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Minutes for 08/26/2008APPROVED MINUTES OF THE REGULAR MEETING
OF THE KENTWOOD PLANNING COMMISSION
AUGUST 26, 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 VanderHoff.
C. Roll Call:
Members Present: Betsy Artz, Dan Holtrop, Abed Itani, Nancie McIntyre-Evenocheck, Frank Vander Hoff, Don Yokom and Johngerlyn Young
Members Absent: Laurie Sheldon, and 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, the applicants and five citizens.
Motion by Commissioner Holtrop, supported by Commissioner VanderHoff, to excuse Commissioners Sheldon and Winczewski from the meeting.
- Motion Carried (7-0) ?
- Sheldon and Winczewski absent -
D. Approval of the Minutes and Findings of Fact
Motion by Commissioner Young, supported by Commissioner Vanderhoff, to approve the Minutes of August 12, 2008 and the Findings of Fact 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 (7-0) ?
- Sheldon and Winczewski ?
E. Approval of the Agenda
Motion by Commissioner VanderHoff, supported by Commissioner Artz, to approve the agenda for the August 26, 2008 meeting.
- Motion Carried (7-0) ?
- Sheldon and 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
Bill Mast was present to update the commissioners. He stated the Menard?s project hasn?t made progress since they were last in front of the board in November. He stated they have pursued several drive options and it has been very challenging. He stated they are very committed to the project and they are trying to be good neighbors. He stated he would like to table indefinitely until they have something to report to the board and at that time they will ask to be put back on the agenda.
Commissioner VanderHoff asked Mast what was his preferred option as far as the access to the site. Mr. Mast stated their preferred option would be to widen the existing drive. Mr. Mast stated Menard?s needs to go behind a light in order to get the traffic they need in their site and control access onto 28th Street. He stated a traffic light placed at their current drive would be too Acquest because the left turn lanes would stack inside the same intersection. Discussion ensued regarding access.
McIntyre-Evenocheck stated she thinks this is a good fit for this area.
Motion by Commissioner VanderHoff, supported by Commissioner Holtrop, to table Case #17-08 Menard?s indefinitely and to make sure neighbors within 300 feet are noticed when it comes up again for public hearing.
- Motion Carried (7-0) ?
- Sheldon and Winczewski absent -
H. Public Hearing
There were no public hearings.
I. Work Session
Case #17-08 ? Mall Drive Shopping Center ? Final Site Plan Review located at 3301 28th Street SE
Planner Pung introduced the request. He stated the request is for a site plan review for a 9,600 multi-tenant retail building. He stated it is located on a .92 acre parcel south of Woodland Mall. He stated the site currently consists of a 61 space parking lot which has served as overflow parking for the adjacent restaurant to the east. Pung stated there are also three sides of the lot that have frontage on private streets.
ISSUES:
1. Pung stated the ordinance requires a 40 foot landscape setback off of Mall Drive. He stated the applicant has revised the site plan to remove any pavement from the front yard.
2. Pung stated there is a rear yard building setback of 35 feet. He stated the applicant has revised the site plan to meet the rear yard setback requirements.
3. Pung stated the dumpster is located within a 10 foot required side yard area. He stated the applicant has revised the site plan to notch out a portion of the building for the dumpsters and created a separate access off of the Woodland Mall Access Drive.
4. Pung stated the ordinance requires a 10 foot landscaped area along Woodland Mall Access drive. Existing is only 4-5 feet of landscaped area with existing trees. He stated the applicant wishes to maintain it the way it is and will need a variance from the zoning board of appeals to maintain the existing width.
5. Pung stated the ordinance requires building walls over 100 feet in length to be broken up with varying building elevations. The west side is 180 feet. He stated the applicant has revised the west elevation to provide 25% metal siding/panels and has proposed obtaining a 10x135 foot landscape easement on the adjacent property to the east to landscape in consistent with buffer zone C.
Kevin Edison with WL Perry & Associates was there to represent the request. He stated they have worked with staff and have made several revisions. He stated they are also adding curb cuts, islands and landscaping.
Commissioner Itani wondered if there was a reason why they can?t meet the 10 foot setback in the front. Mr. Edison stated they are trying to reuse what is there and extend. Mr. Edison stated if they didn?t do that they would have to take it out of the sidewalk area and reduce the size of the building. Itani asked what the adjacent properties setbacks are. Pung stated the property line comes down the middle of the drive and setbacks are normally measured from the edge of pavement. Itani asked if other businesses would mind if they were granted a variance for 5 feet. Pung stated they will receive a notice of the public hearing and if they have issues they can send a letter or come to the meeting. Itani was concerned about the number of parking spaces. Pung stated they meet the minimum requirements.
Commissioner Holtrop asked about the dumpster. He stated the garbage truck will have to back out into traffic on the private drive and wondered was there an alternative. Mr. Edison stated there isn?t really anywhere else to put the dumpster on the site without severely reducing the size of the building. Mr. Edson stated 9,000 square feet was the minimum they could go to make this financially work. He stated if they reduce the size they will knock 900 feet out to make it work. He stated it was reviewed with the City Engineer and they didn?t see a problem. Holtrop asked about wall signs with a building that size. Pung stated it is based on tenant space area for the first 70 lineal feet of wall they are allowed one and a half (1 ?) square foot of signage and for each three lineal feet over 70 its another one and a half (1 ?) square feet.
Commissioner VanderHoff asked if there a need or demand for another multi-tenant retail in the area and will it be leased before they start. He stated the owner feels there is a need. VanderHoff stated he is concerned about the west elevations that looks plain and was wondering if anything could be done about that and if it meets the code. Pung stated they are proposing to add decorative metal panels on the back that will cover 25% of the wall and also acquiring a 10 foot landscape easement on the adjacent property to the west in order to install landscaping.
Commissioner Yokom asked what time will they pick up dumpsters. Mr. Edison stated it is generally done in the morning once a week.
Commissioner McIntyre-Evenocheck addressed the issues; the fa?ade, bring in different color renderings to give an idea of what it will look like; the landscape setback along Mall Drive, bring in more information on the 5 foot that needs the variance. She stated there is still question about the size of the freestanding sign and the landscaping on the west and to bring in more information about that as well.
J. New Business
There was no new business
K. Other Business
1. DJ?s Lawn Service
Planner Pung stated the planning commission approved a major change to allow for DJ?s Lawn Service to put a storage building on the site. The owners desire is to move it to the west side as opposed to the east and also adding 15 additional white spruce to the west side.
The applicant stated the reason they sought the change is because their property has power poles along the east line of the site and the poles will block access.
Motion by Commissioner Holtrop, supported Commissioner Artz, to grant conditional approval for the revised site plan dated August 19, 2008 with the same conditions of the May 27, 2008 site plan approval.
- Motion Carried (7-0) ?
- Sheldon and Winczewski absent -
2. Commissioners? Comments
McIntyre-Evenocheck stated she will be resigning from the planning commission effective today 8/26/08 due to the fact that she has moved.
All the Commissioners thanked McIntyre-Evenocheck for her hard work and dedication and stated she will be truly missed.
3. Staff?s Comments
Schweitzer asked if anyone had an interest in taking part in the conference in Kalamazoo. Schweitzer thanked McIntyre-Evenocheck for her years of service.
Sluggett, Golder and Pung thanked McIntyre-Evenocheck for her years of service.
L. Adjournment
Motion by Commissioner VanderHoff, supported by Commissioner Itani, to adjourn the meeting.
- Motion Carried (7-0) ?
- Sheldon and Winczewski absent -
Meeting adjourned at 8:02 p.m.
Respectfully submitted,
Laurie Sheldon, Secretary
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