Minutes - February 7, 2017
HOLLAND CHARTER TOWNSHIP PLANNING COMMISSION
February 7, 2017
The meeting was called to order by Vice-Chairman/Secretary Jack Vander Meulen at 7:00 p.m.
Present: Vice-Chairman/Secretary Jack Vander Meulen and Members Ken Bosma, Dennis Gebben, LaVerne Johnson, Norm Nykamp and Ed Zylstra. Also present was Assistant Planner Corey Broersma, and Recording Secretary Laurie Slater.
Absent: Chairman Marion Hoeve.
The minutes of January 3, 2017 were approved as written.
Mr. Vander Meulen explained the meeting and hearing procedures to the audience.
Mr. Vander Meulen opened the public hearing for a special use request submitted by Zachary Bordner on behalf of the Jacob Essenburg Company for property located at 120 and 124 James Street. The property is comprised of parcel numbers 70-16-20-126-013 zoned O-S Office and Service, -014 zoned I-2 General Industrial and -015 zoned I-2 General Industrial. The applicants wish to operate a contractor’s yard with building materials storage including seasonal salt storage under a temporary cover. This item was tabled from the January 3, 2017 meeting as requested by the applicant.
Present for this request was Zachary Bordner on behalf of the Jacob Essenburg Company.
Mr. Bordner explained to the Planning Commission that they are currently using the area for temporary salt storage with a temporary covering over it. They also have two equipment trailers parked in the area they wish to create as a contractor’s yard. It would be fenced in. If the request is granted, the applicant would make the covering over the salt storage more permanent.
Planning Commission members had concerns about buffering. Although Mr. Bordner only has two trailers and a salt storage, the special use stays with the property even after they move on. Someone could move in that would fill the contractors yard with more materials and equipment. What do they plan to do about buffering?
Mr. Bordner replied that they currently have existing trees as a screening between them and the adjacent properties.
The other concerns from the Planning Commission were of run off from the salt and how they were going to contain it. Also, about the area within the contractor’s yard being of a loose gravel rather than concrete or asphalt as required by ordinance.
Mr. Bordner stated that the run off is contained. It isn’t any different than parking lots or road ways having salt spread on them and sticking to the vehicles that drive over it. Also, they are not planning on a hard surface. They have log trucks come in and it is easier from them to turn on the loose gravel than on a hard surface.
Mr. Broersma commented that there is residential to the south and there must be a greenbelt. The trees would need to be counted to see what exists versus what is required. Also, the applicant would need to get a variance from the Zoning Board of Appeals to have the gravel surface rather than concrete or asphalt.
Staff prepared the following comments:
- The property is unique in having a contiguous building spanning three (3) parcels. Staff believes the parcels should be combined under one warranty deed or method acceptable to the Assessor.
- There is no evidence Lots 17-20 were ever changed from I-2.
- Property shall be properly paved and screened or seek a variance from the Zoning Board of Appeals.
- No building (temporary or otherwise) shall be constructed without permits being issued from the Building Official.
- Ottawa County Water Resource Commissioner should review any proposed paving improvements and approve the site’s method(s) of storm water management.
Mr. Gebben commented that there is not enough information to grant the request. A survey was requested by the Zoning Administrator. There is no general site plan showing proposed screening, paving, fencing or showing exactly where the salt pile and the equipment trailers are located on the property.
In reply, Mr. Bordner stated that the area is already being used for storage and the salt pile is also existing.
In response the Planning Commission stated this is an open violate and it needs to be resolved. The Planning Commission asked the applicant if he understood what he needed to do and tried to direct him.
There was no one in the audience to speak to this request.
** It was moved by Mr. Bosma and supported by Mr. Zylstra to close the hearing. Motion carried.
** It was moved by Mr. Bosma and supported by Mr. Gebben to deny the special use request to operate a Contractors Yard with Building Material Storage (including seasonal salt storage under a temporary cover) on parcels based upon the Planning Commission’s findings of the six factors to consider up reviewing special use requests as reflected in the minutes for the reasons set forth in the minutes.
Planning Commissioners discussed the following special use considerations:
- The size, nature and character of the proposed use; Not well defined.
- The proximity of the proposed use to adjoining properties; No dimensions on the map.
