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Minutes for 12/13/2005APPROVED MINUTES OF THE REGULAR MEETING
OF THE KENTWOOD PLANNING COMMISSION
DECEMBER 13, 2005, 7:30 P.M.
COMMISSION CHAMBERS
A. Chair Bohn called the meeting to order at 7:30 p.m.
B. The Pledge of Allegiance was led by Commissioner VanderHoff.
C. Roll Call:
Members Present: Maggie Bohn, Todd Gray, Dan Holtrop, Abed Itani, Nancy McIntyre-Evenocheck, and Frank Vander Hoff
Members Absent: Betsy Artz, Ed Swanson, and Chris Winczewski (all with notification)
Others Present: City Attorney Jeff Sluggett, Community Development Director Terry Schweitzer, Economic Development Planner Lisa Golder, Planner Joe Pung, Planner Debargha Sengupta, Staff Secretary Mary Faulkner, the press and four residents.
Motion by McIntyre-Evenocheck, supported by VanderHoff, to excuse Commissioners Artz, Swanson and Winczewski from the meeting.
- Motion Carried (6-0) ?
- Artz, Swanson and Winczewski absent ?
D. Approval of the Minutes and Findings of Fact
Motion by McIntyre-Evenocheck, supported by Itani, to approve the Minutes of November 22, 2005, and the Findings of Fact for: Case #40-05 Habitat for Humanity Rezoning of 0.604 acres from OS Open Space to R1-C Single Family Residential located at 4615 Bonnie SE; Case #41-05 Hansen Collision Major Change to an Approved Site Plan, located at 3800 Broadmoor Avenue; Case #42-05 Disselkoen 29th Street, Site Plan Review of a Shopping Center, located at 3105-29th Street; Case #43-05 Wedgwood Christian Services, Rezoning of 20.65 acres from R-4 High Density Residential to RPUD-1 High Density Residential, and Preliminary Site Plan Review of a PUD, located at the Southeast corner of Shaffer Avenue and 36th Street.
- Motion Carried (6-0) ?
- Artz, Swanson, and Winczewski absent ?
E. Approval of the Agenda
Motion by Holtrop, supported by Itani, to approve the agenda for the December 13, 2005, meeting.
- Motion Carried (6-0) ?
- Artz, Swanson and Winczewski absent ?
F. Acknowledge visitors wishing to speak to non-agenda items.
There was no public comment.
G. Old Business
Case # 38-05 Wood Meadow Townhomes, Rezoning of approximately 3.8 acres from R1-C Single Family Residential to RPUD-1 High Density Residential Planned Unit Development and Site Plan Review of the Preliminary and Final PUD Plan, located at 2481 Patterson, SE
Golder explained that this request was initially for a 28 condominium unit development with a density of close to11 units per acre. The applicant came back with a new plan for 24 units and the Commission felt that it was still too dense. The applicant tabled the request until this meeting and has now come back with a 20-unit condominium development. She stated that the Master Plan calls for a mixed use with medium density and office use. Golder explained that the LUZ Committee looked at this property and felt that if a medium density development came in they would be in favor of it. She reviewed the new site plan for 20 units and explained that this plan works out to be 7.69 units per acre. Of the 3.24 acres total 2.08 is open space which constitutes 64 percent of the overall development as open space. Golder reviewed the conditions in her recommendation to the City Commission for approval of the rezoning and site plan.
Chris Veneklausen, the applicant, stated that they did get the sellers to make some modest concessions which allowed them to come back with a new redesign. He stated that they tried to have as little impact as possible and do as well or better than if it were developed as an R1-C development. Barring the density which would be different with the R1-C zoning he stated that they felt they have better setbacks, no backyards with the units so there is no mowed lawns, and a 30-foot plus preservation area and in some areas it is up to 65 feet. Mr. Veneklausen stated that they have done a lot of market research on this project and the value that they are looking for these condos is competitive with some of the neighboring homes. They are targeting new home buyers, young professionals and some empty nesters.
Chair Bohn reopened the public hearing.
