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Minutes for 10/24/2006APPROVED MINUTES OF THE REGULAR MEETING
OF THE KENTWOOD PLANNING COMMISSION
OCTOBER 24, 2006, 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 Vice-Chair Swanson.
C. Roll Call:
Members Present: Betsy Artz, Laurie Sheldon, Ray Poyner, Dan Holtrop, Abed Itani, Nancy McIntyre-Evenocheck, Ed Swanson, Frank VanderHoff, and Chris Winczewski.
Members Absent: None
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.
D. Approval of the Minutes of October 10, 2006 and Findings of Fact: there were no Findings of Fact.
Motion by Vice-Chair Swanson, supported by Commissioner Artz, to approve the Minutes of October 10, 2006 and the Findings of Fact for: There were no Findings of Fact.
- Motion Carried (8-0) ?
- Commissioner Holtrop arrived late-
E. Approval of the Agenda of October 24, 2006
Motion by Commissioner Poyner, supported by Commissioner Itani, to approve the agenda for the October 24, 2006 meeting.
- Motion Carried (8-0) ?
- Commissioner Holtrop arrived late-
F. Acknowledge visitors wishing to speak to non-agenda items.
There was no public comment.
G. Public Hearing
Case #28- 06 ? Puddingstone Plaza ? rezoning of .651 acres (28,350 sq ft) from C-4 Office to C-2 Community Commercial located at 1996 -44th Street
Planner Golder introduced the request. Planner Golder stated that the property appears to be retail and difficult to use as office because of the set up and difficulty with seeing the property. Planner Golder stated that the master plan recommends office use for the site. She stated that, from comments made during the work session, the planning commission thought that C-2 Community Commercial would be appropriate for the site. Planner Golder stated that she looked at the easement access agreement and there are no restrictions on any retail use. Planner Golder stated that she is recommending approval from C-4 Office to C-2 Community Commercial with basis points 1-8 as stated in her memo.
Chair McIntyre-Evenocheck opened the public hearing.
There was no public comment.
Motion by Vice-Chair Swanson supported by Commissioner Poyner to close the public hearing.
- Motion carried (8-0)-
- Commissioner Holtrop arrived late -
Commissioner VanderHoff, Commissioner Poyner, Commissioner Itani, Secretary Winczewski, Vice-Chair Swanson and Commissioner Artz stated that they are all in favor of the rezoning.
Commissioner Sheldon stated that she was in favor of the project. Her only concern was parking, whether or not it will be adequate for the property. Planner Golder stated that if the property changes to 100% retail the applicant will not have ample parking, but that there is room in the back of the property where the applicant could put additional parking. Commissioner Sheldon asked whether they had the opportunity to talk to their neighbors. Mr. Karas stated that they have talked to them and they are in favor of the rezoning.
Chair McIntyre-Evenocheck stated she is also in favor of the project.
Motion by Commissioner Poyner, supported by Commissioner VanderHoff, to recommend to the City Commission approval of the rezoning of .651 acres of land from C-4 Office to C-2 Community Commercial as described in Case No. 26-06. Approval is conditioned on basis points 1-8 in Planner Golder?s memo dated 10-17-06.
- Motion Carried (8-0)-
- Commissioner Holtrop arrived late-
Case #29-06 ? Petsmart Petshotel ? Special Land Use and Site Plan Review located at 3950 28th Street
Planner Pung introduced the request. He stated that this special land use is for a kennel that will be located in the existing Petsmart business. He stated that everything will be operated within the existing building. He stated that approval is conditioned on conditions 1 and 2 with basis point 1-3.
Gary Rentrop stated that the conditions are acceptable to Petsmart. He stated that they have contacted the neighbors and sent notices to the landlord and they have no concerns.
Chair McIntyre-Evenocheck opened the public hearing.
There was no public comment.
Motion by Commissioner VanderHoff, supported by Commissioner Artz to close the public.
-Motion Carried (8-0)-
- Commissioner Holtrop arrived late-
Commissioner Sheldon, Commissioner Artz, Vice-Chair Swanson, Secretary Winczewski, Commissioner Poyner and Commissioner VanderHoff were all in support of the project.
Chair McIntyre-Evenocheck stated the she thinks it is going to be an interesting project and she is looking forward to visiting when it is done.
