Minutes of the work session of the Georgetown Township Planning Commission held Wednesday, September 1, 2004

 

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

 

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

Absent: Huizinga

 

The work session, which formulated the agenda for September 15, 2004, included the following items to be placed on the agenda, discussion, and action:

 

I.                    Approval of agenda

 

II.                 Approval of minutes of the August 18, 2003 regular meeting and the September 1, 2004 work session meeting

 

III.               Unfinished Business

 

A.     (SUP0406) Exit 76 Corporation (the Hop Family LLC), 8407 Cottonwood Dr., is requesting to have a vehicle service station under Sec. 14.3(C), on a parcel of land described as P.P. # 70-14-11-326-025, located at 8407 Cottonwood, in a NS district

 

This application was received by the Township with an incomplete site plan.  The applicant submitted a letter asking to be tabled while they pursue a variance.  A variance application has been received by the Township and the request will be on the ZBA meeting on September 22, 2004.

 

B.     Preliminary Plat of Cedar Lake Estates No. 11

 

The plat was tabled pending a letter from the developer regarding assurances that 28th Ave. would be constructed or the land deeded to the Township.

 

#040901-01 – Planned Unit Development (PUD0402) Koetje Builders and Developers LLC,

547 Baldwin, is requesting a Planned Unit Development for Unity Timbers for residential uses, under Chapter 22, on parcels of land described as P.P.# 70-14-31-400-030, 70-14-31-200-060, located at 5101 & 5131 40th Ave.

 

Ron VanSingel, Nederveld Associates, represented the applicant and presented the request.  He said that the PUD would be developed in two phases, with the first phase consisting of single family lots 1 to 29 and duplex lots 1 to 30 and the second phase consisting of the remainder of the single family lots and duplexes.  He said that there would be 125 units with a density of 2.78 units per acre.  He said that the rear decks and porches were shown.  He said that there was 12.9 acres of open space, which equals 29%.  He said that 5.4 acres are the ponds and 7.5 acres are other than ponds.  He said that the developer met with the neighbors.

 

The planner presented a review.  He said that the plan was basically unchanged from the last review and that the open space area increased slightly.

 

The chairman gave the applicant the option to wait until the next meeting for a decision since one Planning Commissioner was absent.  Mr. Koetje, the developer, stated that he wanted to proceed because his option would run out soon.  He said that when he first came to staff meetings the Township requested that the single family homes not be located against the Industrially zoned property and this limits the ability to be imaginative.  He said that this plan was not his first choice, but was economically feasible.

 

Moved by DeGood, seconded by South, to take public comments.

 

MOTION CARRIED.

 

Gary Lanning, 5209 40th Ave., said that the concern should be for the quality of living for those who would buy the lots and that the development would not adversely affect him.

 

Kurt Meppelink, 4104 Barry, said that he was hearing two sides to the density and asked if the ratio was appropriate.  He said that the plan looks appropriate and the neighbors are privileged to have Mr. Koetje develop the property because he has repeated addressed their concerns.  He said that the development would compliment his property.

 

The zoning administrator explained that the density was determined by the Master Plan for planned unit developments and that the plan must meet the intention of the Master Plan as a qualifying condition.  She explained that the Master Plan called for LDR at this location which would mean a density of 3 to 4 units per acre.

 

Tim Timmer, 4064 Barry, was concerned with water and asked if additional land had been acquired.

 

The applicant stated that no additional land had been acquired and it had always been 44 acres.

 

Tim Timmer said that he would like to see bigger lots, and that Mr. Koetje could get the plan approved and not be the developer.  He said that he would like the sidewalk moved because it goes by his backyard.

 

Hank Herrmann, 5125 40th Ave., asked about the time schedule for development.

 

The chairman said that it would be dependent on the economy.

 

Hank Herrmann asked about the price range of the houses.

 

The chairman said that the minimum size had to meet Township ordinances.

 

Hank Herrmann said that he appreciated the fact that the developer had visited the neighbors, but had missed him.

 

The zoning administrator explained the ordinance requirement that the applicant return within one year for the final development plan.

 

The applicant stated that the minimum size for single family homes would be 1600 square feet and for condos would be 1250 square feet.

 

Jack Monsma, 4160 Barry, said that at previous meetings the Planning Commissioners had said that they wanted less and larger lots, but the developer had said that larger lots were not economically possible.  He said that they could ask more money for larger houses on larger lots.

 

The chairman closed the floor to public comments.

 

Ron VanSingel said that full utilities were available and the 2.8 unit per acre were below the LDR density.  He said that this was a transition zoning and they would be sensitive to the neighbors.

 

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

 

MOTION CARRIED.

 

Moved by DeGood, seconded by Stasiak, to recommend to the Township Board to approve the preliminary plan of (PUD0402) Koetje Builders and Developers LLC,

547 Baldwin, to have a Planned Unit Development for Unity Timbers for residential uses, under Chapter 22, on parcels of land described as P.P.# 70-14-31-400-030, 70-14-31-200-060, located at 5101 & 5131 40th Ave.

 

Honderd stated that the purpose of the PUD ordinance is to use the unique characteristics of the land in a flexible manner.  He said that the lots could be smaller and clustered to save the natural features.  He said that by developing the property as shown on the plan a majority of the trees would come down.  He said that there were ways to get a reasonable density with less infrastructure and that using the water as open space was not consistent with the PUD ordinance.

 

Jansma said that the density is too great and the plan would put many people next to the Industrial district which could cause problems.

 

South said that the pond was a better buffer than land.

 

Yeas:    South, DeGood, Poskey, Stasiak

Nays:   Jansma, Honderd

Absent: Huizinga

 

            MOTION CARRIED.

