Planning Commission Minutes

Members Present: Members Present: J. Hickey, Chairman; C. Gornowich,

S. Versluis, T. Byle, T. Schweitzer, and C. Rypma. Absent: M. Huizenga and D. Brown. 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 T. Schweitzer, to approve the minutes as printed. Motion carried.

There were no comments at this time.

Chairman Hickey read the application for final preliminary plat approval for 8 single-family residential lots, located at the west end of Bristol Ridge Dr. and north of 3 Mile Road.

Planner Wash related that this is the same plan we approved recently for Tentative Preliminary Plat. The City Commission approved it at their last meeting.

Wash explained the procedural aspects and indicated that this is Step 2 of 3 consisting of engineering/construction plan review for the 8-lot plat. If this request moves forward, it proceeds to the City Commission for the final preliminary and final plat processes.

Steve Visser, applicant and Randy Feenstra, Engineer, were present on behalf of the request.

Chairman Hickey asked Randy Feenstra if he had anything to add? He stated no, that Planner Wash explained it well.

Member Versluis stated that the City Commission did review this item and there were no issues with buffering or adjacent development.

Member Schweitzer asked about having a storm sewer easement only on 1 lot as opposed to encumbering several lots?

Scott Conners reviewed his staff memo and related that the City has had problems with fences being built within these drainage easements. He related that we are encouraging developers to explore placing the entire storm sewer easement within one lot rather than along multiple property lines. However, he related that it is not a requirement. Member Schweitzer felt it would be a challenge to accomplish on this site. Scott stated it would be challenging on any site. Property owners don’t always check before they buy to see if any easements exist on the lots.

Member Rypma asked if we normally receive a copy of the drain commissioner letter in our agenda packages? Planner Wash stated that he is now including those as part of our "check the box" procedure and moving through the levels of plat review. Wash related that Randy Feenstra did a good job of getting us the approval letters from the Kent County Drain Commission and Kent County Plat Board.

Member Rypma asked for clarification on the PUD bonus lots? Planner Wash indicated that 9 lots were originally approved on the RPUD-2 plan. The Planning Commission allowed 2 lots with less frontage than what is normally required. It was reduced down to 8 with 1 "bonus" lot without the standard 90’ on the cul-de-sac with this application.

Planner Wash stated that all of the planning department items have been addressed.

Motion by C. Rypma, supported by C. Gornowich, to recommend approval to the Walker City Commission for the final preliminary plat dated 5-14-08 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 6-10-08.

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 grading and stormwater detail has been addressed on the applicant’s plat plans. The entire Bristol Ridge project was designed to utilize a comprehensive onsite detention basin.

Motion carried 6-0.

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

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

Planner Wash stated that he provided the commission with his staff report and minutes from the 4-2-08 meeting, which included 4 tabling items as follows:

Wash reviewed oblique photography of the site and surrounding land uses including 5^th-3^rd Bank, Alpine Ave. Meijer, and Arby’s. Wash related that the Allpine Avenue driveway now goes through to the 5^th-3^rd Bank.

Wash related that the site plan proposes to demolish the existing 5^th-3^rd Bank building and construct a one-story building of some 2,352 sq. ft. The new building is proposed for a coffee shop and a "Subway" type restaurant. All onsite pavement would be replaced.

Joe Grochowalski - Omega Architects; John Najar – Edmark; and Randy Feenstra, Engineer, were present on behalf of the request.

Joe Grochowalski stated that he reviewed the planner’s staff analysis and agrees with everything in the report. He related that everything on the tabling list is in process and he is comfortable making those items conditions of approval.

Randy Feenstra reviewed the calculations from storm water and the rain garden idea. Randy stated that they have an issue with the driveway on Alpine. They would like to keep the driveway "all movements".

Joe Grochowalski asked why they would need to request an easement from Arby’s for cross access through their site? Planner Wash stated that cross access is a required City access management tool. Joe stated that he doesn’t understand why they need one. Planner Wash stated that the planning commission wants to make sure that the connection stays open so people don’t have additional turning movements on Alpine Ave.

John Najar stated that all of the easements from Meijer will have to be done before they close on the property. Chairman Hickey suggested that they submit the easement paperwork to staff.

Planner Wash related that the some of the sidewalks are currently on private property. He asked to straighten the right-of-way to put the sidewalks where they should be. The developers have done this on the plans.

