Kentwood Committees & BoardsAPPROVED MINUTES OF THE REGULAR MEETING
Planning Commission (Back to index)
Minutes for 05/22/2007
OF THE KENTWOOD PLANNING COMMISSION
MAY 22, 2007, 7:30 P.M.
A. Chair McIntyre-Evenocheck called the meeting to order at 7:30 p.m.
B. The Pledge of Allegiance was led by Commissioner Itani.
C. Roll Call:
Members Present: Betsy Artz, Ray Poyner, Laurie Sheldon, Dan Holtrop, Abed Itani, Nancie McIntyre-Evenocheck, Ed Swanson, Frank Vander Hoff, and Chris Winczewski.
Members Absent: None
Others Present: City Attorney Jeff Sluggett, Community Development Director Terry Schweitzer, Economic Development Planner Lisa Golder, Planner Joe Pung, Planner Debargha Sengupta, Staff Secretary Monique Collier, the press, the applicants and about 35 residents.
D. Approval of the Minutes and Findings of Fact
Motion by Holtrop, supported by Poyner, to approve the Minutes of May 8, 2007 and the Findings of Fact for: There were no Findings of Fact.
- Motion Carried (9-0) ?
E. Approval of the Agenda
Motion by Holtrop, supported by Swanson, to approve the agenda for the May 22, 2007 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
Case #4-07 Beacon Condominiums ? Major Change to a PUD Site Plan and Final Site Plan Review located at 2400 Forest Hills Avenue.
Chair McIntyre-Evenocheck stated that a new Site Plan has been developed which the commissioners have not yet seen and the applicants have requested to table the request to the June 12, 2007 meeting.
Planner Golder gave a brief overview of the request. She indicated that staff decided that the units fit the definition in the ordinance for assisted living units. It is proposed to be an unlicensed residential facility providing housing to two or more group meals per day, incidental nursing, medical services, transportation, ambulatory assistance, prescription scheduling, laundry, housekeeping and/or shopping. Golder indicated that assisted living is a special land use within the zoning district. She indicated that the special land use would have to be noticed to the community and the residents within 300 feet. Golder stated that with the new classification, earlier concerns regarding the sale of the property should Guardian Angels become insolvent are alleviated. The development will be considered as an assisted living facility. Golder stated that she thinks this will also alleviate some of the issue the residents have.
Chair McIntyre-Evenocheck opened the public hearing.
Lois DeVries, a resident at 2504 Forest Bluff Court, stated that she lives directly behind the proposed buildings. She stated that they were concerned because some of the residents in the association did not receive any information on the project. She stated that she would like to see that every resident of their association receive the new site plan in advance. Chair McIntyre-Evenocheck stated that notifications will be sent to residents within 300 feet of the development. The site plan will be available once the Planning Staff has received it at City Hall.
Patricia Watson, a resident at 2500 Forest Bluff Court, stated that she did not receive the notice and that their president of the association sent them an email. She sated that she would like to be on the mailing list. She stated that her living room window is about 20 feet from the property line of the proposed development. She stated that she would be looking at the road and part of the back of the building. She stated that she would like to be noticed in the future to have some input. She stated that they have spent a lot of money on their condominiums and they want to make sure this will not adversely impact their investment in the community.
David Start, a resident at 2465 Bluff Meadows Drive, stated that he appreciates the comments from the planning commissioners looking at the required setbacks for front yards and back yards. He stated that it is important to maintain as much green space as possible and adhere to the setback requirements. He stated that he is concerned about the proximity of the community center to the backs of the homes. He stated he would like the community center be moved closer to the street where there will be less disturbance to the homeowners. He stated that there will need to be a zoning variance and he thinks that there are good reasons why there needs to be a 45 foot parking setback people want to have green space between their backyard and a parking lot.
Paul Solberg, with Guardian Angel Homes, President of the Board was there to represent the request. He stated that he met with the residents in the community on May 12. He stated that one of the concerns was that the Community Center would be lite up like a lighthouse all night long and manned 24 hours. He stated that he spent time with the Executive Director as to what use she intended for the community center. The Executive Director stated that they would like to have it available for the staff that are in the homes with the residents providing care, but, through the night there will rarely be anybody in the building. The only time someone will go into the building is if they need to drop off paperwork or pick up paper work. It will not be something that is light up throughout the night.
