Members Present: J. Hickey, Chairman, T. Byle, T. Schweitzer, S.
Versluis, D. Brown, C. Gornowich, C. Rypma, 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.
Approval of Minutes – August 20, 2008
Motion by C. Gornowich, supported by D. Brown, to approve the minutes
of August 20, 2008, as printed.
General Public Comment
There were no comments at this time.
Orchard Park – Preliminary Area Site Plan – One Year
Extension
Planner Wash reviewed the staff report, which included past planning
commission minutes, the original approval resolution, and public notice.
Planner Wash stated that Zack Bossenbroek has asked for a 1-year
extension on the approved Preliminary Area Site Plan to give them time
to pull the pieces together.
Planner Wash stated that he provided a model motion. There is no
requirement for a public hearing, but given the time lapse and high
profile, staff notified this as a public hearing.
Zach Bossenbroek stated that there has been a lot of progress behind
the scenes. The Walker City Commission and Wyoming have come together to
make the TIF possible, and the State of Michigan has recently approved
the TIF package. He stated that this is a huge hurdle to attract the key
tenant.
Motion by C. Gornowich, supported by M. Huizenga, to approve a
one-year extension to the Orchard Park Preliminary Area Site Plan as
originally approved, subject to all the conditions, standards and
findings of fact noted in the planning commission’s resolution of
October 4th, 2006, which is hereby incorporated with this
motion. Motion carried unanimously.
Case #08-521 – A Better Bean – Revision to Site Plan
approved 6-18-08
Planner Wash related that this is a walk on item. The applicant is
looking to revise the site plan that technically could have been
approved by staff. However, Wash wanted to give the planning commission
the opportunity to look at the revised plan. Planner Wash reviewed the
originally approved plan vs. the new plan. Wash related that the
building is now almost half the size. The coffee shop has been
eliminated and it is now proposed only as a drive-thru Subway. The
Fifth-Third ATM will stay. All the conditions from the previous approval
will remain in force, including sidewalks to City specs. Wash reviewed
changes necessary for signage in the key notes.
Member Gornowich stated that the drive thru window turning radius is
not the same. Planner Wash stated that technically they do not need an
easement from Meijer now, as they can use their own property to get in
and out. However, the developer should still provide a cross access to
Arby’s.
Member Rypma asked if Planner Wash was comfortable with the drive up
window stacking? Planner Wash stated yes, it is a little tight, but it
should work out with only the Subway drive-thru and the reduction in use
(no coffee shop).
Member Gornowich asked if the applicant could add onto the building
in the future if they wish? Planner Wash stated it would be tight, and
probably wouldn’t work out, given proposed curb lines and parking
requirements.
Member Huizenga asked about pylon vs. monument signage? Planner Wash
stated on the original plan there was 42 linear feet of wall; 1 sq. foot
of pylon sign for each linear foot of wall. Now the building is reduced
to 26 linear feet of front wall, divided by 2 = 13 sq. foot of wall
signage. Whether they reuse the existing pylon or put in a ground sign
they are still limited to 26 sq. ft. Member Huizenga asked if we had a
sign print? Planner Wash stated no, the building department takes care
of that via the sign permit process.
Chairman Hickey asked if they have moved the dumpster? Planner Wash
stated yes, it is proposed at the northwest corner of the site. The
intensity of the use was cut in half. Three dumpster walls are proposed
to be all brick, to match the building, with a vinyl swing gate.
Rick Geenan was present on behalf of the revised plan.
Member Byle was concerned about the cross access. Byle stated that
Meijer could put in a brick wall if they want. He felt it was tight
along the ATM and we should give up some green space for better ATM
flow, or give up a couple of parking spaces.
Planner Wash stated that staff needs to put a turning template on the
plan for a full size SUV, and the developer may need to refine the plan.
Wash felt this could be a condition of approval.
Chairman Hickey asked if they could lose 1 parking space? Planner
Wash stated yes, in order to make the turning work they could afford to
lose 1 spot.
Hickey stated that we need to get cross access with Arby’s.
Fifth-Third inherited the easement as they purchased from Meijer; the
current easement agreement with Meijer is for access via the driveway
from Alpine Ave.
Scott Conners stated that this easement description needs to be
transferred to the site plan, and get it coordinated and sealed by their
engineer.
Member Byle stated that he would like to be able to get to that south
driveway, since the access agreement is in place. He suggested
shortening and shifting the ATM back to accomplish this.
Member Rypma stated that the developer is not solely using the Meijer
property to the west with these plan revisions.
Rick Geenan, applicant for the revised plan, stated that Meijer has
many restrictions and non-compete clauses. Only a coffee shop and Subway
would be allowed (no donut sales allowed). They didn’t want to gamble
with a coffee shop on the long-term use of the site, given the present
economy with coffee shops, etc.
Mr. Geenan stated that the Subway drive-thru’s are doing 35 percent
more volume than at typical strip mall locations. Mr. Geenan stated they
moved the dumpster due to fire department concerns.
Chairman Hickey asked if anything has changed on the rain garden
design? Planner Wash added that originally a storm water plan with a
rain garden concept was on the site plan. Scott Conners added that he
will have to review the storm water and make sure that it operates
properly. He related that the storm water permit is not ready to be
issued yet. The storm water variance was part of the original approval.
Member Rypma asked if we are requiring cross access between Arby’s
and this site? Planner Wash reviewed the plans showing the required
cross access with Arby’s.
Motion by C. Gornowich, supported by T. Schweitzer, to approve the
amended site plan dated 9-2-08 for A Better Bean at 2505 Alpine Avenue,
N.W., PPN 41-13-11-278-017, as it does meet the standards set forth in
the City of Walker Zoning Ordinance, with the following Conditions of
Site Plan Approval:
All conditions attached to the original approval on 6-18-08
remain in force with this amended site plan approval.
Sidewalk must be constructed through the Alpine Avenue driveway
per City of Walker specifications.
Key note #1 must be changed to show a 26 sq. ft. maximum pylon
sign face.
Key note #29 must be changed to show a 13 sq. ft. maximum wall
sign face.
Match cross hatching on recorded copy of cross access easement on
site plan.
Recorded cross access easements to Meijer and Arby’s sites to be
submitted by developer.
Add turning templates for service vehicles and large SUV’s
side-by-side at
drive-thru and ATM and adjust curblines accordingly.
Rain garden storm water management plans require final review and
approval by City Engineer via stormwater permit process.
Motion carried 8-0.
Commissioner and Staff Update
Planner Wash reviewed the next Planning Commission Agenda for 9-17-08
as follows: Goodwill site plan review in Standale; Cell tower on Mines
Golf Course; US-131 wall sign for United Rental on Turner Ave.
Staff also distributed copies of the draft Standale Downtown District
zoning ordinance. A Committee will meet soon to begin the "page by page"
review of the ordinance.
Adjournment
Motion by C. Gornowich, supported by D. Brown, to adjourn the meeting
at 8:00 p.m. Motion carried.
___________________________ __________________________
Administrative Approval Carol Gornowich, Secretary
Walker Planning Commission
The City
of Walker, Michigan