PC minutes 1-21-2004

commercial area consistent with Neighborhood Service Commercial that should not exceed 20,000 square feet. The plan shows more than double that amount. The issues have not been resolved. The residential should be reduced by three buildings equally 18 units and the commercial development should also be reduced. He presented his report.

The applicant stated that they were looking for more input and would like to hold the public hearing in February.

It was noted that an attractive development would not over-utilize the site. It was also noted that the front yard setbacks did not meet the ordinance requirements.

The applicant stated that there was some discretion with ordinance requirements for PUDs.

It was noted that the extra setback was required along 48^th Ave. because it has been designated as the primary north/south corridor and would be widened in the future.

South stated that the number of townhouses should be reduced and the amount of commercial was okay as shown.

DeGood said that the amount of commercial was too high and the number of townhouses was okay.

Jansma stated that the commercial was more that what was permitted and the density of the residential was too high. He said that the development should be consistent with the Master Plan.

Honderd said that is was important to be consistent with the Master Plan.

Huizinga said that both the residential and commercial were too intense.

Poskey said that the plan should be consistent with the Master Plan, and that too much residential and commercial was shown. He also said that elevations should be provided and a decel lane should be added.

Stasiak said that the residential density is too high. He said that building elevations should be provided because rental units were not wanted to compete with those at the college. He said that the front yard setback should meet the requirement. He said that the proposed plan is inconsistent with the Master Plan. He said that the ice rink is a regional draw and the area would be capable of supporting the larger amount of commercial. He said that either the Master Plan should be changed or the plan should be consistent with the proposed Master Plan.

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

#040121-04 – Unfinished Business-Site Plan (ST0313) Randy Rottschafer (Mani’s Photo

Studio) - 612 Baldwin

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

MOTION CARRIED.

Randy Rottschafer presented the request. He said that some revisions were made and elevations were provided. He said that he had a signed access agreement with Meijer.

It was noted that the plan meets ordinance requirements and direction given by the Planning Commission. A slightly revised plan has been submitted, along with elevations, as requested by the Planning Commission. The dumpster is still located on the west side of the building, as directed by the Planning Commission, and has been moved slightly to the south to accommodate the architectural feature of the building. The size of the building has been slightly increased and the site plan shows that the number of parking spaces meets requirements for the square footage of the uses proposed. A copy of the applicant’s agreement with Meijer for access to their private driveway was supplied.

The applicant stated that the existing curb cut off Thomas would be removed.

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 Stasiak, seconded by Huizinga, to approve the site plan dated 1/14/04, as submitted, with the condition that the existing curb cut on Thomas be removed.

MOTION CARRIED.

#040121-05 - Special Use Permit (SUP0401) Jerry Glashower, 3005 Fillmore, is requesting to

have a building equipment and supply establishment (for waterproofing for walls), under Sec. 16.3(D), on a parcel of land described as P.P.# 70-14-13-300-048, located at 672 Chicago Dr., in a (HS) Highway Service Commercial district

Randy Feenstra, Feenstra and Associates, represented the applicant and presented the request. The proposal is for an addition to an existing building.

The following items were noted:

1. Sidewalks should be dimensioned.

2. The lawn area around the trees should be labeled as lawn and it was noted that the area would not be irrigated.

3. All parking spaces should be delineated and traffic aisle ways should be indicated, along with any control devices such as curbing or curb stops.

4. The size of the entry drives (throat size) off Chicago Dr. should be indicated.

5. The sign should be removed from the road right-of-way.

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 South, to recommend to the Township Board approval of Special Use Permit (SUP0401) Jerry Glashower, 3005 Fillmore, to have a building equipment and supply establishment (for waterproofing for walls), under Sec. 16.3(D), on a parcel of land described as P.P.# 70-14-13-300-048, located at 672 Chicago Dr., in a (HS) Highway Service Commercial district, with the following conditions:

1. Sidewalks should be dimensioned.

2. The lawn area around the trees should be labeled as lawn and it was noted that the area would not be irrigated.

3. All parking spaces should be delineated and traffic aisle ways should be indicated, along with any control devices such as curbing or curb stops.

