Planning Commission Minutes

Planning Commission
Regular Meeting
May 4, 2005
7:00pm

Members Present: S. Versluis, D. Brown, M. Houseman, J. Hickey, Chairman; C. Rypma, T. Greeno, M. Slaughter, and C. Gornowich. Also Present: F. Wash, Plannning Director, and P. Dlouhy, Planning & Engineering Aide. Absent: S. Conners, City Engineer.

Chairman Hickey called the meeting to order, and M. Slaughter gave the invocation.

Approval of Minutes – April 20, 2005

Motion by C. Rypma, supported by M. Slaughter, to approve the above-noted minutes as printed. Motion carried unanimously.

Case #05-413: Springhill Commerce Park IPUD Amendment – Public Hearing

Chairman Hickey read the above-noted application requesting a final area site plan amendment of the IPUD to allow the construction of an 8,880 sq. ft. 2-story office building on Parcel J of the park, located at 2735 Walkent Ct.

Planner Wash reviewed the staff report and the plans and related that the applicant had been before us regarding Parcel I & J, and has adjusted the site plans for a 2-story office building consisting of an 8,800 sq. ft. with a brick façade on Parcel J in this industrial planned unit development. He related that the applicant is also asking for an identical building on Parcel I. Wash explained the procedural aspects of the request, and indicated that the plans were reviewed by the site plan review subcommittee.

Planner Wash stated that Parcel I would either undergo future site plan review, or if the Planning Commission decides to approve both identical buildings tonight with the stipulation that both are under construction within 1 year.

Planner Wash indicated that the proposed monument sign was too large and recommends limiting the Parcel J monument sign to 6 feet tall by 8 feet wide. He felt that this would compliment the existing Macatawa Bank monument sign which he provided a drawing of in the packets. Wash stated that the developer should work with the City towards a complementary sign package, and approved by him prior to issuance of a sign permit.

Wash stated that the comprehensive shared driveway and cross access easement documents will need to be signed before a building permit is obtained. He related that the Escrow Policy would then be in force and the developer would pay for services of the Walker City Attorney.

Planner Wash then reviewed Scott Conners memo dated 4-28-05, including:

Chairman Hickey asked, if we approve both buildings, is the monument sign for both of these buildings, or is there another sign requested? Member Houseman stated that 2 signs are shown on the plans, 1 for each building.

A.J. Veneklasen stated that he would like to receive approval for both building I and J tonight. He indicated that Building J sold to a mortgage company with plans to occupy the first floor and bring in other businesses. Mr. Veneklasen stated that they will have 2 easements for driveways in front and back, exiting onto Walkent, Walker Ave. and 3 Mile. He hoped to sell Lot I within the next year. Veneklasen related there will be different owners and occupants in each building.

Mr. Veneklasen then reviewed the front building elevation revealing a red brick exterior with a green metal roof.

Chairman Hickey asked if there was adequate parking? Planner Wash stated that there was more parking then required for an office development.

Motion by M. Houseman, supported by M. Slaughter, to open the public hearing. Motion carried.

There were no public comments at this time.

Motion by M. Slaughter, supported by M. Houseman, to close the public hearing. Motion carried.

Member Houseman stated it would be to our advantage to approve the twin building, but he prefers to have a 2-year construction limit.

Member Greeno stated that the grades would work better on the 2 sites, and he likes the brick façade.

Chairman Hickey asked if Scott Conners had reviewed the engineering for both sites I & J? Planner Wash related that both sites were planned from an engineering standpoint.

Member Greeno asked why the parking has to be out in the front of the building?

Member Houseman stated that the building is away from 3 Mile and you wouldn’t be able to see the whole building.

Motion by M. Houseman, supported by T. Greeno, to approve the Springhill Commerce Park Final Area Site plan amendment dated 4-25-05, to allow the construction of a 2-story office building on Parcels I at 2142 – 3 Mile Rd., N.W. & J at 2735 – 3 Mile Rd., N.W., plus the outdoor lighting plans dated 4-25-05 and the exterior building elevation drawing dated 4-25-05, with the following conditions of site plan approval: The applicant agrees to all conditions noted in the City Planning Director’s letter dated 4-28-05, the City Engineer’s letter dated 4-28-05, and a 2-year limit for construction permits. The following Findings of Fact: The FASP conforms to the 1998 City of Walker Master Plan. The proposed office use is compatible with other zoning and land uses in the area. Development trends in the area are consistent with the FASP approval. Motion carried unanimously.

