Kentwood Committees & Boards
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Minutes for 01/09/2007APPROVED MINUTES OF THE REGULAR MEETING
OF THE KENTWOOD PLANNING COMMISSION
JANUARY 9, 2007, 7:30 P.M.
COMMISSION CHAMBERS
A. Chair McIntyre-Evenocheck called the meeting to order at 7:30 p.m.
B. The Pledge of Allegiance was led by Commissioner Artz.
C. Roll Call:
Members Present: Betsy Artz, Ray Poyner, Laurie Sheldon , Dan Holtrop, Abed Itani, Nancy McIntyre-Evenocheck, Frank Vander Hoff, and Chris Winczewski.
Members Absent: Ed Swanson (with notification)
Others Present: City Attorney Jeff Sluggett, Community Development Director Terry Schweitzer, Economic Development Planner Lisa Golder, Planner Joe Pung, Staff Secretary Monique Collier, the press and the applicants.
Motion by Commissioner Holtrop, supported by, Commissioner VanderHoff to excuse Commissioner Swanson from the meeting.
- Motion Carried (8-0) ?
- Commissioner Swanson absent -
D. Approval of the Minutes and Findings of Fact
A. Motion by Commissioner Itani, supported by Commissioner Holtrop, to approve the Minutes of December 12, 2006 and the Findings of Fact for: Case #24-06 - CBS Partners Site Plan Review located at 2300 44th Street SE
- Motion Carried (8-0) ?
- Commissioner Swanson absent -
E. Approval of the Agenda
Motion by Commissioner Holtrop, supported by Commissioner Poyner, to approve the agenda for the January 9, 2007 meeting.
- Motion Carried (8-0) ?
- Commissioner Swanson absent -
F. Acknowledge visitors wishing to speak to non-agenda items.
There was no public comment.
G. Old Business
Case #31-06 ? 32ND Street Condo?s - Site Plan Review located at 3016 32nd Street
Staff Planner Pung introduced the request. He stated that this request is for a 14 unit condominium development. He stated that they are looking at building two 2-unit buildings and two 3-unit buildings and one 4-unit building. Regarding the concern with the adjacent property owners with regards to drainage and run off City Engineer Pat Hughes stated that drainage should not be a problem. The other concern regarding the building fa?ade and orientation of the units, the applicant tried to rotate the plan but it did not so work do he has proposed different facades. The applicant is also going to add more landscaping between the buildings.
Chair McIntyre-Evenocheck opened the public hearing.
There was no public comment.
Motion by Commissioner Holtrop, supported by Commissioner VanderHoff, to close the public hearing.
- Motion Carried (8-0) ?
- Swanson absent -
Secretary Winczewski?s concern was regarding the neighbors that came in for the public hearing to talk about their water problems. City Engineer Pat Hughes indicated that there will be less water on the property once the development is completed. Secretary Winczewski stated that he is disappointed with the landscaping. He stated that he was looking for more trees between the buildings. He stated that he still has an issue with the garages.
Commissioner Artz stated that they have gone above and beyond on the landscaping.
Commissioner Itani stated that he had the same concerns as Winczewski regarding the landscaping and the garages. He stated that he is glad to see the run-off will not be a concern.
Commissioner Sheldon stated that she likes the variation in the fa?ade. She stated that she would like to see more landscaping on the perimeter. Her other concern was regarding the playground area and how it is going to look. Applicant Mr. Kikic stated that initially it will be open and grass covered. Thereafter the condo association will determine what will be in the playgrounds. Sheldon wondered if it would be possible to add more trees to the landscaping and Mr. Kikic stated that he would do that and add more landscaping in front of each unit.
Commissioner VanderHoff stated that he is still not happy with the garages, but it meets the ordinance and the master plan.
Commissioner Holtrop stated that he is glad to see the changes in the landscaping. He stated that he doesn?t like the garages up front.
Commissioner Poyner stated that he would prefer to see something without garages in front, but it does meet the ordinance and he would be in favor.
Chair McIntyre-Evenocheck stated she would like to see more landscaping between the buildings. Chair McIntyre-Evenocheck?s other concern was who will be mowing the playground area to keep it up and looking nice. Applicant Mr. Kikic stated that he would initially be responsible for that and eventually it would be handled by the condo association.
