Planning Commission Minutes

Members Present: J. Hickey, Chairman; T. Byle, C. Rypma, D. Brown, M. Huizenga. Absent: S. Versluis, C. Gornowich 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.

Motion by D. Brown, supported by T. Byle, to approve the minutes of July 16, 2008, as printed. Motion carried.

There were no public comments at this time.

Chairman Hickey read the application requesting site plan approval for a 6,465 sq. ft. addition to existing building for a race track storage and service area, located at 2500 Turner, N.W.

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

Planner Wash reviewed an oblique photo of the site and the addition wrapping around the southerly Hillside area. He reviewed the site plan and indicated that all of the tabling items have been addressed from the July 16, 2008 meeting.

From a planning standpoint, he is ok with the revised site plan. The landscaping has been added to the site plan. Scott Conners has followed up on the storm water and has comments. His memo was put together before the latest revision to the plan. Scott reviewed his report dated July 29, 2008. Scott related that the plans address Item No. 1 in the report. He recommended a cleanout of the pipe for debris. Item No. 2 – A variance to the stormwater ordinance is still required and will have to be considered by the planning commission.

Joel Langlois stated that he met with Scott Conners at the site and will work with him to come up with a solution on his engineering concerns.

Chairman Hickey stated that any planning commission approval will be subject to the upcoming zoning board of appeals setback variance request.

Scott Conners stated that it is a tight fit around the retaining wall but felt the wood timber would degrade over time. Chairman Hickey added that the timber will act as a retaining wall in the meantime.

Member Byle asked what size is the wood timber used for the retaining wall? Joel Langlois stated 6x6. He fears there will be a sink hole with 6’ of timber rotting out. Langlois feels it will help now, and he will remove it later when necessary.

Chairman Hickey asked if there are windows proposed on the south side of the building? Joel Langlois stated at the last meeting this was discussed and it was determined to put windows on the south side, but not on the west side for security reasons.

Member Rypma asked if there is a report for annual cleaning out of the storm drains? Scott Conners stated not now, but it will soon be a federal requirement to have a report. He felt that in the future there will be a city requirement or a letter stating it was inspected and cleaned.

Member Rypma asked how the "Zone C" differentiates from the A and B stormwater zones in this case? Scott Conners related that the "Zone A" would be the sensitive area on the top of the hill, the "Zone B" the middle area, and the "Zone C" along the river.

Chairman Hickey stated that this is not a public hearing, but wondered if anyone in the audience was here regarding this request? There was no public comment.

Mr. Langlois showed material samples of the siding and decorative metal roof, which he indicated will match the rest of the building.

Motion by Member Rypma, supported by Member Huizenga, to approve the site plan dated 7-29-08 for the Delta Plex expansion at 2500 Turner, N.W. 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 5-0.

Chairman Hickey read the request for site plan approval for a 10,000 sq. ft.

2-story office building located at 1039 Three Mile Road, N.W.

Planner Wash provided site orientation and related that the building would be located behind the church building on 3 Mile Road. He reviewed the site plan showing the upper and lower levels and related that all of the planning department items have been taken care of, as highlighted in yellow on the plans. It will be a multi-phase development and they are now only proposing one building. Wash related that the driveway comes in off of 3 Mile.

Planner Wash related that the issue is if the back one-half of the property develops through the site condo process, the driveway will have to meet street requirements. A wider and more gentle curve should be designed now, instead of having them have to tear out the road later to accommodate the future phase.

Chairman Hickey asked if the second submittal plans were redated? Planner Wash stated yes, 8-4-08 on top of Sheet 2.

Scott Conners was asked to review the items in his staff report dated July 29, 2008. Upon review of these items, it was determined that some of the items had been addressed on the 8-4-08 plans.

With respect to Item No. 12, Tim Allspach related that the base coat will have to be done by November 12, 2008. They will build through the winter months with a final coat of asphalt in the spring.

There were numerous discussions about what the width of the driveway should be. Due to the fact that this will be built to site condo standards, and not a public road, it was determined that the road width should be at least 30’ wide plus 2’ on each side for a valley gutter.

