Planning Commission Minutes

Members Present: T. Korfhage, C. Gornowich, J. Hickey, Chairman; C. Rypma, T. Schweitzer. Absent: A. Parent, T. Byle, 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 Member Rypma gave the invocation.

Motion by C. Gornowich, supported by T. Korfhage, to approve the minutes of January 21, 2009, as printed. Motion carried.

There were no comments at this time.

Chairman Hickey read the application for site plan review for approximately 900 sq. ft. of building additions to "square off" the existing facility.

Planner Wash provided orientation to the site. The subject parcel is located on Lake Michigan Drive, with Manzana Drive to the south, to the northwest is Barkwood Condos and Hampton Lakes Apartments are located to the north.

Wash related that the subject property is zoned ORP, Office, Research & Parking and master planned for community commercial. He reviewed 2003 and 2008 REGIS images, both showing trailers parked haphazardly behind the building. Wash stated that the main planning concern is to formalize clear access to the back of the building emergency access.

Planner Wash reviewed his staff report. He indicated that the request is to build 899 sq. ft. of additions on the northwest and southwest corners of the existing building. He indicated that the proposed uses for the addition areas are noted as office and accessory storage.

Scott Conners then reviewed his staff report. He stated that the developer is requesting a storm water variance rather than having to retrofit the entire site to meet current standards. Scott stated that the ordinance allows for an appeal to the Planning Commission for "relief from the standards". Scott related that the site designer has performed stormwater calculations and made practical modifications to the plan to maximize capture and detention on this site. The only way to get additional detention would be to reduce the footprint of the site, obtain easements for detention on adjacent property, or to rebuild the parking lot with underground detention or some other sustainable design principle.

Scott Conners was concerned about vehicular access around the east portion of the building. There is only 14’ of pavement to the building, which does not allow two vehicles to pass safely. Scott stated that a one-way drive on the west side was debated. There is an issue with the east side driveway not being wide enough for two-way traffic. Scott suggested the possibility of adding one foot to the west property drive. He would like discussion with the Planning Commission regarding these drive issues.

Steve Witte P.E., of Nederveld, was present representing the owner. Steve reviewed the layout. He related that an existing tree could be moved on the west side and pavement added to allow better accessibility for trucks into the site. Steve Witte stated that the fire department was concerned about being able to get fire trucks to the back of the site. The fire department had asked if the east drive could be widened. Steve felt that the fire department will use the west drive around the building to get to the back. Steve related that Kramer often does not use the east side drive. He felt that if the west drive was only "one way in" while widening it two feet, the east drive would become the secondary route. Steve stated that the Kramer driveway has been functioning fine.

With respect to the trailer issue in the back of the property, Steve Witte stated that they are clearly defining parking spaces and striping. He wants to accommodate what the fire department wants and what the city staff wants. Witte indicated that there is a steep fall on the slope to the east of the east drive so widening would not be possible.

Chairman Hickey questioned whether there was adequate room for turning trailers on the west drive?

Steve Witte stated that they could extend the pavement more than what is proposed. Hickey stated that he would like the drive extended more.

Member Gornowich asked why not have the west drive one way all the way around the building? Steve Witte stated they could do that; however, the front parking spots are angled in the other direction. He suggested just calling it one way on the east side drive. Member Gornowich asked if the parking lot could be restriped? Steve Witte stated that the parking spots will not be up to proper standards if restriped. Member Gornowich asked if the trailers are parked in the northerly spaces and a truck comes in the west drive, is there adequate turning movement to park in the back spaces? Steve Witte stated it is tight there. We want to make it better and give the trailers a defined area to park.

Member Gornowich asked, what is Kramer Entertainment and the purpose of the trailers on site? Steve Witte stated there is no entertainment operations in the building. He related that Kramer provides Nascar simulations, drunk driving simulations, etc. They take the trailers to universities and off-site premises. Steve indicated that the building is used for office and storage.

Member Rypma asked if it was employees only on-site? Steve Witte replied yes.

Member Schweitzer asked what kind of stormwater capacity is there on site? Steve Witte stated, if this was a newly constructed site, there would be 12,000 cubic feet. They are providing 2,500 cubic feet. If you look at the existing site, they are providing 4-5 times more than currently exists. Steve reviewed the drainage improvements, which will help detain and direct storm water to an expanded pond area at the northeast corner of the site.

Member Schweitzer asked if additional storm water capacity is needed, would there be a problem with accommodating it on property to the east? Steve Witte stated that the apartment’s pond may have already accommodated for extra capacity, but the amount is unknown.

