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Minutes for 11/28/2006APPROVED MINUTES OF THE REGULAR MEETING
OF THE KENTWOOD PLANNING COMMISSION
NOVEMBER 28, 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 Commissioner Poyner.
C. Roll Call:
Members Present: Laurie Sheldon, Ray Poyner, Dan Holtrop, Abed Itani, Nancy McIntyre-Evenocheck, Ed Swanson and Chris Winczewski.
Members Absent: Frank VanderHoff and Betsy Artz
Others Present: City Attorney Jeff Sluggett, Community Development Director Terry Schweitzer, Planner Joe Pung, Planner Debargha Sengupta, Staff Secretary Monique Collier, the press, the applicants and four citizens.
Motion by Commissioner Holtrop, supported by Vice Chair Swanson, to excuse Commissioner Artz and Commissioner VanderHoff from the meeting.
- Motion Carried (7-0)-
- Commissioner Artz and Commissioner VanderHoff absent-
D. Approval of the Minutes of November 14, 2006 and Findings of Fact: there were no Findings of Fact.
Corrections were submitted to the Commission by Secretary Winczewski.
Motion by Commissioner Holtrop, supported by Commissioner Poyner, to approve the Minutes of November 14, 2006 and the Findings of Fact: there were no Findings of Fact.
- Motion Carried (7-0) ?
- Commissioner Artz and Commissioner VanderHoff absent -
E. Approval of the Agenda
Motion by Commissioner Holtrop, supported by Vice Chair Swanson, to approve the agenda for the November 28, 2006 meeting.
- Motion Carried (7-0) ?
- Commissioner Artz and Commissioner VanderHoff absent-
F. Acknowledge visitors wishing to speak to non-agenda items.
There was no public comment.
G. Old Business
Case #24-06 - CBS Partners Site Plan Review located at 2300 44th Street SE ? applicant has requested tabling the public hearing.
Planner Pung stated that they met with the property owner to the east. They are still working out some issues.
Chair McIntyre-Evenocheck opened the public hearing.
There was no public comment.
Motion by Commissioner Holtrop, supported by Commissioner Poyner to table the public hearing for Case #24-06 - CBS Partners Site Plan Review located at 2300 44th Street SE to the December 12, 2006 meeting.
- Motion Carried (7-0)-
- Commissioner Artz and Commissioner VanderHoff absent-
H. Public Hearing
Case #30-06 ? Commissioner Sheldon Cleaners - Special Land Use and Site Plan Review located at 3000 Breton Rd. SE
Planner Sengupta introduced the request. He stated that the applicant would like to add a drive thru to their existing facilities. He stated that one of the main issues was circulation. He stated that locating the drive thru on the east west drive would have worked best but because of the site grades they had to adjust the plan so that the drive thru sits along the west side of the existing building. Another concern that the planning commission expressed at the work session was the sharp turn a customer would have to make if they wanted to exit the drive thru. Planner Sengupta stated that it is still sharp, but given the low traffic generation on the property it should be acceptable. He stated that staff and commission recommended striping and paving the north parking lot; the applicant has done that. Staff recommended closing the north access point, but the applicant stated that they would have to keep that open to allow the bigger tricks to exit that driveway. Planner Sengupta stated that one of the recommendations is to stripe the main access drive. He stated that he saw some cars parked along the north side of the access drive. Planner Sengupta stated that they would have to submit a landscaping and outdoor lighting plan that will be subject to staff review and approval. Directional signage for the drive thru must also be added. Planner Sengupta stated that staff recommends approval of the special land use with conditions 1-2 and basis points 1-5 and the site plan review conditions 1-5 and basis points 1-6.
Mark Tomisik from Innovative Design was present to represent Commissioner Sheldon Cleaners.
Chair McIntyre-Evenocheck opened the public hearing.
There was no public comment.
Motion by Commissioner Holtrop, supported by Commissioner Poyner, to close the public hearing.
- Motion Carried (7-0)-
- Commissioner Artz and Commissioner VanderHoff absent-
Commissioner Poyner stated that he is in favor of the project. His concern was the north access drive; he asked staff if they thought it would be a safety issue. Planner Sengupta stated that he went back to the site and tried to make the turn and he didn?t have any problems with vision or turning left and doesn?t think it would be a problem.
Secretary Winczewski stated that he was concerned with the right turn out of the drive thru. He stated that since the radius of the drive thru is ample that he is in favor of the plan.
Commissioner Sheldon asked if it is possible to put a do not enter sign at the drive so that it would be for exit only. Mr. Tomisik stated that they really don?t want to do that especially since there was no question raised on the ingress movement at this drive.
Motion by Commissioner Holtrop, supported by Commissioner Itani, to grant conditional approval of Shedlon Cleaners Special Land Use for a drive-thru establishment as described in Case #30-06. Approval is conditioned on conditions 1-2 and basis points 1-5 as described in Planner Sengupta?s memo dated 11/21/06.
- Motion carried (7-0)-
- Commissioner Artz and Commissioner VanderHoff absent ?
