from the audience for items that are not on the agenda tonight now all right we have no unfinished business or table items on to a new business the first item under there is request to rezone for eighty two east thirty second street from the sea to highway commercial district to the right to industrial district michigan holding l l c is the applicant mark do you want to run through that quick mark microphone please i to industrial district i have an aerial photo up here on the screen right now that kind of shows the property in the arrow showing up  k it is this property right in here if you can follow the arrow it's about a four and a half acre parcel this is the former site of a best western hotel and before that the the original holiday inn in town that was probably built back in the fifty's or the sixty's those i guess it was probably two three four years ago and now one all of those of facilities  were removed and the long necks tavern that was on there and restaurant was was removed a couple years ago also so now we're we have a vacant property the existing or current property owners have been  actively marketing that property for c two uses for a while and evidently they're they're not getting any bites from anybody who for that potential use so we have an applicant in front of us tonight that is looking to change the use from sea to retail commercial type uses to an industrial use and they're asking the planning commission to afford a recommendation to council to approve that i have a couple other slides here staff is a prepared kind of the typical report noting development trends in the noting what is the existing zoning in the area in the master plan for the area etc this slide shows the existing a zoning in the area and here again the subject property commercial property on the west side of us thirty one in the thirty second street intersection here the remainder on the to the east in the south of the subject property  really kind of the french of what opens up into the very large southeast industrial park area which is all zoned to in probably some i one zone in there also but that's the large industrial yet i think that one of the think in the staff report staff is basically recognizing that the land use planning for this particular property we believe commercial uses and at least our portion of the thirty one corridor here and state staff is basically saying yes you know the master planning is outdated for this area we're in the middle of of a master plan update right now and when we should take a look at this property as well as other properties and in the corridor or and see once if they need to have their land use is changed you know to industrial or or maybe even to something else so so that's where that discussion any questions at all from planning commissioners in regards the staff is recommending that after you hold a public hearing that you do forward a recommendation to city council to rezone their property we don't have a site plan we do not do not require a site plan to a company in them well i know for sure but looking at your pretty picture there and having lots of conversation a couple weeks ago about fun intersections i'm trying to imagine for a record fifty three foot box coming out of a driveway with limited frontage trying to go north on us thirty one there could be potential site yes the applicant would like to talk to this my buyer has chosen me to be part of the l l c and it's part of an industrial company that's a local company that's been here for fifty to sixty years but they really want to keep the name of the company out of the limelight because of the employees and what the plan and building would probably the last time i talked to the president i would probably create about fifty to seventy five and so if you have any questions i'll try to answer them the best i can i do have to keep the name of the company out of the conversation for now is contingent on when we're going to build because the economy the way it is it looks like it could be within the next year but it could also be if something comes up in the next six months that would prohibit their development it could be two to three years too so the plan is to take the property and for now to get rid of th there and make it really into law and so it looks nice from us thirty one but it will be an industrial facility why do you want to rezone now you can have one on so they can they put together just a site plan showing general sighting of the building and how traffic movements would be on the property i don't think they want to do that at this point all right can you speak to any other options that they're looking at at this point or is this the only option that they're looking at right now is the only option they're looking at at this point or maybe you can speak to margins concerned about tractor seen and there will be no tractor trailers coming out of that entrance on thirty second street you have an industrial building that won't have tractor trailers coming to it i'm just saying that it isn't going to come out at that point yeah i guess i mean the site planning issues will be i mean obviously vehicle turn movements and all those kinds of questions will certainly be part of the site plan review and you know from a zoning standpoint i don't know that this doesn't make sense from just a thirty thousand foot view level if we said gee that would be an appropriate site for industrial zoning and i think with the existing industry that's there i don't see how that is a bad thing once we get to the point where there is a site plan and everybody ought to come in with eyes wide open saying that you know what one of the things we're going to look at is the issues like potentially if in fact there is tractor truck movement