Planning Commission Minutes

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

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

There were no comments at this time.

Chairman Hickey read the request for site plan review of a 2,106 sq. ft. industrial building addition located at 3566 Millcreek Ave., N.W.

Planner Wash reviewed the staff report and site plans, explaining that the applicant proposes to build a 2,106 sq. ft. office building adjacent to the current scales. Wash related that the property is zoned MH and the applicant owns several surrounding property as well. Wash indicated that the plans note a trail addition plus parking lot, drainage and fire department related improvements.

From a procedural standpoint, Wash related that staff supports a motion to approve the applicant’s request. He indicated that the site plan review committee has reviewed the plans, and there is no report from the city engineer on this project.

Steve Kinder of Moore & Bruggink, representing the owner, stated that the proposal is for a prefabricated building to replace the existing office.

They are asking for a 20’ demolition off the existing building, which is deteriorating. Kinder related that they are adding extra parking and a detention basin and outlet.

Chairman Hickey asked would this replace the material sampling and testing building? Kinder stated no, it will be in the old office building and this will be the new office.

Motion by C. Rypma, supported by M. Houseman, to approve the site plan dated 8-31-06 for the Woodland Paving building addition 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 8-0. (M. Ferris-Young absent).

Chairman Hickey read the request for site plan approval for an approximately 20,000 sq. ft. building addition on the south side of the existing store plus relocation of the garden sales area.

Member Houseman excused himself from the dais and stated he has a conflict of interest with this project.

Planner Wash reviewed the staff report and site plans. He related that this project and the former Lear building are cornerstones for the South Alpine Avenue area. Wash indicated that the site plan review subcommittee reviewed the plans.

A storm water management narrative has been provided. Meijer is seeking a storm water variance from the Planning Commission to allow the redevelopment without building the required 100-year storm water detention. Instead, Meijer is proposing the installation of StormCeptor water quality units.

Planner Wash related that the plans also show a sidewalk addition along Hillside Drive.

Scott Prillwitz, of Meijer Real Estate Dept. was present. He stated that they hope to remodel the existing store, which was established in 1964. He related in order to remain competitive, they need to do this remodel and relocation of the garden center, bringing the site up to modern design standards.

Dwight Huskey of Paradigm Design reviewed a 40’ site elevation change on the plans, which creates a natural barrier. He stated that there is an existing 6’ board fence then a chain link fence at the hill at Hillside Dr. Huskey related that the neighbors on lower Hillside are concerned about the 3’ chain link fenced area, where shoplifters might use this as an escape route. Meijer is willing to fund the extension of the 6’ board fence for a total of 120’ of fence and this could be worked out privately with the neighbors if acceptable. The neighbors in the audience were in favor of the fence remedy.

Huskey stated that they propose to add the sidewalk connection but not tear out the existing concrete walk that also serves as a parking lot island.

Member Rypma asked if this sidewalk seemed to be used? Mr. Huskey stated yes. Planner Wash stated that the problem is snow maintenance in the winter. He felt that the island could be redone with a City sidewalk cross section. The site needs to be defined as a pedestrian route not just a parking lot island. Member Huizenga agreed with the concern about not having enough room for snow storage.

Member Greeno stated that he wants a nice, clean and tidy sidewalk.

Chairman Hickey asked if the sidewalk could be made to look more like a sidewalk? Dwight Hickey suggested that they paint stripes on the existing parking lot island. Hickey stated that it has to be designated on the approved site plan as a public sidewalk and a note should be added to include snow removal.

Member Gornowich stated that she would like to see a new sidewalk with a typical cross section including street trees. Planner Wash added that in a new site, that would be the requirement. In this case, street trees with grates would be more appropriate, along with the reconstruction of the parking lot island to include a new sidewalk.

Member Greeno referred to the South Alpine Avenue master plan update, with this property being one fourth of a possible "Four Corners Area". Planner Wash elaborated and indicated that the future Four Corners Area showed mixed uses. Greeno asked the applicant if they would be willing to be creative in the future?

Chairman Hickey stated that he checked with the Meijer Pharmacy in Standale and it seems to be working well with the bollards and stop sign in place. Scott Prillwitz stated that the proposed configuration is the same for this drive-thru pharmacy.

Planner Wash recommended adding to the motion about the storm water ordinance variance with findings of fact relative to water quality improvements.

Scott Prillwitz asked not to have to rip out the concrete island to put in street trees that may or may not survive.

Planner Wash stated that 200’ of sidewalk with 6 or 7 street trees would be a radical re-design, but could be done using urban design methods.

Chairman Hickey felt that the trees would be damaged with snow storage and this is more of an urban setting. He stated if they put the stripes down and make it look like a sidewalk, he would agree with it.

Member Greeno prefers the way it is shown now, keeping the cost down and keeping it clean. Members Versluis and Rypma agreed. They were in favor of the striping.

