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Minutes for 10/09/2007APPROVED MINUTES OF THE REGULAR MEETING
OF THE KENTWOOD PLANNING COMMISSION
OCTOBER 9, 2007, 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 Artz.
C. Roll Call:
Members Present: Betsy Artz, Laurie Sheldon, Dan Holtrop, Nancy McIntyre-Evenocheck, Ed Swanson, Frank Vander Hoff, Chris Winczewski and Johngerlyn Young.
Members Absent: Abed Itani (with notification)
Others Present: City Attorney Jeff Sluggett, Community Development Director Terry Schweitzer, Economic Development Planner Lisa Golder, Planner Joe Pung, Planner Debargha Sengupta, the applicant and the press.
Motion by Commissioner Holtrop, supported by Commissioner VanderHoff to excuse Commissioner Itani from the October 9, 2007 meeting.
- Motion Carried (8-0) ?
- Itani absent -
D. Approval of the Minutes
Motion by Commissioner Swanson, supported by Commissioner VanderHoff to approve the Minutes of September 25, 2007.
- Motion Carried (8-0) ?
- Itani absent -
E. Approval of the Agenda
Motion by Commissioner Holtrop, supported by Commissioner Artz, to approve the agenda for the October 9, 2007 meeting.
- Motion Carried (8-0) ?
- Itani 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 October 23, 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 October 23, 2007 meeting.
H. Public Hearing
There were no public Hearings.
I. Work Session
Case# 11-07 Thomson?s Auto Repair ? Major Change to an Approved Site Plan located at 5215 Kalamazoo Ave. SE
Planner Golder introduced the request. She stated in 2001, the Planning and City Commissions approved a city-sponsored rezoning of the overall 3 acre site (including the .78 acres under consideration) to Commercial Planned Unit Development. While the overall site was about 3 acres in size, the applicant proposed an automotive repair establishment on .78 acres within the existing vacant building at the corner of 52nd Street and Kalamazoo Avenue. This use required final site plan approval and Special Land Use review and approval. Recognizing the interim nature of the business, and the desire to put a vacant building to use, the Planning and City Commissions approved the site plan with conditions. The conditions addressed issues such as where parking would be permitted, storage, and landscaping. Planner Golder stated the applicant has tried to purchase the entire three acres but it has not been affordable and they are trying to make do with what they have. In trying to do so they have had many ordinance violations for which the city has sent letters and fines.
The applicant is requesting an amendment to an approved site plan to improve the operation of the business located at the site. Specifically, the applicant is requesting the following:
? Construction of a 26? by 34? pole building to enclose a vehicle lift that was constructed without city approval on the site. Applicant has indicated that the pole building would be jointly financed by another individual who intends to rebuild it on another property when the larger plan is undertaken.
? Addition of a concrete pad to connect with the existing asphalt to access the proposed pole building and to accommodate a parking and storage area (removal of approximately half the grass area behind the existing building).
? Approval of parking within the required setback on Kalamazoo Avenue (6 spaces) and along 52nd Street (3 spaces). Parking in this area was specifically prohibited in the 2004 Special Land Use review.
The applicant believes these measures are interim measures (2-5 years) to allow sufficient funding for the construction of a new 6,015 square foot vehicle repair building on the west side of the overall 3 acre site and another 11,700 square foot retail building along the east side of the site. This plan is fairly consistent with the adopted PUD plan for the overall site.
Planner Golder stated if the major change were approved there would be many deviations.
Tom Thomson, the applicant, stated in order to purchase the property he would have to make more money. He stated they have turned people away with a result in not being able to finish their car work in a timely manner. He stated the violations are from people who drop off cars and don?t have money. He stated he has off site storage where he has been bringing some of the vehicles. He stated he has been trying to beautify the current building. He believes the pole barn will only be a temporary use 2-3 years. Mr. Thomson thinks they should be able to make enough money to purchase the whole parcel. He stated they need more space to do more work; and the pole barn would be hidden.
Chair McIntyre-Evenocheck stated that Mr. Thomson has been a decent citizen and happy that he is doing great business. She stated she thinks they have outgrown their site even if they purchase the rest of the property. She stated there are parcels in Kentwood that are more compatible with his business. She thinks he should take a look at leasing the building at 44th and Kalamazoo. She stated she doesn?t think purchasing the entire three acres will be the solution.
