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Minutes for 07/12/2005APPROVED MINUTES OF THE REGULAR MEETING
OF THE KENTWOOD PLANNING COMMISSION
July 12, 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 McIntyre-Evenocheck.
C. Roll Call:
Members Present: Betsy Artz, Todd Gray, Dan Holtrop, Abed Itani, Nancy McIntyre-Evenocheck, Ed Swanson, Frank Vander Hoff, and Chris Winczewski
Members Absent: Maggie Bohn (with notification)
Others Present: City Attorney Jeff Sluggett, Community Development Director Terry Schweitzer, Planner Joe Pung, Planner Debargha Sengupta, the press, the applicants and one citizen.
Motion by Holtrop, supported by Artz, to excuse Chair Maggie Bohn from the meeting.
- Motion Carried (8-0) ?
- Bohn absent ?
D. Approval of the Minutes and Findings of Fact
Motion by Vander Hoff, supported by Gray, to approve the Minutes of June 28, 2005 and the Findings of Fact for: 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.
- Motion Carried (8-0) ?
- Bohn absent ?
E. Approval of the Agenda
Motion by McIntyre-Evenocheck, supported by Vander Hoff, to approve the agenda for the July 12, 2005, meeting.
- Motion Carried (8-0) ?
- Bohn absent
F. Acknowledge visitors wishing to speak to non-agenda items.
There was no public comment.
G. Old Business
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 52nd Street Avenue)
Sengupta introduced the revised site plan contrasting it to the one that had been initially reviewed by the Planning Commission and Zoning Board of Appeals in June. The applicant had responded to concerns with drive locations and site circulation by moving the building closer to the north and east property lines as well as relocating the underground tanks to the southern portion of the site. A by product of these changes is the alteration of the circulation routes of tankers servicing the site. A fence is being proposed along the north line of the site to respond to reports that convenience store patrons are currently using the adjacent condo parking lot. Staff has suggested that the sidewalk along 52nd Street be relocated away from the roadway.
Aaron Kruse, Marathon Ashland Petroleum, LLC, presented the request. He indicated that the site design had been modified to be responsive the Planning Commission work session comments and input from the June Zoning Board of Appeals meeting. They adjusted the proposed location of the building to the northeast corner of the site while at the same time proposed the enclosed dumpster on the south end of the building. He described the revised circulation pattern for the tanker deliveries associated with the revised underground tank layout. They were also locating the proposed driveways farther away from the intersection. Mr. Kruse indicated that a six foot high board on board fence was being proposed along the north lot line in response to citizen input offered at the Zoning Board of Appeals meeting. He indicated that they had chosen not to adjust the canopy location to the east as suggested by staff due to concerns with sufficiency of maneuvering area for the vehicles parked along the west side of the convenience store. He explained that they had some safety concerns with the staff suggestion to narrow the 52nd Street drive with metal curbing and having the tanker truck making a left hand exit onto eastbound 52nd Street. Lastly, he pointed out that the relocation of the 52nd Street sidewalk off the curb line would involve relocating an existing fire hydrant.
In response to Vander Hoff?s inquiry, Sengupta stated that staff felt the revised site plan was an improvement on the initial layout. He did reiterate the reasons to narrow the 52nd Street driveway, relocate the canopy to the east and have the tanker exit on eastbound 52nd Street.
Gray indicated his agreement with the staff comments on the location and width of the curb cuts. He stressed the need to properly screen and landscape in the vicinity of the dumpster area.
McIntyre-Evenocheck inquired whether contact had been made with the owner of the adjacent Dollar Store property to which Kruse replied that a cross access easement was not seen as desirable by the adjacent property owner. McIntyre-Evenocheck stated that the site plan was improved but she suggested that the gas pumps and the associated circulation be angled to achieve better site circulation. Kruse responded by indicating that the angled pumps would result in a larger footprint contrary to their efforts to conserve space on the site. McIntyre-Evenocheck questioned the desirability of 24 hour operation at this location.
Artz stated that she liked the revised site plan while inquiring about the ability to restrict employee parking to in front of the dumpster and the timing of the fuel deliveries. Kruse indicated that the fuel deliveries are made on a need basis but typically one per day.
Itani and Holtrop had no additional comments or questions.
Winczewski expressed concern with the relative safety associated with left turn exits onto 52nd Street for the tanker trucks.
Swanson suggested that the Eastern Avenue curb be moved farther to the north. Kruse pointed out that there is a power pole along the north lot line that may restrict the ability to move much farther north. Swanson felt that the guy wiring for the pole could possibly be changed to accommodate the relocation of the driveway. He also suggested the location of recycling building could be modified to accommodate an eastward adjustment to the 52nd Street driveway. He expressed agreement with McIntyre-Evenocheck?s suggestion to angle the pumps and canopy. The safety and ease of on site circulation was discussed. Swanson noted that even a right turn exit of the tanker truck would involve swinging out into several lanes of traffic on 52nd Street as well as turning the corner at Eastern Avenue. A more detailed landscape plan was requested for the public hearing on August 9.
H. Public Hearing
No public hearings were scheduled.
I. Work Session
Case #27-05 Division Avenue South Rezoning, Rezoning of approximately 5.3 acres from I-1 Light Industrial to C-5 Neighborhood Commercial located on Division Avenue 52nd Street to approximately 240 feet North of 54th Street
Schweitzer introduced the city sponsored request to rezone along the Division Avenue frontage. He related the initial request of B&R Automotive to consider rezoning their site and the subsequent LUZ committee recommendation for the city to sponsor the rezoning to encompass a larger area consistent with the Master Plan. Schweitzer noted the general consistency of the existing uses in the area with the proposed C-5 zoning. He indicated that staff is also exploring the possibility of vacating a portion of the existing 75 foot from centerline public right-of-way in order to achieve a consistent 50 foot from centerline Division Avenue dimension. He pointed out that the 25 foot area in question is currently being used for patron parking and that the proposed vacated area could bring many of the existing buildings into conformance with front building setback requirements.
The Commission expressed general support for the request noting that the changes may encourage redevelopment in this area. However, Swanson suggested that contact be made with the Interurban Transit Partnership to verify whether they would consider it to be desirable to retain the 75 foot right-of-way for future transit use. McIntyre-Evenocheck requested that staff contact the Waddell family to gain their perspective on the proposed rezoning. They appear to have ownership of several of the properties.
J. New Business
Motion by Holtrop, supported by Artz, to set the public hearing date of August 9, 2005, for: Case #27-05 Division Avenue South Rezoning, Rezoning of approximately 5.3 acres from I-1 Light Industrial to C-5 Neighborhood Commercial located on Division Avenue 52nd Street to approximately 240 feet North of 54th Street.
- Motion Carried (8-0) ?
- Bohn absent ?
K. Other Business
1. Commissioners? Comments
Gray commented that restricting the hours of operation of the convenience store may be a desirable option under the special land use standards.
McIntyre-Evenocheck noted the passing of traffic consultant Dick Keller and the part he played in the recent update to the Master Plan.
Winczewski acknowledged the welcome he received from the Planning Commission and expressed enthusiasm to serve the city.
Itani indicated he would not attend the July 26 meeting.
2. Staff?s Comments
None
L. Adjournment
Motion by McIntyre-Evenocheck, supported by Itani, to adjourn the meeting.
- Motion Carried (8-0) ?
- Bohn absent ?
Meeting adjourned at 8:25pm.
Respectfully submitted,
Nancy McIntyre-Evenocheck, Secretary
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