Planning Commission Minutes

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

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

Chairman Hickey called the meeting to order, and C. Rypma gave the invocation.

Member Rypma prayed for Member Huizenga and family for all he is going through with his current health condition.

There were no comments at this time.

Motion by C. Gornowich, supported by D. Brown, to approve the October 4, 2006 minutes with the following 2 corrections: Pg. 3, third paragraph, should read "Dwight Huskey", and Pg. 4, the motion should be 7-0, as M. Houseman abstained from voting due to a conflict of interest.

Chairman Hickey read the request 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.

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

Planner Wash reviewed his updated staff report, and related that since this item was tabled on 9-6-06, staff met with the Kent County Road Commission and the 4 Mile Road Study Committee regarding this request. It was determined that Road Commission officials suggested the need for an additional 17’ of right-of-way along 4 Mile Road. Randy Feenstra revised the drawing to show this additional 17 feet of right-of-way. Planner Wash related that the rezoning cannot be conditioned upon the granting of this additional ROW. However, when Mr. Visser comes in for site plan review of this site, this additional 17’ of ROW will be required to be dedicated to the Kent County Road Commission as a condition of approval.

Planner Wash related that the future design of the Cordes and 4 Mile intersection is unknown at this time.

Randy Feenstra, P.E., was present along with Steve Visser, applicant.

Chairman Hickey asked Mr. Feenstra about the small drive to the west? Mr. Feenstra indicated that is for a turn around to back a truck up to the lower level to the basement . Feenstra reviewed the basement and finished floor elevations.

Hickey asked if there will be windows in the basement? Steve Visser related yes, and the building will be a residential style. He related that he has a small utility trailer to pull in and out of the turn around.

Chairman Hickey stated that he will be looking for a colored building rendering when they come back for site plan review for the new building design ordinance.

Motion by C. Rypma, supported by C. Gornowich, to recommend approval of the rezoning to the City Commission from SA, Suburban Residential, to ORP, Office, Research & Parking for property located at 1146 – 4 Mile Rd., N.W. Motion carried 8-0.

Chairman Hickey read the request for site plan approval for a proposed 22,000 square foot building expansion to the south side of the existing building, plus an approximate 24 x 48 office addition to the north side of the existing office located at 3378 Three Mile Rd., N.W.

Planner Wash reviewed the staff report and plans and related that 22,000 sq. foot warehouse addition is proposed to the south side of the existing building plus a small office addition in the northeast corner. Wash reviewed the location indicating that Fed Ex sits off of 3 Mile Rd. via a private drive. He related that asphalt work is currently being done as part of Phase I, approved as part of staff review, in order to meet the closing of the asphalt plants in mid-November.

Wash related that the building facade is proposed as metal panels with a metal roof. Wash reminded the commission that design flexibility was granted to industrial buildings in the new building design ordinance.

Wash then reviewed the procedural aspects of the request. He related that the plans were reviewed at the site plan review committee where a punch list was generated and plans have since been revised to accommodate that list.

Chairman Hickey asked if there was a problem with drainage on this site? Scott Conners stated that his concern is that the outlet for the existing pond be retrofitted so that it works properly, as noted in his staff memo dated 10-25-06, and PC minutes of 5-16-01. Conners also discussed the future 66’ of public right-of-way being dedicated to the City with no cost assessments to the landowner for the inconvenience of a private road becoming a public road, with the City responsible for these costs.

Member Gornowich asked if we should condition the motion on the 2001 minutes and his staff memo tonight? Scott Conners stated that it would be a good idea.

Steve Kinder, of Moore & Bruggink, was present on behalf of A&R Development, owners of the Fed Ex site. He related that Fed Ex will be buying more trucks and hiring more people and thus needs more room. He doesn’t see a problem with the conditions of approval.

Chairman Hickey asked about the warehouse façade. Planner Wash related that this is an industrially zoned piece of property with an office and warehouse addition. We could ask for more detail on the façade of the office building. Steve Kinder added that this is a continuation of the office with a 12’ x 48’ addition with metal siding, the same as on the rest of the building.

