Planning
Commission Minutes
MINUTES
Cascade Charter Township Planning Commission
Monday, February 2, 2004
7:00 pm
ARTICLE 1. Chairman Richards called the meeting to order.
Members Present: Goldberg, Jones, Koessel, Logue, MacAllister,
McDonald, Richards, Robinson.
Members Absent: Lewis (excused).
Others Present: Planning Director Peterson, Admin. Assistant Thompson
and those listed on Supplement #1.
ARTICLE 2. Chairman Richards led the Pledge of Allegiance to the
Flag.
ARTICLE 3. The agenda was approved on motion by Member Koessel and
supported by Member Robinson. The motion carried.
ARTICLE 4. The Minutes of the January 20, 2004 meeting were
approved on motion by Member Robinson and supported by Member
McDonald.
ARTICLE 5. The Township Board Minutes of December 10, 2003 were
received and filed.
ARTICLE 6. Case #03-2540: Waterfall Shoppes/Mark Finkelstein
(PUBLIC HEARING)
The applicant is requesting Preliminary Plan Review in order to rezone
approximately 118 acres to allow for the redevelopment of the former
Showcase Cinema site at 5100 & 5300 - 28th Street, SE.
Member MacAllister revealed a potential conflict of interest. She
owns shares of Paragon stock, which is the lessee of the easement for
Consumers Energy property adjacent to the project. This situation came
to her attention after her participation in the subcommittee meetings.
Chairman Richards asked Member MacAllister if she feels her interest
would affect her judgment on this matter. Member MacAllister responded
no. There were no objections by other Commissioners.
Planning Director Peterson presented the site plan for
redevelopment of the former Showcase cinema site. The project area was
highlighted in green on the aerial photo.
(Member Goldberg entered the meeting at 7:09 pm).
Planning Director Peterson related at Basic Plan Review on December
1, 2003, the Planning Commission gave the developer several items to
work through prior to this public hearing. One of those items was
Stormwater - Planning Director Peterson related we have a letter from
the Township Engineer outlining several items they need prior to final
approval. 28th Street Advisory Committee - a copy of their meeting
minutes are in the packet. They determined access to 33rd Street is
critical. They also determined dual left turn lanes be a part of the
original construction for the entrance drive with Bob Evans (at the
existing traffic light). ITP (GRATA) looked at the site for a possible
bus stop in the future. Their indicated the site was not desirable for
a bus stop on the site. Photometric - plan is included in the packet.
Sidewalk - shown on the plan. Landscaping - the interior parking lot
landscaping and landscaping along 28th Street has been included on the
plan. Building elevations - including colors and materials have been
submitted. Traffic Impact Analysis - has been completed and included
in the packet. Smaller scaled drawings - have been completed and
included.
Planning Director Peterson related the subcommittee members on this
project were MacAllister, Lewis and Jones. They met with the developer
and staff and worked through project phasing, signage, and traffic
concerns. Phase One would be the Costco project, Phase Two the eastern
portion of the site behind Bob Evans, Phase Three the restaurant pads
and Phase Four the area behind the detention pond. Construction of
access to 33rd Street is included in Phase One of the plan. The
project is large and allows for some flexibility of the internal
portions of the project. The Subcommittee also used Meijer and PUD 30
(Babies R Us) for comparison purposes since they had some similar
characteristics. This project plans for two main identification signs
at the entrances of 125 s.f. and 30 feet high on 28th Street. The two
restaurant pads would have their own ground mounted signs. The signs
would be the same as allowed in the B-1 zoning district. There are
some internal identification signs proposed. There may be six
directional signs of six s.f. and three other larger signs of 15 feet
high and 100 s.f. in area. Signage along 33rd Street would benefit
access to 33rd Street. We have recommended the applicant be allowed to
have a sign on 33rd Street and the access road coming into the
development off 33rd Street. A five foot high, 60 s.f. directional
sign would be placed there. The sign would be similar to the one
Babies R Us has directing traffic out to Patterson Avenue.
Also discussed at subcommittee was the traffic signage once a
vehicle enters the site. The traffic going into the site would have
the right-of-way, and the subcommittee felt that the developer should
provide mast arm signals on their property at the main entrance
intersection to assist vehicles once they have entered the site. The
developer is in agreement to provide that feature.
