Planning Commission Minutes

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

Chairman Hickey opened the meeting, and C. Rypma gave the invocation.

Motion by C. Rypma, supported by D. Brown, to approve the August 2^nd minutes, as printed. Motion carried.

Chairman Hickey read the item for review and to potentially recommend approval to the City Commission of the 2006 Sub-Area #1 Master Plan Update. Sub-Area #1 encompasses the land north of I-96, south of 4 Mile Road, from Fruit Ridge Ave. east to Bristol Ave.

Planner Wash related that Sub-Area #1 is the first part of the master plan update. He indicated that it is the same document we have been looking at for months. He has refined the last 10 pages to better define the residential villages and the anti-strip-sprawl intent of the commercial villages. Also a bullet has been added that no isolation in commercial or tourist oriented commercial areas. Wash related that this is the final public hearing tonight, and he is recommending forwarding the final plan to the City Commission for adoption. Wash stated that he has not received any comments from the public on this latest version.

Motion by C. Gornowich, supported by S. Versluis, to open the public hearing. Motion carried.

Chairman Hickey asked Planner Wash what he meant by isolation between the commercial and tourist-oriented areas? Wash related that normally on highway strip commercial we deal with one site plan next to each other and there are struggles with cross access issues, etc. These plans should come in with a comprehensive package.

Arnold Grover asked to see the map on the screen. Wash reviewed the 3 maps to Mr. Grover’s satisfaction.

Chairman Hickey asked if there were any changes to Walker Ave? Wash stated that there were no map changes since the draft form. He reviewed the area in question and related there will be residential/office village at the southwest corner of Walker/4 Mile. Any offices at this location will have a residential character.

Member Greeno stated when we get to developing this area, we need to make sure all of this works together, that it fits our City and it is the wonderful area we all want to visit.

Chairman Hickey stated that he wants no piece meal development of this area west of Walker, that it’s all or nothing. Member Greeno agreed.

Arnold Grover stated that there are 8 property owners not counting the cemetery on the west side of Walker, and all of these 8 property owners petitioned that their properties be master planned for office.

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

Motion by C. Gornowich, supported by T. Greeno, to recommend approval to the City Commission for the final master plan amendment for Sub-Area #1. Motion carried.

Chairman Hickey read the application for rezoning of an existing 1.62-acre parcel from SA, Suburban Residential, Single Family to ORP, Office, Research & Parking for property located at 1146 4 Mile Rd.

Planner Wash reviewed the staff report, aerial orientation of the subject property including the southeast corner of Cordes and 4 Mile Road. He related that the subject property butts up to English Hills Golf Course and the condos. The property is currently vacant except for an accessory building and on the northeast corner of the site, but is otherwise covered in trees, shrubs and grasses.

Wash reviewed the surrounding zoning including the two properties to the east currently zoned residential, and easterly down 4 Mile Road with a scattering of commercial, office, and multi-family uses. He related that this is a difficult piece of property to work with because of existing topography and drainage easements. Wash then referred to the rezoning criteria and related that the rezoning is not consistent with the 1998 master plan but may be consistent with the text, which indicates the desire to place services near residential clusters.

Wash related that staff recommends approval of this request for rezoning. He related that this is not a request for site plan approval tonight, and the applicant will have to come back for site plan review process in the future.

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

Member Greeno pointed out that where Cordes comes in, in the future master plan, the road comes in there for Orchard Park.

Chairman Hickey related that in the Alpine/4 Mile study meetings, they talked about a 120’ right-of-way at this location. Now they have 33 feet plus it will become 60’. He found it hard to believe that they could build anything on this property as this additional right-of-way would take a lot of the flat ground on the site.

Scott Conners stated that now is the time for asking for additional right-of-way as we owe it to Kent County Road Commission to secure that. Chairman Hickey asked Scott if he felt there was enough room to accommodate a building with the pond to the west? Scott related that they would have to be creative with the building design with a basement and first floor off the back of the building. In terms of the new road, we are speculating at this point. Chairman Hickey stated that we need to be sensitive to the existing condo owners.

Chairman Hickey asked, since we have changed the parking requirements, if we have enough parking or could we eliminate some of the parking for this site? Wash stated that the applicant would have to meet the minimum standards, and if the applicant reduced the number of parking spaces, he would have to go to the Zoning Board of Appeals for a variance.