Scott Conners stated that he is working with state and local partners to rewrite the storm water ordinance to allow infill development to take place. Scott indicated that Steve Witte has done everything he can to maximize the on-site detention and make an improvement.

Chairman Hickey discussed some historical information about drainage in this Standale area. He related the ground in this area is mostly made up of clay.

Chairman Hickey asked Scott Conners, what has to be done? Scott related that the Planning Commission has the ability to allow what Steve Witte has proposed. Chairman Hickey asked if the detention pond could be dug down more? Scott Conners related that he hasn’t had any complaints about water running over the private drive at this location.

Steve Witte felt that this is not out of line with what other cities have done. He understands that the City has an ordinance in place.

Chairman Hickey stated that he is not too concerned about a 900 sq. ft. addition as there have not been any problems in this area.

Scott Conners stated if we followed the strict interpretation of the storm water ordinance, they might need to reduce the size of the building. He suggested that the applicant might need to get an easement from the neighbor (Hampton Lakes Apartments) for the extra capacity.

Member Gornowich asked if the strip of land to the east was big enough to develop? Planner Wash stated no.

Steve Witte stated that we can work around mature trees near the detention pond, as they desire to save the trees.

Member Rypma stated that he doesn’t have a problem with the storm water variance, as he feels the site plan proposal will improve existing conditions.

Member Schweitzer observed snow along the east drive, which would make it difficult for fire vehicles to get in and out safely. He suggested that this drive should be kept clear throughout the year. Steve Witte agreed and stated that they could dump snow over the grass. Schweitzer stated that the goal is to clarify something that is enforceable. Schweitzer suggested making it a condition of approval to keep the easterly driveway clear of snow.

Steve Witte agreed that the fire department must be able to get to the back of the building.

Scott Conners stated that it would be Phil McCormick’s, of the Walker fire department’s, job to keep an eye on accessibility.

Planner Wash stated in order to have a standard that is enforceable, both of these drives have to be open and passable to the fire department and emergency vehicles.

Planner Wash stated from a Planning Commission standpoint, specific conditions to that effect should be noted on this plan.

Member Gornowich asked what is the opinion on a one-way circulation pattern around the building? Planner Wash felt it is a good idea for the westerly drive to go north then east out to the south. Wash stated that it should be noted on the site plan that both east and west driveways will remain open year around. He stated that would be enforceable.

Member Schweitzer agreed with Member Gornowich regarding the one-way drive on the east side. Planner Wash added that there is a 18’ fire lane along the north side of the building.

Motion by C. Gornowich, supported by T. Korfhage, to approve the site plan dated 2-2-09 for the Kramer Entertainment building expansion at 3849 Lake Michigan Drive NW (PPN 41-13-20-351-030) 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 unanimously 5-0.

Planner Wash introduced the Planning Commission to the work in-progress Sustainable Energy Ordinance. Wash related that the code is being redlined by the City Attorney. He also noted supplementary graphics are in development.

Wash related that the draft ordinance is on the Walker website for review.

Planner Wash related that the ordinance defines two types of wind turbines: on-site power generation systems and utility grade systems.

Wash related that wind analysis results do not show well in Walker. We will likely see the smaller roof-type systems and shorter towers here.

Planner Wash stated that all requests will come before the Planning Commission for review. Reasons for review include noise, vibration, flicker, which are things that neighbors might have concerns about.

Wash related that Meijer has an upcoming Zoning Board of Appeals request to be "judged similar" for rooftop turbines on the Meijer corporate headquarters building at 2929 Walker Avenue.

Wash noted the new Goodwill Store in Standale might have two types of rooftop turbines installed as test units.

Member Gornowich asked if there will be telecommunication co-locations like we have with cell towers? Planner Wash stated no, wind turbines are specialty products. Scott Conners stated there is a potential for vibration or resistance.

Planner Wash discussed a possible overlay district for the largest towers of wind energy turbines, for which there is potential north of the I-96 area.

Planner Wash invited the Planning Commission to a DDA open house scheduled on Tuesday, March 17^th from 5:00-7:30 p.m. The purpose is to roll out the Standale Downtown District Ordinance to property owners and business operators.

Motion by T. Korfhage, supported by C. Gornowich, to adjourn at 8:10 p.m. Motion carried.

_________________________ ________________________________ Administrative Approval Carol Gornowich, Secretary Walker Planning Commission

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