Planner Golder stated that the staff will still need to go through the process of the Special Land Use and there will not be a public hearing on that on June 12 due to the fact the it has to be noticed to the paper and the residents. She asked the applicants it they would like to table to the June 26, 2007 meeting or would they like the special land use to run separately. Mr. Solberg stated that they would like for the request to be tabled to the June 26, 2007 meeting.
Motion by Commissioner Swanson, supported by Commissioner Poyner, to table Case #4-07 Beacon Condominiums to the June 26, 2007 meeting.
- Motion Carried (9-0) ?
I. Work Session
There were no work sessions.
J. New Business
Motion by Commissioner Poyner, supported by Commissioner Holtrop, to set the public hearing date of June 26, 2007 for, Case #5-07 Broadmoor Center ? Site Plan Review for Shopping Center located at 3450 & 3460 28th Street SE Kentwood; Case #6-07 Broadmoor Center ? Special Land Use for a Parking Facility in a Floodplain located at 3450 & 3460 28th Street SE Kentwood; Case #7-07 ? Beacon Condominiums ? Special Land Use for an assisted living facility located at 2400 Forest Hill Ave.
- Motion Carried (9-0) ?
K. Other Business
1. Status report on the Conservation Oriented Development Project
Planner Sengupta recapped what has been done so far. Sengupta stated that they have received feedback from the Parks & Recreation Department. He stated that they indicated that there will be one big park area that will be more of a community wide draw and multiple smaller parks, private and public that will serve the neighborhood. The Parks & Recreation also stated that there would be trail networks that would be connected to the regional trail network as well as the parks. He stated that there will be a non-motorized trail along Breton extended with crossings at Paul Henry. He stated that the Engineering Department gave feedback on Section 34 and the basic infrastructure is to be built by the developers developing those properties and the city will pay for any overages. He stated that the preference on Breton Avenue will be a three lane cross section with expected speed limits between 25 and 35 miles per hour within an 80 feet right of way. There will be a non-motorized trail between 8 and 10 feet wide along the west side and a 5 foot sidewalk along the east side, street trees on both sides and mid block cross walks along Breton and a signalized intersection on Breton extended at 60th. He stated that there are multiple options on how the utilities will be brought into the section. He stated that there hasn?t been anything finalized, these are all drafts. Sengupta stated that for the next steps we are waiting on section 13 and then a meeting will be scheduled with the Patterson family and Heyboer family and discuss other land use alternatives. Then there will be a compilation of all the recommendations for both sections and presented to the planning and city commissioners for their feedback. He stated that once feedback has been prepared and modified then staff will prepare for adoption.
McIntyre-Evenocheck asked if in the infrastructure utilities portion if we make sure that they have under ground utilities. Attorney Sluggett stated that the City couldn?t. Community Development Director Schweitzer did indicate that the new sub divisions have underground utilities. Secretary Winczewski asked if the City could require underground utilities in new developments or where road improvements are being made. Sluggett stated that he would look into it and report back to the commissioners.
2. Commissioners? Comments
Chair McIntyre-Evenocheck encouraged the planning commissioners to walk in the 4th of July Parade for the City of Kentwood Parks & Recreation Department, from 60th Street to the Library. She also stated that Encore Motors on the Beltline have banners out that need to be addressed. Also, Saab on 29th Street is parking on the grass. Pung indicated that they have already been cited. She also thanked staff for the year end report for 2006.
Swanson stated that he would like to know what is going on with Guardian Angels before June 26. Planner Golder indicated that we would have a work session review on June 12.
Winczewski stated that he would be absent June 12, 2007. He also asked staff to check on Walgreens because it doesn?t look like the landscape plan has been followed.
Itani stated that he would not be at the June 12, 2007 meeting.
Holtrop and McIntyre-Evenocheck stated that he will be absent the July 4th and will not be able to attend the 4th of July celebration.
Holtrop asked what approvals have a one-year time limit on them. Schweitzer stated that special land uses and site plans have a one-year restriction. Holtrop indicated that the building elevations approved on 5/23/06 for the Jehovah?s Witness Kingdom Hall should be expiring. Schweitzer stated that the ordinance would require for them to apply for an extension before the expiration and it has been extended once already so they would have to reapply for the use.
3. Staff?s Comments
Schweitzer stated that the second meeting in July is usually set aside to have the long range planning meeting. He stated that given how slow activity has been he would like to reinstate the July 24 meeting as a regular meeting night. The commission agreed.
Motion by VanderHoff supported by Holtrop, to adjourn the meeting.
- Motion Carried (9-0) ?
Meeting adjourned at 8:10pm
Chris Winczewski, Secretary