Planning Commission Minutes

Members Present: S. Versluis, D. Brown, C. Gornowich, J. Hickey, Chairman; M. Slaughter, T. Greeno, C. Rypma, and M. Houseman.

Chairman Hickey opened the meeting and Member Slaughter gave the invocation.

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

Chairman Hickey read the above-noted text amendment to amend Section 94-308 (c) (3) of Chapter 94 of the Code of Ordinance, City of Walker with respect to street trees in site condominium projects.

Planner Wash reviewed the staff report and related that this item has been reviewed and forwarded to us for a public hearing by the Ordinance Committee. He related that this would link the site condo ordinance with the recently adopted street tree ordinance, thus this amendment would require site condos using public streets to follow the Walker Street Tree Ordinance.

Chairman Hickey stated he was concerned about number 4. under (c) Specifications regarding the planting of trees within 15 feet of the intersection. Planner Wash stated that staff makes sure there is clear vision at the corners.

Member Gornowich read the amendment as proposed under Section 94-308 (c ) (3) of Chapter 94 of the Code of Ordinances that states:

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

There was no public comment.

Motion by S. Versluis, supported by M. Houseman, to forward a favorable recommendation of the above-noted text amendment to the City Commission. Motion carried unanimously.

Chairman Hickey read the rezoning request from SA, Suburban Residential, Single Family, to ORP, Office, Research & Parking for a concept plan for the construction of a 12,000 square foot 2-story office building for property located at 1550 – 3 Mile Road, N.W.

Planner Wash reviewed the staff report and an aerial overview of the subject parcel as well as the surrounding area including zoning and land uses. He indicated that all adjacent land east of Bristol is zoned SA. West of Bristol is a combination of AA, ML, MP, SA and RPUD-2 zoning in the neighborhood. Nearby land uses include Fire Station #3, a large church campus, an existing single-family subdivision to the south, and west of Bristol is a mixture of land uses, including a school campus and several industrial developments.

Planner Wash related that the site is master planned for "Low Density Residential" uses, which suggests subdivisions up to 4 units per acre. Wash felt that we need to look at the entire fabric of the local neighborhood and its relationship to the rest of the City of Walker, and determine if things are fitting together in a complimentary manner or not, as well as what changes are on the horizon. He related that the applicant has supplied a sketch of a conceptual 12,000 sq. ft. two-story office building and reminded the Planning Commission that they should consider all of the uses permitted in the ORP zoning district, not just the conceptual sketch.

Wash then referred to the criteria when considering a rezoning request. He stated that this proposal is located in a changing area and we can make a decision now on the rezoning, or table it until we finish the master plan for neighborhood #1.

Richard Craig, of Craig Architects, was present on behalf of West Michigan Family Practice. He stated it is their intent to build a 12,000 sq. ft. office building, occupy one-half of the space and lease out the other half. He indicated that they would build a residential style building and have talked to neighbors about their concerns regarding back yards on the south side of the property. Mr. Craig stated that they would utilize a fence on this side. He indicated that West Michigan Family Practice is currently located in Alpine Township. Mr. Craig feels that this would be a compatible use with the surrounding neighborhood. He related that he is available for questions regarding the proposal.

Dr. Steve Lassiter, one of the partners of the practice, stated that currently his office is located in Alpine Township, and he has been serving Walker patients for years. He felt this traditional family practice would fit in nicely with the community

with no night or weekend hours. He indicated that they would be sensitive to lighting and noise levels and would serve as a buffer between busy 3 Mile Road and the residential neighborhood.

Dr. Lassiter stated that he needs a decision made as his current lease will expire soon and he is under a time crunch. He would like to proceed forward and appreciates the City’s understanding.

Planner Wash related that we will have our second master plan meeting on the 27^th and will have another meeting before we adopt the master plan amendments.

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

Bernie Smith, 3320 Leonard St., stated that he owns the property on the west side of Bristol and spoke favorably of the request. He stated that we need doctors in the area and since we have widened 3 Mile he feels the purpose is excellent.

Robert Wisniewski, north of the expressway, stated that his mother owns property just south of this proposal. He indicated that he might ask for commercial zoning if this request is approved. He felt that a doctors office would be better located in the Walker/3 Mile area.