Secretary Winczewski stated that he would like staff to look at the deed to find out if the development is encroaching on the west neighbors? property.
City Attorney Sluggett stated that that the commissioners can at the end of condition 2 ?subject to staff approval? and amend condition 1 to add additional landscaping.
Motion by Commissioner Holtrop, supported by Commissioner Poyner to grant conditional approval of the site plan dated October 2, 2006 as described in Case 31-06 32nd Street Condominiums. Approval is conditioned on conditions 1-5 with amendments to condition 1 to add additional landscaping and condition 2 subject to staff approval and basis points 1-8 in Pung?s memo dated 1/4/07.
- Motion Carried (8-0) ?
- Swanson absent ?
H. Public Hearing
Case # 33-06 Encore Motors Sales & Leasing ? Special Land Use/ Site Plan Review located at 5091 Broadmoor Ave. SE
Staff Planner Pung introduced the request. He stated that the applicant wishes to operate an open-air business for vehicle sales and leasing. He stated that at the work session the planning commission had issues with the parking and the landscaping buffer. The applicant has since submitted an application to the zoning board to have the landscape buffer reduced.
Chair McIntyre-Evenocheck opened the public hearing.
There was no public comment.
Motion by Commissioner VanderHoff, supported by Commissioner Itani to close the public hearing.
- Motion Carried (8-0) ?
- Swanson absent ?
Commissioners Poyner, VanderHoff, Sheldon , Itani, Artz, and Holtrop were all in favor of the project and had no issues.
Secretary Winczewski wanted to make sure that the anonymous letter that was written not in favor of having another car lot in Kentwood was read into the minutes.
McIntyre-Evenocheck stated that it is nice to see a building in Kentwood being reused.
Motion by Commissioner Artz, supported by Commissioner Sheldon to grant conditional approval of the Special Land use for an open-air business as described in Case #33-06 Encore Motors Sales and Leasing. Approval is conditioned on conditions 1-2 and basis points 1-5 in Pung?s memo dated 1/3/07.
- Motion Carried (8-0) ?
- Swanson absent ?
Motion by Commissioner Artz, supported by Commissioner Sheldon to grant conditional approval of the site plan dated March 25, 1998 as described in Case #33-06 Encore Motor Sales & Leasing. Approval is conditioned on conditions 1-3 and basis point 1-5 in Pung?s memo dated 1/3/07.
- Motion Carried (8-0) ?
- Swanson absent -
Case #34-06 ? Escrow Fee Provisions
Community Development Director Schweitzer introduced the request. He stated that prior to city review of an application. The escrow fee is intended to be an amount of money determined by the City to be a reasonable estimate of the fees and costs which may be incurred in reviewing and acting upon an application or related matters. The Escrow would be drawn upon to reimburse the City for extraordinary costs incurred to review the specific application. He also noted that the proposed fee resolution accompanying the ordinance amendment contained an amendment to the current standard fee schedule. He explained that the cost to publish public notices in the newspaper had recently increased a substantial amount. This projects requiring one public notice were increased by $30 and a $60 increase for this require public notices.
Chair McIntyre-Evenocheck opened the public hearing.
There was no public comment.
Motion by Commissioner VanderHoff, supported by Commissioner Poyner, to close the public hearing.
- Motion Carried (8-0) ?
- Swanson absent ?
Commissioner Holtrop?s concern was how price increases were handled in the past. Director Schweitzer stated that the city has contracted with an outside firm to analyze our fees. Director Schweitzer stated that the fees are evaluated on a periodic basis. He stated that the fee standard schedule was updated last in August of 2005.
Commissioner Itani?s concern was whether or not the fees are indexed to inflation. Schweitzer stated that there is no annual increase adjusted to inflation.
Chair McIntyre-Evenocheck stated that she thinks the city should be diligent about the communication with the developers because this will only be successful if staff is proving to them that we are not going to be spending money unwisely.
Motion by Secretary Winczewski, supported by Commissioner Itani, to recommend to the city commission to amend the City of Kentwood Zoning Ordinance No. 9-02, as amended as stated in Schweitzer?s planning staff recommendation dated 1/2/07.
- Motion Carried (8-0) ?