Ken Vandenberg, 4736 Burton Street, stated that this is his 30th year living in the area and reviewed the items that have gone before the Commission in previous years. He stated that this area does not have to be commercial it could have stopped with the ice arena. Mr. Vandenberg stated that this is a nice looking development but there will be 20 families in that small area when the area is predominately single family. He felt that it could be single family and did not see why it would have to go to this development.
Dennis Truby, 4740 Burton, agreed with Mr. Vandenberg. He would rather not have this development but questioned if it is approved, whether a fence would be included in the landscaping.
Mary Ann Vandenberg, 4736 Burton Street, stated that her concern was that if these units have two bedrooms she was certain that there would be children and was concerned about safety. There is not much greenspace, it is mainly a drive, wetlands and floodplain and no place for the children to play.
Bill Zomer, 4870 Burton Street, noted that the traffic on Patterson Avenue is getting very heavy. He was concerned that another 40 vehicles would have trouble getting out of this development.
Motion by McIntyre-Evenocheck, supported by VanderHoff, to close the public hearing.
- Motion Carried (6-0) ?
- Artz, Swanson and Winczewski absent ?
McIntyre-Evenocheck stated that the Commission received a letter from Phillip Hansen, 2525 Patterson Avenue in favor of the rezoning and site plan.
VanderHoff asked Golder to explain the density for the property according to the ordinance. Golder stated that the density is 7.69 units for 2.6 acres. VanderHoff stated that he still had the same reservations with this plan even though it seems to be a nice plan. He stated that he would like to see white pine trees along the north side. He felt that 20 units was too high and would be happier with 16 to 18 units. VanderHoff stated that if there was an office building there could be a lot more traffic than the 16 or 18 condo units.
Gray stated that he agreed with VanderHoff and felt the numbers are too high by two to four units.
McIntyre-Evenocheck stated that they worked on this project for a long time and concessions have been made on both sides. She felt that 20 units were too high but this is going to the City Commission and they are in a better position to make the decision on it. She questioned the intended use of an area just off the parking area in the middle of the site. Mr. Veneklausen stated that that area is for a picnic table or some type of playground equipment. He stated that the playground equipment would be minimal since that is not their target owner. McIntyre-Evenocheck stated that there will be some children and they need some area to play. She stated that 18 units would be much better but she could live with the 20 units because this is a recommendation to the City Commission. She was in favor of this project.
Itani questioned the square footage of the townhomes. Mr. Veneklausen stated that one style is 1350 square feet and the other is 1600 square feet. Itani stated that this is a good project but believed that we could get a better project if we wait a little bit. He stated that he would like to see this area remain as single family. Right now might not be the time for that market. This area has a lot going for it ? it?s close to 28th Street and its amenities and it is also in an excellent school district.
Bohn stated that she agreed with McIntyre-Evenocheck. She felt that condominiums are owned and considered single family structures even though they are attached. She questioned the number of bedrooms. Mr. Veneklausen stated that the 1350 are two bedrooms and the 1600 are three bedrooms. Bohn stated that with a three-bedroom unit you would attract families with children and possibly the two-bedroom would attract those with one child. She stated that the playground is a nice amenity. She also liked the additional parking spaces. Bohn stated that it would be nice to have single family homes along Patterson but she was afraid they would not fit. She was in favor of this project.
Motion by McIntyre-Evenocheck, supported by Holtrop to recommend to the City Commission conditional approval of the request to rezone 3.24 acres of land from R1-C Single Family Residential to RPUD-1 High Density Residential Planned Unit Development as described in Case No. 38-05. The recommendation is conditioned on condition 1 and basis points 1 through 9 in Golder?s memo dated 12-5-05.
- Motion Failed (2-4) ?
- Yeas: Bohn and McIntyre-Evenocheck
- Nays: Gray, Holtrop, Itani, VanderHoff
- Absent: Artz, Swanson and Winczewski ?
Attorney Sluggett asked for a motion to deny since this is going to the City Commission for review.
