Minutes of the
regular meeting of the Georgetown Township Planning Commission, held Wednesday,
July 18, 2007
Meeting called to order by
Chairman Honderd at 7:30 p.m.
Present: Honderd, Poskey, South, Pearson, Huizinga,
DeGood, Stasiak
Absent: none
#070718-01 - Agenda for July 18, 2007
Moved by Pearson, seconded by DeGood, to approve the agenda for July 18,
2007 as presented.
MOTION
CARRIED.
#070718-02 - Minutes of the
June 20, 2007 regular meeting
Moved by Stasiak, seconded by DeGood, to approve the
minutes of the June 20, 2007 regular meeting,
as submitted.
MOTION
CARRIED.
#070718-03 – Site Plan (ST0706) Unity Christian
Schools-5900 48th Ave. (site
plan 1, site
plan 2)
David
Wilcons, GMB Architects, and Jack Postema,
Unity Christian High School principal, represented the applicant and presented
the request.
The
zoning administrator presented a review as follows.
REQUEST
The request is to construct an additional parking lot
with 392 parking spaces on a site that currently contains athletic fields and
322 parking spaces. The applicant plans
to construct a school building in the future.
At the February 23, 2000 meeting (see the minutes after the review), the
ZBA approved variances from the requirements of special use standard in Sec.
20.4(U)(3) to permit the athletic fields to be located within 200 feet from
property lines abutting a residential district with conditions as follows:
1. That landscaping, similar to that applied to practice
fields (B), be added between the full width of the tennis courts (A) and
adjoining property line to the north; the full width of the baseball
competition field (D) and adjoining property lines to the north and east; and
the full width of the softball competition field (F) and adjoining property
line to the east.
2. That no additional seating or bleachers be permitted
within the two hundred (200) foot setback areas.
3. That no outdoor lighting be located within two hundred
(200) feet of any property line, and that all lighting, if added, be directed
away from adjacent properties. Further,
if lighting is added, that said lighting be subject to Planning Commission site
plan review and approval; and
4. That the approved variances apply only to the
footprints and uses of Items A, B, C, D, E, F, G, H, and I, as shown on the
site plan dated received and signed by the Township on 2/2/2000. Said variances not extending to any other
portion of the site, of facility or use thereon.
At the March 15, 2000 meeting (see the minutes after
the review), the Planning Commission recommended that the Township Board
approve the special use permit for a K to 12 school
and approved the site plan. At the March
27, 2000 meeting (see the minutes after the review), the Township Board
approved the special use permit.
The sign shown on the site plan was constructed in
accordance with Township ordinances and according to the sign permit issued at
the time of construction.
Compliance with the general and specific special land
use standards in Sec. 20.3(A) and Sec. 20.4(U) are
noted on the plan. Compliance with the
special use standards are required since the special use permit for a K to 12
school is still in effect and the parking lot is an expansion of that use.
SUMMARY
a.
A note was added
that the sidewalks (which are required to be eight foot non-motorized paths along
48th Ave.) and landscaping would be constructed at the time of the
construction of the building in accordance with general construction
requirements.
b.
Sec. 3.23
requires that lighting in residential districts shall be directed away from
adjacent residential properties and if necessary shall be shielded to prevent
the shedding of light onto adjacent residential properties or roadways. In addition, the ZBA stipulated a condition
of approval that no outdoor lighting be located within 200 feet of any property
line and that all lighting, if added, be directed away from adjacent
properties. A letter stating compliance
with that condition such should be submitted at the time a Zoning Compliance
application is submitted to the Township prior to construction. (No building permit is required to construct a
parking lot; however, Sec. 26.4 requires that an approved Zoning Compliance
Certificate be issued).
c.
A Storm Water
Drain Permit is required from the Ottawa County Drain Commission at the time an
application for a Zoning Compliance is submitted to the Township (prior to
construction).
Documentation
detailing compliance with ordinance requirements.
