Minutes of the
regular meeting of the Georgetown Township Planning Commission, held Wednesday,
July 20, 2005
Meeting called to order by
Chairman Honderd at 7:30 p.m.
Present: Honderd, Poskey, DeGood, Pearson, Stasiak,
South, Huizinga
Absent: none
#050720-01 - Agenda for July 20, 2005
Moved by Stasiak,
seconded by Pearson, to approve the agenda for July 20, 2005, as presented,
with moving Wizard Wash to the end of the agenda since it is a workshop item.
MOTION
CARRIED.
#050720-02 - Minutes of the June 15, 2005 regular
meeting and the July 6, 2005 work session
meeting
Moved
by South, seconded DeGood, to approve the minutes of the June 15, 2005 regular
meeting, as submitted.
MOTION
CARRIED.
Moved
by DeGood, seconded by Pearson, to approve the minutes of the July 6, 2005 work
session meetings, as submitted.
MOTION
CARRIED.
#050720-03 - Unfinished Business Site Plan(ST0508)Campus
View Townhouses-10081 42nd
Ave.
Doug
Stalsonburg, Exxel Engineering, represented the applicant and presented the
request.
The
planner presented a review and noted that all items mentioned at the work
session had been addressed except that the front yard setback was not correctly
dimensioned as 80 from the centerline of 42nd Ave. and the
floodplain information was not correctly stated.
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.
The
applicant stated that since he had been made aware of the two remaining items,
he brought along revised site plans to the meeting that showed the correct
setback and correct floodplain information.
Moved
by Poskey, seconded by DeGood, to approve the site plan dated July 18, 2005, as
submitted.
MOTION
CARRIED.
#050720-04 - Special Use Permit (SUP0505) Daybreak Church (Owen-Ames-Kimbal Co.), 300
Ionia Ave. NW, Grand Rapids, is requesting to have a
church (addition to existing church) under Sec. 6.3(Q), on parcels of land
described as P.P. # 70-14-17-200-022 and -016, located at 3501 Baldwin St., in
(AG) Agriculture and (RR) Rural Residential districts, links
Ed
Hoover, Owen-Ames-Kimball Co., represented the applicant and presented the
request. He said that this would be an
addition connected with a corridor and ramp.
He said that the additional drive was mistakenly shown. He said that they had conversations with the
Drain Commissioner and would present the plans after they had been approved.
The
planner presented a review and noted that the items that had been brought up at
the last meeting had been addressed. The
landscaping is sufficient and that the rest should be left in a natural
undeveloped state. The 24’4’ height
meets the ordinance and no additional parking would be required. A sidewalk agreement was discussed.
The
zoning administrator said that sidewalks were not required in the AG and RR
districts and that a Storm Water Drain Permit is required to be approved by the
County prior to issuance of a building permit.
She said that the applicant should present plans that had already been
approved by the Planning Commission to the County for drainage approval,
otherwise they could have to be reviewed again by the County if the Planning
Commission wanted changes to the plan.
The
chairman opened the public hearing. No
one was present to speak on this topic.
The chairman closed the public hearing.
Moved by Poskey, seconded by Huizinga, to recommend
to the Township Board approval of Special
Use Permit (SUP0505)
Daybreak Church (Owen-Ames-Kimbal Co.), 300 Ionia Ave. NW, Grand Rapids, to
have a church (addition to existing church) under Sec. 6.3(Q), on parcels of
land described as P.P. # 70-14-17-200-022 and -016, located at 3501 Baldwin
St., in (AG) Agriculture and (RR) Rural Residential districts on the basis that
the application meets all the standards in the ordinance.
MOTION CARRIED.
Moved by Huizinga, seconded by Pearson, to approve
the site plan dated July 11, 2005, as presented, with the additional driveway
to be optional.
MOTION CARRIED.