Member Versluis stated that 22,000 square feet is significant and asked if traffic has been considered on 3 Mile Road? Steve Kinder stated yes, it will add some traffic. With a quarter to a third increase in size, they will need more parking and more trucks will be using the site.

Chairman Hickey asked if the parking was adequate? Planner Wash related yes, the parking matches the new parking ordinance.

Motion by M. Houseman, supported by C. Rypma, to approve the site plan dated 10-20-06 for the Fed Ex expansion, is 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.

Chairman Hickey read the request for a final area site plan amendment to the Spring Hill Commerce Park IPUD, to construct an 11,400 sq. ft. Apple Tree Learning Center daycare facility on Parcel l, located at 2142 - 3 Mile Rd., N.W.

Planner Wash reviewed the staff report and the plans. The general location of the project is on the east side of Walker Ave., and east of Macatawa Bank, and west of the existing office building. He indicated that a 1-story Apple Tree Learning Center is proposed. He reviewed the building façade on the colored elevation plan, which meets the new building design ordinance, with an exterior of block and glass with a pitched, shingle roof. Wash related that the plans were reviewed at the site plan review meeting on 10-5-06.

Member Gornowich asked if the landscaping would be consistent with what is on the east and west side, noting that she saw nothing there?

Planner Wash stated that 3 Mile Road is high, so it makes landscaping difficult. He related that what is proposed is better than the screening of the bank. However, the Planning Commission can direct staff to improve the frontage landscaping.

Member Houseman felt that the landscaping was sparce, and suggested planting more trees in between the deciduous trees as shown on the Kentwood location rendering. Member Greeno suggested more landscaping around the A/C as well.

Wash stated that it meets the ordinance, but we could add more street trees. He then beefed up the landscape plan by sketching on the existing landscape plan, adding more trees and pulling the trees closer to 3 Mile Rd., to block the view of the parking lot and adding an additional line of juniper hedges in front of the building.

Member Greeno felt that a 2-story building would be nicer. Since this is a final area site plan, then we need to talk about safety features such as fencing, etc.

Ken Watkins, AIA, stated that this 1-story building is the same size footprint as the building to the east. Mr. Watkins stated that from a daycare standpoint, security is of the utmost importance. He doesn’t want to screen visibility from the street into the parking area for safety reasons.

Member Gornowich asked what type of hard surfacing would be utilized for the playground south of the building? She asked if any more shade trees would be considered as she saw only 1 proposed?

Mr. Watkins stated that their playground designer is working on the plans.

They will use a mix of materials including hard surface for bike riding, a bermed areas, woodchips, grass, fencing, etc. He related that State licensing will dictate some of that.

Member Versluis asked if these centers were well known, as he likes to see well regarded businesses come to Walker. Mr. Watkins related that there are several in Michigan such as Kentwood, Kalamazoo, and Lowell. Watkins stated that they are the largest privately held daycare provider, and most of the prototype buildings look exactly alike.

Member Rypma asked what the age ranges of the children will be? Mr. Watkins stated from newborn to 6 years. They also have an after school program for a short time until the parents are done with the work day.

Member Rypma asked if this is a non-profit? Mr. Watkins stated no, it is for profit. Rypma asked what the Christian based curriculm consisted of? Mr. Watkins stated it is not affiliated with a denomination, but it is Christian based with prayer.

Member Rypma noted there is a daycare 1 mile west of this one.

Mr. Watkins stated that the proposed daycare has a top-notch security system with key pad entry and web-cams in every classroom for parental use. Watkins stated it is a State of Michigan licensed franchise with the franchisee on site every day. Watkins stated that Bridgett Tubbs administratively oversees all of the franchises.

Member Rypma asked if we have had any problems with Head Start? Planner Wash stated no, he hasn’t heard of any. He stated that daycares and learning centers are low impact, complimentary uses for the surrounding employment center.

