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 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 31

2 City of Walker Planning Commission Regular Meeting November 5 th, 2014 Members Present: Chairman C. Rypma, D. Brown, T. Byle, A. Parent, T. Allspach T. Schweitzer, J. Nyhuis and T. Korfhage. Absent: None. Staff Present: City Engineer Scott Conners and Assistant City Manager / Community Development Director Frank Wash. Chairman Rypma opened the meeting at 7:00 p.m. and T. Korfhage gave the invocation. Approval of the Minutes Motion by T. Byle, supported by D. Brown, to approve the minutes of the Planning Commission meeting of October 15 th, 2014 as written. Motion carried. General Public Comment None. Case : McDonald s USA Site Plan Review Chairman Rypma introduced the case, noting that Iggy Pipitone from McDonald s USA LLC has requested site plan review to demolish the entire existing site and rebuild a 5,164 square foot restaurant with drive-thru windows plus parking lots, landscaping, lighting and stormwater improvements at 2652 Alpine Avenue NW (PPN # ) The lot is zoned C-1 Local Commercial. Chairman Rypma directed F. Wash to summarize his staff report dated Wash proceeded to review the site plans while noting the following: - The existing building is over 40 years old. - A interior renovation was completed in the recent past. - The existing building is set back 100 from the Alpine Avenue right-of-way. - The proposed building will be setback some 70 from the Alpine ROW. - The existing Finished Floor Elevation (FFE) is The proposed FFE is The existing building is 6,400 square feet. - The proposed building will be 5,164 square feet. - McDonald s notes that 70% of their business is generated via the drive-thru windows. City of Walker Planning Commission Minutes Page 1 Page 2 of 31

3 - The existing pylon sign, which is around 300 square feet in area, is proposed to stay. If it comes down during construction, then the new pylon sign must meet the current Walker sign ordinance. - A barrier free pedestrian connection is planned to link the front and side doors to the Alpine Avenue sidewalk. Chairman Rypma then asked City Engineer Conners to review his staff report dated Conners noted that the site plans and stormwater details address his red-line comments. The entire site will detain stormwater in an underground collection and infiltration system. A stormwater variance is not required. Chairman Rypma asked for comments from commission members. Commissioners engaged in review of the site plans with Iggy Pipitone from McDonald s and the project engineer Jeff Brinks, P.E. from Williams & Works. Commissioner Parent asked about the relocated front internal circulation drive and associated customer parking. Commissioner Byle commented on the benefits of stormwater infiltration made possible by the onsite sandy soils. There was general discussion about the proposal to retain the existing pylon sign despite its nonconforming status. Mr. Pipitone offered material samples of the proposed exterior façade, including colored block, architectural metal panels and a stylized stone cladding. Mr. Pipitone noted he hopes to begin the onsite demolition in early 2015 but that is weather dependent. Mr. Pipitone also noted that McDonald s will install a 6 tall vinyl fence adjacent to the residences on Ferris Street. Wash noted that the fence is preferred, given the close location of existing homes to the parking lot. This comment was supported by commissioners. Wash noted that he has offered a detailed and amended landscaping plan and will work with Mr. Pipitone to incorporate those recommendations on a final landscaping plan. With no further comments from commissioners and no one from the public in attendance, Chairman Rypma asked for a motion. Commissioner Korfhage made a motion to approve the site plan set dated and supporting material for the McDonald s demolition and reconstruction project at 2652 Alpine Avenue NW (PPN ) He offered the following Conditions of Site Plan Approval 1) The applicant agrees to all conditions noted in the City Community Development Director s letter dated City of Walker Planning Commission Minutes Page 2 Page 3 of 31

4 2) The applicant agrees to all conditions noted in the City Engineer s letter dated The motion was supported by Commissioner Byle. Chairman Rypma called for a vote when no further discussion ensued. The vote was Ayes: 8 - Nays: 0 - Motion carries. Commissioner and Staff Updates Wash outlined upcoming planning commission agendas for and Scott Conners provided information on road projects from this year and looking forward into 2015 and Adjournment: Approximately 7:45 p.m. Administrative Approval Frank Wash, AICP, PCP Community Development Director Tom Byle Secretary City of Walker Planning Commission City of Walker Planning Commission Minutes Page 3 Page 4 of 31

5 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 5 of 31

6 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 6 of 31

7 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 7 of 31

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13 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 13 of 31

14 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 14 of 31

15 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 15 of 31

16 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 16 of 31

17 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 17 of 31

18 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 18 of 31

19 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 19 of 31

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30 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 30 of 31

31 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 31 of 31