Planning Commission Minutes

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

Chairman Hickey opening the meeting and Member Rypma gave the invocation.

Motion by C. Rypma, supported by T. Korfhage, to approve the December 3, 2008 minutes as printed. Motion carried.

There were no comments at this time.

Al Parent was in attendance representing the Ordinance Committee.

Planner Wash related that this is the second "introduction session" to the Standale Downtown District Ordinance (S.D.D.) for the Planning Commission.

Planner Wash stated that the Planning Commission had received in their packets a cover letter with SDD "Key Terms" and "Key Concepts". Also included was the 2008 Standale Downtown District Property Analysis Report. Wash stated that he was asked for this report by the Ordinance Committee and Planning Commission.

Wash related that the report shows existing non-conforming situations under the current "traditional" zoning. He reviewed aerial images of "Downtown Standale", including existing building setbacks and front setbacks prescribed by the Standale Downtown Ordinance. Wash related that some locations have many "downtown" elements in place and some do not.

Planner Wash reviewed the master plan map and related that the S.D.D. is based upon the updated master plan. The new master plan is a guide for land use activities for the city. Standale was identified as "Downtown Walker" and an important part of the city.

Wash related that the "downtown" focus area is on Lake Michigan Drive from Wilson Avenue to Kinney, with a "4 Corners" designation at Lake Michigan Drive and Cummings. Wash related that the S.D.D. zoning ordinance is limited to the area of the downtown master plan.

Planner Wash then reviewed the Standale District Form Test Map, showing the Lake Michigan Dr. area from Wilson to Kinney. He reviewed land uses such as Meijer, described the new fire station and the "4 Corners" designation at Lake Michigan Drive and Cummings as the anchor-civic use and center of the downtown area. The new Fire Station #2 is a downtown "civic anchor" and a mixed used facility.

Planner Wash then reviewed the Standale Downtown District Regulating Plan, which is based on the new master plan map. He reviewed the mixed use area from Wilson Avenue to Kinney Avenue as primary and secondary frontage zones. He also reviewed the "neighborhood frontage zones" as well as the parks and greenways in the area.

Wash reviewed the illustrative building plans for the redevelopment of Standale on Lake Michigan Dr. from Wilson Avenue to Kinney. He stated that the master plan process is complete. The next step is the S.D.D. Ordinance.

Planner Wash explained that the DDA is very active in the "downtown area". The City owns the part of the "4 Corners" property on Lake Michigan Dr. and Cummings.

Planner Wash asked the Planning Commission for input regarding this new ordinance. He explained the procedural aspects and next steps, including referring the S.D.D. back to the Ordinance Committee, then back to the Planning Commission for a public hearing, then to the City Commission.

Wash stated that the new ordinance will allow more building square frontage on the property. There is "wasted" property due to current zoning, setbacks, etc. Many downtown properties are small and tough to redevelop under the current zoning regulations.

Chairman Hickey provided historical information regarding the 1956 tornado that leveled portions of Standale and the subsequent rebuilding to what we have today. Hickey stated that in 2006 we began measures to again redevelop Standale, this time as a true downtown.

Member Korfhage stated that in this district, with all of the non-conforming buildings, it will be a long process of change. Chairman Hickey added that he hopes once the "4 Corners" project gets started, that will help begin the process. The City and DDA can lead the way.

Ordinance Committee Chairman Parent felt that the 12’ ceiling heights are excessive. Chairman Hickey explained that the S.D.D. projects 2-3 story buildings, and the height is necessary to create a "downtown" building design". Planner Wash added that the reason for the 12’ ceilings is to require a mixed use downtown style building.

Wash reviewed the images of the downtown buildings on Page 11 of the S.D.D. ordinance. Planner Wash stated that the ground floor should be prominent and utilize glass to light up the bottom floor of the building as a retail commercial or office use. Otherwise, it would be difficult to explain to a designer what a "downtown" building is. The S.D.D. uses text and graphics to explain the design requirements.

Commissioner Parent asked if tinted or reflective glass will be allowed? Wash stated that is standard practice in office parks, but in a downtown building there are two reasons to require clear glass:

1. Pedestrians feel comfortable if they can be seen from a building.
2. People should be able to see activities and items for sale inside the building.

