Planning Commission Minutes

At 6:00 p.m., MDOT consultants gave a presentation of the draft findings and recommendations on the MDOT-M-11 Access Management Study.

The regular meeting of the Planning Commission began at 7:00 p.m.

Members Present: S. Versluis, D. Brown, C. Gornowich, M. Houseman, Vice-Chairman; M. Huizenga, C. Rypma, and T. Greeno. Absent: J. Hickey and M. Ferris-Young. Also Present: S. Conners, City Engineer, F. Wash, Planning Director, and P. Dlouhy, Planning Assistant.

Vice Chairman Houseman opened the meeting and C. Rypma gave the invocation.

Motion by C. Gornowich, supported by D. Brown, to approve the above-noted minutes as printed. Motion carried.

Vice-Chairman Houseman read the application for a Final Area Site Plan amendment of the Dreamscapes Mixed Planned Unit Development plus a commercial and office site condominium to divide the property, located on the east side of Walker Ave., between I-96 and 4 Mile Road, at 3300, 3314, 3354 and a portion of 3290 Walker Ave.

Planner Wash reviewed the staff report and related that this is a request for a commercial land division using a site condominium proposal to divide the lots to be sold for commercial and office uses.

Wash explained the procedural aspects of the request. He then reviewed a color-coded plan of the business retail condo, which will include a restaurant, bank and drugstore. He also reviewed color-coded office condo plans, which will be located on the back part of the property, including 3 main lots and a 4^th large contractible lot area. Wash stated that the applicant is requesting land divisions without current street frontage for three office condo lots. Wash then reviewed the plans showing the footpads for Grand Rapids Ophthalmology, medical and dental offices including the shared parking areas.

Planner Wash related that the City Attorney is in the process of reviewing the master deeds for the site condos.

Member Gornowich asked if we approve the preliminary site condo plan, would they need any more approvals for Phase 3? She asked, could they sell it? Also, how do we get a residential condo project in the MPUD? She felt that when we approved this project, we approved it with the idea of residential being built.

Planner Wash stated that there are three possible futures, all including residential either in the contractible area or as part of the village center plan.

Member Houseman stated that we still have the leverage of condos if there are no residential areas left in this development, but rather to the north. Wash related that this is designated as a high-density residential area, and if it goes to somebody else, then we will be looking at the surrounding piece for a high- density residential area.

Bill VandenBerg stated that he has received and reviewed the memo from City Attorney Butler. He indicated that it is the intent to sell the contractible piece, and there is a clause in the buy/sell that it may include, but not be limited to, a residential use.

Motion by C. Rypma, supported by T. Greeno, to open the public hearing. Motion carried.

There was no public comment.

Motion by C. Rypma, supported by T. Greeno, to close the public hearing. Motion carried.

Motion by C. Gornowich, supported by T. Greeno, to approve the final area site plan amendment for the Dreamscapes MPUD retail and office land divisions via site condo, as it does meet the standards set forth in the City of Walker Zoning Ordinance, with the following Findings of Fact (Section 94-213-(6):

Based upon the approved modifications to the plan, the design and intent of the original Dreamscapes project is preserved while allowing ownership flexibility for the present and future office and retail tenants. Motion carried 7-0

Motion by C. Gornowich, supported by T. Greeno, to approve the preliminary Dreamstage Business Retail and Business Office site condominium projects, as they do meet the standards set forth in the City of Walker Zoning Ordinance with the condition that the City Attorney approve the final master deed. Motion carried 7-0.

Vice Chairman Houseman read the application requesting a final area site plan amendment of the Arsulowicz Brothers Commercial Planned Unit Development to allow the development of a 9,173 square foot proposed retail store located at 3579 Remembrance Rd., N.W.

Planner Wash reviewed the staff report and the plans and related that the existing Arsulowicz Funeral Home is immediately to the southeast of this site, and this is a modification to the original final area site plan to permit a Dollar General store on the northwesterly side of the funeral home.

Wash reviewed the procedural aspects of the request, and indicated that this is a public hearing. Wash related that the site plan review committee has reviewed this plan. He reviewed the staff analysis and recommendations as noted in the staff report, including the conditions of approval as noted.

Member Rypma asked about the future parking shown on the plan and potential conflict in zoning based on the square footage. He asked if we can get around this with the CPUD? Planner Wash related that our ordinance specifies 1 space per 100 square feet and many others are 1 space per 400-500 square feet. He feels that ours is excessive, and he is in the process of changing the code. The CPUD allows us to set out future parking, and he is confident about the numbers based on the model of the store. If they are spilling out into the street with parking they will need to pave that future parking area. The City reserves that right for that area to be paved if parking is lacking or if the building changes tenants.