Steve Visser stated that he hopes to build a long and narrow office building which he will occupy, manage and lease out. Mr. Visser stated that he talked to the adjacent neighbor and she was ok with it as long as he would provide a buffer between the two properties with more spruce trees. Visser stated that he wasn’t planning on kicking in more right-of-way. However, he would like the opportunity to work it out. He related that he has an easement for that driveway.

Member Rypma asked Mr. Visser how long he has had the easement for the driveway on English Hills Dr? Mr. Visser related since 1989. Member Rypma asked if this would be a 1-story building ? Steve Visser stated yes, with a walk out in the back, and residential in style with vinyl and brick to tie in with residential, and a taller wall to accommodate the grade.

Chairman Hickey asked how their project would work with the future extension of Northridge? Randy Feenstra, of Feenstra & Associates, was present and related that they will be happy to accommodate that. Scott Conners added, that if you look at this today, the driveway location where located today is ok. One year from now it would be better located on 4 Mile. He related that it may be a future boulevard with a turnaround to get back to this driveway.

Chairman Hickey stated that a 4,800 square foot office should not create much traffic. Steve Visser reiterated that this would be an office building for himself. Scott Conners stated that if English Hills becomes a public road, we would have to take a close look at it. Randy Feenstra asked where we preferred the access? Member Rypma stated that he preferred to see the driveway further to the south from where they show it now rather than on 4 Mile .

Mr. Feenstra related that he did a preliminary drawing showing 5% grades. Scott added that the steepest grade allowed is 10%.

Member Gornowich read into the record a letter from Jim & Gigi Chassee, of 1142 – 4 Mile Road, which indicated that they didn’t mind the idea of an office building as long as the following criteria are met:

Member Gornowich stated that if Northridge Dr. goes through, she could see office uses moving further to the east and impacting those existing residences. She felt that under the rezoning criteria, "could the property be used as currently zoned", she felt it is. She stated that English Hills Golf Course has come in for extensions, etc. and the parcel is surrounded by residential zoning. With respect to Planner Wash’s staff comment, that the rezoning is not consistent with the 1998 master plan zoning map, but the text. Gornowich doesn’t see this as a service area.

Member Versluis stated that with what is being speculated for 4 Mile, residential might not be the most appropriate use. He is in favor of the rezoning.

Member Brown stated that she is in favor of the rezoning as there are dental offices to the east.

Member Ferris-Young stated that the whole area is changing and she is in favor of the rezoning.

Member Greeno stated he is strongly in favor of it.

Member Gornowich stated that she feels the 2 residential homes to the east will ask for rezoning with future changes to the road, etc.

Member Huizenga stated we could be looking at potential other higher volume uses, it has received neighbor support, and he feels that it makes sense. He supports the rezoning.

Member Rypma stated that it is not a site for residential, he is in support of the rezoning.

Member Versluis stated that he doesn’t like the 4 Mile driveway location. He does support the rezoning.

Chairman Hickey stated that he would like to see this item tabled, and have the developer bring back a drawing showing the driveway location, building drawing, etc.

Randy Feenstra stated that part of the support of the neighbor is to have no driveway on 4 Mile.

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

Motion by C. Gornowich, supported by C. Rypma, to table the agenda item in order for the developer to provide answers on grades, moving the road to the south, or entrance on 4 Mile; and meet with Kent County Road Commission to plan out the right-of-way and access management locally. Motion carried.

Chairman Hickey read the request for review of extension of North Ridge from Fruit Ridge east approximately 1,280’ to the Visser property line.

Planner Wash reviewed the staff report and related that the State of Michigan Municipal Planning Act, PA 285 of 1931 as amended, requires that the planning commission propose a layout for new public streets to match the master plan. Wash related that this plan was approved in the past and has expired. He stated that Visser plans to extend North Ridge from Fruit Ridge to the east approximately 1,280’ to their property line.

Wash provided an aerial orientation to the site via 4 Mile Road to the north, Fruit Ridge and I-96 to the south, and Peach Ridge to the east. The plan is to extend North Ridge all the way to the east. Wash related that he and Scott Conners should preliminary engineer the road. From a planning review, this is being handled via site plan review process to introduce their plan showing splits for future industrial route.

