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Minutes for 10/14/2008APPROVED MINUTES OF THE REGULAR MEETING
OF THE KENTWOOD PLANNING COMMISSION
OCTOBER 14, 2008, 7:30 P.M.
COMMISSION CHAMBERS
A. Vice-Chair Sheldon called the meeting to order at 7:30 p.m.
B. The Pledge of Allegiance was led by Commissioner Holtrop.
C. Roll Call:
Members Present: Dan Holtrop, Abed Itani, Laurie Sheldon, Frank Vander Hoff, Don Yokom.
Members Absent: Betsy Artz, Chris Winczewski and Johngelyn Young (with notification)
Others Present: City Attorney Jeff Sluggett, Community Development Director Terry Schweitzer, Economic Development Planner Lisa Golder, Staff Secretary Monique Collier, the press and the applicants.
Motion by Commissioner VanderHoff, supported by Commissioner Itani, to excuse Artz, Winczewski and Young from the meeting.
- Motion Carried (5-0) ?
- Artz, Winczewski and Young absent-
D. Approval of the Minutes and Findings of Fact
Motion by Commissioner VanderHoff, supported by Commissioner Holtrop, to approve the Minutes of September 23, 2008.
- Motion Carried (5-0) ?
- Artz, Winczewski and Young absent -
E. Approval of the Agenda
Motion by Commissioner VanderHoff supported by Commissioner Itani, to approve the agenda for the October 14, 2008 meeting.
- Motion Carried (5-0) ?
- Artz, Winczewski and Young absent -
F. Acknowledge visitors wishing to speak to non-agenda items.
G. Old Business
There was no Old Business
H. Public Hearing
Case #18-08 ? Breton Woods/Breton Extended Care Center ? Request of Holland Home for a Major Change to the Holland Home Breton Woods High Density Residential Planned Unit Development (R-PUD-1) located on the north side of 44th Street, East of Breton Ave.
Case #19-08 ? Breton Woods/Breton Extended Care Center ? Request of Holland Home for a Special Land Use Nursing Home Assisted Living Facility and Final Site Plan Review for Breton Extended Care Center located on the North side of 44th Street East of Breton Avenue
Planner Golder introduced the request. She stated since the work session the applicant has done a lot of revisions. She stated they will have to go to the zoning board of appeals to get the variances. She stated she is recommending conditional approval for the Major Change to an Approved PUD with conditions 1-8 and basis points 1-5. Also, she is recommending approval of the Special Land Use with conditions 1-5 and basis points 1-3 and recommending conditional approval for the site plan dated October 8, 2008, with conditions 1-8 and basis point 1-4.
Bob Israel?s and Doug Stalsonsburg were present to represent the request. Stalsonburg stated the revisions that were made since the work session are: they moved Meadow Sage over about 10 feet; they flipped two buildings; they eliminated ten spaces and are now down to fifty nine (59) spaces, four (4) over the minimum parking calculations.
Stalsonsburg stated the building setbacks are now shown on the plan. He stated the issue is the rear yard setback and they will take their chances with the Zoning Board of Appeals (ZBA) and apply for a variance. He stated Holland Home owns both sides of the property line, it is just an arbitrary line that designates the difference between the tax exempt land and the remaining property of Holland Home. Stalsonburg stated the parcel line is important because it designates the tax exempt area but it is the same ownership on both sides of the line.
Stalsonburg stated they calculated the open space and the building coverage that is now noted on the plan: it is less than the 25% maximum building coverage. He stated at the work session there was a suggestion to flip building B and they chose not to do that because the majority of the units are on the north end of the building. He stated they thought it was important for those residents to enjoy the view of the pond and the landscaped area rather than put them closer to the road. He stated they created a bigger landscaped island and they will provide a plan in the future. He stated the other variance is the parking, there are six spaces that violate the 45 foot setback. He stated there is a considerable amount of open space.
Stalsonburg stated there was also some confusion on the unit count. He stated Breton Manor is licensed for 73 beds. They will tear a wing off and convert 2 and 3 bed units to single beds units. He stated after that is done there will be 30 beds in Breton Manor. He stated by adding the 5 additional buildings each will contain 15 units a total of 105 beds. He stated there are 73 licensed beds and they would have to purchase additional beds from the state.