- The parking facilities provided for the proposed use; Gravel surface, concrete or asphalt surface required – need a variance from ZBA for gravel.
- Any hazard which would be occasioned by the proposed use; Not well defined.
- Any environmental effect of the proposed use such as noise, smoke, dust, vibration or other similar effect; The run off from the salt could be an issue.
- The physical appearance of the proposed use and its compatibility with adjoining land uses and land uses in the surrounding neighborhood; Residential neighborhood to the south may require additional screening.
Motion carried to deny.
Mr. Vander Meulen opened the public hearing to consider a special use request submitted by J&F Land Company, LLC for vacant land located at 12178 – 12124 James Street, described more specifically as Parcel Numbers 70-16-21-200-036, 70-16-21-200-052, 70-16-21-200-038, and 70-16-21-200-057. Petitioner is seeking permission to construct 2 hotels or motels on the premises. Phase 1 would include a 102 room Staybridge Suites with Phase 2 including a separate 102 room un-named hotel. The property is in the C-2 General Commercial Zoning District.
Present for this request was Andy Andre of Bud Design & Engineering Services, Inc. 10775 S Saginaw, Grand Blanc, Michigan.
Mr. Andre explained to the Planning Commission that the proposed Staybridge Suites is an extended stay facility with kitchenettes in the room. They are marketed towards people staying in the area three to five days. Someone new to the area seeking a permanent residence or the business traveler. They have conducted a study which indicates that Holland has a strong market for this type of service.
This would be a long term project with a second building planned for the future and a long time commitment from the International Hotel Group. The Group has 70 hotels in Michigan. The facility would be upgraded in the future as necessary.
The project will not touch the wetlands or the flood plain. A tree inventory has been done. There are native trees and invasive trees and the Group would compensate for the trees removed. All lighting is LED on the exterior, with photo cells and motion detectors that lowers light levels when there is no motion at night. The development is back from the road so it is not overwhelming to the street. They plan to leave the section to the far-east (wetland and flood plain area) undeveloped. The second building would be just east of the proposed hotel. The parking lot on the submitted plan is sufficient for both buildings. The hotel would fit well with the surrounding commercial properties.
Mr. Broersma questioned if the applicant would be willing to limit the parking to only those needed for the proposed hotel. Mr. Andre indicated they would be willing to consider this and further explained that the storm water system would be an underground detention.
The property is adjacent to a county drain and they have already submitted plans to the Drain Commission as well as the Ottawa County Road Commission.
Mr. Broersma asked if the Group would be willing to agree to an easement for a future sidewalk. Mr. Andre stated that they would. A sidewalk would connect them to restaurants and shops in the immediate area.
The Planning Commission questioned if an occupancy study had been done. Mr. Andre stated that this is a different brand than the Holiday Inn or the Hampton. The extended stay hotel is not yet established in the area. He did contact the International Hotel Group and the capacity rate was 70-75%. It is a new product and there is a void in the market place for this service.
They are different from Home 2 in the amenities that they offer to the extended stay consumer. They have kitchenettes as well as outdoor green space. They also offer an outdoor athletic court and serve a continental breakfast.
The buildings will be constructed of earth tone colored durable materials. The first floor would have some brick or stone to protect the structure from looking dingy or being dinged from the lawn mower.
The property to the south (Shops of Holland) would not be land locked. They have access to James Street and North 120th Avenue.
There was no one present in the audience to speak to this request.
Staff presented the following comments:
- The proposed use, although a special use, more closely complies with the C-2 zoning district than does the existing residential use.
- The Staybridge Suites is proposed to be 4-stories in height, or 143’-11” to roof’s midpoint. Proposed setbacks have been increased and comply with Section 12.3.
- Planning Commission should be satisfied there is demand for hotel considering the recent Courtyard by Marriot (140 rooms) in the City of Holland and the Home 2 Suites (109 rooms) approved for construction in Holland Charter Township.
- Final approval from Fire Chief, Ottawa County Road Commission, and Water Resource Commissioner will be needed.
** It was moved by Mr. Bosma and supported by Mr. Johnson to close the public hearing. Motion carried.
** It was moved by Mr. Nykamp and supported by Mr. Zylstra to grant the special use request to construct one (1) hotel over 35 feet in height with one (1) future hotel requiring Special Use approval prior to construction based upon the Planning Commission’s findings of the 7 factors to consider upon reviewing special use requests as reflected in the minutes for the reasons set forth in the minutes. Also, the Group agrees to an easement for a future sidewalk.