you know it's not going to be a simple situation where we say boy that one point of view grass is going to work out perfectly and it fits in with the zoning so therefore go for it and it's going to be a challenge i think if they're attractive truck movements but i guess i'm not willing to sort of hold up the rezone because we don't have all the site planning details worked out yet i'm ok with rezoning it because i think it makes sense in the overall outline of this particular part of the city with the understanding that if there are issues specific issues that relate to the property when it comes time for site plan just because the zoning is ok doesn't mean it's automatically going to be fine with with the unions and i understand and you've been around the development blair a few times and know how that works too so yeah and you know when it does come out who it is i  know you'll be pleased it is any other questions for  and discussion among planning commission members you may want to have a public hearing oh sorry no i totally missed that i will open the public hearing if anyone is here to speak to this a item please come well i'm just very hesitant small industrial property with that one point of access which is all we know at this point in time rezoning it without having some level of understanding of what the intensity of u is going to be on that property relative to the building and truck wells and things like that and i appreciate that they don't want to come out and say a lot of things now but i'm really pretty convinced that if they came in  concerns we would resolve this property one issue my concern is what i heard today was this may happen in six months it may not happen depending upon the economy for two or three years it may not happen in two or three years it may not happen at all and then they got a new buyer what  got then we you know it's on the dust real property i just think that we are where setting ourselves up to saying yes to something that may be problematic later on and i'd rather say yes to everything knowing what's what's all in the reasonable points and but i think reasonable minds can differ on this particular one and again if this were an industrial rezone request in a spot that didn't make sense industrially i mean i think if we were laying out the city for the first time with the existing industry or the existing uses in place i think we'd probably say investor makes a whole lot more sense here than what commercial does in the particulars of in aggressive egress those are concerns for any parcel regardless of zoning and those are things are going to have to be dealt with site plan review level and you know frankly it's going to challenge at the site regardless of what the use is so that'll be something we can we can deal with later on b look at the question of is this a good candidate site for industrial resound or industrial zoning and i have to say yes they intuitively and be we've seen the fact that you know commercial in this four corner intersection to the extent that it still exists the southwest and northwest side let's just say it's not thriving at this particular point so i think that that pretty much answers the question in terms of commercial usage as well or property usage as  well you're getting so good agreeing with me for a while you know what can i say i just i just find the whole trip traffic issue in this particular garden a false equivalency if it's commercial we're going to have predominantly vehicular traffic cars  is industrial you've got much marjory vehicles at that intersection and that they have a solution for we probably don't know what that is why there's carts in those forces and the question is which comes first well typically use them together maybe that's weird horses know what i mean but you i don't if you were just zoning this site said that seems like a good spot for industrial zoning i don't see how that is inconsistent with the adjacent uses you've got industrial across thirty second street you've got industrial behind it and the particulars of the protests of this particular parcel i think could be could be dealt with there will have to be dealt with at the point at which there's a site plan before us and they want to actually begin construction so don't get used to me agreeing with you although i'm always pl i have i have no further comments for this one would this be the time to table i make motion we table this item so future meetings we have more information point of order  the default for a table in motion as to the next regularly scheduled scheduled meeting and less you specifically dictate a date other than that so is your intent for the tabling motion to be until our next meeting yes let's table to our next meeting so hopefully we might chain some additional information all right next item under new business plan review for a new multi tenant commercial retail center for seven seventy and correction on the agenda east sixteenth street development is the applicant we were actually representing a developer when this originally got approved i think in zero eight zero nine there you are the familiar face i do recognize but yeah it was approved back there and it was that  street what we're proposing is a mixed use servile service retail building with two drive through facilities one on each end of the building the building itself is proctor eighty five hundred square feet and the site is designed with all the necessary amenities such as trash enclosure and stacking lanes and parking and sidewalks and whatnot rather than go through we applied all the what we thought were applicable site plan requirements regulations and whatnot of the code and since we submitted your staff has gone through and done a very comprehensive list of items that need