Minutes of the regular meeting of the Georgetown Township Planning Commission, held Wednesday, October 20, 2004

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

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

Absent: none

#041020-01 - Agenda for October 20, 2004

Moved by DeGood, seconded by Poskey, to approve the agenda for October 20, 2004, as presented.

MOTION CARRIED.

#041020-02 - Minutes of the September 15, 2004 regular meeting and the October 6, 2004

work session meeting

Moved by DeGood, seconded by Stasiak, to approve the minutes of the September 15, 2004 regular meeting, as submitted.

MOTION CARRIED.

Moved by South, seconded by DeGood, to approve the minutes of the October 6, 2004 work session meeting, as submitted.

MOTION CARRIED.

#041020-03 - Preliminary Plat of Cedar Lake Estates No. 11

The plat was tabled pending a letter from the developer regarding assurances that 28^th Ave. would be constructed. An agreement was approved by the Board on September 27, 2004; however, the applicant has not accepted the agreement. No one was present to represent the applicant. The plat was left tabled.

#041020-04 - Unfinished Business-Preliminary Plat of Boulder Ridge

The plat was tabled pending revisions. A revised plan was submitted with lot widths shown. A letter was submitted from the Road Commission asking for a revision of the layout, but a later dated letter was received by the Township approving the layout.

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

MOTION CARRIED.

Rick Pulaski, Nederveld Associates, represented the applicant and presented the request.

The planner presented a review.

There was discussion regarding building envelopes and the width of corner lots. It was noted the applicant had received direction from most of the Planning Commissioners at the last meeting, along with direction from the planner and zoning administrator as to the way the width of the corner lot would be interpreted. The plan was revised to meet that direction.

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 DeGood, seconded by Stasiak, to recommend to the Township Board tentative preliminary plat approval of the Boulder Ridge, as shown on the drawing dated 10/06/04.

MOTION CARRIED.

#041020-05 - Special Use Permit (SUP0408) Beppe’s House Daycare, 1938 Pleasantwood

Carol VanderNat presented the request. A revised plan was submitted with the surveyor’s seal removed and with the location of the service door to the garage shown.

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 DeGood, to recommend to the Township Board approval of Special Use Permit (SUP0408) Beppe’s House Daycare (Carol VanderNat), 1938 Pleasantwood, to have a group daycare home, under Sec. 8.3(E), on a parcel of land described as P.P. #70-14-03-473-002, located at 1938 Pleasantwood, in a (LDR) district

MOTION CARRIED.

Moved by Jansma, seconded by DeGood, to approve the site plan dated 8-16-04, as submitted.

MOTION CARRIED.

#041020-06 – Special Use Permit (SUP0409) CRB Industries, Inc., 1864 PineRidge Dr.

Chris Boonstra, owner, represented the applicant and presented the request. The business operates a tool and die operation that is currently located in a 3,600 square foot unit and plans to expand into an adjacent 3,200 square foot unit. He stated that a sheet has been submitted with parking calculations that detail requirements for each unit. According to the uses, 29 spaces are required and 40 are provided.

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 DeGood, to recommend to the Board approval of (SUP0409) CRB Industries, Inc., 1864 PineRidge Dr., to have tool and die, under Sec. 17.3(J), on a parcel of land described as P.P.# 70-14-22-477-009, located at 1864 PineRidge Dr., in an (I) Industrial district

MOTION CARRIED.

Moved by Huizinga, seconded by Poskey, to approve the site plan dated 8-23-99 and dated received 9/21/04, as submitted.

MOTION CARRIED.

#041020-07 - Preliminary Plat of Hager Pointe

Ron VanSingel, Nederveld Associates, represented the applicant and presented the request. He noted that lots 14, 15 and 16 would not have access to Bauer Rd.

The planner presented a review and noted that no response had been submitted regarding the preservation of existing mature trees and making lot 17 open space.

The applicant stated that the trees were either not in the proposed plat or were not located in the building envelops of the lots.