Case #05-414: Halligan Contractor Service – Site Plan Review

Chairman Hickey read the application requesting site plan approval of a proposed 11,990 sq. ft. industrial multi-tenant building consisting of (8) 1,500 sq. ft. suites located at 3921 – 3 Mile Road.

Planner Wash reviewed the staff report and the plans and related that the plans have been reviewed at the site plan review meeting. He related that the 1-acre parcel is located on the north side of 3 Mile, west of Fruit Ridge. The proposed use for the site is for a home base for smaller industrial/contractor companies.

Planner Wash reviewed the landscaped plan and building elevations. He related that the property is zoned for ML uses. He then explained the procedural aspects of the request.

Included in the staff analysis and recommendation, Planner Wash suggested that a note should be added to the final site plan, stating that all equipment, inventory and vehicles under-going repair will be stored inside the building, as the ML district does not allow outdoor storage of materials.

Planner Wash then reviewed Scott Conner’s report dated 4-28-05 regarding fire protection, enlarging the driveway from 26’ to 30’, reduction of driveway grade to 4-5%, and stormwater management issues which can be addressed in the stormwater permit process. Wash related that the applicant has provided us with a construction schedule.

Chairman Hickey asked if 3 windows could be added to the south elevation (facing 3 Mile), as currently it is a blank wall and he would like to see it dressed up?

Chairman Hickey asked about the 14" maple on the landscaped plan? Planner Wash stated that he wants to preserve as much of the existing landscaping as possible, and try to develop appeal from the expressway right-of-way.

Member Brown stated that they aren’t utilizing much landscaping in the front? Planner Wash related that the standard 2.5" caliper autumn blaze maples are shown along 3 Mile and 2 spruce trees to remain, with mature vegetation on the sides and back.

Chad Rietberg, Realtor, stated that since they are 450’ away from the nearest fire hydrant, the fire chief at the site plan review meeting requested that an additional hydrant be required. Mr. Rietberg asked if there would be any relief from that requirement? Planner Wash stated that the fire chief asked for the hydrant at the site plan review meeting and that relief should be obtained from the fire chief, as it is out of the Planning Commission’s authority.

Chairman Hickey asked if the building would be sprinkled? Mr. Rietberg replied no as it is under 12,000 square feet. Chairman Hickey stated that the applicant could talk further to the fire chief about the hydrant situation before the building permit process.

Mr. Rietberg stated that they had another possibility for Item No. #5 in Scott Conners memo dated 4-28-05, in lieu of a catch basin. It was determined that the applicant would need to work out the details with the City Engineer for his approval.

Motion by M. Houseman, supported by C. Rypma, to approve the site plan packet dated 4-25-05 for Halligan Contractors Services, as it does meet the standards set forth in the City of Walker Zoning Ordinance, with the following conditions of site plan approval: The applicant agrees to all conditions noted in the City Planning Director’s letter dated 4-28-05, City Engineer’s letter dated 4-28-05, the fire hydrant location be reviewed by the fire chief, and the first flush system be cleared up by the applicant and Scott Conners. Motion carried unanimously.

Case #05-415: W.S. Reed Co./Commercial Equipment – Site Plan Review

Chairman Hickey read the application requesting site plan approval of a proposed 20,000 sq. ft. warehouse with an attached 20,000 sq. ft. office building located at 2149 – 3 Mile Road.

Planner Wash reviewed the staff report and the site plan. He stated that it is always nice to see current businesses expand. The property is located on 3 Mile and Walkent Dr. The applicant plans to adjust the property lines and build a 20,000 sq. ft. warehouse with an attached 20,000 sq. ft. office building to be used for high tech assembly, sales and service of electronic imaging equipment. Wash reviewed the landscaping and lighting plan along with the site-grading plan. The applicant will be reworking the westerly drive, adding sidewalks, and landscaping.

Wash related that the plans have been reviewed at the site plan review meeting. He explained the procedural aspects of the request.

Staff recommends as a condition of approval that the landscaped areas will be watered via an underground irrigation system.

Planner Wash then reviewed the City Engineer’s memo dated 4-28-05, with regard to missing stormwater calculations on the site plan for the existing portion of the site, lack of storm sewer in the existing parking lot, and that the driveways on the opposite side of Walkent be shown on the plan for purposes of reviewing the proposed driveway location.