- Swanson absent -
I. Work Session
Case #1-07 Whiskers Pet Resort & Spa Special Land Use Kennel and Site Plan Review located at 3100 29th Street SE.
Planner Golder introduced the request. Golder stated that this special land use and site plan review is for an existing building located at 3100 ? 29th Street. She stated that they plan to keep the building as it is just doing some cosmetic improvements to the outside of the building. They plan to remove the paving behind the building and install grass and kennels out back for the animals. There will be a number of areas separated by a 5ft chain link fence and a 6 foot chain link fence will be installed around the entire perimeter of the backyard. Golder stated that they are proposing six parking spaces along the west side of the building and nine to the north for the customer parking. She stated that some of the issues they need to address include additional information on operation to determine compliance with special land use standards; a solid fence around the perimeter is an ordinance requirement or relief from requirement is through the zoning board of appeals; parking plan to establish sufficiency of parking; depending on number of dogs and other services; and use of vacant parcel to the east may be limited due to noise generated from daycare/kennel.
Applicant Melissa Verplank, 16060 Peach Ridge, Kent City MI was there to represent the request. She stated that they are proposing a very high end exclusive pet resort that is very different than what Kentwood has seen. She stated that Whiskers is a very small inclusive luxury type pet care center that will have overnight boarding, and dog daycare and grooming for dogs and cats.
Commissioner Sheldon?s concerns were how many animals the applicant intends on having. Mrs. Verplank stated around 60 dogs at one time. Sheldon stated that she was concerned about the visibility and noise associated with the outside kennel areas. She indicated that she would like to see a solid fence put up. Mrs. Verplank stated that she would consider a solid fence. Sheldon was also concerned about the sufficiency of noise barriers within the building to insulate the noise for the neighbors. Mrs. Verplank stated that there should not be any noise that you will hear from inside. Sheldon wanted to know if there will be an additional landscaping on the outside of the building. Sheldon?s other concern was that she thinks this will be a competition in Kentwood for this type of business and wanted to know if she sees this as a trend because this business could come and go. Mrs. Verplank stated that she has been active in the industry and she has a good handle on what the clients need and has a very large keep clientele. She stated that even with the facilities that are opening up now she could not recommend them to her customers.
Commissioner Holtrop said that he likes to see empty buildings being reused in Kentwood. He noted that it is an ordinance requirement the fencing is required to be a solid fence. Commissioner Holtrop questioned whether or not the neighbors were contacted. Applicant Damon Root stated that he did contact Seven?s and they didn?t seem to have any issues. Mr. Root stated he didn?t get a chance to speak to Disselkoen. Mr. Root stated that the biggest concern that he heard was as long as the activity is going to be kept to the property they will be fine.
Applicant Mr. Root also commented about the noise barrier from within and stated that he will take a look at that. He stated that the building is a complete block building with brick faced on all four sides with interior insulation much like a residence so there is a lot more sound material already in the building than would be normal to a lot of the other facilities. He indicated that they will take a look the sound issue.
Commissioner Artz concern was whether or not there will be retail sale of goods involved. Applicant Verplank stated that they might sell some shampoo but she doesn?t otherwise want to deal with retail of goods.
Commissioner Poyner stated that the solid fence is a good idea. Commissioner Poyner stated that when the proposal goes to Special Land Use the public hearing the planning commission will need to tie the landscaping plan and also an operating plan. Applicant Verplank stated that they need to have about 50% occupancy the entire time as a break even point. Commissioner Poyner asked what the business plan shows for the time period to break even. Applicant Verplank stated that the first couple of months they will be coming with the built in clientele. She stated that they are so tied in with the community and target market that they are already seeing demand. Applicant Verplank stated that the first year they might be light but by the time they hit their second year they will be up and running.
Secretary Winczewski stated that the use statement will be very important because the last kennel that was approved was a franchise and they submitted their franchise agreement as part of their approval. Secretary Winczewski asked about the range of services they will provide during peak kennel demand such as Christmas time and Spring break. Applicant Verplank stated that is the only time they will close down daycare.