Member Young asked, what are the pick up times? Mr. Watkins related between 4:30 p.m. and 6 p.m. Young asked if the parking will support that? She is concerned with all of the traffic all at once. Mr. Watkins stated that 45 parking spaces are proposed where most centers have 35 and work well. With the 4 access points to the site, Watkins felt that traffic can be distributed evenly to the east and west. Watkins stated that Apple Tree Learning Center goes a long way to pick sites for demographics and operation.

Member Young asked if buses would be utilized on the site? Watkins stated that typically they utilize a bus/van type vehicle and occasionally a school bus drops off kids. He doesn’t foresee that being a problem. Young asked if the roads would withstand the weight of a bus? Scott Conners stated that the road would be designed to handle some of that type of traffic, but not designed for continuous school bus loads. The maintenance of the parking lot is the responsibility of the owner. Member Houseman stated that the base and top will consist of 1.5 inches of asphalt; he felt that should be alright.

Chairman Hickey asked if the playground would be on 3 sides of the building? Ken Watkins stated this site will be only on 1 side due to site grading to the west and south with the majority of the playground on the flat area. Hickey asked if the perpendicular parking was considered to be safe? Mr. Watkins stated that staff will park on the east side of the building. The playground will have a 6’ high vinyl coated chain-link fence, with an elevated approach for the majority of the drive several feet to the playground.

Chairman Hickey asked who the contracter will be? Watkins stated A.J. Veneklasen.

Member Greeno stated that 1 side of the building is noted to be vinyl. He prefers to see brick all the way around. Mr. Watkins stated that the applicant would like the option of a small 12’ addition to the east in the future. Chairman Hickey stated that he would like to see brick when they add the addition. Greeno agreed. Member Versluis stated that the addition may never happen, and then they will never see brick. Planner Wash clarified that the building will be concrete block not brick. Member Houseman added that it is shown as 8" split face block which is more difficult to take out vs. $5,000-$6,000 in brick. Houseman stated he would prefer the 2" brick on the outside.

Member Gornowich referred to Scott Conner’s memo regarding lack of drop off area and fenced play area backs up to a 1 on 3 slope, and he recommends that the fenced area be limited to the top of the slope at the 771’ elevation. Chairman Hickey agreed and felt that the play area was sized right and will be according to State requirements. He is comfortable with what is shown on the plan.

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

There were no comments.

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

Planner Wash reviewed the revised "sketch" he provided showing moving of the trees closer to 3 Mile Road, addition of perennial low-growing shrubs and pods of perennials and low growing evergreens in front of the parking area and in front of the building and HVAC area. Also the addition of shade trees to the playground area planned for southerly exposure. Wash related that he will work with the playground designer to achieve the above.

Member Rypma asked if moving the trees closer would block the ground sign? Planner Wash stated if it is the right species of trees, such as autumn blaze maples, it shouldn’t block the 6’x8’ sign.

Member Versluis asked about the thin brick application? Member Houseman stated it is glued, then nailed onto OSB.

Member Greeno stated that if they decide to go with the 12’ addition, they need to use block vs. the stick on brick.

Ken Watkins stated that they would like to have masonry material on that wall. Member Brown stated that she would like to see all 4 sides the same for uniformity.

Motion by C. Gornowich, supported by M. Houseman, to approve the Apple Tree Learning Center site plan dated 10-11-06, plus the exterior building elevation drawing dated 10-11-06 by Architectural concepts as an amendment to the Spring Hill Commerce Park Final Area Site Plan with the following conditions of site plan approval:

The applicant agrees to all conditions noted in the City Planning Director’s letter dated 10-24-06.

The applicant agrees to all conditions noted in the City Engineer’s letter dated 10-26-06.

The west face shall be masonry material and match the other 3 faces of the building.

The fenced area to be in accordance with #3 in Scott Conners memo dated 10-26-06.

The landscaping to be worked out with Planner Wash per the sketch on 11-1-06.

