Kentwood Committees & Boards
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Minutes for 07/11/2006APPROVED MINUTES OF THE REGULAR MEETING
OF THE KENTWOOD PLANNING COMMISSION
JULY 11, 2006, 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 VanderHoff.
C. Roll Call:
Members Present: Betsy Artz, Laurie Sheldon, Dan Holtrop, Nancy McIntyre-Evenocheck, Ed Swanson, Frank VanderHoff, and Chris Winczewski.
Members Absent: Ray Poyner, Abed Itani
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 five citizens.
Motion by Commissioner Holtrop, supported by Commissioner VanderHoff, to excuse Itani and Poyner from the meeting.
- Motion Carried (7-0)-
- Commissioner Itani and Commissioner Poyner absent -
D. Approval of the Minutes of June 27, 2006 and Findings of Fact there were no Findings of Fact.
Motion by Commissioner Artz, supported by, Commissioner VanderHoff, to approve the Minutes of June 27, 2006.
- Motion Carried (7-0) ?
- Commissioner Itani and Commissioner Poyner absent -
E. Approval of the Agenda of July 11, 2006.
With the following corrections, public hearing date under New Business should be August 22, 2006 instead of August 8, 2006.
Also Wildflower Creek under Other Business will be covered at the July 25, 2006 Planning Commission meeting.
Motion by Commissioner VanderHoff, supported by Commissioner Artz, to approve the agenda for the July 11, 2006 meeting.
- Motion Carried (7-0) ?
- Commissioner Itani and Commissioner Poyner absent -
F. Acknowledge visitors wishing to speak to non-agenda items.
There was no public comment
G. Old Business
Case #17-06 ? Rosi?s Mini Market Special Land Use and Site Plan Review located at 4720 South Division Ave. SE
Planner Pung stated that at the last meeting the action was tabled on the project in order to have the applicant talk to the property owner to see if they will be willing to pay for an installed sidewalk. He stated the he was not able to talk to David Diaz the applicant?s representative directly, but, he received a voicemail message from him indicating that he spoke to the owners and she has no choice but to put in a sidewalk. Planner Pung was unsure whether he was talking about the tenant of the mini mart or the property owner.
Chair McIntyre-Evenocheck stated that she does not feel comfortable to continue on with the project without clarity from the owner. She asked if it we could table the request.
Planner Pung stated that we could adjourn the request until the next meeting and he will try to get in contact with the property owner to get the sidewalk issue clarified.
Motion by Commissioner VanderHoff, supported by Commissioner Holtrop, to adjourn Case #17-06 Rosi?s Mini Market to the July 25, 2006 meeting.
- Motion Carried 7-0-
- Commissioner Itani and Commissioner Poyner absent -
H. Public Hearing
Case #15-06 ? LSI Financial / Capital Community Credit Union Major Change to and Approved Site Plan located at 641 44th Street
Planner Pung stated that the applicant?s intent is to add additional drive through facilities to the existing LSI Credit Union. He stated that the existing ATM was approved by the Planning Commission as an Special Land Use in 2002 and that the additional drive through tellers will be added on the west side of the building.
Planner Pung stated that a couple of the issues that were bought up at the work session including the one way drive aisle west of the drive through lanes. He stated that LSI has angled the parking spaces and they have added in the parking blocks as requested by the Commission in order to prevent cars from creeping over into the bypass along into the Drive Through. Planner Pung stated that they have also added in the median detail on 44th Street. He stated that they have also fixed the existing landscaping trees; the trees were cut down in height so that it would not impair any vision for driving and for safety purposes for the use of the ATM.
Becky Page with Driesenga and Associates was there representing LSI and to answer any questions the Commissioners may have.
Chair McIntyre-Evenocheck opened the public hearing.
There was no public comment.
Motion by Commissioner VanderHoff, supported by Commissioner Artz, to close the public hearing.
-Motion Carried 7-0-
- Commissioner Itani and Commissioner Poyner absent ?
Commissioner VanderHoff and Secretary Winczewski stated that they are happy with the project.
Vice Chair Swanson stated that he doesn?t care a lot for bumper blocks and he would rather it be a two foot wide island. He stated that it will not be a condition, but asked the representative to investigate that as a possibility when they start building. Becky Page the representative stated that she will take a look at the traffic circulation through that area and see if there is room. She stated that she will discuss with her client to see if it is a possibility or not.
