A.                Chair Holtrop called the meeting to order at 7:30 p.m.

 

B.                 The Pledge of Allegiance was led by Commissioner Helder.

 

C.                 Roll Call:

Members Present: Maurice Groce, John Helder, Dan Holtrop, Ed Kape, Laurie Sheldon,  Ed Swanson, Don Yokom

Members Absent: Frank Vander Hoff (with notification) and Jonse Young

Others Present: Mayor Richard Root, Community Development Director Terry Schweitzer, Economic Development Planner Lisa Golder, Planner Joe Pung, Staff Secretary Monique Collier, and the applicants.

 

D.                Approval of the Minutes and Findings of Fact

 

-          Motion Carried (7-0) –

-          Young and VanderHoff absent -

E.                 Approval of the Agenda

 

Schweitzer noted on the Agenda that the addresses under New Business were incorrect.

 

-          Motion Carried (7-0) –

-          Young and VanderHoff absent -

 

F.                  Acknowledge visitors wishing to speak to non-agenda items.

 

Mayor Richard Root was present. He invited all the commissioners to the State of the City Address that will be held Tuesday, March 1 at 7p.m. He also stated there was a city commission retreat held on February 4 and spoke about the accomplishments.

 

G.                Old Business

 

There was no Old Business

 

H.                Public Hearing

 

Case #2-11 – Quick Lane – Special Land Use and Site Plan Review for a Major Vehicle Repair Establishment located at 2950 Broadmoor Ave. SE

 

Planner Golder introduced the request. She stated the request is for a vehicle repair operation. She stated the request is a special land use in the C4 zone. She stated the request is on a .88 acre parcel of land. She stated there were no issues for the general special land use standards. She stated the request seems appropriate for the area and it does not require any additional public facilities. 

 

Golder stated there are specific standards that apply to the special land use. She stated one is that the building has to be setback 50 feet from any public right-of-way and this building does not sit back 50 feet, therefore, the applicant does have an application to the zoning board of appeals for the variance. She stated the other thing that was asked for was the operational.  The applicant has provided the statement and it has additional information.

 

Golder stated the recommendation is for conditional approval with the conditions being: compliant with the operations statement; being consistent with the representations that were made as to the type of vehicle repair they are providing on the site; approval of the variance for the building setbacks from the zoning board of appeals; and that all repair services will take place inside the building with no outdoor storage occurring on the property.

 

Golder stated with respect to the recommended conditional site plan review approval; consistent with the operations statement and allow cross access with the proposed parcel and the parcel to the north (the Manpower building). She stated she can’t’ require Manpower to do anything but we can make sure they are open to an easement to provide cross access between the two properties. Golder stated it will have to be approved by the City Attorney and it will have to be recorded and it states if at some point the applicant puts in a car wash or some other accessory; that is considered a minor change. She stated staff will take a look at it to make sure it is safe. 

 

Golder stated there might be ways we can make sure that when someone backs out of the bays they will not back into someone using that cross access; but the goal is to make sure we have cross access between the two properties. Golder stated the third condition is review and approval of staff by the landscaping and approval of the special land use for vehicle repair.

 

Tom Rothwell, with Fox Motor Group and Jim Raimey from Concept Design Group, the designer of the project, were present to represent the request. Rothwell stated they have 2950 Broadmoor under contract for purchase with certain conditions related to approval. He stated this is a about a 12,000 square foot building that is currently vacant and they are looking to convert it to Quick Lane automobile repair/maintenance. Rothwell stated they are scheduled for a Zoning Board of Appeals meeting February 21. He stated the building changes are minimal except for the addition of a number of overhead doors on the east elevation. 

 

Rothwell stated the one issue they are concerned about is the requirement of the cross access easement between their site and the Manpower property. He stated they see a potential conflict between the two buildings in terms of the traffic flow. He stated Manpower currently parks along that area. He stated these are straight parking spots and if they come in for major site plan changes that could change. He stated they have spoken with the owner of the Manpower building and he is adamantly against the cross access easement. He stated they are not in favor of it either, they think it will be a safety issue. He stated the northeast corner could potentially be a carwash or an additional bay for maintenance or repairs. He stated with cars going in and backing out it is a blind corner. He stated they would like to avoid having to enter into the easement agreement.