Member Rypma asked if they are planning to leave the trees on the north side? Planner Wash stated that they don’t want to just clear it, but rather keep the pre-existing vegetation until it has to be removed.

Member Gornowich asked the applicant to show which way the front of the building is oriented, as it appears that the stucco side will be facing the street. The applicant indicated that was correct and they will use 4’ brick on the front and stucco on the sides of the building.

Member Brown asked where the parking is located. The applicant indicated that it is split down the middle between Dollar General site and the existing Arsulowicz funeral home. Member Brown asked if this will create a problem when there is a funeral procession with customers trying to get into Dollar General? Fred Traborsky, Dotson Realty representative stated that all traffic is stopped during a funeral procession once or twice a week so it wouldn’t be an issue.

Member Versluis stated that when he saw the plan he was disappointed, as the Arsulowicz building is beautifully constructed of brick and suggests permanence and compliments the City. This proposed building has no inspiring architecture or quality at all. He felt that it does nothing for any future compatible development behind it and he was hoping for something more complimentary.

Members Greeno and Brown concurred with Member Versluis.

Member Brown felt that the signage will cheapen the look of the building as well. She would prefer to see an office at this location.

Scott Smith, developer for Dollar General, stated that there are 150 stores developed across the U.S. with this typical building construction. He is willing to modify the building with a brick front, and will raise the standard on this building. He stated that he can’t do it all in brick but utilize block with brick in the front and stucco sides. Mr. Smith indicated that they use the same signage and façade on all of their buildings but he will try to do something different here via a ground sign.

As far as parking, studies have been done that show there are never any more than 35 parking spaces being utilized at one time. As far as future parking requirements, he would like an agreement in place that if there is a overflow for a certain period of time, then they would agree to build the additional parking area. Mr. Smith stated with respect to landscaping, there is a tremendous tree line existing between them and the old hotel, which really is a buffer. He would prefer to put some landscaping in the front where future parking is proposed.

Motion by C. Gornowich, supported by D. Brown, to open the public hearing. Motion carried.

There was no public comment.

Motion by C. Gornowich, supported by D. Brown, to close the public hearing. Motion carried.

Member Brown asked about the 20’ light poles proposed vs. the 30’ light poles that Arsulowicz currently has. Planner Wash related that whenever residential property is nearby they use a 20’ pole, which is less disruptive.

Member Rypma asked Scott about Item 3 in his memo dated 9-14-05 regarding storm water? Scott related that the old ordinance requires that all paved areas have a stormwater detention area. The new ordinance allows a little more innovation and this design simply forces all this concentrated flow into a swale.

Member Huizenga stated that the truck turning is a poor situation. Tim Stewart, P.E., Hurley, Stewart Engineers, stated that the tenant Dollar General has a typical delivery schedule of twice a week from an 18-wheeler and Remembrance Road is a designated truck route.

Scott Conners stated that if this truck comes in when there is any other traffic, it wouldn’t work. There is only 1 way in with backing up of a semi into this facility. He had discussed the possibility of looping through the site to the east and future sites, but office use has different traffic than this use.

Tim Stewart stated that the site plan does show the truck turning template coming down the private drive, which makes 1 stop on the south side of the building. He indicated that it does clip 1 parking space in front of the Dollar General. He stated that there will be infrequent trucks twice a week generally during morning hours for less conflict with funeral traffic.

Member Houseman asked what about exiting? The plans don’t show semis coming back out and felt it was extremely tight. Member Houseman stated with the conditions we are seeing here tonight, he doesn’t feel we can take action on the plan and it needs some work.

Member Versluis stated that staff recommends that we table and reflect on the conditions.

Member Rypma remembers Member Versluis’s comments about Visser’s strip mall across the street. The problem he has with this is that it is allowed under the zoning so it has to be allowed. He would like to see a rendering of the building showing the match of the Arsulowicz building. He does think that Dollar General is an odd fit next to a funeral home.

Member Versluis stated that he feels badly that they cannot reach a higher ideal for the building and would like to a rendering of a more appealing building.

Member Houseman stated that he is not against the use, but this is a PUD and we have some control over what it looks like. He would like the rendering to include utilizing brick and stucco, adding character to the front, irrigation, and some better landscaping.

Member Versluis stated that Walker is his community and feels an obligation to have it look as nice as it can be. He feels that Walker is unique.

Member Greeno stated with this many conditions, the truck maneuvering, we need to know what the building will look like, he also feels that we should table this request and have the applicant work with staff.

Planner Wash stated that he would need the plans by the end of the week for the October 5^th agenda.

