PC minutes 8-20-2003

that this site has no frontage on the road, except for Chicago Dr. bordered by the railroad tracks.

He said that it would not be feasible to correct all the issues with the site and this use does not require another curb cut because customers would access the site from Cottonwood. He said that no liquor licenses were available and this was an opportunity for a restaurant. He said that the chain has over 200 restaurants, including one at 54^th St. and one in Holland.

Bob Pettco, Progressive, said that since this was a PUD there were issues with access. He said that Culvers would take up about 2/3rds of the site and the primary access would be Chicago Dr. and Cottonwood Dr. south of the gas station. He said that Pete Lamoray, a traffic engineer from Progressive, visited the site along with the planner and the zoning administrator to discuss circulation and safety issues. He said that there would be a private road that provides access to the additional businesses located at the site and it would need to be defined. He said that they could not landscape the island at the head of the drive. He said that there would be a raised curb with landscaping across the front and two bays for open parking. He said that cars would have to make a 90 degree turn either left or right at the edge of the parking lot where there is another curbed island. He said that the Meijer trucks use the area, so the radius was large enough for the trucks to get through. He said that they were adding landscaping, and parking spaces would be added to replace what was lost. He said that four islands would be marked, striped, and signed.

He said that at the rear of the store was the western most drive with a north-bound lane to head to the south-bound lane. He said that the lanes would be re-striped and it would be clearer for customers to know where to go.

Wayne Raiser, Culvers, said that this was not a fast food restaurant.

Tom Williams, Director of Design Services for Culvers Franchise, said that he had reviewed the concerns of the site design. He said that the concept began in 1984, the first franchise began in 1990, and the number of restaurants has grown to 233. He said that Culvers is adamant that the best restaurants are run by the people who own them, and who are supporters of the community. He said that it is a quick service restaurant with a less intense drive-through business than the typical fast food restaurant and the food is cooked to order. He said that they wanted to keep the drive-through isolated from the walk-in traffic. He said that they pushed the drive-through to the end of the site. He said that the take out food was brought to the waiting cars and they did not want employees going back and forth in front of traffic. He said that about 190 restaurants had this design. He said that the purpose of the circle drive in front was so that customers could drive to find a parking spot. He said that there would be adequate landscaping, totaling an area of a little less than 30% green space. He said that they still had to deal with truck delivery and with trash pick-up, and the dumpster would be located behind the building and screened with a six-foot fence.

Val Lazdins, independent planning consultant who has been reviewing the request because Langworthy Strader LeBlanc Inc. has a conflict of interest, stated that there could still be revisions to create a better situation for traffic circulation. He said that landscaping was increased and the dumpster better positioned. He said that the PUD specifications have a whole section on green space and circulation. He said that the creation of the additional drive lane creates additional impervious area on the site, and is redundant with the other drive aisle. He said that there are overall site issues and concerns with access to the proposed Culvers, along with access to the other developable and currently developed sites. He said that in addition to the proposed restaurant, other sites include one along Cottonwood, another one next to the proposed restaurant, the existing bank, the proposed bank and Eye on Video. He said that even though this is an older store, there were still multiple development sites that use the Meijer site for access.

Val Lazdins stated that he had met with Peter Lemoray, a traffic engineer from Progressive, and the Township zoning administrator, and visited the site. He said that there should be a series of traffic improvements made to the site. He said that there was access off Cottonwood near the gas station and addition clean-up should be done along the drive aisle. He said that there was an additional access road along Cottonwood and the function of it was not evident. He said that curbed or painted lines could help with traffic flow. He said that the parking lot should have landscaped islands to define traffic flow and others could be added to delineate the access road. He said that the entry points to the gas station should be necked down. He said that the parking on the east side of the Meijer parking lot was separated by a drive aisle and pedestrian traffic should not be encouraged to cross vehicle traffic.

He said that there should be a deceleration lane for the western entrance off Baldwin and potentially the easement for the property has been obtained by the Township. He said that there currently was a decel lane at the main entrance to the east of the western-most entrance. He said that the additional decel lane would help clean up traffic congestion. He said that all traffic coming into the western-most entrance had to come to a dead stop to use the entrance and there were many accidents, including rear-ends and swerving to miss cars, that possibly could be decreased. He said that there were multiple projects along Baldwin.