Motion by Vice-Chair Swanson, supported by Commissioner Poyner, to recommend conditional approval of the Special Land Use for the kennel as described in Case #29-06 Petsmart Petshotel. Approval is conditioned on conditions 1-2 and basis points 1-5 in Planner Pung?s memo dated 10/18/06.
- Motion Carried (8-0)?
- Commissioner Holtrop arrived late-
Motion by Vice-Chair Swanson, supported by Commissioner Poyner, to recommend conditional approval of the site plan dated March 22, 1996 as described in Case 29-06 Petsmart PetsHotel. Approval is condition on condition 1 and basis points 1-3 in Planner Pung?s memo dated 10/18/06.
- Motion carried (8-0)-
- Commissioner Holtrop arrived late -
H. Old Business
Case #24-06 - CBS Partners Site Plan Review located at 2300 44th Street SE
Planner Pung introduced the request. He stated that the request is for a site plan review of a multi-use retail building. He stated that the recommendation is to table action and conduct a work session. Planner Pung stated that one of the main issues was the cross access and the applicant has now put cross access in the front yard.
Chair McIntyre-Evenocheck opened the public hearing.
Randall Kraker was present representing CBS Partners. Mr. Kraker submitted a letter to the commission dated October 19, 2006. Mr. Kraker stated that the building they are proposing is retail commercial. He talked about the cross access easement, the building orientation, an alternative building configuration, the length of the building wall and the commercial need as outlined in his letter.
Mike Baker with Excel Engineering stated that the changes made to the previous plan include adjusting the driveway to be further back into the site to provide better stacking for incoming and exiting traffic and aligning the cross access easement with the modified drive.
Mr. Kraker stated that they have an easement that is not located on their property that allows them to have access to 44th Street. Mr. Kraker stated that the earlier plan showed the access to their property from the curb cut closer to the right of way, they have moved that further to the south. Mr. Baker stated that they have also widened the throat of the drive.
Mr. Baker reviewed an alternate plan for a 60x60 foot building noting that the back is not viable for retail. He stated that because of the access road right required with this plan, the building couldn?t be accessed from the east frontage. He stated that he doesn?t think this plan will work.
Motion by Vice-Chair Swanson supported by, Secretary Winczewski to adjourn Case #24-06 - CBS Partners Site Plan Review located at 2300 44th Street SE to the November 14, 2006 meeting.
-Motion carried (9-0)-
Commissioner Holtrop concerns were how the building is going to look. He would also like to see more detail and show how they are going to address the 100 feet of brick wall. Mr. Kraker stated that the difficulty with that is they do not have specific tenants for the building. Mr. Kraker stated that the look of the building would depend on what the property owner and the tenant agree upon. Mr. Kraker stated that when they get to the point of designing the building, they would be willing to come back to the Planning Commission. Mr. Kraker stated that they couldn?t provide that information now because they don?t know precisely what the future tenants will require. Mr. Kraker stated that at some point they would allow the architects to finish the facades based on specific tenant requests. Mr. Kraker stated that the ordinance does not require them to do that.
Commissioner Artz?s concern was whether or not they will finish the building if they don?t have tenants. Mr. Kraker stated that without at least a certain percentage of the building pre-leased, construction would not be started. When they have sufficient tenants then they will start construction.
Vice-Chair Swanson stated that he would not like to approve the project without a landscaping plan and elevations. Vice-Chair Swanson stated that he would like to see a cross access agreement that ties the applicant?s property and the property to the west so that when the property to the west is developed, a shared access plan is already designed. Vice-Chair Swanson also stated that the green space in the configuration is not adequate to him and he would like to see a landscaping plan. Vice-Chair Swanson stated that in his opinion a better option for the site would be to use a greater percentage of the lot width and work on an additional access easement with the property owner to the east. If the easement is granted then a two-story building could be constructed with retail on the upper level and office space on the lower level. He stated that he understands the issues of the building not meeting the parking requirements, but he stated that it requires some thought as to the best way to make it work. He stated that he has looked at a lot of similar buildings with perpendicular orientation and with the exception of the front spaces; vacancies seem to be quite normal. He stated that it would also help if they had access back to Countrywood drive.
Discussion ensued regarding a cross access easement.
Applicant VandenToorn stated that he has called the owner of the property to the west three times and has not received a return call.