The chairman opened the public hearing. No one was present to speak on this topic. The chairman closed the public hearing.

The applicant stated that lot 17 meets the LDR specifications in the ordinance and the topography would be blended with the land to the west. He said that the only trees were on the border line between the two properties.

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

Yeas: Stasiak, South, DeGood, Jansma, Poskey, Huizinga

Nays: Honderd

MOTION CARRIED.

The applicant asked for direction from the Planning Commission on how to proceed. He said that he had gotten direction from the Planning Commission at the work session and had revised the plan accordingly.

The planner stated that no written response had been submitted in regards to the landscape preservation.

There was discussion regarding lot 17 and the mature trees. It was noted that lot 9 meets the criteria that had been given at the work session by most of the Planning Commissioners, by the planner and by the zoning administrator.

Moved by Huizinga, seconded by Stasiak, to remove the item from the table.

MOTION CARRIED.

Moved by Huizinga, seconded by Stasiak, to recommend to the Board to grant tentative preliminary plat approval of Hager Pointe, as shown on the drawing dated 10/12/04.

MOTION CARRIED.

#041020-08 - Preliminary Development Plan for Planned Unit Development (PUD0406)

Eastbrook Development Co.

Dale Kraker, Eastbrook Development Co., represented the applicant and presented the request.

The planner asked if the applicant has held meetings with neighbors of the proposed project.

The applicant said that he had held two meetings and had met with residents at homes. He said that he had invited 40 to 45 property owners.

The planner said that the note had been revised on the plan to allow for a maximum of 865 units. He said that off-street pathways should be provided for connections to open spaces. He said that Taylor St. should be improved.

The zoning administrator said that the Fire Inspector had been present at the last meeting and had approved the plan.

Poskey abstained from all discussion and voting.

South stated that the extended right-of-way should be provided and the applicant said that it was and that he had met with the Road Commission.

In response to a question about the time table, the applicant said that they planned to start next year and it would be completed in 10 or so years.

The planner said that off-street paths should link the open spaces.

The applicant said that he had provided such paths in some locations.

The planner said that there are ways to be creative.

Honderd said that Taylor was a good third entrance. He said that the developer does not want to pay to pave it and the residents might not want the extra traffic. He said that the density is about 3 units per acre.

The planner said that a density limit could be set, along with a phasing plan. He said that the area is AG/RR and there is LDR to the south and east.

The applicant said that they preferred to set the maximum density now due to the flexible market. He said that members of Board and Commissions change and if things are not clearly defined interpretations could change. He said that he wanted it clear now. He said that the Master Plan calls for 3.5 units per acre and they want the ability to get to three units per acre.

In response to a question about the Master Plan, the zoning administrator stated that in the summer of 2003, members of the Township Board and Planning Commission began the process of amending the Master Plan. The decision had been made to designate this area on the Future Land Use Map as AG/RR, with the Future Land Use Plan text to address the development of this area as a planned unit development with the density of a LDR district.

Honderd asked the applicant where the additional density would be added.

The applicant stated that the number of ranch condos could increase as dictated by the market.

The planner said that a balance should be considered with what the Master Plan allows and with what the site could handle. He said maybe this was too much development for the natural features of the site. He said that he was concerned that two main accesses might not be enough for 865 houses.

The applicant said that another development has over 1000 units with only two entrances. He said that he does not want to use Taylor because it could become a quarter mile drag strip with speeding cars if it was improved.

The chairman opened the public hearing.

Ruth and John Bole, 3361 Taylor St., submitted a packet. John Bole said that this is an established neighborhood with a natural setting and large pieces of property that lack traffic problems. He said that the road dead-ends and they have a small close community. He said that this development will change their life style, and they would like to see the road dead-end and not go into the development. He said that the road is not paved and there was a lot of traffic on 36^th Ave. when Filllmore was closed for construction. He talked about the density of the development being more than 3 units per acre because some of the land on the site was used for open space.

The planner said that the overall density, which is discussed in the Master Plan, relates to all of the property and incorporates the cluster-type development with some open spaces.