#050720-05 – Special Use
Permit (SUP0506) Macatawa Bank (GMB Architects/Engineers), 85
East Eighth St., Holland, is requesting to have a
drive-in bank under Sec. 15.3(A), on a parcel of land described as P.P. #
70-14-13-300-076, located at 520 Baldwin St., in a (CS) Community Service
Commercial district, links
Mike
Buitendorp, GMB Architects/Engineers, represented the applicant and presented
the request. He presented a plan that
showed the easements across the property for 5th 3rd
Bank. The height of the proposed
building is 22 feet. A lighting plan had
been submitted and he asked that the bank not be required to dim the lights
because others in the area are not required to dim their lights and for safety
reasons for the 24 hour ATM machines. A
floor plan had been submitted to calculate parking and more parking is provided
than is required. Drain Commission
approval was obtained and signage would meet the ordinance. Since the easement along the northern
property line was now in the landscaped area, it would be moved to the
south. He noted that the site was
designed to accommodate the biggest vehicles and the worst drivers; therefore,
they did not want to decrease the egress area any more than had already been done. He noted that they could not rotate the building
because they would cut off the access to the 5th 3rd
Bank. The exit area from the drive
through had been reduced by ten feet and they were concerned that if it was
reduced further, cars would rub tires on the curbing. Sidewalks have been labeled.
The
planner presented a review and asked about cross access, which is
provided. The site meets ordinance
standards. A lighting plan had been
provided and no dimming was required.
There was discussion regarding limiting and defining access. He said that a decel lane was not needed
because the most in-demand access already had one. Signage directing circulation was highly
encouraged, as well as cross access.
Parking spaces are in excess of requirements and a traffic triangle was
suggested to direct traffic.
The
zoning administrator said that Township officials had brought up the idea of a
decel lane and asked that the Planning Commission review it.
Stasiak
asked if there would be a conflict between cars backing out of the west parking
area and with the cross access.
Honderd
said that the main entrance would be the one by Fazoli’s and there was already
a decel lane there. He said that he did
not think that another one was necessary.
He said that directional signs were important to direct traffic on the
site.
Poskey
abstained from all discussion and voting.
Pearson
asked if the applicant had said that the building would be shifted back.
The
applicant said that the building had already been shifted back due to the
setback and landscape requirements and would not be shifted back further.
South
said that he preferred one-way in and asked about the landscaped hill in the
rear setback.
The
applicant said that it would not exactly be a hill, but rather a mounded
landscaped area.
The
chairman opened the public hearing. No
one was present to speak on this topic.
The chairman closed the public hearing.
The
applicant addressed the issue of a conflict between the cars parked on the
western side of the building and access to 5th 3rd
Bank. He noted that the cars heading in
that direction would be accessing the ATM machines at 5th 3rd
Bank and would not be heading to an area to exit and would not conflict with
traffic backing out of Macatawa Bank.
There was discussion regarding the traffic circulation and it was noted
that signage was critical.
Moved
by DeGood, seconded by Huizinga, to recommend to the Township Board approval of
Special Use
Permit (SUP0506) Macatawa Bank (GMB
Architects/Engineers), 85 East Eighth St., Holland, to have a drive-in bank
under Sec. 15.3(A), on a parcel of land described as P.P. # 70-14-13-300-076,
located at 520 Baldwin St., in a (CS) Community Service Commercial district,
with the conditions that directional signage be provided for internal traffic
management that limits the northern entry drive to one-way interior traffic and
site circulation flow to one-way, and regulates the flow of vehicles upon
exiting the drive-thru lane and that any new signage meet Township
requirements, and on the basis that it meets the standards of the ordinance.
MOTION CARRIED.
Moved by DeGood, seconded by South, to approve the
site plan dated July 12, 2005, as submitted, with the conditions that
directional signage be provided for internal traffic management that limits the
northern entry drive to one-way interior traffic and site circulation flow to
one-way, and regulates the flow of vehicles upon exiting the drive-thru lane
and that any new signage meet Township requirements, and on the basis that it
meets the standards of the ordinance.
MOTION CARRIED.
#050720-06 - Preliminary
Plat of Lowing Woods No. 3 and Lowing Woods No. 4, (PUD0406-2) Final
Development Plan-Phase 2 Eastbrook
Development (Lowing Woods No. 3) and
(PUD0406-3) Final Development Plan-Phase
3 Eastbrook Development (Lowing Woods No. 4) (overall
plan) (phases
3 & 4)
Rick
Pulaski, Nederveld and Associates, represented the applicant and presented the
request. The plan has been revised to
address issues raised at the work session meeting. A note was added that the site is not in a floodplain
and approval was obtained from the Drain Commissioner. A note was also added regarding tree
preservation and the applicant explained how that would be accomplished on
individual lots by establishing a building footprint.
