Planning Commission Minutes

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

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

Motion by C. Gornowich, supported by M. Huizenga, to approve the minutes as printed. Motion carried.

There were no comments expressed.

Chairman Hickey read the request for rezoning of the northerly 6.4 acres of an existing 17-acre parcel from AA, Agriculture, to C-1, Local Commercial for property located at 4696 Lake Michigan Dr., PPN #41-13-30-100-001.

Planner Wash reviewed the staff report and related that this item had been tabled until the Standale/Sub-Area #4 Master Plan Update was completed. He related that they did a market analysis and the data suggests that we have a large amount of commercial/retail and should limit the amount of new commercial zoning beyond Kinney and M-11 along M-45. Therefore staff recommends denial of the rezoning.

Motion by C. Rypma, supported by D. Brown, to remove this item from the table. Motion carried.

Craig Hondorp, Landscape Architect, Progressive AE, was present, along with Dave Brinza of Goodwill Industries.

Mr. Hondorp stated that there is strong rationale to rezone to C-1 as it is the least intense commercial zone. He stated that there is a precedent for C-1 Commercial, as it is across the street and to the east of this site, and to the west into Tallmadge Township. He referenced the industrial across the street in Tallmadge Township as well. Mr. Hondorp stated that this request is for only one-third of this property, and the back two-thirds would remain zoned AA, Agriculture. As far as land use, he is asking to duplicate the various commercial uses found across the street. Mr. Hondorp reviewed an aerial overview of the DDA District, and showed the location of this parcel and to the east over to the Meijer site, which is within the DDA Disrict.

Hondorp felt that the DDA streetscape is consistent with the commercial with the ornamental street lights, decorative concrete, and landscaping between curb and sidewalks, and would bring this subject parcel back into this district.

Hondorp stated that this area is viewed as a commercial district. He referred to a portion of the rezoning criteria in the City Planner’s staff report that reflected that this land use is compatible with land uses in this area. Hondorp felt that MDR is not realistic in terms of the corridor areas east of Wilson. He stated that Goodwill is not the typical type of retail with a one-story building, and that it would fit within the DDA District. Hondorp indicated that Goodwill has been looking for more of a stand-alone site for a long time. From a form based standpoint, transition from urban core east of Wilson to more of a suburban to rural as you transition to Tallmadge Township.

Chairman Hickey asked if the areas shown as green on the drawing were the wetland areas? Mr. Hondorp related yes. Hickey asked if they would have any problem with the existing gas line running through the property. Mr. Hondorp stated no.

Jim Veldheer, a DDA member, stated that the DDA should have reviewed this and any other proposals in the DDA District before the Planning Commission approves them. Planner Wash respectfully disagreed as this is a rezoning, not yet a reviewable site plan. Veldheer stated that the proposal to rezone would be consistent with the commercial in the area.

Chairman Hickey stated that he felt this Goodwill store will draw people into the district.

Member Rypma stated that the market study shows half of the area as Meijer and residential/office with one half retail.

Member Houseman stated that this proposal is completely against what the market study shows and he cannot support the rezoning taken with the adjacent lots, another big box could fit there.

Jim Veldheer stated that this would be in keeping with what is already there. Houseman stated it goes against what the market study says. Planner Wash added that the market analysis is a "rudder in the water to steer downtown and retail development between Wilson and Kinney". Wash stated that there are environmental deficiencies to work with on this lot as well. This is an opportunity site for residential and office. Wash stated that he doesn’t want to over saturate the Standale market with commercial. He asked the Planning Commission if they feel this would be a positive or a negative? From a staff standpoint, Wash feels it would be a negative. Do we want another strip commercial use that, with it’s adjacent lots might lower the chances of a successful downtown?

Member Versluis felt by allowing this parcel to become commercial, that commercial would proceed down Lake Michigan Dr. to Allendale and become a commercial strip all the way down. He felt it should be clearly defined by borders

The residential area that encompasses the downtown gives a sense of boundaries and cohesiveness. Versluis sees this proposal as an opportunity to draw clean boundaries between Walker and Tallmadge with the cemetery as a boundary.

Chairman Hickey stated that from this subject parcel west would not change (cemetery). Across the street is Ucello’s with basically commercial uses all the way down this side of the street.

Member Versluis stated that a mixed use is a critical element and appreciates all of the efforts in the master plan process.

Jack Goodale’s daughter spoke about commercial being the only choice for this property, keeping in mind that Goodale owns the surrounding/abutting property to the east.

Member Rypma stated that the master plan focused on the area between Kinney and Wilson. With the commercial to the north, he doesn’t feel this proposal would conflict with the master plan. He stated that no one would want to live there. The entire street of M-45 is commercial. A representative of the DDA felt that it should be zoned commercial. He stated that in his opinion, this subject property should clearly be zoned commercial.

