Minutes of the regular meeting of the Georgetown Township Planning Commission, held Wednesday, June 16, 2004

 

Meeting called to order by Chairman Honderd at 7:30 p.m.

 

Present:            Jansma, Honderd, Huizinga, Poskey, South

Absent: DeGood, Stasiak

 

#040616-01 - Agenda for June 16, 2004

 

Moved by Jansma, seconded by South, to approve the agenda for June 16, 2004, as presented.

 

MOTION CARRIED.

 

#040616-02 - Minutes of the May 19, 2004 regular meeting and the June 2, 2004

work session meeting

 

Moved by South, seconded by Jansma, to approve the minutes of the May 19, 2004 regular meeting, as submitted.

 

MOTION CARRIED.

 

Moved by Huizenga, seconded by Poskey, to approve the minutes of the June 2, 2004 work session meeting, as submitted.

 

MOTION CARRIED.

 

#040616-03 – Site Plan (ST0406) Fellowship Reformed Church-6610 36th Ave.

 

Ed Zwyghuizen, Verburg & Associates, represented the applicant and presented the request.  He said that the proposed addition would be 21,172sf and located at the rear/north portion of the existing building. He said that additional trees would be added along the greenbelt located along the rear property line to provide additional screening.  Adequate seating will be provided whether pews or chairs are used. Sign and landscaping will be moved out of the set back area.

 

The chairman opened the floor to public comments.  No one was present to make comments on this item.  The chairman closed the floor to public comments.

 

Moved by Jansma, seconded by South, to approve the site plan dated 6/8/04, as presented. Special use permit was granted on 8/25/2003.

 

MOTION CARRIED.

 

 

 

 

#040616-04 – Site Plan (ST0407) Visser Plumbing-1991 Pineridge Dr.

 

            Ron VanSingel, Nederveld Associates Inc., represented the applicant and presented the            request. He said that there is 1.31 acres of land and a 12,212sf building 16’ tall for    wholesale plumbing purposes. He stated that the sign has been moved and now meets the            sign ordinance.  The neighboring areas on the south, east and west are zoned Industrial and    to the north is zoned LDR.  Sidewalks will be installed on the front and east sides. A      sufficient buffer to the North in the LDR district will be provided by trees.

 

The chairman opened the floor to public comments.  No one was present to make comments on this item.  The chairman closed the floor to public comments.

 

Moved by Jansma, seconded by South, to approve the site plan dated 6/09/04, as presented.

 

MOTION CARRIED.

 

#040616-05 – Special Use Permit (SUP0405) Claude Meppelink, 4210 Baldwin, is requesting to

have an agricultural operation (greenhouse), under Sec. 7.3(C), on a parcel of land described as P.P.# 70-14-18-400-003, located at 4210 Baldwin, in a (RR) Rural Residential District

 

Ron VanSingel, Nederveld Associates Inc., represented the applicant and presented the request.  He said that the parcel of land is 4.9 acres and the proposed addition is 1536sf. The neighboring areas on the east, north, and south sides are zoned LDR.  No parking will be provided for this operation as it is a wholesale greenhouse only 12’x32’ in size. Screening exists to the neighboring areas in the form of trees.  All utilities for this operation are buried.  Property is also currently used as an on going vehicle storage occupation.

 

The chairman opened the public hearing. 

 

Neal Stockeland, 4207 Yorkshire Ct., stated a concern for what effect a use of AG would have on his property value, the fence that was put up on the back of Claude’s property without a promised discussion between the two of them, and a purchase by Claude of an easement partially along his property. He mentioned the storage business being run on this parcel, although he stated that he didn’t have a problem with it.  

 

Jim Jansma pointed out that this is not a request for rezoning and that an agricultural use is allowed by special use permit in the RR district. He also stated that in his former years of working as an engineer, he has never witnessed a property in Georgetown Charter Township depreciating in value. He addressed that a vehicle storage operation is allowed in this zoning district.

 

Greg Honderd pointed out that the sale to Claude of the easement was a transaction between two private parties and had nothing to do with the Township.

 

Jeff Gleason, 4241 Yorkshire Ct., was concerned with the hours of operation and traffic volume.

 

 

 

 

Ron VanSingel, Nederveld Associates Inc., addressed the parking concern by again stating this would be a wholesale operation which would mean traffic volume would not be a problem.  Due to the size of the greenhouse he felt the hours and extent of commercial use would be minimal.

 

Greg Honderd posed the question to Ron VanSingel if this would be more of a hobby and Ron answered yes.  Greg also addressed the hours of operation by stating the Planning Commission has the right to restrict the hours of operation.

 

Mike Rinnan, 4234 Yorkshire Ct., questioned if Claude could set up a booth on a temporary basis to sell his products. 

Scott Weeks, Langworthy, Strader LeBlanc & Associates, stated the yes, it would be possible after making an application for a temporary use permit.

