ALPINE TOWNSHIP PLANNING COMMISSION REGULAR MEETING August 17, 2017

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1 Page 1 of 9 ALPINE TOWNSHIP PLANNING COMMISSION REGULAR MEETING CALL TO ORDER / APPROVAL OF THE REGULAR MEETING MINUTES OF JULY 20, 2017 AND THE / PUBLIC COMMENT ON NON-AGENDA ITEMS The Alpine Township Planning Commission held its regular meeting on at 7:00 p.m. at the Alpine Township Center, 5255 Alpine Ave., NW, Comstock Park, MI Present: Vice Chair Mike O Malley, Secretary Lisa Frizzell, Chuck Jakems, Dawn Swafford, and Steve Thome. Chair Bruce Lee and Ron Cordes were absent and excused. Planner Susan Becker and Recording Secretary Barb Griswold were also present. VIce Chair Mike O Malley called the meeting to order at 7:00 p.m. with the Pledge of Allegiance. APPROVAL OF MINUTES Thome moved, with support from Swafford to approve the minutes of the Regular Meeting of the Alpine Planning Commission on June 15, Ayes: 4 Nays: 0 Motion Carried Jakems recused himself from the vote due to not being at the July 20, 2017 meeting. Vice Chair O Malley opened the meeting up for Public Comment on any non-agenda items. No comments were received PUBLIC HEARING: A REQEUST FROM DAN HENRICKSON TO REZONE PROPERTY FROM C-2, COMMERICAL TO CPUD, COMMERCIAL PLANNED UNIT DEVELOPMENT,SITE CONDOMINIUM APPROVAL AND SITE PLAN APPROVAL FOR THREE COMMERICAL BUILDINGS AT 4076 ALPINE AVENUE. Planner Becker reviewed the rezoning request from Dan Hendrickson to rezone the 3.24-acre property at 4076 Alpine Avenue from C-2, Commercial to C-PUD, Commercial Planned Unit Development. The plans include a 3,637-sq. ft. Freddy s Frozen Custard & Steak Burgers with drive through, a 5,313 sq. ft. sit down restaurant and a 7,040 sq. ft. retail strip center, with a drive through restaurant. The applicant is proposing to grade the neighbor s property to the north to make the vehicular connection a workable grade. Storm water will be piped to the storm water pond on the adjacent property to the east. Formal written permission to do both will be required. Per MDOT s direction, there will be a right in and right out only driveway. The parking spaces meet the size requirements and the parking spaces are shared across the entire PUD. Becker said the pole lighting fixtures are full cut-off fixtures; however, it does not appear on the photometric plan the wall-mounted are full cut-off fixtures and the parking lot poles are too tall at 27.5 feet. The ordinance says parking lot poles within 150 feet of a public road right-of-way shall not exceed 23 feet. There will be two dumpster enclosures located in the rear of the property, one aligned with the entrance drive and facing Alpine Avenue.

2 Page 2 of 9 The amount of EIFS and metal siding exceed the ordinance requirements of no more than 20% of the facades. The three proposed freestanding sign locations are acceptable. Frizzell asked if the applicant will need to submit a new lighting plan and Becker said yes. Applicant Dan Henrickson said the retaining wall proposed to the north matches what is there now which will be stacked blocks. The architecture of the retail building will be changed to decorative block on the front with a contemporary design instead of corrugated metal. The remaining metal panels will consist of ACM (aluminum composite material) which is durable and will last a long time. Freddy s Restaurant has 30% EIFS and 70% brick and glass, most of the EIFS will be swapped out with ACM panels so that the Alpine Avenue façade will only have 7% EIFS. Freddy s side graphics were removed from the plans due to not being allowed by the Township ordinance. The HVAC will be located on roof tops and will have a screen or parapet will hide them. Mr. Henrickson said Freddy s Restaurant will be the first phase to be built and they in are negotiation with a sit down restaurant. Frizzell asked how confident Mr. Hendrickson is they will have an agreement for the restaurant and other tenants. Mr. Hendrickson said he has letters of intent with lease agreements; however they did not own the property yet so he can not release the names of the other businesses. Mr. Hendrickson stated they prefer to prepare the entire site all at once. Jakems asked about easement agreements and Matt Cole of Paradigm Design said they have cross access, cross parking, and storm water access agreements. Mr. Cole stated they will submit plans with lower light poles also. O Malley asked Becker if she needed anything further in writing and Becker said she is comfortable with what has been discussed regarding the façade changes and easements. Frizzell asked about the HVAC and if a parapet is already there and Mr. Hendrickson said yes, there is a parapet. Motion made to open the Public Hearing by Jakems, supported by Thome. No comments received. Motion made to close the Public Hearing by Thome, supported by Jakems.

