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Minutes for 11/27/2007 APPROVED MINUTES OF THE REGULAR MEETING
OF THE KENTWOOD PLANNING COMMISSION
NOVEMBER 27, 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, Abed Itani, Nancy McIntyre-Evenocheck, Ed Swanson, Frank Vander Hoff, Chris Winczewski and Johngerlyn Young.
Members Absent: None
Others Present: City Attorney Jeff Sluggett, Community Development Director Terry Schweitzer, Economic Development Planner Lisa Golder, Planner Joe Pung, Planner Debargha Sengupta, Staff Secretary Monique Collier, the press and four citizens.
D. Approval of the Minutes and Findings of Fact
Motion by Secretary Winczewski, supported by Commissioner VanderHoff, to approve the Minutes of November 13,2007 and the Findings of Fact 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 (9-0) ?
E. Approval of the Agenda
Motion by Commissioner Swanson, supported by Commissioner Artz, to approve the agenda for the November 27, 2007 meeting.
- Motion Carried (9-0) ?
F. Acknowledge visitors wishing to speak to non-agenda items.
There was no public comment.
G. Old Business
There was no Old Business.
H. Public Hearing
Case #14-07- Bretonfield - PUD Phase 1A Site Condominium located at Sable Ridge Drive extended east of Discovery Elementary School
Planner Pung introduced the request. He stated the first phase will be about 16 acres out of a total of 102 for the overall PUD and it will consist of 68 lots. He stated the development is consistent with the approved PUD plan.
Pung stated some of the issues in Phase 1A are.
· the corner lot at the northeast corner of 60th Street and Sable Ridge Drive is less than the 65?width.
· 1,320 foot restriction on home construction
· Tree preservation plan
· Landscape plan for Phase 1A
· Location of the private trail intersection with Sable Ridge Drive and identification of how much of the trail will be built with this phase
Pung stated he is recommending conditional approval to the city commission with conditions 1-12 and basis points 1-7.
Applicant Troy Stahl stated they have worked through most of the issues with planning and the engineer with a few things that have yet to be worked on. He stated the PUD agreement has been signed and it is getting recorded now.
Mr. Stahl stated regarding Sable Ridge Drive, it is already in a portion of the way along the school as well as the water main and the utilities. They thought it would be feasible to start there and get the lots in. He stated the sewer system is coming back to the Wyoming system versus the other way which is Grand Rapids sewer. He stated once this phase is under construction they plan to start processing phase 2 to bring the connector down and start on Breton Avenue. He stated they are trying to take the private trail and connect it with the Paul Henry. He stated they will work with staff to find where that happens.
Chair McIntyre-Evenocheck opened the public hearing.
There was no public comment.
Motion by Commissioner Holtop, supported by Commissioner Artz, to close the public hearing.
- Motion carried (9-0) ?
Vice Chair Swanson, Holtrop, Artz, Winczewski, Itani, Young and Sheldon did not voice concerns with phase 1.
Commissioner VanderHoff abstained from any comment due to conflict of interest.
Motion by Commissioner Holtrop, supported by Commissioner Itani, to recommend to the city commission conditional approval of the final site plan and preliminary site condominium plan dated 11/19/07 for Bretonfield PUD Phase 1A. Approval is conditioned on conditions 1-12 and basis points 1-7 in Pung?s memo dated 11/26/07.
- Motion Carried (8-0)-
- Commissioner VanderHoff abstaining-
Case #15-07 ? Clark on Keller Lake ? Final Site Plan Review of a PUD (Elderly/Independent Living Facility) located at 2451 Forest Hill Avenue SE
Planner Golder introduced the request. She stated no issues have been raised. She stated the recommendation is for conditional approval.
Chair McIntyre-Evenocheck opened the public hearing.
Motion by Commissioner VanderHoff, supported by Commissioner Itani, to close the public hearing.
- Motion Carried (9-0)-
Commissioner Holtrop asked about the removal of the dead trees throughout the site. He stated the dead trees in the lake need to be taken out.
Motion by Commissioner Holtrop, supported by Commissioner Young, to grant conditional approval of the final site plan dated October 15, 2007 for Clark Retirement Community. Approval is conditioned on condition 1-5 and basis points 1-3 in Golder?s memo dated 11/26/07.
- Motion Carried (9-0) ?
Case #16-07 ? Fox Kia Hyundai Car Dealership- Rezoning to Commercial Planned Unit Development (CPUD) from Community Commercial (C2) and Office (C4); preliminary PUD Site Plan Review; and Special Land Use for an Open Air Business for Fox Kia-Hyundai Car Dealership. Located north of 28th Street half way between East Paris Avenue and Patterson Avenue.