Planning Director Peterson related Costco has submitted a sign
package for several different types of signs. Our ordinance allows for
one wall sign per building. They are asking to have two wall signs -
one above the main store entrance of 100 s.f., the other of 197 s.f.
on east elevation. The signs would be similar in size to the Meijer
and PUD 30 projects. Because of the distance off the road and the
building facing the interior and rear of the site, Staff felt those
signs would not be out of line. They also proposed two signs for the
gas station at 25 s.f. each. The truck center entrance is proposed to
have a sign of 30 s.f. and a truck dock sign of 24 s.f. There are two
existing signs on the site. One is the large movie theatre sign and
the other is an off-premise billboard. Both of those signs would come
down along with construction of Phase One.
Planning Director Peterson related traffic was the biggest item for
the subcommittee. The applicant did supply a traffic study that
includes several recommendations. The result of which has changed the
original site plan. MDOT will not allow for the traffic light to be
changed from its present location. The traffic study indicated at
least 400 feet is needed for stacking and left hand turn movements out
of the site. The existing Bob Evans drive would be closed and
re-located to rear of their site. They have sent a letter a agreeing
to work things out with the developer. That would provide for the 400
feet of stacking. Access to 33rd Street is a critical component to the
project. MDOT, KCRC and Staff believe if the 33rd Street access is not
part of the improvements, the entire project would have to be
re-worked. To be consistent with the township sidewalk policy in the
commercial areas, sidewalks are shown on the plan along the 28th
Street frontage. Sidewalks would also extend into the site through the
restaurant pads. The sidewalk along 28th Street would be placed in a
permanent easement. The Costco site plan meets our parking and
landscaping requirements. The landscaping will require a $40,000
performance bond. The site plan is consistent with the recommendations
of the subcommittee.
Planning Director Peterson related there several are items left to
be discussed. He suggested the east boulevard entrance (near Bob
Evans) be landscaped in some way such as a grass median. The
subcommittee talked about the lighting plan. The applicant is asking
for some flexibility for lighting plan. The photometric plan complies
with the township regulations with the exception of the gas station.
There are a few areas where the foot candles are as high as 25.
Outside the gas station canopy the light level are back in compliance.
The applicant has indicated the lighting is something that they really
need to have as part of their site. Staff would like the Commission to
give direction to the applicant to proceed. Staff believes there are
factors to be considered including the distance the gas station is
away from 28th Street (550+ feet), and the fact that they turn their
lights off after the store closes at 11:00 pm. In effect the lights
will be in compliance most of the time.
Member Goldberg asked how does that compare with the Meijer site?
Planning Director Peterson responded we do not have a photometric from
Meijer as they pre-date our lighting standards. However, the Costco
site is farther off the road than Meijer's gas station.
Planning Director Peterson related the Fire Department has given
the plan approval with some conditions. There are a couple of
questions about hydrant locations. That can be worked out. The
applicant has already received the DEQ permit. The Drain Commission
has approved the project as well.
Planning Director Peterson related he received some interest from
Arby's about remodeling their site. He would like an easement along
the property line for cross access to Arby's. He did attempt to
contact Arby's but has not heard back from them.
Planning Director Peterson related he sees this project moving
forward similar to Meadowbrooke with each individual building or phase
coming before the Planning Commission for approval. Staff suggested
setting up some sort of review board comprised of the developer, a
planning commissioner, and an owner/occupant in the project to review
plans before each building or phase comes before the Planning
Commission. Staff also suggested the 60% front yard parking rule be
clarified for the project. Costco's site meets that standard. Staff
feels the rule should apply to the restaurant pads and retail sites as
well.
Planning Director Peterson recommended the Planning Commission
award preliminary approval and begin drafting the PUD ordinance with
the conditions found in the Staff Report and the front yard parking be
clarified to apply to Phases One, Two and Three.
Member MacAllister questioned the two directional landscape signs
at 60 s.f. would be five feet high. There may be one larger than that
which would be more of a landscape element. Planning Director Peterson
related the Subcommittee approved three 15' high 100 s.f. signs. The
applicant may go with a smaller sign and incorporate it as part of a
landscape element.
Member McDonald asked if the applicant received the easement from
Consumers Energy? The applicant, Jeff Hundley, responded Consumers
Energy has approved it but they need to work out the price for the
easement.
Member McDonald questioned the gas station light levels being as
high as 25 foot candles. He asked what does our ordinance allow?
Planning Director Peterson responded five foot candles. Right outside
the canopy the light level goes right back down to five foot candles.
Member MacAllister related the canopy lights are shielded and there
will not be a huge spill.
Member McDonald asked how many areas are there that have a light
level of 25. Member Goldberg responded four or five.
Member Robinson related it surprised him that ITP would not want to
put in a bus stop. There will be a lot of people that will need to
come out there for work. He does not understand why they would not
want to stop there.
