JANUARY 25, 2011, 7:30 P.M.
A. Chair Holtrop called the meeting to order at 7:30 p.m.
B. The Pledge of Allegiance was led by Commissioner Swanson.
C. Roll Call:
Members Present: Maurice Groce, John Helder, Dan Holtrop, Ed Kape, Laurie Sheldon, Ed Swanson, Frank Vander Hoff, Don Yokom and Johngerlyn Young
Members Absent: None
Others Present: Community Development Director Terry Schweitzer, Economic Development Planner Lisa Golder, Planner Joe Pung, Staff Secretary Monique Collier, City Commissioners Sharon Brinks, Richard Clanton, Mike Brown, Bob Coughlin, Frank Cummings and the applicants.
D. Approval of the Minutes and Findings of Fact
Motion by Commissioner VanderHoff, supported by Commissioner Sheldon, to approve the Minutes of January 11, 2011 and the Findings of Fact for: Case #12-10 – Zoning Ordinance Text Amendments – Billboards/Sign Regulations; Case #1-11 – Grand Rapids Water Tank and Office PUD – Preliminary Site Plan review of an overall PUD and Final Site Plan Review of a PUD Phase located at 3411 Patterson Ave. SE
- Motion Carried (9-0) –
E. Approval of the Agenda
Motion by Commissioner VanderHoff, supported by Commissioner Young, to approve the agenda for the January 25, 2011 meeting.
- Motion Carried (9-0) –
F. Acknowledge visitors wishing to speak to non-agenda items.
There was no public comment.
G. Old Business
There was no old business.
H. Public Hearing
There were no public hearings.
I. Work Session
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 if for a special land use, Fox would like to purchase the property located at 2950 Broadmoor, to do automotive repair for services such as brakes, tires, filters, wiper blades, lamps, bulbs, belts hoses, cooling systems, accessories and minor tune ups. She stated this is what makes the use a major vehicle repair. She stated the use is consistent with the area; some of the repair work is currently done as an accessory use at the nearby Fox establishments.
Golder stated the first issue with the specific special land use standards for a vehicle repair is that there is a setback from any right-of way of 50 feet and the building does not meet that on the Broadmoor and 29th Street side. She stated it ranges from 36 feet to 45 feet on Broadmoor and 48 feet on 29th Street. She stated the applicant submitted a variance request to the zoning board of appeals.
Golder stated she asked the applicant for more information about outdoor storage, more operational information, hours of operation etc.
She stated with respect to the site plan issues, it doesn’t quite meet the landscape guidelines. Staff would like to bring it to more conformance with the special land use, therefore we are looking for additional landscaping .Golder stated they also proposed a chain link dumpster enclosure and that is not permitted under the ordinance and they are going to amend that.
Golder stated the only other thing we would like for them to review is the prospect of cross access to the north of the site is Manpower. The parking lots abut and there is a chain across the area. Golder stated we are looking at the possibility of connecting the sites. She stated that will allow for Manpower to go out to 29th Street and for the Quicklane to be able to get to Broadmoor more directly.
Tom Rothwell, DP Fox Ventures representing Domestic Real Estate Holding LLC, was present to represent the request. He stated Quicklane includes major repairs, oil changes, tires and wheels, rims, exhaust systems, belts, lubes etc. He stated they have the property under contract with the current owner and they have summited to the Zoning Board of Appeals (ZBA) for the proposed setback variances.
Rothwell stated they have approached the owner of Manpower to the north to discuss his potential interest in a cross access easement. He stated the owner is taking it under consideration, but he doesn’t have an answer yet.
Rothwell stated they are willing to address the landscaping, dumpster enclosure and the setbacks through the ZBA. He stated the site changes are minimal, the building changes will be converting to the use which will include numerous doors, customer waiting area and upgraded restrooms for the public and staff. He stated they would like to commence construction in the spring to be completed for summer occupancy.
Jim Raimey, Project Architect with Concept Design Group for Quicklane was also present to represent the request. He stated the existing building is approximately 11,900 square foot in area. He stated their plan is to leave the footprint of the building unchanged. He stated the only real change that will be made is along the east wall, they have to make access for vehicles. He stated this operation has individual service bays for different repairs that take place and they are going to remove and rebuild the east wall and that will give about 9 service bays. He stated within the 9 bays they will put hoist and remove the slab. He stated they anticipate 10-12 employees. He stated they will have an area in the northeast corner for parts and shipping and receiving. He stated they will build a restroom to handle the customers and leave the existing toilets for staff.