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I D number |
ST0706 |
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Date |
6-29-07 |
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Name |
Unity Christian Schools |
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Address |
5900 48th Ave. |
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Use |
K-12 school |
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SUP required |
SUP2002-obtained |
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REQUIREMENT |
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PROVIDED |
Needs or Comments |
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Date, north arrow, scale |
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X |
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Name, address of preparer |
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X |
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Name, address of property
owner or petitioner |
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X |
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Location sketch |
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X |
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Legal description |
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X |
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Size in acres of the
property |
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X |
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Property lines and
required setbacks shown and dimensioned |
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X |
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Location of existing
structures, drives, parking areas within 100 ft of boundary |
X |
Not showing exact building |
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Location and dimensions of
existing and proposed structures |
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X |
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Location of existing and
proposed drives (dimensions and radii), circulation |
X |
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Sidewalks, non-motorized
paths-select streets, accel, decel lanes |
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X |
a. OK to construct at time of building |
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Signs, exterior lighting |
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X |
b. note |
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Curbing, parking areas,
dimensions of typical space, number of parking spaces |
X |
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Calculations of parking
spaces, unloading areas |
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X |
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Location, pavement width,
ROW of all abutting roads, easements |
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X |
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Existing zoning, and
zoning and use of abutting property |
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X |
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Location
of existing vegetation-parkway
association |
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X |
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Location, type, size of
proposed landscaping, streetscape, greenbelt |
X |
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Location, height, type of
existing and proposed fences and walls |
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X |
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Size, location of
proposed, existing utilities, connections to water/sewer |
X |
c. needs |
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Location, size of surface
water drainage facilities |
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X |
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Existing, proposed topo
contours, max 5 ft intervals |
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X |
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Rec/common areas, floodplain areas |
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X |
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Special Use Standards,
general and specific |
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X |
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Residential development
extra requirements-attached garages |
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N/A |
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Special Use
General Special Use Standards
A narrative was supplied in the first packet detailing
compliance with the general standards.
All general and specific standards have been met and compliance is
documented as follows:
(1) Be
designed, constructed, operated and maintained so as to be harmonious and
appropriate in appearance, with the existing or intended character of the general
vicinity and that such a use will not change the essential character of the
area in which it is proposed.
(2) Be
served adequately by essential public facilities and services such as highways,
streets, police, fire protection, drainage structures, refuse disposal, water
and sewage facilities, or schools.
(3) Not
create excessive additional requirements at public cost for public facilities
and services.
(4) Not
involve uses, activities, processes, materials, and equipment or conditions of
operation that will be detrimental to any persons, property, or the general
welfare by reason of excessive production of traffic, noise, smoke, fumes,
glare, or odors.
Specific Special Use Standards
(U) K-12 Schools.
(1) Minimum
site size for elementary schools shall be 20 acres, middle schools shall be 30
acres, and high schools shall be 40 acres.
Where a combination exists, the greater land area shall apply. Met-79.618 acres.
(2) Minimum
lot width of 200 ft. abutting an arterial street; and at least one means of
ingress and egress shall be located on such street. Met.
(3) Athletic fields shall not be located
closer than two hundred (200) ft. from any property line abutting a residential
zoning district. Met. Variances were granted.
(4) A greenbelt shall be provided in
accordance with Sec. 3.11 where, in the opinion of the Township Board, screening is needed to
minimize visual, noise, or other impacts from the proposed development. NA.
Ordinance requirements for an eight-foot non-motorized
path were presented, along with the Planning Commission minutes of March 15,
2000 and the Township Board minutes of March 27, 2000 when the special use
permit was approved. In addition, the
Zoning Board of Appeals minutes of February 23, 2000 were presented when
variances were granted from Sec. 20.4(U)(3) to permit athletic fields closer
than 200 feet from any property line abutting a residential district.
South
asked if there were enough parking places and the applicant responded that
there were enough for now but more might be added when the future building is
constructed.
The
applicant noted that they were eager to get started.
No
one was present to make comments on this topic.
It
was noted that a Storm Water Drain Permit was already submitted from the Ottawa
County Drain Commissioner’s office.
Moved
by Poskey, seconded by Stasiak, to approve the site plan for Unity Christian
Schools, 5900 48th Ave. dated 6-19-07 (dated received 6-20-07) with the
following conditions:
1.
In accordance with Sec. 26.4, a Zoning Compliance Certificate
application shall be submitted to the Township and approval obtained prior to
construction commencing on the parking lot.
2.
A letter stating
compliance with the variance condition regarding lighting shall be submitted at
the time a Zoning Compliance application is submitted to the Township prior to
construction of the additional parking lot.
The letter shall state that the lighting will be no higher than 25 feet
(already noted on the plan) and the lighting shall be directed away from
adjacent residential properties and if necessary shall be shielded to prevent
the shedding of light onto adjacent residential properties or roadways. In addition, the letter shall state
compliance with the ZBA condition of approval that no outdoor lighting be
located within 200 feet of any property line.