Planning Commissioners discussed the following special use considerations:
- The size, nature and character of the proposed use; Complies with C-2.
- The proximity of the proposed use to adjoining properties; Proper setbacks existing and the natural area (floodplain) is to be preserved.
- The parking facilities provided for the proposed use; Plenty of parking, but should be reduced.
- Any traffic congestion or hazard which would be occasioned by the proposed use; Mr. Andre spoke with the Road Commission and is seeking final approval.
- How well the proposed use harmonizes, blends with and enhances adjoining properties in the surrounding neighborhood; The proposed use blends with the mall and surrounding properties.
- The need or necessity for the proposed use to service the needs of the surrounding neighborhood;
- The effect of the proposed use on adjoining properties in the surrounding neighborhood; The proposed use complements the nearby commercial and retail. People staying at the hotel will support the neighborhood.
Mr. Vander Meulen opened the public hearing to consider a special use request submitted by Wolf 3, LLC for vacant land located north of 12891 Quincy Street, described more specifically as Parcel Numbers 70-16-05-400-032 and 70-16-05-400-033. Petitioner is seeking permission to construct a dealership with outdoor display for the sale or leasing of tractors, lawn equipment, and related items, including repair services when in conjunction with sales or leasing. The project would be completed in 1 phase and would include a 12,000 square foot building. The property is in the C-2 General Commercial Zoning District.
Present for this request was Don DeGroot of Exxel Engineering. Also present was Kevin Schafer of E5 Ventures, LLC.
Mr. DeGroot stated that the property is four and one half acres in size. It is adjacent to the Tractor Supply Company. They are proposing to build a Kubota Dealership with a building of 12,000 square feet with 7,000 being sales and display and the remaining 5,000 being warehousing and installation (building of product). They have allotted 28 spaces for parking and believe that that is adequate. There is differed parking by the display area on the east side of the building. There would be four to five employees to start with and possibly grow to ten.
There would be fencing on the north and west sides of the building. There would be an enclosed storage area on the north side of the building. The storm water detention area would be on the south end of the property by Tractor Supply’s detention basin.
Access would be off of Quincy using a 66’ easement on the west side of Tractor Supply. There is already an existing drive there.
Wolf 3, LLC is proposing to purchase a two foot wide strip of land adjacent to the west property line to place a sign on Quincy Street. Signs cannot be placed on any land other than your own per ordinance.
There was no one in the audience to speak to this request.
** It was moved by Mr. Johnson and supported by Mr. Nykamp to close the hearing. Motion carried.
** It was moved by Mr. Gebben and supported by Mr. Zylstra to approve the request as submitted as long as access to the site is achieved via a 66 foot wide access easement located through the Tractor Supply service area. Easement should be modified to ensure drive is completely within the easement and the easement provides the property with a minimum of 90 feet of frontage. Also, final approval from Fire Chief, Ottawa County Road Commission, and Water Resource Commissioner will be needed.
Planning Commissioners discussed the following special use considerations:
1. The size, nature and character of the proposed use; Not traditional retail. No anticipated issues.
2. The proximity of the proposed use to adjoining properties; US-31, Tractor Supply, and I-1 properties.
3. The parking facilities provided for the proposed use; Adequate, but must comply with Section 17.7 for a parking variation.
4. Any traffic congestion or hazard which would be occasioned by the proposed use; Already a curb cut there.
5. How well the proposed use harmonizes, blends with and enhances adjoining properties in the surrounding neighborhood; It fits well with the neighborhood.
6. The need or necessity for the proposed use to service the needs of the surrounding neighborhood; They wouldn’t build it if there was no need for it.
7. The effect of the proposed use on adjoining properties in the surrounding neighborhood; No adverse effect.
Next on the agenda was a resolution and report review for Butternut Business Center.
There were no comments on the resolution by the Planning Commission.
They asked Mr. Sikkel for a completion date for the project. He asked for two years which would be December 31, 2018.
** It was moved by Mr. Bosma and supported by Mr. Gebben to recommend approval of the presented
Resolution and Report for the Butternut Business Center PUD to the Holland Charter Township
Board. Motion carried.
