Planning Commission Minutes

Present: City Commission, Planning Commission, R. VerHeulen, Mayor, C. VanderMeulen, City Manager, D. Schmalzel, Asst. Manager, F. Wash, Planning Director, P. Dlouhy, Planning Asst., S. Conners, City Engineer, S. Wisniewski, City Clerk, M. Koning, DPW Director.

Others: Applicants/Owners: Jim Bossenbroek, Steve Bossenbroek, Zach Bossenbroek, Gary Smith, Land Planner-Bird Houk, Jeff Hundley, Realtor, Bill Kozak, Civil Engineer-Moore & Bruggink, and Ken Sikkema – State Liasion.

Mayor Rob VerHeulen opened the meeting with introductions of the City Commission and Planning Commission.

Jim Bossenbroek introduced his team as noted above.

Gary Smith gave a review of the Orchard Park Preliminary Areas Site Plan that was approved in 2006 vs. the differences in the proposed new plan. Mr. Smith related that the main difference is in the southeast corner where Cabela’s is now proposed and the 3 big boxes along the I-96 interstate. He related that the previous plan focused on Cabela’s with a ring road with complimentary retail surrounding Cabela’s in District E. Gary Smith related that the new plan is preferred as Cabela’s wants the interstate exposure with the evolving of development as it occurs via the zoning process. Smith felt that it makes sense, and adds value to the site.

Gary Smith then reviewed the proposed District E streetscape orientation with the retail portion, specialty retail, restaurants, and a series of shops that are similar to a town center. Smith stated that the focus is to be walkable from Cabela’s. Smith stated that there is retail that wants to be next to Cabela’s due to sheer volume.

Gary Smith explained the change in phasing and related that originally the town center was going to be built first, then Cabela’s. The developers have been talking to major retailers and it is taking much longer, so the town center is taking a back seat. Smith stated that on the other hand, Cabela’s is ready to move forward, thus a change in phasing is necessary, and Cabela’s is now part of Phase I.

Commissioner Parent asked if other major retailers besides Cabela’s have committed? Gary Smith related that they have had serious discussions with a water park hotel who will come in conjunction with Cabela’s and they have insisted on I-96 frontage.

Jeff Hundley, Realtor, stated that there are enough retailers out there that want to come once Cabela’s comes.

Commissioner Stek asked for a copy of the letter of intent for Cabela’s. Jim Bossenbroek stated that he would be asking Cabela’s for a release of that information.

Commissioner Kent asked if the water park hotel is included in Phase 1 or Phase 2? Gary Smith stated that the water park is not part of the approved site plan. He related that there have been discussions about locating it along I-96 on the east side of Bristol, which isn’t rezoned yet.

Chairman Hickey stated that this is the first he has heard about a potential water park. He stated that the Pulte property is not currently master planned for commercial east of Bristol. Hickey stated that Mr. Chamberlain was told that it would not be entirely commercial. Mr. Smith stated that 60 acres east of Bristol are master planned for commercial. Chairman Hickey stated not the English Hills property. Mr. Smith related that the water park people approached him last month with a 35 million dollar project consisting of a 30,000 square feet of indoor water park and a 200 room hotel. Hickey asked about the traffic pattern in and out of Cabela’s? Gary Smith stated that they would use the east-west Northridge connector, as the main entrance faces this way, and there is no planned exit onto Bristol.

Chairman Hickey asked about the 3 large boxes along I-96, which wasn’t part of the original preliminary site plan approval, and the Planning Commission wasn’t in favor of large box development in District E. Jim Bossenbroek stated when the preliminary area site plan was approved, it didn’t have any specific square footages on the boxes. Gary Smith added that 35,00-40,000 square feet was the intent for individual retail tenants. Smith felt that this new plan is more pedestrian oriented. He related that somebody like Staples, and all national retail people, are interested in these boxes.

Chairman Hickey asked if the town center was still a viable part of the Orchard Park project? Gary Smith stated yes, and it will be similar to what was approved in the preliminary area site plan. They will know more once the tenants are defined. Smith stated that there is no change to the senior housing along 4 Mile with town home sites supporting the town center.

