Members Present: J. Hickey, Chairman; D. Brown, C. Gornowich, M.
Huizenga, S. Versluis, T. Byle, and C. Rypma. Absent: M. Ferris-Young,
and T. Schweitzer. 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.
Approval of Minutes – April 2, 2008
Motion by C. Gornowich, supported by T. Byle, to approve the minutes
with one correction. Add Member Gornowich to members present. Motion
carried.
General Public Comment
There were no comments at this time.
Case #08-524 – Bristol Ridge #2 – Tentative
Preliminary Plat Approval
Chairman Hickey read the application requesting Tentative Preliminary
Plat Approval for 8 single family residential lots, located at the west
end of Bristol Ridge Dr.
Planner Wash reviewed the staff report and the plans. He reviewed the
procedural aspects of the request and indicated that this is Step 1 in
the platting process. The second phase consists of 8 lots located at the
end of Bristol Ridge. The property is zoned RPUD-2. Wash related that
originally 9 lots were approved, and now they are asking for 8 lots.
Wash indicated that all planning department issues were covered at the
site plan review committee level, and staff recommends tentative
preliminary plat approval to the City Commission.
Scott Conners stated that there is not a lot of engineering detail at
this level, and when the applicant gets to final preliminary plat
approval we will have more engineering details.
Chairman Hickey asked about the cul-de-sac connection? Randy Feenstra,
of Feenstra & Associates, reviewed the plans and related that there is
currently one connection to Brandon Ridge. The loop will go in with the
final phase of the condo project.
Member Huizenga asked if the road will have a final coat of asphalt
before homes are built? Scott Conners stated yes, a finished public road
is required before homes are built.
Member Versluis asked if these 8 lots were always part of this plan?
Scott Conners stated yes, there was a concession with widening the
entrance road to allow emergency access via the entrance island.
Chairman Hickey added, first there were 9 lots, now 8.
Motion by C. Rypma, supported by C. Gornowich, to recommend approval
to the Walker City Commission for the tentative preliminary plat dated
4-21-08 for Bristol Ridge #2, as it does meet the standards set forth in
the City of Walker Subdivision Regulation Ordinance, with the following
conditions of site plan approval:
The applicant agrees to all conditions noted in the City
Engineer’s letter dated 4-30-08.
Findings of Fact:
The 8 proposed single-family residential lots meet the
dimensional requirements of the Walker Zoning ordinance with a "one
lot bonus" provided under the RPUD-2 zoning ordinance.
Bristol Ridge will be extended as a public street as part of this
plat.
Backyard stormwater detail will be required during Step 2 plat
review. The entire Bristol Ridge project was designed to utilize a
comprehensive onsite detention basin.
Motion carried 7-0.
Case #08-525 – Covenant Christian High School – Site
Plan Review
Chairman Hickey read the application requesting site plan approval
for a 2,626 sq. ft. addition to the existing building for library
expansion, located at 1401 Ferndale, S.W.
Planner Wash reviewed the staff report and the plans. Wash related
that this is an addition to the north side of the high school for
expansion of the library. Wash indicated that this item has been
reviewed by the site plan review committee and all of the red-lined
items have been addressed.
Planner Wash related that as a condition of approval the applicant
must submit five (5) sealed site plans, plus digital site plans in .PDF,
to the planning department prior to the issuance of a building permit.
Scott Conners stated that this is a small addition and they have
bigger additions coming in the future. Scott stated that the applicant
has supplied a letter stating that they will expand 100% in the next 5
years, and they will be subject to the full storm water ordinance at
that time. Scott stated that a P.E. seal should also be added to the
plans.
Motion by C. Gornowich, supported by S. Versluis, to recommend
approval of the site plan dated 4-3-08 for the Covenant Christian High
School library expansion at 1401 Ferndale Avenue, S.W. (PPN
41-17-06-126-016), as it does meet the standards set forth in the City
of Walker Zoning Ordinance, with the following conditions of site plan
approval:
The applicant agrees to all conditions noted in the City Planning
Director’s letter dated 4-28-08.
The applicant agrees to all conditions noted in the City
Engineer’s letter dated 4-30-08.
Motion carried 7-0.
Case #08-527 – Bergsma Pallets, Inc. – 1426 Pannell
Rd. - Site Plan Review
Chairman Hickey read the request for site plan approval for a 48 x 64
pole barn, located at 1426 Pannell Road.
Planner Wash reviewed the staff report and site plan. He related that
the existing pole barn burned down in December 2007. The applicant
proposes to rebuild a 3,072 sq. ft. pole building/warehouse in the same
location. This request was reviewed at the site plan review
subcommittee. Planner Wash’s staff analysis and recommendations are as
follows:
Sheet L1.0: A text note should be added that all new outdoor
light fixtures will be full cut-off shoebox style fixtures.
Sheet L1.0: A text note should be added that the building height
at the mid-roof line will be 20’.
A letter from MDEQ, stating that this reconstruction and
excavation is permitted, should be required prior to issuance of any
building permits.
Chairman Hickey asked what are the side yard measurements? Planner
Wash stated 20’ immediately to the west and the north. Wash indicated
between the grade changes and vegetation, there is a significant buffer
there already.
Chairman Hickey asked if any of the adjacent homes were included in
the current rezoning request pending before the City Commission? Planner
Wash indicated no.
Motion by C. Rypma, supported by C. Gornowich, to approve the site
plan dated 4-24-08 for the Bergsma Pallet warehouse rebuild at 1426
Pannell St., N.W. (PPN 41-13-11-351-019) as it does meet the standards
set forth in the City of Walker Zoning Ordinance with the following
conditions of site plan approval:
The applicant agrees to all conditions noted in the City Planning
Director’s letter dated 4-28-08.
The applicant agrees to all conditions noted in the City
Engineer’s letter dated 4-30-08.
Motion carried 7-0.
Commissioner and Staff Update
Planner Wash reviewed the agenda items on the next May 21st
planning commission agenda to include: Ordinance changes – fences, day
care and
signs, site plans for Vista Manufacturing, Kenona Industries, and
former Cracker Barrel site – Bio Life Plasma donation center, and a
rezoning request on 3 Mile west of the Alpine Ave. off ramp for property
around the church that was sold.
Wash related that Mark Huizenga is working with him on a wind power
ordinance using evolving technology (roof and pole). Wash related that
this may become an overlay zoning ordinance in certain parts of the
City.
Adjournment
Motion by D. Brown, supported by C. Gornowich, to adjourn at 7:50
p.m. Motion carried.
___________________________ ________________________
Administrative Approval Carol Gornowich, Secretary
Walker Planning Commission
The City
of Walker, Michigan