Vergennes Township
Planning Commission Minutes
September 9, 2002
The meeting was called to order at 7:00 PM by Chairman
Jernberg. Also present were
Commissioners Gillette, Kropf, Mastrovito, Medendorp, Nauta and Richmond. Kendra
Wills, a representative from the from United Growth for Kent County Project and
MSU Extension office, presented a certificate to Tom Medendorp and
congratulated him for completing the MSU Extension Citizen Planner class. She passed out materials about the course,
and encouraged the other commissioners to take it as well.
Approval of July 29,
2002 minutes. Motion by Nauta,
seconded by Gillette, to approve the minutes.
All approved.
Approval of/changes
to Agenda: Motion by Nauta,
seconded by Medendorp, to approve the agenda.
All approved.
Kazemier private
road application. Mrs. Kazemier explained they want to put in a
private drive for three to four houses.
Jernberg asked if they currently live on private drive and she stated
they do and they are parcel A.
Kazemier's gave the maintenance agreement to Jernberg. Jernberg said the Planning Commission will
review the site plan and maintenance agreement and will schedule a public
hearing next month. Motion by Nauta,
seconded by Gillette, to schedule a public hearing next month. All approved.
Equine Medical
Properties unclassified special use.
Mr.Scobell, of Dan
Vos Construction distributed a handout.
Ms. Vandersloot reviewed the project and requested more information for
a 30 foot greenbelt or the fencing area; requested additional information on
the light types; changes were made to the drive configuration to better reflect
the parking requirements and ease of getting the horse trailers through the
parking lot. Other than those changes
the site plan has stayed the same.
Present here tonight to discuss an unclassified special use permit
status for this property, which is zoned industrial. Also, requesting of the Planning Commission to hold a special
meeting and have a Public Hearing on September 16, 2002 and make recommendation
to the Township Board at scheduled meeting of September 16, 2002 or October 7,
2002. Jeanne will prepare the necessary
documentation to submit to the Lowell Ledger to meet timelines. Jernberg asked Jeanne what are the
requirements for public notice. Jeanne
said she would need to put the notice in the Lowell Ledger by Tuesday morning
(September 10th). Mari Stone asked if
there is enough time to get notices out to the property owners and Jeanne said
she would also need to do that by Tuesday morning. Jernberg asked Jeanne in regards to special use for this
particular piece of property the way it is zoned now versus going to commercial
what does the ordinance require? Jay
said unclassified uses are intended to be similar to other uses in the district. They are proposing that this facility is
comparable enough to industrial uses.
The Planning Commission should determine if the use is close enough and
then make recommendation to the Township Board who will make the final
approval. Three issues to consider 1)
Does the use have no adverse effect on the adjacent property? 2) Is it similar enough to other uses in the
district? 3) Is it in compliance with
the Master Plan? Jernberg asked for the
next meeting to elaborate on "per Kent County standards."
Motion by Nauta, seconded by Gillette, to approve project as
an unclassified special use and to hold a special meeting with a Public Hearing
on September 16, 2002, at 6:00 PM. for a site plan review. All approved. The applicant agreed to pay for the special
meeting.
Further Discussion
held:
Jernberg questioned
the hauling of waste off-site; how long will it be stored on-site? During the busy season the manure won't be
there more than 30 days. A company will
supply an enclosed dumpster and when the dumpster is full it will be picked
up. Also considered paying local
farmers to haul manure. Jernberg
expressed concern with smell from the manure.
Medendorp wants to see on the site-plan where the dumpster will be
located and more about the lighting.
Jernberg asked if there are any backlights. Will use a cutoff fixture.
Jernberg asked what is the
fence type. Ordinance dictates height of six feet within
the greenbelt area. Neighboring
landowners are also interested in changing to industrial or commercial in the
future. Jernberg said the Planning
Commission would take under advisement.
Jernberg asked if there were any other questions. Gillette said screening does not make sense
in an industrial area. Jernberg said
dumpster for manure needs to be screened.
It was suggested that they might need fencing in case an animal got
loose. Jernberg said to be prepared
with some options next week.
Cook Mini-Storage
unclassified special use.
