Minutes of the
regular meeting of the Georgetown Township Planning Commission, held Wednesday,
August 15, 2007
Meeting called to order by
Chairman Honderd at 7:30 p.m.
Present: Honderd, South, DeGood, Stasiak,
Pearson, Huizinga
Absent: Poskey
#070815-01 - Agenda for August 15, 2007
Moved by Stasiak,
seconded by DeGood, to approve the agenda for August 15, 2007 as presented.
MOTION
CARRIED.
#070815-02 - Minutes of the
August 1, 2007 regular meeting
Moved
by DeGood, seconded by South, to approve the minutes of the August 1, 2007 regular meeting,
as submitted.
MOTION
CARRIED.
#070815-03 – (SUP0705) Robert Bruggink, Moore
& Bruggink Inc., for Georgetown
Christian
Reformed
Church,
6425 and 6481 40th Ave. and 4103, 4096 and 4077 Port Sheldon
Bob Bruggink, Moore & Bruggink Inc., represented
the applicant and presented the request.
It was noted that the dumpster was in a convenient location, even though
it did not look very nice, and it might present problems with the neighbors if it
were to be moved.
The zoning administrator stated that it might be
best to leave the dumpster where it was since it worked for the church were it
was located and there were no issues with the neighbors. It was noted that the two accessory buildings
to the north west were not located on the church property. The zoning administrator presented a review
as follows.
REQUEST
A 16,934 square foot addition consisting of two
stories with a daylight window story, along with 42 more parking spaces are
proposed for an existing 29,455 square foot church near the corner of Port
Sheldon St. and 40th Ave. The
church was constructed over 20 years ago and there are no records of site plan
or special use approval for the initial construction. A special use permit was approved in 1990 for
a daycare at the site and a variance was granted at that time waiving the
ordinance requirement for a greenbelt for the play area. In 1997 a site plan was approved for a
driveway to connect the parking lot to Port Sheldon St. Since a change is requested for the site,
current ordinances must be met for any area changed and a special use permit
must be obtained.
SUMMARY
1.
A
discrepancy exists with the legal description on a deed for P.P. #
70-14-19-499-001 and 70-14-19-400-018 which in effect states that the church
owns half of the parcel for lot 7.
2.
If the entire
parking lot is to be re-striped, the spaces could be made longer to meet
ordinance requirements and the amount reduced from the aisle width to address
this non-conforming situation.
3.
The
Planning Commission should determine if the number of parking spaces is
acceptable or determine a maximum number of parking spaces that could be
provided in addition to the required number.
Since the applicant wants more than the 20% additional over the required
amount, documentation was provided as to the reasons. No approvals are implied for any future
construction noted as “Future Parking” and “Future Drive.”
4.
Would the
church considering relocating the dumpster to a less noticeable spot because it
does not look very nice?
5.
A Storm Water
Drain Permit from the Ottawa County Drain Commissioner is required to be
submitted to the Township at the time of building permit application submittal.
6.
Elevations
are provided to assure that the addition is harmonious with the exiting
building according to Sec. 19.10(B). Also,
the materials are noted to be similar to and compatible with the main
structure.
7.
Do the
accessory buildings belong to the church?
I D number |
SUP0705 |
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Date |
7-30-07 |
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Name |
Georgetown Christian
Reformed Church |
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Address |
6081 40th Ave. |
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Use |
Church addition |
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SUP required |
Yes |
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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 |
a. combine |
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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 |
b. okay |
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Location of existing structures,
drives, parking areas within 100 ft of boundary |
X |
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Location and dimensions of
existing and proposed structures |
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X |
c. okay |
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Location of existing and
proposed drives (dimensions and radii), circulation |
X |
d. okay |
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Sidewalks, non-motorized
paths-select streets, accel, decel lanes |
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X |
e. okay |
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Signs, exterior lighting |
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X |
f. okay |
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Curbing, parking areas,
dimensions of typical space, number of parking spaces |
X |
g. okay |
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Calculations of parking
spaces, unloading areas |
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h. note |
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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 |
i. okay |
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Location, height, type of
existing and proposed fences and walls |
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X |
j move it? |
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Size, location of
proposed, existing utilities, connections to water/sewer |
X |
existing |
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Location, size of surface
water drainage facilities |
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X |
k. okay |
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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 |
l. okay |
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Residential development
extra requirements-attached garages |
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NA |
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Additional comments and notes:
a. The church site consists of eight parcels and a
combined legal description is provided.