Wash reviewed the landscape plan with a lineal planting of street trees conducive to an urban setting along 3 Mile. He related that the buffer zones apply with a line of blue spruces to the north.

Mike & Tom Reed, applicants, were present, along with representatives from Exxel Engineering and Pioneer Construction.

The Reeds related that they met with the site plan review committee, and they hope to develop this lot. The Reeds plan to transfer development from Grand Rapids to Walker adding 60 jobs. They plan to relocate W.S. Reed to the south of the new building and deal with the other parcel separately. They are hoping for landscaping concessions with the parcel on 3 Mile as well as the sidewalks on 3 Mile. If they sell that parcel, they feel it should be the new owners responsibility.

Mike Reed stated that the pines along the one side will be too many. The police department wanted the building lighted, and he feels that too many trees are proposed.

Chairman Hickey stated that we all strived to implement the new ordinance for landscaping, and we want to dress up the buildings in the City.

The majority of the Commissioners are in favor of as much landscaping as possible. Member Houseman felt that the applicant shouldn’t have to improve a site that they are not going to keep. Houseman stated it is zoned industrial, and if they tear it down, all the landscaping will go to waste.

Chairman Hickey stated that the detention pond will require landscaping.

Member Greeno stated that he fought for the landscape ordinance, and it deals with buffers and lighting. We can only improve one building at a time. He wants to have a beautiful City to live and work in.

Member Rypma asked, if they weren’t putting the detention basin in, would there be a requirement for landscaping?

Planner Wash stated that the proposed basin is on the property where the new building is proposed. He reviewed the landscape plan showing the street trees along the site and sidewalks from the northerly corner down to 3 Mile. Wash related that the extra street trees along 3 Mile Road weren’t required, but are shown on the plan.

A representative from Pioneer Construction stated that his interpretation of the site plan review notes included all of the trees on 3 Mile Road as shown on this plan. He understands there might possibly be fiber optics in this area.

Member Rypma stated that the applicant shouldn’t have to landscape his existing W.S. Reed site that he plans to sell.

Planner Wash stated that reducing the amount of buffer is left to the discretion of the Planning Commission.

Member Slaughter stated that he is concerned about the issue of fairness on a piece of property he is going to vacate. He felt that maybe we could revisit the buffer and yield to common sense, and get the same result we are looking for.

Member Versluis stated that this may be our only window of opportunity to get more vegetation, and we have the leverage to beautify the parcel. Planting of trees is never overkill in his opinion.

Member Gornowich suggested substituting the buffer to the west and not ask for anything additional on that lot line, and thin the buffer along 3 Mile Road.

The representative from Pioneer stated that some blue spruces could be added, but not as many as on the plan.

Member Versluis stated that Bank West would be able to see through the buffer in the winter then.

Member Houseman suggested that the applicant could agree to put in the buy-sell to bring it up to the Walker Ordinance for landscaping.

The Pioneer representative stated that it would cost $16,000 for added landscaping if they do what was asked for at site plan review.

Chairman Hickey suggested reducing the trees along the west property line by 50% and the landscaping on 3 Mile and Walker as shown, and all the sidewalks must be installed.

Motion by C. Rypma, supported by S. Versluis, to approve the site plan dated

4-25-05, for W.S. Reed/Commercial Equipment, as it does meet the standards set forth in the City of Walker Zoning Ordinance, with the following conditions of site plan approval: The applicant agrees to all conditions noted in the City Planning Director’s letter dated 4-26-05 and City Engineer’s letter dated 4-28-05, and maintain landscaping on the site plan for the east and south boundaries and reduce by 50% on the west and north boundaries. Motion carried unanimously.

Case #05-416: Keizer Equipment – 3455 – 3 Mile - Site Plan Review

Chairman Hickey read the above-noted application for site plan approval for outside storage and drainage issues.

Planner Wash reviewed the staff report and related that this is a pre-existing building on the north side of 3 Mile east of Mullins Court. He explained that the applicant’s proposed business would not be allowed in the ML district due to the nature of the outdoor storage and display of Kubota equipment for sale. Wash related that the applicant received a "judged similar" variance from the Zoning Board of Appeals on March 10th, 2005. One of the 5 conditions imposed by the ZBA was to undergo site plan review process.

