Planning Commission Minutes

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

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

Motion by D. Brown, supported by M. Ferris-Young, to approve the minutes of May 16, 2007, as printed. Motion carried.

There were no comments at this time.

Chairman Hickey read the application for the tabled item noted above.

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

Chairman Hickey stated that the Planning Commission and staff have received the updated Wade Trim traffic study dated June 4^, 2007. Motion by S. Versluis, supported by D. Brown, to table this item to allow MDOT and City of Walker staff and consultants to review the updated traffic study and provide comments on the need for an acceleration lane and /or traffic signal at New Era Drive and Wilson Avenue. Motion carried. Item to be taken up at the June 20^th meeting.

Chairman Hickey read the application requesting site plan approval for the construction of a proposed 7,000 sq. ft. industrial spec. building, located at 2708 Kinney, N.W.

Planner Wash reviewed the staff report and the site plan. Wash related that Mr. Dunneback proposes a 7,000 sq. ft. industrial building to house 2 potential tenants. He indicated that the plans were reviewed at the site plan review committee meeting and the plans meet the zoning ordinance requirements, except for a "Type C" buffer requirement along the southerly border.

Wash stated that there are questions relating to truck turning templates as to whether those templates allow a truck to access the rear docks.

Wash related that the ground sign template should be revised to show 6’ total in height, not plus the 2’ of base.

Wash stated that the City and Planning Commission have received a letter from Dave Visser, dated June 4, 2007, owner of the adjacent Meadow Springs Condominium project, and Mr. Visser has concerns about the buffering, location of dumpster, etc.

Planner Wash stated that the required Type C landscape buffer along the south side of the property line should include 32 evergreen trees and 32 evergreen shrubs. There was discussion about moving the dumpster to the northeast away from the condo project.

Scott Conners reviewed his staff report of May 31, 2007, and his concerns about curb and gutter, and the need for at least one catch basin to better account for the flat grades that might encourage water to pool in the roadway. Scott stated that he needs existing grades and contours on the plans for the 12" storm sewer that extends south of the site and appears to outlet to a roadside ditch.

Chairman Hickey suggested that Rick Dunneback and Dave Visser work together on a joint detention basin.

Rick Dunneback stated, that with regard to the storm water in the street, he plans to mimic the other side of the street. He agreed to put in another catch basin. He planned on extending curb and gutter to the railroad easement. Rick stated that he felt they did what they could to address Scott’s memo. Rick is willing to do whatever is necessary. He is also willing to move the dumpster to the north.

As far as truck maneuvering, Rick stated that the semi will pull into the loading docks via backing in. With regard to the detention pond, he will work with us on that. Rick stated that he has done everything to meet Walker’s requirements.

Chairman Hickey asked if Rick Dunneback and Dave Visser would be willing to work together to resolve these water problems? Dunneback and Visser agreed.

Chairman Hickey stated he realizes there are cost considerations.

Member Versluis stated that he is concerned about industrial runoff on residential development. Scott Conners related that industrial storm water permits would govern that and make sure the runoff is accounted for via a basin for those materials to be removed. Scott explained that the runoff would be detained first on this site and will be below the natural release rate.

Member Greeno asked about side setbacks? Planner Wash stated that the side setbacks equal the height of the building and meet the zoning requirements.

Chairman Hickey asked about the 735 ft. finished floor elevation? Scott Conners stated that the overflow from that pond is 733. If all pipes were plugged, it would spill out without getting to the first floor of the building.

Member Rypma asked if the dumpster could be moved to the north side on that lawn section, possibly on an angle? Planner Wash indicated that there isn’t much maneuvering room north of the proposed drive.

Member Versluis stated that it doesn’t appear that there are a lot of possibilities for berming according to the thin green line on the plans. He felt this would be a visual disadvantage for the condo residents.

Planner Wash stated that a Type C buffer is the most restrictive with 8 trees and shrubs per 100’. If the detention moves off site, it would substantially increase the buffer.

Wash stated that he sees conflicting uses with industrial vs. residential and applied the zoning requirements.

Member Greeno suggested that Mr. Dunneback and Mr. Visser discuss the southerly landscaping as well.

Chairman Hickey asked where are the colored renderings? Planner Wash related that the industrial sites are not as restrictive and typically do not require colored renderings. Wash stated that we do have 4 elevations with material types selected. Chairman Hickey stated that the south elevation faces the condo development. He wants masonry with windows added to dress up the building. Member Greeno added that he wants at least 4 windows and brick from the front of the building

Rick Dunneback stated that he prefers to keep the window placement higher on the building to prevent vandalism. He stated that there are 3 bays, and he will center the window above each bay.

Chairman Hickey stated that he wants brick all the way around all sides of the building with 6 windows added.