The planner stated that the improvements could be prioritized and implemented in steps with each new development. He said that there is a confusing four-way stop with a drive that is wide open and confusing. He said that a drive ring road parallel to Baldwin should be made at this stretch. He said that these issues were directly linked to the PUD standards. He said that according to the Township attorney, off-site improvements could not be required, but the project did not have to be approved by the Township if the current situation on the site in regards to traffic circulation did not meet ordinance requirements.

The question was raised about sidewalks along Cottonwood and it was noted that the area was paved to the road’s edge and there would not be room for a sidewalk. The planner said that areas of sidewalk could be required in a coordinated fashion when new development proposals come in to the Township.

John Colburn said that even though there was potential development on the outlot along Cottonwood, Meijer said that they would not put a development at that location. He said that there was potential for development at the site near Culvers. He said that the improvements that were shown were significant. He said that Culvers planned on their traffic and customers coming from Cottonwood and Chicago Drive, not from Baldwin. He said that it was not awkward getting in and out of the area. He said that 5^th 3^rd Bank and Eye on Video stood on their own.

A member of the Planning Commission said that if Meijer did not want to develop the outlot along Cottonwood, that area should be connected to this PUD and be dedicated to green space. He said that although the restaurant planned for customer to come from Cottonwood and Chicago Dr., people would still come from Baldwin because many people lived in that direction of the Township.

It was noted that it was unclear whether the area around the truck docks was to be curbed or painted. The applicant said that there were drainage issues.

It was noted that there was a large amount of parking spaces and the parking lot was under utilized, except maybe for holidays such as Christmas time. There as a question as to whether or not the additional parking spaces were needed. It was noted that the store was probably not as busy as it used to be since the store in Grandville opened. There appeared to be enough parking since much was unused.

The applicant stated that the intention was to have an economical and efficient use of the land and that they know that the PUD does not meet the ordinance requirement of 10 acres.

South asked if they would agree to cut off the access road that ran parallel to Baldwin and to canoe the area off Cottonwood. He said that he preferred to see the area extended to the south and to have two curbed islands added. He said that he observed the traffic at the Holland site and there was not a lot of back-up or cars stacked. He said that there could be a number of elderly customers who would be confused, especially since people walk to Meijer from Sunset Manor. He said that he does not want traffic on the site to get worse.

A member of the Planning Commission asked about green space and was told by the applicant that a little less than 30% of the site was green space and that this proposal had nothing to do with lot C.

Jansma said that traffic on the site should be addressed soon and that it was too bad that Culvers had to bear the brunt of the improvements that were necessary. He said that the entry to the 5^th 3^rd Bank was difficult. He said that traffic should be redirected. He said that some new problems would be created and that the entry to the bank would come from the main access point. He said that the daycare easement was along the western property line and a lot of traffic used the western entrance. He said that the decel lane should be added and the pylon sign should be moved.

He said that this was the opportunity to address traffic issues on the whole site. He said that when he goes to Fazoli’s, he parks in the Meijer parking lot because it is too difficult to get into Fazoli’s parking lot. He said that outlots C and D should be part of the request and that they had been shown as part of the PUD at the pre-application conference. He said that they should include them and come in with a revised plan. He said that the private road to the north should have curbing and be included in the PUD. He said that the road should be identified. He said that he would have a difficult time approving the site as shown and that the whole area should be included in the plan, along with the Bike Shop, strip mall, and gas station.

He said that the Planning Commission had the responsibility for traffic patterns and that the decel lane should be a top priority because 191 accidents in five years in this area is too much.

The chairman said that in the past, they had worked with the neighbors to the west of the site and that he thought the Culvers plan was acceptable. He said that the problem was with the whole site and overall traffic circulation. He said that they should not come in with the small site, but should add the whole site. He said that the gas station had been remodeled a little in the past and much more needs to be done now. He said that they were not asking for anything out of the ordinary or more than has been required on other sites in the past. He said that a lot of traffic enters the site from the western entrance and the decel lane should be added. He said that traffic should be looped around the building and that the planner should address traffic on the whole site.

