Kentwood Committees & Boards
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Minutes for 12/09/2008APPROVED MINUTES OF THE REGULAR MEETING
OF THE KENTWOOD PLANNING COMMISSION
DECEMBER 9, 2008, 7:30 P.M.
COMMISSION CHAMBERS
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, Frank Vander Hoff, Don Yokom, Johngerlyn Young and Chris Winczewski.
Members Absent: Betsy Artz, Abed Itani, Laurie Sheldon,
Others Present: City Attorney Jeff Sluggett, Community Development Director Terry Schweitzer, Economic Development Planner Lisa Golder, Staff Secretary Monique Collier, the press and the applicant.
Motion by Commissioner VanderHoff, supported by Commissioner Yokom, to excuse Commissioners Artz, Itani and Sheldon from the meeting.
- Motion Carried (6-0) ?
- Artz Itani and Sheldon absent ?
D. Approval of the Minutes
Motion by Commissioner VanderHoff, supported by Commissioner Yokom to approve the Minutes of November 28, 2008.
- Motion Carried (6-0) ?
- Artz, Itani and Sheldon absent ?
E. Approval of the Agenda
Motion by Commissioner Holtrop, supported by Commissioner Young, to approve the agenda for the December 9, 2008 meeting.
- Motion Carried (6-0) ?
- Artz, Itani and Sheldon absent -
F. Acknowledge visitors wishing to speak to non-agenda items.
There was no public comment.
G. Old Business
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
Golder introduced the request. She stated the request is for an 18.97 acre site. She stated it is a special land use due to the open air business for the garden center. She stated the changes that have been made since 2007 include flipping the building so that the store is on the east side and the garden center is on the west. She stated they have moved the building 40 feet to the south (closer to 28th Street). She stated the signalized access to the site has been proposed to be immediately east of Damon?s. She stated this seems to be a good solution but there is currently neither a traffic study nor any input from MDOT.
Golder stated in 2007 the issues that were raised included: traffic; level of service concerns; the lights and the effect on 28th Street; and then the effect that the development would have on adjacent major streets. She stated the second light on 28th Street was a concern as far as trucks going in and out there was also a concern with the effect that Menards would have on the neighborhood. She stated some of the neighborhood concerns were noise. Golder stated Visser Brothers have been working on raising up the level of the first floor elevation. She stated now the top of the building is about 20 feet below first floor building elevation of the condos to the north. She stated some of the progress that has been made by the applicant is; they have reached an agreement with the people in the condo. She stated they had a landscaping agreement to put trees along the site and all the commitments made in 2007 will still hold.
Golder stated the applicant has a purchase agreement for the hotel, they own Damon?s as well as the outlet in front of the hotel. She stated and they are looking at moving the lobby from the hotel so that it is not in the way of the access drive. She stated the other issue is Sparks Drive and having traffic on that street.
Golder stated when reviewing the project in 2007, it was a good use for the property. She stated there was talk about nuisance mitigation and the hours of operation. She stated the store would open earlier for contractors, there will not be any loading until regular business hours around 7a.m. and this is consistent with the city?s noise ordinance.
Bill Mast was there to represent the request. He stated the request is for Menards special land use and site plan review but it requires the purchase of two properties. He stated they are hoping to get a successful report from MDOT on the proposed traffic light location. He stated the landscaping plan hasn?t changed. He stated Menard?s will not have back up beepers on their hi-los; they don?t use loud speakers; and all their lights shine inward and downward. He stated the primary mode of operation for deliveries is they only receive their deliveries during their work hours. He stated about one sale a day comes inside the store; places an order at the contractor?s desk and the order will be loaded on a truck before 7:00a.m. for delivery to a job site.
Chair Winczewski stated when the project was before the planning commission in 2007, we looked at the sound, visibility to the neighbors to the north, and traffic. He stated the plan looks good and he would like to see the MDOT report. He suggested the commission to focus on the material changes, mainly the changes to the traffic and the fact the building has been flipped. He stated they previously provided a sound analysis.
Bill Mast stated regarding the HVAC units the sound study proved it wasn?t a bother to the neighbors. He stated they added parking spots to the overall site and eliminated the height of the retaining wall on the back side which was the neighbors concern for safety.
Commissioner VanderHoff stated he feels they have answered the concerns and the plan looks fine to him.
Commissioner Yokom asked if when they did the sound study did it reflect the raised elevation. Bill Mast stated the sound study reflected the raise elevation the design has not changed. Bill Mast stated he checked with Menards about the screens and relative to the screening the acoustical study was performed with the understanding the units would be screened. He stated they are proposing to utilize accent panels for the screening.
Commissioner Holtrop asked about landscaping and whether they plan to put a fence at the top of the hill. Bill Mast stated the fence idea was not one that everybody wanted because it blocks the view of neighbors. Bill Mast stated they have a row of blue spruces in front of a row of white pines.
Commissioner Holtrop stated previously MDOT was not receptive to another light on 28th Street and wanted to know what has changed since then. Bill Mast stated the location changed. Holtrop asked about the truck traffic on Sparks Drive and wanted to know if it is allowed. Golder stated the city commission has the authority to change the ordinance, but we don?t need to; the truck traffic should go back out onto 28th Street. Schweitzer stated there is a distinction when it comes to deliveries of products; if the contractor is going from Menards to a job site north on Forest Hill Avenue, there are provisions for local traffic and those trucks are not the same size as the big delivery trucks. Golder stated we can specify what kind of trucks would have travel restrictions.
Discussion ensued.
Winczewski asked when we will have the public hearing for Menards. Schweitzer stated possibly January 27, 2008 to allow for MDOT feedback.
Commissioner Groce asked whether the former Damon?s building would stay. Bill Mast stated Damon?s as of now would stay because it is a difficult building to lease. Mr. Mast stated it may end up coming down and it may get reused but for now they will work around it and try to preserve it. Groce stated the turns seem to be sharp and if you have 18 wheelers going and coming it will be hard. Bill Mast stated they designed the inside of the curve so that it could handle a 45 foot sideline.
Winczewski stated he would be interested in seeing the traffic study. Winczewski stated he likes the plan and he thinks it is going to be good for Kentwood. He advised the applicant to expect some questions at the public hearing about acoustics, grading and speed bumps on the secondary drive connection to Sparks.
Golder stated staff is planning on having a second work session January 13, 2008 and the public hearing January 27, 2008.
H. Public Hearing
There were no public hearings
I. Work Session
There were no work sessions
J. New Business
There is no new business
K. Other Business
1. Commissioners? Comments
The Commissioners wished everyone Happy Holiday?s.
Commissioner Young gave a brief overview of what was discussed in the zoning ordinance sub-committee regarding signage, LEDs, text amendments etc.
Winczewski stated he would like another zoning sub committee meeting in January.
2. Staff?s Comments
Staff had no comments.
L. Adjournment
Motion by Commissioner VanderHoff, supported by Commissioner Young, to adjourn the meeting.
- Motion Carried (6-0) ?
- Artz, Itani and Sheldon absent -
Meeting adjourned at 7:55p.m.
Respectfully submitted,
Don Yokom, Secretary
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