APPROVED MINUTES OF THE REGULAR MEETING
OF THE KENTWOOD PLANNING COMMISSION
MARCH 13, 2012, 7:30 P.M.
Chair Holtrop called the meeting to order at 7:30 p.m.
The Pledge of Allegiance was led by Commissioner Swanson.
Members Present: Betsy Artz, John Helder, Dan Holtrop, Ed Kape, Ed Swanson, Frank Vander Hoff, Don Yokom (arrived late) and Johngerlyn Young
Members Absent: Laurie Sheldon (with notification)
Others Present: Community Development Director Terry Schweitzer, Economic Development Planner Lisa Golder, Planner Joe Pung, Staff Secretary Monique Collier, and the applicants.
Motion by Commissioner Swanson, supported by Commissioner VanderHoff, to excuse Commissioner Sheldon and Yokom from the meeting.
Motion Carried (7-0) –
Sheldon and Yokom absent -
Minutes were approved as drafted.
Approval of the Minutes and Findings of Fact
Motion by Commissioner Swanson, supported by Commissioner VanderHoff, to approve the agenda for the March 13, 2012 meeting.
Approval of the Agenda
Motion Carried (7-0) –
Sheldon and Yokom absent -
Acknowledge visitors wishing to speak to non-agenda items.
There was no public comment.
There was no Old Business
There were no Public Hearings
– Marriott Residence Inn – Special Land Use and Site Plan Review for a Hotel Located at 4441 28th
Planner Golder introduced the request stating the request is for special land use and site plan review for the Marriott Residence Inn Hotel. She stated the hotel is required to receive special land use approval, subject to the general requirements for all special land uses and the specific requirements of Section 15.03 O of the Zoning Ordinance. Golder stated site plan review of the overall development is also required.
Golder stated the site is adjacent to the former location of AJ’s Water Park. She stated a portion of the site has been graded and has little vegetation. She stated there is a residential subdivision located north of the proposed hotel. Golder stated these homes are built at an elevation that is approximately 10’ higher than the floor elevation of the proposed hotel building. She stated the area between the single family residences and the proposed hotel is partially wooded, steeper slopes exist to the northwest of the site. She stated a condominium development is located on top of this hill (Forest Meadows Condominiums). Golder stated wetlands and a detention pond exist east of the proposed hotel.
Golder stated the site is located on the north side of 28th Street (M-11), a state trunkline with a five lane cross section within a 120’ right-of-way. She stated access to the site is proposed through two existing driveways off 28th
Street. One driveway is just east of Quaker Steak, and the other is west of La-Z-Boy Furniture store. She stated the Quaker Steak driveway aligns on the south side of 28th
Street with the driveway serving Steak and Shake, Chilis, and Spaghetti’s restaurants. The 28th
Street La-Z-Boy driveway is a right-in only driveway. Golder stated during the Commission discussion of driveway access for the Menards proposed in 2007, this driveway was planned to be upgraded to a right-in, right-out driveway.
Golder stated in addition to these two curb cuts on 28th
Street there is also a signalized access further to the west near Art Van Furniture that provides access to the service drive running both east and west parallel to 28th
Street. Other driveways from 28th
Street also provide access to this site from the existing service drive.
Golder stated the applicant is proposing a 100 room Residence Inn Hotel. Chapter 12 of the Kentwood Zoning Ordinance requires a Traffic Impact Assessment for projects that generate either 50-99 directional trips during peak hour traffic or 500-750 directional trips during a day. A Traffic Impact Study is more in depth, and is required for higher traffic generators, or those that generate either 100 or more directional trips in the peak hour or over 750 trips on an average day. Golder stated the applicant should provide the city with information it may have on their occupancy and traffic generated at its other locations to assist in determining the impact of traffic on 28th
Street. She stated 28th
Street traffic volumes have changed significantly over the years, from a high of 48,662 in 2000 to the current 29,419 vehicles per day. This is likely due to the construction of M-6, the decline in retail uses on 28th
Street and the development of commercial uses along M-6 and other areas throughout the region.
Golder stated it should be noted that the traffic study completed for the proposed Menards in 2007-2008 indicated that the Damon’s (now Quaker Steak and Lube) driveway was operating at Level of Service D for left turns out onto 28th
Street. With the proposed development of the Menards project, changes to the traffic signal timing at Patterson Avenue and East Paris Avenue were recommended. A traffic light was also proposed at the Damon’s (Quaker Steak) driveway to alleviate traffic issues at this location and address the anticipated increased traffic volumes created by the proposed Menards. These issues will need to be addressed in the future, especially if development occurs at the proposed Menards site.
Golder stated access to the hotel is through easements both on the west side and the east side of the property. The eastern access drive cuts through the Quality Inn parcel and eliminates about 11 parking spaces. The design of this drive on the Quality Inn site also creates an unusual driveway design at the point that the Residence Inn driveway cuts to the north. She stated the applicant has provided copies of the easements for city review. The easement for the Quality Inn parcel requires the replacement of parking if requested by Quality Inn (or if needed to meeting the zoning ordinance requirements). Golder stated it is uncertain at this time whether the parking must be replaced, or whether the Quality Inn will require its replacement. The location of the replaced parking spaces must also be determined.