Member Logue asked if the 33rd Street access road is part of Phase
One. Planning Director Peterson responded yes.
Member Goldberg asked how does the number of parking spaces compare
to what is needed for future phases? When do we begin to add parking?
Planning Director Peterson responded each phase will have its own
parking spaces. The Costco site meets our standard and will not have
to add any.
Member Jones related Member Robinson made a good point. We need to
push for that bus stop. He would not be surprised at all to see it
happen in the future.
Chairman Richards asked how can we make sure the bus stop is part
of this project? Mr. Hundley related we can provide for a pull-out. If
the route did get extended, maybe they would use it.
Chairman Richards thanked Staff for the very thorough report and
also expressed his appreciation to the subcommittee members.
The applicant was represented by Jeff Hundley, Mark Finkelstein,
Kyle Wilson and Ted Johnson.
Mr. Hundley related the applicant is not opposed to the bus stop
but ITP does not want to do one. Regarding the easement back to 33rd
Street the price and issues have now been worked out with Consumers
Energy. The legal documents need to be generated.
Ted Johnson, President of Design Strategies, is the Costco
development manager. Mr. Johnson related Costco has 430 members only
warehouses in 36 states and seven foreign countries. Michigan has
eight warehouses in the Detroit area. Grand Rapids would be the first
step outside of the Detroit market. The average United States sales
are $105 million. Costco is the sixth largest retailer in the United
States. Hours of operation are: Monday through Friday 11:00 am to 8:30
pm; Saturday 9:30 am to 6:00 pm and Sunday 10:00 am to 6:00 pm. The
fuel facility is open Monday through Friday 6:00 am to 9:00 pm and
Saturday and Sunday 6:00 am to 7:00 pm. The truck deliveries come ten
to twelve times per day, Monday through Saturday. A service center in
Joliet, Illinois services the Michigan warehouses. The Grand Rapids
site is 15 acres and the building will be 148,663 s.f. Fuel will be
sold to members only. The pumps will be activated by a card. The fuel
facility operates on a cashless transaction. Only regular and premium
fuel can be purchased.
Mr. Johnson related the landscaping requirements exceed the
township ordinance. A copy of the plan has been provided in the
packet. They have used a wide variety of trees, ornamental trees,
evergreens and perennials. Mr. Johnson then presented elevations of
the warehouse. They design each building individually to fit the
community they are going in. This building will be pre-cast panels,
textured panels, split face brick as well as smooth faced brick along
with architectural metal panels. The fuel facility will be a canopy
over gas pumps which will match the warehouse building.
Member McDonald asked how tall are the trees? Mr. Johnson related
the majority will be a three inch caliper. The evergreens will be
eight to ten feet tall.
Member Robinson asked if the structure under the panels is steel?
Mr. Johnson responded yes, it is a pre-fab steel building. They use
steel joist and clad with concrete and brick.
Mr. Johnson then addressed the photometric plan. He related the
township light level of five foot candles is standard. He does not
consider the five foot candles to be parking lot lighting. The lights
are directly over the pumps and recessed inside the canopy. Fifty feet
outside of the canopy edge the level goes back to under five foot
candles. The level at most Costco facilities is generally at 40 foot
candles. They cut that in half based on our discussion with the
subcommittee. They feel it is a liability for members putting gas into
their vehicles if the lighting is too low. The gas station is not a 24
hour facility. After 10:00 pm some lights are turned off and the
levels would be at five or below five foot candles.
Member McDonald asked do you agree with landscaping the boulevard
entranceway? Mr. Johnson responded yes, if it is low. There has to be
site visibility.
Member McDonald asked about the time frame and easement. Mark
Finkelstein related currently the attorney is working on the documents
for the easement. The time frame is to be open this Christmas season.
In order for that to take place, they have to break ground this
spring.
Member MacAllister related the subcommittee discussed landscaping
around the gas station and talked about planting evergreens to shield
the gas station. This plan does not appear to address that. Mr.
Johnson related this plan does not incorporate any proposed berming.
We do propose a 2-3 foot high berm. Because we are members only we
don't need visibility into our site like other retailers. He will be
happy to work with Staff on that the landscaping details.
Member McDonald asked if the 60% front yard parking is acceptable.
Mr. Hundley responded not for the site behind Bob Evans. Other than
that it seems to work out. The restaurants will have all the parking
in the rear.
