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Minutes - December 5, 2017

HOLLAND CHARTER TOWNSHIP PLANNING COMMISSION

Regular Meeting
December 5, 2017

The meeting was called to order by Chairman Marion Hoeve at 7:00 p.m.

Present: Chairman Marion Hoeve, Vice-Chairman/Secretary Jack Vander Meulen, Members Dennis Gebben, Vern Johnson, Norm Nykamp and Ed Zylstra. Also present were Community Development Director John Said, Assistant Community Development Director Corey Broersma, and Recording Secretary Sheri Thomassen.

Absent: Member Ken Bosma.

The minutes of November 7, 2017 were approved as written.

Mr. Hoeve asked Staff for an update on Love’s Truck Stop. Per the recorded motion to approve, Staff provided the following update regarding the receipt of favorable reports from the Michigan Department of Environmental Quality, Ottawa County Water Resources Commission, Township Staff, and the Ottawa County Road Commission: 

04/24/17: Michigan Department of Environmental Quality approval received via a copy of signed permit was provided from Audrie Kirk.

05/19/17: The Office of the Ottawa County Water Resource Commissioner approval received via a copy of signed letter of approval from Joe Bush.

10/24/17: HCT Staff received revised plans and found them to be acceptable for the Travel Center and the Tire Center pending Road Commission approval.

11/06/17: Ottawa County Road Commission approval received via a copy of signed letter of approval from Joe Wallace.

Mr. Hoeve asked Staff to present the 2017 Annual Report. Staff presented the report for the Planning Commissioner’s review, adding that there will be some minor tweaks. Mr. Said made special mention of the 80% increase over last year in the number of applications processed with kudos to the Commissioners and Mr. Broersma. Mr. VanderMeulen suggested special meetings and community development training be added to the report. Mr. Broersma agreed to tally those numbers and add to the report.

Motion to approve the 2017 Annual Report with the addition of special meetings and community development training made by Mr. Nykamp, supported by Mr. Zylstra. Motion carried.

Mr. Hoeve introduced Commission Appointments for terms expiring on December 31, 2017. Reappointments of Mr. Gebben, Mr. VanderMeulen and Mr. Zylstra, for 3-year term (2018-2020) will go before the Township Board on December 7, 2017.

Mr. Hoeve introduced Officer Appointments. Current officers, Chairman Marion Hoeve and Vice-Chairman/Secretary Jack Vander Meulen agreed to stay on.

Motion to continue with current Officer Appointments made by Mr. Johnson, supported by Mr. Gebben. Motion carried.

Public Comment: None.

Other Business

Lake Macatawa Storage, 500 Douglas Ave.

Mr. Jack Barr with Nederveld was present to speak to this request. Mr. Barr shared the history of the project and reviewed proposed changes to the plan. Total number of structures remains at 9; the existing graffiti prone structure will be demolished and replaced with a new office (building B) with a smaller footprint. Buildings, including those with dual access, will be buffered by a 3’ berm and trees as required by the ordinance. Landscaping plan was provided and is compliant per Mr. Barr. Applicant and Nederveld will work with Staff on fencing details. Two phases are planned. Phase 2 will come when the market demands it. “Outdoor storage” was described by the applicant as boats, RVs, trailers, and possible pods on occasion. No raw material will be stored outdoors.

Staff Report was reviewed and concerns from the Commissioners were addressed, including the driveway (buildings C & F) along Douglas Ave. and buildings located along residential area. Changes to the plan since the special use hearing were not required to include notification to adjacent residents. It is unknown to what extent residents are aware of proposed changes. Parking appears to be correct but Applicant may have to work with engineering on parking counts. Mr. Barr added that typically the maximum number of people in their facility at any given time is 16. Two-way traffic flow is compliant in both phases. Fire Chief will want a Knox-box or similar device for access, and the Applicant understands and is okay with that requirement. Sign location may be in conflict with the proposed landscaping, but a wall sign(s) would be permitted and could be more visible.

Staff mentioned dual-access buildings facing residential areas with overhead doors and questioned hours of operation. Regarding the adjacent residential area, there will be a buffer along that side to minimize the noise, according to Mr. Barr. Applicant is planning on 24 hour access. Fencing and landscaping will go in for entire property during phase 1. Two storage buildings were adjacent to the residential property line on original plan, and residents were made aware of the approved plan in 2014, with site changes anticipated. Staff reiterated that additional noticing was not required and the Commission agreed a special use hearing to amend the use was not necessary.

Applicant was thinking the berm and other landscaping would be a good buffer, but agreed with the Commissioners and Staff that a solid wood fence instead of a chain link fence is a good idea for noise reduction and a solid fence will be installed for the length of the paved area adjacent to residents.

Additional questions answered by the Applicant:
-Building B has man door entrances
-Buildings F & G are 190’ from closest residence
-There will be buffer landscaping as required, including 1 tree per 25’
-Wrought iron style fencing along Douglas Avenue will be used given this area is considered their “front door” (Buildings B, C & F)
-Fencing along east side will be black chain link

Motion to approve plan with addition of solid wood fencing along pavement across entire southwest property line made by Mr. Nykamp, supported by Mr. Johnson. Motion carried.

Zoning Ordinance Update

Mr. Hoeve invited Staff and Commissioners to continue the review of the proposed zoning ordinance update, formal draft, dated November 7, 2017:

Commissioners and Staff discussed various topics throughout the document. Staff will follow up with Township Attorney, Mr. Bultje, regarding legal questions and with Planning Consultant, Mr. Jirousek, to revise articles as requested, with plans to continue review on December 19th.

Mr. Hoeve recognized a member of the public. Mr. Fitzgerald provided comments in regards to noise with overhead doors facing residential properties, size of solar panels for residential use, and the Applicability section of the proposed ordinance (Sect. 1.3.A). Staff will follow up with Mr. Jirousek on language used.

The next Special Meeting (zoning ordinance work session) is planned for Tuesday, December 19, 2017 at 6:00 pm.

The next Regular Meeting is scheduled for Tuesday, January 2, 2018 at 7:00 pm.

The meeting adjourned at 8:50 pm.

Respectfully submitted,

Sheri Thomassen
Recording Secretary

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