PC minutes 11-2-05

Minutes of the work session of the Georgetown Township Planning Commission held Wednesday, November 2, 2005

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

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

Absent: none

The work session, which formulated the agenda for November 16, 2005, included the following items to be placed on the agenda, discussion, and action:

I. Approval of agenda

II. Approval of minutes of the October 19, 2005 regular meeting and the November 2, 2005 work session meeting

III. Unfinished Business-none

IV. New Business

A. Site Plans-none

B. Public Hearings

1. Special Use Permits

a. (SUP0512) Meijer Stores L.P. (Progressive AE), 550 Baldwin, is requesting to have a drive-in establishment under Sec. 15.3(A) and an open air business under Sec. 15.3(B), on a parcel of land described as P.P. # 70-14-13-300-075, located at 550 Baldwin, in a (CS) Community Service Commercial

Greg Heath, Meijer Inc., and Mark Kastner, Progressive A.E., represented the applicant and presented the request.

The proposal is to construct a 35 by 421 foot addition to the eastern side of the store and eliminate the entrance from that area, to relocate the outdoor garden center to the east of the addition, and to add a drive-in pharmacy window to the northeast corner of the building. The applicant indicated that the interior of the store would be remodeled to incorporate these changes.

The zoning administrator presented a review. Due to the fact that changes were proposed and the current ordinance requirements would have to be met, special use permit applications were required for an open air business for the outdoor garden center and for a drive-in establishment for the pharmacy pick-up window. This is an existing site that was constructed in the early 1970’s and certain elements were required to be addressed, however, not all elements would be addressed as if it was new construction.

Several preapplication meetings were held and the applicant had been directed to present a site plan that reflects the existing, as well as recently approved, changes to the area including adjacent sites with all the splits and new construction around the site. It was noted that the issue with Cottonwood Center has not been settled between Meijer and Bill Bussey. Therefore, the plan does not reflect the curbed landscaped island (that was approved for the Cottonwood Center PUD) between the Cottonwood Center and the gas station. Greg Heath from Meijer indicated that Meijer has not agreed to the layout of the site plan for the portion of land located on the Meijer property. It appears that the site plan was presented to the Planning Commission without knowledge or approval of Meijer for the Meijer portion. They are still in discussion and negotiation.

The continued sidewalk is shown along Cottonwood connecting the newly installed sidewalk in front of the Cottonwood Center and the sidewalk that Bill Bussey agreed to install for Wizard Wash. The unorganized circulation pattern at the northeast corner of the building has also been addressed. Other than the two driveway accesses, Meijer does not have frontage on Baldwin. The site plan also shows the nursery that is installed for the spring and summer months and will be part of the open air business. By showing this, there will be no need for Meijer to apply for a temporary use permit for the sale of seasonal items.

Ordinance requirements have been met and documentation showing compliance was provided.

In summary, the following was provided:

1. The 5^th 3^rd building was shown incorrectly and should be corrected.

2. Details should be provided for the pharmacy drive-in sign that demonstrate compliance

with the ordinance, including maximum size of 4 square feet and that there would be no advertising matter on the sign.

3. Landscaping should be provided in all the proposed curb islands as currently exists in

the canoe island that was installed to establish the private street for Culvers.

4. The applicant is asking for a waiver for the site plan requirement of showing topography

because this is an existing site that is fairly flat. The PC has the authority to do this under Sec. 19.4.

5. The proposed curbed island perpendicular to the west property line should be extended to

address that misaligned intersection.

6. A note should be added stating that lights would be downward directing to meet the special

use standard for open air business.

7. The applicant should provide a letter stating that the hashed area by the drive-up window would be raised if within a year the need was demonstrated.

8. The Planning Commission should mention in the minutes if it is acceptable for the number of parking spaces to be reduced from the required number if landscaping is provided as per authority under Sec. 26.9(K).

The consensus of the Planning Commission was that the required number of parking spaces could be reduced as per Sec. 26.9 of the ordinance since landscaped islands were provided. The Planning Commission also waived the site plan requirement of showing topography.