3 Page 3 of 9 MOTION: REZONING AND FINAL DEVELOPMENT PLAN AT 4076 ALPINE AVENUE Based upon representations made by the applicant, Jakems motioned supported by Swafford to recommend to the Alpine Township Board to approve the requested rezoning for the 3.24-acre parcel addressed 4076 Alpine Avenue (PP# ) as publicly noticed from C-2, Commercial to C-PUD, Commercial Planned Unit Development together with the Final Development Plan dated July 17, 2017 drawn by Paradigm Design as it does meet the requirements set forth in Chapters 14C, 18, 19 and 22 of the Alpine Township Zoning Ordinance with the following conditions of approval: Findings of Fact: Based upon representations made by the applicant during PUD rezoning/development plan review and upon the standards of approval found in Chapter 22 of the Alpine Township Zoning Ordinance and the 2015 Alpine Township Master Plan Update, we find that the proposed PUD rezoning: 1. Granting the PUD rezoning will result in a recognizable and substantial benefit to ultimate users of the project and to the community, and the benefit would otherwise by unfeasible or unlikely to be achieved. 2. The PUD will not result in a significant increase in the need for public services and facilities or will not result in unsafe traffic movements. 3. The PUD will be compatible with the Master Plan of the Township and consistent with the intent and purpose of the C-PUD zoning district. 4. The PUD will not result in significant adverse effects upon nearby or adjacent lands, and will not change the essential character of the surrounding area. 5. The PUD is designed to ensure compatibility with adjoining land uses. 6. As designed, drive-through restaurants are an acceptable use [Sec. 14C.03(a)]. 7. As designed, the parking spaces are shared across the 3-building development and the parking count is acceptable based upon the nature and intensity of uses proposed for the site and the location and arrangement of buildings [Sec. 14C.04(f)]. The parking lot side lot setbacks are acceptable since the spaces are shared across the development. 8. As designed, the proposed the lot width and road frontages of approximately 164, 132 and 122-foot wide sites are acceptable [Section 14C.04(b)].

4 Page 4 of 9 Conditions of Approval: 1. C-PUD Final Development Plan approval is contingent upon the Township Board approving the requested commercial site condominium. 2. The applicant shall provide 3 copies of revised plans illustrating: Revised architectural elevations to meet Zoning Ordinance requirements. The façade materials may include A.C.M. panels (aluminum composite material). Some of the EFIS on the east side of Freddy s shall be replaced with allowable materials. Revised photometric plan with correct pole heights and full cut-off fixtures. Notation that HVAC equipment will be located on the roofs and screened by parapet. Notation regarding the proposed wall material(s). Pedestrian striping to be added between the sidewalks for the proposed retail strip center and the existing retail strip center to the south. 3. The property owner/applicant shall enter into access agreements benefiting the properties to the north (4142 Alpine Ave.) and south (4000 Alpine Ave.) 4. The property owner/applicant shall obtain written permission from the owner of 4000 Alpine Ave. to install sidewalks along Alpine Ave. to make the necessary connection to 4076 Alpine Ave. 5. The property owner/applicant shall provide the necessary public sidewalk easement across private property along Alpine Ave. 6. The property owner/applicant to obtain written permission in the form of an agreement acceptable to the Township to utilize the storm water pond located at 4000 Alpine Ave. 7. Performance guarantees may be required to ensure overall site improvements such as vehicular connections, sidewalks, storm water facilities, and utilities are completed. 8. All conditions outlined in the Township Engineer s letter dated August 9, The property owner/applicant shall enter into a Site Development Agreement with the Township that memorializes the Planning Commission s decisions.

