Planning Commission Minutes

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

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

Motion by C. Gornowich, supported by D. Brown, to approve the minutes of March 19, 2008, as printed. Motion carried.

There were no comments at this time.

Chairman Hickey read the application for a rezoning request from AA, Agriculture to C-1 Local Commercial, involving the northerly 6.4 acres of an existing 17-acre parcel, owned by Rosedale Memorial Park Cemetery. The parcel is located at 4696 Lake Michigan.

Planner Wash stated that the Planning Commission recommended denial of this request in 2006 prior to the master plan update for western Standale. Wash reviewed the staff report, including a land use, zoning and master plan map of the area.

Wash related that the applicant is looking to rezone the northerly 980 feet of the parent parcel to C-1 Local Commercial. This is consistent with the 2007 Sub Area 4-B City of Walker Master Plan update.

Planner Wash related that the applicant has received approval from the Zoning Board of Appeals to make the proposed land division. The ZBA issue was the creation of a land-locked back parcel. A cross access easement was required with any future site plan review. Minutes from the 2/23/06 ZBA meeting were included with the staff report.

Wash reviewed the procedural aspects of the request.

The representative for Goodwill Industries was present on behalf of the request.

He stated that they are requesting rezoning from AA to C-1 for a 6.4 acre parcel. He related that the applicant can develop according to C-1 provisions and the master plan. He reviewed a preliminary site sketch showing the building layout towards M-45 and cross access between the adjacent parcel. The representative stated that M-45 has 20,000 cars daily. He felt that the C-1 zone can be developed with natural features there. The landscaping would be consistent with the master plan. He felt it would be compatible with the commercial retail across the street. They would have cross access and sidewalks in that area. The applicant concurs with the Planner’s staff report, and feels this rezoning would comply with the 2007 master plan for this area.

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

There were no public comments.

Motion by C Rypma, supported by S. Versluis, to close the public hearing.

Motion carried.

Member Versluis asked for clarification on Item B. in the ZBA’s variance. Chairman Hickey stated that the owner and applicant agreed on the amount of property. He related that there is an existing maintenance building on the remainder of the property owned by the cemetery. Chairman Hickey stated that there are long shaped parcels adjacent to this property that will come up for development. Member Versluis asked how this property fits in with the other vacant adjacent parcels? Chairman Hickey stated this gives us a start for some retail along Lake Michigan Dr. as part of the 2007 master plan. Chairman Hickey stated that this will be beneficial to residents, it will be a good-looking building, and set back from the road. Member Versluis was concerned about the "front door" to Walker and if this is acceptable? He stated that he really doesn’t have a problem with it.

Member Gornowich felt that we shouldn’t be considering that only Goodwill will go in at this location. Any of the C-1 District uses are allowed and could go in and should be remembered in future discussions about this site.

Member Versluis stated that there is such a long history of use for this site, and he likes to have an idea of what is going in. He feels there is a good likelihood it will be a Goodwill. Member Gornowich stated that the Goodwill on S. Division conforms to the historical district of Grand Rapids. She felt that we have design guidelines that we have in our toolbox that we can utilize.

Chairman Hickey asked the applicant if he has a buy/sell agreement in place? The applicant replied yes.

Member Byle stated that the master plan shows a cross connection and asked if the applicant was aware of it? Planner Wash stated yes, and it was addressed at the pre-application meeting.

Planner Wash reviewed the site sketch showing a service drive located off of Lake Michigan Dr. back to the subject parcel site. Wash related that east of the service drive will be a future site owned by Goodales.

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

Legal Description of proposed Goodwill Parcel:

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.

Motion carried 6-0.

Chairman Hickey read the application for site plan review for a 2,352 sq. ft. coffee shop and restaurant, located at 2505 Alpine Ave. (former Old Kent Bank building).

Planner Wash provided orientation to the site, which is south of Arby’s north of Meijer Gas Station and east of Meijer. The property is zoned C-1 and master planned as a commercial redevelopment corridor.

Wash reviewed the staff report and related that the site plan proposes to demolish the existing 5^th 3^rd Bank building and construct a one-story building of approximately 2,352 sq. ft. The new building would be used for a coffee shop and "subway" type restaurant. All on site pavement will be replaced.

Planner Wash reviewed site plan issues, including the use of the existing Meijer Drive, cars coming in and stacking, then stacking to the second drive thru. Wash related that the most important issue is on the west side of the building, where there would be stacking on Meijer property. The applicant needs to have recorded easements to use the Meijer property, and to date we haven’t seen the easements.

Wash related that the second issue is that we need a recorded cross access easement to Arby’s in the front of the site.

Member Rypma stated that we are not moving the existing curbs. Planner Wash stated no, this is a property line issue. Meijer owns Arby’s as well.