South asked if stop signs would be provided at intersection and was told yes.

Honderd said that there is a separate east/west access point and that there should be no access entrance along Cottonwood.

Stasiak asked about the hash marks proposed by the drive-in entrance.

Honderd said that the plan proposed the striping rather than a raised curb because the people snow plowing would hit the curb.

The applicants stated that Meijer was concerned for safety and at their 50 other stores there was only striped marks. It was noted that the applicants would provide a letter stating that the issue would be revisited in a year and if curbing was determined to be needed, it would be installed.

Stasiak said that the drives along the western property line should be aligned.

Honderd suggested that the island be moved to align with the intersection and the applicant said that they preferred it as proposed.

Honderd said that he preferred that the pharmacy drive-in window be moved to a location other than this busy corner, such as along the western side of the building.

Heath said that Meijer was remodeling the interior of the store and planned to move the pharmacy to the front of the store because it would work best for a better flow for the habits of the customers.

Honderd said that the proposed site of the drive-in window is the most congested area on the site and he preferred to see it located on the southeast corner of the building where people could just come to get their prescription and leave. He said that the southeast corner or the western side of the building would allow this new traffic to not interfere with the other traffic.

Heath said that those locations had been considered, but they preferred to have face to face contact with the customers. He said that they were concerned with congestion and that there were no issues with the same layout at the store on 28^th St. and Kraft.

Kastner said that they had provided documentation that demonstrated the pharmacy has less traffic than a fast food restaurant or a bank. He said that the volume was much smaller.

Heath said that it was typically a quick pickup.

Honderd said that it was a good idea to waive the required number of parking spaces because there was an abundance of parking.

Pearson said that he was concerned with the drive-in window being located at this busy corner. He said that his first thought was that this intersection should be improved rather than putting in the drive-in window for more traffic. He said that the curbed island and ring road were good improvements, but more should be done. He asked if the chain link fence could be avoided because according to the Chicago Dr. Corridor Study this was the Township’s opportunity to require improvements that would be more aesthetically pleasing.

Heath said that although every store has a slightly different look, Meijer preferred the chain link fencing that was used at the other stores. He said that he has lived here since 1969 and gone to this store. He said that they planned to add curbing and landscaped islands, and they were going to remodel the interior of the store. He said that they constantly looked for ways to maintain or improve the site.

South said that traffic could be a problem and suggested requiring only a right-turn out of the pharmacy drive-in window.

Heath said that they expected only 28 vehicles per day so there would not be a constant flow of traffic. He said that practically speaking, people would still turn left even if direction was provided for a right-turn only. He said that historically this was not an issue.

The Planning Commission directed that all the items listed on the summary be addressed and that the request be noticed for a public hearing.

Kastner stated that there would be minor changes to the elevations and they would be provided at the next meeting.

#051102-01 – Special Use Permit (SUP0509) Nextel West Corp./Georgetown Township, 10163

Deerpath S., Traverse City, 1515 Baldwin, are requesting to have a commercial wireless communication tower under Sec. 8.3(O), on a parcel of land described as P.P.# 70-14-11-300-005, located at 8049 Ash Dr. and on 12^th Ave., in a (LDR) Low density residential district (courtesy review)

Larry Linvill, Nextel Corp., represented the applicant and presented the request.

The zoning administrator presented a review. The request is to construct a cell tower on Township property at Maplewood Park and the Township will use space on the tower. Although the Township is exempt from the Zoning Ordinance, the application is for a courtesy review similar to the procedures followed for schools. No property notices were sent and the notice was not published. The request meets the ordinance requirements for site plans, as well as the special use standards for a wireless communication tower under Sec. 8.3(O). A summary was provided that indicated that all ordinance requirements have been met for a site plan, as well as for the general and specific standards for a special use permit for a wireless communication tower. Documentation showing compliance was provided.