Planner Wash stated that the S.D.D. standards are context specific for a downtown district. He related that in downtown Grand Rapids, you don’t have heavily reflective glass; you want to be able to see inside the building and vice-versa.

Planner Wash stated that the original S.D.D. form based ordinance was very prescriptive. Community standards required that it needed to be more flexible. This current draft ordinance establishes the best design practices for a downtown area and the standards are downtown specific.

Member Rypma stated that he recently had a similar discussion regarding the first floor clear glass on the Avastar Park insurance building.

Member Gornowich wondered if we really want to permit medical office buildings on the first floor, as she was concerned about privacy issues. She felt there should be a special exception for medical or office on the first floor.

Member Korfhage recalls growing up with a downtown that had glass store fronts and it gives a main street area a "homey" feeling.

Press Reporter Paul Kopenkoski asked if shades could be utilized? Planner Wash stated yes; interior design is not part of the ordinance. Windows can be dealt with on a case- by-case basis if offices are located on the first floor. Wash stated that the goal of the ordinance is to regulate the outside of the building.

Commissioner Parent asked if the building awnings could hang over the sidewalk? Does the ordinance specify a minimum or maximum width? Planner Wash stated there is an 8’ vertical clearance, but it does not specify a maximum awning width. Such a detail would be subject to a case-by- case review by the Planning Commission.

Member Byle stated that cantilevered awning supports are cost limiting features. Byle stated such details will be subject to Planning Commission review. Wash related that the last two pages of the S.D.D. ordinance gives the Planning Commission significant review discretion. Wash stated that the standards are consistent with a traditional downtown.

Member Gornowich asked if the ordinance standards are strong enough to protect us from strip mall development? Wash stated that staff will first work with developers when applying the S.D.D. standards. People will go into the redevelopment knowing that the property is zoned for a downtown design.

Member Gornowich asked what the pros and cons are for rezoning the property in the downtown district all at once or parcel by parcel? Chairman Hickey and Member Byle stated that they would like to see it all rezoned at once.

Planner Wash stated that is a major question for City officials to answer. The DDA, Ordinance Committee, and City Manager will hold lunch time public open house meetings to go over the pros and cons of rezoning with affected property owners.

Member Byle felt that educating property owners may convince them of the benefits of the rezoning to the S.D.D. District.

Chairman Hickey asked if there will be any tax changes to their properties? Wash stated taxes are based on property use, to the best of his knowledge.

After more discussion regarding the "Primary Frontage Zones" and "Secondary Frontage Zones" the group seemed fairly certain that the City should initiate a mass rezoning, following a City-sponsored open house for affected property owners. The group felt that current non-conforming situations (which apply to most properties along M-45) plus the ability of property owners to increase the value of their lots under the S.D.D. might allow a mass rezoning to proceed with widespread support.

Member Schweitzer stated at the last meeting, Chairman Hickey mentioned the extension of Faircrest. Schweitzer felt that it makes sense to plan for the extension. He asked if this was a long term transportation planning item to connect Faircrest behind the existing Ralph’s Market building to Wilson. Planner Wash stated yes, as part of the new Walgreen’s site plan.

Planner Wash stated that one goal of the downtown master plan is to help the stability of the downtown and adjacent homes.

Member Gornowich questioned the tunnel car wash as a drive-thru use? Planner Wash stated that it will be on a case-by-case basis. He added that a brick structure might work. Wash stated that banks and pharmacies with a drive-up window will be considered only by a special exception. Drive-thru restaurants will not be permitted uses.

Member Gornowich was concerned about existing homes in the district and the " no vinyl siding" requirement. Planner Wash stated that the City should not rezone existing residential properties unless property owners ask for it.

The issue of the "Neighborhood Frontage Zones" was then discussed in more detail. The consensus was to not rezone existing single-family home sites until the property owners themselves ask for rezoning.

Motion by T. Byle, supported by C. Gornowich, to refer the Standale Downtown District Ordinance back to the Ordinance Committee to begin the official zoning ordinance review process. Motion carried 6-0.

Concurrently, the DDA, staff, Planning Commission and City Commission were encouraged to coordinate the open house for property owners along M-45 between Wilson and Kinney.

Planner Wash reviewed the upcoming Planning Commission agenda for January 7^th to include two rezonings.

Motion by T. Korfhage, supported by C. Gornowich, to adjourn at 8:50 p.m. Motion carried.