Motion by Holtorp, supported by Commissioner Poyner, to grant conditional approval of Commissioner Sheldon Cleaners Site Plan for a drive thru establishment as described in Case #30-06 and site plan dated October 31, 2006. Approval is conditioned on conditions 1-2 and basis points 1-6 in Planner Sengupta?s memo dated 11/21/06.
- Motion Carried (7-0)-
- Commissioner Artz and Commissioner VanderHoff absent-
Case #31-06 ? 32ND Street Condo?s - Site Plan Review located at 3016 32nd Street ? applicant has requested tabling the public hearing to the December 12, 2006 meeting.
Planner Pung stated that the applicant has requested tabling since they are working on trying to address the issues with regards modifying the garages or do some type of alternate architectural treatment. He stated they have requested tabling to work with the architects to see what they can do.
Chair McIntyre-Evenocheck opened the public hearing.
Nancy North 3004 32nd Street, stated that she was approached to sell her house and that she is not interested. She stated that 32nd Street Condo?s owners were trying to tell her that she is encroaching on their property with her driveway. She submitted her deeds as proof of the ownership of the land in question. She stated that there are a lot of water problems on that property. She stated that her basement is always filling up with water due to an outdoor sump pump on the property in question.
Harry Bradon and Jack Spot live in Castle Villa Condos about three doors west of the proposed site and they also have a water problem. He stated that there is drainage from Wingate Apartments that gets into their building and they don?t know what kind of problem they will have if they have additional development to the west. He stated that they want to make sure the drainage is investigated to mitigate any risk of further runoff. He stated that they have written a letter to the City and have not yet received a response. Mr. Spot stated that he is asking for help, if they build these condos to make sure the water drains through the proper pathways.
Scott Miller stated that he lives on the east side of the property. He stated that he has the same problem with standing in his backyard. He has problems with water even if it is not raining. He stated that it raises a concern about how much worse it could get once additional property is developed.
Chair McIntyre-Evenocheck asked staff to look into the drainage issue.
Motion by Commissioner Holtrop, supported by Commissioner Itani, to table the public hearing to the December 12, 2006 meeting.
- Motion Carried (7-0)
- Commissioner Artz and Commissioner VanderHoff absent -
I. Work Session
There were no work sessions
J. New Business
Case # 33-06 Encore Motors Sales & Leasing ? Special Land Use/ Site Plan Review located at 5091 Broadmoor Ave. SE
Case #34-06 ? Escrow Fee Provisions
Motion by Commissioner Holtrop, supported by Vice Chair Swanson, to set the public hearing date of January 9, 2007 for Case # 33-06 Encore Motors Sales & Leasing ? Special Land Use/ Site Plan Review located at 5091 Broadmoor Ave. SE ;Case #34-06 ? Escrow Fee Provisions
- Motion Carried (7-0)-
- Commissioner Artz and Commissioner VanderHoff absent-
K. Other Business
L. 1. Case #32-06 Bretwood Center ? Major change to site plan located at 4450 Breton SE
Planner Pung introduced the request stating that he provided a second memo based on the response back from the applicant.
Sherri Willis was there to represent the request
Vice Chair Swanson stated that he doesn?t like the sign but he would be willing to approve it.
Secretary Winczewski?s concern was about the border of the sign. Ms. Willis stated that the sign is an aluminum sign and if they were to change any part of the exterior of the sign they would have to order a new sign. Secretary Winczewski asked whether there would only be two or three tenants that plan to change their sign. Ms. Willis stated that Spectrum Health would be updating their sign to a new logo; she stated that if she gets the approval she would like to offer it to the other tenants. If they don?t change they will keep their two-tone signs that are currently in place.
Chair McIntyre-Evenocheck stated that she feels in order for this shopping center to be viable she thinks that they should be allowed to change the sign.
Motion by Commissioner Holtrop, supported by Commissioner Itani, to recommend to the City Commission approval of Case #32-06 Bretwood Center ? Major change to site plan located at 4450 Breton SE relating to the freestanding sign display.
- Motion Carried (7-0)
- Commissioner Artz and Commissioner VanderHoff absent
2. Commissioners? Comments
Secretary Winczewski stated that he would like to see an up/down vote on the CBS request. The subject has been tabled a number of times and he would like to see either a vote or a clear timeline of progress. Secretary Winczewski also stated that on the 32nd Street Condo?s the property to the east is listed for sale and it would be nice, while they are looking at site changes to take a look at that property. Planner Pung stated that the applicant had looked at purchasing and it was more expensive then he was willing to pay.
Chair McIntyre-Evenocheck asked about the 44th Street Bistro wall sign display. She thanked the commission for a good year. She stated that she will not be at the next meeting and wished everyone a peaceful and happy holiday
3. Staff?s Comments
There was no staff comment.
M. Adjournment
Motion by Commissioner Holtrop, supported by Commissioner Poyner, to adjourn the meeting.
- Motion Carried (7-0) ?
- Commissioner Artz and Commissioner VanderHoff absent -
Meeting adjourned at 8:00pm
Respectfully submitted, Chris Winczewski, Secretary
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