Planning Director Peterson related he suggested turning the
building at a 90 degree angle on the rear site. Mr. Hundley related
the problem with that is if you are a retailer and the last tenant in,
your storefront may not be as visible as the other tenants. For the
retailers in the south end of the development the difficulty is
getting people into the development before the storefront has
visibility.
Member McDonald suggested leaving the 60% front yard provision in
for Phase One and working it out for the remaining phases later.
Planning Director Peterson responded it would be better to know now as
the developer is lining up tenants. We don't want a site plan coming
in that would need a variance or a PUD amendment. It would be better
to let prospective tenants know right away what the parking
requirements are.
Member MacAllister agreed. In subcommittee we talked about turning
the building and having the signage on 28th Street.
Chairman Richards related asked the building is turned north/south
instead, would they have signage facing 28th Street? Planning Director
Peterson responded they could. The other thought was we are pretty
flexible on signage to allow internal directional signs. The building
could end up smaller to meet those provisions. He still believes the
60% rule is warranted. That provisions was put in years ago to try to
prevent seeing all of the parking up and down the roads.
Member Robinson related we don't know what is going in there yet.
He asked would it be better to leave that provision out until we know.
Planning Director Peterson responded if he were the developer he would
want some direction to develop plans instead of hoping what is
submitted would be acceptable.
Member McDonald related if we are trying to get 60% and don't put
it in now we might not get it.
Mr. Hundley related you have to look at the big picture and Bob
Evans is out in front of us. You are not looking at a sea of asphalt
back there. It is a big issue for retailers.
Member Goldberg asked when retailers are giving you that setback do
they give you a reason? Mr. Hundley responded real estate people can
look at where retailers want to be. A big box retail site is very
difficult to develop in as a square shape.
Member McDonald related since Costco is a membership, it is a
destination, they don't need visibility from 28th Street.
Mr. Hundley responded we always try assume the worst case scenario
such as what happens to the development without Costco. He asked the
Commission to not add barriers to potential tenants.
Member Goldberg related he sees the benefit to using the 60% rule
for properties having frontage on a major street but he is not sure he
sees it for the internal portion of the development. Planning Director
Peterson related he was looking at the size of the building and the
traffic flow. That is such an unknown we may have better traffic flow
if the building isn't as big as it is and located where it is.
Applying the 60% rule would give them the option of turning the
building or reducing the size or making it an "L" shape and
addressing a lot of those concerns.
Member Goldberg related he agrees with what Planning Director
Peterson is trying to achieve as a goal. Until you know what is going
in there, we don't know the best way to achieve that goal.
Chairman Richards related the 60% rule is much more important for
Phase 3 along 28th Street and not for the site behind Bob Evans. As
for the bus stop - as he understands it, the transit authority does
not want to put one in. We could request they revisit that. He asked
the developer if the Planning Commission is inclined to install a bus
stop - would you set aside an easement or a bond? Mr. Hundley related
he is not really sure. They prefer not to build something that may
never be there. Future demand may create that.
Mr. Finkelstein related he does not have an issue with it. The
problem is trying to plan for the future and put the bus stop in. ITP
may not like the area we choose.
Chairman Richards asked can we put some language in the PUD
Ordinance that one can be installed for the future. Mr. Finkelstein
responded once we close out a project we don't have any construction
money left to do that. We like to get those performance bonds off our
books as soon as we can. Our preference would be to build it now. The
question is where do you put it and how do you size it?
Member Robinson related this would be a good time to go back to the
transit authority and ask them where do you want it. Mr. Hundley
related ITP was adamant they don't want one there. There is a bus stop
on 33rd Street now.
Member McDonald asked would the applicant agree to design a bus
stop in Phase Four? Planning Director Peterson responded he can write
the language in the PUD for review. We could take it up when Phase
Four comes in for development.
Member MacAllister asked the applicant to provide more detail of
the landscaped sign at northwest part of the site. Mr. Hundley related
there will be a sign at the main entrance by Bob Evans which is the
southwest corner. It will be some kind of monument sign with
landscaping and a waterfall as part of it.
Member MacAllister explained Costco will have two wall signs and
they are holding a portion of the pylon sign on 28th Street. Mr.
Hundley responded one will be 197 s.f. and the second 100 s.f. Meijer
has 471 s.f. so we are down sized from that. We have an agreement for
the pylon sign and the right to match our largest user. They may never
use it. It may not be 125 s.f. in reality. Mr. Finkelstein related we
have the right to put other panels in there and they have the right to
give us notice. It may be temporary for 20 years. Costco will be using
that square footage for identification.
Member MacAllister supported by Member Robinson moved to open the
public hearing. The motion carried and the public hearing was opened.
