Minutes of the work session of the Georgetown Township Planning Commission held Wednesday, February 4, 2004

 

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

 

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

Absent: none

 

The work session, which formulated the agenda for February 18, 2004, included the following items to be placed on the agenda, discussion, and action:

 

I.                    Approval of agenda

 

II.                 Approval of minutes of the January 21, 2004 regular meeting and the February 4, 2004 work session meeting

 

IV.       New Business

A.                 Site Plans

1.                  (ST0402) Eaglebrook Apartments (Maas Plat Group)-5955 8th Ave.

 

Site plans have previously been approved (and the time has expired) for apartments on this HDR site and the use is permitted by right.  The front yard setback is not dimensioned and is required to be 30 feet measured from a point 60 feet from the centerline of 8th Ave., for a total of 90 feet from the centerline of 8th Ave.  The rest of the setbacks appear to meet the ordinance.  One sign is proposed and the dimensions are not given as to the size or location from the centerline of the road.  A streetscape is required.  Chapter 24 permits 15 units per acre and the plan shows 12 units per acre.  Garages are attached, as required by the ordinance.

 

The plan shows 64 apartment units with 8 per building with attached garages.  An emergency gated drive has been added and the detention ponds have been relocated.

 

The planner presented his review.  The plan should show the existing homes in the area.  Dimensions should be provided for the front setback.  Any proposed dumpsters should be shown, along with the appropriate screening.  Dimensions for the sign should be shown.  Although the plan meets the ordinance for parking spaces, additional parking spaces should be provided for visitors.  More common park areas should be shown.  More information should be provided for the proposed stormwater drainage.  The Fire Department memo was noted.

 

Jansma stated that there are extreme differences in elevations on the site, and slopes and drainage are not addressed on the plan.  A Consumers Power easement runs through the property and buildings are shown on the easement.

 

The applicant stated that Consumers Power is preparing to relocate the lines.

 

Jansma stated that the service for water and sewer would come from the Eaglenest apartments and a signed easement would be required.

 

The applicant stated that they had a letter of intent and their attorney was working on a formal agreement.

 

2.                   (ST0403) Fabri Tech (Marlink Builders)- 6719 PineRidge Ct.

 

Ron VanSingel, Nederveld Associates, Inc., represented the applicant and presented the request.  he said that more parking spaces have been provided than are required by the ordinance and storm water drainage would tie into the existing system.

 

The planner presented a review. 

 

The proposal shows a proposed building addition of 12,052 square feet to an existing building in the Industrial district.  The use of warehousing, as proposed for the addition, is permitted by right under Sec. 17.2(C).  The existing sign would have to be moved out of the right of way, as noted on the plan.  Sidewalks are provided.  The plan meets the streetscape requirement. 

 

3.                  (ST0404) Martin Rogalski, Attorney-1881 Georgetown Center

 

Tim Allspach, TJA Architecture Inc., represented the applicant and presented the request.  He said that the site adjoins Dr. Borst’s property and a common drive would be shared.  He said that an easement agreement would be provided.  He said that the attorney would occupy half the space and lease out the other half.

 

The planner presented a review.  Dimensions from the sign to the right-of-way line should be shown.  The existing fence line should be shown.

 

The greenbelt meets the ordinance, but it appears that the streetscape is one tree short (1 per each 25 feet of frontage or fraction thereof-85 feet divided by 25 equals four).  Lights should be noted as downward directing.  Sidewalks are shown as existing.  The use of offices is allowed by right. 

 

The applicant was directed to obtain a Zoning Compliance Certificate prior to space in the building being leased.  The applicant stated that they would use the existing dumpster and have a shared agreement.

 

B.         Public Hearings

1.                  Special Use Permits

a.         (SUP0402) Faith Protestant Reformed Church, 7194 20th Ave., is requesting to have a church (existing church to have parking lot addition), under Sec. 8.3(A), on a parcel of land described as P.P.# 70-14-22-200-027, located at 7194 20th Ave., in a (LDR) Low Density Residential district

 

Jerry Feenstra, church member, represented the applicant and presented the request.  This is an existing church and additional parking is proposed.  No records are on file for an approved special use permit for the church; therefore, the applicant was instructed to apply for the special use permit.  Since the seating capacity is 560, 187 parking spaces are required.  Only 157 spaces are provided and the number will be increased to 201 with the parking addition.  Drainage will connect to the existing storm sewer.  One light will be added to the pole and the pole will be relocated.

 

The planner provided a review and said that parking calculations should be shown.

 

The applicant had asked what would have to be done for approval for the construction of future parking spaces that are shown on the plan.  He was told that a Zoning Compliance Certificate would have to be approved.

 

It was noted that the trees provide a buffer.  The special use standards require that the property has a minimum lot width of 200 feet on a major street and this standard is met. 

 

The Planning Commission directed that the special use permit be advertised for a public hearing for the next meeting.

 

                              2.         Rezonings

a.         (REZ0401) To change from (RR) Rural Residential to (LDR) Low Density Residential parcels of land described as P.P.# 70-14-16-300-003 and 70-14-17-400-006, located at 3100 Baldwin

 

Pulte Land Development is requesting to rezone the area of Rolling Hills Golf Course.  They intend to plat the land into single family homes. 

 

Jeff Chamberlain, president of Pulte Homes, presented the request along with an engineer from Attwell-Hicks, Inc.  He said that homes in the east 2/3rd will be in the Jenison school district and the west 1/3rd will be in the Hudsonville school district.

