Planning Commission Minutes

Present: M. Ferris-Young, C. Gornowich, J. Hickey, Chairman, D. Brown, and M. Huizenga. Absent: C. Rypma, T. Greeno, M. Houseman, and S. Versluis.

Also Present: S. Conners, City Engineer, F. Wash, Planning Director, and P.Dlouhy, Planning Asst.

Chairman Hickey opened the meeting and M. Huizenga gave the invocation.

Motion by C. Gornowich, supported by D. Brown, to approve the minutes of October 19, 2005 with a change to Page 6 – "change to 24 hours operation for Walgreens". Motion carried.

There were no comments at this time.

Chairman Hickey read the application for a special exception permit to allow the shared location of Austin Motors with Russ & Ron’s Auto Service located at 2145 Alpine Avenue, N.W.

Planner Wash provided an aerial orientation to the site, showing the subject property, Rogers Street to the south and the Lear Plant to the east.

Wash reviewed the staff report and related that Mr. Ted Smith has applied for a special exception permit to run a small used car operation on the Russ and Ron’s Auto Service site. Wash indicated that the property is zoned C-4 Outdoor Commercial in the area planned for the used car display. Wash reviewed the procedural aspects of the special exception permit and related that a public hearing is part of this process.

Wash had met with Russ on site and a letter from Ted Smith dated October 27, 2005, clarifies the total number of parking spaces available at the location with a maximum of 22 parking spaces being used for Austin Motors. Austin Motors is not a large operation. Ted Smith does not plan to have many vehicles for sale. The designated parking area does allow for 13 vehicles for sale and 9 customer parking spaces in addition to parking spaces needed to support Russ and Ron’s repair business.

Wash related that the maximum number of spaces allowed for Austin Motors, according to the zoning ordinance, would be 15, and 25 for Russ and Ron’s.

Chairman Hickey stated that the minimum required by the State of Michigan is 15 spaces.

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

Chairman Hickey reviewed some of the state licensing requirements with the applicant. He asked Mr. Smith if he will be operating in an enclosed building with a desk, keep receipts and files in the building? Mr. Smith indicated yes. Hickey stated that the State requirement is for 150 square feet of office space. Mr. Smith agreed. Chairman Hickey stated that the land space requirement is no less than 13,000 square feet for 10 vehicles.

Chairman Hickey asked how many vehicles would be for sale and how many potential vehicles? Ted Smith indicated that 10 parking spaces and 5 customer spaces, with 25 available spaces for Russ and Ron’s operation would be adequate. Hickey asked what size sign would Mr. Smith be asking for? Ted Smith indicated a 10"x4" sign would be utilized below the existing Russ and Ron’s sign.

Chairman Hickey asked what the hours of operation would be? Ted Smith indicated 9 a.m.-3 p.m., Monday through Friday and no Sunday sales. Hickey asked if Mr. Smith operated at any other location? Mr. Smith indicated that this is his primary location.

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

Motion by C. Gornowich, supported by M. Young, to approve the special exception use for Austin Motors at 2145 Alpine Avenue, N.W., with the following conditions of approval: A maximum of 10 used vehicles for sale may be displayed on the site at one time and 5 customer spaces, with 25 spaces for the existing Russ and Ron’s Auto Service. The Findings of Fact: Per Section 94-250 of the Walker Zoning Ordinance, The Austin Motors dealership: will not be a detriment to the public or adjacent land uses; will be compatible with other uses currently on the Russ & Ron’s site; will be adequately serviced by onsite parking, aisles and circulation. Motion carried unanimously. 5-0

Chairman Hickey read the request for a special exception permit to allow a used bookstore at 511 Wilson Avenue, N.W.

Planner Wash reviewed the application from Mr. Roger Haverdink for the special exception permit to lease 1,300 square feet of space of the 5,800 square feet in the building for a used bookstore.