In order for setbacks to be met for the overall site, the church was
requested to combine the parcels. The
church has submitted a letter requesting the combination and the process has
begun to combine the parcels. The
only issue that remains is that a discrepancy exists with the legal description
on a deed for P.P. # 70-14-19-499-001 and 70-14-19-400-018 which in effect
states that the church owns half of the parcel consisting of lot 7. This situation does not affect the request
because the result of the error simply means that the church owns part of this
parcel. The church is in the process of
remedying this error.
b. Setbacks are shown correctly considering the site as
one parcel.
c. The calculation for mean height has been provided as
31.4 feet and the additional structures on the roof are noted as structures
exempt from the height requirements under footnote p in Chapter 24.
d. Any aisles used for two-way circulation must be a
minimum of 24 feet wide according to Chapter 26. The driveway from the parking lot to Port
Sheldon St. is only 20 feet wide and does not meet the ordinance requirements
for two-way traffic. Since no change is
proposed for this, it would be determined to be legal non-conforming if it is
used for two-way traffic. In addition,
other drive aisles exceed the 24 foot minimum width requirement for two-way
traffic; however, the existing parking spaces do not meet the depth requirement
of 20 feet in Chapter 26. Consequently,
the extra aisle width could be used to make up the difference with the 18 foot
deep parking spaces. If the parking
lot is to be re-striped, the spaces could be made longer and the amount reduced
from the aisle width to address this non-conforming situation.
e. Sidewalks are shown to be provided adjacent to all
paved roads including Sara Street, 40th Ave. and the driveway area
on Port Sheldon.
f.
Sign
dimension are provided for the existing signs and no new signs are proposed. A note on the plan indicates compliance with
ordinance requirements for lighting per Sec. 26.3(C) and Sec. 3.23.
g. It should be noted that some of the existing parking
spaces are only 18 feet long and Chapter 26 requires that they be 20 feet
long. The newly proposed parking spaces
meet this requirement. The aisles
adjacent to the 18 foot long parking spaces exceed the ordinance minimum
requirement of 24 feet. If the entire
parking lot is to be re-striped, the parking spaces should be striped as 20 feet
long and the aisles reduced by the amount needed for the parking spaces.
h. Parking calculations are noted as 194 spaces required
for 580 seats (1 space for 3 seats) and a total of 274 are proposed to be
provided after the additional 42 spaces are constructed and added to the
existing 232 total. Sec. 26.9 (L) states
that parking lots may contain up to 20% more parking spaces than required which
would be a total of 233. With 80 more
spaces than required, the parking lot contains 41% more than required. The ordinances states that any additional
parking spaces over 20% (20% over equals a total of 233) shall be allowed only
upon the findings of the Planning Commission that additional parking spaces are
needed. The applicant has provided an email message with their reasons for requesting additional parking on the
site. The building addition is for
education and nursery on Sunday mornings and with the large number of the
parking spaces available on the northwest, north and northeast of the site
making, it would be difficult for people to access the addition. Also, the applicant has indicated that paving
around the facility is necessary for circulation and the parking is merely
added to the drive aisles. The ordinance
states that the Planning
Commission may stipulate a maximum number of parking spaces that could be
provided in addition to the required number. If the
applicant wants more than the 20% additional than the required, documentation
should be provided as to the reasons.
The Planning Commission should determine if the number of parking spaces
is acceptable. No approvals are implied
for any future construction noted as “Future Parking” and “Future Drive.”
i.
The streetscape
along Sara Street and 40th Ave. meets ordinances requirements. As per Sec. 3.11(A), a 25 foot greenbelts
must be provided adjacent to new parking areas that abut residential districts. A greenbelt is provided adjacent to the new
parking area to the south of the addition.
In 1990, a variance was granted for a daycare (with an approved special
use permit) to operate in the church and to have a play area without fencing
and without a greenbelt. A small play
area is already provided and the plan shows a future playground area to be
surrounded by a 4’ high fence. Due to
the variance approval, no greenbelt is required around this area.
j.