Chairman Hickey stated that in Tallmadge Twp., west of Hall’s Marine, Paul Land is putting in a 186-acre residential development.

Member Versluis asked Member Rypma if he wouldn’t see this as contributing to another Alpine Ave., as we might never have breaks in commercial along M-45.

Member Houseman stated that Goodale owns property surrounding this parcel. He feels they will ask for commercial rezoning if this gets approved and Goodale could possibly put in a big box commercial development. He cannot support that. He feels it should be a mixed use with commercial/office and residential in the back.

Member Ferris-Young stated that she agrees with Members Versluis and Houseman. The subject parcel is long, skinny and flat with a 1 story building oriented toward the side. She can’t support it as she feels it should be a highly attractive building as you enter the City of Walker.

Member Greeno stated that with Goodwill going in at the end, our decision won’t change the middle at all. He feels that Standale is a business district and sees commercial going in there and supports the commercial rezoning.

Motion by C. Rypma, supported by T. Greeno, to recommend approval to the Walker City Commission of the rezoning for legal description noted below from AA to C-1 Commercial.

Part of parent parcel 41-13-30-100-001 at 4696 Lake Michigan Dr.

A parcel of land located in the Northwest quarter of Section 30, Town 7 North, Range 12 West, City of Walker, Kent County, Michigan further described as:

Commencing at the Northwest Corner of Section 30, Town 7 North, Range 12 West; thence along the west line of said Section 30, South 00° 21' 20" East, 50.03 feet, to the south right of way line of Lake Michigan Drive (Highway M-45) and the point of beginning; thence along said south right of way line, South 88° 21' 14" East, 283.31 feet to the east line of the west 17.20 acres of the West 1/2 of the Northwest 1/4 of said Section 30; thence along said east line, South 00° 21' 20" East, 980.24 feet; thence North 88° 21' 14" West, 283.31 feet to said west line of Section 30; thence along said west line, North 00° 21' 20" West, 980.24 feet, to the point of beginning. Containing 6.371 acres, more or less.

Ayes: 4 Greeno, Brown, Rypma, Hickey

Nays: 5 Ferris-Young, Gornowich, Versluis, Houseman, Huizenga

Motion failed.

Motion by M. Houseman, supported by C. Gornowich, to recommend denial to the Walker City Commission of the rezoning for the legal description as noted above from AA to C-1 for part of parent parcel 41-13-30-100-001 at 4696 Lake Michigan Dr.

Ayes: 5 Ferris-Young, Gornowich, Versluis, Houseman, and Huizenga.

Nays: 4 Greeno, Brown, Rypma, Hickey

Motion carried.

Chairman Hickey read the proposed text amendment which would amend Section 94-186 "MPUD" district, mixed use planned unit development, Sections (a) Intent, (b) (1) Permitted uses, Section 94-218 (c) Permitted uses, and (d) (2) Minimum area, height, bulk and placement requirements of Chapter 94 of the Code of Ordinances, City of Walker. This section is intended to provide greater flexibility for large or small projects that combine residential and commercial uses in an innovative way within a single integrated development.

Planner Wash related that the Ordinance Committee has reviewed the proposed text and forwarded it to the Planning Commission for a public hearing tonight.

Wash related the ordinance as currently written is intended for an urban-only style. He related that the amendments would improve the planning commission’s ability to creatively design sites on both vertical and horizontal planes within a mixed used planned unit development (MPUD) on the site, with 4 findings of fact, all design based. He related this is a housekeeping item consistent with implementing design elements into the ordinance.

Wash explained the procedural aspects, and that staff supports a favorable recommendation to the City Commission.

Member Versluis asked for an explanation of "hierarchy of roads". Planner Wash said to think of the body’s large arteries as the major roads and the smaller vessels as the smaller feeder roads. Member Versluis stated in other words a workable system of roads to get traffic in and out. Planner Wash agreed and added, a proper design of roads and compatible land uses.

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

There were no public comments.

Motion by M. Houseman, supported by C. Rypma, to close the hearing.

Motion by M. Houseman, supported by M. Huizenga, to forward a favorable recommendation to the City Commission to approve the MPUD Ordinance amendments. Motion carried unanimously.

Chairman Hickey read the application requesting site plan approval for a 13,975 square foot medical facility at 4510 Leonard St., N.W. (southwest corner of Leonard and Wilson).

Motion by S. Versluis, supported by D. Brown to remove this item from the table. Motion carried.

Planner Wash reviewed the staff report and the tabling conditions from 8-16-06 and amendments. He related that the Advantage Health Building has been re-oriented to M-11 and square footage increased from 13,929 to 13,975.

Wash related that the onsite vehicular circulation now includes an internal street system. The easterly driveway onto Leonard St. has been moved 25’ to the east, but is now shown as "right-in/right-out" only. The storm water basin is sized for a 100-year event. Wash indicated that access to M-11 is shown following an agreement between Advantage Health, the Walker Meadow Retirement Community and MDOT, and in accordance with MDOT Access Management Plan. Wash related that we will need a written agreement re: same prior to issuance of any building permits. These items were also noted in Scott Conners memo of 8-10-06.