Mr. Bosma recused himself from the hearing for Creekside Meadows Assisted Living PUD due to potential conflicts of interest.
Next on the agenda was Creekside Meadows Assisted Living Preliminary Planned Unit Development (PUD) – tabled from the December 6, 2016 meeting.
Present for this request was Colin Kraay of Leisure Living Management and Tom Wheat of Prien and Newhof.
At the December 6, 2016 meeting the Planning Commission requested further information regarding access, traffic and employees.
Mr. Kraay explained that seniors with less mobility are their patrons. They live, eat and spend their time at the facility. The staff comes in in three shifts. The first shift comes in between 6:00 a.m. and 7:00 a.m. with approximately 16 employees. The second shift comes in between 3:00 p.m. and 4:00 p.m. with approximately 10 employees. The third shift comes in at 11:00 p.m. with approximately 4 employees. Food deliveries are on a weekly basis from Gordon Foods Service with a shorter truck.
The two smaller front lots are to remain as is.
Creekside Meadows is looking to place a joint sign on 96th Avenue with Meadowland Estates.
The emergency access on the west side of the property has not been finalized with Zeeland Public Schools. The proposal has been written, modified and discussed. There is binding language and language for the school to make changes. There is no obligation for the school to offer access, it is just beneficial should there ever be a time when emergency vehicles cannot get to the facility from Meadowland Court. They would utilize the existing path. It is ten feet wide and black topped. There would be a locked gate. The school and Creekside Meadows would both have keys. It would only be used in the unusual event that they could not access the facility from Meadowland Court.
The Planning Commission asked Mr. Broersma why the facility would need a second access point. He replied that emergency access is necessary per the International Fire Code and Fire Chief comments.
The Planning Commission commented that there are other cul de sacs that are longer and have increased density that don’t have multiple access points. There is nothing in the ordinance. It is at the discretion of the fire chief. The drive way is a 24 foot wide two-way driveway, plenty of room to get in and out.
Mr. Broersma indicated the entry drive was to be 26 feet wide based on previous discussions.
Mr. Gebben noted that if you take all that the fire chief has commented (in red on the staff report), it will never be approved; 99.9% of the time the emergency vehicles will come in from Meadowland Court. The applicant needs to meet with the fire chief to discuss the second access. The building is brand new with a sprinkler system.
The traffic won’t backup trying to get out onto State Street. The light cycle will give the gap needed to get out.
Lot #5 will remain vacant. They will have some of the fill removed and balance the elevations between the two lots. It will be a good place for the snow to go.
Mr. Broersma questioned the use of Lot 5 for storm water management. Mr. Wheat indicated it was being used for compensating floodplain storage. Mr. Broersma indicated the Township attorney will need to provide an opinion on this information and if a PUD Amendment is necessary for Meadowland Estates. Additionally, if Meadowland Estates and Creekside Meadows advertise on the same sign on 96th Avenue, Meadowland Estates will need to amend their PUD or get a variance.
The Planning Commission determined that the use would be residential in nature.
The Planning Commission went over the standards for establishing a PUD.
1. Whether the proposed planned unit development is consistent with and promotes the intent and purpose of this ordinance.
The future land use is R-2. This development is residential in nature. The density would be no greater. This development is similar to duplexes.
2. Whether the proposed planned unit development is compatible with adjacent uses of land, the natural environment and the capacities of public services and facilities affected by the planned unit
The development would be compatible with adjacent uses of land.
3. Whether the planned unit development is consistent with the public health, safety and welfare of the township.
The development is consistent with public safety. We take fire safety seriously and there is adequate access and room enough to maneuver around the site.
The zoning is now Agricultural. It is a holding pattern until something else comes up. It will never be a cow pasture again.
** It was moved by Mr. Gebben and supported by Mr. Johnson that the Preliminary Plan be approved.
The Planning Commission went over the standards for Preliminary Review.
1. Ingress and egress to the property and proposed buildings and structures thereon, with particular reference to provision of safe and convenient vehicle and pedestrian circulation and adequate
There is a 24 foot wide single drive, secondary means and emergency ways to get to the property if need be. Applicant should work with the Fire Chief on the width of the driveway and making the
parking lot work with the fire department.