Poskey abstained from all discussion and voting.

Stasiak stated that he loves the burgers. He said that Baldwin is a main artery in the Township and it is used to access all stores on the site. He said that when he goes to the Meijer site, he enters either from the western most entrance or the main entrance and snakes his way through the parking lot to get where he wants to go. He said that the issues with this request are more than just with the Culvers’ site, but include traffic concerns with the overall site. He said that traffic issues should be addressed before anything else is approved for development, and the decel lane added. He said that circulation patterns should not just be marked by painting stripes, because people drive over and around stripes. He said for traffic safety, the decel lane had to be added and circulation had to be addressed for the entire area.

The chairman opened the public hearing.

Sue Ratering, 7454 Thomas Ave., stated that she was concerned with the elderly walking and that people weave in and out when driving. She said that kids, trucks and cars fly down the street. She said that this will add more traffic and a greater risk for accidents. She said that there should be a buffer from the noise and trucks.

Gerrit VanLeeunen, 7524 Thomas Ave., said that more people would be put in graves and in the hospital and that cars would be put in the body shop because there were too many accidents. He said that we don’t need the business.

Angie Phillips, 7687 Riverview Dr., apt. 105, said that there is so much traffic that it is difficult to get out of her street. She said that traffic is out of control and people race by the Baptist Church. She said that there are traffic issues on Chicago Dr., Main St. and Chicago Dr.

The chairman closed the public hearing.

John Colburn stated that Culvers has a willingness to contribute their share to the cost of the Baldwin St. decel lane. He said that they planned for their customers to come from the area between Meijer and Target and off Chicago Dr., not for people to come from Baldwin. He said that the other developers should share the cost to address circulation issues. He said that they would contribute a ½ or 40% of the cost and the other developments could contribute. He said that the four way stop at the NE corner had traffic coming every which way. He said that more striping could be done for the internal design, such as the garden center. He said that Meijer would never apply for a PUD for the whole site. He said that the traffic concerns were existing already. He said that Culvers was up to the wall time-wise.

The planner stated that he understood the nature of the site and the fact that it was constructed 20 to 30 years ago, but now was the opportunity to address issues. He said that he would recommend to the Planning Commission to table the request if the applicant was agreeable to address the concerns. He said that the Township board should not be deliberating planning types of issues and those types of issues should be resolved by the Planning Commission. He said that if the applicant was not willing to work with the Planning Commission, the recommendation could be made to the Board to deny the request.

Jansma stated that outlots C and D and the yellow road on the south and east should be included in the PUD because it was shown in the pre-application plan. He said that the PUD should be done properly and that the vacant outlots C and D should be shown on the site plan.

The planner said that with the other traffic controls missing, they could be added when new development occurs. He said that the police analysis report showed that the area along Baldwin was dangerous and there was a link with the development on the site. He said that all the issues should be outlined now rather than trying to sort them out later. He said that in Sec. 22.2(G), the ordinance specifies requirements for traffic circulation within, into and off the PUD site and these issues have been identified.

Moved by Jansma, seconded by DeGood, to table (PUD0302) Meijer Inc., 2929 Walker, for 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., to give the applicant an opportunity to address safety and circulation issues regarding traffic on the overall site.

MOTION CARRIED.

#030820-05 - Special Use Permit (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, 5^th3^rd Bank, represented the applicant and presented the request. He said that this parcel was not a part of the Meijer site and had already been split. He said that it had been purchased from another individual. He said that the reason the bank wanted to relocate was to provide adequate parking for customers and for additional office space for more services. He said that traffic circulation had been addressed and stacking area provided at the drive-through. He said that the plan that had been submitted had not been reviewed by Meijer and they asked for further modifications. He said that a canoe would be installed for the drive-through so there would not be shot-gun scattering. He said that traffic would have to make a left or right turn. He said that they would re-stripe the drive lane by Fazoli’s to provide the left turn lane and that would allow cars to continue to Meijer and Baldwin. He said that the difference was that Fazoli’s was northbound in and south bound to exit. He said that the new plan re-aligned the drives. He said that Eye on Video was leased and Meijer was investigating the legal issues with adding improvements on that site.

