Kentwood Committees & Boards APPROVED MINUTES OF THE REGULAR MEETING
Planning Commission (Back to index)
Minutes for 10/27/2009
OF THE KENTWOOD PLANNING COMMISSION
OCTOBER 27, 2009, 7:30 P.M.
A. Chair Winczewski called the meeting to order at 7:30 p.m.
B. The Pledge of Allegiance was led by Commissioner Yokom.
C. Roll Call:
Members Present: Maurice Groce, Dan Holtrop, Ed Swanson, Frank Vander Hoff, Don Yokom, Johngerlyn Young (arrived late) and Chris Winczewski.
Members Absent: Betsy Artz and Laurie Sheldon (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 applicant.
Motion by Commissioner Holtrop, supported by Commissioner VanderHoff, to excuse Commissioners Artz, Sheldon and Young from the meeting.
- Motion Carried (6-0) ?
- Artz , Sheldon and Young -
D. Approval of the Minutes and Findings of Fact
Motion by Commissioner Holtrop, supported by Commissioner VanderHoff, to approve the Minutes of October 13, 2009 and the Findings of Fact for: : Case# 11-09 - Woodland Mall Sign Appeal
- Motion Carried (6-0) ?
- Artz, Sheldon and, Young -
E. Approval of the Agenda
Motion by Commissioner Holtrop, supported by Commissioner Yokom, to approve the agenda for the October 27, 2009 meeting.
- Motion Carried (6-0) ?
- Artz ,Sheldon and Young -
F. Acknowledge visitors wishing to speak to non-agenda items.
There was no public comment.
G. Old Business
Case #10-09 ? Consideration of a Street Tree Regulatory Ordinance.
Director Schweitzer stated we were unable to arrange a speaker to provide information regarding traffic calming benefits associated with street trees. He stated he has had discussions with Suzanne Schultz, the Planning Director for the City of Grand Rapids and she related Grand Rapids approach as looking at street trees not as a hazard to the motorist; but more so as a line of protection for pedestrians. Schweitzer stated he checked with Wyoming and Grand Rapids and Grand Rapids stated if you have at least 36 inches of parkway that is a perspective location for a tree. He stated Wyoming requires a minimum of a two (2) foot setback off the edge of pavement regardless of the posted speed limit and the classification of the roadway. Schweitzer stated staff will attempt to get someone in to speak to the commissioners within the next month or so.
H. Public Hearing
There were no public hearings
I. Work Session
Case #12-09 - Kentwood Veterinary Clinic ? Rezoning located at 601 44th Street SE;
Case #13-09 ? Kentwood Veterinary Clinic ? Special Land Use and Site Plan Review located at 601 44th Street SE
Planner Pung introduced the request. He stated the request is to rezone .72 acres from C4 Office to C2 Community Commercial. He stated the property is located at 601-44th Street. He stated it is a vacant building 1,579 square feet on the property. He stated it was built in 1972 for a real estate office, but has been vacant and for sale for over a year.
Pung stated the building has a nonconforming front yard of 25?6? (the ordinance requires 30? in C2 and 35? in C2) due to acquisition of right-of?way for 44th Street reconstruction in 2005.
Pung stated the proposed rezone has the following attributes:
- consistent with Master Plan recommendations for commercial developments.
- permitted uses in C2 district compatible with site?s features
- site is zoned C4 and although it may be used for office the rezoning is consistent with the Master Plan recommendation for commercial development
- commercial development would be consistent with surrounding uses
- infrastructure and services are sufficient to accommodate the uses permitted in the C2 district
- the requested zoning district is appropriate given the Master Plan recommendation and adjacent land uses and zoning.
Planner Pung stated they are also requesting a special land use and site plan review for a veterinary clinic. He stated the use is consistent with existing and intended character of the area and will utilize an existing building with no major changes. He stated the site is adequately served by existing public facilities and services; no additional facilities or services are anticipated. He stated the site is not anticipated to be a detriment to adjacent properties. He stated the use would be consistent with surrounding uses and Master Plan recommendation for commercial development. Pung stated the ordinance requires a 75 foot front yard setback and 50 foot setback from all other property lines. He stated the front yard setback is 25 feet, feet from west lot line and 34 feet from east lot line. Zoning Board will hear the request for the variances on November 16, 2009.
Holtrop asked if there will be anything negative by rezoning to C2. Pung indicated there appear to be no negative issues. Holtop asked about the sign. Pung stated the sign is conforming.