 

Dave Miedema, 4195 Yorkshire Ct., expressed the same concerns as others that spoke.  He said that he was very disappointed in the placement of the fence and how it was handled, such as the “No Trespassing” signs that were placed in the middle of his yard.  He also said that Claude was rude to his wife and he did not like the appearance of the fence from his property.  Except for a fire that started in a tree house, he felt that everyone maintained the area that is now fenced off.  He stated that Claude’s actions have made it very clear that he does not care what the neighbors think and he questions what will be next. 

 

Kim Miedema, 4195 Yorkshire Ct., pointed out that the “No Trespassing” signs are still placed and regardless of what others may think, the placement of the fence has decreased her property value because it’s ugly.  She also expressed concern that Claude may decide to increase the size of the greenhouse operation in the future and questioned where it would stop.  She commented that buildings could eventually extend entirely to the property line.

 

Greg Honderd addressed the expansion of the business by stating that Claude would have to go before the Planning Commission with a request for expansion and that they would be notified in the same manner as they were this time.

 

Scott Weeks, Langworthy, Strader LeBlanc & Associates, pointed out that should an expansion be requested there are minimum set backs and screening that would be required along the residential areas.

 

The chairman closed the public hearing.

 

Moved by Poskey, seconded by Huizenga, to recommend to the Board approval of Special Use Permit (SUP0405) Claude Meppelink, 4210 Baldwin, to have an agricultural operation (greenhouse), under Sec. 7.3(C), on a parcel of land described as P.P.# 70-14-18-400-003, located at 4210 Baldwin, in a (RR) Rural Residential District on the basis that the use meets the special use requirements as well as the agricultural use being proposed is not very intense and more intense uses of the agricultural nature can be found in the surrounding area.  Traffic does not seem to be a problem as this is a wholesale operation.     

 

Jim Jansma commented on the ratio of greenhouse to storage and wondered what it was really going to be used for.  Mr. VanSingle said the use was limited to the statement of use as provided on the plans.

 

Moved by Jansma, seconded by Poskey, to approve the site plan dated 6/9/04, as presented.

 

MOTION CARRIED.

 

Greg spoke to audience encouraging them to come to the board meeting on June 28, 2004.  Clarification was given to the audience that the Board has final decision on the granting of a special use permit.  

 

#040616-06 - Preliminary Plat of Hunters Meadows

 

Ron VanSingel, Nederveld Associates Inc., represented the applicant and presented the request. He said that the necessary revisions were made to the site plan as previously requested.  He said that setback issues have been addressed and pointed out the two phases of the development plan.

 

The chairman opened the public hearing. 

 

Scott Hahn, 6992 36th Ave. expressed concern for drainage on the north side of this plat

 

Ron VanSingel, Nederveld Associates Inc., addressed this issue by stating that the water that drains to the north would be captured and routed back to the south detention basin.

 

Brent Kuiper, 3455 Timothy, questioned whether a buffer would be provided along the homes to the south and what size homes would be built.

 

Ron VanSingel, Nederveld Associates Inc., stated there would be an approximate 30’ easement with trees as a buffer. He also stated that no limits have been set regarding house sizes, but felt that the range in lot sizes indicates that there will be a variation in the sizes of the homes that would be built.

 

The chairman closed the public hearing.

 

Jim Jansma questioned the minimum lot depth of Lot 27. He also stated that lots 40-41-42 do not meet the 85’ lot width requirement as per Section 2.65 of the Georgetown Charter Township Zoning Ordinance and must be changed. He said that the rear set back line for Lot 8 must be revised.  A note must be added to the plat that Lots 7, 11, 25, 26 and 27 will not access Rosewood Street. Del South agreed.

 

Further discussion ensued among members of the Planning Commission.

 

Moved by Jansma, seconded by Poskey to table preliminary plat approval of Hunters Meadows.

 

MOTION CARRIED.

 

 

 

 

 

#040616-08 – 48th Ave. Land use committee proposed PUD for 48th Ave.

 

The chairman asked the planner to give his opinion on the proposed PUD submitted for comment by the 48th Ave. Land use committee.

 

The planner stated that any recommendation be deferred until adequately reviewed at the July work session.

 

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

 

MOTION DENIED.

 

Discussion took place among PC Members

 

Moved by Poskey, seconded by Jansma to make the recommendation to the 48th Ave. Land use Committee, as follows:

 

The proposed plan is not consistent with the decision made by Georgetown Charter Township along 48th Avenue. 

 

The Township’s position is:

·        Protect the existing commercial areas along M-45 in Allendale,

·        Protect commercial districts within 2-3 miles of Bauer and 48Th Ave.,

·        Protect university residential areas by minimizing high density housing in the area of the university so as to not be in competition with the university,

·        A service drive should be placed on the subject property with access to adjacent parcels and 48th Ave. at ¼ mile intervals as noted on the Ottawa County Road Commission study for 48th Ave.

 

MOTION CARRIED.

 

#040616-08 – Adjournment

 

The chairman adjourned the meeting at 9:10 p.m.