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Minutes for 09/11/2007APPROVED MINUTES OF THE REGULAR MEETING
OF THE KENTWOOD PLANNING COMMISSION
TUESDAY SEPTEMBER 11, 2007, 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 Winczewski.
C. Roll Call:
Members Present: Dan Holtrop, Abed Itani, Ed Swanson, Johngerlyn Young and Chris Winczewski.
Members Absent: Betsy Artz, Nancy McIntyre-Evenocheck, Laurie Sheldon, Frank Vander Hoff,
Others Present: City Attorney Jeff Sluggett, Community Development Director Terry Schweitzer, Economic Development Planner Lisa Golder,Staff Secretary Monique Collier, the press and about 20 citizens.
Motion by Commissioner Winczewski, supported by Commissioner Holtrop to excuse Commissioners Artz, McIntyre-Evenocheck, Sheldon and VanderHoff from the September 11, 2007 meeting.
- Motion Carried (5-0) ?
- Artz, McIntyre-Evenocheck, Sheldon and VanderHoff absent -
D. Approval of the Minutes and Findings of Fact
Motion by Commissioner Holtrop, supported by Commissioner Itani, to approve the Minutes of August 28, 2007and the Findings of Fact for: 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.
- Motion Carried (5-0) ?
- Artz, McIntyre-Evenocheck, Sheldon and VanderHoff absent -
E. Approval of the Agenda
Motion by Commissioner Holtrop, supported by Commissioner Itani, to approve the agenda for the September, 11, 2007 meeting.
- Motion Carried (5-0) ?
- Artz, McIntyre-Evenocheck, Sheldon and VanderHoff absent -
F. Acknowledge visitors wishing to speak to non-agenda items.
There was no public comment.
G. Old Business
Case #5-07 Broadmoor Center ? Site Plan Review for Shopping Center located at 3450 & 3460 28th Street SE Kentwood. Applicant requested tabling to the September 25, 2007 meeting
Case #6-07 Broadmoor Center ? Special Land Use for a Parking Facility in a Floodplain located at 3450 & 3460 28th Street SE Kentwood. Applicant requested tabling to the September 25, 2007 meeting.
H. Public Hearing
Case #9-07 Clark on Keller Lake ? Major Change to an approved PUD located at 2451 Forest Hill Avenue SE.
Case #10-07 Clark on Keller Lake ?Special Land Use for Housing for the Elderly/Independent Living Facilities located at 2451 Forest Hill Avenue SE
Planner Golder introduced the request. She discussed the history of the site. She stated the applicant is going back to a congregate facility.
Golder stated at the work session they talked about how to reduce the impact of residents in the area. They tried to sink the building lower, it is now lower on the east side of the building. It is 3 to 4 stories high. She stated they are trying to retain open space. They are looking at 100 underground parking spaces as well as 35 surface parking spaces on the site. She stated they have increased the acreage of open space from 13 to 17 acres.
Golder stated there are specific requirements for housing for the elderly including, but not limited to, to be a certain distance from a retail food store or in lieu provide transportation. This provision was not in the PUD statement and in the recommendation staff is asking the applicant to make that clear in the PUD statement that there will be transportation to a retail food store.
Planner Golder stated another concern the planning commission had at the work session was the parking. The applicant indicated they thought it was adequate but they expressed a willingness to designate a small area for deferred parking in the event it is needed in the future.
Golder stated the special land use has a setback requirement for the front and rear of the building. The problem at this time, concerns the yet to be specified at the southeast corner. If they can?t meet the setback it will have to go to the zoning board of appeals. The concern related to the sufficiency of parking to accommodate the residents, staff and visitors.
Planner Golder stated the applicant has indicated they will have 24 hour security and emergency systems in place. One of the conditions is for it to be reviewed by the fire and police department so they can understand what is in place and what they might need to provide assistance if they have emergencies occur at the location. Golder stated an issue at the work session with the site plan was the fire access which has been now been resolved, but the fire department is asking for an additional hydrant along the fire lane on the lake side of the facility. Golder stated in 2003 it was asked for the fire dept and engineer to look at Somerset Dr. to make sure it was adequate and served the need of the facility.
Planner Golder stated the applicant indicated in their PUD statement their desire to preserve trees. Staff is looking for them to show the areas where the trees will be preserved as well as how they will preserve them during construction and how they will replace the trees that die as a result of the projet or throughout time.
Planner Golder stated that in condition one of the special land use, in the PUD statement they need to add the note about transportation to the retail food store. In the third condition Attorney Sluggett suggested we add the review and approval of the Kentwood police and fire departments.
Planner Golder stated there are a few issues with the site plan for the special land use. She stated the site distance at the northwest building corner is short. She stated she thought it was a site distance problem because of the building that extends out to the grass area that is about 8 to 10 feet from the road.
Planner Golder stated the second issue the planning commission talked about was moving the sidewalk away from the drive isle. She stated that the only place the cars will over hang on to the sidewalk is in the area of the handicap parking spaces, so she is recommending moving them.
Planner Golder stated staff is recommending approval of the special land use, site plan review and major change with conditions and basis.