 

Jim Raimey stated they are converting an existing 1 story masonry building. He stated they plan to open up the wall on the east side with individual service bays so vehicles can drive in and back out, which will be done by technicians and store employees rather than customers. 

 

Raimey stated they addressed the landscaping concerns and show the existing landscaping on the site and the proposed supplements. He stated what they are proposing is to add sufficient quantity of trees and scrubs to meet the ordinance requirements. He stated he would like to allow for things to green up so they can see what is in good condition and what type of plants are out there. He stated they will provide parking lot landscaping. He stated they will supplement the existing trees on the northwest corner of the site with some additional shrubs. He stated they have some mechanical transformers and other mechanical equipment that they would like to provide screening. He stated the balance of the plant material will be in field along the existing planting beds on the site.

 

Raimey stated they have changed their detail for the dumpster enclosure. The dumpster enclosure will now be stained opaque s wood material instead of chain link.

 

Pete Rickert was also present to represent the request. Pete Rickert will be overseeing the project and managing the facility.  He stated they are concerned about the traffic coming through from the north. He stated he is concerned for safety of the mechanics backing out of the stalls; there is a bit of a blind corner on the building. He stated it will only benefit the people going west. He stated they would like to not have the easement required of them, it would be better operationally.

 

Chair Holtrop opened the public hearing.

 

There was no public comment.

 

-          Motion Carried (7-0) –

-          VanderHoff and Young absent -

 

Commissioner Helder stated the south wall by 29^th Street will be where the customers drive up and they take their cars and that doesn’t seem like a practical place to sign people up for service on the outside of the building with the weather. Riccard stated they will pull up and park against the south side, come inside and then the employees will go out and move the customers vehicles. Helder asked about signage, how they will inform the customers what they need to do. Riccard stated they will have customer parking signs and there will be a glass entrance. Raimey stated the way the site is designed, there will be an identified entrance with signage on the wall. 

 

Swanson asked if staff worked with him on a layout to the easement. Golder stated they haven’t said anything about the carwash other than it might be there in the future. She stated assuming the employees are pulling cars in and out and there is adequate distance for them to have site distance as they pull it out; she doesn’t think there will be a problem. Swanson stated it may require the dumpster being moved to a different location. Swanson stated he believes a safe design could be accomplished and if the applicant works with staff he thinks they can help.

 

Sheldon stated she has a concern about the cross access easement. She stated as of now the way it looks even if it were employees backing the cars in and out she would have a problem. She stated she wouldn’t want to see the easement unless there is a different plan. Sheldon stated she would worry about people flying through the parking lot. She stated maybe some mirrors on the building but she does see this as a blind corner.

 

Raimey stated that is their concern. He stated by making this easement a public easement you are encouraging everyone who is in this area to make a short cut through their parking lot. He stated but because they can potentially have people come into the Manpower building that aren’t familiar with the area and not familiar with the conditions present they are concerned about the potential conflict of public vehicles trying to make an easy exit to 29^th Street and causing problems. He stated there is just enough room to back a car out and turn it. Sheldon stated she sees a problem with a customer coming in and pulling off the Beltline then coming around the back side of the building then getting confused as to where they need to go.

 

Rothwell stated they are not opposed to the concept of the cross access easement. He stated this is a practical issue they are concerned about. 

 

Groce stated the last 2 bays will be a blind spot.

 

Kape stated he agrees regarding the safety portion, but maybe it is possible to put some type of signage warning through traffic; or slow.

 

Swanson stated he agrees there is a safety issue but he also believes that dumpster could be moved and the driveway be moved to the east and an island put up against the building and keep traffic out so the site distance issue wouldn’t be a factor. Swanson stated the way the plan is now he would not want the cross access easement; but he thinks it can be done if it is creatively looked at and would like for staff to guide them through.

 

 

-          Motion Carried (7-0) –

-          VanderHoff and Young absent -

 

-          Motion Carried (7-0) –

-          VanderHoff and Young absent -

 

Rothwell stated his concern is about the motion that just occurred. He has no idea how that language gets incorporated into the easement agreement that they will have to work with the attorney on. Golder stated they will have to work it out with staff and if both parties cannot reach something acceptable then the easement will go away. Schweitzer stated there are conditions that have been assigned by the planning commission. This project will also go to the zoning board of appeals February 21. It will be beneficial for the applicant to work with staff to see if they can come up with a safe and effective way that is mutually agreed upon to accomplish the easement between the properties. Schweitzer stated the way the condition is read if they can’t come to that then that requirement of cross access goes away.

