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Minutes for 06/28/2005APPROVED MINUTES OF THE REGULAR MEETING
OF THE KENTWOOD PLANNING COMMISSION
JUNE 28, 2005, 7:30 P.M.
COMMISSION CHAMBERS
A. Vice-chair Swanson 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, Todd Gray, Abed Itani, Nancy McIntyre-Evenocheck, Ed Swanson, and Frank Vander Hoff
Members Absent: Maggie Bohn and Dan Holtrop (both with notification)
Others Present: City Attorney Jeff Sluggett, Community Development Director Terry Schweitzer, Economic Development Planner Lisa Golder, Planner Joe Pung, Planner Debargha Sengupta, Staff Secretary Mary Faulkner, the press and two applicants.
Motion by McIntyre-Evenocheck, supported by VanderHoff, to excuse Commissioners Bohn and Holtrop from the meeting.
- Motion Carried (6-0) ?
- Bohn and Holtrop absent ?
D. Approval of the Minutes and Findings of Fact
Motion by Itani, supported by Artz, to approve the Minutes of June 14, 2005, and the Findings of Fact for: Case #23-05 Quail Meadows, Rezoning of 51 acres from R1-A & R1-C Single Family Residential to RPUD-1 High Density Residential Planned Unit Development, and Preliminary Site Plan Review of a PUD, located on the North side of 52nd Street between Windy Ridge Estates and Jefferson Farms and extended North to Woodbury Commons Plat; Case #24-05 Division Avenue Rezoning, Rezoning of 11.7 acres from C-2 Community Commercial and R1-D Single Family Residential to C-5 Neighborhood Commercial located on the East side of Division Avenue from Montebello Street to 44th Street.
- Motion Carried (6-0) ?
- Bohn and Holtrop absent ?
E. Approval of the Agenda
Motion by McIntyre-Evenocheck, supported by Gray, to approve the agenda for the June 28, 2005, meeting.
- Motion Carried (6-0) ?
- Bohn and Holtrop 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 #25-05 Kingdom Hall of Jehovah?s Witnesses, Special Land Use ? Place of Worship, located at the Southwest corner of 52nd Street and Wing Avenue
McIntyre-Evenocheck stepped down from this case since she had done so in the past due to personal reasons.
Pung explained that this request is for a special land use for a place of worship. The special land use and site plan were approved a little over a year ago. The Zoning Ordinance has a provision for an extension of one year on the approval of a site plan and that was granted by the Planning Commission a few months ago. Up until recently there was no such provision in the Zoning Ordinance for an extension of the special land use therefore they are requesting approval of the special land use for a place of worship. Pung reviewed his condition and basis in his recommendation for approval.
Representatives from the Jehovah?s Witnesses were present but had nothing to add.
Vice-chair Swanson opened the public hearing. There was no public comment.
Motion by VanderHoff, supported by Itani, to close the public hearing.
- Motion Carried (5-0) ?
- McIntyre-Evenocheck abstained ?
- Bohn and Holtrop absent ?
There was no discussion by the Commission.
Motion by Gray, supported by Itani, to conditionally approve the Special Land Use Place of Worship as described in Case 25-05 Jehovah Witnesses? Kingdom Hall. Approval is conditioned on Planning Commission approval of the building elevations and basis points 1 through 5 as outlined in Pung?s memo dated 6/17/05.
- Motion Carried (5-0) ?
- McIntyre-Evenocheck abstained ?
- Bohn and Holtrop absent ?
Case #26-05 Speedway, Special Land Use ? Convenience Store and Site Plan Review of a Vehicle Fuel Station/Convenience Store at the Northeast corner of 52nd Street and Eastern Avenue (815 Eastern Avenue)
Sengupta explained that the applicant, Aaron Kruse, Marathon Ashland Petroleum, has requested tabling the public hearing until August 9, 2005 and asked for a work session on July 12 in their letter dated June 22, 2005.
Vice-chair Swanson opened the public hearing. There was no public comment and the applicants were not present.
Motion by Itani, supported by Gray, to adjourn the public hearing until the August 9, 2005, meeting per the applicant?s request.
McIntyre-Evenocheck questioned Sengupta on whether the applicants contacted the owner of the Dollar Store in order to see if they could work something out on a cross access. Sengupta stated that he forwarded the information to the applicant and they indicated that they were going to try and make contact. He explained that Speedway is a big organization and the recommendation had to be forwarded to the Real Estate Branch of Speedway and that branch would try to contact the owner of the Dollar Store.
Swanson stated that at the ZBA meeting they tabled the Speedway request indefinitely and there were some representatives from the condo association present.
Sengupta explained that since the site plan was going to be revised for the Planning Commission, the applicant was trying to get a read on the existing site plan. He stated that they did have an alternative sketch with the building moved to the east. The representatives from the condo association had concerns with convenience store patrons using the condo parking lot. Their other concern had to do with the greenspace along the property line. Sengupta stated that they were relieved that no land would be purchased from the condo land. He stated that since they were going to change their site plan, the applicant decided to withdraw their application and make a new application to the Zoning Board.
- Motion Carried (6-0-) ?
- Bohn and Holtrop absent ?
I. Work Session
No work sessions scheduled for this meeting.
J. New Business
Since the second meeting is set aside as a long-range meeting the public hearing date of August 9, 2005, will be set at the July 12, 2005, meeting for the following new business item.
Case #27-05 Division Avenue South Rezoning ? Rezoning of 5.3 acres from I-1 Light Industrial to C-5 Neighborhood Commercial located on the east side of Division Avenue from 52nd Street to approximately 240 feet north of 54th Street
K. Other Business
1. Commissioners? Comments
McIntyre-Evenocheck suggested that the Zoning Ordinance Subcommittee look at the MTA (Michigan Township Association) recommendations on their zoning ordinance provisions pertaining to conditional rezoning (formerly contract rezoning). She referenced the Planning & Zoning News May 2005 article on this item. She felt that our ordinance should be updated to add these provisions. McIntyre-Evenocheck stated that she was glad that we did not go with the rezoning request for the contract zoning based on the information in the Planning & Zoning News.
2. Staff?s Comments
Schweitzer stated that since no formal action was taken on the Market Strategy portion of the Master Plan he suggested that it be reviewed at the July 26 meeting. He stated that he would provide copies to the commissioners before that meeting so that they could review it. Schweitzer stated that he also has information in the form of an executive summary of a housing market potential study commissioned by Metro Council that he will provide to them for that meeting.
Golder explained that there was a request for a lot split on property located on the north side of 52nd Street, just east of Breton Avenue and it was disallowed because the property is zoned R1-C along 52nd Street and the northern portion is zoned R1-A. She suggested that the Commission consider rezoning the property around the public works building and up to the Jefferson Farms Plat. The Commission was receptive to the idea and suggested that it go to the LUZ Committee for review.
L. Adjournment
Motion by VanderHoff, supported by Itani, to adjourn the meeting.
- Motion Carried (6-0) ?
- Bohn and Holtrop absent -
Meeting adjourned at 7:48 p.m.
Respectfully submitted,
Nancy McIntyre-Evenocheck, Secretary
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