5 Page 5 of 9 MOTION: COMMERCIAL SITE CONDOMINIUM KNOWN AS ALPINE RIDGE CONDOMINIUM AT 4076 ALPINE AVENUE Based upon representations made by the applicant, Thome motioned supported by Swafford to recommend to the Alpine Township Board to approve the requested the commercial site condominium as illustrated on Exhibit B to the Master Deed of the proposed Alpine Ridge Site Condominium dated July 17, 2017 and as on the Final PUD Development Plan dated July 17, 2017 and drawn by Paradigm Design for the 3.24-acre property addressed 4076 Alpine Avenue (PP# ) as it does meet the standards set forth in the Unplatted Property Ordinance, Ord. #91-4 with the following conditions of approval: Conditions of Approval: 1. Site Condominium approval is contingent upon the Township Board approving the requested rezoning from C-2, Commercial to C-PUD, Commercial Planned Unit Development. 2. The Master Deed shall include provisions for cross access to adjoining properties, collective storm water management, collective cross access and collective parking and shall reference all Township approvals as memorialized in the Site Development Agreement.

6 Page 6 of PUBLIC HEARING: AMENDMENT REQUEST BY PLANET FITNESS FOR COMMERICAL PLANNED UNIT DEVELOPMENT TO ALLOW FOR THE CONSTRUCTION OF A 20,000 SQUARE FOOT HEALTH FITNESS CENTER AT 4235 ALPINE AVENUE. Planner Becker reviewed the request by Planet Fitness for a C-PUD amendment and site plan review at 4235 Alpine Avenue. The vacant subject property is part of the C-PUD with the new Menards lumberyard expansion. In 2014, site plans for Tim Hortons, Sleep Doctor and a future building site along with Step 2 approval (out of 3 steps) for a site condominium were approved before the project was shelved by the developer. The storm water will be stored underground before being released into MDOT s system. Storm water from the Menards property to the west will flow through the site into MDOT s system in separate pipes. The building will connect to public water and sanitary sewer. Becker stated the proposed service drive location on Alpine Avenue was previously approved by MDOT in 2014 and MDOT approval renewal will likely be required. Cross access to the north/south service drive is covered by an existing Grant of Service Road Easement. The required sidewalk along Alpine Avenue must be installed through the new driveway. Parking setbacks, space size and aisle widths all meet the ordinance requirements. The applicant is requesting 146 parking spaces based on their high customer volumes for the first 3 months of each year. The ordinance has a maximum number of allowable spaces (20% more than minimum). This may be exceeded if approved by the Planning Commission. In order to accommodate the proposed rear parking lots, retaining walls around two and three sides of the two rear parking lots will be necessary. The overall architectural design of the building meets the ordinance requirements. The majority of the east and south facades will be gray split-faced block, gray smooth-faced painted block with a yellow brick trim. The remaining portion (less than 20% per applicant) is proposed to be covered in metal panels. A block dumpster enclosure with metal panel gates will be located behind the building. Becker stated the lighting and landscape plans must be revised to include trees along Alpine Avenue and verification that light fixtures and poles meet Township standards. The front of the building (south elevation) does not have frontage on a public road nor fits into an exception for service drives; it would not be allowed to have wall signage. However, the PUD process allows an applicant to request modifications of the sign regulations. O Malley asked about the 2014 site development with a connection to Checkers and Becker said there was a north/south service drive and an east/west private road in the 2014 plan. This layout is not conducive to a connection. Justin Longstreth, Engineer from Moore & Bruggink said there will be a retaining wall on the back side of the building to construct the parking lot, and the wall will be ready rock material. Public sidewalk will be constructed along Alpine Avenue frontage with a sidewalk connection to the facility. The parking lots will be connected with a drive aisle to the cross access driveway