Chair McIntyre-Evenocheck indicated she would like staff to check and see how many doggie daycares are in Kentwood, Wyoming and all the other surrounding neighborhoods. She stated that she doesn?t want Kentwood to be the place for doggie daycare and at some point we need to say enough is enough. Applicant Verplank stated that she has that information and will submit it for the public hearing. Chair McIntyre-Evenocheck stated; that we want to make sure there is a solid fence around the perimeter; check out the noise barriers within the building; landscaping beefed up and written operations use plan statement that outlines exactly what the daycare operations are going to be.
Case #2-07 Woodbury Ridge (Sandyhook Court) ? Preliminary & Final Site Plan for a Site Condominium located at Middlebury & 44th Street
Planner Pung introduced the request. He stated that this is phase III encompassing 9 lots on 4.73 acres for a residential site condominium. He stated that there are no significant issues. However staff suggests looking at requiring sidewalks and having it outside the public right of way within an easement.
Commissioner Artz concern was whether or not the applicant has talked to any of the residences. The applicant stated that they have talked to the residents.
Secretary Winczewski?s concern was whether of not there are any issues between site condominiums and home owners association and the other properties are there any conflicts. The applicant stated that there weren?t.
Chair McIntyre-Evenocheck stated that the only issues would be the sidewalk. The commission would like to see the sidewalk as part of the plan.
J. New Business
Case #1-07 Whiskers Pet Resort & Spa Special Land Use Kennel and Site Plan Review located at 3100 29th Street SE; Case #2-07 Woodbury Ridge (Sandyhook Court) ? Preliminary & Final Site Plan for a Site Condominium
Motion by, Commissioner Holtrop, supported by Commisioner VanderHoff, to set the public hearing date of January 23, 2007 for Case #1-07 Whiskers Pet Resort & Spa Special Land Use Kennel and Site Plan Review located at 3100 29th Street SE; Case #2-07 Woodbury Ridge (Sandyhook Court) ? Preliminary & Final Site Plan for a Site Condominium
- Motion Carried (8-0) ?
- Swanson absent ?
K. Other Business
1. Election of Officers
Chair McIntyre-Evenocheck opened up the floor for nominations.
Motion by Commissioner Itani, supported by, Commissioner VanderHoff, to nominate the existing officers Nancy McIntyre-Evenocheck as Chair, Ed Swanson as Vice Chair and Chris Winczewski as Secretary.
- Motion Carried (8-0)-
- Swanson absent -
2. Commissioners? Comments
Commissioner Holtrop stated that he will be absent the next meeting.
Commissioner VanderHoff stated that he will be gone for the February 13 and 27 2007 meetings.
Chair McIntyre-Evenocheck stated that she is looking forward to a productive year and wished everyone a Happy new Year!
3. Staff?s Comments
Director Schweitzer briefly discussed the Land Use and Zoning Subcommittee meeting that involved the developers associated with Woodbury Commons project. He indicated that they are looking at the Bretonfield project on the north side of 60th street west of Wing. They were seeking to get feedback on a concept that would be consistent with what the commission has been looking at for section 34, in terms of the density of the housing, the designs of the homes and the Breton extension. He stated that there are additional copies of what they have submitted and commissioners can take a look at it if the would like.
Director Schweitzer stated that there was a second Luz Committee item that did not get addressed and he would like the committee to convene again on the January 23, 2007 at 7:00p.m. Commissioners Artz, Sheldon and Poyner stated that they would be able to attend.
Director Schweitzer stated that starting this year the CIP will be handled more by the Finance office. The CIP will still come to the Planning Commission. He stated that the work session will probably be in late February and the public hearing will be in March.
Planner Golder stated that staff has received some information relating to the possibility of applying for a free design Charrette to be done in conjunction with Wyoming. Golder stated that they are picking three communities or three projects will be selected within the west Michigan area. She thought that the Division Avenue corridor would be a good one in conjunction with Wyoming to get some ideas between the two communities. Golder stated that the charrette could yield a concrete plan that would enable the two communities to secure funding for infrastructure improvements.
Planner Pung stated that maintenance complaint forms are now available on the City?s website. You fill it out on the website and it gets emailed to the property maintenance enforcement division.
L. Adjournment
Motion by Commissioner VanderHoff, supported by Commissioner Holtrop to adjourn the meeting.
- Motion Carried (8-0) ?
- Swanson absent -
Meeting adjourned at 9:10p.m.
Respectfully submitted,
Chris Winczewski, Secretary
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