to be addressed and we've had the chance to go through that list and we don't have any argument or problem with any of the items that are listed here so in essence i can either read these to you and go through those details or i could skip to the final page whatever your preference and say four years ago maybe but maybe we can make this simpler for you simple as that is going to be i think everybody we talked a lot about this with the study session and there was only one real concern that came jumping up and down i think and that is the grass onto the service drive everybody loves the idea of turning off a sixteenth onto the service drive and turning right into your lovely operation and there's some concern about the coming out of that drive  attempting to turn left onto the service drive with incoming traffic come on up and i didn't see that scott your link one thirty three south shore drive in holland that was one of meyers concerns as well with their review of our plan and we are going to have a right turn only out of that exit the answer that yes i  only ok are you going to are you going to island that or you're just going to market i believe we're going to market yes so people will be able to ignore the markings and still turn left you know i can't believe right where you're heading on the service try interact where you can either go to sixteenth street or go back to work and wires we're going to have a right turn all right there yes will there be signage across the road as well indicating you know right turn across well across a service drive so we're trying to make this is prominent as possible to eliminate right there left turns they don't control they don't i don't know i don't i don't i don't know i've you're going to control it you're either going to go with us and what people ignore the markings which they will do occasionally or you're going to build  thank you what's what's your what's your problem with making a why there will divider in the middle and i don't know that i have a problem with it oh good you know i just plowing and all that other thing it's a really difficult thing and they get beat up in two years they'll be gone i mean quite honestly that's what happens now to the curb and we've heard it in other places in the same thing is happening on city o is that city owned property no no no on other city own property we have done that where the island was required and the island is basically gone right now i can show you it like i this does require a public hearing i will open that public hearing right now to anyone in the audience would like to speak to this there is no one so i will close the public hearing and a discussion from  a third item under new business is proposed text amendment to section thirty nine dash two of the zoning ordinance regarding the definition of family planning commission is the applicants or the planning commission has in front of it tonight a small proposed text amendment that would change the definition of family which is included in section thirty nine dish two of the zoning ordinance the real reason for doing this is our current definition of family has as some requirements in there that really are not flexible for modern day living that the current ordinance only allows  that requirement and in doing so we're we're looking to change part of the definition that would that would then delete only having one kitchen facility for dwelling unit and inserting a language that says that each dwelling unit has to use common cooking facilities this does require a public hearing and staff is recommending after that public hearing you forward in a recommendation to city council to approve  definition a dwelling unit also located in section thirty nine dish to own an ordinance one room or a suite of two or more rooms designed for occupied by not more than one family and he would be the new language with substantially all of the following characteristics one mailbox entrances  living spaces full and equal access to all the home no separate independent access to only part of the home single utility connection for water sewer and electric interconnected smoke detectors throughout the home only one lease for the entire unit and occupants form a single house keeping group this was really kind of an item that came out of the rental inspection part of a community neighborhood services and the rental inspectors really feel that this would be of benefit to them as they're doing their work so staff again is recommending that you approve this after all in the formal public hearing plan nick legal water as the applicant we don't need much in the way i guess the only thing to note on this one is that the planning commission to discuss in the study session that one of the conditions is an updated and valid drainage plan of which the current plan that was passed what five six years ago would not satisfy so why suspect planning commission may approve this in reality if you have to update the drainage  plan my hunch is this plan is going to be changing if and when this project ever gets off the ground for not making it condition and getting a drainage plan for us to extend it no no i'm just i'm just sort of stating the obvious or stating what we think is obvious up here based on our earlier discussion and wanted the folks out there watching this meeting to have that understanding if they were following this issue so i would lester's discussion i would move that we approve the extension with the conditions laid out by applicant i need a motion to schedule that public right communications from staff just want to reminder the planning commission next tuesday at four o'clock will be holding their second focus group as part of the master plan update and the topic will be housing in neighborhoods