Raimey stated on the outside of the building they will leave the aesthetics unchanged. He stated they will paint the building and don’t plan to change the height or the character. He stated along the east wall, that will be rebuilt with masonry or a metal siding to compliment the rest of the building. He stated the store front will remain unchanged, it will give them a lot of visibility on the street. He stated regarding signage there is one pylon sign and one wall sign on each street front. Their signs will be what the ordinance allows.
Raimey stated the only site plan change is along the east side of the building in front of the proposed service doors they will be removing landscape strip which is gravel at this time. He stated that will be removed and filled with a concrete apron to provide access to the service doors and also add a dumpster enclosure. He stated they will upgrade the detail of the dumpster enclosure to comply with the ordinance and there will be an updated plan for landscaping that complies with the current ordinance too.
Kape asked colors they plan to use on the exterior of the building. Raimey stated he thinks they will be in the color scheme of the white/gray color range, maybe a blue accent band.
Groce asked how will the customers park. Raimey stated the customers will pull up to the south side in front of the entry door, leave their car, go in discuss with the manager the work to be done. The customers will not be allowed to go into the service area. He stated they want to promote visibility for the customers so they can see what is going on but not allow customers into the service area.
VanderHoff stated he is in favor of the project and it will be a good use for a building that is currently vacant and as long as the issues have been met he would be in favor.
Sheldon asked where they plan to store cars. Raimey stated the intent of the facility is for minor repairs that can be done in 2 hours or less. There will be no cars left on site overnight. Sheldon asked about lighting. Raimey stated there is an existing light pole in the corner and there are 2 building wall packs mounted on the side and they would like to add one or two more lights. Raimey stated they don’t anticipate overnight storage but it does get dark in the winter and they want to make sure that the parking area is well lit. Sheldon stated as long as there is no overnight storage she is in favor of the request.
Yokom asked where they plan to store the waste oil and where the air compressor will be since they are so noisy. Raimey stated the air compressor and all oil storage will be inside. Yokom asked if they will have signage on the building. Raimey stated there will be signage in the west and the south elevations. Yokom asked if there is currently sidewalk. Raimey stated there is existing sidewalk from the corner along 29th Street and north along the west property line.
Swanson asked about the chain separation between this site and the adjacent property. Rothwell stated they noticed a chain that was down but the ihook that it would be hooked to is on the building so it appeared that the owner of that property was responsible for putting that chain up. Rothwell stated he’s not sure if there was a dispute between property owners at one time all he noticed was a chain there and it could be chained off. He stated there is a little bit of a grade change about 6-8 inches. Swanson stated we have worked to create flow between properties and that would be an asset to have that in there for him and his neighbor. Rothwell stated he agrees. Rothwell stated there was some discussion early that they would have an automated carwash that would not be for public use, but for vehicles that were being serviced. Rothwell stated it is not part of this plan at the time. Rothwell stated the concept would be the vehicles would come in from the south or come in from the east and back out. He stated this was discussed with staff and their concern was, if that were to ever happen that could be a potential conflict because it would be backing out into the area where the cars would come around the building if they can achieve that cross access easement with the neighbors. Swanson stated he thinks it is a good use of the land and is glad to see the building reused and is very supportive of the project, but he would like the interconnection made.
Helder asked how they will dispose of used tires and oil. Rothwell stated he believes there will be professional licensed services that will pick up batteries, tires, oil etc. He stated their used oil is recycled through used oil heating system. He stated it may even be controlled by law or regulation.
Young asked about the hours of operation. Rothwell stated he was not sure and will have an answer by the time of the public hearing.
Holtrop stated this sounds like a good use for the property . He stated the only concerns were, cross access, outdoor storage and hours of operation they would like addressed by the public hearing.
J. New Business
Motion byCommissioner Sheldon, supported by Commissioner VanderHoff, to set a public hearing date of February 24, 2011 Case#3-11 RPH Church – Rezoning from I1 Light Industrial to C-4 Office located at 4215 44th Street
- Motion Carried (9-0) -
K. Other Business
1. Form Based Code Presentation- Mark Miller, Nederveld
Schweitzer stated back in October 2008 there was a design Charettee along the Division Avenue area called the Fisher Station. He stated it was an effort coordinated by Grand Valley Metro Council and they were able to get several funding sources to assist in this intergovernmental study involving the City of Wyoming, City of Kentwood, the ITP and Gaines Township to look at growth and development along the corridor and one of the prospect of a bus rapid transit along the corridor. Schweitzer stated that a form based code is an outgrowth of the Charettee. Schweitzer stated they also had money available for the development of a draft Form Based Code as we looked at implementing the vision that was formulated back in October 2008. He stated there has been committee work over the past summer and Commissioner Yokom has been representing the planning commission and Frank Cummings representing the City commission and Wyoming and Gaines had representatives that took part as well.