Mayor VerHeulen asked what infrastructure must be built at this time to service the revised Phase 1? (roads, water, sewer, drains, etc.) Mr. Smith stated that if all development is south of Northridge, he asked if it makes sense to extend Baumhoff up to Northridge Drive at this time, or does it makes sense to lay that out until we know the final design of Districts A and B. Chairman Hickey related that about 12 years ago, he voted no on a project that the financing bottom fell out of hours before the approval process was to take place. He wants it to be proven that the financial backing is there for this project. Jim Bossenbroek assured us that it will happen if the pieces are in place. He related that he has $15 million dollars into the land at this time. Mayor VerHeulen stated that they want to make sure this is a mixed use development, not a retail strip center. Mayor VerHeulen stated that the developer wants to change the phasing and their response was ok, but not change the design and intent of the town center and the residential. Mayor VerHeulen discussed this with the City Attorney, and we are not going to face an argument about "no market due to the economy". The City Commission and Sub Committee are in agreement about this. Mayor VerHeulen stated that the City Attorney says we can contractually tie that in with "what we approved last year is what we will get".

Gary Smith stated that is not an issue; he wants a win-win situation. Mayor VerHeulen stated that the retail component in District E, including Cabela’s, was 600,000 sq. ft., now it is 440,000 sq. ft., excluding the water park/hotel. Mayor VerHeulen wants to see pedestrian friendliness and how to insure that. Gary Smith felt that the new plan is more pedestrian friendly and more organized for parking, etc.

Chairman Hickey stated that he wants a guarantee that the town center and residential is going to be there as approved on the preliminary area site plan. Hickey asked if you could walk to the town center from Cabela’s? Gary Smith stated yes, they still show sidewalks connecting them.

Mayor VerHeulen stated that he doesn’t want to create another Alpine Avenue and he doesn’t want to see big box development. Gary Smith stated that he felt 20,000-40,000 square feet are not necessarily big boxes. The Mayor stated that the City wants a unique look, as was originally approved. Mayor VerHeulen stated that the City will be validating the infrastructure plan and have the details reviewed by our experts.

Gary Smith stated that it will all look and feel the same, they are only asking for a change in how the site is laid out and phased. Mr. Smith stated that there will be no concession in the design quality or standards or commitments. The architecture will be good, and it will not be an Alpine Avenue. Jim Bossenbroek related that an upscale Hilton and/or Holiday Inn is interested in District E. Mayor VerHeulen asked what if these hotels don’t go there? Jim Bossenbroek stated that these people are real and will show up. He has no contracts yet but knows they want to be there.

Gary Smith stated that as we identify a user, they will have to come back via the final area site plan approval process to see how it fits on the site and how it is landscaped.

Mayor VerHeulen asked when does Commissioner Holt know there is enough green space between her house and the hotel? Jim Bossenbroek stated that the 3 boxes might turn into 4 boxes.

Planner Wash asked the City Commission and Planning Commission if they want to set up a public hearing on July 18^th, 2007 to amend the preliminary area site plan? Wash stated that the level of detail, like shown on this new plan, with the architectural standards, pedestrian, green spaces, all must remain in-tact. The developer should be prepared to have the Planning Commission limit the sizes of boxes along I-96. After the City Commission is done with the development agreement, then the final area site plan process will follow. Wash related that with regard to findings of fact, all City Departments have reviewed the plans and have signed off, but a new plan triggers new analyses.

Gary Smith stated that basically they will be replacing 2 pages in the approved preliminary area site plan book with this new plan.

Commissioner Stek reiterated that she would like a letter of intent from Cabela’s. Jim Bossenbroek stated that there are 18 Cabela’s in the country with 18,000 communities who want to have a Cabela’s. Chairman Hickey agreed with Commissioner Stek, and asked to have the letter of intent prior to the July 18^th Planning Commission meeting.

Mayor VerHeulen stated that the infrastructure plan contemplates build out of the whole site.