3.
An 8 foot non-motorized path in compliance with Township specifications
shall be constructed adjacent to 48th Ave. at the time the school
building is constructed.
4.
Landscaping along 48th Ave. in compliance with Township
ordinances shall be installed at the time the school building is constructed.
5.
All other landscaping shown on the plan shall be installed prior to the
issuance of final approval for the Zoning Compliance Certificate after the
parking lot is completed.
MOTION
CARRIED.
#070718-04 - Ordinance Amendments-Sec. 3.4(E)(1)
Sec. 3.4 ACCESSORY BUILDING AND USES.
(E) Maximum
Floor Area.
(1) The
maximum floor area above grade for an attached accessory building, including
garage, shall not exceed sixty (60) percent of the gross floor area of the
dwelling to which it is attached, not to exceed a maximum of one thousand five
hundred (1500) (1,000) sq. ft.
No attached accessory building, including garage, shall have a door
opening greater than twelve (12) feet in height.
The zoning administrator presented a review as follows.
REQUEST
The
Planning Commission initiated the Zoning Ordinance amendment with motion #
070606-07 after much discussion and research into the topic of either
eliminating or increasing the maximum size allowed for an attached garage.
SUMMARY
The
amendment would increase the maximum allowable size of an attached garage to
1500 square feet from 1000 square feet.
The additional stipulation of the maximum height of 12 feet for the door
opening was to address concerns of any residents parking semi trucks and
trailers in a residential garage. The 12
foot high maximum for a door opening is consistent with the current ordinance
stipulation in Sec. 3.4(G) for a detached garage.
The
reason for the proposed amendment is to allow garage sizes to be proportionate
in size with the square footage of a house.
The development trend in the Township is for some plat to have larger
size homes with square footages from 2,000 to 4,000 or even 5,000 square
feet. Many of the plats with these
larger sized houses (Beechgrove, Georgetown Shores,
Summerset West) do not allow detached accessory buildings and the residents
want areas to park additional vehicles as well as home and garden
equipment. With the amendment, a 2,500
square foot house could have an attached garage with 1500 square feet. However, any house with an area greater than
2,500 square feet would still have to adhere to the 1,500 square foot maximum
and would not be permitted to have a garage with more than 1,500 square
feet. Planning Commission members noted
that the ZBA could handle situations with houses larger than 2,500 square feet
when the applicant wants a larger detached garage than 1,500 square feet.
No one was present to speak at the public hearing.
Moved by Huizinga, seconded by South, to recommend to
the Township Board to approve the Zoning Ordinance amendment to Sec. 3.4(E)(1) as follows to address attached garage sizes:
Sec. 3.4 ACCESSORY BUILDING AND USES.
(E) Maximum
Floor Area.
(1) The
maximum floor area above grade for an attached accessory building, including
garage, shall not exceed sixty (60) percent of the gross floor area of the
dwelling to which it is attached, not to exceed a maximum of one thousand five
hundred (1500) (1,000) sq. ft.
No attached accessory building, including garage, shall have a door
opening greater than twelve (12) feet in height.
MOTION CARRIED.
