(return to index)
 

 

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, Laurie Sheldon,  Ed Swanson, Frank Vander Hoff,  Don Yokom and Johngerlyn Young

Members Absent: Ed Kape (with notification)

Others Present: Community Development Director Terry Schweitzer, Economic Development Planner Lisa Golder, Planner Joe Pung, Staff Secretary Monique Collier, the press and about 20 residents.

 

 

-          Motion Carried (8-0) –

-          Kape absent -

 

D.                Approval of the Minutes and Findings of Fact

 

 

E.                 Approval of the Agenda

 

 

-          Motion Carried (8-0) –

-          Kape 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

Case #11-11 – ICC Behar – Special Land Use and Site Plan Review for parking in the      flood plain located at 3425 East Paris Ave.

 

Planner Pung introduced the request. He stated the request is a special land use and site plan review to permit parking within the floodplain. Pung stated the applicant has requested tabling the public hearing to December 13, 2011, due to not making the changes from the work session. Pung stated the changes are the parking deck is not going to be extending over into the floodway. The expanded parking will be sealed back. He stated they are also going to show the storage area that is going to be part of the fill.

 

Holtrop opened the public hearing.

 

There was no public comment.

 

 

-          Motion Carried (8-0) –

-          Kape absent -

 

Case #12-11- Camille Woods – Preliminary and Final Site Plan Review for a Site Condominium Development located North West of Lake Dr. and Camille

 

Planner Golder introduced the request. She stated the applicant is requesting tabling to the December 13, 2011 meeting. She stated this project will now be named Kathryn Woods. She stated the request is for site plan approval for a 11 unit site condominium development zoned R1-C on 3.77 acres located north of Lake Drive and west of Camille. She stated the zoning is R1-C single family residential which requires10,000 square foot lots and 80 foot width. 

 

Golder stated site condominiums are developed under the Condominium Act, a site condominium expands the ownership privileges to include a lot. It would look like a typical single family subdivision but it is developed under the Condominium Act. She stated it is collectively owned, some of the things that are owned in common include the road and any open space that is not a site condominium itself.

 

Golder stated we are looking to table because there are site plan details that are missing on the site. Staff asked  for some existing vegetation information specifically trees with 6 inch caliper or greater. Also, there are two detentions ponds shown on the site and that requires approval by the Service Committee and if they want to pursue the site plan and the service committee turned it down that would change the way that the development is designed.  She stated the applicant is also considering to change the design and bring the road in from the north side of Camille with the culdesac down to the south. Golder stated we will need a chance to review this new approach because the commissions and neighbors haven’t seen the plan. Golder stated they should table the public hearing to the December 13 meeting so that the neighbors can have a chance to look at the new plan. 

 

Golder stated she is aware of the concerns regarding density and water on the site. Assistant City Engineer Tim Bradsaw and John Halland was present.

 

John Halland was present representing Kathryn Woods. He stated he has the new plans. He stated they plan to bring the entrance off the north access point and culdesac down to the south. He stated he feels it will be less invasive.

 

The Commissioners chose not to see the new plans. They would like for the different departments and neighbors to have a chance to look at it beforehand.

 

Chair Holtrop encouraged Mr. Halland to have another meeting with the neighbors so they can see the new plans.

 

Chair Holtrop opened the public hearing.

 

Ted Roelof, 1315 Camille; Ken Vanputten, 3547 Lake Dr. west of the Camille Woods development; Mike Pemberton, 1301 Camille; expressed the following concerns: density and fitting in with the neighborhood; putting the road on the south end raises concern related to drainage; need a de-acceleration lane on Lake Dr.; concerns with consistency; to the east of the development the prevailing elevation of the land to the west sends water their way they want to be assured all the water will be channeled to the proper drainage; needs to be substantial enough too be able to hold a lot of water the ground doesn’t soak up any water; traffic and safety. They would  also like the developer to be bonded during construction, require the developer to plant screening and screen the entire perimeter so that the neighbors that front this project would be screened for privacy and from density.

 

 

-          Motion Carried (8-0) –

-          Kape absent -

 

VanderHoff asked what the developer is allowed to do by right. Golder stated the Master Plan   recommends low density residential, less than 4 units per acre and they need to keep within the R1-C district 10,000 square feet and 80 feet in width and what he is proposing is consistent with these requirements.

 

VanderHoff asked whether he needed any variances. Golder stated he will need a variance with the driveway coming from the north. He will have to go through the Zoning Board because the width of the easement is not wide enough for the 11 lots he is proposing. VanderHoff stated the planning commission will take action before the zoning board of appeals and if the planning commission approves the development it would have to be conditioned upon him getting a zoning board of appeals variance.

 

Assistant City Engineer Tim Bradshaw spoke regarding the drainage concerns. He stated the city does have an ordinance that states any development can release storm water at .33cfs, which is a release rate that is in line with neighboring communities. He stated the detention ponds are sized appropriately for a 10 year storm so that they have the capacity to handle the additional rain water. There is an outlet that is appropriately sized for the pond in the 10 year storm event so that any additional water that is generated by the development is still released at a very slow rate.  Bradshaw stated while the development will create more water overall, the intensity of the water leaving the site will not increase. He stated they will make sure the release rate of the water from the site does not go over city ordinances. Bradshaw stated regarding water migration from the west to the east, the developer is proposing a small berm along the east side of his parcel and that will prevent any of his drainage water from leaving the site. He stated the way it is shown is to drain south along the lot line; therefore no water will leave his site before it goes to the detention pond and impact anyone. Bradshaw stated as far a bonding during construction they could require up to the limit of that project there could be option on how this is taken care of but it wouldn’t be controlled by the City.