Motion by C. Gornowich, supported by T. Greeno, to approve the site plan dated 9-25-06 for the Alpine Meijer building addition, 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 8-0.

Chairman Hickey read the request to review the tabling conditions of the 9-20-06 meeting consisting of a formal Preliminary Area Site Plan approval resolution with findings of fact, a list of conditions, and a timeline for the development agreement, etc.

Motion by S. Versluis, supported by C. Rypma, to remove this item from the table. Motion carried.

Planner Wash stated that Orchard Park is a significant and complex project involving a long and detailed plan review process. In his opinion, the Planning Commission has undertaken a deliberate, ethical and professional review process.

Wash related that the Planning Commission, at the last meeting on 9-20-06 directed staff to create a resolution that starts with findings and ends with conditions of approval. He related that there are extra copies available tonight of the resolution and the document has been posted on the website. He related that there is a revised version, which is the original version plus 1 word added. He related the document assigns the highest possible standards to the project, many of which are self-imposed and exceed the standards of the current City of Walker Zoning Ordinance.

Member Gornowich then read the entire 14-page resolution, allowing time between paragraphs for Planning Commission deliberation.

On Page 4, the word outdoor was added from the original version, as outdoor sales and service is not permitted under the current MPUD Code. Wash stated if the developer clarifies that Cabela’s is part of the project, the MPUD code might need to be revised to allow accessory outdoor sales and storage.

With respect to (i), a Brownfield Authority plan has been submitted, but not advanced testing. A finalized plan will be needed. Wash read the changes to sentence one as follows: Prior to approval of any Final Area Site Plan, the Developer shall undertake - replace with "the developer shall submit test results and submit an acceptable remediation plan…….Atty. Dick Butler stated that the developer’s language is a bit clearer and he doesn’t object to the changes. Members Houseman and Greeno agreed with these noted changes.

With respect to (j), Member Greeno was concerned that our City Engineer is gone. Atty. Butler stated that the City has contracted with outside engineering firms to serve as City Engineer.

With regard to (n), Member Gornowich asked what is considered to be a significant site plan deviation, as determined by the Planning Director? Wash stated that staff would approve minor changes. Major changes will be sent back to the Planning Commission for a public hearing. The definitions of minor and major changes are clearly defined in the current zoning ordinance.

With respect to (p) Chairman Hickey wanted to make sure there will be no cost to the City of Walker for private street construction. Planner Wash stated that private roads are completely the responsibility of the developer.

Member Houseman complimented staff on putting this resolution together quickly.

Chairman Hickey asked Tom Carter if he was in agreement with everything we have talked about thus far? Mr. Carter stated yes and has offered a written letter of conditional acceptance to the Planning Commission.

Chairman Hickey asked how many sets of drawings are we asking for? Wash stated Secretary Gornowich will sign multiple copies.

Chairman Hickey asked if they could look at a draft copy of the development agreement? Planner Wash related from a Planning Commission perspective, we have taken parts of the future development agreement that the Planning Commission is responsible for and put them into this resolution. Wash related that the City Commission has the final say on the actual development agreement. This will contain the information on who will pay for the necessary public and private infrastructure additions. Wash related that there is no City money for this project, and the developer will fund improvements. He indicated that there might be grants and other funding sources available to the developer at the State or Federal levels.

Atty. Butler stated that we will go forward with negotiations of the Development Agreement at the City Commission level and Planner Wash will keep the Planning Commission informed. Butler stated negotiating a development agreement is a fairly intense process handled by himself, staff and the developer, with the ultimate decision up to the City Commission.

Member Houseman asked if this will be going to the City Commission for 1^st reading on Monday, October 9^th at 7:00 p.m.? Planner Wash stated yes.

Chairman Hickey opened up questions to the audience.

Jim Alderton, 2959 Powers, stated that he was trying to keep an open mind with this development. He is concerned about the traffic that will be generated for the City of Walker with a development of this magnitude. He felt that most will use Bristol Rd. down to 3 Mile to Alpine Avenue and we are already dealing with traffic on Alpine Avenue.

Motion by C. Gornowich, supported by M. Houseman, to recommend approval of the resolution, as previously read, to the City Commission. Motion carried 8-0. (M. Ferris-Young absent)

Steve Langworthy stated that he was here when the regional mall project was proposed several years ago, and he was glad that the City of Walker held out for a better project.

Planner Wash invited the Planning Commission to the City Commission meeting on Monday night. City department heads will be on hand for questions relating to their community impact analysis reports. He will make the final Planning Commission resolution available to the City Commission.

Wash invited the Planning Commission to attend the Sub-Area 3B master plan meeting to be held on October 25^th at 7:00 p.m. at City Hall, where a design charrette will be held.

The October 18^th Planning Commission meeting is cancelled.

Motion by T. Greeno, supported by C. Gornowich, to adjourn the meeting at 9:00 p.m. Motion carried.

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Administrative Approval Carol Gornowich, Secretary

Walker Planning Commission