Planning Commission Minutes

Members Present: B. Brown, T. Byle, T. Korfhage, J. Hickey, Chairman; C. Rypma, A. Parent. Absent: C. Gornowich, T. Schweitzer, and M. Huizenga. Also Present: F. Wash, Planning Director, S. Conners, City Engineer; and P. Dlouhy, CDD Assistant.

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

Motion by A. Parent, supported by D Brown, to approve the minutes as printed. Motion carried unanimously.

There were no comments at this time.

Chairman Hickey read the application requesting a special exception use permit, filed by Orchard Hill Church, located at 1465 – 3 Mile Rd., N.W., (PPN #41-13-02-351-002) to lease space in their newest wing to a 45-student, grades K-8 private school.

Motion by T. Byle, supported by T. Korfhage, to open the public hearing. Motion carried.

Planner Wash reviewed REGIS photography of the site. Wash reviewed the staff report and related that the reason for the special exception request is not for a building addition or changes to the site, but because a private school is proposed.

Wash related that the site is located north of 3 Mile Road and east of Bristol Avenue. He reviewed surrounding land uses and indicated that the lot is located across the street from Fire Station #3. Wash related that there is an existing church on the site.

Wash indicated that the site is zoned SA, Residential District. In the ordinance, a public or private school is allowed as a special exception use via planning commission review and approval.

Planner Wash stated that the planning commission was provided with floor plans for clarification of where the private school classrooms and ancillary facilities would be located. Wash noted that the existing daycare operation would continue within the building.

Scott Conners reviewed his engineering report. He related that the last addition to this site was to result in a minimum detention volume of 2.22 acre feet and only 1.91 acre-feet was constructed. The plan now calls for upgrading the pond volume to meet the previous requirements.

Scott Conners related that after reviewing the approved 2004 stormwater calculations, it appears that the outlet structure may not have been built to the design standards. It was determined that the outlet structure was simply never installed. These deficiencies should be resolved before the special exception is approved or as a conditional of approval.

Chairman Hickey asked if there should be 2.2 acre feet detention volume? Scott stated yes, at a minimum.

Frank Harper, church administrator, stated that a letter of credit is in process and they will have it by this Friday, August 21^st, to cover improvements to the detention pond. Mr. Harper indicated that the current daycare learning center is in a separate section of the building. The proposed school will be located in the new wing that was constructed in 2004, located in the upper level. The existing daycare is located in the lower level of the building.

Chairman Hickey asked who would be in charge of the private school?

Peter Marth, headmaster of the school was present. He indicated that they will have approximately 45 students, (currently 41), 6 on-site staff members, and approximately 2 parent volunteers.

Chairman Hickey asked if there would be any conflicts between hours of operation and Sunday church services? Peter Marth stated no, the school would have the same hours as the learning center, and nothing on Sunday.

Chairman Hickey asked about staff parking spots and where the children will be dropped off? Peter Marth stated that they will have 8-10 parking spots for staff and the children will be dropped off behind the building.

Member Korfhage asked if they plan to expand the school? Peter Marth stated they are currently proposing 45 students. Member Korfhage asked where does that leave the planning commission; if the school grows, will they have to come back to us? Planner Wash stated yes, if the special exception permit limits the number of students.

Member Rypma asked if they will modify the existing playground? Frank Harper stated no, there would be no additional playground areas. He indicated that the entrance for the school is in the back, on the far right side and would be dedicated for school use.

Member Byle stated that the church is the applicant for 45 students. He asked who the tenant is? If the school gets 52 students, will they come back to the planning commission? Planner Wash stated if the school exceeds the approved number of students, the applicant will have to come back to the planning commission to amend their use permit.

Member Korfhage asked if they plan on building a future school at this location? Frank Harper stated no, they have a lease agreement for interior space for a private school. Mr. Harper indicated that they have 6 classrooms that will hold 25 students and the school is only intending on occupying 4 classrooms. The total capacity is 150 maximum.

Planner Wash felt that it is a good idea to put a limit on the student numbers. The Planning Commission could consider a limit of 45 students, since that is the number the applicant has requested.

Member Rypma asked if the school is totally tuition supported? Peter Marth stated yes.

Member Parent asked where the school is meeting now? Mr. Marth stated that they have been meeting informally at another location and are planning for this location. Parent asked if there will be a need for signage? Peter Marth stated not at this time.

Member Rypma asked where are the families based? Mr. Marth stated Kentwood, Caledonia, Jenison and Ada.

Member Rypma asked what sets this school apart from a traditional Christian school? Peter Marth stated that Trinita’s Classical School will be leasing the space. He related that this is an ecumenical Christian school and open to all denominations. Marth stated that there is a tradition of logic and debate, Greek, Latin, uniforms, and traditional teaching in order to grow up as good, respectable citizens.