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

Chairman Hickey stated that this site requires access management and 2 driveways should be looked at. He felt that we should go with Planner Wash’s recommendation and wait until after the master plan discussions. Mr. Hickey stated that Richard Craig could then come back and give us a better idea of what the building would look like. Chairman Hickey stated that we do want a medical building and we will give it good consideration.

Member Slaughter stated that we want to be mindful of the applicant’s timelines and feels there could be a balance and get some resolution to the proposal.

Planner Wash stated that after the second meeting, we will have a draft map and draft text. He felt that at the second Planning Commission meeting in August, we would have a more informed idea, and by November have formal approval for this area.

Member Houseman asked Member Rypma if his business office building east of 3 Mile is occupied? Member Rypma stated that his office is full.

Dr. Lassiter stated that all of the office space in his building will be medical with his office on the first floor and he will lease out another floor to a physical therapy or medical lab. He stated that he had looked at property off of Walker and Three Mile but it is too expensive and he can’t compete with bigger doctors.

Chairman Hickey asked architect Craig if he would bring an elevation plan of the building to the August 17^th meeting? He agreed.

Motion by C Rypma, supported by M. Slaughter, to table this request until August 17^th. Motion carried.

At this time, Mayor VerHeulen, on behalf of the City Commission and Planning Commission, read a plaque given to Mike Slaughter recognizing his dedication and years of service on the Planning Commission. He stated that the City appreciates what he has done for many years and wished him all the best.

Chairman Hickey read the request for consideration of approval of a site plan for the new City of Walker Fire Station located at 4075, 4095, 4101, 4111 Lake Michigan Dr.

Member Houseman abstained due a conflict of interest on the request.

Planner Wash reviewed the staff report and related that Dwight Huskey will give a presentation on behalf of the City’s request. He indicated that the city has received a variance for a 35’ front setback that was approved unanimously. Wash related that the C-3 District requires a 100’ front setback and there is not a building in Standale with a 100’ setback. He stated that the City received approval from the DDA for a market analysis of the area to supplement the master plan.

Dwight Huskey, of Paradigm Design, reviewed the plans including the basic parameters of the design of the building. He indicated that Brian Holloman, Civil Engineer, made changes to accommodate Planner Wash’s report.

Mr. Huskey reviewed the 3 areas of the building including the 2-story administration and community center with the lower level for fire house needs. Some of that will accommodate a future 24-hour station. Mr. Huskey stated the building houses a fairly significant community center, and the 3 bays plus a future 4^th bay to the east side.

Member Greeno, asked why "future" 4^th bay, and why not add the $140,000 bay now, and felt that would make more sense.

Dwight Huskey stated that there is enough staffing area in front of the building, and training and showcasing of the equipment, and adequate parking and community parking. He reviewed the major access drive off of Kinney Ave. across from the Panopolous Salon where the trucks will access after a fire call to the back of the building.

Mr. Huskey then reviewed the landscape plan and indicated that they worked hard to maintain green space, with good plantings along the building. He reviewed the area at the back end of the property where they plan to incorporate some street trees. He also reviewed the area of the retention basin to serve this property and Panopolous to the east and possibly to the north for future city functions.

Member Greeno asked if the 4^th bay was added later, would it be an open bay? Mr. Huskey stated yes, but if we built it now it would be enclosed.

Mr. Huskey related that the building is designed as a red brick fire house with the administrative part of the building in white with 2 stories of windows at the west end. He felt that this may be a catalyst for rebirth of the corridor.

With respect to the engineering items, Mr. Huskey stated that they will comply with the items in Scott Connors memo dated 7-13-05. It was determined to make the items in the City Engineer’s memo a condition of approval.

Member Greeno stated that the 8x8 office areas seem too small. He would like to see the rooms enlarged by 2 feet. Mr. Huskey stated that they could take the comments back to the Building Committee. Member Greeno stated that he would like to see things done right.

Member Houseman stated that the stage inside of the building is still evolving and currently they are focusing on exterior building functions. He suggesting making suggestions to the City Commission and Manager VanderMeulen regarding the apparatus bay and office sizes. Member Houseman stated that he is trying to support the right thing now.