Wash reviewed the staff report and an aerial orientation to the site, with the subject parcel located on the west side of Wilson Avenue, north of Warrington. He related that the other users in the building are Allstate Insurance, Data Tech and Advanced Coffee Systems. The zoning ordinance requires a special exception use from the Planning Commission to allow a bookstore use in the ORP district.

Wash indicated that they are in compliance with the 20 required parking spaces, with 5 parallel employee parking spaces available behind the building.

The bookstore lessee was in agreement with the number of parking spaces.

Chairman Hickey asked if the applicant proposed to remodel the interior of the building for the bookstore? The lessees indicated that no, they were planning to fit the bookshelves in between the existing walls without change to the building. Hickey asked if they will use both doors? The lessee indicated yes.

Member Gornowich asked, with the current layout of the interior of the building and walls, will visibility from the cash register work? The lessee indicated that there is a small room off the main room with an enclosed counter where the register will be kept safely. Member Gornowich asked if there would be adult material in the store? The lessee indicated no. The lessee indicated that currently she has an internet bookstore selling mainly mysteries and non-fiction. Member Gornowich asked about signage? The lessee indicated that they would utilize a sign next to the door similar to the adjacent business tenants.

Chairman Hickey asked Roger Haverdink if he has 3 tenants in his building now? Mr. Haverdink indicated 4. Mr. Haverdink stated that Allstate has a 30"x20" sign on the door.

Michael Bigorowski, 4350 Chesterfield Blvd., stated that he is representing the neighborhood with concerns of what kind of book store this is and that there is no pornography. If it is a used book store for children and families, he has no problem with it.

Norma Stapely, 514 Cloverdale, stated that she lives directly behind the building. She is not in favor of this as the ORP zone does not allow for a bookstore. The hours of operation or type of bookstore was noted. She does not like the trucks that come in for the Advanced Coffee Systems. For reasoning of human nature, she does not want a bookstore as they have fought to keep this property zoned ORP. Mr. Haverdink stated that he was not aware of any problems with deliveries, as it is a single truck coming in. Mrs. Stapley stated that the problem comes with pushing the issue each time.

Member Gornowich asked, if this use is permitted, and the bookstore moves out, can another bookstore come in? Planner Wash stated if the use were abandoned for 1 year, the special exception permit would expire. If it were a different size, type or intensity of bookstore, they would have to come back to the Planning Commission for approval.

Member Gornowich asked what the hours of operation would be? The lessee indicated 10 a.m. to 5 p.m., Tuesday through Saturday. Gornowich asked what the hours of operation are for the other users in the building? Mr. Haverdink related 8 a.m. to 5 p.m. Member Gornowich asked if the optical business does fittings? Mr. Haverdink stated by appointment only. She asked if there would be warehouse pick ups? The lessee indicated no, as she uses US Postal Service for internet shipping. The lessee shares concerns about pornography and is totally against it. She related that people bring their books in to trade and they receive trading credit towards her books. She related that they would have a moving truck for 1 day moving her books into the store.

Member Brown prefers to see the building filled vs. an empty office building.

Motion by C. Gornowich, supported by M. Ferris, to close the public hearing. Motion carried.

Motion by C. Gornowich, supported by M. Huizenga, to approve the special exception use for Mystery House Book Shop at 511 Wilson Avenue, N.W., with the following conditions of approval: A testimony of no pornographic materials in the store; hours of operation 10 a.m. to 5 p.m., Monday through Saturday. The following Findings of Fact: Per Section 94-250 of the Walker Zoning Ordinance, the bookstore: will not be a detriment to the public or adjacent land uses. Will be compatible with other office uses currently in the building. Will be adequately served by onsite parking. Motion carried 5-0.

Chairman Hickey read the request for rezoning of properties from C-1 Local Commercial and C-3 Highway Commercial to CPUD, Commercial Planned Unit Development. Also requested is preliminary area site plan approval to allow a comprehensive redevelopment project consisting of a 14,558 sq. ft. Walgreens, 9,682 sq. ft. Belle Tire Store, 2,200 sq. ft. RX Optical and a 9,000 sq. ft. retail/office building.