Jim Bossenbroek stated that the water park and Cabela’s have a symbiotic relationship in that the water park doesn’t need to be next to Cabela’s, only near them. The Mayor asked if it was feasible to move the water park to the area of the 3 boxes? Jim Bossenbroek stated that they need enough there with the economics. Mayor VerHeulen asked if the shops in District E will draw away from the town center? Mr. Bossenbroek stated no, and gave example of Arbor Lakes, which is a very successful mix of residential and commercial.

Commissioner Parent asked how the 425 Agreement was going? Jim Bossenbroek stated it is moving forward.

Mayor VerHeulen asked if the Planning Commission was comfortable with scheduling a public hearing for the proposed preliminary area site plan amendment? Planner Wash added if so, it will be held on July 18, 2007. It was determined that the meeting will be scheduled as noted.

Chairman Hickey related that this item on the agenda would be moved from Item #4 to Item #7.

Motion by S. Versluis, supported by C. Rypma, to leave this agenda item on the table until July 18, 2007 at the request of Rick Dunneback. Motion carried.

Chairman Hickey read the application requesting site plan approval to allow an approximate 25,720 sq. ft. industrial addition to the existing pattern shop building, located at 2121 Bristol, N.W.

Planner Wash gave a Regis orientation to the site showing surrounding land uses and zoning. Wash related that the site is zoned MH, Heavy Industry.

Wash reviewed the staff report and the site plans and related that the addition is proposed at the northeast part of the complex. From a staff standpoint, the project is recommended for approval with the 5 sealed site plans plus digital copies in .PDF submitted to the planning department prior to issuance of a building permit. No engineering comments were offered.

John Potter, Jr. and Steve Witte, P.E., of Nederveld & Associates, were present on behalf of the request.

Steve Witte stated that Betz added a building addition to the west end in 2005. They are now proposing a 25,720 sq. ft. addition to the pattern shop at the north end of the complex. Mr. Witte reviewed the plans and stated that there was plenty of room on the side of the building for the addition. He indicated that they planned to match the building with the existing building. Steve Witte related that the utilities are there, and he is working with Scott Conners to get stormwater approval.

Chairman Hickey stated that we had asked for building renderings and windows along the north side of the building. John Potter reviewed the renderings and related that the windows are proposed on the north and south elevation.

Chairman Hickey stated that Betz is a good establishment and we are happy to have them in the City.

Motion by C. Gornowich, supported by D. Brown, to approve the site plan dated 6-8-07 for the Betz Industries 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 6-0.

Chairman Hickey read the above-noted request to amend the final area site plan for the Meijer Commercial Planned Unit Development, for Standale Retail, a proposed 11,428 sq. ft. commercial building to be leased to a number of commercial users, located at 355 Wilson Ave. (former O’Charley’s site).

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

Planner Wash reviewed the staff report and the plans and related that this is an amendment to the Meijer CPUD. The project is proposed to be located on the former O’Charley’s site, which was approved approximately 2 years ago. Wash reviewed the colored building elevation renderings of the strip type commercial building including signage details.

Planner Wash stated that the site was a difficult one to plan with its awkward shape. He stated that the drive thru was fairly functional and has been revised following comments from the site plan review committee.

Planner Wash reviewed the staff analysis and recommendations/conditions as noted in the staff report.

Planner Wash related that Steve Witte, P.E. of Nederveld & Associates, and Mark McDowell of True North Architecture, were present to answer questions.

Planner Wash reviewed the stacking area with Starbucks, and sidewalks around the site to Wilson. Wash related that we will get the full cross access easement to Walgreens at a later date. It would be unilateral now to the property line, then later make the connection with Walgreens. Wash related that the circulation around the building was good.

Steve Witte reviewed the plans and stated that they propose a high quality building. He reviewed the sidewalk location to be constructed along the perimeter of the Meijer drive.

Bob Potts gave the history of the former O’Charley’s site and indicated that the utilities – public sanitary sewer, water main and storm sewer system is the same as proposed for O’Charleys.

Chairman Hickey discussed the building materials on the west elevation facing Meijer consisting of brick, stone, EIFS, and metal fascia and was in agreement with same. Hickey asked about signage?

Mark McDowell related that each unit has signage allotted and included such tenants as Starbucks, Papa Murphy’s, Sleep Doctor, and Centennial.

