PC minutes 9-3-2003

said that he contacted an attorney and has obtained signatures of a majority of the street. He said that he has talked to the people in the neighborhood and drawn up an agreement that has been signed by 21 people. He said that he contacted more people last night and obtained 25 signatures of people who have no problem with the rezoning. He said that three people do not care and 4 or 5 were opposed. He said that from a legal standpoint, he had enough signatures to be exempted from the plat, but he was keeping with the spirit of cooperation.

The chairman closed the floor to public comments.

The applicant spoke about putting in a drive-in window to sell coffee or possibly tuxes. It was noted that the reason the rezoning request was denied last year was because a drive-in establishment would generate too much traffic at that corner. There was discussion regarding recommending to the Township Board to rezone the land to OS instead of NS, where drive-in establishments would not be allowed. The applicant stated that he wanted to have a frame shop and selling retail would not be allowed in the OS district.

It was noted that any drive-in establishment would require special sue approval.

Moved by DeGood, seconded by Poskey, to reaffirm the previous recommendation 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.

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.

No new information is available.

#030903-02 – 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 represented the applicant and presented the request. He said that the revised plan addresses issues that were raised at previous meetings. He said that the building was turned to accommodate traffic circulation concerns.

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

MOTION CARRIED.

The curb has been extended along the Meijer drive and landscaped islands have been added.

Val Lazdins, planner, listed seven recommendations:

1. Extend the curbline to the south of the 5/3 Bank entrance located off the main Meijer entrance drive in order to avoid two outbound traffic movements;

2. In order to clearly define drive aisles and to minimize traffic conflicts near the entrance off the main Meijer entrance drive, provide landscape islands internal to the parking lot;

3. Reduce the width of the east parking lot entrance;

4. Require that all lighting fixtures be full sharp cutoff, that building mounted light fixtures be fully shielded and that parking lot lighting not exceed 30 feet in height.

5. Expand the extent of earth berming, which should be no more than two and one-half to three feet in height, along Baldwin and near the drive-through exit;

6. Provide curbing along the east on the drive shared with the adjacent Eye on Video store;

7. If a dumpster is to be provided, it must be appropriately located and it must be adequately screened.

The applicant stated that it would be difficult for them to provide curbing along the east on the drive shared with the adjacent Eye on Video because there was a lease agreement with the company and it was uncertain if the site could be changed.

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 Jansma, seconded by Poskey, to recommend to the Township Board approval of Special Use Permit (SUP0308) Fifth Third Bank, 111 Lyon Street, 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 because it meets the standards of the ordinance.

MOTION CARRIED.

Moved by Huizinga, seconded by Poskey, to approve the site plan dated 9-4-03, subject to the site plan being revised with the seven conditions noted, except for number 6.

Yeas: Stasiak, Huizinga

Nays: Poskey, Jansma, DeGood, Honderd

MOTION DENIED.

Moved by Poskey, seconded by DeGood, to approve the site plan dated 9-4-03, subject to the site plan being revised with conditions numbered 1 to 5, and seven, and for 1 and 3 to amend the opening by redesigning it to be the smallest possible. The conditions are as follows:

1. Extend the curbline to the south of the 5/3 Bank entrance located off the main Meijer entrance drive in order to avoid two outbound traffic movements;

2. In order to clearly define drive aisles and to minimize traffic conflicts near the entrance off the main Meijer entrance drive, provide landscape islands internal to the parking lot;

3. Reduce the width of the east parking lot entrance;

4. Require that all lighting fixtures be full sharp cutoff, that building mounted light fixtures be fully shielded and that parking lot lighting not exceed 30 feet in height.

5. Expand the extent of earth berming, which should be no more than two and one-half to three feet in height, along Baldwin and near the drive-through exit;

6. ~~Provide curbing along the east on the drive shared with the adjacent Eye on Video store;~~

7. If a dumpster is to be provided, it must be appropriately located and it must be adequately screened.

MOTION CARRIED.

B. Preliminary Plat of Fox Hill

No new information was provided.

IV. New Business

A. Site Plans

1. (ST0312) Hudsonville Public School Soccer Stadium-3855 Baldwin

The applicant stated that the school wanted to share their latest efforts with the Planning Commission.

The planner stated that the front yard setback on 36^th Ave. was 100 feet, consisting of the 40 foot setback being measured from a point 60 feet from the centerline of 36^th Ave. The parking and backout are in the required front yard setback. This is zoned AG and consideration should be made for the lights shining on the corner since they would be 70 feet in height, like a football stadium.

2. (ST0313) Randy Rottschafer (Mani’s Photo Studio)- 612 Baldwin

Randy Feenstra, Feenstra and Associates, presented the request and said that the plans shows two entrances on Thomas and one from the Meijer access drive. He said that the plan shows a drive-through area and that they might come back and request a special use permit to have a drive-in facility. He said that the building abuts the east property and the applicant plans to have a photo shop in the building.

Randy Rottschafer said that he would like the flexibility to have a drive through window for a tux rental shop or for a drycleaner. He said that another possibility was to have a drive-through coffee shop.

The zoning administrator said that a drive-through coffee shop would not be permitted in the NS district because it would be considered to be a drive-in restaurant, which the ordinance specifically excludes from the district.