Joe Grochowalski, of Omega Architects, reviewed a rendering of the proposal. He related that this is not a flat site or a large site to work with. The prior use was a drive-up window bank. He indicated that the types of materials used on the front entry and on the remainder of the building would be split face concrete/block, with glass on the front. Joe stated that this is the less busy side of Alpine Ave. and this would be a good addition for rebuilding of the neighborhood.

John Najar, stated that he owns the property and plans a franchise for a coffee shop and sandwich shop. He explained that the proposed building will be longer in an east-west direction with separate drive ups for the coffee and sandwich shop. The coffee will have the north drive up and the sandwich shop will be on the south side for more potential stacking.

Joe Grochowalski related that the coffee peak times are in the early a.m. and sandwich shop is mainly lunch time traffic, and they shouldn’t have stacking problems because of the difference in uses and peak times. Joe stated that this is a basically hard surfaced paved site, and storm water control measures are provided and noted in his memo of 3-20-08 and he is working with Dave Hanko, Feenstra & Associates. Joe Grochowalski related that a catch basin takes the water off the Meijer site to the northwest corner of the site. A 48 x 75 storm drain runs diagonal across the front of this site. Rather than storm water detention, storage will be provided via storm ceptor units instead. He explained the process. Grochowalski is hoping to get conditional approval.

John Najar is working with Meijer to get the easement that the City is looking for. He stated that this site has an access easement to use the Meijer driveway, just not an easement to stack the cars.

Member Gornowich asked, with regard to site circulation with 3 drive throughs, is that permitted the way it is shown? She wonders if someone will get stuck in circulation with the 2 uses.

Planner Wash stated it is a tight sight but it works provided that they can get the easements from Meijer. Otherwise the site plan meets the zoning ordinance requirements.

John Najar stated that he had met with Sherman Potter regarding the easement for the Meijer property. Najar stated that he owns a building in Grandville that is successful, with the drive-through for coffee is mostly during a.m. traffic, and sandwich shop will not open until 10:30 a.m. then it will be busy, and the coffee shop will not. There is usually a small coffee rush between 3:00 p.m.- 4:30 p.m. and sandwiches between 5:30-7:00 p.m. Najar stated that he has a $900,000 property investment, and he has watched the property and feels these 2 uses will co-exist nicely.

Chairman Hickey asked Scott Conners his opinion on the stormwater situation?

Scott reviewed his staff memo dated 3-26-08, Items 1-6. Scott indicated that Feenstra was not noted in the title block. The westernmost portion of the site requires turning movements that are on the Meijer site. A cross access easement will be required. 10 additional feet of right of way will need to be secured over the 80 northerly feet of frontage on Alpine Ave. and sidewalk be contained in that right of way. Scott indicated that the developer is asking the planning commission for a stormwater variance to eliminate the need for stormwater detention. He related that the narrative information was not sealed by a professional engineer. The proposed controls on the hand written narrative were not detailed on the plan. He recommends that calculations be provided. Current revision dates should be noted on the plans. Sanitary sewer and watermain connections to the building are not detailed on the plan.

Planner Wash stated that he received a letter tonight from Feenstra indicating that they propose to, in lieu of the requirements, retrofit a catch basin into a storm-ceptor. Wash stated that such a system will need to be maintained. The planning commission is considering a variance to the developer.

Wash stated that no detention is planned, rather a storm water treatment/catch basin. Scott added that this is a small site and paved. This is consistent with what we have done before. Member Rypma stated that we did it for Meijer, we should be able to do it here.

Chairman Hickey stated if the planning commission decided that we could live with a storm ceptor pretreatment, would Scott Coners sign off on it? Scott stated no, it is not as good as what the ordinance requires. He stated that we do need good calculations from their engineer and a narrative.

Joe Grochowalski stated that he had asked for a civil engineer to put together calculations of off-flow on the site and storm detention, etc. He stated that city staff has this letter now.

Member Byle stated that he would like to see access to Alpine Ave. eliminated and have access on both sides, as it is tough to make lefthand turns out of the Meijer driveway now. Byle would like to see soil borings taken. If it is sandy, he suggested storm water control with a catch basin and put leaky pipe down to 48". Member Byle stated that most of the storm sewer is on Meijer property.

Chairman Hickey asked Scott Conners to work with Feenstra on the engineering issues.

Chairman Hickey asked the applicant if there was a time line on the project? Mr. Najar stated no.

Member Versluis stated that he likes taking an urban site and breathing new life into it. It’s a nice comtemporary building and it will draw people in. He will leave the technical elements to City Staff to work out. He hopes to make it a viable project.

Joe Grochowalski stated that he will clarify the Feenstra and Associates issue. If it is a sandy site, he is willing to put a catch basin in. He will correct the plans and have Feenstra’s seal on them.

Member Rypma agrees with Member Versluis. He doesn’t have a problem granting them approval tonight. The easement will either be granted or not. Staff will review the calculations and take care of the engineering issues.

Chairman Hickey asked if we could approve this with Scott Conner’s recommendations? Scott stated if the site is sandy and they can do 150’ of pipe with stone around it, then they meet the requirements of the City Engineer.

