Kentwood Committees & Boards
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Minutes for 07/08/2008APPROVED MINUTES OF THE REGULAR MEETING
OF THE KENTWOOD PLANNING COMMISSION
JULY 8, 2008, 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 Itani.
C. Roll Call:
Members Present: Betsy Artz, Dan Holtrop, Abed Itani, Nancie McIntyre-Evenocheck, Laurie Sheldon, Frank Vander Hoff, Don Yokom and Johngerlyn Young
Members Absent: Chris Winczewski (with notification)
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 the applicants.
Motion by Commissioner Holtrop, supported by Commissioner VanderHoff, to excuse Vice-Chair Winczewski from the meeting.
- Motion Carried (8-0) ?
- Winczewski absent -
D. Approval of the Minutes and Findings of Fact
Motion by Secretary Sheldon , supported by Commissioner Artz, to approve the Minutes of June 24, 2008 and the Findings of Fact for: Case #11-08 ? Heritage Pointe ? Rezoning from R1-C Single Family Residential to O-PUD Office Planned Unit Development and Final Site Plan Review of a PUD Phase located at Burton and East Paris; Case #12-08 ? Arie Nol ? Major Site Plan Change for a Special Land Use Major Repair Establishment located at 5189 Eastern Ave. SE; Case #14-08 ? MVP Sportsplex ? Final Site Plan Review of a PUD Phase located at 4035 Burton Street SE
- Motion Carried (8-0) ?
- Winczewski absent -
E. Approval of the Agenda
Schweitzer stated based upon the committee meeting discussion prior, under New Business, Zoning Ordinance Text Amendments needs to be added and set a public hearing date of August 12, 2008.
Motion by Commissioner Itani, supported by Commissioner VanderHoff, to amend the agenda for the July 8, 2008 meeting to include the cited item under New Business.
- Motion Carried (8-0) ?
- Winczewski absent ?
F. Acknowledge visitors wishing to speak to non-agenda items.
There was no public comment.
G. Old Business
Case #17-07 ? Menard?s-Special Land Use Open Air Business Garden Center/Outside Yard Area and Site Plan Review located north of 28th Street, midway between East Paris Avenue and Patterson Avenue
Motion by Commissioner Holtrop, supported by Commissioner Itani, to table to July 22, 2008.
- Motion Carried (8-0) ?
- Winczewski
H. Public Hearing
There were no public hearings.
I. Work Session
Case #15-08 ? The Landings ? Special Land Use Apartments and Site Plan Review for the Landing Apartment located at 4505 Walma/ 2780 ? 44th Street
Planner Pung introduced the request. He stated the request is for a 51 unit apartment complex divided into 2 buildings 24 unit and 27 unit and 1 office on 6.61 acres. He stated the planning commission conditionally approved this development in 2003. He stated the only issue at that time related to the building elevations. It was approved conditioned on planning commission review and approval of building elevations. The prior special special land use and site plan approvals have expired.
Planner Pung stated the issues now are the density. He stated the master plan recommendation is for medium density residential which allows up to 8 units an acre or 52 units but the R3 Zoning districts limits the development to a maximum of 7 units per acre or 46 units. He stated as proposed the density would be 7.72 units per acre which will still be lower than the density of the surrounding apartment developments in the area. In 2006 the city acquired some additional right of way in anticipation of the improvements of the widening of Walma and that further reduced the area for the property and therefore reduced how many units they can have per acre.
Planner Pung stated a variance from the zoning board of appeals would be needed to construct the development as proposed for the density. Pung stated Walma Ave. may be improved as early as next year therefore the applicant will need to work with the City to coordinate the sidewalk or curb cuts that are outlined in the Engineers memo. Pung stated it is otherwise consistent with the master plan and zoning ordinance.
Dave Visser was present to represent the request. He stated this is the same plan he had back in 2003. He showed an elevation of one of the buildings, boards with siding colors, stone color and trim colors and different textures elevations. He stated they are not changing anything.
Commissioner Holtrop asked about the 70-30. Pung stated it is still in the Master Plan. He stated in recent years we have added several single family residential developments and haven?t approved any multi-family.
Commissioner Yokom asked whether or not there will be security cameras in the complex. Mr. Visser stated they do not plan on it. Yokom asked about management. Mr. Visser stated he has a property management group that works for him. Yokom asked whether it would be subsidized housing. Mr. Visser stated they are trying to target higher end apartment renters. Yokom asked the current vacancy rate for apartments in Kentwood. Mr. Visser stated he isn?t sure about Kentwood but their apartment units on Walma are 100% occupied. Yokom asked if there will be any promotions. Mr. Visser stated they don?t plan on it nor have they done that with their other rental communities. Mr. Visser stated they offer nice amenities.
Commissioner VanderHoff questioned if we need more apartments in Kentwood and if it is allowed, he would like to see them stay close to the 7 units per acre rather than 8.
Commissioner Sheldon stated she agrees with VanderHoff and thinks they should stick to what we are asking for in the master plan. Sheldon asked what will be done with the back of the property by the school. Mr. Visser stated it is heavily wooded and they intend to retain as much as possible in its natural state. Sheldon stated in the previous approval the sidewalk was an issue and wanted to know what is the status now. Mr. Visser stated he is flexible; whether it is a walking path or a bike path or sidewalk they just want to get the timing down with the city as far as when the road improvements on Walma are undertaken.
Commissioner McIntyre-Evenocheck stated she was the one that voted against the project in 2003 because of the 70-30 policy. She stated the only issues that were bought up were the 70-30 update, density, and sidewalk.
Director Schweitzer stated regarding the density they had a larger site back in 2003 and it has gotten smaller because we are requiring the right of way in anticipation of the street improvements. Schweitzer stated everything is gauged off of the expanded right of way so there should be no impact on setbacks. When he conferred with the developer during the Walma right-of-way acquisition he stated he didn?t take into account that acquiring the right of way was going to reduce the overall site. He stated from a staff perspective what the applicant is proposing is not unreasonable and they are reducing their site only because of the public improvement that the city initiated and not them.
Commissioner Itani stated he didn?t see a significant difference between 46 units versus 51 units. He stated the project is along the transit route and higher density will help transit. He stated if we want livable communities he thinks it fits and doesn?t have a problem with it.
Commissioner McIntyre-Evenocheck stated that she now doesn?t think density is an issue.
J. New Business
Motion by Commissioner VanderHoff, supported by Commissioner Artz, to set the public hearing date of August 12, 2008 for Case #13-08 ? Cascade Winery ? Special Land Use Restaurant and Site Plan Review located at 4665 Broadmoor SE; Case #16-08 Zoning Ordinance Text Amendments
- Motion Carried (8-0) ?
- Winczewski absent -
K. Other Business
1. Commissioners? Comments
Young stated she will not be at the July 22, 2008 meeting.
Commissioner Itani and Schweitzer gave an update of the Zoning Ordinance Text Amendments meeting. Schweitzer stated there were three areas that were focused upon, Assisted Living Facilities, Electronic Message Centers and Changing the Parking Requirements for Open Air Business (open air business vehicle sales)
Discussion Ensued.
Sheldon stated there will be a meeting at the Library on Thursday July 10, 2008 from 7-9pm. Questions about the Library proposal will be answered at that time.
2. Staff?s Comments
There were no staff comments
L. Adjournment
Motion by Commissioner VanderHoff, supported by Commisioner Holtrop, to adjourn the meeting.
- Motion Carried (8-0) ?
- Winczewski absent -
Meeting adjourned at 8:05p.m.
Respectfully submitted, Laurie Sheldon, Secretary
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