Member Houseman asked the applicant to do something more creative with the building and bring color to the landscaping out in the front with low growing plants, irrigation to keep the grass green, signage plan, and a colored rendering showing brick and stucco on the building. He suggested that the applicant get a letter from Arsulowicz regarding the issue with traffic during a funeral procession.

Planner Wash stated that they are proposing to keep mature trees until the future parking goes in. Then they can use the new trees somewhere else.

Motion by T. Greeno, supported by C. Gornowich, to table this item with the following list of items for the developer:

Motion carried unanimously.

Vice-Chairman Houseman read the above-noted case requesting site plan approval for a 355’ x 90’ addition to the existing foundry, located at 2121 Bristol, N.W.

Planner Wash reviewed the staff report and the site plan and related that Betz employs 400 employees and is requesting an efficiency addition in the center of the existing cluster of buildings in order to remain competitive in the global automotive industry.

John Potter, 2700 Calann, representing Betz Industries as a contractor, stated that the main cause for the addition is the opportunity to readjust the contracts with some of the automakers. The addition onto the existing facility will help with performance of moving product as a faster rate. He is aware of the stormwater issues.

Member Houseman asked what the addition will be used for? John Potter stated for a molding operation, and they need more floor space to prepare for pouring and stacking.

Member Gornowich asked if they are willing to work with Scott Conner’s conditions in the memo? John Potter stated yes, it was discussed at the staff level and their opinion is to ask for a waiver with this addition, but he realizes that it needs to be addressed as they grow in the future and it has to be in the onsite master plan to satisfy both state and local governments.

Member Gornowich asked if they are not adding additional hard surface area as it is currently all paved? She sees the existing and new concrete pad on the plans and the grade differential. She asked Scott Conners if he was comfortable replacing building with paving? Scott stated he is not comfortable with it, but feels it will not cause any more detriment with runoff to the property, and it should be brought into compliance in the future. Scott stated that when they come back for a future approval, they will have to be accountable for additional stormwater control.

Member Greeno asked, why don’t they design the storm water system? John Potter stated that it isn’t so much the cost as it is the time as the issue is with his current contractors. They will have to look into it. Member Greeno asked if they could have a plan in place within 1 year? He would like to see a plan in place within 1 year and have it built within 2 years. He asked if that were possible? Mr. Potter stated that he doesn’t know what the future business demands would be but understands that it needs to be done.

Member Gornowich stated how about a plan within 1 year and no further construction until the plan is implemented? Member Greeno reiterated his plan of 1 year to have a plan in place and 2 years to be built.

Scott Conners stated that would be a positive step forward with a 1-year comprehensive plan to account for, and may be a win-win for everyone.

Member Rypma asked if the plans now will address it temporarily? Scott explained how the stormceptor works at the downstream end of the system and that he would like to see that implemented now.

Member Houseman felt that Member Greeno’s plan is good. He doesn’t know what will happen businesswise in 2 years. We should get a plan in place within a year, and figure out how to get the stormceptor there now.

Scott Conners explained that the first ½ inch rain is where all the contaminants come into play. This will help capture the first flush so the contaminants can be removed before going downstream.

Motion by C. Rypma, supported by T. Greeno, to approve the site plan dated 9-9-05 for the Betz Industries expansion, as it does meet the standards set forth in the City of Walker Zoning Ordinance with the following conditions of site plan approval:

Motion carried unanimously.

Planner Wash discussed the 2^nd M-11 meeting of the Access Management Study and indicated that eventually we will see proposed amendments to the zoning ordinance and master plan.

Wash handed out a personal invitation from Randy Smith to an upcoming event including a free breakfast and tour of a traditional neighborhood in Grand Rapids.

Wash stated that he attended a state planning conference this past week. An economist did not paint a rosy picture, as this state is too dependent on the auto industry, with less jobs now since 1950. He stated that we need to look for new options for reinventing the City of Walker.

Planner Wash related that he has been working on an architectural ordinance, which will address some of the issues we have had with site plans recently.

The ordinance committee will review the draft ordinance soon.

Wash stated that the South Walker kickoff meeting will take place on October 12^th from 6-8:30 p.m. at Walker City Hall.

Wash related that the DDA has approved a $35,000 market study from LSL Planning/Chesapeake Bay Group in Boston to help the DDA with marketing and recruitment. Eventually there will be a proposed rezoning of the downtown Walker to a central business district. A form based ordinance may also be recommended.

Motion by T. Greeno, supported by D. Brown to adjourn at 8:55 p.m. Motion carried.

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Administrative Approval Carol Gornowich, Secretary

Walker Planning Commission