Motion by T. Greeno, supported by M. Slaughter, to approve the Fire Station #2 site plans, as they do meet the standards set forth In the City of Walker Zoning Ordinance with the condition that all items are addressed in City Engineer’s memo of 7-13-05, and an advisory comment of proposing the building of the 4^th bay and expand the 8x8 rooms. Motion carried 7-0 (M. Houseman abstained).

Chairman Hickey read the above-noted request for site plan review for a plan alteration for the Millenium tunnel car wash at 2658 Alpine Ave., N.W.

Planner Wash reviewed the staff report and related that we reviewed the original plans for the car wash in 2002. He related that this is a complicated site with a 50’ wide lot.

Planner Wash stated that the applicant is looking to add a 2,000 square foot addition to the north side of the site for a full service area. Planner Wash reviewed the site plan of the addition as well as the new circulation pattern, signage modification and addition of traffic islands to establish a positive circulation for the site.

Planner Wash reviewed the staff analysis including: reducing the throat of the drive exiting the detail shop to a maximum of 16’ face to face with left out only turning movements, align the drive exiting the detail shop to safely create an intersection into the stream of vehicles entering the car wash queue. Add a "Left Turn Only" and stop sign/striped stop bar where the drive exiting the detail shop intersects the main queue traffic channel. Add one "Do Not Enter" sign on the west side of the drive exiting the detail area. Extend the island to the main car wash building via a raised concrete island to ensure emergency ingress/egress for vehicles in line. Also required is a future proposed cross access easement for eventual possible access to 3 Mile Road.

John Rudell reviewed an updated site plan showing the full service addition which provides vacuuming inside, wiping dashboards down and polishing glass and express dealing such as carpet cleaning, etc. He stated that he is trying to establish his business in the area. He explained the car wash to detail operations and the circulation pattern of the vehicles. Rudell stated that this is an opportunity for him to invest in south Alpine Ave.

Member Greeno asked if waxing would be part of the detailing process? John Rudell stated not at this point, at least not on the weekends.

Member Gornowich asked where the drivers are when this is happening? John Rudell stated that they stay with their vehicles, or step out into the waiting area and drive the cars out themselves.

Zach Voogt, of Moore & Bruggink, on behalf of the applicant, stated that they have extended the retention pond by 200 cubic feet, and he submitted the detention calculations and Scott Conners signed off on the plan.

Member Gornowich asked who is participating in the cross access? John Rudell stated that Burger King owns a land lease with another corporation who owns the land and he doesn’t think it is possible for cross access at this time.

Planner Wash stated that when Burger King comes in the future, we will get cross access out to 3 Mile.

Member Slaughter felt that this was a convoluted plan and he is uncomfortable with all of the turns.

Member Houseman stated that he has built many auto washes and felt it is pretty well planned with rare interference of cars coming out.

Member Greeno stated that the turning templates have to conform with proper turning radius. Zach Voogt agreed. Wash stated that we should make the staff memo a condition of approval.

Member Rypma asked if the existing bay intended for detail? John Rudell stated yes, it is currently used for storage but he needs 2 bays for detail work.

John Rudell stated that the turning templates can be worked out. His property is tied in with the Valvoline property next door, but there is no access to 3 Mile.

Planner Wash suggested working on the details of the easement now for future access.

Motion by C. Gornowich, supported by C. Rypma, to approve the Millennium Car Wash site plan dated 7/5/05, as it does meet the standards set forth in the City of Walker Zoning Ordinance with the following conditions: The applicant agrees to all conditions noted in the City Planning Directors letter dated 7-8-05. Motion carried unanimously.

Planner Wash reminded the Planning Commission of the upcoming master plan meeting on Wednesday, July 27, 2005 from 6:00-8:30 p.m. We will have an update from LSL Planning on the outcome of the first master plan meeting and will have a draft master plan map and concepts as well.

Planner Wash stated that we have 2 new Planning Commission members who will start at the August 17^th meeting, Mary Ann Ferris-Young in the 1st ward and Mark Huizenga in the 3^rd ward.

Motion by T. Greeno, supported by D. Brown to adjourn at 9:15 p.m. Motion carried.

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Adminstrative Approval Carole Gornowich, Secretary

Walker Planning Commission