Motion by C. Gornowich, supported by M. Ferris-Young, to remove this item from the table. Motion carried.

Planner Wash reviewed the staff report and an aerial orientation to the site. He related that at the last Planning Commission meeting, this item was tabled with a list of revisions, as noted in his staff report.

Planner Wash reviewed the signage and access management issues, which were discussed at the last meeting. He reviewed photos of the Alpine Ave/Alpinehorn Drive/Henze Street intersection that was discussed by the Planning Commission as a bad example for a secondary street driveway location in comparison to this site. He stated that there is a balance between how much stacking is proposed on 4 Mile and potential traffic impacts on the residents on 4 Mile.

Member Gornowich asked if the parking had been reduced along the Alpine Avenue corner? Planner Wash indicated that they had pulled the site in, improving the landscaping on Alpine Avenue at that location for more usable parking and a better pedestrian plan. Member Gornowich asked if staff was happy with the landscaping? Wash stated yes, they designed it so it fits within a linear and urban design. He indicated it will be tweaked in the final area site plan review process.

With regard to signage, Wash and the developer reviewed the colored renderings of the 3 ground signs proposed and indicated that staff supports this. Christopher Enright, Architect, stated that the owner preferred the ground mounted signs for Walgreens, Belle Tire and RX Optical.

Chairman Hickey asked if the office building will have the same type of sign? The applicant stated that they currently have no plans for the retail/office signage on Alpine. Wash added that it should be complimentary to the others.

Chairman Hickey asked if there were 2 drive-through lanes for the Walgreen’s Pharmacy? Planner Wash reviewed the site plan and stated that one of the changes we made was buffering to the east, actually eliminating the driveway to the back and providing a nice setback without a retaining wall, with landscaping 35’ to the east.

Member Gornowich asked if there were enough room for a fire truck to get in? Planner Wash stated yes, and the fire chief has looked at the plans and is confident to get in there. Member Gornowich stated that the residents will appreciate the buffer. Wash stated that they are limiting the ability to come behind the existing vitamin store and keep cross-access to the front of the buildings. He feels this outweighs the awkward accessibility to the back.

Chairman Hickey asked if there would be sidewalks to the Genesis project? Planner Wash related no sidewalks to the Genesis building. Wash credited the City Engineer for the new sidewalk network on the west side of the Alpine/4 Mile area in front of the Highpoint Center.

Chairman Hickey asked about fencing of the retention pond? Scott Conners stated that he has no comments on this in the preliminary area site plan and there can be changes between the preliminary and final plans. Typically he doesn’t require a fence around a pond unless it is a wet pond. Chairman Hickey stated that there is an idea of the Genesis people getting into the pond and he asked him to keep that in mind. Member Gornowich asked if there was a way to keep all of those ponds more attractive with natural features? Scott Conners stated that we could look into that.

Member Huizenga asked if there was a provision for exterior signage on the office building? Chris Enright reiterated that they do not know who the tenant will be at this time, but it will be similar to the rest of the signage on the building.

Planner Wash added that the applicant could return to the Planning Commission with the specifics once they have a tenant.

Chris Enright then reviewed the building elevations for the medical or office building.

Chairman Hickey asked about the lighting? Mr. Enright stated that it will be downshielded lighting. Hickey asked if the back doors were exit doors and not delivery doors? Mr. Enright stated it depended again whether the use was for retail or medical office. If retail they would need a drive through in the back of the building for deliveries. Depending on retail or office, they would eliminate the sidewalk, move the driveway, or have more landscaped buffer on the side of the property. Chairman Hickey stated that a 12’ driveway on a 1-way street with 13’ of landscaping would work out better to the east to protect the neighbors. Mr. Enright stated if it is a medical office building, they would have more landscaping in the back and utilize glass for better marketability. The retail would need more accessibility in the back for deliveries. Chairman Hickey stated, then let us reserve that until we determine what the use will be. Mr. Enright agreed.

