City of Walker Planning Commission Agenda Commission Chambers 4243 Remembrance Rd NW Wednesday, November 19, 2014 at 7:00 PM

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1 Page City of Walker Planning Commission Agenda Commission Chambers 4243 Remembrance Rd NW Wednesday, November 19, 2014 at 7:00 PM 1. Call the meeting to order 2. Review Minutes from November 5, 2014 regular meeting 3. General Public Comment This provision is made to encourage the expression of questions and concerns regarding non-public hearing items and issues not on the agenda. Speakers are asked to identify themselves by name and address. A maximum time of 5 minutes per person is requested. 4. Case Numbers : Cheeze Kurls - Site Plan Review AJ Veneklasen, Inc. requests site plan review for a proposed 40,000 square foot building addition to supplement existing Cheeze Kurls operations plus parking lot, landscaping, lighting and stormwater improvements at 2915 Walkent Drive NW (PPN # ) : Universal Spiral Air - Site Plan Review David Krupp from Universal Spiral Air requests site plan review for two building additions totaling 10,170 square feet plus parking lot, landscaping, lighting and stormwater improvements at 2735 West River Drive NW (PPN # ) 5. Commissioner and Staff Update 6. Adjournment Page 1 of 28

2 Case #14-674: Cheeze Kurls Site Plan Review Staff Report To: City of Walker Planning Commissioners From: Frank Wash Community Development Director Date: November 12, 2014 General Information Mr. Rob Miller from A.J. Veneklasen, Inc. requests site plan review to construct a 39,684 square foot warehouse addition plus new truck docks, stormwater Best Management Practices (BMP s) and other improvements at 2915 Walkent Drive NW. The Permanent Parcel Number (PPN) is # The subject lot is zoned ML Light Industrial and is master planned for IND Industrial uses. Please check the attached REGIS map for additional planning and zoning information. Above is a 2012 aerial screenshot from Kent County Geospatial with the subject lot outlined in red. The lot area is approximately 13 acres. Mr. Miller and his project team have provided you with the following information: Page 1 of 2 Page 2 of 28

3 A three-page site plan set cover dated A site plan review application and checklist. Sheet A4.1 showing the proposed building facades. Sheet A2.1 showing the proposed warehousing floor plan. Stormwater calculations. A cut sheet for proposed exterior lighting fixtures. The Walker staff site plan review committee examined this project in detail on I have attached the red-line checklist memo from that meeting. The planning commission is charged with reviewing the site plans and supporting documents and deciding whether to approve, approve with conditions, deny or adjourn. Any motion to adjourn should include specific follow-up requirements to help staff judge when the application might be eligible for further review. The City Commission is not involved with the review of this site plan. Staff Analysis The City Commission has approved a PA 198 industrial tax abatement for this proposed addition. The project is proposed within an established industrial park. The building addition will abut a side wall of an existing business to the north at 2925 Walkent Court NW. The revised site plans and associated material address all planning-related comments generated at the staff site plan review committee level. Recommendation I support a motion to approve this project. The attached template will assist you in drafting a motion that is based on the content of the applicant s site plans and supporting documents. My only recommended condition of approval is that the applicant provides the Walker CDD with five (5) sets of final sites plans and supporting documents, plus copies of all plan sheets in.pdf, prior to the issuance of building permits. Thank you for the opportunity to review and comment on this project. Frank Wash, AICP, PCP City of Walker Community Development Director / Asst. City Manager CC: Rob Miller A.J. Veneklasen Brian Sinnott, P.E. Paradigm Design, Inc. Page 2 of 2 Page 3 of 28

4 City of Walker Engineering Department MEMORANDUM TO: FROM: Frank Wash, AICP, Asst. City Manager/ CDD Director Scott C. Conners, P.E., City Engineer DATE: November 10, 2014 RE: Cheeze Kurls Addition 2915 Walkent NW We have reviewed the site plan for the proposed Cheeze Kurls addition located at 2915 Walkent Drive. The plans were prepared by Paradigm Design and dated 11/6/14. Our engineering comments are as follows: 1. We have some concerns about the capacity of the 6 underdrain that is proposed to serve the new trench drain. The plans should show the eventual outlet of this storm sewer and confirm the available capacity. 2. The north slope of the building calls for a stone filter to help gather water and either encourage infiltration or transport it east within a 15 pipe to the existing detention area. The fill used in this area should be sand to allow infiltration into the well drained soils below. 3. We will require that the existing pond and storm sewer system is inspected and cleaned as part of the stormwater permit process. I ll plan to be in attendance at the November 19 th Planning Commission meeting to answer any questions that may come up with our review. cc: Rachell Nagorsen, Engineering Programs Coordinator Tim Musser, Building Official Mark Koning, DPW Director Page 4 of 28

