks than were shown on his previously approved site plan.

 

B.         Public Hearings

2.                  Special Use Permits

a.         (SUP0307) Fellowship Reformed Church (VerBurg &

Associates), 6610 36th Ave., is requesting to have a church (and addition), under Sec. 8.3(A), on parcels of land described as P.P.# 70-14-20-400-099, -100, -004, -005, -096, located at 6610, 6600, and 6564 36th Ave., in a (LDR) Low Density Residential district

 

Ed Zwyghuizen, Verburg & Associates, represented the applicant and presented the request.  He said that the proposal is for phase I that would provide a fellowship area and would be an in-between phase that could be built upon for the future.  He said that the west side included a drop-off area that would be extended with additional parking spaces.

 

It was noted that the site includes multiple parcels that should be combined and a revised legal description should be show.  Streetscapes and greenbelts should be added.  The greenbelt on the north side is deficient.  The parcels should be combined and the location of the house should be clarified.

 

The applicant noted that there would be no change in the seating capacity resulting in no change for parking requirements.

 

The 100 foot setback must be shown from the centerline of the road and parking spaces along 36th Ave. extend into the road right-of-way.  The existing southern curb cut is shown as moved to the south.

 

The applicant stated that they have made a request to the Township to combine the parcels.  He said that the landscaping had only been changed where it would be disturbed and left alone in the other areas.  He said that the parking in front would be a portion of future construction.  He said that in the future it would be eliminated.

 

It was noted that sidewalk would have to be provided along 36th Ave.  The requirements of the streetscape and greenbelt were clarified.  Although the applicant stated that the church wanted denser landscaping, he was directed that the only options were to meet ordinance requirements or to apply for a variance.

 

                                    c.         (SUP0309) Georgetown Bible Church, 4114 Baldwin St., is

requesting to have a church (and addition), under Sec. 8.3(A), on a parcel of land described as P.P.# 70-14-18-400-022 and part of -041, located at 4114 Baldwin and 7425 40th Ave., in a (RR) Rural Residential district

 

Ed Lamer, WL Perry, represented the applicant and presented the request.  He said that the church needed to expand and currently has a buy/sell agreement for eight additional acres.  Phase I would consist of additional classrooms and sanctuary.  The future phase to the east would be for the Family Life Center.  He said that he had met with the Fire Inspector and the Fire Department wanted the fire access lane on the east side of the building.  He said that they agreed to sprinkle the existing structure in lieu of looping the system.  The additional parking in front would replace was would be lost.

 

It was noted that streetscape was required along 40th Ave. and Baldwin, and a greenbelt on the west side.  A hedge row is shown for the east side by the fire lane.

 

The applicant said that the fire lane would have signs stating no stopping or parking, and the canopy to the east would be removed.

 

The applicant was directed that no cars, other than Fire Department vehicles, would be allowed to use the fire lane due to the fact that the variance for the greenbelt on the east side was denied.

 

It was noted that the applicant obtained a variance for the 25 foot greenbelt requirement on the west side of the property.  Therefore, a 20 foot greenbelt is permitted on the west side instead of 25 feet.  The 20 foot variance to have a 5 foot greenbelt on the east side was denied.  Therefore, the drive shown on the plan on the east side could not be available for use by other than the Fire Department.  An access road JUST for the Fire Department would not be determined to be part of the parking lot (like a drive connecting two parking areas would be considered to be part of the parking lot).  So a greenbelt would not be required.  Also, a fire access road could meet the Fire Code and have grass over it. 

 

                              2.         Rezonings

a.         (REZ0303) To change from (I) Industrial to (HS) Highway

Service Commercial part of a parcel of land described as P.P.# 70-14-22-450-010, located at 2000 Chicago Dr.

 

Dave Stevens presented the request.  He said that part of his parcel is zoned Industrial.  He had obtained a special use permit for open air business for the rest of his parcel and wanted to expand his business.

 

It was noted that the parcel is surrounded by HS zoning.

 

The request has been advertised for a public hearing for August 20, 2003.

 

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.  The applicant submitted a site plan amendment to pave the area.  During the meetings last month, the determination was made that the applicant is, in fact, asking to expand the open air business. 

 

Since this portion of the business is located in the I district and an open air business is not permitted in the I district, the applicant is requesting to rezone that portion of the parcel to HS to be consistent with the remaining portion of his parcel and all the surrounding parcels. 

 

b.         (REZ0304) To change from (LDR) Low Density Residential to

(NS) Neighborhood Service Commercial, a parcel of land described as P.P.# 70-14-13-307-002, located at 7566 Thomas

 

Randy Rottshaffer presented the request.  He said that he planned to construct a photo studio and have related retail such as the sale of frames.  He said that it was a difficult parcel to develop because of the setback requirement and buffer requirement.

 

A request had been heard and denied about a year ago for the same property, but the requested zoning had been for CS for a restaurant with a drive-in window.

 

The request has been advertised for a public hearing for August 20, 2003.

 

5.                  Plats

a.                  Preliminary Plat of Fox Hill

 

Steve Witte represented the applicant and presented the request.  He said that the plat had received approval in the past, but the time expired.  He said that the 4.83 acre plat would have 11 lots and meet LDR requirements, and that it was the same plan that had previously been approved.

 

It was noted that sidewalks would be required to be installed adjacent to all paved streets.  There was discussion regarding providing access to the parcel to the south.

 

                              5.         Ordinance Amendments-none

 

V.                 Other Business

 

VI.       Commissioner Comments

VII.      Staff Comments

VIII.         Adjourn

 

The meeting was adjourned at 9:30 p.m.