Joe Grochowolski stated that there is one small change to the resubmitted drawings. He indicated that they moved the barrier free parking space up to the front of the building where there is the least amount of slope. Chairman Hickey asked if they met the ADA requirements without having a ramp? Joe stated yes as there is only 8-10" of rise, not 30".

Member Schweitzer asked if the coffee drive up would be located on the north side of the building? Joe Grochowolski stated he wasn’t sure which side yet.

Schweitizer stated that with the drive up on the north side, do we having stacking information for coffee vs. subs? Joe stated that the sandwich on the north side takes less stacking than the coffee. Member Schweitzer asked what are the characteristics of sub outlets? John Najar stated that he has one shop in Muskegon and two in Indiana, and one in Grandville. He stated that the stacking has been more than adequate at all of these locations.

Member Sweitzer felt that the coffee shop would have stacking in excess of 5. He felt that the coffee should be on the south side to maximum ability to stack for rush periods. John Najar stated that the coffee has stacking between 7-9 a.m. and by 10:30 a.m. it is over. There is another coffee rush at 3:00 p.m. John felt that the two uses are compatible and either way they could make it work.

Chairman Hickey asked how are they on parking? Planner Wash related that they meet the new parking ordinance standards. Chairman Hickey suggested slanting some of the parking spaces. Planner Wash related they would lose two parking spaces if they did that.

Member Schweitzer stated that the applicant is representing this to be a combination of coffee sales and subs. The planning commission may require the coffee shop on the south side. Is there a mechanism in place if McDonalds buys that space? Planner Wash stated for this zoning district the stacking would be the same, but McDonalds own standards would require additional area and it probably wouldn’t work. He would be amazed if McDonalds would accept a site this small.

Member Schweitzer stated that Scott Conner’s memo talked about a rain garden. He asked if there is less capacity when there is a rain event? What are the safeguards so that the rain garden wouldn’t overflow onto Alpine Avenue?

Randy Feenstra stated that the rain garden does not have the capacity for a 100- year storm. The rain garden is not as much of a detention pond as it is a water- cleaner. He stated that as an infiltration bed the purpose is to clean the water before it goes to the detention system. Member Schweitzer stated that the filtration device is admirable but capacity is more of a functional issue.

Scott Conners added that it doesn’t meet the storm water ordinance. It is an innovative new idea however.

Chairman Hickey explained the difference between the A, B, and C stormwater management zones. Scott Conners stated that the B zone has a more standard release rate. Planner Wash related that on the Meijer site, the planning commission allowed underground "storm ceptors", which are specially designed to clean the water, and they need to be regularly maintained.

Chairman Hickey asked Scott Conners about Item No. 1 in his staff memo dated 6-10-08? Conners stated that the rain garden over the existing sand sub-base would handle up to a 10-year storm event. Scott indicated that the storm water ordinance requirement is for a 100-year event. This method may be approved by the planning commission in lieu of traditional methods if a variance is approved.

Chairman Hickey wants to make sure that there are no flooding occurrences on Alpine Ave.

Planner Wash reviewed a sketch showing the consideration of restricting left hand turns out onto Alpine Avenue utilizing a "pork chop" island. He related that other turning movements are less hazardous than "left out" turns.

John Najar stated that he has had years of traffic management experience and he has been at this site for hours on end. He would like all left hand turns to remain, as it is not a hard thing to do.

Member Byle stated that he has had 36 years of access management experience. He cited Home Depot and Pizza Hut building on Alpine Ave. with 50’ apart from curb to curb. Byle felt that the existing Alpine Ave. driveway should be closed. If the driveway is closed the rain garden could be larger. The south and east pavement would be meeting the 100-year requirement on the impervious pavement. Byle stated that under the current configuration, he cannot vote for the proposed driveway and storm sewer plan. He felt that this is a good opportunity to put "leaky pipe" in.

Member Gornowich stated that she still has concerns with left-outs from the Alpine Ave. driveway.

Member Versluis stated that maybe everything about this property is not as perfect as it could be if starting with a blank slate. However, this is a needed redevelopment project, it is viable and workable and he could approve it.

Member Schweitzer stated that the coffee window should be on the south side of the building, restrict left-in, right-out is desirable. He is not real comfortable with the rain garden and capacity. It should be documented better. He is more comfortable having the City Engineer take care of it via the storm water permit process.

