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Minutes for 07/24/2007APPROVED MINUTES OF THE REGULAR MEETING
OF THE KENTWOOD PLANNING COMMISSION
JULY 24, 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 Swanson.
C. Roll Call:
Members Present: Laurie Sheldon, Abed Itani, Nancie McIntyre-Evenocheck, Ed Swanson, Frank Vander Hoff, and Chris Winczewski.
Members Absent: Betsy Artz, Dan Holtrop
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 and ten citizens.
Motion by Vice Chair Swanson, supported by Commissioner Itani, to excuse Commissioner Artz and Commissioner Holtrop for the July 24, 2007 meeting.
- Motion Carried (6-0) ?
- Artz and Holtrop absent -
D. Approval of the Minutes of July 10, 2007.
Motion by Commissioner VanderHoff, supported by Commissioner Itani, to approve the Minutes of July 10, 2007.
- Motion Carried (6-0) ?
- Artz and Holtrop absent -
E. Approval of the Agenda
Motion by Commissioner Itani, supported by Commissioner VanderHoff, to approve the agenda for the July 24, 2007 meeting.
- Motion Carried (6-0) ?
- Artz and Holtrop absent -
F. Acknowledge visitors wishing to speak to non-agenda items.
G. Old Business
There was no Old Business.
H. Public Hearing
I. Case #5-07 Broadmoor Center ? Site Plan Review for Shopping Center located at 3450 & 3460 28th Street SE Kentwood ? Applicant has requested tabling the public hearing to August 28, 2007
Case #6-07 Broadmoor Center ? Special Land Use for a Parking Facility in a Floodplain located at 3450 & 3460 28th Street SE Kentwood - Applicant has requested tabling the public hearing to August 28, 2007
Planner Golder introduced the request. She stated a letter has been received from the adjacent property owner, Eastern Floral, which she will have in the commissioner?s packet before the next meeting. The letter cites a parking easement over the subject property they feel is not being properly taken into account. She stated what is holding up the process is the applicant is not willing to grant cross access to the adjacent property to the east and they are opposed to closing the driveway on 28th which are very important issues that need to be addressed.
Commissioner McIntyre-Evenocheck opened the public hearing.
There was no public comment.
Motion by Vice Chair Swanson, supported by Secretary Winczewski, to table the request to the August 28, 2007 meeting.
- Motion Carried (6-0) ?
- Artz and Holtrop absent -
Case #8-07 - Bretonfield ? Rezoning of approximately 102 acres from R1-C Single Family Residential to R-PUD-2 Low Density Residential Planned Unit Development and Site Plan Review of a Preliminary PUD Plan located at 60th Street west of Wing Ave. ? Applicant has requested tabling the public hearing to the August 14, 2007 meeting.
Commissioner VanderHoff excused himself from Case #8-07 Bretonfield due to potential conflict of interest.
Planner Pung introduced the request.
Request
? Rezone 102 acres from R1-C Single Family Residential to R-PUD-2 Single Family Residential PUD.
? 311 single-family homes with a net density of 3.66 units per acre.
? Providing 31% open-space which includes a paved internal path system, playground areas and gazebos. The internal trail system to connect to the Paul Henry Trail.
? Homes would have a minimum of 1,500 square feet of finished living area with 2-stall attached garages.
Changes to Site Plan
? Added detail to the site plan on corner lot building envelopes, driveway options, 8 foot wide internal path system.
? Corrected proposed zoning and the density calculations.
? Revised parallel plan
Changes to PUD Agreement
? Provided narrative on open-space, walkability and compatibility with the Master Plan.
? Each home to have a minimum 2-stall garage.
? All yards to be sodded.
? Minimum home size of 1,500 square feet of living area.
? Internal path to be 8 feet wide.
? Minimum of 1 street tree per lot.
? Minimum of 1-12 to 14 foot spruce in rear yard of each lot.
In talking with applicant July 20, 2007and letter applicant will
? Work aggressively to relocate existing trees as opposed to removal.
? Egress windows to be a standard basement specification.
? HVAC distribution trunks and cold air returns to unfinished basements.
? All homes to have central air.
? Provide additional trail to connect cul-de-sacs.
? Received a memo on street trees and conservation oriented development outline and a letter from Kendall Klingelsmith dated July 23, 2007
Tabling has been requested but public hearing has been noticed.
Applicant Troy Stahl stated they were asked to create larger lots to see what it will do with the open space and also add attached housing. He submitted a plan from their engineer to show what the development layout would be if the single family lots were a minimum of 80 foot wide, 31% open space was maintained and attached housing was introduced.
Chair McIntyre-Evenocheck opened the public hearing.
Residents Barbara & Doug McKenzie, 5402 Bunkerhill Ct. and Ron Herd 2605 60th Street had concerns. Their main concerns were the density and the stress the development will have on the elementary school. They were concerned about extending Breton Avenue to cut through the Paul Henry Trail; they would prefer no changes to the trail. Another concern was the cul-de-sacs and how emergency vehicles would access the neighborhood in case of an emergency.
Commissioner Itani stated he is in support of the project. However, thinks there are too many cul-de-sacs and internal circulation needs to be addressed. With regard to the cul-de-sacs on the north, he would like to see them combined. Applicant Troy Stahl stated there is a topography differential between the cul-de-sacs and wetlands and it would not be feasible to connect them. Mr. Stahl stated the other two cul-de-sacs that the commissioners suggested to be connected out to Breton were discussed with staff and they advised it is not as safe if you have many intersections along Breton.