Commissioner?s Artz, Sheldon and Holtrop all agreed that the project looked good and they did not have any questions/comments.
Chair McIntyre-Evenocheck stated the she thinks it is always nice to have a company that wants to stay in Kentwood and grow their business and wished them the best of luck.
Motion by Vice Chair Swanson, supported by Commissioner Holtrop, to grant conditional approval of the Site Plan dated June 30, 2006 as described in Case #15-06 per Planner Pung?s memo dated June 30, 2006. Approval is conditioned on conditions 1-3 and basis point 1-3.
-Motion Carried 7-0-
-Commissioner Itani and Commissioner Poyner absent -
Case #18-06 ? The Shops on 52nd Street Special Land Use Drive Through Service Establishment and Site Plan Review located at 3868 52nd Street SE
Case #19-06 ? The Shops on 52nd Street Final PUD Site Plan Review for phases 5&6 located at 3868 52nd Street SE
Planner Golder introduced the request. She stated that at the work session the Commissioners talked about circulation; whether the driveway in between the bank that has a drive in lane (that travels from south to north) and the ice cream shop that travels from north to south, should be a two way or one way drive. There was concern whether there is enough room; it was only an 18 foot wide area. The changes they made on the Site plan were; they widened the drive to 20 feet and took out the island that would separate the ice cream traffic from that two way driveway. Planner Golder stated that she felt that wasn?t adequate and she is recommending having them put that island back in as part of the approval. She stated that they also decided to put in a sidewalk that goes from north side of the ice cream building across to the bank and to fix all the connections between the sidewalks and various building in the phases. Golder stated that the recommendation is based on the representations that the applicant have made about the operation, it is not yet in writing but the applicant stated that they would do it for us to have it in the file and refer to it if we need to in the future. Approval is conditioned on conditions 1-2 and basis points 1-2. Golder stated that the two way drive may be used as a bail out if people don?t want to go to the bank. She stated that it seems like it makes sense. She stated that even if they required that the drive be one way people are probably going to go two ways.
Chair McIntyre-Evenocheck opened the public hearing.
Motion by Commissioner VanderHoff, supported by Commissioner Sheldon, to close the public hearing.
- Motion Carried 7-0 ?
- Commissioner Itani and Commissioner Poyner absent -
Commissioner Sheldon asked what the average width is of a two way driveway. Golder stated that it depends on the road. If there is perpendicular parking alongside a minimum 24 foot width is required. Lesser width is needed if there is no adjacent parking.
Vice Chair Swanson stated that he had asked for someone to run auto turn to show the flow of traffic. Applicant Carnovale stated that they did not do that. Vice Chair Swanson stated that the reason why he asked for the graphic representation it would convince the group that either the one way or the two way is the best option. He stated that without that that we are just going on an opinion. Vice Chair Swanson stated that he has mixed emotions.
Applicant Carnovale stated that they are trying to avoid congestion and confusion in the circulation. He stated that there is enough room for two cars having to pass through. He stated that he is concerned that if you restrict it to one way that people will violate that one way direction and it will cause confusion around the bank and the drive through. He stated that they are concerned about progressing forward if the Commission tables the request; he said the snow started flying early last year and they want to get the project under way. He stated that they will cooperate in any way that the Commission feels is necessary. He stated that they would like to be approved this evening.
Vice Chair Swanson stated that it would be his opinion that two way will work but he would feel much better if he had some graphics to reveal how that would work and that is why he asked for the auto turn. He stated that regarding the island beside the ice cream drive through, he would recommend that it be of a different material and be mountable so that if a car is in there it can get out.
Applicant Carnovale stated that they can explore that for Vice Chair Swanson?s satisfaction.
Secretary Winczewski wanted to know the drive width between the sidewalk and the curb. Applicant Carnovale stated that it is 22ft. His concerns were whether or not they could do anything to protect the pedestrians. He wanted to make sure people know it is a pedestrian cross walk. Applicant Fenton stated that they are going to paint the cross walk. Secretary Winczewski stated that he thinks the drive through is confusing and he just wanted to make sure the pedestrian cross walk is labeled well.