Member Greeno asked where deliveries would occur? It was determined they would occur behind the building. Greeno asked how do I get to Starbucks? Bob Potts stated that most deliveries occur either earlier or later in the day. Potts felt that the front or back drive was wide enough to accommodate the deliveries. Potts reiterated that the deliveries would occur at off peak times. Greeno stated that it will have a major effect on customers if they see deliveries in and out. Greeno sees it tough to maneuver a 2-wheel cart in the winter months. Potts stated that he wouldn’t want conflict with deliveries and feels that they have worked this out.

Steve Witte stated that there is potential room for a truck to park on the north side of the site. He indicated that if 90% of the building is usable they would require 52 parking spaces, and they have 65 shown on the plans.

Member Gornowich asked about the overhang sign with adequate vehicle clearance? Steve Witte stated that the signage conforms with the ordinance and the signage is identical to other Starbucks sites. Member Gornowich asked about coordination of deliveries with the 2 southern units with the drive through. Bob Potts stated that they would coordinate deliveries when the drive through is being used. Potts stated that there wouldn’t be a tremendous amount of deliveries, and felt a 2 wheel truck would work out just fine. Member Greeno stated he is still concerned about truck deliveries and drive thru traffic. Member Gornowich stated that these are all operational issues, not our site plan issues.

Planner Wash stated that he and Scott Conners worked through these issues at site plan review and they started out with a 12’ drive to the drive up window. A 20’ drive is almost as wide as a Kent County "Class A" road. He and Scott both thought there was adequate space on the site to work. He stated that it boils down to how the property owners and individual business operators manage this site. Wash recommended using the north side of the building for deliveries. Member Rypma added that he doesn’t have a problem with it.

Chairman Hickey asked how the trees were going to work along the rear? Planner Wash stated that there has to be a balance with the landscaping vs. the pedestrian access. He stated that there is no room for a parkway here. With an 8’ wide sidewalk, it is not practical for landscaping at this area, just curb. The landscaping is reserved for the front along M-11.

Chairman Hickey asked if this plan would conflict with the DDA? Planner Wash stated no and the DDA has seen copies of the plans.

Member Greeno asked about the 2 available spaces for lease noted on the colored building renderings? It was determined that Sleep Doctor takes 2 bays and there is no space available.

Member Gornowich stated in a PUD we approve signage as we see it. She is not comfortable with what is seen here. Planner Wash stated that we can condition it. Member Gornowich stated that she likes the monument sign, but can’t determine the size of the letters on the building signage. Planner Wash suggested that the sign dimensions be added to the final plans.

Chairman Hickey stated that he doesn’t want trucks parked with mattress sale advertising signage on them left on the lot at any time.

Pat Goodale and Jim Veldheer, DDA members, both felt that this is what the DDA is looking for and are in favor of it.

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

Motion by C. Gornowich, supported by T. Greeno, to approve the Standale Crossing final area site plan amendment for the Standale Retail site plan and building elevations at 305 Wilson Avenue, as the project does meet the standards set forth in the City of Walker Zoning Ordinance, with the following conditions of final area site plan approval:

Motion carried 6-0.

Chairman Hickey read the application requesting site plan approval for a proposed Consumers Concrete on Parcel A, and concrete crushing on Parcel B, for property located at 2648 Wilson Ave., N.W.

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

Chairman Hickey stated that we are not stalling this item. We are reviewing a complex site plan to create something safe for the City of Walker. The project was recently tabled for the updated traffic analysis.

Planner Wash related that Parcel A and New Era Dr. have been worked out.

We have the updated traffic study where New Era Dr. comes out to Wilson.

Dan Hibma and his traffic consultant, Jim Renshaw, of Wade Trim are present.

Jim Renshaw gave a traffic study summary and stated that the Planning Commission required a revised look at the trip generation intervals of heavy vehicles generated by the proposed land uses for Consumers Concrete consisting of 20 acres and Ottawa Aggregates consisting of 20 acres and determine the trip generation based on production goals. The remaining 60 acres remains an undesignated generic industrial use. The generic industrial related uses and summaries for General Heavy Industrial, General Light Industrial, Industrial Park, and Manufacturing were reviewed. The General Light Industrial land use code was chosen for the Fenske site.