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10 WALKENT CT Cheeze Kurls SPR - Nov. 19th Zoning Map CPUD GOODWILL CO INC 2988 WALKER AVE NW GOODWILL CO INC 2976 WALKER AVE NW GOODWILL CO INC 2956 WALKER AVE NW NEW WEST MICHIGAN INDUSTRIAL INVEST 2925 WALKENT CT NW WEST MICHIGAN SHARED HOSP LAUND 3003 WALKENT DR NW GOODWILL CO INC 2942 WALKER AVE NW SA RUTH ESTHER F TRUST 2930 WALKER AVE NW GOODWILL CO INC 2910 WALKER AVE NW DEDINAS & FRANZAK PROPERTIES LLC 2915 WALKENT DR NW ML WALKENT WALKER INVESTMENT PARTNERS LLC 2944 WALKENT DR NW GOODWILL CO INC 2890 WALKER AVE NW LARSEN LAWRENCE TRUST 2916 WALKENT DR NW LARSEN LAWRENCE TRUST 2930 WALKENT DR NW GOODWILL CO INC 2864 WALKER AVE NW WALKENT INVESTMENT GROUP LLC 2859 WALKENT DR NW AA 2007 & 1998 Master Plan NC HOLTO N CT IND WALKENT DR O/C WALKER AVE O MDR Page 10 of 28

11 Motion for Cheeze Kurls Site Plan City of Walker Planning Commission Case : I make a motion to approve / deny the site plan set dated and supporting material for the Cheeze Kurls project at 2915 Walkent Drive NW (PPN ) Conditions of Site Plan Approval 1) The applicant agrees to all conditions noted in the City Community Development Director s letter dated ) The applicant agrees to all conditions noted in the City Engineer s letter dated ) Additional Condition: 4) Additional Condition: 5) Additional Condition: Motion made by: Support from: Ayes: Nays: Motion carries / fails Page 11 of 28

12 Case #14-673: Universal Spiral Air Site Plan Review Staff Report To: City of Walker Planning Commissioners From: Frank Wash Community Development Director Date: November 12, 2014 General Information Mr. David Krupp from Universal Spiral Air requests site plan review to construct two building additions totaling some 10,350 square feet plus new sidewalks, stormwater upgrades and other improvements at 2735 West River Drive NW. The Permanent Parcel Number (PPN) is # The subject lot is zoned ML Light Industrial and is master planned for Community Commercial uses. Please check the attached REGIS map for additional planning and zoning information. Above is a 2012 aerial screenshot from Kent County Geospatial with the subject lot outlined in red. The lot area is approximately 3 acres. Mr. Krupp and his project team have provided you with the following information: A three-page site plan set cover dated A site plan review application. Page 1 of 3 Page 12 of 28

13 A cover narrative from Dan Hula, P.E. dated plus the site plan review checklist. A stormwater variance application and supporting materials. Stormwater calculations. A site distance calculation for the existing driveway onto West River Drive. The Walker staff site plan review committee examined this project in detail on I have attached the red-line checklist memo from that meeting. I have attached a letter to the planning commission dated from Richard Schefferly of West River Drive Properties, LLC. Mr. Schefferly offers seven comments relating to potential impacts to his property at 2759 West River Drive NW. This is the lot at the southwesterly corner of Lankamp and West River Drive. Interestingly, this lot is zoned C-1 Local Commercial. The planning commission is charged with reviewing the site plans and supporting documents and deciding whether to approve, approve with conditions, deny or adjourn. Any motion to adjourn should include specific follow-up requirements to help staff judge when the application might be eligible for further review. The City Commission is not involved with the review of this site plan. Staff Analysis I recommend that the applicant be prepared to discuss the questions raised in Mr. Schefferly s letter. I also recommend that those questions be answered by the applicant during the site plan review process. I am including Mr. Schefferly via carbon copy to this report and invite him to attend the meeting on so his questions will be addressed. As stated in Mr. Hula s cover memo, the project will require the following variances from the ZBA: o A variance to allow 16 less onsite parking spaces than required by Section Mr. Krupp proposes to share parking lot space with the business at 2701 West River Drive but has not offered documentation of this arrangement. o A variance to allow a side building setback of some 3 for the 5,400 square foot addition rather than the 27 side setback required per Section There may be building code requirements that limit the ability to reduce the side setback this much. I recommend that Mr. Krupp and Mr. Hula clarify this situation with the Walker Building Official prior to the site plan review meeting. A variance to avoid the construction of public sidewalk along Hillside Drive, which would otherwise be required per Section (f) (4). Note that this is a triple frontage lot with public street frontage on West River Drive, Hillside Drive and Lankamp Street. Also note that, per Section (6), the planning commission can weigh in on whether sidewalk should be required in a certain location during the site plan review process. Based on my current interpretation of these regulations, the proper method for requesting a no build allowance for sidewalk would be for the planning commission to offer comments to the ZBA, which the ZBA could consider during the formal variance review process. The following issues should be addressed on the site plans: Page 2 of 3 Page 13 of 28