The planner said that 5^th 3^rd Bank was closer to Baldwin and that this was the first that he had seen of the new plan since the applicant had just brought it in tonight. He said that there is a wide traffic problem and queues during off-peak times still had a lot of cars. He said that prior to coming to the meeting he had visited the site and he was concerned with the potential for left-turn conflicts. He said that since there was no signal at this location and with the constant stream of traffic, cars would stack up and wait until traffic cleared to go. He proposed entry off the ring road, as was done in Muskegon. He said that this was not an unusual design.

The applicant stated that there were operational issues and that the design would not work the way they needed it to work.

The planner said that it is a difficult site to work with because it is not large enough for what they want to accomplish. He said that there were left turn movement issues. He said that if the site were to be constructed today, there would be a service road providing entry to all on-site developments rather than have access from a main road.

It was noted that this is the same interior Meijer site and until traffic issues were resolved, people would cut across parking lots.

Jansma suggested that the design be flipped on the site. Other members of the Planning Commission said that the site had to be revised.

The chairman opened the public hearing. No one was present to speak on this topic. The chairman closed the public hearing.

It was noted that the entrance used to access this site already had a decel lane and that traffic issues needed to be worked out.

Moved by Poskey, seconded by Stasiak, to table the request to give the applicant an opportunity to address circulation issues.

MOTION CARRIED.

#030820-06 - Site Plan (ST0310) BBG Corp. (Mark Berg)-10235 42^nd Ave. (apartments)

Revised plans have been submitted, along with pictures of the existing landscaping. Floor plans and a landscape plan have also been submitted

Mark Berg presented the request. He said that pictures of the landscaping had been provided, along with plans, elevations and floor plans.

The letter from the Fire Department was noted. The streetscape that was provided still does not meet ordinance requirements. Additional landscaping must be added to comply with the ordinance. Utilities were not shown and are required to be shown by the ordinance.

The applicant stated that the water and sewer comes from Allendale, and easements are done after installation of the water and sewer. He stated that they had not been required in the past.

It was noted that the ordinance requires that they be shown on the site plan. Also, the property abuts a LDR district and a large parking lot is proposed along the property line. No buffering is shown on the plan, and a berm and landscaping should be considered for screening, especially for lights from cars.

The applicant said that they preferred to have parking on that side and a tree line existed there now. He said that he owns the land and the long range plan is to have a high density use.

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.

It was noted that the applicant should submit revised landscape plans and show easements.

Moved by Huizinga, seconded by South, to approve the site plan with the condition that the applicant submits a revised site plan showing the streetscape as required by the ordinance and showing easements. The Planning Commission would sign the plan at that time.

MOTION CARRIED.

#030820-07 - Special Use Permit (SUP0307) Fellowship Reformed Church (VerBurg &

Associates), 6610 36^th 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 36^th Ave., in a (LDR) Low Density Residential district

Ed Zwyghuizen, Verburg & Associates, represented the applicant and presented the request. He said that a request has already been submitted to the Township assessor to combine the parcels. He said that the plan has been revised with the updated acreage, legal description and parcel size, the pole size of 25 ft. shown which meets ordinance requirements, a notation added that the site is not in the flood plan, updated streetscape, sidewalks shown, and parking inside the right-of-way adjusted.

The applicant was asked if the house was a parsonage or was rented out for second principal use. The applicant was unsure and would report back to the Township of the use of the house.

It was noted that landscaping on the east was not required and additional screening could be added at the time the parking lot is expanded. The suggestion was made to plat two-foot evergreens on the east side to give them a better chance of living.

The chairman opened the public hearing.

Emil Dufresne, 6626 Claymore Lane, stated that he lived across the street and asked about the beautiful big tree that was located on the site. The applicant indicated that the tree would remain.

