Minutes of the work session of the Georgetown Township Planning Commission held Wednesday, August 3, 2005

 

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

 

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

Absent: Huizinga

 

The work session, which formulated the agenda for August 22, 2005, included the following items to be placed on the agenda, discussion, and action:

 

I.                    Approval of agenda

 

II.                 Approval of minutes of the July 20, 2005 regular meeting and the August 3, 2005 work session meeting

 

III.       Unfinished Business

A.        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 represented the applicant and presented the request.  He offered the following comments. About 90% of the business is expected to come from the existing shoppers and those getting gas.  A new dumpster enclosure is shown.  The car wash takes six minutes.  Meijer was not willing to narrow the drive and cars are expected to take the shortest route if vehicles are stacked at the car wash.

 

The planner presented a review and said that the seven additional cars generated by the business per hour is too much traffic for the area.  A speed bump or signage was suggested to help with traffic circulation.  A right-in and right-out drive was also suggested.

 

The Planning Commission directed that no public hearing be held tonight due to the necessity of changes and that the public hearing would be held in two weeks after changes were made.

 

#050803-01 - Preliminary Plat of Georgetown Shores No. 6 connection view, no connection view

 

At the Township Board meeting on Monday, July 25, 2005, Georgetown Shores No. 6 was tabled and referred back to the Planning Commission.  Plans were presented for another recommendation by the Planning Commission and include one set showing a connection to 18th Ave. and one without the connection.

 

Todd Stuive, Exxel Engineering, represented the applicant and presented the request.

 

Del South said that he had received phone calls and emails regarding the request.  It was clarified that the Fire Department never had given approval to the plan, as was stated in the memo from the Fire Chief.

 

Ron DeGood said that he was in favor of the plan to include the connection to 18th Ave. and that he had a copy of the Fire Department memo.

 

Poskey said that there was a safety concern with the increased traffic if there was a connection to 18th Ave.

 

The applicant discussed safety concerns if a connection was made to 18th Ave. and he said that he had a copy of the Fire Department memo.

 

Moved by South, seconded by DeGood, to open the floor to public comments.

 

Carolyn Schafer, 5876 16th Ave., said that she was in favor of the connection to 18th Ave. and said that traffic could be controlled in other manners such as with signs.  She said that the safety issue was due to the fact that there were no sidewalks.

 

Gerald Rozema submitted an email and said that he was opposed to the connection 1o 18th Ave.  He said that the safety issue was that there were no sidewalks.

 

Mike Ply, 5693 16th Ave., said that the Fire Chief had indicated a neutral opinion.  He said that there was a concern because there were no sidewalks and he was opposed to the connection to 18th Ave.  He stated a concern for the development south of VanBuren and what that would do to traffic patterns.

 

The chairman closed the floor to public comments.

 

Moved by South, seconded by DeGood, to recommend to the Township Board tentative preliminary plat approval of Georgetown Shores No. 6, as shown on the plan dated 7-19-05 showing the connection to 18th Ave.

 

Yeas:    Honderd, South, DeGood

Nays:   Poskey, Stasiak, Pearson

 

TIED-DEAD MOTION.

 

Moved by Poskey, seconded by Pearson, to table the item.

 

MOTION CARRIED.

 

IV.       New Business

A.                 Site Plans

1.         (ST0511) Serviscreen -1765 Chicago Dr.

 

The applicants requested a variance for a reduced rear yard setback in June 2005 and it was denied because it did not meet the standards of the ordinance necessary to grant the variance.  It had been noted at the ZBA meeting that sufficient space was available within the building envelope to construct an addition within the setback requirements.  Therefore, they have submitted an application to construct an additional building within the building envelope which meets setback requirements.  The use is the same as the current use in the existing buildings which is an industrial use permitted by right.  The dimensions of the new building are shown as 60 by 100 feet, but the building is shown as 6,053 square feet (dimensions do not add up to that number).

 

A site plan had been approved on December 19, 2001 for an additional building and at that time there had been three parcels which were combined as a condition of approval.

 

The parcel is non-conforming because it has no frontage on any street.  When 18th Ave. was constructed, the road dissected the parcel to the west and the remainder of that parcel is still between the Serviscreen property and the road right-of-way.  The owner of the property that actually abuts 18th Ave. (Al Reitberg) is anxious to sell this property to Serviscreen which would make this a conforming parcel.

 

Parking calculations are shown, but are incorrectly stated as 18 provided.  If 4 were added to the existing, the number should be 48.  However, it appears that the number actually shown (17+7+8+14+9+9) is 64.

 

The parcel number is incorrectly listed on the plan as 70-22-15-102-256 and should be 70-14-22-400-032.  The dimension of the property line closest to 18th Ave. (though does not abut 18th Ave.) is 455; therefore, 19 trees are required for the streetscape (455 divided by 25 = 18.2 or 19 trees).  The legend totals 20 trees, but one is located in the existing detention area.  The streetscape requirement is shown as met.  Two existing signs are shown.

 

The first 30 feet from the property line along 18th Ave. is landscaped and is used only for necessary drives and walks and not used for parking.  Therefore, it appears that the requirement in footnote (R) is met.  The site does not abut a residential district; therefore, footnote (m) is not applicable.

 

Sidewalks are required along 18th Ave. even if they do not own the property, as per the ordinance.

 

Tom Meidema, Meidema Metal Buildings, represented the applicant and presented the request.

