Minutes and Agendas

ZBA Minutes

MEETING
CITY OF WALKER
ZONING BOARD OF APPEALS
Thursday, May 24, 2007
7:00 p.m.

The meeting of the Zoning Board of Appeals was called to order by Robert Marz, Chairman at 7:00 p.m. at City Hall 4243 Remembrance Rd., N.W., Walker, Michigan.

Members present: Robert Marz, Chairman; Roger Crabtree; Charles Deshaine: James Hickey; Tyler Korfhage; Randy Smith; and Beth Rogers. Also present: Jeff Nelson, Building Official; and Bonnie Antcliff, Recording Secretary.

DECISION AND ORDER

Legal Description

Property located at 3074 4 Mile Rd. also known on the tax rolls as 41-13-04-101-007. Hearing requested by the City of Grand Rapids.

The applicant’s request is to split a parcel of property creating a flag lot with 50 ft. of frontage instead of the required 180 ft. and construct a 500,000 gallon elevated municipal water storage tank which will be approximately 135 ft. tall.

Finding of Facts

Robert Marz, Chairman reviewed the application and site plan submitted. No other citizen appeared with respect to this application. He then read a memo from the City Engineer dated May 2, 2007.

Jeff Nelson stated that the City Engineer, Scott Conners is present at this meeting if anyone has any questions.

Mike Oezer, Progressive AE stated that they had met with the neighbors to the east and the west and they were given information about this project. He then gave an over-view of the project. The necessary utilities will be connected to a future 16 in. water main that will run down 4 Mile Rd. The drive goes back to the site. The tank will be placed in the middle of the property and towards the back end of the property. There will be parking on the site itself and some storm water facilities. There will be an overflow pipe there going out the south end of the project in case there should be an overflow from the tank. The site will be fenced for security and there will also be a gate on the driveway about a 100 ft. south of 4 Mile Rd. so no one unauthorized will be able to drive back there. We will not disturb much of the property, it will be fitted into the grading and landscaping of the property and we will minimize the removal of trees. We will leave the residential property up front as a residential use. The City of Grand Rapids is going to purchase the whole property and split the front of the property off so that it can be sold for residential use. We are asking for a variance on this property because we do not meet the requirement for a 180 ft. width on the lot for the AA section and also for the height requirement.

Bob Marz asked if there was a problem on the height of the tower at 155 ft. since the notice was given for 135 ft.?

Jeff Nelson stated that no, we have two things to consider here, it is an essential service and our height regulations has considerations for towers as long as they meet the requirements for the FCC. We are looking at the frontage here and the depth to frontage ratio.

Charles Deshaine asked if the neighbors had any concerns here?

Mr. Oezer replied that the Hiltons are in favor of this. The Shiners are not at all concerned about the tank. They were concerned about the driveway until we explained to them that there will be screening put up. Trees will be put up to screen the road.

Roger Crabtree asked if the driveway will be paved?

Mr. Oezer replied that yes it will be paved. The fence goes around the tank to include the parking area.

Jim Hickey asked if there is any intention of running a main from the tank to Northridge Dr.?

Mr. Oezer replied no, not at this time. It is not a part of the 2004 water system master plan.

Roger Crabtree commented that there was a previous request on this property for a microwave tower that was turned down.

Tyler Korfhage commented that this will be an essential use.

Mr. Oezer stated that the tower will be a sky blue with no lettering on it.

Roger Crabtree asked if the property was high in the middle?

Mr. Oezer replied that the property is high in the middle. Where we are going to sit, the elevation is 797, so it will be 5 ft. lower than the backyard area. That will help hide it from the road, the bottom part of the tank.

Chuck Deshaine asked about the time line.

Mr. Oezer replied that the time line is probably next year.

Scott Conners commented that this project is disguised as a Grand Rapids project but you know it is really more of a Walker project than a Grand Rapids project. The Grand Rapids water and engineering department is an arm of our services because we have the joined utility district where we have Grand Rapids, Walker, Kentwood, East Grand Rapids and many other communities all working together. In terms of 4 Mile Rd. and when we are going to do that, what we have discovered with the Dreamscapes project on Walker Ave., when we analyzed the system for that, we felt we really cannot have another development go in north of the expressway without taking this into account for daily flows and most importantly for fire flows. That is why we are working together to get ready for this project, then we are going to have to design the water main at 4 Mile and gauge that according to developments. We are doing this for all the sites that are vacant with Northridge Dr. included. He felt that there would be some activity here within the next two years.

Jim Hickey asked if this is in the cost analysis of Orchard Park?

Mr. Conners replied that during the Dreamscapes project we looked at how many acres this tank was going to serve and then we looked at how many acres was going to be developed. We decided then, that the developers were going to pay that proportionate share of the tank cost. We have told the Orchard Park developers that they are going to develop your 240 acres in a much more dense fashion than John Smith who owns property with one house on it. We do not have that all worked out yet. Orchard Park is in the calculations for this water tank.

Motion

Chuck Deshaine moved and Jim Hickey supported the motion to approve the request to split a parcel of property creating a flag lot with 50 ft. of frontage instead of the required 180 ft. and construct a 500,000 gallon elevated municipal water storage tank which will be approximately 135 ft. tall.

The variance is necessary for the preservation and enjoyment of a substantial property right similar to that possessed by other properties in the same zoning district and in the vicinity. The City of Grand Rapids water system master plan recommends a new 500,000 gallon elevated storage tank located south of 4 Mile Rd. at Hendershot.

The variance is necessary for the preservation and enjoyment of a substantial property right similar to that possessed by other properties in the same zoning district and in the vicinity. The proposed water tank will ensure future development in the area will be supplied with essential water services.

Authorization of the variance will not be of a substantial detriment to adjacent property and will not materially impair the intent and purpose of the ordinance or public interest in that the potential impact on adjacent properties along 4 Mile Rd. is minimized by locating the water tank in the southern half of the existing parcel, and providing access from 4 Mile Rd. with a minimal frontage of 50 ft. The adjacent property to the south is currently used for industrial purposes.

The condition or the situation of the piece of property or the intended use of the property for which the variance is sought is not of so general or recurrent a nature as to make reasonably practicable for the formulation of a general regulation. This water tank is the only new water tank within the City of Walker that is recommended according to the City of Grand Rapids water system master plan which accounts for projected growth until 2025.

Does not apply.

Motion carried 7 to 0.

Motion

Jim Hickey moved and Tyler Korfhage supported the motion to approve the Zoning Board of Appeals minutes of May 10, 2007.

Motion carried 7 to 0.

Motion

Tyler Korfhage moved and Roger Crabtree supported the motion to adjourn the Zoning Board of Appeals meeting at 7:30 p.m.

Motion carried 7 to 0.

________________________

Roger Crabtree, Secretary

The City of Walker, Michigan
4243 Remembrance Rd. NW
Walker, MI 49534
(616)453-6311
City Hall hours: Mon-Thursday from 7:30am to 5:30pm. Closed Fridays
All information © 2012 City of Walker

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