#070718-05 - Ordinance Amendment Chapter 24 footnote (l) (added to districts: AG, RR, LDR, LMR,
MDR,
MHR, HDR)
Chapter 24 footnote (l) (change in the text and added to districts: AG, RR, LDR,
LMR, MDR, MHR, HDR) (hold the public
hearing)
CHAPTER 24 - SCHEDULE OF
DISTRICT REGULATIONS
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DISTRICT |
Minimum
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Maximum |
Minimum Yard Setbacks (b)(o)(v) |
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Area (Square
Feet) |
Width (Feet) |
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Front (s) (t) |
Side |
Rear |
Stories |
Feet |
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Least One |
Total |
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AG Agriculture |
40,000 |
200 |
20 |
40 (l) |
20 |
40 |
75 |
2½ |
35 |
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RR Residential |
30,000 (c) |
200(c) |
20 |
40 (l) |
20 |
40 |
50 |
2½ |
35 |
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LDR Residential |
11,475 (d) |
85(n)(d) |
30 |
40 (l) |
10 |
20 |
40 |
2½ |
35 |
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LMR Residential |
7,700 (e) |
70(n) |
30 |
30 (l) |
5 |
15 |
30 |
2½ |
35 |
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MDR Residential |
10,000 (d)(f) |
80(n) |
30 |
35 (l) |
10 |
20 |
35 |
2½ |
35 |
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MHR Residential (i)(j) |
10,000 (e-g) |
80(n) |
35 |
35 (l) |
10 |
20 |
35 |
2½ |
35 |
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HDR Residential (i)(j) |
(e-h),(u) |
--- |
40 |
30 (l) |
15 |
30 |
30 |
2½ |
35 |
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MHP Residential (i) |
---- |
--- |
35 |
--- |
--- |
--- |
--- |
1 |
20 |
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OS Commercial |
11,050 |
85 |
--- |
30 (l) |
(m) |
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75 |
2 |
25 |
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NS Commercial |
11,050 |
85 |
--- |
30 (l) |
(m) |
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50 |
2½ |
35 |
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CS Commercial |
11,050 |
85 |
--- |
30 (l) |
(m) |
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40 |
2½ |
35 |
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HS Commercial |
15,000 |
100 |
35 |
30 (k) |
10 (m) |
25 |
40 |
2½ |
35 |
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I Industrial |
40,000 |
150 |
40 |
45 (r) |
20 (m) |
40 |
40 |
3 |
45 |
(l) For
all uses in the residential districts and in OS, NS and CS commercial districts,
except for necessary drives and walks the required front yard setback shall
be landscaped and shall not be used for parking (other than for single and
two-family dwellings), loading, or accessory structures.
The zoning administrator presented a review as follows.
REQUEST
The
proposed amendment adds Footnote (l) to the following districts: AG, RR, LDR,
LMR, MDR, MHR and HDR, and requires that the front yard setback in all these
districts, as well as the OS, NS and CS commercial districts, shall be
landscaped and not used for parking, loading or accessory structures. Footnote (k) and (r) have similar
requirements for the HS and I districts. The amendment provides an exception for
single and two-family dwellings that allows parking in the required front yard
setback which would allow for visitor parking.
SUMMARY
The
situation came to light when representatives from a church contacted the
Township seeking information on setbacks and parking requirements. At this time the Township became aware that
while restrictions were in place to prevent parking in the front yard setbacks
in the commercial and industrial districts, no such restrictions were in place
for the residential districts.
No one was present to speak at the public hearing.
Moved by Pearson, seconded by Huizinga, to recommend to
the Township Board to approve the Zoning Ordinance amendment to Chapter 24
footnote (L) as follows to require a front yard setback to be landscaped and to
prevent parking other than for single and two-family dwellings, loading and
accessory structures in the front yard setback.
CHAPTER 24 - SCHEDULE OF DISTRICT
REGULATIONS
|
DISTRICT |
Minimum
|
Maximum |
Minimum Yard Setbacks (b)(o)(v) |
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Area (Square
Feet) |
Width (Feet) |
|
Front (s) (t) |
Side |
Rear |
Stories |
Feet |
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Least One |
Total |
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AG Agriculture |
40,000 |
200 |
20 |
40 (l) |
20 |
40 |
75 |
2½ |
35 |
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RR Residential |
30,000 (c) |
200(c) |
20 |
40 (l) |
20 |
40 |
50 |
2½ |
35 |
|
LDR Residential |
11,475 (d) |
85(n)(d) |
30 |
40 (l) |
10 |
20 |
40 |
2½ |
35 |
|
LMR Residential |
7,700 (e) |
70(n) |
30 |
30 (l) |
5 |
15 |
30 |
2½ |
35 |
|
MDR Residential |
10,000 (d)(f) |
80(n) |
30 |
35 (l) |
10 |
20 |
35 |
2½ |
35 |
|
MHR Residential (i)(j) |
10,000 (e-g) |
80(n) |
35 |
35 (l) |
10 |
20 |
35 |
2½ |
35 |
|
HDR Residential (i)(j) |
(e-h),(u) |
--- |
40 |
30 (l) |
15 |
30 |
30 |
2½ |
35 |
|
MHP Residential (i) |
---- |
--- |
35 |
--- |
--- |
--- |
--- |
1 |
20 |
|
OS Commercial |
11,050 |
85 |
--- |
30 (l) |
(m) |
|
75 |
2 |
25 |
|
NS Commercial |
11,050 |
85 |
--- |
30 (l) |
(m) |
|
50 |
2½ |
35 |
|
CS Commercial |
11,050 |
85 |
--- |
30 (l) |
(m) |
|
40 |
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