Scott Conners then reviewed his memo of 10-9-06 including comments as follows: The industrial roadway right of way requirement is 86’, and the developer has proposed a 66’ right-of-way. He felt that they have had good negotiations with Visser and have come up with a compromise to have them provide 2 – 10’ sidewalk easements. This allows us to put the sidewalks in where they need to be and gives us a bigger parkway for ponds and snow storage. He related that the other 2 items are more minor. The two driveways next to Fruit Ridge are too close to the existing roadway and should have a minimum of 250’ spacing from the intersections. The western most driveways on lots 2 and 3 should be removed with access being provided by the driveways to the east and by cross access easements between lots and same noted on the plans. The last item has to do with review of the 2-6" fire protection lines proposed as noted in his memo.

Member Rypma asked if there are sidewalks proposed on North Ridge? Scott related yes with an 86’ right-of-way. Rypma asked if this will be any different than other industrial developments? Scott stated it will have the same look, but the buildings will be built closer to the road. Conners stated that the road itself would look like North Ridge. The industrial buildings on Walkent have a similar situation. Member Rypma asked if there would be a variance process if less than 86’? Conners stated under the highway rules and regulations, it goes directly to the City Engineer for approval rather than the Zoning Board of Appeals. Member Rypma asked what the criteria would be? Scott related it is similar to a ZBA variance. Scott related that he is comfortable we will get what we need.

Randy Feenstra gave some background history of this former request and related that 5 years ago he designed the plans and had received approval from the City of Grand Rapids for utilities. The project was stopped as industrial property wasn’t selling, but they started utilities across the road. The utility permits from the State are still good, and he has worked this out with Scott Conners. Scott added that as long as the driveways don’t get too steep, he is ok with it.

Chairman Hickey asked to see the zoning and planning maps associated with this request. Planner Wash reviewed the maps and showed how the property stops at agricultural. Wash related that the 1998 to 2006 master plan map will not change. 5 property owners will have to come in for rezoning to make the project work. Chairman Hickey stated that 2 property owners to the east will cut off their chunk of property.

Member Huizenga asked if Scott Conners preferred a straight road? Scott stated he prefers a wiggle in the road to control traffic.

Planner Wash stated that he would like to have staff be directed to pre-engineer a connection with property owners to the east. Member Versluis stated that he has City Commission support.

Motion by C. Rypma, supported by T. Greeno, to approve the site plan for road improvements for the eastern extension of North Ridge in accordance with the master plan, and give direction to staff to talk to adjacent property owners. Motion carried unanimously.

Chairman Hickey read the above-noted item requesting site plan approval for a 13,929 square foot medical facility at 4510 Leonard St., N.W. (southwest corner of Leonard and Wilson).

Planner Wash reviewed the staff report and the site plan and related that we reviewed and recommended approval on a rezoning request several months ago for this property and it has subsequently been rezoned. The applicant has since applied for site plan review for this 9-acre site strategically located at the southwest corner of Wilson and Leonard St. for a 13,929 square foot medical facility and associated site improvements. Also shown are three sketched on office pads to show the big picture of this parcel.

Planner Wash related that a traffic study from URS Corp., a letter from the adjacent Walker Meadow Retirement Community regarding cross access and shared driveways, and a portion of the draft M-11 Access Management study were included with this review.

Wash stated that the access management plan for Wilson Ave. limits drive cuts with shared driveways, etc. MDOT’s direction is that the proposed Wilson Ave. driveway should be removed and shown as a future shared driveway on the common property line that this site shares with the Walker Meadow Retirement Community. Wash indicated this should be a condition of approval. Also recommended that the easterly Leonard St. driveway should be redesigned as a permanent "right-in/right-out" drive. This will reduce left turning movements and stacking conflicts onto Leonard St. Wash related that left hand turns on State highways indicate a low level of service and are considered hazardous.