The chairman closed the public hearing.

Moved by Jansma, seconded by DeGood, to recommend to the Township Board approval of

Special Use Permit (SUP0307) Fellowship Reformed Church (VerBurg & Associates), 6610 36^th Ave., 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 36^th Ave., in a (LDR) Low Density Residential district, based on meeting all relevant Ordinance requirements

MOTION CARRIED.

Moved by Jansma, seconded by South, to approve the site plan dated August 13, 2003 conditioned on approval from the Board of the Special Use Permit, based on meeting all relevant Ordinance requirements, and with the condition that the clarification is presented to the Township regarding the status of the use of the house.

MOTION CARRIED.

#030820-08 – Special Use Permit (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 40^th Ave., in a (RR) Rural Residential district

Roger Lamer, WL Perry, represented the applicant and presented the request. He said that the reference to the variance on the east side has been eliminated from the plan and the lane labeled as fire lane only.

It was noted that the fire lane should have some type of barrier, such as a gate or chain, to prevent usage as an access road. The drainage plan was eliminated from the plan and should be added back. Also, a substantial tree line exists along the west property line and if it is removed the church would be responsible to replace them.

The chairman opened the public hearing. No one was present to speak on this topic. The chairman closed the public hearing.

Moved by Jansma, seconded by DeGood, to recommend to the Township Board approval of Special Use Permit (SUP0309) Georgetown Bible Church, 4114 Baldwin St., 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 40^th Ave., in a (RR) Rural Residential district based on meeting all the relevant Ordinance requirements.

MOTION CARRIED.

Moved by Jansma, seconded by DeGood, to approve the site plan dated August 13, 2003 conditioned upon the following:

1. the fire lane must be marked to limit access to emergency vehicles only and a barrier provided as approved by the Fire Department;

2. the drainage added.

MOTION CARRIED.

It was noted that if the access road were to be grassed, it would have to be plowed in the winter.

#030820-09 – Rezoning (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 and stated that he owns RV Tech. He said that the business is expanding and he wants to expand the open air business use. In order to increase the open air business special use permit, the site must be zoned HS.

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 Township Board approval of (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., based on the following reasons:

1. While not strictly consistent with the Master Plan’s Future Land Use map, the surrounding area has developed/redeveloped in a highway Service manner and only a small portion remains as Industrial.

2. The Planning Commission is currently updating the Master Plan and will be addressing areas in the Township that are inconsistent with the Future Land Use Map and the existing zoning.

3. The proposed rezoning could be considered to be infill and allow for a more compatible land use with the surrounding parcels.

MOTION CARRIED.

#030820-10 – Rezoning (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 Rottschafer presented the request. He said that he would like to remove the existing house and build a photo studio with three small units. He said that with the depth of the property plus the required setbacks, there would not be much room to building a structure. He said that 10 feet had been taken for road right-of-way and the Township wanted an additional seven feet for a deceleration lane. He said that the property on both sides was zoned NS, and 20 to 30 feet behind the existing parcel was NS to the west, with Meijer on the other side. He said that he has contacted Greg Heath from Meijer and there has been no commitment from Meijer that they would permit access to the subject property from the entrance drive of Meijer.

It was noted that this would be desirable, but the rezoning could not be conditioned upon obtaining the access off the interior drive.

It was also noted that in this zoning district, a drive-in restaurant was not permitted. The last rezoning request had been for a CS zoning district, which would have permitted a drive-in restaurant with a special use permit.

The chairman opened the public hearing.

Wayne Plank, 7538 Thomas, said that this was the same issue with the Meijer parking lot. He asked what would stop more from coming. He said there should be another way out and there should be curbing with no access. He said that kids would hang out in the parking lot and that emergency equipment could not get down the street because of parking on the side of the road. He submitted a paper that listed people opposed to the rezoning.

A member of the audience said that he lives next door and last year they had the same problem. He said that there were a lot of accidents in this vicinity with people trying to enter the Meijer property. He said that more driveways should not be added, but should be eliminated.