Chair McIntyre-Evenocheck stated that she is very disappointed. She stated that she has been excited about the plan from day one and now she is disappointed with this piece of the project and how this is going to turn out. She stated that the two way is going to be confusing and that there will be some fender benders and thinks people will avoid that area because of that. Chair McIntyre-Evenocheck asked if they could do something with the island to make it pleasing to look at; she thought maybe some landscaping. Also, instead of painting the pavement for the sidewalk, she asked the applicant for pavers. She thinks it will be more pedestrian friendly and more of the village look they are going for. She stated that painting on pavement does not look well after time. She stated that she is disappointed that they were not able to separate the two drive through areas and thinks it is going to be a problem.
Motion by Vice Chair Swanson, supported by Commissioner VanderHoff to grant conditional approval of the Special Land Use Drive Through ice ream Establishment as described in Case #19-06 per Planner Golder?s memo dated 7-6-06. Approval is conditioned on conditions 1-2 and 3 that the sidewalk that was discussed be done with brick paving material and basis points 1-4.
- Motion Carried 5-2-
- Chair McIntyre-Evenocheck and Secretary Winczewski dissenting
- Commissioner Itani and Commissioner Poyner absent -
Motion by Vice Chair Swanson, supported by Commissioner Holtrop, to grant conditional approval of the Site Plan dated 6-29-06 in for the Drive Through Ice Cream Establishment as described in Case # 18-06. Approval is conditioned on conditions 1-4 and basis point 1-2 of Golder?s memo dated 7-6-06.
- Motion Carried 6-1 ?
- Chair McIntyre-Evenocheck dissenting-
- Commissioner Itani and Commissioner Poyner absent
Motion by Vice Chair Swanson, supported by Commissioner Holtrop to grant conditional approval of the Final Site Plan dated 6-26-06 for the Shops on 52nd Street Phases 5 and 6 as described in Case #19-06. Approval is conditioned on conditions 1-5 and basis points 1-3 per Golder?s memo dated 7-6-06.
- Motion Carried 7-0
- Commissioner Itani and Commissioner Poyner absent -
I. Work Session
Case #20-06 - Zoning Ordinance Text Amendments
Public Hearing Notice Requirements
Director Schweitzer stated that consistent with the City Attorney?s recommendation the proposed language was abbreviated using a more direct reference to the Zoning Act in all three sections. Secretary Winczewski asked which distance. Schweitzer stated the 300 ft distance. Secretary Winczewski stated that on page 14 it still referenced to 1000ft. Schweitzer stated that should have been changed to 300ft also.
Industrial Use Allowances
Director Schweitzer stated that the commission had extensive discussion regarding whether or not office and industrial should be a permitted use or a special land use. Director Schweitzer stated that after the discussion it should remain a special land use but adjust the threshold. He stated that currently we use 20,000 square feet and we are recommending consideration for a minimum of 50,000 square feet to be considered as a special land use by the planning commission. At or below 50,000 square feet would be a staff review.
Vice Chair Swanson asked what this will do to parking requirements if the industrial has loading spaces etc. Director Schweitzer stated that what they have seen in the past many of the loading dock areas are converted to parking area. Vice Chair Swanson stated that they still will have to meet the parking requirements.
Maximum Capacity and site design standards for kennels
Director Schweitzer stated that they have found that Ada Township had been working on this with Auburn Hills on regulations that they have in place all ready. He stated that Kentwood has borrowed from both of the communities to come up with those standards specified in the staff report.
Chair McIntyre-Evenocheck stated that there is distance between the numbers of daycare facilities in residential areas and thinks we should put a restriction on the kennels in the industrial area where we are allowing these and we may have some issues. Director Schweitzer stated that he doesn?t believe that will be warranted. He stated that the daycare is a permitted use provided they have the distance between the prospective facilities. In the case of kennels as a special land use they will have the ability to look at that on a case by case basis and they could consider whether make not if there is any other like facility in the area.
Escrow Fee Ordinance
Director Schweitzer stated there were modifications suggested by the City Attorney
Vice Chair Swanson asked whether any developers had been contacted to find out how they feel about the escrow fee ordinance. Director Schweitzer stated that staff had not contacted developers but that could be pursued. Vice Chair Swanson stated that he would like to see that. He said we should get their input. Director Schweitzer stated that staff will gather information on this section and the citizen participation section and report back at the public hearing.
Citizen Participation Provision
Director Schweitzer stated that the way it is written now that any review would have to have the Citizen Participation element. The commission decided to just restrict this to rezonings.
Chair McIntyre-Evenocheck stated that they decided to restrict it to just rezonings because it impacts adjacent properties more than a special land use might. She stated she thinks it would be a burden on the developer to do that, but she thinks that we should restrict this to rezonings.