Secretary Winczewski stated that he still has the same concern that he had at the work session and that is the zero lot line. He stated that if we allow this property to have a zero foot setback he believes that it will restrict the property owner to the west in their redevelopment efforts. He stated that he thinks it will be detrimental to the neighborhood if a strip of zero lot line buildings are allowed. Secretary Winczewski stated that he likes Vice-Chair Swanson?s idea for an alternate plan. He asked the applicant to look at more options for the site.
Mr. Kraker stated that the zoning ordinance allows for zero lot line development.
Commissioner Poyner stated that there is so much uncertainty because the applicant does not have customers and tenants lined up. Commissioner Poyner stated that he worries about visibility and attracting retail tenants. He stated that there are other perpendicular buildings around town and the only tenant is in the front of the building. Mr. Kraker stated that they need to have something approved and then they can go find tenants. He stated that they would not build a building until they find tenants.
Commissioner VanderHoff?s requested clarification whether the Commission had to allow a zero sideyard. Mr. Attorney Sluggett stated that he would research and get back to the commission. Commissioner VanderHoff asked Mr. VandenToorn if the adjoining property owner to the west would be willing to buy the CBS property since he doesn?t want to sell his. Applicant VandenToorn stated that he has asked both neighbors and there is no interest.
Chair McIntyre-Evenocheck asked about whether the trees on the west side of the property line were on CBS property or the neighboring property. Mr. VandenToorn stated that they are on both sides. Chair McIntyre-Evenocheck questioned if the Planning Commission were to approve the plan whether CBS would be keeping as many trees as possible. Applicant VandenToorn stated that they would because it costs money to remove trees. Chair McIntyre-Evenocheck asked how many tenants they are expecting to have. Chair McIntyre-Evenocheck stated that she has driven past the property coming from the east and coming from the west and neither way is great to see the property. She stated that she believes it will be a destination for people who know about existing businesses but is not likely to attract drive-by customers. She stated that she thinks more people will be coming from the west than the east and the orientation of the building is not going to be as conducive as if it were on the east side of the property line.
Chair McIntyre-Evenocheck stated that some of the things that were discussed would require another version of the site plan. She stated that regarding the zero lot line City Attorney Sluggett will be expected to report back to the commission. She also would like to see visibility to 44th Street. If the applicant is going to have conditional approval she wants to have building elevations as a condition of approval of the planning commission when that comes forward. She stated that the commission wants to make sure they have landscape plans and can also be with the elevation agreement, building orientation and cross access side with a smaller footprint and shared easement.
I. Work Session
There were no work sessions
J. New Business
Case #30-06 ? Commissioner Sheldon Cleaners - Special Land Use and Site Plan Review located at 3000 Breton Rd. SE
Case #31-06 ? 32ND Street Condo?s - Site Plan Review located at 3016 32nd Street
Motion by Commissioner Poyner, supported by Commissioner VanderHoff, to set the public hearing date for Case #30-06 ? Commissioner Sheldon Cleaners - Special Land Use and Site Plan Review located at 3000 Breton Rd. SE; Case #31-06 ? 32ND Street Condo?s - Site Plan Review located at 3016 - 32nd Street
- Motion Carried (9-0)-
K. Other Business
1. Commissioners? Comments
Bohn was present to say goodbye to the commissioners, as she will be leaving soon to go to Florida.
Commissioner Holtrop asked about KBH homes and whether there was a limit on the number of houses where the garage was closer to the road. Planner Golder stated that the target was that one-third of the homes could have garages in front.
Commissioner Itani stated that GVMC is hosting a Context Sensitive Design Workshop on November 1 and invited anyone interested to attend. They will provide lunch. It will be held at the Kent County Road Commission and he requested an email if they are interested.
Commissioner Poyner asked about Kalamazoo Avenue. Director Schweitzer stated that it would be a four-lane boulevard to be built in the spring of ?08.
Chair McIntyre-Evenocheck told staff she no longer has a home phone only a cell phone and would like updated phone list of commissioners.
2. Staff?s Comments
Director Schweitzer requested the LUZ committee to meet on November 14, 2006 at 7pm.
L. Adjournment
Motion by Commissioner VanderHoff, supported by Commissioner Poyner to adjourn the meeting.
- Motion Carried (9-0) ?
Meeting adjourned at 8:36pm
Respectfully submitted,
Chris Winczewski, Secretary
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