Commissioner Sheldon asked if the neighbors are aware of the proposal. Mr. Thomson stated both renters seem fine with the request.
Commissioner VanderHoff asked what the long term plans would be if the three acre parcel was purchased. Mr. Thomson stated they are looking at constructing a building of 6600 square feet. VanderHoff asked the applicant if he has looked at other available sites in Kentwood. Mr. Thomson stated the area at 52nd Street has been great and is reluctant to move his business. Mr. Thomson stated he has looked at other places on 60th Street, but, he doesn?t want to purchase the property. Mr. Thomson stated he looked at the 44th and Kalamazoo property too. Mr. Thompson stated he would like to stay centralized. He stated if he had more space he could do more work.
Secretart Winczewski asked about the size and height of the existing building relative to proposed building. Mr. Thomson stated it is 21 feet at the peak and 14 feet at the eaves. Winczewski stated that at the public hearing he would like to see the elevations of the two buildings. Winczewski stated that the business seems to be doing very well. The request for change to the city seems like only one option that the applicant could take to expand the business. Winczewski asked if the better solution would be to propose this plan to a banker to purchase the entire three acre parcel now instead of asking for variances until funding is available.
Vice-Chair Swanson stated he doesn?t like the site plan and adding a pole barn to the site plan is not doing anything positive for the corner. He stated he would like to be able to see him redevelop but he doesn?t think he wants to see this in the city. Swanson stated there are too many variances and too many things that he would object too. He would like to see another site plan come forward.
Commissioner Young stated she would feel more comfortable about the redevelopment of the overall property instead of a temporary plan. She felt he should concentrate on the long term rather than developing something piecemeal.
Commissioner Artz stated she has heard good things about his business. Artz stated she thinks this is a difficult business decision.
Commissioner Holtrop questioned how the process works if we have future violations. Schweitzer stated that it is approached by individual violations of the ordinance. Holtrop stated that he sees this as an opportunity to remove some of the violations and if he can do that he is in favor of it.
Chair McIntyre-Evenocheck questioned whether this use would fit with original PUD in terms of intensity and traffic generation. Golder stated the PUD was general and they just wanted a structure there and a certain size. Golder stated if he?s got the room it would alleviate the problems. McIntyre-Evenocheck stated that there are often violations at the property and they don?t get addressed until the applicant needs something from the city. McIntyre-Evenocheck stated she is hesitant because if we do this for the applicant, how long before they come back with more violations. McIntyre-Evenocheck stated she really thinks he has outgrown the property. McIntyre-Evenocheck stated the dumpster is not accessible, not consistent with the PUD for landscaping and curb cuts, not consistent with standards of original approval; and there have been citations for non-compliance. The pole barn will not improve the aesthetics of the area; no guarantee that the pole bar will ever be removed; and the site plan conformance on the zoning regulations and PUD statements of the plan. She stated she would like him to come back at the public hearing and address those issues.
Commissioner VanderHoff asked if he would consider smaller scale development of overall site.
Planner Golder stated the proposed changes may only be able to assist him in getting the cars off the street. She was not sure if it is helping him be able to work on cars. She stated the applicant purchased a hoist that has been installed to improve this.
Commissioner Swanson stated that in his opinion the applicant should continue with what he has until something involving the overall 3 acre site can be put together. He felt and this would be better if this particular request were deferred.
J. New Business
Motion by Commissioner Holtrop, supported by Commissioner Artz to set a public hearing date of November 13, 2007 for Case #12-07 Woodbury Commons Phase III ?Preliminary Plat and Final Site Plan Review for a single family subdivision- located south side of 44th Street, Middlebury Dr. extended & Southbury Court; Case #13-07 ? Clear Pointe No. 2 ? Preliminary Plat and Final Site Plan Review for a single family subdivision ? located 573 60th St SE
- Motion Carried (8-0) ?
- Itani absent -
K. Other Business
1. Commissioners? Comments
Chair McIntyre-Evenocheck congratulated Jeff Sluggett for being elected to another board in his professional ranks
McIntyre-Evenocheck also welcomed Commissioner Young to the Commission.
2. Staff?s Comments
There were no staff comments.
L. Adjournment
Motion by Commissioner VanderHoff, supported by Commissioner Artz, to adjourn the meeting.
- Motion Carried (8-0) ?
- Itani absent -
Meeting adjourned at 8:00p.m.
Respectfully submitted,
Chris Winczewski, Secretary
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