Linvill stated that he and the Township Supervisor have visited the site and the tower and accessory structures were placed in the location indicated by the Township Supervisor to be as unobtrusive as possible to the neighbors. He indicated that a Nextel representative would visit the site about once a month and there would be a small light on the building. He said that Nextel had proposed a stockade fence, but changed to a chain link at the suggestion of the Township Supervisor to avoid vandalism.

Pearson stated that that the tower was not harmonious and could detract from the park.

South said that the chain link fence would be more open and there were mature trees that would screen the tower and structures from the neighbors. He said that after it was up, no one would notice it.

There was discussion regarding the two mile range requirement and the applicant indicated that he had confirmation from Township elected officials that it was more than two miles from the other tower.

Moved by Stasiak, seconded by Poskey, to approve the site plan for Nextel Communications dated 10/17/05 because the standards of the ordinance have been met and to accept the plan for a wireless communication tower because the general and specific ordinance requirements of Sec. 20.4(AB) have been met.

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

Nays: Pearson

MOTION CARRIED.

c. (SUP0510) Bob’s Transmission, 3220 Plainfield N.E., is requesting to have a vehicle repair establishment under Sec. 17.3(F), on a parcel of land described as P.P. # 70-14-22-363-002, located at 2336 Port Sheldon, in an (I) Industrial district

Steve Smit, Focus Engineering, represented the applicant and presented the request. He asked that the site plan be approved at this meeting so that the applicant could begin construction on the building before bad weather came.

Honderd stated that the procedure was to take action on site plans at the regular meeting unless the item was unfinished business.

The zoning administrator presented a review. The proposed plan is to construct a 3,292 square foot addition to a 1,947 square foot existing building. The front 12 feet of the building is to be used for office use, 3040 square feet for vehicle repair and 1700 for warehouse use. In summary, all ordinance requirements have been met for the site plan requirements, as well as for the general and specific special use standards for vehicle repair. Documentation showing compliance had been provided.

South said that he has seen the applicant’s place on Plainfield and it is very neat.

The Planning Commission directed that the notice for the public hearing be published.

d. (SUP0511) Cottonwood Heights Christian Reformed Church, 1101 Cypress, is requesting to have a church under Sec. 8.3(A) and to have a day care center under Sec. 8.3(N), on parcels of land described as P.P.# 70-14-14-200-042, 70-14-14-200-058, 70-14-11-400-033, 70-14-11-400-032, 70-14-11-400-030, located at 8000, 8215, 8205 Ash and 12^th Ave., in a (LDR) Low Density residential district

Don VandenBerg represented the applicant and presented the request.

The zoning administrator presented a review. The proposal is to erect a new youth building near the entrance off 12^th Ave. and relocate the youth activities to the new building. The daycare use will then expand into the whole area of the existing building on the northwest area of the site. In addition, a canopy is proposed to be erected over the entrance off Ash Dr. Although the church has been in existence since 1971, a special use permit is required since changes are proposed for the site and the current ordinance requirements must be met. Similarly, although the daycare exists in the building on the northwest of the site, a special use permit is required since the use will expand into the whole existing building. Two variances have been granted for the site, including one waiving the requirement of the greenbelt for the daycare and one for the lot width along 12^th Ave. Excerpts of the minutes were provided. The wording of the ordinance indicates that the variance had not been tied to a site plan, but rather simply waived the requirement for the greenbelt. The site currently includes five parcels. Since this results in a non-conforming situation because the buildings meet setback requirements in regards to the overall site (rather than each individual parcel), the recommendation was for all the parcels to be combined and an overall legal description be provided.

The following summary was provided. All ordinance requirements have been determined to be met for the site plan, as well as for the two special use permit standards, and documentation showing compliance was provided. Only the following issues remain:

1. The existing zoning and land use is listed for each area of the site except for across 12^th Ave. where the property is zoned LDR and the use is a park. If the PC chooses, this information could be required to be added (or it could be waived by the PC).