Honderd said that the concept of the PUD is to cluster the houses and preserve open spaces.

John Bole stated a concern with the natural flow of the storm water.

Ruth Bole said that the development does not fit in the area because it is too intensive like a separate city. She said that zoning laws were supposed to protect property and this would be like having a city next to them and their street would be used for the city.

The planner asked if the applicant had conducted a traffic study. He said that if there were concerns with traffic, management devices such as speed limits and signage could help manage the traffic. He said that the development had two main options for access to the development.

Jansma said that the Road Commission was reactive, not proactive, does not anticipate problems and would wait to address a problem until after it occurs.

Ruth Bole said that the heaviest traffic would be at the access by Hager Park and a traffic light would be needed.

Jansma said that the Road Commission would have to make that determination.

Honderd said that the property owners have the right to develop their property. He said that Baldwin was expanded as needed and the Road Commission will make sure that traffic needs are met.

The applicant said that they hired a consultant to see if Bauer Rd. and 36^th Ave. could handle the traffic. He said that they could handle the traffic, but eventually would need road improvements.

The chairman asked the applicant to address if the schools could handle the additional stress.

The applicant said that they had met with the Jenison school district and they were looking for more students. He said that Hudsonville already knew and located a school at 36^th Ave. and Baldwin St.

As to the question of fire protection, the zoning administrator said that the Fire Department had already approved the plan.

South said that there was a station at 36^th Ave. and Baldwin and the response time to this development would not be greater than the response time to any other development. He said that this area is already residential because there are not many agricultural uses and no one is growing crops in this area. He said that the Fire Department could handle this development with the current fire stations, although more personnel might be needed.

The chairman asked about police protection.

South said that with the additional residential development, maybe another half of a man would be needed, maybe for traffic issues. He said that this would not be commercial.

Honderd asked about public services.

The applicant said that he had to pay to bring water and sewer to the site.

Stanley Sterk, 7890 Cottonwood, said that the members of the Township Board and the Planning Commission worked on the Master Plan and that a representative from LSL was present. He said that he suggested the extra 60 feet on each side of a road so that in the future the Township would not have to spend a million dollars for land to expand the road and to have sidewalks. He said that the Township had to spend money for the road by 24^th Ave. He said that the Township needs to be proactive even if the Road Commission is reactive. He said that the Township is looking forward. He said that for this suburban area, the roads have to be wider for the cars to get around.

Mike Beard, 8747 36^th Ave., said that he appreciates the comments and that 36^th Ave. should be repaved to fix the ruts after the shoulder was fixed. He said that with the Grand Valley traffic, it was hazardous and there were accidents.

Terry Grasman, 6721 36^th Ave., said that there will be a problem because lots of traffic will go out Taylor and there will be a major traffic flow.

Bill Eling, 3284 Taylor, said that he had 20 acres and moved here to live in a rural setting. He said that he wants it left as it is and the road should be turned into a cul de sac.

John Dykstra, 3210 Fillmore, said that he is concerned with the development adjacent to his property. He said that he read that the Ottawa County Road Commission addressed the traffic issues on 48^th Ave. with plans to widen it in the future. He said that traffic is heavy going down Fillmore and he asked how the road would handle 2000 more cars.

Honderd said that the Master Plan has adopted the plan for 48^th Ave. by reference He said that the open spaces in the development would remain open spaces and would be maintained by the association.

John Dykstra asked if the condos would be on top of the ravines and the applicant said yes.

Matt Grasman, 3402 Taylor, stated that Taylor was a gravel road and that he was concerned that this road would be used as the third access to this development. He said that there is dust from the gravel road.

Kent Schaaphok, 3512 Taylor, said that curved roads slow traffic and that Taylor was straight.

Dirk Buttke, 3225 Bauer, said that the Planning Commission is looking at 3.5 units per acre. He said that they were turning their backs on the property owners in the rural residential district and that this has been a rural area for years. He said that the neighbors were not planning on this density for years. He said that the overall density was too much for the area.

