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 T. Korfhage, supported by C. Gornowich, to approve the April 1, 2009 minutes as printed. Motion carried.

There were no comments.

Chairman Hickey read the application requesting site plan approval for a 11,820 sq. ft. warehouse addition, located at 3044 Wilson Dr., N.W.

Planner Wash reviewed the staff report and the site plan. He related that the applicant had received site plan approval on May 21, 2008 for a 21,114 sq. ft. warehouse addition, which is currently under construction. Wash related that the applicant wishes to expand further and add the proposed 11,800 sq. ft. addition for use as a warehouse.

Planner Wash related that, after staff site plan review, Rick Dunneback has outlined updates to the plan, including relocation of drainage and grade changes. Scott Conners added that he has no engineering related comments on this most recently proposed addition. All of his engineering concerns have been addressed. Planner Wash stated that everything has been addressed from a planning standpoint as well.

With respect to rainwater and runoff, Member Huizenga asked where does the water on this site go? Scott Conners indicated that there is regional stormwater detention in place for this site.

Wash stated that 58 percent of the site will be urbanized with this addition. The site will be "built out" if this plan is approved.

Member Parent asked why the fire hydrant is located so close to the building? Scott Conners stated that is a private hydrant. Rick Dunneback stated that is where the fire department asked to put that particular hydrant. Now they have been asked to move the hydrant, per the fire department, as it is too close to the building.

Member Huizenga asked if there was a back flow device? Rick Dunneback stated yes, part of the fire hydrant relocation includes a back flow valve.

Member Byle asked if the parking lot had been redone? Rick Dunneback stated yes, as part of the 2008 project.

Chairman Hickey asked how far the drainage easement is from the adjacent electrical and utility tower? Rick Dunneback stated the easement goes to the building, then to the power easement.

Scott Conners stated that Consumers Power either owns or has an easement on the property. If there is an easement, then parking is acceptable to Consumers within the tower easement area.

Motion by C. Rypma, supported by C. Gornowich, to approve the site plan dated 4-20-09 for the Kenona Industries expansion at 3044 Wilson Drive, 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 9-0.

Chairman Hickey read the application requesting Tentative Preliminary Plat approval for Phase 1 – consisting of 25 lots, located east of Kinney and south of Leonard St.

Planner Wash stated that this is a familiar project to the planning commission. He reviewed the project’s history, including Final Preliminary Plat approval for Phase 1 on January 3, 2007 by the Planning Commission. Wash related that this plan has since expired. He indicated that Rick Miller is coming back to make the plan current. Wash felt it would be best to start over with the first procedural step, as the original engineer was Focus Engineering and Mr. Miller is now using Land Development Solutions.

Wash stated, from a planning standpoint, all items have been addressed. He stated that a past tabling item had to do with back yard drainage, where a french drain was proposed.

Chairman Hickey asked if there is any way to get a public street connection through to 10^th Street? Planner Wash stated no, with the Consumers Power towers, there is a clearance issue for Sunrise Lane and 10^th Street. Chairman Hickey asked if another tower could go in there to keep the power lines from sagging? Scott Conners stated that was looked into and was cost prohibitive. Rick Miller added the estimated cost was $280,000 for two towers.

Scott Conners stated that Lincoln Lawns golf course is the southeast and they may be able to make some road connections there. Planner Wash added that there are (or will be) three ways out of this proposed plat. Short-term there will be two access points through to adjacent collector streets.

Chairman Hickey asked if the temporary cul-de-sac would be located at the end of Lots 9 and 10? Wash stated yes.

Member Huizenga asked about drainage, pond maintenance, trail access, and road construction, of whether base coat asphalt or final grade with curb and gutter will be required?

Scott Conners stated there is no drainage maintenance sinking fund. This pond is overgrown. He recommends Mr. Miller be responsible for maintenance for the overgrown detention pond. If the pond is brush-hogged and the debris removed, Scott felt that the land owner of Lot 18 will be able to maintain the pond by mowing it.

Wash stated that as a platted subdivision, Kent County has a drainage easement over that detention basin. If it becomes an issue, the drain commissioner can special assess for maintenance (Act 433-Drain Easement). Conners stated that the City has not yet had to do that. If it is an endangering situation, the Walker DPW would do the work.

As far as the question regarding road construction, Scott stated that both coats of asphalt would have to be put in prior to homes being built. Otherwise the base coat would be destroyed by heavy construction trucks. Once the road is constructed and approved, building permits are issued.

Scott stated that he recommends that the Planning Commission require a 15’ easement or right of way from Sidney Drive east to the proposed Fred Meijer Standale Trail. After various trail meetings, some residents asked that new developments allow for mid-block access to the trail. His first recommendation would be to add this trail connection between Lots 7 and 8 and over the sanitary sewer easement. He felt this may also alleviate future problems or concerns about residents placing fences over the sanitary sewer easement. Scott recommended adjusting the proposed lot lines to allow this easement while still leaving reasonable residential lots of at least 90’.

Member Schweitzer stated that between Lots 7 and 8, it should be designated as a public easement and the developer should construct the trail as asphalt or concrete access to the trail. Scott Conners added it should be black topped to the rear property line then concrete to the roadside sidewalk. Member Parent added the easement should be 15’ and perhaps located further south in Phase 2.

Chairman Hickey asked Rick Miller if he was ok with the trail easement? Rick stated he would prefer not to have it. Scott Conners stated that he has been to many meetings with the neighbors over the new trail and found that the lack of connections has been a complaint. With new developments the City is trying to secure those easements now.

Member Huizenga felt it would be proactive to secure the easements now.

Pete Buurstra, P.E. – Land Development Solutions, asked if they could have the easement at the end of the cul-de-sac in Phase 2 so it will only impact one lot? The planning commission’s preference was to have the trail easement between Lot 7 and 8.

Chairman Hickey asked Rick Miller if he would mow the existing storm water pond and clean it up? Rick Miller agreed.

Member Parent asked if these would be "spec" houses or "ordered" houses built in this new plat? Rick Miller stated a little of both, but he intended to build the houses. Rick stated he may not start this year due to the economy.

Motion by C. Gornowich, supported by T. Schweitzer, to recommend approval to the Walker City Commission for the Tentative Preliminary Plat for Summerbrooke Estates Phase 1, as it does meet the standards set forth in the City of Walker Subdivision Regulation Ordinance, with the following conditions of tentative preliminary plat approval:

Findings of Fact:

Motion carried unanimously 9-0.

Planner Wash stated that the planning commissioners received the new PC Journal. He emailed a link to a new digital billboard study to members.

Wash stated that the May 20, 2009 meeting is cancelled.

Wash reviewed the items for the June 3^rd meeting to include the North Ridge Drive Precise Plat, and the public hearing for the Standale Downtown District Zoning Ordinance.

Wash shared the news about the combination of the planning and building department to form the new Community Development Department. He and Patty are now located in the Building Department offices.

Motion by A. Parent, supported by D. Brown, to adjourn at 8:10 p.m. Motion carried.

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Administrative Approval Carol Gornowich, Secretary

Walker Planning Commission