Bob Perl, the Executive Director of Clark Retirement Community, Joe Silvers, the Engineer with AG Architecture and Robin Eggert, the Development Coordinator were there to represent the request.
Vice-Chair Swanson opened the public hearing.
The residents with concerns were, Anthony Yates 2372 Shadetree lane, Mary Hollen, 2525 Forest Buff Dr., Kurt Frend 2550 Forest Hill, Kenneth McCaw 4211 Embassy Dr. and Linda Snook 2388 Shadetree Lane. Their main concerns were the amount of traffic, will the road accommodate the traffic; they didn?t think there were enough parking spaces; they thought a four story building is too big; they were concerned about the parking garage that is underground relative to the water of Keller Lake level and where the water will drain from the site land, they were concerned about the amount of sirens they hear in the neighborhood.
Golder stated what was proposed before was a rezoning for a hotel in a C-2 zone and there are height restrictions that would not allow for four stories. Housing for the Elderly is a special land use standards that allows going up to 72 feet.
Joe Silvers, Engineer from AG Architecture stated the underground parking should be high enough that they are above the water level of the lake.
Robin Edgart, the Development Coordinator, stated they looked at the height of the trees and the reason why they adjusted the height of the building was to accommodate the request of the condo owners. They adjusted the building height to be sensitive to the use for the condo across Forest Hill Ave.
Bob Perl, Executive Director of Clark Retirement stated, regarding the parking requirements, all of the residents will be parking underground. He stated they have allotted 36 parking spaces for visitors and staff. He stated seniors take an average of 2.1 trips per day as opposed to any other apartment buildings. Phil Palmer 4255 Embassy Dr. stated that very few retired people will enter into rush hour.
Bob Perl, Executive Director of Clark Retirement, stated regarding the number of emergency calls, they have an effective emergency response system where staff will respond to emergencies and call 911 if needed. He stated because these will be independent living units there will be fewer calls. He stated the Fire Department is next door and it can?t be said that every time a siren is going off it is coming to Clark.
Motion by Commission Itani, supported by commissioner Holtop to close the public hearing.
- Motion Carried (5-0) ?
-Artz, McIntyre-Evenocheck, Sheldon and VanderHoff absent
Commssioner Holtop stated the lake looks bad and it would be nice if it could get cleaned up. He stated he thinks four stories is too high.
Commissioner Itani stated that he likes the project. He stated that he agrees that senior citizens don?t take as many trips as younger people. He stated his only concern is the parking, he felt it represents a fifth story. Golder stated the parking is under ground and as long as the building does not exceed 72 feet they are fine.
Commissioner Young was concerned about the height.
Commissioner Winczewski stated that regarding the topography, if you look at the elevations along Forest Hill Ave. the parking will start in the south east corner at 77 and actually some of the first floor will be underground. He stated the parking garage is below 20 to 22 feet below grade. Winczewski stated he doesn?t have a problem with the project.
Commissioner Swanson stated he doesn?t have a problem and he thinks it is an appropriate use for the land.
Motion by Commissioner Itani, supported by Commissioner Holtrop, to grant conditional approval of the special land use housing for the elderly. Approval is conditioned on conditions 1-5 with condition 3 adding for the review and approval of the Kentwood police and fire departments and basis points 1-7 as described in Golder?s memo dated 9-4-07.
- Motion Carried (5-0) ?
- Artz, McIntyre-Evenocheck, Sheldon and VanderHoff absent-
Motion by Commissioner Itani, supported by Commissioner Holtrop, to grant conditional approval of the site plan dated August 6, 2007 for Clark Retirement Community Housing for the Elderly as described in Case No. 9-07. Approval is conditioned on condition 1-6 and basis 1-6 of Golder?s memo dated 9-4-07.
- Motion Carried (5-0) ?
- Artz, McIntyre-Evenocheck, Sheldon and VanderHoff absent ?
Motion by Commissioner Holtrop supported by Commissioner Itani, to recommend conditional approval to the city commission of the Major Change to an approved PUD site Plan for the plan dated 9-6-07 for Clark Retirement Community. Approval is condition on conditions 1-8 amending condition 4 to include the approval of Kentwood Police and Fire Department and basis points 1-8 per Golder?s memo date 9-4-07.
- Motion Carried (5-0)-
- Artz, McIntyre-Evenocheck, Sheldon and VanderHoff absent-
I. Work Session
There were no work sessions
J. New Business
There was no new business
K. Other Business
1. Commissioners? Comments
Commissioners Winczewski, Itani, Holtrop and Swanson, welcomed Johngerlyn ?Jonse? Young to the planning commission.
Itani stated he will not be at the September 25, 2007 and the October 9, 2007 planning commission meetings.
2. Staff?s Comments
Schweitzer updated commissioners on the 52nd street construction.
Schweitzer also stated the joint meeting of the planning and city commission will be October 9, 2007. If there is no new business filed there will not be a work session or a public hearing.
L. Adjournment
Motion by Commissioner Holtrop, supported by Commissioner Itani, to adjourn the meeting.
- Motion Carried (5-0) ?
- Artz, McIntyre-Evenocheck, Sheldon and VanderHoff absent -
Meeting adjourned at 8:25p.m.
Respectfully submitted,
Chris Winczewski, Secretary
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