Winczweski wanted to make sure the approval is conditioned on the zoning board decision. Pung stated the granting of the variances could be specified as a condition of the special land use request.
Case 14-09- Zoning Ordinance Text Amendment for Corporate Flags and Utility Trailers
Schweitzer stated, in April of 2002 a comprehensive re-write of the Zoning Ordinance was completed. He stated during this process numerous provisions of the Zoning Ordinance were relocated, rewritten and/or removed. He stated one of the specific provisions that were removed was the ability to allow one (1) commercial identification flag per lot or parcel. The flag was not to exceed the size of any United States flag if also displayed (in accordance with common protocol) or thirty-two (32) square feet, whichever is less. He stated many corporate entities utilized this allowance and continue to fly their flags to this day.
Schweitzer stated the recommended change would be to Reinstate the allowance for the display of a commercial flag within the parameters of the provisions in place prior to 2002. He stated it is arguable that businesses that were displaying corporate flags prior to 2002 continue the practice today. However, given the limited nature of the commercial flag provision it would appear reasonable to allow post 2002 businesses the ability to display a corporate flag. Schweitzer stated the amendment would be accomplished by devising a definition of flag, commercial in Section 16.02, Definitions and by inserting within Section 16.02, Signs Permitted or Prohibited, virtually the same language as was previously in place specifying the number and size limitations for a commercial flag.
Schweitzer stated the Zoning Ordinance sets forth provisions to address the restrictions on the location of off-street parking as well as references provisions in the Recreational Vehicle ordinance (#7-79, as amended) to address outdoor storage restrictions for recreational equipment. He stated currently there are no specific provisions that address the outdoor storage of utility trailers. Schweitzer stated the term utility trailer can apply to a wide range of trailers in terms of length, width and height. He stated the larger the trailer the greater likelihood that: it may take up valuable space otherwise set aside for off-street parking; it may represent a sight obstruction to vehicles and motorists; and it may represent degradation to the aesthetics of a neighborhood. Schweitzer stated we have also observed over the years that utility trailers can play an important role in the annual removal of leaves especially in the areas of the community where there is a concentration of very large mature oak trees.
Schweitzer stated the recommended change is to establish specific provisions in the Zoning Ordinance that acknowledge limitations on the outdoor storage of utility trailers and reference to a separate new regulatory ordinance that limits the number, size and location of utility trailers allowed in residential districts. He stated using the recreational vehicle ordinance as a model, the new regulatory ordinance should also contain provision for a temporary special exception permit to allow qualified utility trailers to be parked for a limited period of time in the front yard on a paved surface to allow for the collection and disposal of leaves, brush or debris.
Commissioner Yokom stated there has been a trailer that has been sitting on the street for 10 months on Hardwick and wanted to know who was responsible. He questioned whether the police do anything about that when they drive by and see the trailer. Schweitzer stated if it is in the public right-of-way the police will enforce and the property maintenance would enforce if it is outside the public right-of-way.
Commissioner Holtrop questioned whether the utility trailers used by remodeling contractor would be addressed in the amendment. Schweitzer stated the proposed language would allow for a consideration of temporary exception.
J. New Business
There was no New Business
K. Other Business
1. Master Plan
Planner Golder presented the Master Plan and some of the main points were
-regional greenway connections
- some value for ?natural? connections
- adopt a trail
- master gardeners
- rain gardens
- reversion of public lands to native plants
- non-motorized plan
- bike friendly community
-garden belt grasses
-adopt a landscape area ? free advertising for landscapers
-community service-prison release to assist landscape maintenance
-Active Enforcement of property maintenance
- property owner planting and maintaining street trees
-Street tree champion
-City Nursery ? source of tree stock
-corporate donation toward tree purchase
-millage initiative to fund park acquisition and maintenance
- quadrant candidate locations 44th /Breton, 44th /Division, 28th /??
-incentivize curb cut closure
-density building height allowances identify candidate areas i.e. 28th Street
-school busing policies/sidewalk/bikepaths/trails
-setting goals- coordinate with park and recreation
-reference GVMC plans
-finalize city campus plan
2. Commissioners? Comments
Commissioner?s VanderHoff, Groce and Swanson stated they will not be at the November 10, 2009 meeting.
3. Staff?s Comments
No staff comments
Motion by Commissioner VanderHoff, supported by Commissioner Holtrop, to adjourn the meeting.
- Motion Carried (7-0) ?
- Artz and Sheldon absent -
Meeting adjourned at 9:17p.m.
Don Yokom, Secretary