 

John Ackreman, Atwell-Hicks Inc., said that the property is surrounded by LDR type development.  He said that lots would be about 85 by 135 feet.  He said that Baldwin has the capacity to handle the additional cars because it is already five lanes.  He said that all utilities are available.

 

b.         (REZ0402) To change from (AG) Agriculture to (LDR) Low Density Residential parcels of land described as P.P.# 70-14-07-400-009 and 70-14-07-400-015, located at 4050 Bauer Rd. and 42nd Ave.

 

Ron VanSingel, Nederveld Associates Inc., represented the applicant and presented the request.  The applicant is proposing to rezone the property to LDR to develop single family homes, which is consistent with the area and the old and new Master Plan.  Utilities are available.

 

3          PUDs-none

 

4.         Plats

a.         Preliminary Plat of Keystone Estates

 

Rob Berens, Exxel Engineering, represented the applicant and presented the request.  He said that a 14 lot single family development is planned.  The Fire Department memo was noted and the applicant was directed to provide a fire hydrant by lot 13.  Building envelopes appear to meet the ordinance and sidewalks are noted.  Length of the cul de sac meets the ordinance.

 

The planner presented a review.

 

 

b.         Preliminary Plat of Beachgrove

 

Ron VanSingel, Nederveld Associates Inc., represented the applicant and presented the request.  He said that a variance would be needed for the length of the cul de sac to the south.  He said that the use would be single family homes and the area was serviced by utilities.

 

The planner presented a review. 

 

The rear yard setbacks along 36th Ave. are incorrectly shown as 40 feet.  They are required to be 100 feet from the centerline of 36th Ave.

 

The street is listed as 1674 feet, but Beachgrove Ct. is a cul de sac to the north and to the south.  Sec. 50-51 in the Code of Ordinances states as follows: c. The maximum length of a cul-de-sac street shall be 600 feet, measured from the centerline of the closest intersecting street, which street itself is not a cul-de-sac or dead-end street.

 

Sec. 50-52.  Variances.

When the subdivider can show that a literal enforcement of the standards of this chapter would cause unnecessary hardship if strictly enforced or where, because of topographical or other conditions peculiar to the site the standards require adjustments, departure may be made without destroying the intent of such provisions. The planning commission may recommend a variance, or the township board on its own initiative may approve a variance; provided, however, that such variance from the terms of this chapter may not change or amend the requirements of the township zoning ordinance.

 

There is no name for the street off 36th Ave. that accesses Beachgrove Ct.  A structure is shown on lot 5 and should be identified and dimensioned.  It was noted that lots 19 and 20 could present a difficulty for building within the footprint due to topography issues.  This would be a self-created situation and no variance could be granted.  This layout could not be approved if these were not buildable lots.  The DEQ should address issues.

 

            c.         Preliminary Plat of Highpoint Acres No. 11

 

Rob Berens, Exxel Engineering, represented the applicant and presented the request.  Building envelopes appear to meet the ordinance.  Lot 334 meets the ordinance.  Sidewalks are noted as provided.  It was noted that 74 lots are proposed for the 36 acre site.  Drainage would be split.  A 100 foot setback is shown from the center of 36th Ave. and access is restricted to 36th Ave.  The overall layout has been revised.  It was noted that lot 284 should have a notation that the 85 foot width requirement has been met.

 

III.       Unfinished Business

 

A.     (PUD0303) Arena Development LLC, 2551 VanOmmen Dr., Holland, is requesting a Planned Unit Development for a mixed use development with various types of residential housing and various commercial uses, under Chapter 22, on a parcel of land described as PP#70-14-07-100-012, located at 8658 48th Ave.

 

The applicant submitted revised plans that show the number of residential units reduced from 102 to 84 and with commercial development shown in the area that was previously shown as future development on the plan.  They are now proposing 111,600 square feet of retail, about double shown on the previous plan.  The public hearing has been advertised for February 18, 2004.

 

Rick Polaski, Nederveld Associates Inc., represented the applicant and presented the request.  He said that the plan had been modified to shown a two-way slip road and an added greenbelt.  A focal point at the entrance is shown and the plan proposes to have more walkability.  Better vehicle accessibility is shown.

 

He stated that the commercial is denser, but the applicant believes that it is viable for the development.  He said that parking is located in the back and buildings are up front to avoid a Meijer-kind of look.  He said that they did not want an unknown future.  He said that an important concept was that the site be walkable.  He said that the buildings will have good architecture while located close and the street would be lined with trees.  He said that 20,000 square feet of commercial was not viable and that the ice rink would have a regional draw.  He said that loading would take place in the common area and there was a spot where the trucks could enter without impeding the parking area.  He said that dumpsters would be on the individual site plans.  He said that the condos would have attached two stall garages.  He said that three buildings had been eliminated and green park area had been added.

 

The planner stated that the common feature coming into the development was a good focal point.  He said that the layout was good, but the density is still too high and it is not consistent with the Master Plan.

 

The consensus of the Planning Commission was that the development was too dense.  The chairman directed the applicant to remove all development from the area described as phase 2b in the northeast area.

 

5.         Ordinance Amendments-none

 

V.                 Other Business

 

The Zoning Administrator stated that she had attended a meeting with the County regarding their plan to have all municipalities use the same designations and colors for Master Plans and Zoning Maps.

 

The decision was made to leave the Master Plan tabled until more information could be obtained from the County and until the area by the Ice Rink could be decided upon.

 

VI.       Commissioner Comments

VII.      Staff Comments

VIII.         Adjourn

 

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