Member Ferris-Young asked how tall the building will be? Rick Dunneback related 22 feet.

Member Brown stated that she doesn’t think moving the dumpster to the north is a good idea since there is a nearby neighbor. Planner Wash related that the property to the north is zoned ML, Light Industrial, and then there is the residential property.

Member Rypma asked, if we stay with this detention pond, how will the landscaping look? Planner Wash stated it is difficult to put the landscaping in with the required detention basin. Scott explained the detention pond would consist of grass with some rip rap and stone. Wash explained that typically we would use 5-6 foot evergreens, but if wet then arborvitaes may tolerate it better, otherwise spruce.

Member Greeno felt the landscaping could look very nice if Rick Dunneback and Dave Visser work together on it.

Chairman Hickey suggested if the water could go to the south, they could lower the building by one foot.

Dave Visser stated the proposed industrial building is only 23 feet from his property line. The first condo building is 40’ from his line. Once he puts landscaping, deck and drainage in, it will be too close. Dave Visser felt it was a good idea to create a berm in the retention area. He likes the spruce idea as they grow better than the arborvitaes. Visser suggested that the dumpster location be moved to the north side of the building so the truck doesn’t have to go to the back side of the building. He fears the prospective condo owners would be in close proximity and have issues with it otherwise, and the City would receive complaints as well. Dave Visser likes the idea of working together with Rick Dunneback on the detention so that it can become more of an evergreen berm. Dave asked if Rick knew what kind of industrial user was going into his building? Rick indicated that it will be a leased building, with no tenants named at this time. Dave Visser asked if the truck docks have to be that large?

Motion by M. Ferris-Young, supported by T. Greeno, to table this item until June 20^th, with the following tabling items for Rick Dunneback to resolve with Dave Visser:

Motion carried 6-0.

Chairman Hickey read the above-noted item. In accordance with the State of Michigan Municipal Planning Act, the City of Walker Planning Commission will review the draft Sub-Area #2, #4A, & 4B Master Plan Update.

Planner Wash related that we are looking at 3 master plan amendments tonight. Sub-Area #2 deals with the Fenske site and the master plan process since 2006. Wash related that Sub-Area 4A is the downtown Standale area; and Sub-Area 4B the area behind Meijer from Lake Michigan Dr. to O’Brien, west of Wilson.

Wash related that the goal tonight is to review the reports for each sub area, and give staff direction to forward a recommendation to the City Commission that the reports be distributed to adjacent communities for comments.

Wash reviewed the Future Land Use Maps and reports beginning with Sub-Area #2. A looped public interior street to New Era Dr. using the access management plan controlling access better on Wilson Ave. Wash related that it is unknown when water and sewer might become available, and still could be 10-15 years out. Wash reviewed from Burton St. to the south where there is rural residential proposed in the large yellow circle, with 1 home per acre with clustering. From the Weller Trust South lot line, transitional office is proposed in the 3 purple circles; then to the south is a office/industrial park along the Grand River.

Chairman Hickey stated that he thought the signal at Butterworth and M-11 was only temporary. Hickey stated there will be 1 driveway for Fenske and Shoemaker and 1 driveway north to Burton. He asked if this signal could be moved? Planner Wash stated hopefully yes. He stated that necessary properties are in public ownership, and the signal might move if Wilson Avenue was widened.

Chairman Hickey asked Harry Weller if he thought it was a good idea to move the light up from Butterworth? Mr. Weller agreed.

Chairman Hickey asked Mr. Shoemaker if he had any problems with the rural residential development proposed on his property? Mr. Shoemaker stated no. Shoemaker asked if the residential could be changed or is it set in stone? Planner Wash related this is a 20-year land use plan. Shoemaker had no objections.

Member Ferris-Young felt that clustering in the residential area was a better use and asked what do we need to do to add that in? Planner Wash showed examples of colored renderings utilizing creativity with lot sizes, etc. Once the master plan is approved and implemented, we can then change the zoning ordinance to allow clustering.

Motion by T. Greeno, supported by S. Versluis, to open the public hearing. Motion carried.

A resident, 4330 Burton, asked which proposal, A, B, or C was decided on? Planner Wash related Option B was decided on.

Motion by S. Versluis, supported by T. Greeno, to forward a recommendation to the City Commission for distribution of the Sub-Area#2 report to our neighboring communities. Motion carried 6-0.

Planner Wash reviewed the Sub-Area 4A Base Plan showing a potential future downtown on Lake Michigan Dr. between Kinney and Wilson, mixed uses and taller buildings.

Wash related that the retail would be supplemented with high density mixed uses to the south, with a redevelopment of the commercial district along M-45. He reviewed the potential "4 corners" at the Cummings and M-45 intersection, which would make it more pedestrian friendly.