Vice Chair Swanson stated that we need to be encouraging to developers and not throwing an additional burden on them. He stated that if we want to make Kentwood open for business then we should make Kentwood open for business. Vice Chair Swanson suggested that if you know that it is going to be a tough project then staff needs to tell the developer that they need to meet with the neighborhood.
Chair McIntyre-Evenocheck stated that the whole idea is to work with the neighbors before it ever get to the City level so they have a consensus of what they are going to come up with. It will be a group effort instead of the developer and residents going at each other and the City being thrown in the middle.
Vice Chair Swanson asked about the cost, Director Schweitzer stated that he doesn?t see this being anymore costly than the way the process goes now. He stated that staff does counsel applicants to contact neighbors to get their feedback.
Vice Chair Swanson stated that he just doesn?t think this is necessary to do. In his opinion, he thinks it is carrying it way to far.
Director Schweitzer questioned whether the Commission is inclined to have this requirement assigned to just rezonings or all the reviews.
Chair McIntyre-Evenocheck stated that she would say just rezonings. Secretary Winczewski stated that we should also include Planned Unit Development.
Commissioner Sheldon stated that she would like to hear what the developers have to say.
Director Schweitzer stated that we will include additional information including an article from a trade periodicals that highlights the provisions as well as feedback from the developers.
Commissioner VanderHoff stated that he agrees with Vice Chair Swanson.
Self Storage in C-2
Director Schweitzer stated that the proposal to make self storage an allowable use in a commercial retail zone will be dropped since it was not desired by the staff or commission.
Case #21-06 ? City of Kentwood rezoning of approximately 2.3 acres of land from C-2 Community Commercial to C-5 Neighborhood Commercial
Director Schweitzer introduced the request. He stated that there was a zoning board application that involved Y & K Party Store at 5658 Division Avenue. The building is in bad condition and they are wishing to redevelop the site. Director Schweitzer stated that on a staff level it is felt that deference should be given to some of the corridors in the older part of the community to give them flexibility in terms of the use and the site design. He stated that this property as well as the four properties north again across Nancy/Nora street then three properties south of the site should be considered for C-5 zoning in the same fashion as the Convenience Store. Schweitzer stated that C-5 should fit well in the Division Ave. area.
Secretary Winczewski asked whether this will encourage other businesses to come in for redevelopment if the rezoning is approved. Director Schweitzer stated that he believes that it will result in some redevelopment.
Commissioners liked the request and are looking forward to it.
J. New Business
Motion by Commissioner Holtrop, supported by Commissioner VanderHoff to set the public hearing date of August 22, 2006 for: 22-06 - Sam?s Club Carwash Special Land Use and Site Plan Review located at 4326 28th Street; 23-06 ? Heritage Pointe (East Paris Professional Complex) Final Site Plan of a PUD located on the South East corner of Burton and East Paris.
- Motion Carried 7-0 ?
- Commissioner Itani and Commissioner Poyner absent -
K. Other Business
1. Commissioners? Comments
Vice Chair Swanson spoke about the ballot issue that will be coming up in the ballot; a reduction for the millage for streets and a reduction of the millage for street lighting and increase a millage for public safety a balance act. He stated that we need to have the voters vote yes on all issues, if one doesn?t pass none of them pass. He stated that he can get some materials if they would like to put yard signs, he stated that if it fails then there will be some cuts out of the general fund budget. He stated that he will have some material for the commissioners to take home next meeting.
Chair McIntyre-Evenocheck stated that voters need to realize that the Yes vote is for a millage shift and not an increase.
Commissioner Sheldon stated that she is also on the committee with Vice Chair Swanson and she will have signs to put in yards and a trifold that she can get for everyone. Commissioner Sheldon stated that if this millage does not pass it will be the police and fire that will be cut and to stress to everyone the importance.
2. Staff?s Comments
Director Schweitzer showed a preview of the August 8 Planning Commission meeting that is set aside to look at long range planning issues. He stated that Sengupta is working on land use strategies for Section 13 and 34.
L. Adjournment
Motion by Commissioner VanderHoff, supported by Commissioner Holtrop to adjourn the meeting.
- Motion Carried (7-0) ?
- Commissioner Itani and Commissioner Poyner absent -
Meeting adjourned at 8:37pm
Respectfully submitted,
Chris Winczewski, Secretary
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