Stalsonburg stated regarding adding the sidewalk, they would be happy to add that to get to the main front entry on the west side of the overall building. He stated they have also been working with the DEQ regarding the modification of the wetland area. He stated they do not have the permit nor have they applied, they just want to make sure the City was ok with the plan first.
Vice-Chair Sheldon opened the public hearing.
There was no public comment.
Motion by Commissioner VanderHoff, supported by Commissioner Holtrop to close the public hearing.
- Motion Carried (5-0) ?
- Artz, Winczewski and Young absent -
Commissioner Holtrop asked what the average stay is for the residents who are in the 15 unit buildings. Mr. Israel?s stated there are various requirements from the Medicaid/Medicare programs for rehabilitation and for longer term care. Mr. Israel?s stated the residents that come to Breton Manor are allowed to be there for 100-110 days. He stated there are some longer term residents; which the building was built for as a licensed nursing home. He stated Breton Manor is more of a rehabilitation center.
Commissioner Holtrop asked about building A2; his concern was whether or not 3 parking spots with fifteen beds enough. Mr. Israel?s discussed the function of the buildings. Mr. Israel?s stated a large percentage of the people will be coming in the front door through the lobby then ring for the nurse and will park in that main area.
Commissioner Holtrop noted the western edge where they are looking for a parking variance and suggested removing a couple of the parking spaces. Holtrop stated he would like to see the southernmost building closer to 44th and the parking somewhere else. However, Holtrop stated as long as there is some landscaping from 44th Street the proposed layout is acceptable. Stalsonburg stated they have enough room for bermsalong 44th Street to get 3-4 feet high.
Commissioner Sheldon asked if they have permanent parking for the permanent residents and where the employee parking is located. Stalsonburg stated in front of the garage there are 2 parking spaces that are not being utilized. Sheldon stated building B she would like to see it closer to 44th Street. Sheldon stated if building B is going to be the way it is then she would like to see the landscaping plan when they come back for final approval. Discussion Ensued.
Commissioner Itani asked about the property line. Schweitzer stated that will go in front of the ZBA and there may also be building code issues that need to be addressed as well. Discussion Ensued regarding the tax exempt property and the taxed property.
Motion by Commissioner Holtrop, supported by Commissioner Itani, to recommend to the City Commission conditional approval for the Major Change to an Approved PUD as depicted on the site plan dated October 8, 2008 for Holland Home Breton Manor PUD as described in Case No. 18-08. Approval is conditioned on conditions 1-8 and basis points 1-5 as described in Golder?s memo dated 10/7/08.
- Motion Carried (5-0) ?
- Artz, Winczewski and Young absent ?
Motion by Commissioner Holtrop, supported by Commissioner VanderHoff, to grant conditional approval for the Special land Use nursing home as described in Case No. 19-08. Approval is conditioned on conditions 1-5 and basis point 1-3 as described in Golder?s memo dated 10/7/08.
- Motion Carried (5-0) ?
- Artz, Winczewski and Young absent ?
Motion by Commissioner Holtrop, supported by Commissioner VanderHoff, to grant conditional approval for the preliminary site plan dated October 8, 2008 for Holland Home Breton Manor Special Land Use Nursing Home as described in Case No. 19-08. Approval is conditioned on conditions 1-8 and basis points 1-4 as described in Golder?s memo dated 10/7/08.
- Motion Carried (5-0) ?
- Artz, Winczewski and Young absent -
I. Work Session
There were no Work Sessions
J. New Business
There is no New Business
K. Other Business
1. Commissioners? Comments
Holtrop discussed the initial Charrette meeting; he stated it was very informational. Discussion Ensued regarding the upcoming dates of the Charrette and what they plan to cover
Yokom stated he found the initial Charrette meeting interesting and exciting.
2. Staff?s Comments
None
L. Adjournment
Motion by Commissioner VanderHoff, supported by Commissioner to adjourn the meeting.
- Motion Carried (5-0) ?
- Artz, Winczewski and Young absent -
Meeting adjourned at 8:09p.m.
Respectfully submitted,
Don Yokom, Secretary
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