Planning Commission Minutes

Members Present: T. Korfhage, D. Brown, C . Gornowich, J. Hickey; Chairman; T. Schweitzer, T. Byle; M. Huizenga, C. Rypma, and A. Parent. 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 D. Brown, to approve the March 18, 2009 minutes as printed. Motion carried.

There were no comments given at this time.

Mr. Bruce Langlois stated that he has no problem with the alignment of the property up to the corner. He felt that nothing will probably develop for years. He doesn’t think we need a physical survey for the road. Planner Wash stated that it will be a CAD drawing and legal description. Mr. Langlois stated that his property will operate as a golf course for now, and if the economy comes back, he will develop housing and some commercial. Planner Wash stated that the precise plat is subject to refinement with future development.

Member Gornowich stated that, according to the minutes of 11-19-08, the Planning Commission recommended to move forward with Step 2. Planner Wash stated this is an update item, as much time has passed and the property owners are hesitant to define the road location and geometry. Member Huizenga added that we came to an impasse with regard to the curve in the road. Scott Conners stated that we do have to draw a line where the road will curve. A simple legal description is best served to let development refine the specific design.

Planner Wash stated that the ordinance language from the previous precise plat defines the "exact lines" of the future public street known as North Ridge Dr., subject to change in the future if development plans occur. Wash indicated there will be a sunset clause of December 31, 2021 for this precise plat.

Member Schweitzer stated that he has used this type of ordinance in the past in Kentwood. When development came in, their project engineer amended the Precise Plat ordinance and the road was built.

Wash stated that staff will work with Attorney Sluggett and Pete LaMourie to develop the Precise Plat zoning ordinance, which will mirror the document done in 2008 for the westerly leg of the North Ridge Precise Plat.

Motion by T. Byle, supported by C. Gornowich, to move forward again with Step 2 of the precise plat process. Motion carried unanimously.

Chairman Hickey read the request to amend the Green Ridge Square CPUD to allow a larger pylon sign than what is allowed by ordinance. The property is located at 540 Center Dr., N.W. and can be identified by Permanent Parcel #41-13-01-327-002.

Planner Wash related that Dave Lindenbach of RWL Sign Co. was present on behalf of the request.

Planner Wash reviewed the staff report. He provided site orientation and related that the site is zoned CPUD and is located north of I-96, east of Alpine Avenue and south of Sav-A-Lot.

Planner Wash stated that the planning commission addressed this issue on 5-21-08 when it approved the Biolife project. Wash related that a sign permit was issued without double-checking the site plan approval. The pylon sign has not yet been erected onsite and the base has not yet been constructed. A new parking lot light pole base has been installed on the site.

There was much discussion about the grade and driver vision impediments.

Planner Wash stated that the sign will have to meet AASHTO standards for road safety design standards.

Member Gornowich asked if the 10’5" is the maximum proposed? Wash stated they could go up to 20’. He indicated that based on the approved grading plan, the sign will look like a ground sign from the street. The 10’ setback from the sidewalk is double the required setback.

Planner Wash stated that his main concern is that they do not block vision for those entering and leaving the site.

Member Byle stated that he doesn’t think raising the "head clearance" will significantly alter the proposal. Members Parent and Huizenga agreed.

Member Huizenga stated that he feels the proposed sign is an improvement over the approved sign. He has no problem if they use the original grading plan as long as the sign meets all the regulations for visibility.

Chairman Hickey stated if the grading plan is right, the applicant should stay with the height. Member Byle added, what they are proposing is to lower the grade and have a "ground clearance" height of 5’8".

Planner Wash stated that as long as they meet the grading plan, he is comfortable with the plan as proposed, given the location of the sign and the sidewalk.

Motion by T. Byle, supported by D. Brown, to approve the sign plan with a 7’ ground clearance for the sign, subject to AASHTO placement and vision standards. The sign grading plan must also match the approved grading plan for the project.

Planner Wash related that the Planning Commission held a workshop on this ordinance on February 18, 2009. Since then staff has added graphics into the ordinance, which has been reviewed by our attorney and forwarded from the Ordinance Committee. Stylistic changes to the ordinance and the graphics show what is allowed.

Wash related that we have worked on this ordinance for quite some time. It is based on a model code from the Ottawa County Planning & Grants Department. It has been amended to meet our local needs.

Planner Wash felt that Walker may not attract many "wind farms". He felt that there is local demand for the rooftop turbines (SSM-WET). Wash related that these will come to the Planning Commission for review for now.

Member Huizenga asked if an anemometer should be approved at a certain height? Planner Wash stated unless it came under the definition of wind turbine, it would be regulated as noted in the ordinance. Huizenga felt we want to encourage "green" development by keeping the review and permit costs down. Huizenga thanked Planner Wash for his hard work in developing this ordinance.

Planner Wash stated that the reduced "green fee" schedule is a good idea and staff will offer a recommendation to the City Commission.

Member Huizenga felt that being occupied only in the rear yard can be ambiguous due to lot configuration, etc. Wash stated that the goal for the smaller towers is to be placed in the rear yard. Huizenga felt that some roof top mounts may need support guide wires. Wash stated that the structural aspects will be reviewed by the building department.

Chairman Hickey asked if the fees have been established? Wash stated not yet. The "green fees" and reduced fee for roof mounted types will be determined by the City Commission. An electrical permit and building permit will also be required. Hickey asked what percentage can we give for a "green bonus"?

Member Schweitzer asked if proof of comprehensive liability insurance is required? Wash stated that he had that discussion with the city attorney and it was left open ended. It will be on a case by case basis depending on if buildings are located around a turbine, etc.

Member Huizenga asked if the Planning Commission is going to define the insurance coverage? Member Rypma asked if we should be defining coverage at all? It was determined that the planning commission is not comfortable with setting insurance standards.

Member Gornowich asked if anemometers were allowed in all districts? She doesn’t want people to be taken advantage of if they are not beneficial in every district.

Member Huizenga stated as technology improves, the Planning Commission could do a report with simple readings and public education.

Planner Wash stated that anemometers are used for the large towers but generally not for roof top units.

Motion by C. Rypma, supported by T. Byle to close the public hearing. Motion carried.

Motion by C. Gornowich, supported by C. Rypma to forward a favorable recommendation to the City Commission on the Sustainable Energy Ordinance, subject to the following:

Motion carried unanimously.

Wash related that the upcoming April 15^th PC meeting is cancelled.

The May 6^th PC agenda will include the following:

Motion by A. Parent, supported by D. Brown, to adjourn the meeting at 8:30 p.m. Motion carried.

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Administrative Approval Carol Gornowich, Secretary

Walker Planning Commission