Member Rypma agrees with Members Schweitzer and Versluis. The drive should be right-in right-out. He is fine with the project. He asked Planner Wash how strong his feelings are about the driveway? Wash stated he is ok with it, since Alpine Ave. has a center turn lane with 5-lane cross section. The right-in, right-out might be overdone because of slower-moving traffic (28,000) cars per day in this area. He felt that we should be restricting "left outs". Scott Conners added if we start restricting movements, we will send people in another direction and we are trying to balance this out. The majority of the commission felt that the "left out" turning movement should be eliminated.

Member Byle stated he is uncomfortable with this and maybe a traffic study should be done.

After further discussion, it was moved by C. Rypma, supported by S. Versluis, to approve the site plan dated 6-6-08 for A Better Bean at 2505 Alpine Avenue NW (PPN 41-13-12-11-278-017) as it does meet the standards set forth in the City of Walker Zoning Ordinance with the conditions of site plan approval:

Motion carried 5-1 (T. Byle opposed)

Chairman Hickey read the application requesting site plan approval for 14,820 sq. ft. proposed retail building on Parcel A, located at 4365 Lake Michigan Dr.

Planner Wash related that this project has been in the works for a several months. He has been working with Tom Zimmer on the site design and driveway access for the new Walgreen’s in Standale.

Wash provided a site orientation and aerial photos including surrounding land uses such as Dolci’s strip mall, the vacant Ralph’s building (which is planned for demolishion), McDonalds, street network – Lake Michigan Dr., Wilson, Ferndale and St. Clair Ave.

Wash reviewed his staff report and photos of the proposed fence and landscaping showing the Allendale Walgreen’s as an example, the proposed sign, driveway/fence plan; and the proposed Standale entrance sign area. Wash also reviewed aerial photos of the Wilson Ave. driveway converting to a right-in, right-out; while keeping all movements at the existing Dolci driveway on Lake Michigan Dr; and formalizing the front cross access with redevelopment on the Wilson side of the existing Ralph’s building. Wash related that there are driveway issues on M-45 and M-11 and they are working with MDOT but have not finalized the issues yet.

Wash related that Walgreen’s plans to relocate from their current location to this new site, as they want to own their property. Wash related that the property is zoned C-3. Wash indicated that he has been working with the developer on urban architecture, landscaping and signage to make this a landmark corner for Standale. Wash indicated that the plan will need a couple of setback variances. He related that a Phase 2 outlot is shown on the plan.

Wash related that the developer has agreed to redo the DDA sign area and entrance point. Wash reviewed the proposed urban circle area with flag poles, benches, decorative iron fence with brick, with a plan to redo the whole corner with a new entrance sign for Standale.

Planner Wash indicated that the developer has provided material samples for the building. He reviewed the building elevations revealing a brick, block, glass and metal building which presents itself well on the corner. Wash reviewed the drive-through area on the back side of the building.

Wash referenced Pete LaMourie’s report containing review of the traffic impact study/access analysis provided by the applicant’s traffic consultant dated May, 2008 and recommendations of same.

Tom Zimmer was present on behalf of the request. He thanked Planner Wash and Engineer Conners for their help. Zimmer reviewed the plans and indicated that the Walgreen’s site contains 1.76 acres, the future site 1.3 acre. They propose to build a 14,820 sq. ft. brick, limestone building with masonry on all 4 sides.

Mr. Zimmer related that they have had staff and consultant reviews and MDOT reviews. He reviewed the existing 4 curb cuts on both Lake Michigan and Wilson Ave. They will close the first curb cut closest to the intersection on Lake Michigan Dr. They have an easement on the Dolci driveway. Tom referred to an easement agreement document dated August 1st, 1984 that grants access to the Ralph’s parcel via that easement. He talked to Dolci about the easement and indicated that it is not a problem. Zimmer related that the existing curb cut on Wilson will be moved 48 feet to the north and limited to right-in, right-out movements. The Dolci driveway movements will remain as is.

Mr. Zimmer stated that MDOT’s access management goals with curb cuts requires 460 feet from the intersection. Zimmer related that 98% of Walgreen’s sites cannot comply with MDOT standards.

Zimmer related that they will improve property for the DDA on the corner and will give them an easement. He is working with Planner Wash and DDA on these improvements.

With regard to detention and retention, Zimmer stated that he is required to accommodate the 100-year flood with a $160,000 storm system. He felt that they are not changing that much impervious area, as there is a grassy area on the east side. The future building area will be seeded and not be an impervious area. He felt that this is a tremendous request for a 100-year flood. He would like to discuss this further with the City Engineer to see if something else might be considered.