 

I.                   Work Session

 

Case#3-11 RPH Church – Rezoning from I1 Light Industrial to C-4 Office located at 4215 44^th Street

 

Planner Golder introduced the request. She stated the request is to rezone 4215 44^th Street. She stated this is an area that is surrounded by industrial use. She stated adjacent to the property there is Lacks to the north, a vacant industrial property to the west as well as Heartside Food solutions and Arby’s. She stated C4 permits churches by right. Golder stated the request is not consistent with the master plan but in the C4 office zone and I-1 Industrial zone there are only certain things that could go in the C4 zone by right if the church went away. She stated some things that could go in the building by right would be a funeral home, personal service establishment, radio and tv stations but not in the I-1, Municipal Services are permitted in C-4, but special land use in I-1.

 

Golder stated when you look at the uses impact wise there is not a lot of difference as to what can happen in office C-4 zone. What has been in since 1985 and until last June is permitted in both places C4 and I-1.

 

Tim Frain was present to represent the request. He stated they are open for any questions the commissioners may have.

 

Groce stated being a church there are a certain amount of members, as the congregation grows how quickly will they be looking at a different site and how many current members do they have. Tim Frain stated their current attendance is around 50, how quickly they will be looking for a new site depends on how grow they grow. Frain stated he knows there are limitations on the site as to what it can hold, but, ideally he would like to keep the church for the long term.

 

Commissioner Sheldon asked how many cars the parking lot can hold. Golder stated the commissioners need to keep in mind they are looking only at the rezoning not the details. They can use it for whatever they want.

 

Yokom asked where their existing location is now. Mr. Frain stated they are renting from Christ Community Church. Yokom asked what attracted them to the 4214 44^th Street site. Frain stated it fits their mission as a church to be in Kentwood. Yokom asked when their services are held. Frain stated they will be on the weekends, evening hours.

 

Swanson stated he sees no big problem with the rezone, but the applicant may have a problem if an industrial use goes in next door. Golder stated there is a food processing plant already next to the proposed church.

 

Helder asked what RRH stands for. Frain stated it stands for Revelation Promises Hope Seventh Day Adventist Church.

 

J.                   New Business

 

-          Motion Carried (7-0) –

-          VanderHoff and Young absent -

 

K.                Other Business

 

1.      Master Plan Discussion regarding 52^nd Street & Eastern and 52^nd Street & Kalamazoo

 

Planner Golder discussed the results of the studies that were done with Lighthouse Inc. for 52^nd and Kalamazoo and 52^nd and Eastern. She stated the objective was to hear residents voices and to let us know what they want and develop a plan that the area would support and expand on investments made by Kent County through their Community Development Block Grant Program and the city. She discussed the two questions that were posed at the first meeting 1. What do you like about your neighborhood and 2. What would make you want to stay in your neighborhood?

 

Golder asked commissioners how they feel about the two plans that were developed and how they feel about a public discussion at our next planning commission meeting.

 

Swanson stated his thought on the public discussion would be if we had the alternatives on the board with staff members available and comment cards rather than to have an open forum discussion. Therefore everybody would have their opportunity to provide input before our regular meeting. Holtrop stated that will be preferable than during a meeting. Holtrop thought 2 weeks was too soon.

 

Golder stated rather than running a public notice we would just send an email to anyone who ever showed up to any of these meeting. She stated Lighthouse has been keeping track.

 

2.      Commissioners’ Comments

 

Holtrop stated Saturday February 12, there is a chili cook off over at Cascade Winery put on by the rotary club benefitting Kentwood Relay for life from 1-4. Holtrop stated he will not be at the meeting February 22, 2010.

 

3.      Staff’s Comments

 

Schweitzer spoke about the meeting for the non-motorized trail committee. He stated a map has been prepared showing what is place in terms of bike lanes, non-motorized trails, sidewalk, what is planned and what is already programed for federal or state money. He stated we will be working over the next couple of months to develop connections between what facility we have within the community and outside the community and come back to the commission for their consideration.

 

L.                 Adjournment  

 

 

-          Motion Carried (7-0) –

-          Young and VanderHoff absent -

 

Meeting adjourned at 9:05p.m.

 

 

                                                            Respectfully submitted,

 

                                                            Don Yokom, Secretary