Scott Conners reviewed the detention pond map from Moore & Bruggink which shows 2 ponds. He would like to see the detention pond outlet into the public drain. Tim Allspach stated that projects to the east of this have used the culvert that goes underneath. Scott related that goes into private property first. He wants to eliminate that and get it into the public system. Tim Allspach stated that the pond has increased in size. He related that Zach Voogt felt comfortable taking water from the "yellow" area on the map shown as a slow release to the detention pond. Chairman Hickey added that we are conscious about water. If you look at the topography, one half will drain into that "peach" area on the map and drains to Steenland Insurance property. Scott Conners stated that he is nervous about sending water over there. He feels that they should be making the detention pond suitable for the whole site.

Tim Allspach stated that Zach Voogt designed the detention pond for what we have now. He will have to go to Zach Voogt and see how the west one-half of that north piece calculates. Tim thought it would be difficult if Zach Voogt tried to maximize that for depth and area requirements. Scott Conners stated that we could agree to work on this detention design to get as much water as possible to minimize this "yellow" area shown on the map. Tim Allspach agreed to work with Scott Conners and Zach Voogt on the detention. Member Byle suggested using "leaky pipe".

Member Huizenga asked that since there is one lot with one user, can they site condo it later? Planner Wash stated yes, there has to be a way to operate and maintain the future private street via the site condominium, with an association established.

Chairman Hickey asked if the applicant could come back with a CPUD? Planner Wash stated yes, either CPUD or site condo.

Member Byle stated that the right-of-way is shown as 50’. Scott Conners stated that we may have to debate that later as the road should meet public standards.

Member Huizenga felt this would be a good place to do a "rain garden" type stormwater pond. Planner Wash stated in this case they need a true pond for detention; he thought that "leaky pipe" or a rain garden could also work as a supplemental feature.

Member Byle asked about the 66’ right-of-way requirement? Tim Allspach stated it would be tight. Scott Conners felt that we need to work on that. Planner Wash added that we are looking at the potential of a 50’ right of way for Phase 2.

Member Rypma asked Scott if he was comfortable with that? Scott stated he is not yet ready to approve things for Phase 2.

Again there was much more discussion about the right-of-way width. Tim Allspach stated that he is looking at the length and steepness of the road and questioned whether sidewalks would work or be necessary.

Member Byle stated that he would like a minimum of 50’ right-of-way. Planner Wash stated that this is not a public right-of-way. From a planning standpoint, we can make it work with 50’. Scott added if there were no sidewalks. Tim Allspach asked if sidewalks were required in an office condo? Planner Wash stated sidewalks can be waived by the Planning Commission. He stated historically we have not required formal sidewalks in similar situations where a private street road dead-ends with little chance for future connection. Tom Byle stated that he is not approving this without a sidewalk. Scott Conners related if this were a public road there would be sidewalks, but it is private. If we don’t need sidewalks, he is more comfortable that 50’ of future right-of-way would work. Member Rypma agrees that 50’ of right-of-way is enough without sidewalks.

Chairman Hickey stated that due to the grades on the east side, he felt that a 55’ right-of-way with a 4’ walking path would be sufficient. Scott stated that we will work toward that.

Chairman Hickey asked Scott Conners to work with Zach Voogt and Tim Allspach on this situation. Scott agreed.

Scott Conners stated that we haven’t talked about the steepness of the grade.

Tim Allspach stated that the steep private street in the winter months with icy conditions, walking on a non-residential street wouldn’t be the best situation.

Member Rypma asked if we require a 4’-5’ walkway on the west side, should it be cement? Tim Allspach stated that adding 5’ to this comes into the site condo process later.

Chairman Hickey recapped the items as follows: roadway width will be 15’-15’+ 2’ & 2’ with 4’ concrete sidewalk on the west side. Scott Conners will go through the drainage calculations with Zach Voogt.

Tim Allspach stated that 6% is a walkable grade. There are other costs involved if we are expecting a residential sidewalk within this project on the west side with a 4’ rolled curb.

Chairman Hickey asked about sidewalks built when the next building is built? Scott Conners stated we could facilitate sidewalks in Phase 2. Member Rypma agreed.

Chairman Hickey asked for material samples? Tim Allspach reviewed these samples consisting of pre-cast bush hammered split face brick (12x24) on the base of the building; hand molded earth tone Belden Brick, standing seam metal - champagne color with asphalt shingles.