A dumpster
is located on the site and is screened with a sight-obscuring fence as per Sec.
19.10(F). Would the church
considering relocating the dumpster to a less noticeable spot because it does
not look very nice?
k. A Storm Water Drain Permit from the Ottawa County
Drain Commissioner is required to be submitted to the Township at the time of
building permit application submittal and it noted on the plan.
l.
Compliance
with special use standards (both general and specific) are noted on the plan.
m. Elevations are provided to assure that the addition is
harmonious with the exiting building according to Sec. 19.10(B). The materials are noted to be similar and
compatible with the main structure as per the applicant’s email.
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
Sec. 20.4 (E) Churches
(in residential districts only-revised April 1998).
(1) Minimum
lot area shall be two (2) acres; plus an additional fifteen thousand (15,000)
square feet for each one hundred (100) seating capacity or fraction thereof in
excess of one hundred (100).
(2) The property location shall be such that
at least one (1) property line with a minimum lot width of two hundred (200)
feet abuts and has access to a collector, major arterial, or minor arterial
street. (revised 2-24-2003)
South
noted that the noise would be a good distance from Port Sheldon St. and he said
that the number of parking spaces as proposed was acceptable.
DeGood
asked if they were expecting a great deal of growth.
The
applicant explained that the parking was proposed for accessing convenience so
that people did not have to park on the other side of the church and walk
around the building, plus the drive aisles would be installed anyway.
The
consensus of the Planning Commission was that the number of parking spaces was
acceptable as shown on the site plan.
Pearson
asked about the mean height and the diagram in the submittal material was
presented showing that the mean height was less than 32 feet. It was clarified that the rest of the roof structures
were exempt from the height restriction according to footnote p in Chapter 24.
The
chairman opened the public hearing. No
one was present to speak on this topic.
The chairman closed the public hearing.
Moved by DeGood, seconded by South, to recommend
to the Township Board to approve Special Use Permit (SUP0705) Robert Bruggink, Moore &
Bruggink Inc., for Georgetown Christian Reformed Church, 2020 Monroe NW, Grand
Rapids, to have a church (church addition), under Sec. 8.3(A), on parcels of
land described as P.P. # 70-14-19-400-049, -048, -017, -018, -053, -056, -021,
-022, located at 6425 and 6481 40th Ave. and 4103, 4096 and 4077
Port Sheldon, in a (LDR) Low Density Residential district, Georgetown Township,
Ottawa County, Michigan, based on the findings that the request meets the
general special use standards listed in Sec. 20.3 and specific standards listed
in Sec. 20.4(E), and all applicable ordinances.
MOTION
CARRIED.
Moved by Pearson,
seconded by DeGood, to approve the site plans identified as
sheets 1 though 6 dated SITE PLAN SUBMISSION JULY 17, 2007 as follows: existing
site, site
plan, grading
plan, greenbelt
plan streetscape
plan, details,
and the sheets dated 6/4/07 identified as A1.1-floor
plan 1, A1.2- floor
plan 2, A1.3- floor
plan 3, AS.1- floor
plan 4, elevation,
and as per the letter
dated July 17, 2007 and the email
regarding parking, mean height email
and calculations,
·
because
the plan meets all standards of the ordinance under Sec. 19.4
and all other applicable ordinances;
·
based on the applicant’s documentation, the finding is
that the number of parking spaces shown on the plan are allowed;
·
with the condition that if the parking lot is
re-striped, the parking lot is reconfigured to have parking spaces 9 by 20 feet
and two-way traffic aisles at least 24 feet wide;
·
with the condition that a Storm Water Drain Permit is
submitted at the time a building permit application is submitted to the
Township;
·
with the condition that the church rectify the
discrepancy issues and to provide documentation with regards to legal
descriptions for P.P. #
70-14-19-499-001 and 70-14-19-400-018 which in effect states that the church
owns half of the parcel consisting of lot 7.
MOTION CARRIED.
#070815-04 – Other Business
There
was discussion regarding the schedule to update the Master Plan because it had
to be reviewed every five years and it had been adopted in 2004.
#070815-05 – Adjournment
The
chairman adjourned the meeting at 8:30 p.m.