Scott Conners reviewed his staff report. He related that there is 16,800 cubic feet of water to detain and a large amount of underground pipe. Conners stated that the 100-year flood is appropriate to request for this area, per the City storm water ordinance.

Member Schweitzer asked if staff and MDOT and the developer are all receptive to dual left hand turns to eastbound M-45 on the north leg of M-11?

Planner Wash stated yes, there will be restriping and signalization changes at the intersection. Wash related that the developer will be responsible for their proportional impact based on the traffic analysis for the dual left eastbound on Lake Michigan Dr. Zimmer agreed that Walgreen’s would be responsible for the second lefthand turn. Zimmer stated that the right-in, right-out on Wilson is not a problem.

Member Schweitzer referred to Planner Wash’s sketch with the layout showing the curbing going north into the outlot. He asked if the driveway to Faircrest on the east side of the site is workable?

Vito Dolci stated that they have truck access in the back of their strip mall. He wants parking on both sides of the island in front of his building. Planner Wash stated that the planning commission should require a curb to Faircrest in the northeast corner to establish a defined "channel" for cross access. Vito Dolci asked to take some of the footage out of an island on the site? Mr. Zimmer stated they would like Walgreen’s parking on their lot and Vito’s parking on his lot. Zimmer stated it could be straightened out with their architect. Planner Wash indicated that accommodating dual loaded parking areas would be tough given the location of the M-45 driveway. Vito Dolci related that he doesn’t want to lose the ability to get to Faircrest or hide his building with landscaping. Planner Wash stated that he wants to make sure the Dolci property has the ability to use this cross access to be able to get around and through the Walgreen’s site.

Chairman Hickey stated that the Walgreen’s building will set back 95’ with a 5’ variance on Lake Michigan Dr. and an 11’ variance on Wilson Ave. Vito Dolci stated that his main clientele is the restaurant and he doesn’t want to lose the visibility.

Phil Dolci, Jr. stated that the Walgreen’s building will sit 5 or 10 feet ahead of the front of their strip mall building. He has dumpster concerns. He would like the Walgreen’s building to be pushed back 10 feet. Mr. Zimmer stated there would be no food/odors associated with the dumpsters. Chairman Hickey stated that Zimmer and the Dolci’s would have to work together on the 5’ screen wall.

A resident (3^rd house on Faircrest) stated that she thought Walgreen’s would take over the Ralph’s building. Mr. Zimmer stated that Walgreen’s is buying it all.

Chairman Hickey added that there will be another building with a future site plan review. Planner Wash reviewed the possible C-3 uses that would be allowed consisting of retail, highway commercial uses, etc.

Member Gornowich asked for clarification on conditions on page 2 relating to the sidewalk easement and easement for the DDA circle with regard to allowing for retention or replacement of the existing sign? Planner Wash stated yes, the goal is to take this corner under easement to the DDA and replace the sign. There will be an easement to the City for the sidewalks as well.

Member Byle asked how did the sidewalks get built off the right-of-way? Scott Conners stated that any of the new sidewalks were built on private property. Planner Wash clarified and stated that the REGIS map shows the sidewalks 1’ back of the curb. He indicated that there is a difference between the official tax maps and their survey regarding the right-of-way line is. Mr. Zimmer stated that they are amenable to take care of the sidewalk and ingress/egress easement in order to share curb cuts between Walgreen’s, Dolci, and the next developer.

Member Gornowich noted that the variance for the second ground sign on Wilson but it doesn’t exceed the total square footage permitted. Planner Wash stated that one 6x8 sign is permitted. The variance is needed for extra square footage and the 5x6 sign near the first entrance point off Wilson.

Member Byle felt that the second sign blocks vision for pedestrians and motorists.

Planner Wash stated that the signs proposed are a 6’x8’ and a 5’x6’. Both are permitted under the ordinance but on this site, an extra sign is requested.

Member Gornowich asked is the sign on Lake Michigan Dr. proposed as a reader board? Planner Wash stated yes, a traditional red on black is indicated with the 30-second changes. Zimmer added it will be strictly text, no graphics.

Member Versluis asked in looking at the corner, whose responsibility is it to landscape and design that corner? He feels it is a wonderful introduction to Walgreens, but not the Standale business community. He asked is it exclusively under Walgreeen’s jurisdiction or does the DDA have input?