Member Byle stated that the driveway should be one-way in. The technical issues need to be addressed. He is ok with tabling the item. Members Brown and Gornowich agree.

Chairman Hickey stated that we need Feenstra’s stamp on the drawing, the best situation for water retention, study the driveway situation and what would work best for this property.

Planner Wash stated that the next planning commission meeting will be held on May 7^th. He will support an approval if those situations are addressed by the developer.

Member Rypma is looking for more direction on the entrance, we can’t shut that off can we? Planner Wash stated from a City standpoint, we can close the driveway, but from a functional standpoint the driveway should be kept, as it makes this site work better and provides more vehicular alternatives. Wash stated if this was a blank slate it would be different, but the project is a retrofit. Scott Conners agrees.

Joe Grochowalski stated that access does not work in the middle. Planner Wash added, they would also be short on parking. Tom Byle reviewed how "one- way in" would work on the site plan.

Planner Wash stated such a design could potentially back up cars on Alpine Ave. He stated site plan review is a balancing act with a retrofit project in an urban area.

Member Gornowich suggested sharing parking with Meijer just west of this site, as it is of no use to them. She agrees with the one-way in and out.

John Najar stated that he will do the best they can. He will work with Joe, and meet with Meijer between now and the next meeting for a resolve.

It is the consensus of the planning commission to be in favor of the development.

Motion by S. Versluis, supported by C. Rypma, to table this item until the May 7^th meeting to resolve the easements, stormwater alternatives, Scott Conner’s memo issues, and driveway options. Motion carried.

Chairman Hickey read the application for site plan review for an approximate 11,300 sq. ft. medical office building, to be located on the southwest corner of Leonard and Wilson, at 1195 Wilson.

Planner Wash provided orientation to the site and reviewed the staff report. He related that when Advantage Health was approved 1 year ago, we closed a driveway on Wilson Ave. and now have a shared driveway between this driveway and the apartments to the south. Wash felt that this was a good access management plan for the City and with MDOT, along with having an internal service drive.

Wash stated that the site is prepped and ready to go. The project is proposed as a 2-story medical office building. When Wash first met with Chris Nye of Wolverine, they discussed the need to have a prominent building to set the stage for these 4 corners so the other sites will develop with prominent buildings. Wash is thankful that this building meets that objective. Wash stated they will need a variance for setbacks on the corner. Wash felt this will be a nice anchor, with a 2-story building on the southwest corner.

Wash related that the plans meet all of his conditions. Wash then reviewed the building renderings, showing the south canopy entrance.

Chairman Hickey asked when this item will come up on the ZBA Agenda? Planner Wash stated in 2 weeks. Member Byle asked what if the variance is turned down, can they still make the site work? Planner Wash stated he doesn’t know.

Chris Nye of Wolverine was present on behalf of Foot & Ankle Specialists of West Michigan. He stated that he has been working with staff to accommodate the city’s objectives. Chris stated that they moved the proposed building as close to the corner as possible, have addressed the parking requirements and appropriate flow of traffic, and have close access to the front door with an attractive building. Chris Nye stated that they added architectural features to the roof overhang to protect the pavement and make it pedestrian friendly with city sidewalks at the corner.

Chris Nye stated that they propose the overhang canopies at the north and east elevations, and the variance will accommodate the overhangs and aesthetic features facing the intersection. The ordinance intent is to prevent visual obstructions to traffic and this will design will achieve that goal. Chris reviewed the canopies and stated that it will serve as an egress door for the occupants of the first floor. The canopy shown over the other door will protect people from the elements. He stated that these canopies are functional, not merely for aesthetics. Chris Nye related the Foot & Ankle will occupy the second floor.

Chairman Hickey stated that people will be afforded protection from the rain. He asked if the canopy could be driven under? Chris Nye stated that they looked at that option but they couldn’t accommodate that.

Member Brown asked if the building location was too close to Wilson if Wilson is ever widened? Scott Conners stated that there is no plan to widen Wilson now.

Tom Byle added it is not wide enough for a boulevard. Planner Wash added there is no funding but existing right-of-way is in place for a widening

Scott Conners stated that he didn’t get to participate in site plan review as he was on vacation. He wanted to make sure the concrete sidewalk is 5’ off the edge. Scott stated there are frontage charges associated with George Kloote that have to be paid for. Scott Conners stated that no building permit can be issued until the paperwork for the sewer is taken care of.

It was the concensus of the planning commission to be in favor of the plans subject to conditional approval.

Motion by C. Gornowich, supported by T. Byle, to approve the site plan dated

3-25-08 for Foot & Ankle Specialist of West Michigan at 1195 Wilson Ave., N.W. (PPN 41-13-19-126-005), 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.

Motion by D. Brown, supported by C. Gornowich, to adjourn at 9:10 p.m. Motion carried.

_________________________ _________________________

Administrative Approval Carol Gornowich, Secretary

Walker Planning Commission