The planner
presented a review and noted that an open space table has been provided that
shows that the amount exceeds the required amount. He questioned the landscaping by the cul de
sac in phase 4 and was told that it would be grass or trees allowed by the Road
Commission. He said that the placement
of homes has not changes from the overall plan and two letters were received
from the Road Commission.
The
applicant said that due to changes in the third phase, the 75 lot maximum was
exceeded and must be addressed by improving Taylor for the next phase which
would be started in September.
Poskey
abstained from discussion and voting.
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 to grant
tentative preliminary plat approval for Lowing Woods No. 3 and Lowing Woods No.
4, as shown on the drawing dated July 13, 2005, on the basis that it meets
ordinance requirements.
MOTION
CARRIED.
Moved
by DeGood, seconded by South, to approve the final development plan as shown on
the drawing dated July 13, 2005, on the basis that it meets ordinance
requirements.
MOTION
CARRIED.
#050720-07 - Unfinished Business Special Use
Permit (SUP0504) Wizard Wash Ventures, LLC,
4346 Leonard NW, Grand Rapids, is requesting to have
a vehicle wash establishment under Sec. 15.3(C), on a parcel of land described
as P.P. # 70-14-13-300-075, located at 550 Baldwin St., in a (CS) Community
Service Commercial district, links
Bill
Bussey, Wizard Wash Ventures LLC, represented the applicant and presented the
request. Revised plans have been
submitted showing the 30-foot setback, crosswalks with cross hatches, sidewalks
to Chicago Dr. as well as in front of the gas station and convenience store,
landscaping, revision dates, and the removal of two wall signs. A traffic study has been provided and a
letter addresses compliance with discharges into storm drains.
The
planner presented a review and noted that issues raised at previous meetings
have been addressed. A concern was noted
for the circulation pattern and the availability of a left turn out of the site
onto the interior private street and this was an opportunity to improve the
situation.
The
applicant said that he would have Swanson, the company that conducted the
traffic study, look at the issue and he would bring the results to the next
meeting.
The
zoning administrator said that the applicant has revised the plans to bring
improvements to the site.
Pearson
said that this would improve the area.
South
was still concerned with the exit.
The
applicant said that he would bring in Swanson’s recommendation.
Honderd
said that there should be a right turn in only and that traffic should exit
between the car wash and gas station. He
said that he was not in favor of the special use permit and that the traffic
study was flawed because it was conducted on June 25 and 26 which is not peak
times. He said that the busiest times
would on Saturdays in the winter when Soccer Zone was busy. He said that concerns were similar to the
circulation at the bank, but this would be busier than the bank.
The
Planning Commission directed that the application be advertised for a public
hearing for the next meeting.
The
applicant said that he was still having discussions with Meijer with regard to
the sidewalk connection along Cottonwood; however, Meijer was reluctant to give
up the six parking spaces that would be needed to install the sidewalk along
with the curb and landscaping. He said
that the ordinance gives the Planning Commission the ability to waive the
required number of parking spaces and he asked that they waive the requirement
of the six spaces for the Meijer site so that in the future if Meijer expands, they
would not be short the required number of spaces.
The
zoning administrator said that although the Planning Commission could not make
a motion in regards to a future plan that they had not received or reviewed yet,
it might be possible to make a motion stating such an intention was
possible. She said that she would
provide the Planning Commission with the section of the ordinance that relates
to waiving parking requirements.
#050720-08 – Other Business-Discussion of Revised
Submittal Procedure
The
Planning Commission had asked for a review of the submittal procedures for
applications since some plans were deficient and caused wasted time at
meetings. The zoning administrator
presented proposed procedures that would address these issues by moving the
submittal deadline up by one week to have more time for review and to add the
requirement and/or opportunity of a pre-application meeting to review plans for
required elements. Members were divided
as to whether to require the pre-application meeting or to offer it as an
opportunity. They were in agreement that
incomplete or incorrect site plans should not be added to the agenda. A suggestion was made that a list be
developed with the required elements so that there would be no discretion when
deciding which plans would go on the agenda and which would not. The planner was directed to research whether
or not a pre-application meeting could be required.
#050720-09 – Adjournment
The
chairman adjourned the meeting at 9:00 p.m.