Application for Jim
Cook Jr. Ray Zandstra, representing
Jim and Birdie Cook, asked for an
unclassified special use permit for a mini-storage facility. Request to be added to the special meeting
agenda for next week. Jernberg asked
how long would the current building remain. Zandstra said the existing building
is generating an income and will come down when ready to build proposed
building D, E and F (after building A, B and C). Zandstra explained this is a twenty-four hour operation with a
keypad and gate. Lights are downward
illumination mounted on side of building and no pole lights. Jernberg asked for spec cut sheet of
possible light fixture to be used.
Jernberg asked where Consumers Power is going to put power lines? Ray did not know but if necessary will pay
to relocate. Medendorp said the plan
needs to include construction materials and landscaping. Ray explained green areas on plan are
maintained grass as proposed landscaping and have intentions of putting
something there to landscape the site.
Medendorp wants to see more detail landscaping on the site plan.
Motion by
Mastrovito, seconded by
Nauta, to approve the project as an unclassified special use and to add the
site plan review and public hearing to the agenda of the September 16, 2002
special meeting. Jernberg requests both
parties split the fees for the special meeting. All approved.
VFW Facility
informal discussion.
John is considering
purchasing the property adjacent to the proposed Equine Medical facility. Looking to build in the industrial area
because they want to get the most amount of square footage for the least amount
o money. The building looking at would
be a steel or pole building. Will be a
good neighbor. Would like to also use
the building for a bingo hall or receptions during evening hours or
weekends. Do not plan on a lot of
traffic. Asking the Planning Commission
tonight if they are agreeable to this type of structure. This would not be an industrial type of
structure. John asked about signage
requirements on a shared drive that is already proposed. May share drive with equine facility for
easement. Jernberg said if the equine
facility could potentially share the drive it needs to be documented on the
equine facility's site plan. Mastrovito
asked if the structure would be a single or two story building? John said it would be single story, there
would not be a full kitchen just a warming kitchen and there would not be a
bar. Jernberg asked Jay what are their
options? Jay said if they were to
approve it as a special exception they would have the right to establish any
conditions and those can be lifted on a future application. John asked what is consensus. Jernberg said they have nothing to look at
to say yes or no but it might be an idea they would consider. John to talk with Jeanne regarding signage
questions.
Ordinance
Amendments.
Memo dated August
22, 2002 - Revised Open Space Preservation Development Ordinance Copies of the memo from Jay Kilpatrick
outlining revisions to the ordinance was distributed. These changes are mandated by State to be offered in the
ordinance. Jeanne has already reviewed
and made recommended changes and/or comments.
Al commented 100 foot is too much for a creek setback. Gillette says this 100-foot setback is
talking about specific groups of clusters.
The Health Department and DNR will oversee that regulation. Motion by Gillette, seconded by
Nauta, to put the Revised Open Space Preservation Development Ordinance to a
Public Hearing on October 7, 2002. All
approved.
Memo dated July
18, 2002 - Amendment to PUD Language of the Zoning Ordinance
Jay made a couple of
changes. The amendment will recast the
PUD ordinance; does not offer a density bonus; offers a more flexible design on
projects; no additional density for residential and no intensity for commercial
or industrial projects. The new PUD
would be approved as done currently as Special Exception Uses as recommended by
the Planning Commission and approved by the Township Board. The PUD is more an innovative development
form that might preserve open space but offer an opportunity for other uses
that are consistent with the Master Plan.
Motion by Gillette, seconded by Nauta, to put the PUD language
amendment on the October 7, 2002 meeting and Public Hearing. All approved.
Memo dated August
28, 2002 - Amendment to Site Condo Standards
These changes bring
the Ordinance in line with what is currently being done. It does include a change in new language
referencing mobile home condominiums.
Another change is to make the Zoning Administrator responsible for
accepting applications for site condominiums instead of the Township
Clerk. Also, minor changes to be
reviewed and approved by the Zoning Administrator instead of going to the
Planning Commission and Township Board.
This ordinance coordinates with the Open Space and PUD ordinance. Motion by Medendorp, seconded by
Gillette, to put Amendment to Site Condo Standards on the October 7, 2002
meeting and for Public Hearing. All
approved.
Motion to adjourn
by Kropf. Seconded by Richmond. All approved. The meeting was adjourned at 8:53 PM.
Respectfully submitted,
Cindy Sullivan, Recorder