 

The planner presented a review and noted the following.  The use is permitted by right and conformance with the Industrial standards listed in Chapter 23 should be noted.  The Fire Department memo was noted.  Building elevation details should be provided.  The note on the plan should be consistent with proposed dimensions for square footage.  Loading areas should be shown.  Sidewalks should be shown on 18th Ave.  A 20 foot wide access road should be shown.  Correct parking numbers should be shown.

 

B.         Public Hearings

1.                  Special Use Permits-none

 

2.                  Rezonings

a.         (REZ0503) To change from (I) Industrial to (HS) Highway Service

Commercial a parcel of land described as P.P. # 70-14-22-450-016, located at 1720 Chicago Dr.

 

b.         (REZ0504) To change from (I) Industrial to (HS) Highway Service

Commercial a parcel of land described as P.P. # 70-14-22-450-017, located at 1720 Chicago Dr.

 

The Future Land Use Map designates the area as Industrial and the Master Plan text for the area reads as follows.  The minutes of the Master Plan meetings do not specifically address this particular corner on Chicago Dr.

 

Chicago Dr. Corridor

 

No major changes in the existing land use pattern along the Chicago Dr. corridor are anticipated.  Much of the undeveloped land on the south side of Chicago Dr. is subject to wetland, floodplain or unstable soils constraints.  Reuse of the DeWent Gravel property for industrial use is anticipated.  Much of the land on the south side of the corridor is placed in the AG/RR category, where wetlands, floodplains or poor soils make more intense uses infeasible or environmentally damaging.  Attempts should be made to improve appearances, limit driveway access, and to take advantage when opportunities become available to bring sites into conformance with current ordinances.

 

At the southeast end of the Township, the area south of Chicago Dr. is designated for Highway Commercial and the land along New Holland and 40th Ave. is designated for LDR.

 

It was noted that on the west side there are two acres out of the 5.28 acres that are buildable and above the floodplain.  On the east side there are 1.8 buildable acres out of the 4.5 acres.  Water and sewer are available and traffic flow is not a concern because it is already accommodated by the existing roads.  The feeling was that the uses in the HS zoning district were compatible with the adjacent areas and this is a more attractive zoning district due to the visibility of the corner.

 

The planner presented a review and noted that the area already consists of HS and I zoning to protect the wetlands and floodplains.  The question was raised as to whether the Master Plan should be reviewed in this area.  He said that HS is more appropriate for this heavily traveled corridor than the Industrial district, but a decision should not be made quickly.  He said that the area should be reviewed to determine which zoning district best suits the area.  He said that if this is rezoned, the Planning Commission might want to look at additional parcels to be rezoned and get the Master Plan in agreement.

 

5.                  Plats-none

 

6.                  PUD’s

a.         (PUD0403-1) Sunset Manor (Waterford Place) Final Development

Plan-1672 Chicago Dr., view 1, 2, 3, 4, 5

 

This is the first final development plan for the PUD, which received preliminary approval on 8-23-04.  They have one year to return for final development approval and have just met that deadline.  The 44th St. right-of-way should be shown.  Landscaping details and elevations have been provided.  Proposed for this phase are 112 parking spaces, 196 individual living units and 298 assisted living units.  A non-motorized path is shown along 44th St. and sidewalks are shown on Port Sheldon.  Sidewalks should also be shown to the northeast of the exceptions on Port Sheldon.

 

The following is an excerpt of the August 23, 2004 Township Board minutes when the PUD received preliminary approval.  The elevations submitted with the application appear to be the same as those contained in the conditions of approval.  Approval from the Drain Commissioner has been obtained and a copy submitted in the packet.  The applicant has indicated that the open space easement would be presented at the meeting. 

 

1.                  Coordinate stormwater management with and obtain approval by the Ottawa County Drain Commission.

2.                  Design all buildings in accordance with the building elevation details dated August 10, 2004.

3.                  Submit an open space easement agreement to the Township prior to final development plan approval.

 

Todd Stuive, Exxel Engineering, represented the applicant and presented the request.

 

The planner presented a review and noted that the conditions of approval have been addressed.  The applicant has indicated that the open space easement would be provided at the next meeting.  This phase is consistent with the preliminary plan that was approved.  It was noted that the following additional items still had to be addressed: sidewalks on Port Sheldon, open space easement, signage, and the traffic study requested by the Road Commission.

 

The applicant indicated that the latest information from the traffic study would be reflected on the plans and the open space would still conform to Township requirements.  He said that the additional recommended information would be provided with a higher level of detail.

 

The plan shows 330 units on 41.7 acres resulting in a density of 8 units per acre which fits under MDR.  There are 152 indoor parking spaces, with 146 plus 112 additional spaces.  The number of parking spaces was approved on the preliminary plan.  Phase I includes 196 independent living units; future phases include 89 independent living units and 48 assisted living units.  The sidewalks were shown, but not interfering with the wetlands.  A pedestrian walkway loops around the lake.  It was noted that Sunset’s attorney is working on the open space agreement. 

 

A new plan will be submitted changing the open space, with space not to be between buildings, but rather near the fire access road.  A project sign is located at the entry.  It was noted that a wetland area is being created.

 

7.                  Ordinance Amendments-none

 

V.                 Other Business

 

There was discussion regarding the initiation of a requirement for a pre-application meeting to be held to eliminate problems with incorrect elements such as those with the Serviscreen site plan.

 

VI.       Commissioner Comments

VII.      Staff Comments

VIII.         Adjourn

 

The meeting was adjourned at 8:57 p.m.