Kentwood Committees & Boards
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Minutes for 06/12/2007APPROVED MINUTES OF THE REGULAR MEETING
OF THE KENTWOOD PLANNING COMMISSION
JUNE 12, 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, Laurie Commissioner Sheldon, Dan Holtrop, Nancie McIntyre-Evenocheck, Ed Swanson, and Frank Vander Hoff.
Members Absent: Abed Itani and Chris Winczewski.
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 13 citizens.
Motion by Vice Chair Swanson, supported by Commissioner Artz, to excuse Commissioners Itani and Winczewski from the June 12, 2007 meeting.
- Motion Carried (6-0) ?
- Commissioners Itani and Winczewski absent -
D. Approval of the Minutes and Findings of Fact
Motion by Commissioner VanderHoff, supported by Vice Chair Swanson, to approve the Minutes of May 22, 2007.
- Motion Carried (6-0) ?
- Commissioners Itani and Winczewski absent -
E. Approval of the Agenda
Motion by Commissioner VanderHoff, supported by Vice Chair Swanson, to approve the agenda for the June 12, 2007 meeting.
- Motion Carried (6-0) ?
- Commissioners Itani and Winczewski absent -
F. Acknowledge visitors wishing to speak to non-agenda items.
There was no public comment.
G. Old Business
H. Public Hearing
There were no public hearings.
Work Session
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
Planner Golder introduced the request. She stated the request is for a special land Use of a parking lot within a floodplain and also a site plan review for a Shopping Center, located at the SE corner of 28th Street and Broadmoor Avenue. Golder stated when the existing DeKorne building was built it was built above the floodplain and is considered out of the floodplain. Golder stated the floodplain is at 720 foot elevation level and since that portion goes through the parking lot, that is the reason why the applicant has to seek the special land use. Golder indicated that since the proposed building is above the floodplain elevation and the area drains less than two square miles, the DEQ has no jurisdictional issues with placing of fill within the floodplain. Since the area drains 1.3 square miles, once confirmed, the City Engineer will prepare a letter requesting a Floodplain Map Revision Amendment Based on Fill which will change the location of the floodplain to accommodate the development. Golder stated they are proposing three buildings on two separate parcels in which Jared?s Jewelers plans to occupy one. Golder stated some of the issues are: the corner property is not included but would be difficult to use by itself; a better design for the relocation of the floodplain/floodway might have been to relocate the floodplain along 28th Street and Broadmoor in order to create an attractive feature and to provide a property that is not encumbered by floodplain; the need to confirm DEQ does not have jurisdiction; send letter requesting revision to the floodplain map; and lot combination/reconfiguration required. Golder stated this development has a range of different uses and a lot of strange easements, accesses, floodplain and detention. Golder stated it is a very important corner the city is trying to get together a meeting with all the property owners to talk about what they want to see there in the future and maybe do some coordination of development, a lot of the buildings are vacant and thinks it will be good to coordinate the redevelopment. Golder stated another issue that should be addressed is to extend the sidewalk all the way to the intersection.
Bob Petko, with Progressive was there to represent the applicant. He stated the Jared?s Jewelers is interested in constructing and occupying one of the buildings. He stated their hope is to be up and running before the Christmas season. He stated the other two buildings are speculative at this point and they are not considering construction until there are firm commitments.
Commissioner Holtrop stated he is okay with the plan and to follow what staff is suggesting with the cross easements and sidewalks.
Commissioners Artz and Sheldon indicated they are okay with the plan.
Commissioner VanderHoff asked if they plan to tear the Dekorne?s building down that is currently there and start over. Mr. Petko confirmed that was correct, they had looked at re-using it but it was so expensive. It is cheaper for them to tear it down and start all over.