Motion by Holtrop, supported by VanderHoff, to recommend to the City Commission denial of the rezoning of 3.24 acres of land from R1-C Single Family Residential to RPUD-1 High Density Residential Planned Unit Development as described in Case No. 38-05. Basis for the denial is the density and the discussion during the work session and public hearing.
- Motion Carried (4-2) ?
- Yeas: Gray, Holtrop, Itani, VanderHoff
- Nays: Bohn and McIntyre-Evenocheck
- Absent: Artz, Swanson and Winczewski ?
Mr. Veneklausen stated that there was one comment that the project was high density residential and he wanted everyone to understand that this is medium density residential. Bohn explained that the basis for the denial was the fact that it was a higher density than they desired.
No motion was made on the site plan due to the recommendation for denial of the rezoning.
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H. Public Hearing
Case #44-05 GPL LLC Rezoning of approximately 40,302 square feet of land from I-2 Heavy Industrial to C-2 Community Commercial, located on the East side of Breton Avenue, just South of Railroad (part of Sheldon Cleaners property at 3000 Breton Avenue)
Bohn explained that the applicants for this rezoning are sending a letter to formally withdraw their request for the rezoning.
Chair Bohn opened the public hearing since it was noticed. There was no public comment.
Motion by VanderHoff, supported by Itani, to close the public hearing.
- Motion Carried (6-0) ?
- Artz, Swanson and Winczewski absent ?
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Case #45-05 Prestige Import Repair ? Addition, Major Change to an Approved Site Plan, located at 2919-29th Street, SE
Pung stated that this request is for a major change to an approved special land use and site plan for an open air car sales. They are looking to add 3,900 square feet to the 11,000 square foot building. He reviewed the site plan and conditions in his recommendation for approval of the site plan. He stated that the building materials will be reviewed at the time of the building permit to see how they fit in with the zoning ordinance.
Gordon Julius, Architect, stated that the lot coverage for greenspace is essentially identical to the previous site. He presented a colored rendering of the proposed remodel of the building.
Bohn opened the public hearing. There was no public comment.
Motion by Itani, supported by McIntyre-Evenocheck, to close the public hearing.
- Motion Carried (6-0) ?
- Artz, Swanson and Winczewski absent ?
McIntyre-Evenocheck noted that there were questions on the facade at the work session. Pung explained that is what will be worked out when they come in for their building permit. It had to do with the proposed material coverage and how it fits the zoning ordinance requirements.
There were no other comments.
Motion by Itani, supported by VanderHoff, to conditionally approve the site plan dated October 31, 2005, as described in Case 45-05 Prestige Import Repairs. Approval is conditioned on conditions 1 through 4 and basis points 1 through 3 in Pung?s memo dated 12-7-05.
- Motion Carried (6-0) ?
- Artz, Swanson and Winczweski absent ?
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Case #46-05 Hope Network ? 36th Street Home, Site Plan Review and Special Land Use ? Adult Foster Care Facility Small Group Home, located at 4345 ? 36th Street
Sengupta stated that this is request is for a site plan review and special land use for an adult foster care facility small group home. He stated that there is an existing adult foster care family home facility at this location that provides care to a maximum of six residents. Hope Network would like to add one more resident and that would upgrade it to an adult foster care small group home. No external modifications are proposed for the existing building. Sengupta stated that the only issue that came up during the work session was location of the off-street parking. He explained that the applicant has submitted a variance request from the Zoning Board seeking partial relief for the parking setback and a waiver of the landscape buffer and the vertical screen. He reviewed the conditions in his staff recommendation for approval.
A representative from Hope Network was present and had nothing to add.
Chair Bohn opened the public hearing. There was no public comment.
Motion by Gray, supported by McIntyre-Evenocheck, to close the public hearing.
- Motion Carried (6-0) ?
- Artz, Swanson, and Winczewski absent ?
There were no comments from the commissioners other than they liked the use and wished the continued success.