It was noted that the previous rezoning request had been for CS, which would allow drive-in restaurants and gas stations, along with other more intense uses. He said that the NS zoning is less intense with uses such as office and service establishments. He said that this zoning district was more compatible with the adjoining residential district and was not as intense as the CS.

Cindy Hamlin, 7552 Thomas, said that her father lived near the site and the issue was traffic and this would make traffic more complicated. She said that there were other commercial properties available instead of picking a residential property.

Another member of the audience stated that the concern was traffic and that cars were speeding down the street.

The applicant stated that parking had to be a minimum of 90 feet from the centerline of Baldwin and the building had to have a rear yard setback of 50 feet, and that takes a lot of land.

The chairman said that rezonings were considered based on uses that were allowed in a zoning district and that the applicant would have to move the building back to have enough room for parking. He said that the next step was site plan approval and the drive access would be reviewed.

Manuel Deippa, owner of Mani’s Photo Studio, said that he has been in business in Jenison for eleven years and is not new to the area.

The chairman closed the public hearing.

It was noted that the front parcel along Baldwin was already zoned NS and if the rezoning is approved the commercial line would be moved to the south resulting in a line that is not different from the one that currently exists. This would create a more usable parcel, along with correct setbacks, decel lane, and still have room in the rear for the required screening and buffering.

Moved by DeGood, seconded by Poskey, to recommend to the Township Board approval of Rezoning (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, based on the following reasons:

1. While not strictly consistent with the Mater Plan’s Future Land Use map, the surrounding area has developed/redeveloped in a Neighborhood Service manner and redevelopment of the existing NS parcel has additional setback requirements from Baldwin that make it difficult to redevelop.

2. The Planning Commission is currently updating the Master Plan and will be addressing areas in the Township that are inconsistent with the Future Land Use Map and the existing zoning.

3. This proposed rezoning could be considered infill/redevelopment and allow for a more compatible land use with the surrounding parcels with the necessary screening from the adjacent residential.

4. This rezoning should provide enough developable land (NS) and that future encroachment into the established residential neighborhood will be unnecessary and discouraged.

MOTION CARRIED.

#030820-11 - Preliminary Plat of Fox Hill

Steve Witte, Nederveld Associates, represented the applicant and presented the request. He said that this was the same layout that had been submitted and approved in 2000. Each lot meets the LDR requirements and will be served with water, sewer and the storm water will be managed. The notation regarding sidewalks has been revised and the length of the street correctly listed as less than 600 feet so no variance would be required.

A letter had been submitted from Brett Laughlin, Ottawa County Road Commission requiring that a stub street be added to connect to the parcel to the south.

The applicant stated that they did not want to put the stub street in and wanted the project as was previously approved. He stated that the plats of Hunters Ridge and Hager Park West do not have stub streets in to connect to other parcels. He said that the infrastructure was required to develop the extra roadway and cul de sac lots would be eliminated. He said that they would also lose a lot and the project would not be profitable. He said that they would not proceed because there would not be enough money to make it work. He said that the request for a waiver would be on the Road Commission’s agenda and he would report back with the result.

It was noted that the letter said that the stub street “shall” be required and that it might still be desirable because access to that parcel was still needed. It would not be desirable to have many access roads with cul de sacs on 28^th Ave. The lots are not sufficiently dimensioned. There was discussion regarding the 66 feet that was reserved and whether the house was built with the intention that the street would be added. A five acre cul de sac would be undesirable.

The chairman opened the public hearing.

Steve Avink, 8251 28^th Ave., said that the street had been used as access to a barn and farm. He said that the drive was not intended to be used as an access and that it conflicted with the access point for the park across 28^th Ave.

Dean VanOrd said that it would not be feasible to put the street in and that he want to build on a cul de sac lot. He said that if this plan was not approved, he would just build his house on this property and not develop a plat.

Steve Witte said that Brett Laughlin at the Road Commission said that they had greater than a 50% chance to get the waiver.

Moved by Jansma, seconded by Poskey, to table the request.

MOTION CARRIED.

#030820-12 - Adjournment

The chairman adjourned the meeting at 10:13 p.m.