 

-          Motion Carried (8-0) –

-          Kape absent -

 

Case#13-11 –Metro Cab – Special Land Use and Site Plan Review for a Fuel Depot located 4678 Danvers Dr.

 

Director Schweitzer stated the request is a Special Land Use and Site Plan Review for a Fuel Depot located at 4978 Danvers. He stated they operate a cab service to serve the area. He stated they have a contract with Gerald R Ford International Airport. He stated they are wishing to switch their fleet over to propane. He stated the fuel depot is proposed to be located on the southern part of the site. Schweitzer stated the loading dock on the south end of the building is where they are proposing to place the 1,000 gallon propane tanks and there are ballards for protection. He stated the vehicle that will bring in the propane will come in through from north they would be able to pull alongside and fuel and the size of the vehicle is one that would service a residence. He stated they can maneuver on the site and not have to come over onto the property to the east, there are no easements between the properties. First Companies has management over both properties. Schweitzer stated staff is recommending conditional approval of the use and it would be conditioned that the fuel depot system is set up and operated consistent with option 3 as stated in the memo, associated training and the fuel depot is for exclusive use for the onsite business.

 

Schweitzer stated if Metro Cab leaves they would have the option of either leaving their propane tanks there or relocating it with them. If they were to stay there the special land use would be restricted up front consistent with their application to be for their exclusive use of the onsite business. If they want to open it up to other customers then we would want to have to re-submit a request to the Planning Commission.

 

He stated regarding the site plan it meets the zoning ordinance requirements.

 

Steve Walz, with Metro Cab; Greg McPherson, Ferrell Gas; and John Openhuizen, with First Companies were present to represent the request and answer any questions.

 

Chair Holtrop opened the public hearing.

 

There was no public comment.

 

-          Motion Carried (8-0) –

-          Kape absent –

 

VanderHoff questioned if this were anymore dangerous than refueling cars with gasoline. Mr. Walz stated no it is not, it is a much safer way to fill. VanderHoff asked if you get better gas mileage. Mr. Walz stated it is about the same, but the cost is substantially less.

 

Helder asked if the Fire Department has approved the request. Schweitzer stated Fire Marshal Maday has worked with Ferrell Gas, and Metro Cab he thinks it is a good operation and they have agreed to train the fire department.

 

Swanson stated he is totally in support he thinks it is a great idea. He just wished they could have worked out an easement. He stated he would like for staff to watch this because he doesn’t think you can circulate around in there very well, it works as a single parking lot.

 

-          Motion Carried (8-0) –

-          Kape absent -

 

 

-          Motion Carried (8-0) –

-          Kape absent –

 

I.                   Work Session

 

Case#14-11 Wax Doctor Detailing & Uhaul Service Center – Special Land Use Open Air Business and Site Plan Review located at 5091 Broadmoor Ave. SE

 

Planner Pung introduced the request. He stated the applicant would like to have two uses on the property. He stated the first is a full service auto detailing which is a permitted use within the zoning district and the second use is the Uhaul rental and it is classified as an open air business. The open air business is a special land use also requiring site plan review. He stated the proposed use is consistent with the prior use of the property. Thirty Car rental was there and also Encore Motor Sales and Leasing. Pung stated the applicant is not proposing any major changes to the site or building. The trucks they will be renting out will be in the rear of the property on the west property line. The use meets all the special land use and site design criteria for an open air business. Fire and Engineering have no issues with the development.

 

Rebecca Smith was present to represent the request. She stated they have had the Wax Doctor detailing Center since 2005. She stated they were approached by Uhaul to be an authorized dealer. She stated they are excited to bring their business into Kentwood and look forward to bring new jobs.

 

The Commissioners welcomed them to Kentwood.

 

Helder stated this should give them good exposure to what they are trying to do, welcome to Kentwood.

 

VanderHoff asked how many employees do they anticipate having. Mrs. Smith stated around 15-20 employees. VanderHoff asked if they had enough space to do what they need to do. Mrs. Smith stated on a daily basis they do full and complete detailing which include the wash, hand wax engine clean trunk clean shampoo rinse wheel deodorizer which is a 4-6 hour job and they do have a service that will drop you off. She stated the space allots them more parking than their current location. 

 

Holtrop stated between the business and the road we would like to keep fairly nice and neat and clean and no big Uhaul trucks parked up for advertising and stay towards the rear of the property. Mrs. Smith stated all of the fleet would be in the back not visible from the front.

 

Case#15-11- Kentwood Market- Major Change to an Approved Site Plan located at 3321 East Paris Ave. SE

 

Planner Golder stated the applicant withdrew their application.

 

J.                   New Business

 

There is no New Business

 

K.                Other Business

 

1.      Commissioners’ Comments

 

Commissioners offered no comments.

 

2.      Staff’s Comments

 

Staff offered no comments.

 

 

L.                 Adjournment  

 

 

Meeting adjourned at 8:45p.m.

 

 

                                                            Respectfully submitted,

 

                                                            Don Yokom, Secretary