Jim Renshaw stated that they collected gap measurements on Wilson Ave. He stated that they took into account the remaining 60 acres were developed in accordance with existing operations and production goals. Peak season/heavy traffic, rainy days were all taken into consideration. Renshaw stated that Wilson Ave. is operating at or above capacity, especially southbound movements. Renshaw stated that it cannot be adequately modeled with the upstream signal at Burton. There are more gaps in the traffic stream because of artificial gaps at the Burton signal.

Chairman Hickey stated that Pete LaMourie, on behalf of City of Walker, shows this area to be a Service of F. Hickey asked if Mr. Renshaw agreed with this F service level? Mr. Renshaw stated if only one truck made a left turn movement, it would be a Level F because M-11 is already at its capacity.

Chairman Hickey asked for explanation of the traffic movement pattern with the decel lane. Randy Feenstra reviewed the plans showing the long taper, 12’ wide at the intersection up to Shoemaker.

Pete LaMourie, City traffic consultant from Progressive A&E, related that the southbound lane volume is 12,000 cars with a car every 3 seconds. He related that the software cannot recognize artificial gaps created in the traffic pattern. They had collected their own City data measuring the amount of gaps during peak hour with 1,100 cars in the southbound lane and 91 gaps in peak hours, which is adequate.

Chairman Hickey stated that every 4.5 minutes they can load a truck and send them out in the early a.m. hours.

Pete LaMourie stated we should do anything we can do to make this a better situation. Who would pay for a secondary southbound lane or acceleration lane? There are clearly enough gaps to accommodate the projected truck turns. LaMourie stated that he cannot vouch for the 60+ undeveloped remaining acres. He stated that the southbound through lane is at capacity with or without this project. For Parcels A and B this might be adequate. Pete LaMourie stated that M-11 improvements could be made by MDOT, as M-11 is at or over capacity.

Jim Renshaw stated that we have to separate the capacity of the street and availability of gaps. Gaps are there to accommodate 100 acres. If the remaining 60 acres is developed with the same type of operation that is proposed now, we still have congestion at Wilson and Butterworth and still have a Level Of Service F. Signals create gaps for vehicles exiting this site.

Member Greeno is concerned about if there are 12 trucks an hour there now, with 3 or 4 more businesses that do 12 trucks an hour, he can’t fathom that type of truck traffic and safety issues.

Member Gornowich asked if the DEQ representative agrees that ponding of water is unacceptable? Does that affect Parcel A? Planner Wash stated no. Randy Feenstra added no, only Parcel B is affected by MDEQ’s ponding comments. The dyke will hold the water back from releasing to the river.

Chairman Hickey asked is Parcel A included in the landfill area? Randy Feenstra reviewed the plans and stated that the landfill was on the site but not in part of that construction area and would not be disturbing the cap.

Chairman Hickey asked if there would be storm water detention? Randy Feenstra stated no it doesn’t need to have storm water detention near the river, just sedimentation control. Planner Wash added the goal is to have the storm water settle sediment out in these 2 ponds.

Member Gornowich asked if we can include Pete LaMourie’s last sentence in his memo to "update the traffic analysis" as required with further development? Planner Wash stated yes, as we do not know what future uses will be on the property and the City always reserves the right to examine future scenarios and site plans.

Jim Renshaw stated if traffic is more intense, he doesn’t know what more can be done; increase the storage for northbound traffic to enter the site, or a longer eastbound acceleration lane coming out of the site. The volumes today justify improvements by MDOT. This does warrant future widening of Wilson Avenue.

Planner Wash stated that we will keep up with an on-going M-11 study process and partner with MDOT.

Wash gave an example of the Dreamscape project on Walker north of I-96, where the developer had to pay their proportionate share of Walker Ave. improvements. Wash stated that this developer will have to pay his proportionate share of the M-11 improvements for this whole 100 acres. We can sit down with MDOT for the planned widening of Wilson Avenue.