Member Byle asked about way-finding in an emergency situation? Planner Wash stated that the church’s existing ground sign is nonconforming because of size. Wash discussed possibly having a suite number, and that they will have to arrange that with our assessing office. Or the applicant may want something separate from the main address for emergency purposes. Wash then suggested a directional sign with an arrow at the driveway. If the sign requires electricity, they would have to apply for an electrical permit.

Chairman Hickey asked if there was a concern using the westerly driveway? Scott Conners stated that it will be a small amount of vehicles and there is not too much of a concern.

Chairman Hickey asked if Scott Conners has talked with Moore and Bruggink about the stormwater volume? Scott stated no.

Member Byle asked that if Conners was satisfied with the letter of credit? Scott stated that he does not have an issue with the church; it was more of an issue with the contractor not getting the work done. Scott stated that if he receives a proper letter of credit or bond to get the stormwater basin work completed, he is ok with it.

Motion by A. Parent, supported by T. Byle, to close the public hearing. Motion carried.

Frank Harper asked if the planning commission would waive the 10-tree staff requirement along the right-of-way in lieu of extensive on-site landscaping around the church? There was much discussion followed by a decision to waive the 10-tree requirement and to be in favor of the landscape plan for on-site landscaping around the church building.

Chairman Hickey read a letter of support into the record from Attorney David Anderson.

Motion by T. Korfhage, supported by T. Byle, to approve the special exception use permit for a 45-student, grades K-8 private school within the existing Orchard Hill Reformed Church building at 1465 – 3 Mile Road, NW (PPN 41-13-02-351-002), with the following Findings of Fact:

Motion carried 6-0.

Motion by T. Korfhage, supported by T. Byle, to approve the submitted site plans for a 45-student, grades K-8 private school within the existing Orchard Hill Reformed Church building at 1465 – 3 Mile Road NW (PPN #41-13-02-351-002), as the plans do meet the standards set forth in the City of Walker Zoning Ordinance, with the following Conditions of Site Plan Approval:

Motion carried unanimously 6-0.

Chairman Hickey read the application requesting consideration of a site plan submitted by West Michigan Shared Hospital Laundry for a 32,225 sq. ft. production addition and a 1,122 sq. ft. office addition to the existing building, located at 3003 Walkent Dr.

Planner Wash reviewed his staff report, including an aerial overview of the subject parcel, located north of 3 Mile Road in the Walkent Industrial Park. The subject parcel is zoned ML – Light Industrial.

Planner Wash related that this item has been before the Zoning Board of Appeals and granted a variance for a front setback encroachment on Walkent Ct.

Wash related that the applicant is requesting two building expansions: a 32,225 sq. ft. addition will allow improved workflow and handling of hospital laundry and the 1,122 sq. ft. addition will allow more office space.

Planner Wash read a letter into the record from the adjacent property owner, Thomas Koster, Realvesco Properties, asked for consideration of additional pine trees to buffer the new loading docks on Walkent Court and additional pine trees to buffer the retaining wall on the north lot line.

Wash reviewed his staff analysis and recommendations. He indicated that the office elevation includes a significant amount of EIFS. Wash stated that the planning commission may consider requiring a different material in place of EIFS, such as brick, block, hard coat stucco, textured and colored concrete, etc.

Planner Wash stated that the applicant is requesting deferment of 14 parking spaces. The ordinance does not specifically allow deferred parking. He recommended that all 14 spaces be constructed as part of the expansion process as a condition of site plan approval.

Wash reviewed the truck turning template issue for the proposed dock addition and possible conflict with the driveway curb with the planning commission.

Wash related that with regard to the street trees along Walkent Court, they should be changed from "Silver Maple" to "Autumn Blaze Maple" as a condition of site plan approval.

He related that the applicant received a front yard setback variance from the Zoning Board of Appeals for the 32,225 sq. ft. addition.

Scott Conners then reviewed the engineering report dated 8-12-09, including the need for soil testing reports to ensure that the fill is engineered and capable of supporting this 10’ of fill material and the building.

Conners related that the truck turning movements seem to conflict with a number of parking spots in the southwestern parking area. These should be striped as "no parking" or reconfigured to ensure that truck turning movements are available.

Scott Conners related that his recommendation for an additional storm sewer manhole be placed to provide a more efficient angle of entry for the rooftop rain water.

Scott Conners related that there are two open cuts proposed for sewer connections. Both locations will limit access to a cul-de-sac. The developer should be prepared to perform these connections on a weekend and with the cooperation of the businesses on the restricted end of the cul-de-sac. Access to those buildings must be maintained during the hours of operation.