Mark Miller gave an overview of the Form Based Code and Fisher Station Form Based Code. He stated there was a 3 consultant team that put his code together, himself, Lynee Wells from Williams and Works and Michael Campbell who use to work for Nederveld but now has a planning company on the other side of the state. He stated form based code is a method to regulate development that accentuates the physical form of the development in the public realm. He stated it deals with the relationship that occurs between the building facades and sidewalks and street (the public realm). He stated there is a lot of detail and the code deals with what is going on.
The Form Based code commonly include the following elements:
- Regulating plan, a plan or map of the regulated area designating the locations where different building for standards apply, based on clear community intentions regarding the physical character of the area being code.
- Public Space Standards, Specifications for the elements within the public realm (sidewalks, travel lanes, on street parking, street trees, street furniture etc.)
- Building Form Standards, regulations controlling the configuration, feature and functions of buildings that define and shape the public realm.
-Administration, A clearly defined application and project review process
Definition, a glossary to ensure the precise use of technical terms
Miller stated form based codes also sometimes include:
-Architectural Standard- regulations controlling external architectural materials and quality
-Landscaping Standards – regulations controlling landscape design and plant materials on private property as they impact public spaces (e.g. regulations about parking lot screening and shading maintaining sight lines, insuring unobstructed pedestrian movements etc.)
-Signage standards - Regulations controlling allowable signage sizes materials illumination and placement.
-Environment Resource Standards – Regulations controlling issues such as storm water drainage and infiltration development on slopes, tree protection solar access etc.
Annotation – text and illustrations explaining the intentions of specific code provisions
Form based codes are:
-a method of regulating development to achieve a specific urban form. Form based codes create a predictable public realm primarily by controlling physical form, with a lesser focus on land use through municipal regulations.
-form based codes address the relationship between building facades and the public realm, the form and mass of building in relation to one another and the scales and types of streets and block.
-This is in contrast to conventional zoning’s focus on the micromanagement and segregation of land uses, and the control of development intensity through abstract and uncoordinated parameters (FAR, dwellings per acre, setbacks, parking ratios, traffic LOS) to the neglect of an integrated built form.
Swanson stated he understands what they are trying to do and he knows it is a very technical process but thinks they have started about 100 years too late. He stated it is very difficult in a suburban environment. He stated the people who would consider this to be viable and attractive are the people with the money that are willing to spend the money.
Yokom thanked the time and effort that Mark Miller and the firm put into this project. He stated he thinks someday it will come when we get to see this go from drawing to actual construction. He stated he is impressed and wished opportunities would be there to make this start happening real soon.
Sheldon stated this was very interesting to learn very detailed.
VanderHoff stated this is an interesting concept but doesn’t think in the next 20-30 years people would buy the program. He stated he thinks it would take a tremendous amount of investment money to institute. He stated you see this in Europe. He stated the drawings look nice, it will be interesting to see if it will ever come to pass.
Groce stated he likes the plan but thinks it will be a while before it happens.
Kape stated he is very impressed a nice vision.
Golder stated we plan to adopt the Fisher Station Plan into the Master Plan.
Mark Miller stated he will get everyone the actual code document once they make the modifications. He stated he can get the powerpoint too. Holtrop stated it would be great if he can give that to staff so in turn they get it to the planning commission.
2. Commissioners’ Comments
Sheldon asked about the 52nd and Eastern area. Golder stated staff will be bringing those two sections for a work session/public review because the public has been told the planning commission will take action and it will be incorporated into the Master Plan
VanderHoff stated he will be gone the month of February.
Holtop asked the commissioners to send him an email as to what sub-committee they would like to be or not like to be involved he would appreciate.
3. Staff’s Comments
Schweitzer spoke about one of the facets that is being looked at for the Master Plan is the non-motorized plan, moving people through either walking, biking, roller blading that type of movement. Don Yokm is representing the planning commission on this committee. Schweitzer stated if all goes well the committee will provide something for the inclusion as part of the Master Plan Update.
Motion by Commissioner VanderHoff, supported by Commissioner Sheldon, to adjourn the meeting.
- Motion Carried (9-0) –
Meeting adjourned at 9:00p.m.
Don Yokom, Secretary