2. The extent to which the planned unit development deviates from the provisions of this ordinance otherwise applicable for the zoning district in which the planned unit development is located, and
the extent to which deviation from otherwise applicable ordinance requirements is justified by unique site characteristics or other circumstances.
The development deviates from the provisions of the ordinance in that it is currently Zoned Agricultural and exceeds the density. There are other properties in Holland Township zoned Agricultural.
They are in a holding pattern until developed. The future land use of this property is R-2 which would increase the density. What is being proposed would not be taxing on the neighborhood.
4. Compliance with other applicable provisions of this ordinance, including but not limited to, off-street parking regulations, site plan review requirements and signage regulations.
The parking lot is of an adequate size. The access strip and lots 4 and 5 of the Meadowland Estates PUD needs to be combined and cleaned up on the final. The set backs are appropriate. There
are 36 parking spaces. Need to rethink with ADA parking places – work with staff and show on the final.
All staff comments need to be addressed on the final.
There were no public comments.
Mr. Broersma discussed with the Planning Commission how they want to handle the Temporary Use Permits that were extended last year. They were extended for a year and the year is up. It was the consensus of the Planning Commission to extend it again this year since there is a zoning ordinance for this in the works. If everything is the same as it was last year – same venue, same product, they do not need to present it to the Planning Commission.
Of the three parties in the audience, two of them were repeats; Chuck Friese for TNT Fireworks and Ed Hoezee for apparel sales. These two applicants may re-submit for approval.
Also present was Jean Ramirez of Shops at Westshore and Roberto Jara, Executive Director of LAUP (Latin Americans United for Progress). They are requesting to hold a fiesta in the parking lot on May 5 & 6. It would be by JC Penney’s. This would be a family event with a bounce house, rock climbing wall and some carnival rides. There would be music and dancing, vendor booths as well as six to eight food vendors. On the Border would like to put up a beer tent for the event. The music would go on no later than 10:00 p.m. There would also be a car show with approximately 100 cars from 11:00 a.m. until 3:00 p.m. They would be hiring security for this event. The merchants at Shops at Westshore feel that this will raise diversity in the community. They want Shops at Westshore to be a community gathering place and would like to hold more events like this.
The tent size of 400 square feet, allowed for Temporary Use Permits, is very small, especially considering there would be a stage in it, they would be asking for a larger tent.
Mr. Broersma recommended that Ms. Ramirez and Mr. Jara meet with Mike Winkler, the building official to review this request and get his approval.
Some things to consider are points of access for pedestrians. Perhaps a ribbon to keep the crowd contained. Safe assembly – cars leaving all at once, fire rating of the tents. Whether the beer tent would have side walls and where the exits from the tent would be.
It was the consensus of the Planning Commission that this is a good thing for the community and they need to see a site plan.
Mr. Broersma gave the Planning Commission an update on the status of updating the zoning ordinances. He asked for names of people the consultant should interview and to let him know of any additional topics for consideration. The Planning Commission suggested that Jean Ramirez from Shops at Westshore should be among the people interviewed. Her input would be valuable because of the proposed events to take place at Shops at Westshore.
Legends View PUD – The applicant had to change the entry drive for the Ottawa County Road Commission. They had to move the drive further to the south. This change effected the driveways on lots 33 & 34.
Clayton De Vries was present to speak to this change on the PUD.
Mr. De Vries proposed to set the building to the south 3 feet to maintain the full 24 foot driveway. The Planning Commission agreed.
Home 2 Suites at 3140 West Shore Drive asked for an increase in building height of 3 feet. They are requesting this increase to allow for more room for the low voltage conduit, sprinkler pipe, water supply line and the electrical line that run through the hallway ceilings. (See attached letter.) It was the consensus of the Planning Commission that they do not need to submit a special use amendment if setback regulations are met and Township Attorney agrees.
Waverly Shores is not interested in continuing with the PUD Amendment. They will be submitting revised plans showing only 89 units. Mr. Broersma will review the plans and update the commissioners. Mr. Vander Meulen indicated the project is already under construction and they just need to make it right.
West Shore Apartments – the final plans have not been received, so the Resolution and Report cannot be prepared.
The meeting adjourned at 9:37 p.m.