Planner Sengupta introduced the request. He stated some of the issues that were raised at the work session were: presence of the wetlands, parking needs and layout, buffer requirements and traffic circulation at the southeast corner. The applicant stated there aren?t any wetlands they need to mitigate. They re-evaluated the parking needs but they cannot reduce the number of parking spaces. However, they have shrunk the parking lot to meet the buffer requirements. Sengupta stated staff has come up with an alternative plan for the traffic circulation at the southeast corner of the site that would improve the stacking and reduce the number of conflicting turn movements.
Sengupta stated there were some concerns that were expressed by the applicant: the reduction in their display area, reduction in parking; traffic that would use the north/south drive to go around the building. He stated their other concern was cross access away from the front of the main building.
Sengupta stated the planning commission could approve the application by either accepting the applicant or staff?s layout. The other proposed conditions can be finalized during the final site plan review for which the applicant would have to come back in front of the planning commission.
Sengupta stated one of the other issues that came up during the work session was architecture. The northernmost building seemed like it was not up to standards that are normally required in a development in the CPUD zoning district. He stated the planning commission suggested looking at some alternatives with respect to the front and part of the west elevation. He stated one option was to add upper level windows, which the applicant has done in their revised elevation. Sengupta stated in his opinion they could enhance it further. He suggested changing the materials they are using, use some from the front building, look at some relief in the walls and also reduce the prominence of the overheard door. He stated even though the front building isn?t going to be viewed much from Sparks Dr they could use some apron landscaping on the west and east side where possible. Sengupta stated the CPUD ordinance requires additional features such as, pedestrian connections, art and planters. Staff has suggested those be added to their landscaping plan and subject to staff review and approval.
Sengupta stated a letter was received from Clark Retirement Community the own the property across the rode. Their concerns included the light levels. Sengupta stated there is an outdoor lighting ordinance that they will have to comply by. Another concern was about noise, there is a city ordinance that guides any noise level on a property. They were concerned about traffic using Sparks Drive. Sengupta stated the property is zoned for commercial retail use and Spark Drive is built for commercial standards. Clark Retirement also had concerns about landscaping. Sengupta stated there are standards for landscaping but there are some constraints on the proposed site because of the grade changes. However, the applicant will have to provide any landscaping that is practical that would sustain on the property.
Sengupta stated the applicant meets all other ordinance regulations with some issues ?architecture ? landscaping ? minor adjustments to circulation and ? CPUD features like pedestrian connection art and planters, which can all be reviewed at the final site, plan review.
Sengupta stated the applicant also applied for a zoning variance for signage and that was approved by the zoning board of appeals. However, they will still need to secure a permit for actual installation of the signs on the site.
Sengupta stated staff is recommending approval for the rezoning, preliminary site plan, and special land use with the conditions and basis noted in staff?s recommendation. He stated one thing left out in the special land use approval is a condition that no display should be allowed on the landscaping. He indicated this would be enforced regardless since it is part of the ordinance.
Steve Fry, Architect, was there to represent Fox Kia Hyundai. He stated they have made some changes: they added some site planters; a bike rack; and they added upper windows to the Fox International building. He stated there was mention made about a sidewalk to the northernmost building, but they are not trying to encourage people to walk up to the building. He stated if it becomes an issue they will provide a sidewalk. He stated the issue about the drive access at the southeast corner of the site doesn?t make the overall site safer. He showed several demonstrations as to why it will not function for their business. He stated he will have to move the building over and it will not function. He stated the throat of the curve provides a transition and they don?t want the cars speeding into their site. He stated the layout recommended by staff would reduce overall site landscaping especially the buffer adjacent to the hotel to the east.
Chair McIntyre-Evenocheck opened the public hearing.
Bob Perl with Clark Community Retirement and Thomas Hahn a resident of 2525 Forest Bluff Court stated concerns about the lighting from the site.
Motion by Commisisoner Holtrop, supported by Commissioner Sheldon, to close the public hearing.
- Motion Carried (9-0) ?
Vice Chair Swanson stated either driveway configuration would work, but he would prefer the applicants with the longer radius so it is not quite so difficult to turn. He stated if he turned it ten degrees and increase the radius more it would work better. Swanson also asked staff to give the residents the definition on lighting. Pung stated that it can be found in the zoning ordinance Chapter 20. Swanson asked about the speaker system. He stated he would like a pager system instead of a PA. Steve Fry stated he doesn?t think they use a public address system but he would have to check.
Secretary Winczewski stated he does share the concerns about lighting. He stated what he sees on the landscaping plan should help reduce the light pollution and asked if staff would be reviewing the landscaping implementation according to what is described in the plan. He stated that he agrees the applicants site plan is better the way the drive is proposed and that cross access can be aligned with redevelopment of the property to the east.
Commissioner VanderHoff stated he thinks the building with the colors looks relatively attractive.
Commissioner Sheldon stated her main concern is the lighting issue.
Commissioner Artz asked what the benefit would be to add no cars parking in the landscape area. Sengupta stated it would just be on the special land use as a condition of approval.