Jansma said that if the area were to be rezoned and platted, the number of homes would be larger.

Honderd said that low density residential developments were already located to the east of this site.

Jansma said that the public hearings were held for the Master Plan and they were advertised.

Brian Eling, 3240 Taylor, asked to keep the road gravel and to pave the other roads for the development.

Don Ellenbaas, 3320 Taylor, was concerned with construction traffic using Taylor.

The chairman asked the applicant how the construction traffic would access the site.

The applicant said that the construction would begin off Bauer, but a second access was required after the number of houses passes 75.

The chairman asked how construction traffic would access the site.

The applicant said that it would come from Bauer and Taylor.

Gary Haan, 2980 Fillmore, said that he lives at the bottom near a spring fed creek that runs year round. He said that if they put in streets and roofs, the water will have to go somewhere. He said that he does not want erosion and he knows that Hager Park had an erosion problem. He said that he does not want the creek to be more than 18 inches deep.

The chairman asked the applicant how the water would be handled.

The applicant said that there would be detention ponds and the storm water would be released by the natural flow.

John Bole asked where the ponds would be located.

The applicant said that the ponds would be located throughout the open spaces.

The chairman said that the Planning Commission only looked at the street layout. He said that the next step would be the engineering plans and they would have to meet Ottawa County standards. He said that retention could also be located on a part of a lot.

The applicant said that most are shown outside the lots, although it could be shown on a lot.

Jay Folkema, 2925 Bauer Rd., said that in June of 1969 there was a flood and he lost some land.

Nicholas Allen, 3545 Taylor, said that he is a neighbor and that going 25 to 35 miles per hour is fast for that road and if it is paved, the cars would go faster. He said that this should be taken into consideration.

The planner said that the Land Use Plan looks at the collective impact of development.

Bill Eling said that streets and sidewalks were put in Standale and he was leery of the economy.

The chairman closed the public hearing.

The applicant said that the development would have access to Taylor, but it would be left gravel. He said that the Fire Department and Road Commission both required the access from the additional road.

Due to several interruptions from members of the audience, the chairman asked the Planning Commission members if they wanted to reopen the public hearing.

Moved by South, seconded by DeGood, to reopen the public hearing.

MOTION CARRIED.

The chairman asked for comments other than what has already been heard.

John Bole asked about the high tension lines that go onto 36^th Ave.

The applicant said that the lines were not on his land.

Terry Grasman said that the recommendation of the planner was to pave Taylor.

The planner said that Taylor would be a third access to the site and would be used for more than emergency access. He said that the improvements would be subject to Ottawa County Road Commission approval.

Ruth Bole asked about the meetings the applicant held.

The chairman said that they were “good will” meetings and had nothing to do with the Township.

Jay Folkema asked about drainage issues and was told that the Ottawa County Drain Commission was responsible for drainage issues.

Jansma said that professional engineering plans would have to be drawn up and the Drain Commission would have to review and approve the design. He said that the development can not interrupt the current drainage flow.

John Dykstra said that they would have no idea of public meetings if they were not invited. He asked what was going to happen with the development next.

Ruth Bole asked how they would know if the plan was changed.

John Bole asked if the townhouses near 36^th Ave. would be rented.

The chairman said that this was only an approximate plan and there would be no stipulation as to who owns or occupies a dwelling unit.

Bill Eling said that he lives at the end of Taylor and he asked if the north side had to be developed according to the zoning ordinance.

The chairman said that if they had tried to split property, it was not under the PUD ordinance. He said that this development had to meet the zoning ordinance requirements for a PUD.

A member of the audience asked about public good will.

The applicant said that he had contacted people who owned property several hundred feet to the east, west, north and south, including everyone on Taylor, and those on the south side of Fillmore who abut the site.

The chairman closed the public hearing.

The applicant asked that the application be approved without the requirement to improve Taylor and to leave Taylor gravel to discourage traffic from using it.