Planner Wash reviewed the site plan including the existing building for the pre-existing business with 2 pre-existing driveways, plans to repave the parking area to a slided -gated area for outdoor display. The layout also included fencing, sidewalk, and landscaping details, and a general grading plan. He related that a 125’ "no disturb" area is proposed adjacent to the I-96 right-of-way, and staff had originally proposed a 200’ "no disturb" buffer at the site plan review committee meeting. Wash reviewed the large wetland area on the northwest corner of the property, and the request is to remove all natural vegetation on that site down to the expressway line.

Wash explained the procedural aspects of the request, and related that the site plan review committee has reviewed and approved this plan.

From a staff standpoint, Planner Wash related that he is willing to accept the 125’ "no disturb" area along I-96 with the following conditions:

Wash then reviewed Scott Conners memo dated 4-28-05, and Item 2, with regard to the design for the outdoor storage of new equipment area, and the need to extend the 6’ crushed concrete/slag storage lot to this area with a 15’ wide path. This path should be extended to storage pads that should also receive 6" of crushed concrete/slag at a minimum. Also a professionally designed soil erosion plan will be required to ensure that erosion control blankets and other controls are in place to protect the water body.

Jerry Keizer, applicant, was present and related that his business hours are 7:00 a.m. to 5:30 p.m. on Monday thru Friday, and 7:00 a.m. to 3:00 p.m. on Saturday, with no Sunday hours. He is excited to have this opportunity to remain in the City of Walker. He stated that all of the conditions from the ZBA are contained in the general site notes on the plan.

Chairman Hickey asked about signage? Planner Wash related that on the southwest corner of the site, a new pylon sign is proposed and will require a building permit.

Member Gornowich asked the applicant if there would be any problems following the City Engineer’s recommendation for extending the slag?

Joe Grouchowalski, of Omega Design, stated that his client wanted to clear out the thorny bush hillside and plant grass there. He related that they were going to do the main area in crushed concrete, and they plan to use some of the rest of the hill for storage of equipment. Mr. Grouchowalski stated that City staff wanted 200’ of no-disturb area, but the applicant wanted that area for storage. He reviewed the area on the plans for an access drive for people to be able to access to maintain the billboard. In the areas where the equipment would be stored, they prefer not to have crushed concrete. The applicant would prefer to mow and keep the hill groomed and would like to be able to remove wild thorn bushes.

Chairman Hickey asked Mr. Keizer if he agrees with the conditions of the ZBA including the grading? Mr. Keizer reiterated that he wants to mow and groom the hill.

Member Greeno read Item 2 in Scott Conners memo dated 4-28-05 regarding the need for a professional plan for soil erosion. Member Houseman stated that geo-textile fabric is shown. Member Greeno stated that the City Engineer is asking for more soil erosion control. Member Houseman agreed with the crushed concrete in the back, but feels we should allow him to mow the hill and grow grass, as the hill contains thorny plants. Houseman feels that Scott Conners concern is that it will be torn up and washed down, but it will stay within the crushed concrete.

Planner Wash stated that his experience has been that a violation of the site plan occurs with most outdoor storage and display businesses. People’s perception of a community is from the road right of way. Wash stated that it is difficult to enforce a no storage area. His professional experience is to prevent such problems rather than having something that isn’t enforceable.

Member Slaughter stated that we should remain mindful of Scott Conners professional judgment and his concern about erosion. He prefers to make any decision subject to Scott Conner’s approval.

Joe Grouchowalski stated that there will be crushed concrete under where the equipment will be stored. He indicated that there will be some minor remodeling with the leveling of the step approaches to match the building.

Motion by M. Houseman, supported by C. Gornowich, to approve the site plan dated 4-22-05 for Keizer Equipment, as it does meet the standards set forth in the City of Walker Zoning Ordinance with the following conditions of the site plan approval as follows:

Motion carried unanimously.

Commissioner & Staff Update

Planner Wash related that Langworthy-LeBlanc was selected as the master plan consultant in the RFQ process and will be recommended to the City Commission.

Wash related that there were 200 people in attendance at the recent south Walker meeting. He asked the question, how many in the audience would be comfortable explaining the planning and zoning process to someone? No one raised his or her hands. He hopes at the end of the planning process for people to have a better understanding of the process.

Wash indicated that the July 6 meeting will be cancelled.

Adjournment

Motion by T. Greeno, supported by C. Gornowich, to adjourn the meeting at 9:00pm. Motion carried.

_______________________________ ____________________________

Administrative Approval Carol Gornowich, Secretary
Walker Planning Commission

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