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CITY OF MUSKEGON
PLANNING COMMISSION
REGULAR MEETING
MINUTES
April 14, 2016
Chairman T. Michalski called the meeting to order at 4:00 p.m. and roll was taken.
MEMBERS PRESENT: T. Michalski, B. Mazade, J. Doyle, E. Hood, F. Peterson, J.
Montgomery-Keast, S. Gawron, B. Smith
MEMBERS ABSENT: B. Larson, excused
STAFF PRESENT: M. Franzak, D. Renkenberger
OTHERS PRESENT: C. Wagner, Best Credit Union, 1880 E Sherman Blvd.; J.
Vandenberg, CDF; K. Anderson, Civil Environmental Consultants;
T. Weber, Construction Manager; P. Sanchez, Project Engineer;
M. McDermott, MCC Athletic Director
ELECTION OF OFFICERS
A motion to retain T. Michalski as Chairperson and B. Larson as Vice-Chairperson was made by
J. Doyle, supported by F. Peterson and unanimously approved, with T. Michalski, B. Mazade, J.
Doyle, E. Hood, F. Peterson, J. Montgomery-Keast, S. Gawron, and B. Smith voting aye.
APPROVAL OF MINUTES
A motion that the minutes of the regular meeting of February 11, 2016 be approved, was made by
B. Mazade, supported by J. Montgomery-Keast and unanimously approved.
PUBLIC HEARINGS
Hearing, Case 2016-06: Request for a special land use permit to allow a drive-thru restaurant at
1887 & 1895 E. Sherman Blvd, by Chicago Diversified Foods. M. Franzak presented the staff
report. The applicant is seeking to build a Taco Bell fast food restaurant with a drive-thru at 1887
and 1895 E Sherman Blvd. The two parcels combined measure roughly 182’ x 243’, equaling
about 1.02 acres. Drive-thru restaurants that are located in B-4 districts on major streets must
receive a Special Land Use Permit from the Planning Commission and meet the following
requirements: a) a setback of at least 60 feet from the street right-of-way line of any existing or
proposed major thoroughfare shall be maintained, and b) ingress and egress points shall be located
at least 60 feet from the intersection of any two streets. The property is not located at an
intersection of two streets, but a 60-foot setback from the road must be maintained. The plan
shows a setback of just over 60 feet from the beginning of the right-of-way. The proposed building
measures 2,400 square feet and meets all applicable setbacks. The plan also meets the parking
requirements with 44 proposed spaces. There is proper ingress and egress to the site, with two
curb cuts to Sherman Blvd, each allowing for one-way traffic. There is also an addition
ingress/egress from the back of the property to the south. There is proper stacking spaces for cars
for the drive-thru. The landscaping plan goes above and beyond ordinance requirements and the
dumpsters will be screened with a fence and landscaping. There are no sidewalks on this property,
nor are there any on the adjacent properties on Sherman Blvd. The Fire Marshall has noted that
the closest available fire hydrant is in Fruitport Township jurisdiction behind this property. He
states that the developer may need to submit a letter of request to Fruitport Township to calculate
this fire hydrant into their fire protection requirements. The Department of Public Works has noted
that the City of Muskegon water and sewer utilities are located in Sherman Blvd, but the plans
show the restaurant hooking up to Fruitport Township utilities. They recommend checking with
Fruitport Township for permission to hook up to their utilities. Notice was sent to properties within
300 feet of the subject properties. Staff received one comment from Best Financial Credit Union,
located at 1880 E Sherman Blvd. They have concerns about traffic coming from the east; they
have noticed that when cars turn left into Wendy’s (located just west of the proposed Taco Bell),
it cuts off access to their property. The credit union can have up to 400 ATM transaction per day,
in addition to over several hundred inside transactions. They have noticed a car accident at least
once every quarter.
T. Michalski asked why they would be hooked up to Fruitport utilities. M. Franzak stated that this
area was right on the border of Muskegon and Fruitport Township, with Township property located
directly behind the subject property. C. Wagner represented Best Financial Credit Union and
discussed traffic congestion in the area. They were not necessarily opposed to new development,
but they were concerned about the added traffic interfering with access to their property. Staff and
board members discussed possible solutions to the traffic issues and determined that the Muskegon
County Road Commission controlled Sherman Blvd. J. Vandenberg described the proposed
restaurant and layout. He stated that curb cuts were already present on the lot, and he didn’t think
that a new Taco Bell restaurant at that location would negatively affect credit union traffic. As far
as utilities, he stated that someone from Fruitport Township suggested that they hook up to
Fruitport utilities, since City utility hook-up would require disruption to Sherman Blvd.
A motion to close the public hearing was made by B. Mazade, supported by B. Smith and
unanimously approved.
A motion that the Special Land Use Permit for the drive-thru restaurant at 1887 & 1895 East
Sherman Blvd. be approved as proposed with the conditions that 1) the two properties must be
combined, and 2) all utility hook-up and fire hydrant concerns listed in the site plan are addressed
before a building permit is issued, was made by B. Smith, supported by E. Hood and approved,
with T. Michalski, B. Mazade, J. Doyle, E. Hood, F. Peterson, J. Montgomery-Keast, S. Gawron,
and B. Smith voting aye.
NEW BUSINESS
Case 2016-07: Request for a site plan review for an addition to the gymnasium and a new practice
baseball field at 221 S. Quarterline Road, by Muskegon Community College. M. Franzak
presented the staff report. The applicant is seeking approval for a 39,566 square-foot, 2-story
addition to the current gymnasium. The proposed practice baseball field measures 150 x 240 feet
and will be located just north of the existing baseball field. The plans meet all applicable setback
requirements. The property is zoned RM-1, Medium Density Multiple Family Residential, as is
the rest of the Muskegon Community College campus. The plan calls for the removal of 30 parking
spaces to the west of the current gymnasium and some realignment of a few parking spaces to the
south; however, the campus already has more than enough parking spaces to meet the ordinance
requirements. The plan also calls for the removal of several canopy trees, but these will be replaced
around the building and in new landscape islands in the parking lot. The Engineering Department
has approved the stormwater management plan. A retention basin will be located just west of the
proposed practice field. The Department of Public Works has noted that master meters need to be
installed at the Quarterline service connection and on the new Marquette service connection. All
internal meters will be eliminated.
P. Sanchez described the site and provided renderings of the building. He discussed the uses for
the building and the parking. J. Doyle asked if the building would be open to the public. M.
McDermott stated that the college planned to sell a limited number of gym memberships to the
public. They also planned to have a primary care medical office on site.
A motion that the site plan for the building addition and practice field addition at 221 South
Quarterline Road be approved with the conditions that 1) Master meters be installed at the
Quarterline service connection and on the new Marquette service connection, and 2) the Fire
Department conditions are met: Specifically, fire flow water supply testing shall be conducted and
data submitted to the local Fire Marshal and the contracted fire protection/suppression company
and at least one fire hydrant shall be located within 150 feet of the fire department connection
straight away with no turns or obstructions, was made by J. Doyle, supported by S. Gawron and
unanimously approved, with T. Michalski, B. Mazade, J. Doyle, E. Hood, F. Peterson, J.
Montgomery-Keast, S. Gawron, and B. Smith voting aye.
OLD BUSINESS
None
OTHER
None
There being no further business, the meeting was adjourned at 4:30 p.m.
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