Vice Chair Swanson stated staff had recommended putting the cross access tie back in and wanted to know if that was agreeable to the applicant. Mr. Petko stated he informed the owner and he is taking that under consideration. Vice Chair Swanson asked if he would also take under consideration pulling the two driveways together and making a single more substantial driveway access at a common location to see if that access can work better. Petko stated he will suggest it and that there is an access there now but there is no cross access easement in place. Petko stated there are no cross access easements at the portion of the site. Vice Chair Swanson stated he would like to see one offered. Vice Chair Swanson asked if there is anything that can be done about a north south sidewalk. Golder stated we can ask. Vice Chair Swanson also asked about the delivery area and the dumpster. Vice Chair Swanson stated it looks tight for a truck to come around that corner and get to the dumpster with the parking there. Vice Chair Swanson stated he doesn?t know how that is going to work. Mr. Petko stated the anticipated type of truck that will access the site is a step van or a small truck, not a semi because of the nature of the businesses they have in there. Mr. Petko stated from the back of the building to the edge of the pavement is 93 feet. Petko stated a suggestion by Assistant City Engineer Pat Hughes, because of the sight distance problem at the southeast corner of the southernmost building, was to create striping or raised island and pull back the parking at the building corner. He stated the dumpster will be cocked a little bit based on Mr. Hughes suggestion to create a clear vision corner. Mr. Petko stated their other thought was if they can?t make that work, they could move the dumpster to the southwest end of the site and the refuse truck could pull in and circulate out. Vice Chair Swanson stated the circulating out is what he was more concerned about.
Chair McIntyre-Evenocheck stated she thinks it looks good. She stated she would highly recommend a sidewalk to 28th Street. She stated the other issues were; look at combining the two drives possibly with Mattress World, a sidewalk extension; confirm the floodplain is correct, look at the circulation for the refuse truck, possible re-locating the dumpster and Golder?s issues outlined in her staff report.
Case #4-07 Beacon Condominiums ? Major Change to a PUD Site Plan and Final Site Plan Review located at 2400 Forest Hills Avenue.
Case #7-07 ? Beacon Condominiums ? Special Land Use for an assisted living facility located at 2400 Forest Hill Ave.
Planner Golder introduced the request. She stated three weeks ago the project was reviewed as a Major Change to an Approved PUD. Golder stated the applicant met with the neighbors and they amended their site plan. After reviewing all the information in the PUD statement staff determined this project falls into an assisted living type of use which is a special land use. Golder stated with the amendments to the site plan, the applicant has proposed 8 dwelling units, two single family homes and three duplexes that would result in a density of 2.6 units per acre. The buildings would be into 26 condominiums. She stated they removed a couple single family units creating greater separation from the neighborhood to the east. Golder outlined the general special land use standards in her staff report and also the special land use standards specific to assisted living. Golder stated the applicant will have to go to the Zoning Board of Appeals. Golder stated the principal building has to maintain a minimum 20-foot side yard and a minimum 35 foot front yard and a minimum 50 foot rear year. Golder discussed the changes from the previous site plan to the revised site plan and PUD statement. Golder stated staff will require and make it clear a whole building can?t be sold then leased out or rented and also the use of the building has to be consistent with the purpose that it was approved. Golder stated staff would like more detail on the Green principle for construction.
Paul Solberg was there to represent the request. Chair McIntyre-Evenocheck asked if they met with the neighbors and whether or not the neighbors have seen the new plans. Mr. Solberg stated he emailed Dave Dunican the plans after they were changed. Mr. Solberg stated there were some issues addressed by the residents. He stated they staked out the proposed buildings so they could see where the buildings would be and get a sense from their homes how it would look. He stated said he brought a 12 foot pole with a bandanna at the top and held the pole up so the neighbors could see the height of the building. He stated they had two reactions; one concern was the appearance of the buildings towering over their homes and secondly, they were concerned about water run off into their yards. Mr Solberg stated he went out to the site about five days after it had rained and it was still damp walking into the neighbor?s backyards. He indicated they already have water run-off into their yards. He stated as a result they pulled those two buildings. He stated they have removed one building from the plan completely and shifted another building over to form another duplex. Mr. Solberg stated they have added some foliage and landscaping in part to shelter the parking lot from the neighbors as one concern the neighbors had was people parking in the church lot and looking down at their homes. Mr. Solberg expressed to the neighbors they have a sincere desire to be good neighbors and they hope the changes are taken as the evidence of being good neighbors.
Vice Chair Swanson stated he likes the fact that they are working with the neighbors. He stated he sees a strong need for this kind of development. He stated the site plan looks good.
Commissioner VanderHoff asked which buildings do not meet the 30 foot setback and how close are they. Rob Berends from Exxel Engineering stated building One on the south property line is set back 26 feet and along the parking lot, the buildings are each 20, 22 and 22 feet which do not meet the building setback.
Commissioner Sheldon stated she likes the plan revisions. She stated she is still concerned about the setback and will be interested to see what the neighbors will have to say.
Commissioner Holtrop stated his only concern is the setback and building one.