7 Page 7 of 9 that was constructed between Art Van and Menards. They will add the lane stripes a the entrance to Alpine Avenue. The building will consist of dull gray metal panels with a glaze glass look. The landscaping will have trees planted along the front of the building and the HVAC will be on the roof top with screen and a parapet. Mr. Longstreth stated the applicant is requesting a deviation of the allowed maximum of 120 parking spaces to a proposed 147 spaces as they anticipate a high volume of customers at the location. Based on the nearest location in the Grand Rapids area, roughly 130 to 150 customers can check in per hour during the busiest part of the year, January through March. How signage is measured and the size of wall signage on the south and east sides of the proposed building was discussed extensively. There is a ground mounted monument sign proposed along Alpine Avenue at the site entrance. Jakems asked how they measure signage and Mr. Longstreth said by each letter. Pat Schafer of Planet Fitness added they would be willing to work with their sign contractor on the size of the signs. Becker shared a building that size would be allowed by the ordinance to have 120 sq. ft. of wall signage on the east wall and 170 sq. ft. on the west wall if on a corner lot. Alpine Township does not measure each individual letter, but a rectangle around the entire sign copy. The Commission discussed allowing a wall sign on the south façade over the customer entrance. Swafford asked how many parking spaces the Plainfield location has and Mr. Schafer said it has more however it is part of a shared larger lot, it is not a stand-alone building. Frizzell asked if the retaining wall will be fenced, and Mr. Longstreth said yes, it will have fencing.

8 Page 8 of 9 MOTION: PLANET FITNESS C-PUD AMENDMENT AND SITE PLAN AT 4235 ALPINE AVENUE Based upon representations made by the applicant, Frizzell motioned supported by Jakems to approve the requested C-PUD, Commercial Planned Unit Development amendment with a site plan dated July 17, 2017 drawn by Moore & Bruggink for site improvements on a 2.78-acre property addressed 4235 Alpine Avenue (PP# ) as it does meet the standards set forth in Chapters 14C, 18, 19 and 22 of the Alpine Township Zoning Ordinance with the following findings of fact and conditions of approval: Findings of Fact: Based upon representations made by the applicant during PUD amendment review and upon the standards found in Chapter 22 of the Alpine Township Zoning Ordinance and the 2015 Alpine Township Master Plan Update, we find that the proposed PUD amendment: 1. Is consistent with intent of the C-PUD zoning district. 2. Does ensure compatibility with adjoining land uses and zoning types. Conditions of Approval: 1. The applicant shall provide 3 copies of revised plans illustrating: Revised architectural elevations with the correct building size and percentages of façade material. Revised photometric plan with correct pole heights and full cut-off fixtures. Notation that HVAC equipment will be located on the roof and how will be screened by the parapet or other screening material. Notation of regarding the proposed wall material (ready rock material). Illustrating the sidewalk poured through the new Alpine Ave. driveway. Trees to be planted along the Alpine Ave. frontage. Fencing on top of the retaining wall. 2. The Planning Commission approves the applicant s request to exceed the maximum allowable parking amount from 120 to 146 spaces based on the following factors: a. The nature of the proposed use b. Parking demand is expected to be similar to another branch of the same business elsewhere in the metro area 3. The Planning Commission approves the applicant s request for wall signage along the south façade of the building where the front door is located. The maximum size of a wall sign on the south façade is 170 feet. The maximum size of a wall sign on the east façade wall is 120 feet. 4. The applicant shall enter into a Site Development Agreement with the Township that addresses the aforementioned items. 5. All conditions outlined in the Township Engineer s letter dated August 8, 2017.

9 Page 9 of COMMISSIONER AND STAFF UPDATES / ADJOURNMENT Becker said there are 3 items on the agenda for next month. ADJOURNMENT Jakems motioned, supported by Thome to adjourn the meeting at 9:03 PM. Ayes: 5 Nays: 0 Motion carried Lisa Frizzell, Planning Commission Secretary Barb Griswold, Recording Secretary