Planning Director Peterson related he received three or four phone
calls. All of them were people calling to ask when is Costco coming
here.
Member Goldberg supported by Member Koessel moved to close the
public hearing. The motion carried and the public hearing was closed.
Chairman Richards related Staff has done an excellent job with the
detailed proposal. Part of the difficulty is dealing with four phases
of the project is we only know what is going in one phase.
Member McDonald related he really appreciates the landscaping that
is done here. He is concerned about the lighting but really
appreciates it is under the canopy and downcast. He asked Members
MacAllister and Jones if they are comfortable with that. Member
MacAllister related she is okay with the lighting. She recommended
beefing up the landscaping along the north side. She feels the trees
should be changed to pine trees to block the view of the gas station.
She commented the signage is precedent setting with Costco having two
wall signs. We have been really diligent about not allowing two wall
signs. Her concern is their two wall signs and they reserve the right
to have area on pylon sign as well.
Member Koessel asked what is the allowable signage on the building?
Planning Director Peterson responded 100 square feet for a stand alone
building. Babies R Us has two wall signs of 250 s.f. for a nine acre
site. This is a 100 acre site. He does not believe the same factors
could be involved for another project.
Member Goldberg related he is comfortable with 297 s.f. of signage
for a building this large. The reserved signage out by the street may
or may not ever get used gives him heartburn.
Mr. Hundley related Costco is competing with other sites in Denver,
Colorado and Columbus, Ohio
Member Jones commented regarding the lighting. He related due to
the hours of operation, which is less than 24 hours a day, makes a
major difference to him. He sees no ill issue. The signage the
developer has proposed is quite attractive. It is a large site. The
precedent has already been set. Monument signs will be used for the
restaurants. We are talking about an internal sign on the southwest
corner which would be a directional sign. They want to make it
attractive. The issue is trying to create a development which is
environmentally and physically solid.
Member Koessel asked if they are allowed two pylon signs? Planning
Director Peterson responded yes.
Member Koessel asked have we restricted that in the past? Planning
Director Peterson responded part of the subcommittee members felt it
is a good, logical trade. Looking at it overall it seems to be
consistent with what we have out there.
Chairman Richards related he tends to agree as it is set way back.
Member Goldberg asked what is the lighting on the signs like?
Planning Director Peterson responded typical wall signs with pack
lights with downcast overhang on the building. It is included on the
lighting plan.
Member MacAllister related she does not know if the Planning
Commission would want to pull the northwest corner sign out and limit
it to a certain height. The applicant has the ability to incorporate
architectural features with that sign.
Member McDonald supported by Member Goldberg moved to award
preliminary approval and instruct Staff to draft the PUD Ordinance
with the following stipulations in the Staff Report: 1) submit a
landscaping bond; 2) landscape the median island at the east entrance;
3) mast arm traffic signals on site being used; 4) meet the conditions
of the Township Engineer; 5) meet the conditions of the Township Fire
Department; 6) meet the conditions of the Kent County Drain
Commission; 7) dual left turn constructed as part of Phase One; 8)
include a provision in the PUD Ordinance for a subcommittee review
prior to Planning Commission review for future phases of the project
and future site plans; 9) removal of the existing signs as a part of
Phase One; 10) an easement adjoining the Arby's parcel. Member
McDonald then added the following additional stipulations: 11) an
easement to 33rd Street as granted; 12) main entrance way boulevard be
landscaped and reviewed by Staff; 13) the 60% rule apply to Phase One;
and 14) the berm be landscaped with evergreens to shield the fuel
depot and added to the landscape plan.
Member MacAllister asked if we should add landscaping for the
northwest corner sign and architectural features.
Member Koessel asked can't the applicant do that anyway? Planning
Director Peterson related we have not counted architectural features
as part of the signage. In the past we have not added that.
The motion carried.
ARTICLE 7. Any Other Business
Planning Director Peterson referred to the article in the packet
regarding spot zoning.
Planning Director Peterson related the CIP program is starting up
for 2004 and he is looking for two volunteers from the Planning
Commission. Typically the meetings are held in the morning. Member
McDonald volunteered himself and Jack Lewis.
Member McDonald thanked members MacAllister, Jones and Lewis for
their work on the subcommittee. Planning Director Peterson related
they spent over ten hours in subcommittee meetings.
ARTICLE 8. Adjournment
Member Goldberg supported by Member MacAllister moved to adjourn.
The motion carried and the meeting was adjourned at 8:55 pm.
Respectfully submitted,
Fred Goldberg, Secretary
FG:MJT
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