2. The five parcels could be required to be combined and a legal description provided for the overall site.

3. The Planning Commission could consider any element that was noted as existing (and left alone) and require a revision that is deemed appropriate as per the notes provided in the detailed review.

4. The calculation in the special use standard for acreage is incorrectly shown as multiplying 7 times the 15,000 square feet required for each 100 seats, rather than the correct number of 8 since the seating is 743 and the fraction of 100 is to be rounded up. The site still meets and exceeds the special use standard since it is 6.11 acres.

5. The proposed canopy must meet the 13 feet 6 inch Fire Code requirement for height.

6. If the Planning Commission determines the site plan and special use standards to be appropriately met, direction could be given to publish the notice for the public hearing.

The chairman indicated that the area adjacent to the parking lot that abuts the residential area to the east should be softened with landscaping. He said that the trees don’t need to be huge, but should be of a size big enough to provide screening.

It was noted that the daycare operates five days per week and has been in operation for five to six years. The youth activities occur a couple nights per week.

The applicant asked if the additional 40 by 33 foot fenced play area requirement could be waived since the existing fenced play area met state requirements. The zoning administer said that the Planning Commission does not have the authority to waive the special use standard requirement for the daycare and that the applicant would have to apply to the Zoning Board of Appeals for a variance.

The Planning Commission directed that the notice for the public hearing be advertised.

2. Rezonings

a. (REZ0505) To change from (I) Industrial to (HS) Highway Service Commercial parcels of land described as P.P. # 70-14-23-300-039 and 70-14-23-100-052, located at 1330 and 1332 Chicago Dr.

Warren Busscher, Wiseman’s Corner Discount Grocery Store at 1332 Chicago Dr., represented the applicant and presented the request. He said that he would like to move the grocery store to 1330 and 1332 Chicago Dr.

The zoning administrator presented a review. The request is to rezone two parcels from Industrial to Highway Service. The proposed zoning of Highway Service Commercial is not consistent with the Master Plan, while the existing zoning of Industrial is consistent with the Master Plan. However, the Chicago Dr. Corridor Study states that the industrial zoning should be eliminated from the south side of Chicago Dr. even though the Master Plan notes that no changes of land use are anticipated for the Chicago Dr. corridor. The current zoning of Industrial is compatible with the neighborhood, but HS would also appear to be compatible with the neighboring properties. The site is capable of supporting either I or HS zoning district. In addition, the property can be used as currently zoned because the concrete company has operated on the site since 1971. The request was evaluated using the three C’s, consistency, compatibility, and capability. Although the Future Land Use Map calls for the area to remain I, at the time the Master Plan was discussed and adopted no changes for the area were anticipated. However, the Board recently rezoned two parcels along Chicago Dr. and 18^th Ave. from I to HS because when the determination was made for the Master Plan the area had been in a wetland and no construction was anticipated. When the parcels were filled and capable to have construction, the Board determined that HS was more appropriate. At the request of the Planning Commission, the Chicago Dr. Corridor study was reviewed and the recommendation in the study was that all Industrial zoning on the south side of Chicago Dr. should be rezoned to either HS or CS. The rezoning request is compatible with the surrounding area and the site is capable of handling uses allowed in the HS district.

Honderd stated the date of the Chicago Dr. Corridor Study was 1996 and the Master Plan was adopted long after in 2004. He said that a goal of the Township had been to have a walkable community.

South noted that during the discussions for the Master Plan, no changes had been anticipated for the area so it was left Industrial.

It was noted that if the Planning Commission determines that the Chicago Dr. Corridor Study should be followed and the sites rezoned, documentation should be made that the Master Plan should be amended to reflect this change or at least the minutes should document that the Future Land Use Map would be amended to reflect this change at the time in the future it is amended.

5. Plats-none

6. PUD’s-none

7. Ordinance Amendments

Sec. 19.5, Sec. 20.2, Sec. 29.6

The zoning administrator stated that the changes were necessary to amend the ordinance to require the preapplication meeting.