Conners has requested that the plan be updated to show the adjacent driveways and hydrants along Walkent Court.

Conners indicated that the detention calculation plans for the pond need to be sealed with the firm name, engineer name, and date clearly shown.

Chairman Hickey stated that this became a more expensive project with 25,000 yards of fill in back. Hickey asked who the structural engineer was for the project? Kurt Adams, project manager, stated Northern Structurals is the structural engineer. Hickey asked about the adequacy of the retaining wall? Mr. Adams replied that the structural engineer is satisfied. They had looked at different options and this is the best scenario.

With respect to parking, Mr. Adams stated that they tried not to overdesign the parking layout for maximum spaces based on the needs of the user.

Chairman Hickey asked where the main utilities will be located? Kurt Adams stated that all utilities are off the parking lot side.

Member Korfhage asked if there will be jobs added? Mr. Adams stated possibly 16, plus construction jobs.

Member Brown asked the applicant what EIFS is? Kurt Adams stated is it basically a stucco product.

Mr. Adams reviewed an elevation drawing showing examples of the proposed EIFS on the north and east walls.

Planner Wash stated that the architectural standards are more flexible in the industrial zone. It was determined that the balance of the building materials would include metal siding and white brick with a 4-foot bump wall. The applicant stated that they are dealing with an existing building and they would be matching it with the addition.

Chairman Hickey asked how many windows are proposed on the addition side of the building? It was determined that four daylight windows across the back of the building are proposed near the laundry storage supply by the roof.

Member Byle stated that on the northwesterly wall overlooking the pond, no one from the public is going to see it. Kurt Adams stated that he wants as much daylight as possible for increased productivity.

Member Korfhage asked what size the high horizontal windows will be? Kurt Adams stated either 4x4 or 6x4 foot windows spaced throughout.

Planner Wash reviewed the additional landscaped areas to address the docks at Walkent Ct. Wash related that the trees on-site are proposed to be removed. He stated that there is a landscaping requirement to buffer the edge of the pond and add street trees. He felt that the linear placement of trees makes sense. Wash asked Mr. Adams to explain what the retaining wall would look like. He related it would be modular prefab block with textured-colored bases on them.

Chairman Hickey asked Mr. Adams to work with Scott Conners regarding the contours, and with Frank Wash regarding the trees. Mr. Adams stated that he would like to have excluded the street trees.

Planner Wash stated that if parking spaces become an issue, the applicant will be required to install parking. Planner Wash noted if the site became an industrial warehouse, they wouldn’t need the currently required parking. Wash stated that the city can require 14 spaces if overflow parking becomes a problem.

Member Parent felt that based on what is there now, he feels the proposed parking will be appropriate.

Member Rypma asked if the question was answered regarding the tree buffer along the neighbor’s property? Scott Conners stated that from a planning standpoint, we have been taking on a tree planting initiative. He felt that it is a big thing to say we don’t want trees in the right-of-way. If you pick the right trees, it is a good thing. He felt that there would be long term implications about waiving the tree regulations. Member Korfhage added that he agrees because Walker Court is a dead end and an industrial area.

Member Byle stated he agrees with waiving the street trees along the Walker Court side. From a highway perspective, trees belong outside of the right-of-way.

Member Rypma stated he is ok without them, but would prefer to see the trees there.

Motion by C. Rypma, supported by D. Brown, to approve the submitted site plans for the West Michigan Shared Hospital Laundry expansion at 3003 Walkent Drive (PPN 41-13-03-412-002), as it does meet the standards set forth in the City of Walker Zoning Ordinance, with the conditions of site plan approval:

Motion carried 6-0.

Chairman Hickey read the application requesting consideration of a site plan submitted by Processing Specialties LLC, for a proposed 11,087 sq. ft. Golden Corral Restaurant, located at 3461 Alpine Ave.

Planner Wash reviewed the staff report. He provided aerial orientation to the site and related that the subject parcel is the former Jack Keller Used Car site, located on the corner of Alpine Ave. and Old Orchard. Planner Wash related that the subject site is zoned C-4, Outdoor Commercial District.

Wash reviewed existing adjacent land uses in this urban setting with Old Orchard Apartments to the west. Cross access between parking lots is an important detail with this plan. Wash related that the existing building will be taken down and a new structure built to house the restaurant.

Wash reviewed the staff analysis and recommendations. He related that two zoning variances have been applied for via the Zoning Board of Appeals. One is a side yard setback on the north; the other is for a reduced number of parking spaces. Wash related that the zoning ordinance requires 226 parking spaces and Golden Corral will ask the ZBA to approve 170 spaces.