Chairman Hickey stated that he hates to approve a driveway with Level of Service F, as it is not a good situation. There needs to be a light at that intersection. He doesn’t want to see serious accidents taking place before that happens.

Planner Wash stated M-11 is at or over capacity. A one-lane road going south isn’t adequate for these current and projected traffic volumes.

Member Greeno stated that in the future they should move Butterworth up to match this road. Even if that happens, he doesn’t see the Level of Service F improving. Pete LaMourie stated with 1,200 cars per hour, MDOT will not allow movement of that light. LaMourie stated that if we are going in the direction of re-analysis, keep in mind the existing problem there now with level of service and we can’t predict the number of gaps in 2-5 years from now. Pete stated we should do a re-analysis of Parcels C & D to see if adequate gaps are there to accommodate that type of traffic at that point in the future.

Jim Renshaw asked if there is a moratorium on the 60 acres? Planner Wash stated that the City could do that. Member Greeno stated that he only wants safety for everyone on Wilson Avenue. Renshaw stated that the answer is an additional southbound lane. Planner Wash stated that a condition of approval of the site could be putting together a proposed proportionate cost share agreement for the necessary improvements to Wilson Ave.

Chairman Hickey stated that the Goodale’s have prospective developments on Wilson Ave., and Scott Conners is trying to get water and sewer to this area.

Member Gornowich asked if it would be possible to get historical data on accidents in this area? Then when we get to Parcel B, we will get this data to see if it relates to this development.

Member Rypma stated that in 1 year we look at all of this again. Chairman Hickey stated that if the redi-mix plant and concrete crusher are approved on Parcels A & B, then we have Shoemakers sand mining operation to consider. We can go to Consumers and ask for data. When they come back with a proposal on Parcel C or D, assuming the worse scenario, they will have to put in a southbound lane. Member Rypma stated there would be a proportionate cost impact to each development. Planner Wash stated that we still need to work with MDOT for an additional lane and include proportionate cost sharing with adjacent land owners.

Chairman Hickey directed Randy Feenstra to remove the containment dyke and get the application in to the DEQ for same. Hickey stated that we need to have the City consultant check the environmental issues with Parcel B with that landfill cap.

Member Gornowich asked if MDEQ Representative could provide us with a copy of the map indicating the former dumpsite uses of the site, and identify the location for the former bunker sites, etc. It was determined that a map could be provided by Randy Feenstra.

Member Rypma stated if they come in for sites C&D, the traffic issues would come up again, couldn’t we require that then? Planner Wash stated yes.

Motion by T. Greeno, supported by C. Gornowich, to table Parcel B until the July 18^th, 2007 meeting.

Motion by C. Gornowich, supported by T. Greeno, to approve the sites plans for 1) the creation of New Era Drive as a public street in accordance with the City of Walker Master Plan and MDOT permits; and 2) the Consumer’s Concrete batch plant operation on "Parcel A", as the site plans do meet the standards set forth in the City of Walker Master Plan and MDOT permits; and 2) the Consumer’s Concrete batch plant operation on "Parcel A", as the site plans do meet the standards set forth in the City of Walker Zoning Ordinance.

This approval covers the 5-sheet site plan set titled "Site Plan for 2648 Wilson Ave., N.W.", dated 5-9-07 and the 5-sheet site plan set titled "Proposed Improvements to Wilson Avenue (M-11)" dated 2-22-07, as amended and presented to the planning commission on June 20^th, 2007.

Site Plan Review for the concrete crushing operation proposed on "Parcel B" will be tabled pending review and approval from the Michigan Department of Environmental Quality and City of Walker environmental health and safety consultants.

Conditions of Site Plan Approval include:

Planner Wash related there will be no meeting on the 4^th of July. The next meeting to be held on July 18^th, 2007, and will include Orchard Park PASP amendment, the Shoppes at GreenRidge, D&K Spec. Building, and Fenske Parcel B.

Motion by T. Greeno, supported by D. Brown, to adjourn the meeting at 9:20 p.m.

Motion carried.

___________________________ __________________________

Adminstrative Approval Carol Gornowich, Secretary

Walker Planning Commission