The planner said that he and the zoning administrator had conducted a site visit. The site has front yards on Baldwin and on Thomas. The two parking spaces northwest corner are not allowed in the required front yard. The site plan is deficient in showing some required items, including streets, drives and other items within 100 feet; exterior lighting; notation regarding and floodplain. The greenbelt along the south property line needs revisions.

It was noted that the applicant had indicated at previous meetings that the use would be a photographic studio and had never indicated that he wanted a drive-through business. It was noted that a drive-through business would not be able to be approved because it would not meet the standards of the ordinance in regards to generating too much traffic at that location.

It was also noted that if the applicant wanted a zero lot line, the roof could not drain onto the neighboring property.

The access to the east to the Meijer drive required an access agreement with Meijer and the applicant has not been able to obtain one at this time.

A concern was noted that the drives across Thomas should be shown on the plan. It was noted that the drive-through aisle was quite wide and that the plan was missing many required elements. Also, sidewalks are required on Baldwin and on Thomas.

B. Public Hearings

1. Special Use Permits

a. (SUP0306) David Stevens, RV Tech, 2000 Chicago Dr., is requesting to have an open air business, under Sec. 16.3(H), on parcels of land described as P.P.# 70-14-22-450-010 and 70-14-22-450-009, located at 2000 and 2034 Chicago Dr., in a (HS) Highway Service Commercial District

The applicant will submit plans to be on the October agenda because he was waiting to see if his rezoning was approved by the Board and for a DEQ permit.

b. (SUP0310) Roger Lucas, 1211 McClelland, is requesting to have customary agricultural operations with farm animals, and for the number to be waived due to the size of 71 acres, under Sec. 7.3(C), on parcels of land described as P.P.# 70-14-35-100-047 and 70-14-35-200-044, located at 1211 McClelland, in a (RR) Rural Residential district

Roger Lucus said that he has lived at the site for 18 years and ten years ago he received special use approval to have eight goats. He said that he has three teenage daughters who have eight horses. He said that he needs the special use permit for more animals and to put in a riding arena.

It was noted that the Township Board could waive the limit on the number of animals permitted and that the Planning Commission could recommend to the Board. The planner said that he and the zoning administrator had visited the site. It appeared that the applicant should be requesting two special use permits, one for the farm animals and one for the riding and breeding stable. The drive should be paved and upgraded to a two way street, and floodplain boundaries shown on the site plan. Signs, trash receptacle and lighting should also be shown.

A concern was noted that the site would have a commercial use since a proposed office is shown, along with 21 parking spaces.

The applicant stated that this would not be a commercial enterprise, but rather a riding stable for his daughters and their friends. He said that the office would be a tack and feed room, and that they had patterned the site after their neighbors. He said that the parking spaces were just for themselves to drive because it was quite far from the house.

It was noted that with the site plan showing 21 parking spaces, it looks like the use is more than just personal.

The applicant said that they did not want to pave the drive because of the horses. He said that this would not be for the public and that they would not be boarding horses. He said that he has three large horses and some miniatures that they trained.

The Planning Commission directed that the request just be advertised for a public hearing at the next meeting for farm animals and not for the riding and breeding stable.

#030903-03 - (SUP0311) Taco Bell (Chicago Diversified Foods Corp), Richland, MI, is

requesting to have a drive-in restaurant, under Sec. 15.3(A), on part of a parcel of land described as P.P.# 70-14-13-400-052, located at 174 Chicago Dr., in a (CS) Community Service Commercial district, Georgetown Township, Ottawa County, Michigan.

Roger Lamer, W.L. Perry, represented the applicant and presented the request. He said that they had a shared driveway agreement.

There was discussion regarding the site plan because the first plan that the applicant submitted showed a lot split that did not meet the ordinance. After the applicant had applied for the special use permit and supplied site plans, he applied for the lot split. The Zoning Administrator said that the lot split as shown could not be approved because the remaining parcel did not meet the ordinance requirement for width. So the applicant resubmitted new site plans that decreased the size of the split off parcel and increased the width on the remaining parcel. This occurred after the deadline and after the original Planning Commission packets went out in the mail. Due to this fact, the planner had not received a new plan and did not review the new layout.

There was discussion regarding the parking space requirement, both for the Taco Bell site and for the remaining parcel. The Zoning Administrator stated that she could not approve the land split because in order to grant approval, the remaining parcel, as well as the new parcel, must meet ordinance requirements and she was uncertain as to whether there was a sufficient number of parking spaces remaining for the uses in the old K-Mart building.

The applicant was directed to supply the Township with the required number of parking spaces for the existing parcel and the number provided on the site after the split would occur. There was discussion regarding advertising the request for a public hearing at the next meeting.

Moved by Poskey, seconded by Jansma, to advertise the request for October 1, 2003.

MOTION CARRIED.

2. Rezonings

a. (REZ0305) To change from (AG) Agriculture to (LDR) Low Density Residential a parcel of land described as P.P.# 70-14-17-400-009, located at 3540 Baldwin

The applicant was not present to discuss the request. It was noted that the applicant asked for the rezoning to be able to split the property.

3. PUDs-none

4. Plats-none

5. Ordinance Amendments

V. Other Business

VI. Commissioner Comments

VII. Staff Comments

VIII. Adjourn

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