Motion by McIntyre-Evenocheck, supported by VanderHoff, to conditionally approve the special land use for an adult foster care small group home for Hope Network as described in Case 46-05. Approval is conditioned on conditions 1 through 3 and basis points 1 through 4 in Sengupta?s memo dated 12-7-05.
- Motion Carried (6-0) ?
- Artz, Swanson, and Winczewski absent ?
Motion by McIntyre-Evenocheck, supported by Itani, to conditionally approve the site plan review for an adult foster care small group home for Hope Network as described in Case 46-05, and as per site plan dated March 6, 1991. Approval is conditioned on conditions 1 and 2 and basis points 1 and 2 in Sengupta?s memo dated 12-7-05.
- Motion Carried (6-0) ?
- Artz, Swanson and Winczewski absent ?
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I. Work Session
Case #1-06 Woodhaven Condominiums, Final Site Plan Review of a PUD, located on the East side of Walma Avenue, South of 44th Street
Golder explained that this is a request for final site plan review of the Woodhaven Condominiums. She stated that the Commission recently reviewed a major change to the approved site plan and forwarded it to the City Commission. She explained that at that time staff recommended to the Planning Commission that stand-up curbs be installed as a traffic calming measure. The Planning Commission took that out of the recommendation and the City Commission put it back in. Golder stated that their reasoning was more along the lines of preventing parking issues along the pavement edge. She stated that the City Commission action incorporated the Planning Commission recommendation for a temporary measure to provide a sidewalk from Wildflower Lane to the Justice Center. Golder explained that the final site plan is only reviewed by the Planning Commission.
Aaron Jonker, representing the applicant, was present. He had nothing to add.
There were no comments from the commissioners.
Golder stated that one of the things that staff is looking at are the elevations and how they can be changed from building to building as we have done with other condominium developments. This will be incorporated in the PUD Agreement.
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J. New Business
Motion by McIntyre-Evenocheck, supported by Gray, to set the public hearing date of January 10, 2006, for: Case #1-06 Woodhaven Condominiums, Final Site Plan Review of a PUD, located on the East side of Walma Avenue, South of 44th Street.
- Motion Carried (6-0) ?
- Artz, Swanson, and Winczewski absent ?
K. Other Business
1. Commissioners? Comments
Commissioners wished all a Merry Christmas and a Happy New Year.
McIntyre-Evenocheck thanked Julie and Becky for their honest reporting throughout the year.
McIntyre-Evenocheck stated that the LUZ Committee met this evening. The reason that the Sheldon Cleaners case 44-05 was withdrawn was because of things discussed at the LUZ Committee meeting. They may be coming back with something totally different or not at all. She stated that the Committee also discussed the Walgreens development at the northeast corner of 44th Street and Breton Avenue. This has been discussed before but circumstances have changed and sites have changed so they will be coming in early next year for a rezoning.
Bohn stated that the first meeting in January is election of officers so if any of the commissioners wish to serve in any capacity check with fellow commissioners about nominations and support. She stated that she does not plan on running for chair but will remain on the Commission for at least a few months. McIntyre-Evenocheck stated that she would not mind being chair.
2. Staff?s Comments
Schweitzer explained that the first public meeting on the Kalamazoo Avenue Corridor Study was last Thursday evening at the Princeton Christian Reformed Church on the proposed improvements for Kalamazoo Avenue from 44th Street to 60th Street. He stated that there were about 100 people that turned out for the meeting. He stated that what was portrayed for what is under consideration is either a five-lane cross section four-lane boulevard with a 25 median in the middle or a combination of the two. The next meeting is scheduled for late January and early February. Schweitzer stated that there is information on the Kent County?s web site and the City?s web site.
Staff wished all a Merry Christmas and a Happy New Year.
L. Adjournment
Motion by McIntyre-Evenocheck, supported by VanderHoff, to adjourn the meeting.
- Motion Carried (6-0) ?
- Artz, Swanson and Winczewski absent ?
Meeting adjourned at 8:30 p.m.
Respectfully submitted,
Nancy McIntyre-Evenocheck, Secretary
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