Chair McIntyre-Evenocheck thanked them for working with the neighbors and screening the parking lot as much as possible. Chair McIntyre-Evenocheck asked Staff what setbacks are of to the planning commissioners. Golder stated the planning commissioners are looking at the 30 foot setback and ZBA is looking at the 50 foot setback and the standards are different. Chair McIntyre-Evenocheck asked the applicant what will be in the 1.2 acre open space. Mr. Solberg stated there are trees and they will work with the neighbors so that they are happy with what is there. Chair McIntyre-Evenocheck stated the setbacks are an issue. The applicant also has to make sure the fire department services can be met in regards to adult foster care services and the drainage issues are addressed by the city engineer. She also noted the issue Golder bought up regarding the possible building code classification as an institutional use, Chair McIntyre-Evenocheck stated she thinks the co-operative may be a better mechanism. She also noted the need to provide side and rear building elevations as well as a section drawing of the proposed plan and more information on the Green construction.
I. New Business
There is no New Business
J. Other Business
1. Bruce Schedlbauer, Marketing and Communications Manager from Gerald R. Ford International Airport
Bruce Schedlebaur gave a brief presentation of the new parking structure, the single largest airport infrastructure development project of the history of the Gerald R. Ford International Airport.
2. CBS Partners
Attorney Sluggett stated this project went before the city commission and it was referred back to the planning commission for input on four specific items. A new site plan was submitted by the applicant, as well as the elevations of the west side of the building. Staff was in contact the neighbor to the west and look at the grading impact on the property specifically to the west. He stated this will not be a work session or a public hearing. Commissioners need to give their input and comments that they have and restrict themselves to the four issues.
Planner Pung stated one issue they were supposed to look at was the dumpster location which was located within the easement; it is now just outside of the easement. They also submitted the revised building elevations for the west side of the building, they added additional coloring to the brick.
Chair McIntyre-Evenocheck stated the applicant is asking for feedback on the four issues and the commissioners will make a decision on June 26. She stated if there are questions staff will submit them to the applicants. Chair McIntyre-Evenocheck stated her concern is the next door neighbor to the west. Because it is a zero lot line it would disturb 6-8 feet into the adjacent property. She also stated she doesn?t have a problem with the elevations. She stated the dumpster was moved out of the easement; however there may be some issues about it being emptied because of the angle it is on. She didn?t recall seeing the landscaping plan. She stated there is no landscaping between the two parking lots to the east which has quite a bit of open space. Sluggett stated the comments tonight will be passed on verbatim to the applicant.
Commissioner VanderHoff asked about the neighbor to the west, if he had any property rights. Sluggett stated the applicant does not have the legal right to go on to the adjacent property. Sluggett stated if they needed to construct the building, typically what will happen is they would approach him and purchase some kind of temporary easement to allow them and their equipment to go on their site. This is a private matter that will have to be worked out and if they can?t get it from him then they cannot legally go on his property. Commissioner VanderHoff stated he is not happy with the large west wall looking on 44th street.
Vice Chair Swanson acknowledged the applicant submitted a site plan that shows the dumpster off of the easement. However, he stated he would like to see a graphic representation of how a truck could load and unload and get out. He also stated the revised site plan doesn?t do what they wanted to have done before. He stated the west wall is still alone. It does not meet the intent of the master plan. Vice Chair Swanson stated it is designed to meet a specific need, but not what the City of Kentwood needs when the master plan was done. He stated he doesn?t think the elevation is acceptable. He stated it may be more acceptable to the neighbor to the west if it were 5 feet from their property line. Then there would not be an issue on clarification of the grading impact on the property to the west. Vice Chair Swanson stated it needs work on three of the four items.
Commissioner Holtrop?s concern was if they plan to re-landscape the neighbor?s property.
3. Commissioners? Comments
Commissioner Holtrop stated he will not be at the June 26th meeting.
Commissioner Artz stated she will not be at the June 26th meeting.
Chair McIntyre-Evenocheck stated Planning Commissioner Ray Poyner resigned from the Planning Commission. Ray Poyner accepted a position in Indiana at Hamilton Sundstrand. She thanked him for his valuable insights over the years and his service to the City. He will be missed as a Planning Commissioner and as a friend.
4 Staff?s Comments
There were no staff comments.
K. Adjournment
Motion by Commissioner VanderHoff, supported by Vice Chair Swanson, to adjourn the meeting.
- Motion Carried (6-0) ?
- Commissioners Itani and Winczewski absent -
Meeting adjourned at 8:47p.m.
Respectfully submitted,
Chris Winczewski, Secretary
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