Scott Conners reviewed his staff memo dated August 10, 2006, and indicated that the developer proposes 2 driveways off of Leonard St. He recommends that the eastern most driveway should only be allowed if constructed with a right in-right out configuration. Conners related that we have requested and have not yet received the wetlands determination for the western portion of the site. As far as the storm water design, he is ok with it if it is made bigger. He related that the storm sewer system should provide stubs or future connection points to the 3 future building sites on the plan. Scott related that the sanitary sewer on the site will be required to be public and placed in a public utility easement. Conners indicated that the driveway and cross access easements at the south portion of the site are acceptable to staff as a short-term solution. However, the M-11 access management plan with MDOT requires a joint driveway for this site and the Walker Meadows retirement community located directly to the south. The Walker Meadows facility has a history of access problems that should be improved by joint access further to the north. MDOT has made it very clear that they will not allow a temporary right-in right-out at this time. Given MDOT’s stance on the issue, the only access that can be created is a joint use driveway at or near the south property line. We have asked this developer to work with Walker Meadows to make this improvement as part of this development.

Member Ferris-Young asked if sidewalks were included? Scott Conners stated yes, and they will be reviewed as the other 2 or 3 pods come in we will require all of the detention, sidewalks, etc.

Steve Plakmeyer, of Highpoint Real Estate Development, representing Advantage Health, stated he is working with the physicians who have 14 locations throughout the Grand Rapids area. They are looking to expand into this area and are asking to move forward on this. With respect to access, they are looking for enough access to market these future pod areas.

John Walsh, Paradigm Design, stated that he is available to answer questions. He has been trying to work with the City regarding the road access and is in agreement with the access onto Wilson. He reviewed the drawings showing a temporary right-in/right-out with the senior center. He stated that the traffic study recommended the second access onto Leonard St. with full access on all drives.

Walsh would like to discuss the option of left only for the secondary access on Leonard St.

Member Gornowich referenced the letter from the senior center and asked why they are not interested in cooperating at this time?

Steve Plakmeyer stated that the senior center access is not completely a closed issue. He would like to work with MDOT on this if they can’t get access via Walker Meadows. He would like to pursue both avenues. He related that the Walker Meadows residents are opposed to changes in access.

Member Greeno asked if the safety issues have been brought up? Steve Plakmeyer stated yes. One-half of the residents have cars and they are concerned about turning left out of that drive. He stated that they are a non-profit organization resistant to change.

Scott Conners stated that he might be willing to talk to the Walker Meadows residents about going from 1 entrance to 2 entrances to make them feel they are getting a second way out.

Chairman Hickey stated that he talked with Dave Douma, President of Porter Hills. He also talked to Tim Allspach and he and Tim are planning to talk to these residents as well. Hickey stated that he is not in favor of a left-in/left-out on Leonard St. He felt that we needed cross access to the driveway.

Planner Wash stated that Advantage Health is more than welcome in Walker. He feels this is an opportunity to get the cross access easement now. Wash suggested that the buildings be moved back 20’ to the south to allow for the frontage road. Scott Conners agreed and suggested also moving the building to the west .

Steve Plakmeyer stated that there will be a possible bank next to Advantage Health and they will want their own access out to Wilson.

Member Greeno recommended some design changes to the plans with the 20’ setback of the building and side yard and associated parking and driveways to the satisfaction of the Planning Commission and staff.

Planner Wash stated that he will reserve a spot on the September 6 agenda for the developer to come back with a revised plan incorporating the above noted setback, parking and driveway changes. Wash felt that developing an internal street system will benefit all of the property.

Motion by C. Gornowich, supported by T. Greeno, to table this issue to the September 6 meeting, to allow the developer time to discuss a joint M-11 driveway with the retirement home to the south plus a re-drawing of a perimeter service road to improve internal circulation on this 9-acre site. Motion carried.

John Colburn, Sr., realtor for the property owners, Engman family, reviewed the history of the 170 acres on Leonard St., and stated that the family would like to see this proposed use on the property.

Frank reminded the commissioners about the upcoming master plan meeting for Sub-Area #3 at the Lear Plant on August 30, at 6:00 p.m.

The Orchard Park site plan meeting has been scheduled for September 20^th. We have the traffic study, water, sewer and associated costs, Brownfield, and we will review the site plan.

Motion by T. Greeno, supported by D. Brown, to adjourn the meeting at 9:45 p.m.

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Administrative Approval Carol Gornowich, Secretary

Walker Planning Commission