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

 

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

 

C.                 Roll Call:

Members Present: Maurice Groce, John Helder, Dan Holtrop, Ed Kape, Ed Swanson, Frank Vander Hoff,  Don Yokom and Johngerlyn Young

Members Absent: Sheldon

Others Present: Community Development Director Terry Schweitzer, Economic Development Planner Lisa Golder, Planner Joe Pung, and the applicant.

 

-          Motion Carried (8-0) –

-          Sheldon absent -

 

D.                Approval of the Minutes and Findings of Fact

 

-          Motion Carried (8-0) –

-          Sheldon absent -

E.                 Approval of the Agenda

 

-          Motion Carried (8-0) –

-          Sheldon absent –

 

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 #8-11 – Kentwood HoneyBaked Ham – Special Land Use and Site Plan Review for a Drive-Thru Facility located at 3756 28^th Street SE   

 

Golder introduced the request. She noted the existing freestanding building on the site as well as its relationship to the overall 2.6 acre area that is in common with the buildings to the west. The relationship with the adjoining property underscores the need to clarify parking and access easements as well as clarify the site dimensions. Golder went on to describe several aspects of the request at hand including: one way traffic circulation lane proposed along the east side of the building; up to 10 minute wait time at the drive thru; driveway closure onto Lake Eastbrook Boulevard; proposed increase in on site parking beyond the minimum prescribed in the zoning ordinance; and the proposed separation between the drive thru traffic and the pedestrian movement on Lake Eastbrook Boulevard sidewalk.

Golder pointed out that the request will require zoning board of appeals action on the amount of greenspace on the modified site as well as the setback of the drive thru from the public right-of-way. She noted that the current building and parking setbacks are non-conforming. She suggested that some of the parking area be reduced to recover some of the net loss of landscaping.

Ryan McEnhill, project engineer, represented Honey Baked Ham. He reviewed some of the issues raised at the staff review including; designation of a fire lane along the west side of the building; the ability to address all of the engineering staff comments in advance of the public hearing; landscape detail on the overall site including modifying the proposed eastern curb line; reduction in on site parking; and the recorded documentation of the parking and access easements with the adjacent properties.

Commissioner VanderHoff questioned the importance of the proposed drive thru to the applicant and Kape questioned the projected increase in traffic associated with the new facilities. McEnhill indicated that they are wishing to cater to the lunchtime customer as well as accommodate the customers wishing to purchase holiday hams. Honey Baked Ham intends to add staff to make the drive thru more effective.

Helder noted the proximity of the sidewalk and existing freestanding sign to the proposed drive thru. There will be temporary fencing around the sign during construction and the new lane will be curbed to provide separation from the sign post and sidewalk.

Yokum inquired about the store hours. Currently the store is open from 10:00am to 4:00pm on weekdays.   He expressed a desire to see the applicant give some attention to the conflict points between pedestrians and vehicles. In response to his question about mitigating the loss of greenspace Golder confirmed that there was no current provision to allow for off site mitigation. She did indicate that the applicant may wish to consider the greenspace provisions on the overall 2.6 acre site in addressing the greenspace variance request to the Zoning Board of Appeals. 

Swanson suggested some changes to expand the landscaping along the east line of the site as well as behind the building. Groce observed that the extent to which drive-thru patrons call ahead will have a bearing on the effectiveness of the new drive-thru facilities. 

Holtrop noted that increased greenspace was generally desired by the commission. He suggested that directional sign display may be helpful to patrons to clarify traffic circulation patterns. He also suggested that some measures be explored to reduce pedestrian/vehicular conflicts including speed bumps or placing a row of parking along the west side of the building. McEnhill indicated that they would explore the options.

J.                   New Business

 

            There was no New Business

 

 

K.                Other Business

 

1.      Master Plan Discussion

 

Golder reviewed the excerpt from the draft Master Plan update pertaining to the Division Avenue subarea. She explained how the narrative for each subarea includes an application of the planning principles. Discussion ensued concerning the relationship of the detailed graphics associated with the vision for Fisher Station developed in the fall of 2008 with the master plan recommendation for the Division Avenue corridor. Golder explained that the vision graphics go into far more detail than what a typical land use graphic portrays.   As an example, several commissioners questioned who would build and maintain the Fisher Station street grid. The precise location and nature of the street will be determined when the developer submits a development plan within the corridor. It will be at that point in time when the discussion of public or private construction and maintenance will be undertaken.

2.      Commissioners’ Comments

 

                        There were no Commissioners comments.

           

3.      Staff’s Comments

           

There were no Staff Comments

 

L.                 Adjournment  

 

-          Motion Carried (8-0) –

-          Sheldon absent -

 

Meeting adjourned at 8:20p.m.

 

 

                                                            Respectfully submitted,

 

                                                            Don Yokom, Secretary