Wash related that the goal is to take the zoning and land use plan to a mixed-use plan. He explained that the "Downtown Walker" concept started with a market study. We then developed concepts of what it would look like if rebuilt as a downtown. Wash related that the City and the DDA owns property between Wilson and Kinney on Lake Michigan Dr. The end result would be flip the property for a profit via the RFP process. With the Grand Valley student population, there are 20,000-30,000 cars a day using Lake Michigan Drive.

Member Ferris-Young stated this is similar to downtown Spring Lake and gets the same draw.

DDA member, Jim Veldheer, stated that there is twice the traffic here than in Spring Lake. He doesn’t know how the boulevard would work with the turning lane, but likes the idea. He is concerned about the traffic.

Larry Brownell stated that he was on past focus committee 15 years ago. At that time there were proposed storefronts on the backs of buildings with an alley running through.

A resident asked if there would be a post office in the downtown area? Wash stated that the local postmaster approached the City 2 years ago, and it is possible.

Motion by C. Rypma, supported by M. Ferris-Young, to forward a recommendation to the City Commission for distribution to the Sub-Area 4A Master Plan Update Report to our neighboring communities. Motion carried 6-0.

Planner Wash related that we held an open house for Sub-Area 4B on April 18^th, 2007. He reviewed the Future Land Use Plan showing continuing commercial use from Meijer west to the county line to the depth of the north end of the Meijer building. Wash related that he took the plan to the DDA, then the master plan committee. He stated that we should be careful to not drown out businesses in downtown Standale. Therefore, we are limiting the retail to 20 acres for the property west of Meijer, and eliminating any retail south of the power lines on Wilson Ave.

Wash reviewed the "blue" area south of the retail down to O’Brien, which is designated as a non-retail service area consisting of office and residential; anything but retail or industrial uses.

Wash then reviewed the "orange" area south of the non-retail, which would be high density residential, then medium density, followed by low-density residential.

Wash reviewed examples of how Walmart, and Wendy’s can be developed with high architectural standards, i.e. Austin, Texas. The City should require architectural features on future plans, showing materials, color, pedestrian accesses, unique uses. Chairman Hickey asked if staff would be working with developers to get these types of buildings, etc? Wash related yes, we will be as aggressive as we can be.

Lori Goodale and Todd Grassman were present with their own future land use plan for Sub-Area 4B. Lori stated that because of the terrain and powerlines, they propose MDR with condos along the county line. On Wilson Ave. on the west side down to O’Brien, they propose to keep it commercial.

Chairman Hickey stated that the City is opposed to commercial and wants to stop retail development at the power line. If it is all commercial, he agrees with Planner Wash, it would draw away from Standale and become another Alpine Ave.

Lori asked what is significant about the power lines? She stated that the school is not on Wilson. She doesn’t want the zoning to change. Lori stated there is only 1 home across the street. Mrs. Little, owner of the home across the street was present. Chairman Hickey stated that the Planning Commission is going to remain firm on this decision.

Planner Wash stated that the City is being fairly lenient, with the 1998 Master Plan’s MDR being changed to retail use west of Meijer. He felt that taking the commercial zoning away in one area, and giving it back in another is a fair approach.

Motion by T. Greeno, supported by M. Ferris-Young to forward a recommendation to the City Commission for distribution of the Sub-Area 4B Master Plan Report to our neighboring communities with the following changes:

Motion carried 6-0.

Planner Wash stated that we held the public hearing and closed it on April 18^, 2007.

Motion by T. Greeno, supported by D. Brown, to remove this item from the table. Motion carried.

Planner Wash related that the proposed sign ordinance contains color coding – black - which is current, red – initial changes, and blue – changes asked for by the Planning Commission at the last meeting.

Wash stated that he is hoping to move this forward to the City Commission.

Everyone appreciated Members Gornowich’s and Huizenga’s comments and thanked them for their efforts.

Member Ferris-Young stated that she doesn’t like the reader boards that are restricted to churches and schools. Wash related that they are restricted to a 4x6 sign in residential districts. Otherwise, he felt the ZBA would be getting a lot of variances for reader boards for schools and churches in residential districts.

Wash related that this is the last piece of the City design ordinance puzzle.

Chairman Hickey and Commissioners thanked Planner Wash for a good job done on this.

Motion by C. Rypma, supported by T. Greeno, to recommend the sign ordinance amendments to the City Commission for approval. Motion carried.

Planner Wash reviewed the upcoming agenda items for June 20^th. Included is an Orchard Park Joint CC and PC meeting from 6:00-7:00 p.m. Food and beverages will be brought in.

Motion by C. Rypma, supported by T. Greeno, to adjourn at 9:10 p.m. Motion carried.

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Administrative Approval Carol Gornowich, Secretary

Walker Planning Commission