Commissioner Itani stated he isn?t really sure what they can do about the east drive on 28th Street. He stated if the applicant needs to redesign the building that is his problem and he supports the conceptual drawing presented by Sengupta. He stated his concern is safety.
Commissioner Young also had concerns about the lighting and the noise.
Chair McIntyre-Evenocheck was concerned about the truck carriers when they deliver new cars. The only place they can enter is off of Sparks Drive, but if something were to happen and that exit was closed how they will get off the property.
Steve Fry stated most of the delivery drivers are trained but in the event that were to happen to try to come in off 28th Street they can put a sign up that says no deliveries. McIntyre-Evenocheck stated when looking at the lighting issues she wants to make sure staff looks at Clark and how much the light will spread into their property. McIntyre-Evenocheck asked what will happen to the existing Kia and Hyundai building. Steve Fry stated they will try to renovate the buildings into another dealership or sell them. McIntyre-Evenocheck stated she wants to make sure we aren?t sitting with a bunch of empty buildings. She stated the proposed buildings in her opinion are sterile looking. She stated she will also like to make sure cars are not displayed on landscaped areas. Attorney Sluggett stated if there is an inclination on the part of the commission to add the prohibition on the PA system he suggested that would be a condition assigned to the special land use.
Holtrop asked why the applicant would not move the building. Steve Fry stated it would change everything with their site.
Sengupta suggested if the commission was inclined to approve the site layout with what the applicant has proposed, a condition be assigned such that if and when the property to the east is redeveloped Fox will relocate the cross access easement for a more direct east-west drive alignment between properties.
Motion by Commissioner Holtrop, supported by Commissioner VanderHoff, recommend to the city commission conditional approval of the request to rezone 11.32 acres from C2 Community Commercial and part C4 Office to CPUD Commercial Planned unit Development as described in Case #16-07 Fox Kia Hyundai Car Dealership. Approval is conditioned on conditions 1-5 and basis points 1-7 as described in Senguptas memo dated 11/19/07.
- Motion Carried (9-0 ?
Motion by Commissioner Holtrop, supported by Commissioner VanderHoff, grant conditional approval of the special land use open air business for Fox Kia Hyundai Car Dealership as described in Case #16-07. Approval is conditioned on conditions 1-3 adding a conditions 4) no display of autos on the landscaped areas and 5) prohibiting an outside Public Address system along with basis points 1-6 as described in Sengupta?s memo dated 11-19/07.
- Motion Carried (9-0) ?
Motion by Commissioner Holtrop, supported by Commissioner VanderHoff, to recommend to the City Commission approval of the Preliminary Site Plan for Fox Kia-Hyundai Car dealership as described in Case #16-07 and as per the site plan dated October 8, 2007 and as revised on November 20, 2007. Approval is conditioned on conditions 1-15 adding condition 16) ?when the property to the east is re-developed Fox will relocate the cross access easement for a more direct east-west drive alignment between the properties? and basis point 1-12 in Sengupta?s memo dated 11/19/07.
- Motion Carried (9-0) ?
I. Work Session
There were no work sessions
J. New Business
Motion by Commissioner Holtrop, supported by Commissioner Artz, to set a public hearing date of January 8, 2008 for Case #17-07 ? Menard?s-Special Land Use Open Air Business Garden Center/Outside Yard Area and Site Plan Review located North of 28th Street, midway between East Paris Avenue and Patterson Avenue
- Motion Carried (9-0) ?
K. Other Business
1. Conservation Oriented Development
Conservation Oriented Development committee met prior to the meeting. Sengupta stated one of the things discussed was whether the COD sub-committee should review the COD. Also, to review the COD document to see if any modifications are required. They also discussed about interface with the zoning ordinance committee and what zoning ordinance amendments will be necessary in order to accomplish the objectives of the COD and whether or not rezoning the land areas in Sections 13 and 34 to a COD zone was the proper course of action. Sengupta stated he would like to distribute a copy of the COD to city commission for the joint meeting before December 11, 2007.
Sheldon stated the main plan is to have the city commissioners look the document over before the next joint meeting and get their input.
Motion by Commissioner Sheldon, supported by Commissioner Swanson, to approve the concept of conservation oriented development as presented by Sengupta.
- Motion Carried (9-0) ?
2. Commissioners? Comments
Chair McIntyre-Evenocheck stated there will be a joint city commission and planning commission meeting on December 11, 2007 from 6:30p.m - 8:00p.m. The regular planning commission meeting will start at 8:00p.m.
Chair McIntyre-Evenocheck also congratulated commissioner Young on her award.
3. Staff?s Comments
None
L. Adjournment
Motion by Commissioner VanderHoff, supported by Commissioner Artz, to adjourn the meeting.
- Motion Carried (9-0) ?
Meeting adjourned at 8:45p.m.
Respectfully submitted,
Chris Winczewski, Secretary
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