Planner Wash suggested replacing the existing suburban look to the urban approach with a sidewalk connection out to Lake Michigan Dr. with a new circle and sign. Member Versluis stated that he wants to see a "Welcome to Standale" sign. Wash agreed and noted that is the plan.

Mr. Zimmer stated that they submitted a landscape plan showing the details of the landscaped circle, which is not required by the zoning ordinance. Zimmer stated that he will work with Planner Wash to address the DDA entrance area.

Member Versluis stated that the important consideration is the "Welcome to Standale" sign. Chairman Hickey asked Pat Goodale and Mr. Zimmer for a donation for the sign at this corner location.

Planner Wash stated that he had talked with Manager VanderMeulen and she wants a signature sign that fits the downtown entrance here and adjacent at the former German Village corner.

Member Schweitzer stated in looking at the traffic analysis on Lake Michigan Dr., it suggests dual left turns at the west leg of the intersection. Chairman Hickey stated that striping can take care of that concern. Planner Wash stated that Pete LaMourie, traffic consultant, feels we can accomplish existing left turns from Lake Michigan to Wilson.

Member Schweitzer suggested moving an interior on site traffic island 1 or 2 parking spots next to Dolci’s. Planner Wash stated that Pete LaMourie suggested that more stacking area would be beneficial on site. Scott Conners added there are 2 distinct movements happening quickly. He felt that there should be a coordinated effort to the adjacent driveway on the Dolci site as a condition of approval. Planner Wash was asked to facilitate the discussion between the 2 property owners.

Member Schweitzer stated that on the west side there is a one-way movement through the pharmacy drive-thru. Mr. Zimmer stated there are approximately 7 transactions an hour through the drive-thru window.

Scott Conners drew on the site plans and explained that arrows should be placed on the pavement to help facilitate the 2-way traffic next to the drive through.

Member Rypma agrees with keeping driveway #2 open and agrees with Scott’s drawing on the plans. Rypma stated that this is a good-looking project.

Chairman Hickey stated that he would like to see cross-access on the current Walgreen’s site to the new strip mall. Mr. Zimmer to look into the issue.

Scott Conners asked if there is a request to waive or limit detention, what does the planning commission desire to do? After much discussion, it was the concensus of the commission to require the storm water ordinance standards without a variance.

Member Byle felt that there were a number of items brought up tonight, and he would be comfortable tabling this item.

Chairman Hickey stated that there will be one access on Lake Michigan Dr., and 2 entrances to the site on Wilson. Planner Wash asked the commission if the plan as proposed is acceptable when it comes to driveway access? It was the consensus to agree. Scott Conners added dual left turns on M-11 and M-45 and access on the east side of the property. Scott felt it would take a month to let MDOT know and get a response back on the planning commission recommendations for the driveways. Planner Wash suggested that Mr. Zimmer get the MDOT permit process started. Zimmer asked what difference is that to the planning commission? He is asking them for support on these curb cuts now. Mr. Zimmer felt that the rest should all be able to be handled via conditions of approval, which they are amenable to.

Chairman Hickey stated if Mr. Zimmer is being accommodating to our items, we need to give him the latitude to get this site plan going without delays. Chairman Hickey asked if Mr. Zimmer was amenable to the 100-year detention? Zimmer stated yes. Hickey stated that the Dolci driveway needs to be agreed upon. Mr. Zimmer stated that he doesn’t have improvement rights over that Dolci driveway and it is not fair to him to require off-site improvements. He feels that he will work that out with the Dolci’s.

Member Gornowich stated that everything is covered in the staff memo’s, only the Faircrest access area. Planner Wash stated that the Dolci driveway should be as shown. Planner Wash stated it would be tough to line up the interior front service drive between Walgreen’s and the Dolci site. Wash asked the planning commission if they were willing to accept the plan as shown? It was the consensus to be in favor of accepting it as shown on the plan, provided details cannot be improved.

Motion by C. Gornowich, supported by C. Rypma, to approve the site plan set dated 6-6-08 for Walgreen’s at 4365 Lake Michigan Dr NW (PPN 41-13-19-451-032) 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 5-1 (T. Byle opposed).

Wash related that the July 2^nd planning commission meeting is cancelled. He reviewed the items on the July16th agenda including the new office building at 1039 – 3 Mile Road, addition to the southwest corner of the Delta Plex, Avastar Park CPUD for Alpine Ave. frontage.

Motion by C. Gornowich, supported by D. Brown, to adjourn the meeting at 10:00 p.m. Motion carried.

Walker Planning Commission