Findings of Fact:

▪ The FASP conforms to the City of Walker Master Plan.

▪ The proposed office-day care use is compatible with other zoning and land uses in the area.

▪ Development trends in the area are consistent with the FASP approval.

Motion carried 8-0.

Chairman Hickey read the request for site plan approval for a 3,280 sq. ft. auto repair building addition located at 737 and 734 Nason St., N.W.

Planner Wash reviewed the staff reports, REGIS map of the area, and the plans and related that the property is zoned MH – Heavy Industrial. Wash related that the City proposes to vacate a portion of Nason St. with all of Nason being in the City of Walker.

Planner Wash related that the proposed 3,280 sq. ft. building is to be used for auto repairs, which is a permitted use in the MH zoning district. The building façade is proposed as metal panels with a peaked, shingled roof. Wash reminded the commission that design flexibility was granted to industrial buildings.

Wash indicated that several site improvements are noted, including fire department upgrades. The applicant is requesting a variance from the City of Walker Stormwater Ordinance.

Wash referred to Scott Conner’s memo dated 10-26-06 concerning the need for a cross access easement, as the homes on Voorheis are controlled by Ann Street Auto. He reviewed the elevations of same, and the need for an additional catch basin. Wash indicated that windows were added to the elevation facing Alpine Ave.

Chairman Hickey asked, which building is that to the north? Dave Brock, applicant, stated that is Walker Industries to the north, they manufacture machinery, and they have metal pallets stacked up on their site. Hickey stated that he didn’t want it to interfere with Voorheis or with Lear. Dave Brock stated no interference with Lear.

Wash stated that the auto sales use will remain nonconforming in the MH District.

Chairman Hickey stated that the south and west elevation faces the public street. Planner Wash added that the west elevation would be seen the most and needs windows, and the applicant has accommodated that request. The north elevation faces the industrial yard.

Member Rypma asked if the current garage that has Crosslander is in Grand Rapids? Dave Brock stated yes, and that building will still be used. They will move the employees from their into the new building. Rypma asked if the lot will all get paved? Dave Brock stated yes.

Chairman Hickey asked if there were public utilities available where the street will be vacated. Dave Brock stated yes, there is sewer and water service off of Nason. Scott Conners reviewed the area on the plans designated for sanitary sewer and water and storm easement over that area. He related that doesn’t have to be in an easement.

Scott Conners stated that there is poor grading detail on the plan. Since they are adding more pavement and rooftop they will need to add storm sewer. He explained that they will need to provide a line around the building that goes to a catch basin at the southeast corner then to the existing catch basin system.

Member Houseman recommended paving it and a catch basin to a 6". Conners stated the key is to show how it is graded to show no detrimental effects to the property to the east.

Scott Conners reviewed an item in his memo dated 10-26-06 and stated that access for two home sites on Voorheis Street appear to be from the Nason Street right of way. If one or both of those homes are under separate ownership or rented out then access to those garages must be considered when reviewing the proposed vacation of Nason.

Member Gornowich asked how do we address access to those garages? Dave Brock stated that they own those garages and they will both eventually be torn down.

Planner Wash stated that there have been partial vacations of the alley system over the last 25 years.

Member Rypma felt that this will be an improvement to an older area of the City. He doesn’t have a problem with a metal building in this district. Member Greeno agreed.

Motion by M. Houseman, supported by C. Gornowich, to approve the site plan dated 10-20-06 for the Ann St. Crosslander 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 8-0.

Planner Wash reminded the Planning Commission of the Master Plan Update meeting for Sub-Area 3B, (Bristol-east area), which will be held on Wednesday, November 29^th at 7:00 p.m. at City Hall in the City Commission Chambers.

Wash related that the upcoming Agenda for November 15^th was a heavy agenda.

It was determined to cancel this meeting due to lack of a quorum, and move these items to the December 6^th Agenda.

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

Motion carried.

____________________________ ____________________________

Administrative Approval Carol Gornowich, Secretary

Walker Planning Commission