 

IV.       New Business

A.                 Site Plans

a.         (ST0408) Tailored Equipment-2040 Chicago Dr.

 

Chad Everts, Nederveld Associates, represented the applicant and presented the request.  He said that no new building or pavement was proposed, only the parking and outdoor display areas were revised.  He said that a variance was approved on July 28, 2004 to have 49 parking spaces.  He said that previous parking areas would be used for outdoor display.

 

The planner presented a review. He noted that only 48 parking spaces were shown and additional landscaping was required.

 

B.         Public Hearings

1.                   Special Use Permits

a. (SUP0407) Fellowship Reformed Church, 6610 36th Ave., is requesting to have a church under Sec. 8.3(A), on parcels of land described as P.P. # 70-14-20-400-117, 70-14-20-452-007, and 70-14-20-452-012, located at 6600 36th Ave., and 3519 and 3535 Port Sheldon, in a LDR district

 

A special use permit was granted for the whole site on 8-25-03 when the applicant submitted a request for a church addition (due to the fact that the church had been legal non-nonconforming and had been constructed in the past without a special use permit).  On 6-16-04 the Planning Commission approved a revised site plan for the church.  Now the Church has acquired three additional parcels and intends to use the area for a retention/detention pond and for additional parking.  Since the parcels had not been a part of the application for the special use permit for the church, a special use permit and site plan approval are necessary for these additional parcels.

 

Ed Zwyghuizen, Verburg & Associates, represented the applicant and presented the request. 

 

The planner presented a review and stated that the plan should note any preservation efforts to relocate existing mature trees.

 

The Planning Commissioners directed that the application be advertised for a public hearing for the next meeting.

 

                              2.         Rezonings

                   a.  (REZ0406) To change from (RR) Rural Residential to (LDR) Low

            Density Residential a parcel of land described as P.P.# 70-14-03-300-044, located at 2292 Fillmore, Georgetown Township, Ottawa County, MI.

 

Scott Chandler, Apex Group Realty, represented the applicant and presented the request.

 

The planner presented a review.  He noted that LDR zoning is located to the east and the site is designated in the Master Plan as LDR.

 

It was noted that the application was advertised for a public hearing for the next meeting.

 

5.                   Plats

a.         Preliminary Plat of Boulder Ridge

 

Rick Pulaski, Nederveld Associates, represented the applicant and presented the request.  He stated that the property had just been rezoned last month.

 

The zoning administrator stated that Brett Laughlin, Ottawa County Road Commission, had stated that he would submit a letter to the Township requiring the plat to have two stub streets to the west with one located at the north end of the street and one to the south.

 

The applicant stated that the wetland areas were kept to the undeveloped parts.

 

There was discussion regarding the long road and the fact that traffic would most likely speed down it.

 

Jansma stated that Hager Dr. could not go in two directions and the phases needed to be shown.

 

6.                  PUD’s

a..        (PUD0406) Eastbrook Development Co., 2130 Enterprise, Kentwood, is requesting to have a residential Planned Unit Development, under Chapter 22, on parcels of land described as follows: P.P.# 70-14-04-300-013 (3030 Fillmore), 70-14-04-300-014           (3203 Taylor), 70-14-04-300-015 (3205 Taylor), 70-14-05-400-011 (now -017) (Taylor), 70-14-05-400-012 (Taylor), 70-14-09-100-018 (3210 Taylor), 70-14-09-100-019 (3208 Taylor), 70-14-09-100-022 (3131 Bauer), 70-14-09-100-024 (3034 Taylor), 70-14-09-100-029 (3244 Taylor), 70-14-09-100-030 (3205 Taylor), 70-14-09-100-004 (2999 Bauer)

 

Dale Kraker and Mick McGraw, Eastbrook Development Co., represented the applicant and presented the request.  Dale Kraker stated that the 290 acre development would include a variety of single family homes and condos, along with amenities such as a community center, pool and playgrounds.

 

The planner presented a review.  He asked if they proposed to improve Taylor and was told no.

 

The zoning administrator stated that sidewalks would be required along all paved streets except for the street with the attached multi-family dwellings.  She said that the Fire Department memo was distributed and that a boulevard would have to be added to the northwest.

 

Poskey abstained from all discussion.

 

Stasiak stated that a person could get lost with all the cul-de-sacs and asked about the number of units.

 

The applicant stated that the development would be complete in eight to ten years.  He said that 865 units were currently proposed, but the product type could be shifted in the future to meet demands.  He said that they were asking for 865 to match the demographics and wanted the flexibility for economic movements.

 

It was noted that if the number or type of units would change, an application for a revised planned unit development would have to be submitted and the revised plan would have to go through the whole approval process again. 

 

The planner stated that a phasing plan would be required and that the PUD would have to be approved again if amended.

 

The applicant stated that they would like to set a limit and come back phase by phase.

 

The planner stated that it would be typical to set an upper limit and to keep track of subsequent phases.

 

Stasiak stated that Taylor is a dirt road and should be paved.

 

South stated that some streets curve in every direction and the names would have to change.

 

The applicant stated that the roads follow the contour of the land and that the development would have access to Bauer Rd. and to 36th Ave.

 

The decision was made that the applicant would meet separately with the planner and Fire Department to assure compliance with all ordinances.

 

The Planning Commissioners directed that the public hearing be advertised for the October regular meeting.

 

5.         Ordinance Amendments-none

 

V.                 Other Business

VI.       Commissioner Comments

VII.      Staff Comments

VIII.         Adjourn

 

The meeting was adjourned at 9:15 p.m.