Member Gornowich stated that if there is a possibility of going retail, they would want some type of exposure on Alpine, and since Walgreen’s is blocking the view, what type of signage would go in on Alpine Avenue? She doesn’t think she would be willing to approve any more signage on Alpine Avenue.

In looking at the signage for Walgreen’s, Planner Wash stated that they would probably come back in the final area site plan process with a digital reader board on top of the sign. Planner Wash stated that from a staff standpoint, all of the ground signs are preferred over pole signs, as we are trying to get way from the clustered, competitive pylon-sign look.

Architect Enright reviewed the building elevations for Belle Tire and RX Optical. He stated that the Belle Tire building was rotated so the bays are not visible from Alpine Avenue, but rather tucked into the site. The Alpine Avenue exposure reveals an articulated building entrance with brick and glass.

It was the consensus of the Planning Commission to be in favor of the ground- mounted signs.

Planner Wash reviewed a rendering of the project in Brighton, MI that the architect has done and how nice the ground signs looked.

Chairman Hickey asked if this was the style of building to be built? The architect stated it would be more updated than this.

Member Brown asked about the blind spot at the southeast corner of the Walgreen’s building? The architect related that there would be 2 bollards or stop bars shown on the plans installed on the south side of the building.

Chairman Hickey asked if the existing semi trailer behind Belle Tire would stay there? Mr. Enright stated no, it would be removed, and they will utilize a 18’x15’ area inside the building for used tires, and trucks will come by and dispose of them. Chairman Hickey asked about the materials used on the dumpster enclosure? Mr. Enright stated it will be the same brick as on the building.

Motion by C. Gornowich, supported by D. Brown, to recommend approval of the rezoning to CPUD to the City Commission for the Walgreen’s-Belle Tire project. Motion carried unanimously 5-0.

Motion by C. Gornowich, supported by D. Brown, to approve the Walgreen’s-Belle Tire preliminary area site plan at the southeastern corner of Alpine Avenue and 4 Mile Road, at it does meet the standards set forth in the City of Walker Zoning Ordinance, with the following conditions of Preliminary Area Site Plan Approval: The applicant agrees to all conditions noted in the City Planning Director’s letter dated 10-27-05. The applicant agrees to the signage and number of parking spaces as noted. The signage plan for office and or retail space shall be brought back to the Planning Commission for approval. If medical use, landscaping shall be provided to the east of the speculative building. If retail use, a 12’ driveway with ample landscaping to the east will be provided.

The following Findings of Fact (Section 94-213-(3): The Walgreen’s-Belle Tire CPUD Preliminary Area Site Plan: Compliments the pre-existing businesses along Alpine Avenue. Does plan for efficient vehicular and pedestrian movements. Does offer a landscaping, lighting and signage plan that will compliment the site and neighboring properties. Will function as a desirable redevelopment and improvement project along the Alpine Avenue corridor. Motion carried unanimously 5-0.

Planner Wash reviewed the upcoming agenda items for the meeting on November 16^th including a KFC Restaurant (rezoning) on Lake Michigan Dr. next to Huntington Bank. Also planned is a site plan review for the West Michigan Family Medicine building.

Wash also mentioned that the South Walker 2^nd master plan meeting will be held on November 30^th from 6:00 p.m. to 8:30 p.m. in the City Commission chambers.

On December 7^th, there will be a meeting on the access management study for M-11, and amending the master plan to adopt the study, and alterations to the Zoning Ordinance.

Motion by C. Gornowich, supported by D. Brown, to adjourn the meeting at 8:30 p.m. Motion carried.

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Administrative Approval Carol Gornowich, Secretary

Walker Planning Commission