Wash stated that the property lines should be bold and labeled on all site plan sheets, as a condition of approval.

He related that landscaping and site lighting will be new, along with ADA/pedestrian access improvements from the Route #9 public bus stop, through the parking lot and to the front door. Wash related that the plans show a new bus shelter and pad area on the Golden Corral lot. An easement will be required from the applicants to the Rapid/ITP. (Condition of Site Plan Approval)

Wash related that the grade is steep between Outback Restaurant and this site in the front. There will be a reciprocal cross access easement and construction easement with respect to the rear parking lot connection from Outback Restaurant to this site. This will require an agreement with Jade Pig and recorded by the two property owners within 60 days of site plan approval. (Condition of Site Plan Approval).

Planner Wash indicated that it appears that some of the Alpine Avenue sidewalk is on private property. A public sidewalk easement should be required from the developer prior to a building permit being issued. (Condition of Site Plan Approval). Scott Conners stated that the easement is shown on page 1 of the plans.

Wash related that the landscaping plan proposes significant aesthetic improvements to the corner. Wash stated the Mugo Pine trees are mini-trees. He suggested that they be changed to Old Gold Junipers spaced at 4’ OC. The parking lot edge treatment goal is an evergreen hedge of 36" (Condition of Site Plan Approval).

With regard to the architectural plans, the Old Orchard and Alpine Avenue elevations have been amended to cover the walls with brick veneer with the color "Olde Edmond", which is a traditional brick color with reddish and dark gray hues. Wash felt that the color will match well with the proposed "Deep Red" metal roof and the shingled roof.

Wash indicated that LED banding is proposed as a building accent line. It is allowed by zoning ordinance if it remains constant and does not blink, move or flash. (Condition of Site Plan Approval).

Wash indicated that two wall signs are proposed on the plan. Per zoning ordinance, this site is allowed a total of 31.5 sq. ft. of wall signage, based on a front building wall that is 63 feet long, and the front wall, per code, is the Alpine Avenue wall. Permits are required for all proposed signage. The accent lighting/banding functions as a sign and a franchise branding tool. A 80 sq. ft. pylon sign is also proposed near the road.

Scott Conners reviewed his staff report and related that all of the comments from site plan review have been addressed. He indicated that there was a problem with drainage on the Keller Ford site and detention to the west was put in. Scott related that improvements to the east side of the site include a "first flush" system.

Chairman Hickey asked how many parking spots the applicant is asking for? Planner Wash related 170 parking spots instead of 226; they are short 56 parking spots.

Member Brown asked how many parking spots does the Fire Mountain Restaurant have? The appplicants stated 105.

Scott Reid, Processing Specialties, stated that he felt the delivery truck templates will work out fine, and they will be receiving deliveries in the early a.m.

Larry Weiland, director of Golden Corral real estate, was present on behalf of the request. He related that based on his restaurants located in Indianapolis, the average parking need is 150 spaces. Deliveries are prior to 11:00 a.m. He felt that 170 spaces would be sufficient.

Chairman Hickey asked if the Planning Commission could approve the site plan contingent on the variance being granted for reduced parking and reduced setback on the north edge? Wash stated yes.

Member Byle stated that Old Orchard Street is 36’ wide. He asked if there will be posted "no parking" signs along the curbed street where parking is restricted? Planner Wash stated that employees should park on the westerly edge of the parking lot.

Member Parent asked if the proposed restaurant size was typical? Larry Weiland stated that they have an 8,000 sq. ft. and 11,000 sq. ft. building layout, but they need the 11,000 sq. ft. building to meet projected customer volume needs. The 8,000 sq. ft. building would be much too small.

Planner Wash related that the architectural ordinance calls for the roof-top HVAC to be shielded from public view.

Mike Soule, Project Manager, stated that they will be adding 100-150 jobs to the Walker area.

Larry Weiland felt that the Golden Corral will be something new and exciting for the area.

Motion by C. Rypma, supported by T. Byle, to approve the submitted site plans for a Golden Corral Restaurant at 3461 Alpine Ave., NW (PPN 41-13-02-230-007), as the plans do meet the standards set forth in the City of Walker Zoning Ordinance, with the following Conditions of Site Plan Approval:

Motion carried unanimously. (6-0).

Frank Wash reviewed the September 2^nd planning commission agenda, including the Huntington Ridge RPUD.

Motion by A. Parent, supported by D. Brown, to adjourn at 9:20 p.m. Motion carried.

__________________________________ __________________________________

Administrative Approval Carol Gornowich, Secretary

Walker Planning Commission