Golder stated the proposed Residence Inn’s building elevations must comply with the building materials requirements of Section 8.03 B of the Zoning Ordinance. The requirements permit only 25% of siding for all the building elevations. She stated the applicant must provide information on the building materials proposed. She stated relief from this requirement can only come from the Zoning Board of Appeals.
Golder stated the proposed Residence Inn’s building is 4 stories and 45 feet high. She stated typically in the C-2 zone, height is limited to 3 stories or 45 feet, whichever is less. In the case where the use is adjacent to residential districts, height is limited to 2 stories or 30 feet, whichever is lower. Golder stated the applicant has filed a Zoning Board of Appeals variance with the city.
Golder stated the hotel is proposing multiple wall sign on the building façades; only one sign is permitted. She stated relief from this requirement can come only from the Zoning Board of Appeals.
The applicant should provide a floor plan for the hotel to determine if there are other uses that might create additional traffic concerns (conference center or restaurant).
She stated the applicant must provide additional information on lighting. City lighting standards require that fixtures within 150 feet of a residential zone are limited to 20 feet in height.
The applicant appears to be proposing a land division and combination that must occur in order for the proposed Marriott to be placed on one parcel of land.
She stated the site plan needs to be corrected to show an accurate portrayal of the lots within the subdivision to the north.
Golder stated the northeast corner of the site includes a number of trees that can help to screen the hotel from some of the residences to the north. She stated the vegetation is less dense nearer to the west side of the property, and may have to be supplemented to screen the hotel from view. The hotel is proposed to be located approximately 300’ from the single family homes directly to the north. She stated the applicant shall provide, for City review and approval, a landscaping plan for the site that indicates where trees will be retained, as well as where additional screening landscaping will be provided.
Golder stated in previous submissions for Menards, the applicant has indicated the desire to construct an office building north of the proposed Marriott Inn. The applicant should provide this information to the Commission as it may have a bearing on the landscaping requirements for the proposed hotel.
Buffer between residences and 28th Street retail
Has access to existing curb cuts
Is good use for deep commercial lot with limited visibility
Extended stay uses may be more residential in nature than a typical hotel.
Variances needed for building height, and possibly signage and building materials.
Driveway extension from Quality Inn takes up 11 parking spaces and creates awkward split between the Quality Inn parking lot driveway and the driveway leading to the Residence Inn. Location of replaced parking spaces must be determined
Additional information needed on lighting
Applicant needs to provide a floor plan to indicate the square footage of the room, as well as any additional accessory uses proposed within the hotel (such as a restaurant or conference center).
Information on whether an office building is to be proposed north of the hotel
Additional information needed to satisfy requirements of City Engineer and Fire Marshal
Bill Mast displayed a rendering from the neighbors perspective. He stated that is part of their application with the ZBA for the height variance. He stated when they had the Menards application active there was a rendering done of the Menards lumber wall and it shows the view of the hotel from the neighbors back porch. He stated it is about 90 feet on average from the back of their houses to their property line. He stated the proposed hotel will be 45 feet 209 feet from their property line. He stated visually it will be about the same impact as what would be permitted without a height variance yet at the same time four times as far off the property line for noise etc.
Mast stated he has talked to Bob Hedges, representative for Forest Meadows. He had a couple of questions and he has met with his neighbors. The north drive was one question but, he stated they can shield headlights with berm and/or landscaping. Hedges also asked about air conditioning units for the room. Mast stated the air conditioning units will be inside the rooms in a closet. They will have a screen to the outside, but that screen will be flushed with the outside wall of that building. They will not have a lot of things hanging off the back side. Mast stated at nearly 300 feet through the woods sound isn’t expected to be a problem.
Young asked what is the overall reaction from the residents. Mast stated this is not new to them, there was a Marriott shown on the Menards plan even though it was part of the applications and their reaction according to Mr. Hedges was not negative. Hedges comments were more on the headlights on the back. He was wondering if a couple of the parking spots could be eliminated or moved around clockwise to the east. Mast stated they are working on moving a few of those. He stated they may not even need them because they are slightly over the counts that are required. Mast stated they do need the drive. Mast stated they are limited with what they can rotate to the northeast side.
Golder stated one thing the neighbors were concerned with was the trash pickup. Mast stated they schedule their trash pick up on Tuesday, Thursday and Saturday at 10am because their hotel guest are sensitive as well to early morning pick up.
Mast stated they will comply with the siding material requirements, they are going to draw new plans. Mast stated they do not need a variance for building wall signage they only plan on putting one on the south elevation. He stated they asked for the height variance and will be asking for one more off property sign variance to get a Marriott sign out on the entrance between Art Van and Lazy Boy.