The planner said that Taylor should be improved and he encouraged traffic calming devices.

The applicant said that if Taylor was widened, trees would have to be taken out.

Jansma said that the Township does not have the authority to require off-site improvements.

DeGood asked if the construction traffic could be required to use 36^th Ave.

The applicant said that the construction traffic may use Taylor, but could use 36^th Ave. access when it is developed. He said that the use of a public road could not be restricted.

The planner said that three out of the three accesses could be used.

South said that the 36^th Ave. entrance was divided and that people would not loop but go the shortest way.

Moved by South, seconded by DeGood, to table the request.

MOTION CARRIED.

The Planning Commissioners directed that representatives of the Township, the planner and the applicant meet with the Ottawa County Road Commission. Direction was given to research issues with Taylor and whether construction traffic could be directed to use roads other than Taylor.

#041020-09 – Planned Unit Development (PUD0407) Arena Development-Final Development

Plan for Phase 1

A plan has been submitted with a revised layout that still deviates from the preliminary plan that was approved by the Board.

Rick Pulaski, Nederveld Associates, represented the applicant and presented the request.

The planner presented a review. It was noted that the applicant had submitted a letter addressing the concerns raised at the work session. However, the letter was submitted late and the planner had not received it prior to the meeting to review it.

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.

It was noted that the plan still needs to shown the location of loading/unloading areas for the commercial uses and still needs to provide details showing the method of dumpster screening and how the dumpster location/use will not conflict with the proposed sidewalk location.

Moved by DeGood, seconded by Huizinga, to approve the Final Development plan for phase one, as submitted, with the condition that the following be added: the location of loading/unloading areas for the commercial uses and a detail showing the method of dumpster screening and how the dumpster location/use will not conflict with the proposed sidewalk location.

Yeas: DeGood, Honderd, Huizinga

Nays: South, Jansma, Poskey, Stasiak

It was noted that plans are not normally approved when revisions are still needed, and that a revised plan should be submitted with the revisions shown and with a final grading plan.

MOTION DEFEATED.

Moved by Jansma, seconded by Huizinga, to table the request.

Yeas: Jansma, Huizinga, Honderd, South, Poskey, Stasiak

Nays: DeGood

It was noted that Planning Commissioner preferred to see the townhouses go east to west.

MOTION CARRIED.

The regular meeting items were ended at 10:35 p.m. and the special meeting item was presented.

#041020-10 - Site Plan (ST0409) Grand Rapids Auto Auction-2380 Port Sheldon

The site plan review for a building addition has been scheduled for review after the regular meeting items.

The zoning administrator stated that sidewalks were not required even though the applicant had mistakenly been told they were. The applicant submitted a revised plan that was the same other than the sidewalks were removed.

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

It was noted that a streetscape is shown and meets ordinance requirements.

Moved by Huizinga, seconded by Stasiak, to approve the site plan, dated 10/13/04, as submitted, with the conditions that parking calculations showing required and provided spaces including handicapped spaces be provided, the perimeter and parking lot landscaping be included with mature trees located along the east property line, and site lighting and sign details be shown

The applicant stated that there was no new sign or landscaping other than what was already shown. It was noted that the applicant could just submit a letter with parking information instead of revising the plan since the plan met ordinance requirements.

MOTION CARRIED.

#041020-11 - Other Business

At the Board meeting on Monday, October 11, 2004, an ordinance amendment was initiated to allow larger accessory buildings on large parcels in the LDR district because the church that was denied the variance should be able to build a larger accessory building. In addition, they stated that larger parcels in the LDR should be allowed to have larger accessory buildings.

The consensus of the Planning Commission was to review wording for the ordinance change, as well as wording for an ordinance change regarding the measurement of lot width.

It was noted that submittal material from applicants should be accepted by the Township; however, the applicant should be informed that if materials are not submitted by the deadline time, there would not be time for review and the information might not be considered.

#041020-12 – Adjournment

The chairman adjourned the meeting at 10:55 p.m.