Commissioner Sheldon stated she agrees that the cul-de-sacs should be extended and connected for safety concerns. She thinks it is very confusing to maneuver through the site. She asked about the plan for sidewalks. Applicant Troy Stahl stated wherever there is not a cul-de-sac, they will propose sidewalks on both sides and where there is a cul-de-sac street, they would have sidewalk on one side. Sheldon asked about the two stall garages. Scott Sanderson of Allen Edwin Homes stated their concern is they will agree to required two stall garages if all the comparable PUD?s that come into Kentwood have the same standards. Mr. Sanderson stated they don?t want to be at a competitive disadvantage if another developer comes in and they are allowed to build one stall garages. Community Development Director Schweitzer stated Mr. Sanderson is suggesting that the city consider an amendment to making that a requirement for all PUD?s. He stated his intent to introduce such an amendment, however he has not yet started the process
Scott Sanderson, Allen Edwin Homes, stated the cul-de-sacs allow for more green space wherever possible. He stated they can put a road, but he thinks that if they do, they are going to regret the decision later. Discussion ensued regarding curb cuts.
Commissioner Sheldon stated in the PUD she would prefer to see two stall garages. She doesn?t think that one stall garages will have a nice appearance. She was also concerned with the circulation within the neighborhood and the lot sizes. She stated this is not what she envisioned for the area and the lot sizes are too small.
Secretary Winczewski stated he understands the safety concerns with the cul-de-sacs, but he would let the market have final say, as long as the plan meets city requirements. He thinks that should be left to the market. Winczewski asked why the zoning of the site was changed from R1-B to R1-C. Schweitzer stated the master plan designation for the area at the time the rezoning took place from R1-B to R1-C was low density residential; R1-B and R1-C are both low density residential and it was within the master plan recommendation in the area and it was driven as much by utilities as it was the land use plan recommendation. Winczewski stated he appreciates the parallel plan but he knows that they would not build the parallel plan. He stated it would have much more weight if it were realistic. Scott Sanderson stated their strategy would be different if they did it as a plat instead of a PUD.
Vice Chair Swanson stated he hasn?t changed his opinion on the cul-de-sacs and understands the reason why they left the two cul-de-sacs to the north. Swanson stated he doesn?t like the parallel plan one bit because it?s not realistic. He stated he would have liked to see something that was discussed with staff and that was realistic for a better comparison. Planner Pung stated he could work with the applicant on a different parallel plan. Schweitzer stated what they have submitted meets the minimum requirement of the zoning ordinance. Schweitzer stated the parallel plan is not meant to be a detailed Engineering layout. It is meant to be a representation of how it can be developed under the current zoning. Discussion ensued.
Vice Chair Swanson asked whether the adjacent property owners were contacted. Applicant Stahl stated he did talk to them and they will be getting together within the next couple of days again.
Chair McIntyre-Evenocheck stated Bretonfield is located in a conservation oriented development area. She would like to develop something there that will be compatible with this designation. Chair McIntyre-Evenocheck stated in the memorandum regarding Conservation Oriented Development and the Bretonfield PUD Application under the Diversity of Housing section; it talks about the recommendation for high end units. She stated she doesn?t see this fitting to this recommendation. She stated this plan is not different than any other PUD done in the City of Kentwood. She stated in regards to the Architecture and urban design; staff has recommended that even though there is some variation in architecture the sides and the back of the buildings are bland and have no appeal and staff felt that a few more ranch style homes interspersed would be more appropriate for the street scape. Commissioner McIntyre-Evenocheck suggested to the applicants they take a look at the COD and be more in line with the COD for the area. Commission McIntyre-Evenocheck stated she agrees with the commissioners. She stated the applicant needs to address the two stall garages, circulation and how it can be improved such as doing something with the cul-de-sacs to make them connective to Breton, connectivity of the cul-de-sacs to the trails if possible and parallel plan that is more realistic.
Motion by Secretary Winczewski, supported by Commissioner Itani to table the public hearing to the August 14, 2007 meeting.
- Motion Carried (6-0) ?
- Artz and Holtrop absent -
J. Work Session
There were no Work Sessions
K. New Business
There is no New Business.
L. Other Business
1. Commissioners? Comments
Secretary Winczewski thanked Vice Chair Swanson for inviting everyone to his house.
Chair McIntyre-Evenocheck stated if we need to change the zoning ordinance for a parallel plan then we need to do that because the intent is give us a plan that is realistic that would show what could be developed at the same density. Planning Director Schweitzer stated the current language specifies a practical alternative plan developed under standard zoning regulations.
Chair McIntyre-Evenocheck also stated she received a letter in the mail that Gaines Charter Township is redoing their Master Plan and have asked the city for a copy of the Kentwood plan.
Commissioner VanderHoff suggested we should not put two stall garages in our regulations, he doesn?t think it is our position to tell developers what to build.
2. Staff?s Comments
Planning Director Schweitzer stated there was a Kalamazoo Avenue public hearing on the environmental assessment. There were about twelve people and he anticipates that it will move forward.
Economic Development Planner Golder stated there was a meeting with 28th Street property owners located in the area between Broadmoor and Lake Eastbrook Boulevard. There were about ten that attended and they talked about the city?s master plan with regard to expectations for cross access and the prospect of introducing residential uses. Each attendee provided an update concerning what is happening with their businesses.
M. Adjournment
Motion by Commissioner VanderHoff, supported by Commissioner Itani, to adjourn the meeting.
- Motion Carried (6-0) ?
- Artz and Holtrop absent -
Meeting adjourned at 8:50p.m.
Respectfully submitted,
Chris Winczewski, Secretary
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