Chairman Hickey related that he was still working with Tim Allspach, of TJA Architecture and the retirement home on this cross-access, the landscape buffering, and signage.

Steve Plakmeyer, Highpoint Real Estate & Development, representing Advantage Health, was present and indicated that he met with Mr. Dave Douma, President of the Porter Hills Retirement Community/Walker Meadow Retirement Community and they have come to an agreement and will support the shared driveway as noted in his letter of 8-16-06. Plakmeyer also produced a letter dated 9-1-06 from Kara Stein of MDOT in support of the combination of the existing driveway to the Porter Hills and Advantage Health proposed driveway, and elimination of the existing Porter Hills driveway.

Steve Plakmeyer reviewed the site plan and stated that they are in agreement with all of the Planner’s recommendations noted in the staff report, except the interconnection of the sidewalk system from Walker Meadows Retirement Community to Leonard St. He related that there are 4 equal parcels, and because of the internal road system, there is a major cost associated with it. Therefore, they are respectfully requesting consideration to not have to put the sidewalks into the internal road system.

Chairman Hickey asked, how will the Porter Hills people be able to get to Advantage Health without sidewalks? Plakmeyer stated that there are not usually sidewalks to these office buildings. Chairman Hickey related that there is an existing 4’-5’ wide walk path around the perimeter of the retirement center, and there are no sidewalks on Wilson Ave. He feels they are necessary.

Dwight Huskey, of Paradigm Design, reviewed the site plan and marker illustrated on the drawing that they would be willing to connect on 1 side with sidewalks that border the building and out to Leonard Street and get connectivity to Wilson. Then as the other 3 parcels develop, those developers will put the sidewalks in when those properties develop.

Planner Wash initially recommended sidewalks on both sides of the interior connector road with street trees every 50’.

Chairman Hickey stated when the other developers come in for approvals, we will require them to extend the sidewalks to the Walker Meadows Retirement Community. Chairman Hickey asked the developer if he is asking for a variance from the sidewalk requirement until the property is developed?

Steve Plakmeyer asked for a modification in terms of what Planner Wash is asking for with the sidewalks on both sides of the road and instead sidewalks on 1 side of the road. He reiterated that they will provide connectivity from Leonard St. to Advantage Health, and future sidewalks to connect as the other 3 parcels develop.

Member Rypma felt that the internal street should have some walkability, especially for the seniors at least on 1 side of the street.

Member Huizenga agreed that as each quadrant developments, each should connect with sidewalks.

Scott Conners stated that as a team, staff strives for sidewalks and in other developments we make sure they have walkability and in the Belle Tire project on 4 Mile and Alpine, the sidewalks are inside and fit within the development.

Planner Wash related that he applies the highest standards possible to a raw piece of land and utilizes the best design principles during the site planning process.

Member Greeno stated that he also concurs as the 4 parcels develop, they are then required to put the sidewalks in.

Planner Wash stated that when we look at what is around this site, we can see the residents and seniors using a loop through his site.

Dwight Huskey reiterated that they will put sidewalks on their side, making connection from their sidewalks to that and defer future connection until each lot develops.

Planner Wash asked about the timing of the driveway connection to Wilson Ave? Member Greeno stated that when the road goes in, then the sidewalks go in as well.

Member Rypma agrees with the intent that Planner Wash had, but felt that on the east side sidewalks would be redundant. He felt that the Walker Meadows Community can get to this development from 1 sidewalk area, if Planner Wash agrees with this. Wash stated that if they are willing to put the sidewalks on the interior side and as each developer comes in, they continue the sidewalk network, he will agree to that.

Dwight Huskey stated that these other users will help defray the costs of the sidewalks.

Member Huizenga asked about the mix of species for landscaping requirement?

Planner Wash stated that they will be evergreen trees for purpose of screening the neighbors. It was determined that due to the glass wall on the north elevation that vertical plantings on each end would not be required.

Member Brown asked if the developer was planning to leave any of the trees on the property? Mr. Huskey stated no, as they are mostly scrub trees, and they have a landscaped plan in place.

Motion by C. Gornowich, supported by M. Houseman, to approve the site plan dated 8-25-06 for Advantage Health at 4510 Leonard St. (PPN 41-13-19-126-001), 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 9-0.

Planner Wash indicated that Orchard Park is on the September 20^th Agenda.

A Citizens Committee Meeting will be held at 6:00, with the Planning Commission meeting to follow at 7:00 p.m.

Motion by T. Greeno, supported by D. Brown, to adjourn at 9:00 p.m. Motion carried.

_____________________________ ______________________________

Administrative Approval Carol Gornowich, Secretary

Walker Planning Commission