4. The size of the entry drives (throat size) off Chicago Dr. should be indicated.

5. The sign should be removed from the road right-of-way.

MOTION CARRIED.

Moved by Jansma, seconded by DeGood, to approve the site plan dated , as submitted, with the following conditions:

1. Sidewalks should be dimensioned.

2. The lawn area around the trees should be labeled as lawn and it was noted that the area would not be irrigated.

3. All parking spaces should be delineated and traffic aisle ways should be indicated, along with any control devices such as curbing or curb stops.

4. The size of the entry drives (throat size) off Chicago Dr. should be indicated.

5. The sign should be removed from the road right-of-way.

MOTION CARRIED.

#040121-06 - Master Plan

The Planning Commission reviewed the Master Plan text as presented. It was noted the line regarding the possibility of commercial development on 36^th Ave. and Baldwin should be removed. The area had been discussed at previous meetings and the decision was made to remove the NS designation from the Future Land Use Map due to the fact that commercial would be located at 48^th Ave. and Bauer. The Planning Commission directed that the text should be consistent with the previous decision and the Future Land Use Map. In addition, it was noted that the southwest corner of 8^th Ave. and 44^th St. should be shown as HDR and NC at the corner due to the fact that a PUD had been approved for that area with those uses and the Master Plan should be consistent with the previously approved PUD.

It was noted that the County has sent a final review of the proposed Master Plan and a letter that stated that a motion was made at their meeting confirming that it is consistent with the Ottawa County Development Plan and consistent with the master plans of contiguous local units of government.

The chairman opened the public hearing.

Jerry Roper, 246 River Ave., Holland, said that he was an attorney representing the property owners of the corner of Baldwin and 36^th Ave. He said that the present Master Plan shows the northwest corner of Baldwin and 36^th Ave. as NC and the new plan shows it as LDR. He said that the property is surrounded by Baldwin to the south and 36^th Ave. to the east, and the school to the north and west. He said that this is a limited piece of property with less than 20 acres. He said that LDR would not work. He said that a couple of PUD plans had been submitted to the Planning Commission in the past and if the area would remain NC the plans would be reintroduced. He said that part of the property should be commercial and the balance should be high density, not LDR. He said that there is a little piece of OS to the south. He said that the property at the northwest corner is owned by a bank and the bank wants to locate at that site.

The zoning administrator explained that the northwest corner of Baldwin and 36^th Ave. is currently zoned AG. She stated that the Master Plan is used as a guide for zoning decisions and that the Master Plan does NOT change the zoning. She stated that the zoning at that location was not changed to commercial, even though the previous Master Plan called for commercial at that area.

The chairman stated that the previous Master Plan listed three sites as possibilities for commercial, 48^th Ave. and Bauer, 36^th Ave. and Baldwin, or 36^th Ave. and Bauer. He said that the Planning Commission had made the decision that the commercial would be located near the ice arena and not at the other locations.

Jerry Roper stated that the location is surrounded by a school and church, and that as the Township grows, commercial uses should be located closer than 20^th Ave.

The planner explained that the Master Plan is used as a guide for the future and the plan limits the number of commercial areas to accommodate the market and development trends. He said that he agrees that the site is hemmed in, but residential was still appropriate. He said that the property was never zoned commercial and there would not be any vested rights because it was not zoned as such. He said that vested rights relate to how a property is currently zoned. He said that the area of 20^th Ave. and Baldwin was not filling up and the Township did not want to see a fast food restaurant or gas station at every corner.

It was noted that at previous meetings regarding the Master Plan, the Planning Commission had directed that the site be designated as LDR on the Future Land Use Map. It would be appropriate that the text should be consistent with the map.