Motion by C. Rypma, supported by M. Huizenga, to approve the site plan for Phase One of the Ridgeview Tech Park at 1039 – 3 Mile Road NW, 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 5-0.

Chairman Hickey read the request for planning commission review of Northridge Dr. road layout plan and precise plat ordinance with recommendation to City Commission re: same.

Planner Wash related on March 5, 2008, staff and the planning commission met with affected property owners and talked about a future plan to connect the current dead-ends of Northridge Dr. Wash related that the purpose of the precise plat is to formalize, via ordinance and drawing; the City’s intent to eventually connect the current dead ends of Northridge Dr. Wash displayed the proposed location of the street. In the future, the property owners will be aware of where the road will go for building placement, etc. The Northridge Drive Precise Plat Ordinance and Map is the second step in the master plan implementation process for public roads. The Ordinance states the City of Walker’s intent to complete a public street connecting the current dead-ends of Northridge Drive by Dec. 31^st 2020.

Wash reviewed the affected property owners as follows: Worpel – will sell in the future; Neubecker – property is currently for sale; Schwallier – active apple orchard; and Ochoa.

Planner Wash reviewed the procedural aspects and related that this is not a public hearing. He is hoping that the planning commission will recommend approval to the City Commission, and the next step will be a public hearing at the City Commission level. If they adopt the ordinance, it becomes a precise plat and part of the tax maps in the City.

Wash stated that we are planning this road for connective points and the curve. The road has not been designed as far as topography. These issues will come up in the future and only if this road gets built. Wash stated there is no cross section on the engineering, just on the general curve. Wash related that the Ochoa property is to be split at the power line in the future.

Chairman Hickey asked is this a plan of where the road will go? Planner Wash stated yes. Hickey stated if Newbecker sells his property at 3280 – 4 Mile Rd. we would have to put the road to the lot line. Planner Wash stated it would be a decision of the other owners to develop at that time or not. A bond or special assessment will not get triggered unless some developer comes in. Wash related that the City generally doesn’t build roads anymore unless spurred and paid for by development.

Member Rypma asked how would the property be acquired for the road? Wash related that the City would acquire right-of-way through site plan review process, purchase or through the condemnation process.

Wash related that the intent of this process is for everyone to be put on notice that a street will go in here and will connect the street together. Wash related that staff met onsite with Consumers Energy and it looks like the crossing point is ok.

Mr. Schwallier stated that the drain tile for the farm is for irrigation for the orchards and he doesn’t want it disrupted or it will change the way they operate. If the road goes in, it could put them at a loss. Scott Conners stated that the City is not pushing forward until development comes forward. They would be made whole in terms of drainage. We understand that it will be a long range agricultural site.

Member Rypma asked if this would only happen when the property owner decides to sell or develop. Planner Wash stated that is the trigger. The Neubecker property is for sale now. Wash stated that they have been working with the property owners to take care of the neighbors’ concerns to make this as least disruptive as possible and will continue to do so in the future.

Chairman Hickey stated that they need another entrance on Northridge Drive for safety reasons, for emergency vehicles from Walker Ave., etc.

Planner Wash related that the precise plat has a sunset date of 12-31-2020. If the road has not been constructed by then, the ordinance goes away. The concept is still there; if it expires, it may start again.

The son of Mrs. Worpel, property owner, stated that there has been no activity so they took the property off the market. He asked where the road is shown crossing on their property, would it make sense to cross anywhere else? Scott Conners stated that we would have preferred to have it further south but he wanted to give everyone frontage for future lot splits.

Motion by T. Byle, supported by D. Brown, to recommend the Northridge Precise Plat and Ordinance for approval to the City Commission. Motion carried 5-0.

Planner Wash reviewed the upcoming agenda items for August 20^th, including billboards, and that Walgreens will come back and ask for a storm water variance as they have found some unique soil samples on the property. Avastar Park will also be on the agenda.

Motion by D. Brown, supported by T. Byle, to adjourn at 9:05 p.m. Motion carried.

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Administrative Approval Carol Gornowich, Secretary

Walker Planning Commission