Artz asked about the height of the parking lot lights and will there be a lot of additional lighting, decorative or otherwise attached to the building. Mast stated there will not be any lighting on the building. Artz asked if any residents asked about lighting. Mast stated they have not. Mast stated the Marriott Residence Inn tries to keep a residential feel and they do not have a drive under canopy.
Swanson stated that it would probably be a good idea to show the berm at the back on a grading plan and show some landscaping. Swanson stated if the lighting is 25 feet tall, then a sharp cut off could be used at the back side to keep ambient light away from the neighborhood. Project Engineer Randy Feenstra stated they are not doing the landscape plan. They have somebody that is going to be working on that, but the grading plan can show that on there. Mast stated they have enough room on the north side to move the berm north if they want the planting in front of it or on put them on top of the berm. Golder asked what is going to happen to the land north. Mast stated they have no plans to change it at all. He stated they have to recombine and do lot splits. Mast stated the hotel was previously depicted to be more on a 45 degree orientation now it is a flat spot and if they were ever going to do an office building the area to the east would be a spot for it; it would be easier to design traffic circulation that would not impact the Quality Inn parking lot.
Swanson stated he likes the redesign layout and stated he thinks they can go a little further with defining the driveway at the front and making it look like you are turning into the Marriott rather than going straight. Mast stated if they can get permission of the Roaring 20’s Plaza, (they own the 15 foot wide finger and the property corner is misaligned by about 35 feet and they will need their permission to do that) they have an easement that will allow them to do that.
Yokom asked about the homes on the hill and how high the elevation is north and west. Mast stated 30 feet. Mast stated he spoke to the representatives from the condos and she is pleased to see some activity back there. Yokom asked if 4 stories was a problem with the fire department. Golder stated no. Yokom asked if there will be a pet area. Mast stated he doesn’t believe there will be any pets. Yokom asked about the stormwater run off. Mast stated it will go to the east, they have already created the detention pond and it has been there for awhile. Yokom asked about lighting if it will be standard typical lighting or LED.
Helder stated he thinks this will be a good addition to the area.
Kape asked where will the deliveries be made. Mast stated he will confirm but he believes that take the deliveries right through the front door during the daylight hours because that is when it is most empty with no customers.
Helder asked is there a restaurant in the hotel. Mast stated they will serve breakfast to hotel guest but not a restaurant.
Holtrop stated some issues that should be addressed before the public hearing are: being considerate to neighbors; sound; light; and sight. And also the berm and the easement potential for the driveway.
- Fox Hyundai/Kia- Major Change to An Approved PUD Site Plan located at 4101 28th
Planner Pung introduced the request. He stated this is a Major Change to an Approved PUD site plan. He stated the owner wishes to construct a 1,060 square foot freestanding building to the west of their existing dealership. He stated the new building would be used to house the preowned auto sales staff. Pung stated this will be similar to what they have done with the Ford Dealership. Pung stated the new building will be located where there are currently vehicle storage and display. Pung stated the property was rezoned from C2 community commercial and C4 Office to the current CPUD in 2007. Pung stated there will be no change in the use of the property. It will still be an auto dealership just separating the new and preowned functions. Pung stated the owner indicated they do plan to add some additional lighting around the new building and they will be submitting a photometric plan for any new lights that are added to that area. Pung stated the only issues at the staff meeting were building elevations. They provided the additional information and as long as it consistent with the existing building they will be fine. As part of the CPUD they did get a waiver on the building materials for the existing building and their goal is to have their new building match that one so they won’t have any issues with regard to the building materials.
Aaron Jenks was present representing the request. He stated the building will be in keeping with the same character. He stated they are not affecting any permeable soil, they aren’t changing the flow of the site and they are trying to minimize the lighting. He stated they are trying to maintain parking for handicap and customers and the rest it will be display for used car units. He stated the existing building is about 28 feet in height. The proposed building will not be as tall although the finished floor will be 24 inches above the parking lot elevation.
VanderHoff questioned if reducing 19 parking spaces meets the ordinance. Pung stated what they are removing is just vehicle storage, they have plenty of parking space if they need to convert some from vehicle storage to customer parking they have plenty of parking on site.
Helder asked if they will be servicing any used cars out of the new facility. Jenks stated the service will be done in the existing building.
Yokom commended Fox motor with the good job they have done in the community.
Motion by Commissioner Swanson, supported by Commissioner Artz, to set a public hearing date of April 10, 2012, for: Case #4-12 Structures and Improvements Plan (SIP)
Motion Carried (8-0) –
Sheldon absent -
Holtrop stated he will have the list for the sub Committees at the next meeting
Staff offered no comments.
Motion by Commissioner VanderHoff, supported by Commissioner Swanson to adjourn the meeting.
Motion Carried (8-0) –
Sheldon absent -
Meeting adjourned at 8:10p.m.
Don Yokom, Secretary