Moved by Jansma, seconded by Poskey, to remove the text as follows from page 18 of the proposed Master Plan draft dated revised 12-17-03:

Under the heading “North of Hudsonville,” in the second paragraph-

“Possible alternative locations (for neighborhood commercial areas) include the following: 36^th Ave. and Baldwin St.”

for the reason that in the previous Master Plan text, it was noted that no specific locations are shown on the Future Land Use Map, future residential development in this area may justify providing a small amount of land for neighborhood commercial uses, and that possible alternative locations include the following: 36^th Ave. and Baldwin, 36^th Ave. and Bauer, and 36^th Ave. and Fillmore. Now the decision was made to locate commercial uses at Bauer Rd. and 48^th Ave. and the other areas should be eliminated.

MOTION CARRIED.

Steve Witte, Nederveld Associates, stated that in a NC area with only 20,000 square feet of development would have only an 8% lot coverage on a six acre site.

The planner stated that the plan call for NC to have no more than 20,000 square feet and there is no real relationship with the amount of land and it is not related to the amount of land one owns.

Steve Witte stated that with 10 acres and only 20,000 square feet, only two businesses equal to Walgreens could be developed.

The chairman stated that the Master Plan would be reviewed again in five years.

Poskey stated that the area was typically not greater than this and page 19 specifies what kind of uses would be permitted.

Greg Hylarides, 9065 40^th Ave., said that the sewer line came up 42^nd Ave.

Jim Holtvluwer, Township Supervisor, stated that the sewer main was not usable except for development north of the ice arena and is not for use in Blendon. He said that it is a temporary station for the ice arena and for the property north and east of 48^th Ave. He said that it could not handle more.

Sam Hansen, 8486 40^th Ave., stated that he appreciated the stance taken by the Planning Commission because he does not want a gas station near his home. He said that he moved to the country and he wants it to stay rural. He said that he purposely drives further to be away from the city. He said that if more commercial is developed, it would remove the purposed of living in the country.

Jay Folkema, 2925 Bauer Rd., said that he had trouble with the sewer and wanted to know about sewer to the west.

Jim Holtvluwer stated that the whole area is Master Planned for sewer, but it is developer driven and a homeowner could pay for sewer. He said that no one could tap into the high pressure system.

Jay Folkema said that the sewer should be done right.

Jim Holtvluwer thanked the Planning Commission for their work and dedication. He said that there is a slight problem with the text in regards to PUD’s. He asked that it be reviewed because there seems to be problems when a developer comes to the Township with a PUD application.

The planner stated that there could be a floating PUD zone with established standards. He said that they could consider a PUD anywhere if it met certain standards and it could stand on its own merit.

Stasiak stated that the ice rink would have a regional draw that would bring people from all over. He said that the area around the ice rink should be more than neighborhood service.

Greg Hylarides said that there is no commercial area near the Holland ice arena and people could use Baldwin to get to commercial areas.

Moved by Poskey, seconded by Stasiak, to table the text of the Master Plan.

MOTION CARRIED.

The chairman opened the public hearing on the Master Plan Future Land Use Map.

Jay Folkema asked for benchmarks and elevations.

It was noted that benchmarks and elevation were not relevant to the Future Land Use Map.

Jay Folkema was concerned with the hard clay and the change to sugar sand. He was directed to contact the County Health Department.

Jim Holtvluwer stated that water is available on Bauer Rd.

The chairman closed the public hearing.

The planner stated that the public hearing had been closed and the requirement had been fulfilled. He said that the Planning Commission could make changes to the Master Plan.

There was discussion regarding the density of property near 48^th Ave. and Bauer. It was noted that the density was 3 to 4 units per acre, with a maximum of 4 units per acre.

Moved by Poskey, seconded by Stasiak, to table the Master Plan.

MOTION CARRIED.

#040121-07 – Adjournment

The chairman adjourned the meeting at 9:35 p.m.