14 Recommendation Show all proposed exterior lights as full cut-off, shoebox type fixtures. Show the West River Drive driveway width as 30 per Scott Conners comments. Add vehicle turning templates to prove the functionality of the Lankamp Street driveway and interior drive aisle. Dimensions should be added for all parking spaces and aisles per the Walker Zoning Ordinance. Label the proposed uses of the two building additions on the graphic. Add the FFE for the easterly addition to both plan sheets. Clarify what the term ADA Tripping Hazards means and how it effects barrier-free / ADA compliance for the Lankamp sidewalk. Provide copies of the recorded ingress/egress easements noted on the plans to allow the planning commission a better understanding of site encumbrances. There are several significant and outstanding items to be clarified before this project should be approved by the planning commission. 1. I recommend that the applicant should apply to the ZBA for the three variances mentioned in the Staff Analysis section of this report. There are no guarantees that these variances will be granted and denials would require significant modifications to the site plans. This will also allow the applicant time to discuss the setback issue with the Walker Building Official. 2. I recommend that the applicant amend the plans based on the bulleted list noted in the Staff Analysis section of this report. Therefore, and based on the content of the application and site plans, I recommend tabling this project to allow ZBA review and the aforementioned site plan amendments to be completed. Thank you for the opportunity to review and comment on this project. Frank Wash, AICP, PCP City of Walker Community Development Director / Asst. City Manager CC: David Krupp Universal Spiral Air Dan Hula, P.E. Hula Engineering Richard Schefferly - West River Drive Properties, LLC Page 3 of 3 Page 14 of 28

15 City of Walker Engineering Department MEMORANDUM TO: FROM: Frank Wash, AICP, Asst. City Manager/ CDD Director Scott C. Conners, P.E., City Engineer DATE: November 10, 2014 RE: Universal Spiral Air NW We have reviewed the site plan for the proposed Universal Spiral Air addition located at 2735 West River Drive. The plans were prepared by Hula Engineering and dated 10/15/14. Our engineering comments are as follows: 1. The applicant is adding to, and retrofitting, an existing site with drainage challenges. They are requesting a variance from the strict interpretation of our stormwater ordinance relative to the 100 year detention volume and the first flush treatment. The applicant will make this request to the Planning Commission directly. 2. Staff had some concerns about the sight distance from the proposed driveway at the northeast portion of the site. The area immediately west is being filled for landscaping and signage. The engineer has prepared a brief narrative explaining that adequate visibility is available. The narrative should be professionally sealed for our records. 3. The site plan does not appear to have an engineer s seal affixed to the proposed site plan. 4. Section A-A seems to suggest that grading is proposed in the Hillside ROW, to the west. The detention and the proposed grading will be contained onsite. 5. The overflow structure from the site has a top of casting elevation of west and east. Only one elevation can be used for the casting. We can work out these details along with the stormwater permit if a variance is granted by the Planning Commission. 6. Sidewalks and ramps should be built in conformance with the Americans with Disabilities Act (ADA). The designer had requested that we waive the required truncated domes and has referred to them as Place ADA Tripping Hazards at Page 15 of 28

16 the northwest corner of the site. This will include removal of curb, not sawcutting, to ensure compliance with federal ADA regulations. 7. We recommend that the Red Sunset Maples immediately north and south of the proposed northern driveway be pushed back onto private property to improve visibility. I ll plan to be in attendance at the November 19 th Planning Commission meeting to answer any questions that may come up with our review. cc: Rachell Nagorsen, Engineering Programs Coordinator Tim Musser, Building Official Mark Koning, DPW Director Page 16 of 28

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27 Motion for Universal Spiral Air Site Plan City of Walker Planning Commission Case : I make a motion to approve / deny the site plan set dated and supporting material for the Universal Spiral Air project at 2735 West River Drive NW (PPN ) Conditions of Site Plan Approval 1) The applicant agrees to all conditions noted in the City Community Development Director s letter dated ) The applicant agrees to all conditions noted in the City Engineer s letter dated ) Additional Condition: 4) Additional Condition: 5) Additional Condition: Motion made by: Support from: Ayes: Nays: Motion carries / fails Page 27 of 28

28 Universal Spiral Air SPR - Nov. 19th Zoning Map HEWITT MATTHEW 460 LANKAMP ST NW LANKAMP HUBKA MICHAEL B 2725 HILLSIDE DR NW ROW SHUSTA DANIEL & LORI 401 FERRIS ST NW A FERRIS ML UNIVERSAL AIR HOLDINGS LLC 2735 WEST RIVER DR NW C-1 WEST RIVER MH PENNSYLVANIA LINES LLC 2702 WEST RIVER DR NW AGUILAR JORGE 2645 HILLSIDE DR NW HILLSIDE C-2 SIMMONS & CARTRIGHT PROPERTIES LLC 2701 WEST RIVER DR NW C & O RR 2504 WEST RIVER DR NW D B V INC 2474 TURNER AVE NW 2007 & 1998 Master Plan LANKAMP ST ROW LDR FERRIS ST CC WEST RIVER DR HILLSIDE DR IND Page 28 of 28